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HomeMy WebLinkAbout7/30/2008 - STAFF REPORTS - 1.C. H. GORDON BLOUNT, PH.D., Q.M.EJ PSYCHOLOGICAL RESOURCE CENTERS, INC. FEIN 03-0448506 2150 E. Tahquitz Canyon Way, Ste 10 Palm Springs, CA 92262-6817 (760) 322-5191; 778-6984 Fax DATE: July 30, 2008 SUBJECT: Case 5.1176 PD-347—J H FARRELL PARTNERS, LLC FROM: H. Gordon Blount, Ph.D. 855 No. Farrell Drive Palm Springs, CA 92262 email: drblountl @att.net SUMMARY Dr. Blount who has been a resident at 855 No_ Farrell Drive, Palm Springs, takes exception to the Planned Development District Application of J. H. Farrell Partners, LLC. The project is located within the M-1-P (Planned Research and Development Park) zone with whose code restrictions prior developers have had to comply. Residents across Farrel I Drive purchased property understanding the area to be zone M-I-P which provides for a 100 foot set-back from Farrell Drive in the development of the property. Now the Planned Development District Application of J. H_ Farrell Partners, LLC., who doubtlessly knew of the M-1-P code restrictions, requests a variance for a 25 foot set-back. Not only is this inequitable to prior developers and property owners who have relied upon the City's general plan where the M-I-P contains a 100 foot set-back, altering the set-back will have a potentially contributory detrimental impact upon transportation/traffic (see file page 00008-5, section XV of the Mitigated Negative Declaration, Initial Study of June, 2008). Included within the plans are two pedestrian access walkways from Farrell Drive into the development (see file page 000031) which are not only inconsistent with M-1-P and actually redefine the nature of the Development Park, but are likely to create a traffic hazard by promoting drop-offs on Farrell Drive (a four-lane, no parking, secondary thoroughfare with average speeds in excess of 45 m.p.h.) Moreover, the Mitigated Negative Declaration is deficient in that its estimations of increased traffic and impact upon traffic flow (performed by Endo Engineering) was based on insufficient data. As a result of these problems, several changes to effect mitigation of these problems must be made before the project is permitted to go forward. The Traffic Impact Study performed by Endo Engineering was likely based on estimations resident in such publications as Trip Generation, 7 ' .Edition (Institute of Transportation Engineers)_ Unfortunately this data is derived by very limited studies (in most cases only one study),and significantly underestimates the traffic impact of medical offices (in this case three buildings and some 14,314 square feet of medical offices). Date available from the American Medical Association (see medical valuation and medical practice research and data) describes the typical medical practice as comprised of: 1500 square feet of office space I physician 3 employees 219 on site consultation/treatment services per week (these do NOT include off-site, e.g. hospital consultations, nursing home, etc) a traffic factor of .70 must be added for ancillary trips to the offices (these include vendors, pharmacy representatives, pick/up drop off medical/laboratory specimens, deliveries, tradesmen, emergency medical services, medical records copying, accountants, etc. patient drop-offs and pick-ups) The 219 patients and 153 ancillary trips results in 372 trips/week/1500 square feet or approximately 74 trips daily. The development involves 14,314 square feet of medical office space, roughly 9.5 offices, for an estimation of 703 daily vehicle trips for the medical offices alone not counting the 10,003 square feet for general office use. Therefore, the estimation of 650 daily vehicle trips is likely to underestimate the actual daily vehicle trips by approximately one-third. [It could also be noted that the number of parking spaces allocated is likely to be deficient due to underestimation of medical office needs. Most obvious is the deficiency in providing only 6 handicapped parking spaces for almost 15,000 square feet of medical office space_ This is not even 1 handicapped parking space per physician, a ratio which is not compliant with medical practice needs.] It should also be noted that by providing only a 25 foot setback and two access walkways on Farrell Drive, the proposed development is encouraging drop-offs on a highly traffic secondary thoroughfare where there is no parking, where any stopped car would be blocking traffic flow while promoting lane changes at a high rate of speed. Drops-offs should be anticipated in that studies indicate drop-offs estimations run 10 to 20%. It should also be noted that except in impoverished areas or highly dense urban areas served by efficient rapid transit, less than 1%0 of patients arrive at medical offices on foot or by public transportation: therefore, pedestrian access from Farrell serves no reasonable purpose except to promote drop-offs which creates a traffic hazard. In that the Traffic Impact Study underestimates the actual traffic likely to result from this development should it go forward, the militation suggested by the City (see pages 000085 and 000086) are insufficient. Mere traffic ,striping and signage on Computer Way (and apparently no changes at Research Drive and Farrell) will not mitigate the increase risk of accidents, particularly from left-turning vehicles onto the road. This section of roadway between Tamarisk and Tachevah has been particularly dangerous with several fatal accidents_ Additional steps should be taken by the city. SUGGESTED REVISIONS 1. Provide no pedestrian access walkways from Farrell Drive 2. Prevent pedestrian access into the development by stem walls at the present locations of the proposed access walkways to discourage any pedestrian traffic across the landscaping; this will induce all traffic to utilize Computer Way and Research Drive which was the initial intent in the M-1-P development. 3. Install a traffic signal at Farrell Drive and Research Drive to control traffic and facilitate entry, particularly left-turn entry 4. Consider making the exit from Computer Drive to Farrell Drive a "right-turn only., Respectfully submitted, Gordon Blount, Ph.D_, Q.M.E. Psychologist PSX8495, C.P.Q., ASPPi.3 Q.M.E. California Department of industrial Relations Diplomate, American Board of Forensic Examiners Fellow, College of Clinical Science r A LM,gp� .y n V N z a Z It � CITY COUNCIL STAFF REPORT m v DATE: July 30, 2008 PUBLIC HEARING SUBJECT: CASE 5.1176 PD-347 — J.H_ FARRELL PARTNERS, LLC FOR A PLANNED DEVELOPMENT DISTRICT APPLICATION TO CONSTRUCT m FIVE SINGLE STORY BUILDINGS CONSISTING OF APPROXIMATELY 24,317 SQUARE FEET OF GENERAL AND MEDICAL OFFICE SPACE C ON APPROXIMATELY 2.74 ACRES LOCATED AT THE NORTHEAST m CORNER OF COMPUTER WAY AND NORTH FARRELL DRIVE. r FROM: David H. Ready, City Manager O BY: Director of Planning Services 1T SUMMARY m The City Council will consider a proposal for a Preliminary Planned Development Z District application by J.H. Farrell Partners, LLC, to construct five office buildings ^-I consisting of approximately 24,317 square feet in area on an approximately 2.74 acre lot located at the northeast corner of Computer Way and North Farrell Drive. RECOMMENDATION: 0 1. Open the public hearing and receive public testimony. cn 2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE --� CITY OF PALM SPRINGS, CALIFORNIA, APPROVING PLANNED DEVELOPMENT 347 TO CONSTRUCT FIVE SINGLE STORY BUILDINGS CONSISTING OF APPROXIMATELY 24,317 SQUARE FEET OF GENERAL AND MEDICAL OFFICE SPACE ON APPROXIMATELY 2.74 ACRES LOCATED n AT THE NORTHEAST CORNER OF COMPUTER WAY AND NORTH FARRELL DRIVE, ZONED M-1-P, SECTION 12" Item No. 1 • C • City Council Staff Report July 30,2003 Case,5.1176 PD347 Page 2 of 5 PRIOR ACTIONS: On November 13, 2007, the Architectural Advisory Committee (AAC) reviewed the r project and by a vote of 5-0-1-1 (Cioffi absent and Sanborn abstained) recommended approval to the Planning Commission. Z On July 9, 2008, the Planning Commission reviewed the proposed project and by a vote Z of 6-0 approved Planned Development District 347, adopted the Mitigated Negative Declaration and recommended approval of Planned Development District 347 and Ill adoption of the Mitigated Negative Declaration to the City Council. 0 BACKGROUND AND ANALYSIS: The subject site is located at the northeast corner of Farrell Drive and Computer Way. The parcel which is currently vacant and covered in common, local desert shrub 0 vegetation is surrounded by a mix of vacant and developed properties. m The proposal will consist of a planned general office and medical office park consisting C of five buildings on approximately 2.7 acres (118,308 square feet) to be constructed in m one phase. There will be approximately 10,003 square feet (41%) for general office r uses and 14,314 square feet (59%) for medical office uses. Table 1, below, describes the size and proposed use of each building. The proposed development includes the Ip provision of 142 parking spaces and landscaping. Table 1: Building, Use, and Size Use _ Size Building A Medical 5,381 square feet M Building B Non-medical 4,883 square feet Z Building C Medical 4,503 square feet Building D Medical 4,430 square feet Building E Non-medical 5,120 square feet The proposal has three points of ingress and egress to the site — two on Computer Way 0 and one on Research Drive. All internal driveways are twenty-six feet wide. Pedestrian connectivity / walkways can be found between each of the five buildings and the City streets. (n General Plan and Zoning X The project is located in the Industrial land use designation. This land use designation typically includes research and development parks, light manufacturing, and industrial 0 services. A maximum 0.50 floor area ratio (FAR) is permitted. The project consists of office commercial facilities with a FAR of 0.21 (25,060 square feet : 118,308 square feet). City Council Staff Report July 30.2003 Case:5.1176 PD347 Page 3 of 5 The project is located within the M-1-P (Planned Research and Development Park) zone. Pursuant to Section 92.16.01(A)(3)(h) of the Palm Springs Zoning Code (PSZC), offices are permitted in the M-1-P zone and drug store/pharmacies are conditionally r permitted- Development Standards Z The proposed development includes design standards that vary from the development Z standards of the M-1-P zone. These deviations include two setback reductions. Farrell Ill Drive requires a building setback of one hundred feet (100'); the applicant has requested a twenty-five foot setback. The setback from the interior lot line (north property line) requires a twenty foot (20') setback; the applicant has requested a five foot setback for carports- As a result, a Planned Development District approved under Section 94.02.00(B) of the PSZC is required. Table 2, below, describes the development standards applicable to the designation, and the standards which the proposed project will implement- m Table 2: Development Standards Comparison C Type of Standard M-1-P Development Standards _Proposed PD-347 r Minimum Lot Area 60,000 square feet 118,308 square feet Lot Dimensions: Depth 200 feet 390 feet Q - - -- --- ------------ Width 200 feet 330 feet Building Height 30 feet; Up to 40 feet if certain 25 feet conditions are met. M Setbacks Farrell Drive 100 feet wi nearest 25 ft 25 feet (all landscaping) landscaped Z Computer Way 25 feet w/ nearest 10 ft landscaped 25 feet Research Drive 25 feet w/ nearest 10 ft landscaped 25 feet Interior Lot Line 20 feet 5 feet Coverage No Requirement 21% Parking For the non-medical offices, the project requires one parking space per 200 square feet f!) of floor area for the first 10,000 square feet and an additional one parking space per 250 square feet of floor area in excess of 10,000 square feet- For the medical offices, the project requires one parking space per 150 square feet of floor area for the first 10,000 square feet and an additional one parking space per 200 square feet of floor area in — excess of 10,000 square feet. Under these ratios, the applicant is required to provide 0 139 parking spaces (5 handicapped). The project provides 142 parking spaces (including 37 compact and 6 handicapped) and will have adequate parking as required by the PSZC. City Council Staff Report July 30,2008 Case:5.1176 PD347 Page 4 of 5 Architecture The site plan and building mass were reviewed by the AAC as part of the Preliminary r Planned Development District application. The applicant will submit all architectural details including site plan, building elevations, floor plans, roof plans, landscape plans, color material board, etc. as part of the Final Planned Development District at later date_ Z The applicant stated in their application that the architecture style will be traditional Z desert architecture with a Tuscan flair. The architecture will be evaluated by the Architectural Advisory Committee and Planning Commission during the Final Planned Ill Development District process. 0 ENVIRONMENTAL ASSESSMENT: The Planning Department has reviewed this project under the provisions of the California Environmental Quality Act (CEQA), and determined that the project had the 0 potential for significant impacts, but that the impacts would not be significant in this case m because project modifications or mitigation measures incorporated into the Draft Mitigated Negative Declaration (DMND), will reduce impacts to less than significant C levels. A copy of the prepared DMND is attached to this staff report. m NOTIFICATION: r O A public hearing notice for this hearing was advertised and mailed to surrounding property owners. At the time of this writing, staff has not received inquiry or comment. FISCAL IMPACT: m The project will have a beneficial fiscal impact through the collection of additional Z transient occupancy tax revenues from the additional 40 hotel rooms. ig ing, AIC Thomas Wilsp� 0 r Direc of Planni g ervices Assistant City Manager _ Cn David H. Ready, City r 0 000OP4 City Council Staff Report July 30,2008 Case 5.1176 PD347 Page 5 of 5 ATTACHMENTS: 1. Vicinity Map r 2_ Draft Resolution & Conditions of Approval 3, Site Plan 4. Proposed Cross Sections z 5. Planning Commission Minutes dated July 9, 2008 (Excerpt) z 6. Planning Commission Staff Report dated July 9, 2008 (with out exhibits) 7. Initial Study (Mitigated Negative Declaration) DTI v 0 m C m r O -v m z v ®11 0 v v Department of Planning Services V1/+E Vicinity Map s p rn r r d Legend o W i Site � �400 Ft Radius r CITY OF PALM SPRINGS CASE NO: 5.1176 PD 347 DESCRIPTION: to consider an application by J.H_ Farrell Partners, LLC, for a proposed Planned Development District 347. The Planned Development APPLICANT: J.H. Farrell Partners, would allow the construction of five single-story LLC buildings consisting of general and medical offices on approximately 2.7 acres. The total area of all buildings is 24,313 square feet in size. The proposed location is on the northeast corner of North Farrell Drive and Computer Way. 000006 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING PRELIMINARY DEVELOPMENT PLANS FOR CASE 5.1176-PD347 FOR A PLANNED DEVELOPMENT DISTRICT TO CONSTRUCT FIVE OFFICE BUILDINGS ON A 2.74-ACRE SITE LOCATED AT THE NORTHEAST CORNER OF COMPUTER WAY AND NORTH FARRELL DRIVE, ZONE M-1-P, SECTION 12. WHEREAS, J.H. Farrell Partners, LLC (Applicant) has filed an application with the City pursuant to Section 94.03.00 of the Palm Springs Zoning Code for the establishment of a Planned Development District; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Case Number 5.1176, Planned Development District 347, was given in accordance with applicable law; and WHEREAS, on July 30, 2008, a public hearing on the applications was held by the City Council in accordance with applicable law; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Environmental Assessment has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the meetings on the project, including but not limited to the staff reports, environmental documentation, and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: Section 1: Environmental Analysis A Mitigated Negative Declaration (MND) has been completed in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. 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. The City Council independently reviewed and considered the information contained in the MND prior to its review of this Project and the MND reflects the City Council's independent judgment and analysis. Resolution No. Page 2 Section 2: Planned Development District Section 94.03.00(S) of the Palm Springs Zoning Code states that the Planning Commission and City Council shall find that the proposed uses as shown on the preliminary development plans for the PDD are in conformity with the required findings and conditions set forth in Section 94.02.00 (Conditional Use Permit), the General Plan and sound community development. Findings are hereby made in support of establishing the proposed Planned Development District as follows: 1. The proposed planned development is consistent and in conformity with the general plan pursuant to Sections 94.07.00(A)(1) and 94.02.00(A)(4) of the Palm Springs Zoning Code. The proposed request is consistent with the General Plan including Policy LU1.5, LU3.1 & 4.2. A Planned Development District is utilized to allow flexible development standards and to encourage a well-planned business park with pedestrian connectivity to Farrell Drive, Computer Way and Research Drive. 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 project site is suitable for the development of a planned office park. It is relatively flat and located on a secondary thoroughfare within a commercial and manufacturing area. Office uses are typically less obtrusive to residential areas and the proposed use will be a buffer between the adjacent residential zone to the west and other manufacturing uses to the east. 3. The site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood. The establishment of the proposed Planned Development District is necessary to allow a reduced setback to Farrell Drive. The property is currently zoned M-1-P and is designated Industrial. The project is not likely to be detrimental to adjacent properties as it is consistent with the General Plan and with the zoning code. The proposed project will be no more than twenty-five feet and one story in height in a zone that allows a height of up to Resolution No- Page 3 forty feet. There is no residential development to the east, north or south and therefore the project will not block any residential scenic views- 4- 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- A traffic impact analysis was prepared for this project and it was determined that the streets will be properly designed to carry the type and quantity of traffic that will be generated after mitigation is incorporated. The subject site is located along East Palm Canyon Drive (Major Thoroughfare) between Linden Way and Matthew Drive. The existing road network is designed for multiple-family and commercial development- 5. The conditions to be imposed and shown on the approved site plan, and other conditions of approval attached, are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards under the Planned Development District. Adequate parking spaces have been provided and have been designed to protect the safety and general welfare of the neighborhood to assure that the office buildings do not adversely impact the adjacent areas. Per Section 94-03-00(C) of the Palm Springs Zoning Ordinance, the following development standards are appropriate to the orderly development of the site: PD-347 Standards Minimum Lot Area 118,308 square feet Lot Dimensions: Depth 390 feet Width 330 feet ------------------- Building Height 25 feet feet- Research march Drive e 25 feet Setbacks Farrell Drive 25 feet (all landscaping) Computter_W -------------- -- - Interior Lot Line 5 feet Coverage 21% NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council adopts a Mitigated Negative Declaration and approves preliminary development plans for Case 5-1176 PD347, Planned Development District 347, subject to the conditions contained in Exhibit A, which is attached hereto and made a part of this resolution. Resolution No. Page 4 ADOPTED this 301" day of July, 2008. David H. Ready, City Manager ATTEST: James Thompson, City Clerk CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California RESOLUTION NO. EXHIBIT A Case No. 5.1176 PD-347 Farrell Professional Village Northeast corner of Farrell Drive and Computer Way July 30, 2008 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 Services, 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 1. Due to increases in the California Department of Fish and Game filing fee (Section 711.4, Fish and Game Code), the applicant shall submit the remaining balance to the City for the amount of $76.75 made payable to Riverside County. 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 5.1176 PD-347. 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 Resolution No. Page 2 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 judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, 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. 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. 5. The developer shall dedicate land or pay a fee in lieu of a dedication, at the option of the City. The in-lieu fee shall be computed pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to be dedicated by the fair market value of the land being developed plus the cost to acquire and improve the property plus the fair share contribution, less any credit give by the City, as may be reasonably determined by the City based upon the formula contained in Ordinance No. 1632. In accordance with the Ordinance, the following areas or features shall not be eligible for private park credit: golf courses, yards, court areas, setbacks, development edges, slopes hillside areas (unless the area includes a public trail) landscaped development entries, meandering streams, land held as open space for wildlife habitat, flood retention facilities and circulation improvements such as bicycle, hiking and equestrian trails (unless such systems are directly linked to the City's community-wide system and shown on the City's master plan). Environmental Assessment 6. The Mitigation Measures in the Mitigated Negative Declaration (MND) shall apply. Mitigation Measures shall be included on final development plans and a 0 'O312 Resolution No. Page 3 signed agreement shall be submitted to the Planning Department indicating that the applicant agrees to implement all Mitigation Measures. Mitigation Measures are as follows: MM IV-1 Prior to issuance of grading permits, the applicant shall pay to the Tribe the Valley Floor Conservation Area (VFCA) Mitigation Fee of 2,371 per acre. MM IV-2 Prior to issuance of grading permits and within 30 days of commencement of ground disturbing activities, the project proponent shall conduct a focused survey for the presence of burrowing owls on the project site. This focused survey shall be conducted by a qualified biologist. A copy of this survey shall be provided to the Planning Department. Should burrowing owls be found, the following measures shall be taken: a. Capture and relocation measures shall be implemented in accordance with the recommendations of the Burrowing Owl Consortium and the Tribal Habitat Conservation Plan. b. Burrowing owls shall be located to suitable habitat within a conservation area as identified in the Tribal Habitat Conservation Plan. c. Should suitable habitat not be available within a conservation area as identified by the Tribal Habitat Conservation Plan, the project proponent shall consult a qualified biologist in determining suitable habitat for relocation. Notification and approval shall be secured for the governing jurisdictions of the proposed habitat. d. Notification shall be provided to the City and the Aqua Caliente Band of Cahuilla Indians in regards to the approved location for burrowing owls to be relocated to. Performance Standards: a. Under no circumstances by volition of the project proponent or failure to act by the project proponent shall burrowing owls on the project site be harmed. b. Under no circumstances shall burrowing owls be removed from the site without identification and approval of suitable habitat. c. Under no circumstances shall burrowing owls be relocated without supervision by a qualified biologist. d. Relocation shall occur between September 1 and January 31. MM V-1 Should buried or other cultural resources be discovered during any ground disturbing activities, all work in the area shall be halted or diverted until a qualified archaeologist can evaluate the nature and Resolution No. Page 4 significance of the resources. Should the archaeologist determine the cultural resources to be significant, the following shall occur at the expense of the applicant: a. Archeologically significant finds shall be appropriately collected and deposited under supervision of an archeologist certified by the County of Riverside. b. Any significant findings shall be documented and presented to the State Historic Preservation Office (SHPO), Bureau of Indian Affairs (BIA), the Agua Caliente Band of Cahuilla Indians and the City, and shall be resolved to their satisfaction. c. Copies of any cultural resources documentation generated in connection with this project shall be given to the Agua Caliente Band of Cahuilla Indians for inclusion into the Agua Caliente Cultural Register. Copies shall also be presented to the City for inclusion in the project file. MM V-2 An Approved Cultural Resource Monitor or multiple monitors as indicated by the Agua Caliente Tribal Historic Preservation Office shall be present during any survey and/or ground disturbing activities at the expense of the applicant. MM VI-1 The project proponent shall conduct grading, other ground disturbing activities and site preparation in accordance with the recommendations of the Geotechnical Engineering Report prepared by Earth Systems Southwest on January 16, 2006. MM VI-2 Existing surface soils shall be over-excavated to a minimum depth of 4 feet below existing grade OR a minimum depth of 2 feet below the footing level (which ever is lower) around an under main and accessory buildings. MM VI-3 Over-excavation shall occur at a minimum 5 feet beyond the outer edge of exterior footings. MM VI-4 The bottom of sub-surface excavations shall be scarified, moisture conditioned, and compacted to a least 90% relative compaction for a depth of 1 foot. MM VI-5 Native and/or imported fill materials shall be placed in a maximum of 8 inch loose lifts and shall be compacted at near optimum moisture content. MM VI-6 All fill material shall be inspected and approved by a qualified soils engineer to ensure that fill material is suitable for development- 0 G 0 0 1.4 Resolution No. Page 5 MM VI-7 Imported fill material shall be non-expansive, granular soils with a maximum rock size of 3 inches and 5% to 35% passing the No. 200 sieve. MM VIII-1 The project shall implement the recommendations of the Hydrology Report prepared by BR Engineers, Inc. in February 2008 in conjunction with standard review and conditioning by the City of Palm Springs Engineering Department, MM XI-1 Buildings shall be designed to ensure interior noise levels meet a noise standard of 45 dBA CNEL. Construction drawings shall indicate what mechanisms have been utilized to reduce interior noise levels to the required standard and shall be subject to review and approval by the Planning Department. MM XI-2 Construction activities shall be limited to between 7:00 a.m. and 8:00 p.m., as specified by the Palm Springs Noise Ordinance (11.74.041), to reduce noise impacts during more sensitive time periods. MM XI-3 All perimeter walls and barriers shall be installed immediately following precise grading of the site, if not sooner. MM XI-4 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds. MM XI-5 All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. MM XI-6 Stockpiling and vehicle staging areas shall be located in the eastern portion of the property, as far away from existing residential units as possible. MM XI-7 Parking, refueling and servicing operations for all heavy equipment and on-site construction vehicles shall be located in the eastern portion of the property, as far away from existing residential units as possible. MM XI-8 Stationary equipment shall be placed such that emitted noise is directed away from noise sensitive receptors. MM XV-1 Install traffic striping and signage on Computer Way at Farrell Drive, as necessary to provide a separate westbound left-turn lane and westbound right-turn lane. The westbound right-turn lane shall be 14 feet wide, the westbound left-turn lane shall be 12 feet wide, and the eastbound lane shall be 14 feet wide. The left-turn pocket Resolution No. Page 6 length shall be 50 feet, minimum, as measured from the cross-walk line. MM XV-2 The applicant shall comply with Chapter 8.40, "Transportation Demand Management," of the Palm Springs Municipal Code, MM XV-3 Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the three driveway locations in accordance with City of Palm Springs Standard Drawing Nos. 620- 625. Cultural Resources 12, 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. 13. 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. 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 and Zoning 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. Resolution No. Page 7 Final Design 14. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Zoning prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. 15. The final development plans shall be submitted in accordance with Section 9403.00 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. 16. 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 & Zoning 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. GENERAL CONDITIONS/CODE REQUIREMENTS 12. Prior to issuance of a building permit, the applicant must provide a standard avigation easement and non-suit covenant in a form prescribed and approved by the City Attorney, with reference to present and future owners of the parcel. 13. 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. 14. 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. 15. 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. Resolution No._ Page 8 16. 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. 17. All materials on the flat portions of the roof shall be earth tone in color. 18. All awnings shall be maintained and periodically cleaned. 19. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 93.03.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 20. 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. 21. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 93.02.00.D. 22. The design, height, texture and color of building(s), fences and walls shall be submitted for review and approval prior to issuance of building permits. 23. The street address numbering/lettering shall not exceed eight inches in height_ 24. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 25. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. 26. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 27. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. 28. 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 060 Resolution No. Page 9 frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. 29, The applicant shall provide all tenants with Conditions of Approval of this project. 30. Loading space facilities shall be provided in accordance with Section 93.07.00 of the Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior to issuance of building permits. 31. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight (8) handicap accessible spaces, but not less than one (1), shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 32. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 33. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. 34. 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. 35. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 36. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided every 10 parking spaces. Additional islands may be necessary to comply with shading requirements. 37. Shading requirements for parking lot areas as set forth in Section 93.06.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 38. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. Resolution No. Page 10 39. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end parking spaces or end spaces shall be increased to eleven (11) feet wide. 40. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. POLICE DEPARTMENT 1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 1. Prior to any construction on-site, all appropriate permits must be secured. FIRE DEPARTMENT 1. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an electronic CAD version shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. 2. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) Show location of address on plan elevation view_ Show requirement and dimensions of numbers in plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the background. 3. Fire Department Access: Fire Department Access Roads shall be provided and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC) Minimum Access Road Dimensions: Maintain minimum of 24' width in the parking area for fire department access. 4. Fire Apparatus Access Roads/Driveways: Fire department access roads/driveways shall be provided so that no portion of the exterior wall of the first floor of any building will be more than 150 feet from such roads. (902.2.1 CFC) 5. Road Design/Apparatus Movement: Fire apparatus access roads shall be designed and constructed as all weather capable and able to support a fire truck weighing 73,000 pounds GVW. (902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with an outside radius of 45 feet. 06@f61?0 Resolution No. Page 11 6. Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an unobstructed vertical clearance of not less than 13 feet 6 inches. This will include clearance from vegetation and trees. (902.2.2.1 CFC) 7. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is along the path of exit travel or near an exit door. Extinguishers located outdoors must be installed in weather and vandal resistant cabinets approved for this purpose. 8. Fire Sprinklers Required: An automatic fire sprinkler system is required. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13, 2002 Edition, except the seismic bracing and restraints shall comply with NFPA 13, 2007 Edition using Cp of 0.74 and I/r Ratio of 200. No portion of the fire sprinkler system shall be installed prior to plan approval. Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the Fire Department. (16.1 NFPA 13, 2002 Edition) 9. Location of Fire Department Connections: The connection inlets must face the street, and be located on the street side of the building. The face of the inlets shall be 18 inches horizontal from the back edge of sidewalk (or back of curb, if no sidewalk), and shall be 36 to 44 inches in height to center of inlets above finished grade. No landscape planting, walls, or other obstructions are permitted within 3 feet of Fire Department connections. The FDC and supporting piping shall be painted OSHA safety red. 10. Required Signs: All fire sprinkler valves shall have a permanently affixed sign indicating the valve function and area served. The address of the building served shall be clearly indicated on the Fire Department Connection (FDC). 11. Valve and water-flow monitoring: All valves controlling the fire sprinkler system water supply, and all water-flow switches, shall be electrically monitored where the number of sprinklers is one hundred or more. (Twenty or more in Group I, Divisions 1.1 and 1.2 occupancies.) All control valves shall be locked in the open position. Valve and water-flow alarm and trouble signals shall be distinctly different and shall be automatically transmitted to an approved central station. (1003.3.1 CFC) 12. Inspector's Test Valve: Provide an inspector's test valve from a remote portion of the system. Where sprinklers used in the system have a nominal K factor smaller than 5.6, the inspector's test shall have the same size orifice as the smallest sprinkler. DaaD�� Resolution No. Page 12 13. Audible water flow alarms: An approved audible sprinkler flow alarm shall be provided on the exterior of the building in an approved location. An approved audible sprinkler flow alarm to alert the occupants shall be provided in the interior of the building in a normally occupied location. (904.3.2 CBC) 14, Fire Alarm System: Fire Alarm System is required and installation shall comply with the requirements of NFPA 72. 15. Audible Water Flow Alarms: An approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) shall be provided on the exterior of the building in an approved location. An approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) to alert the occupants shall be provided in the interior of the building in a normally occupied location. (904.3.2 CBC) 16, Water Systems and Hydrants: Where underground water mains are to be provided, they shall be installed, completed and in service with fire hydrants or standpipes (Or combinations thereof located as directed by the Fire Department) not later than the time when combustible materials are delivered to the construction site. (Sec. 903 CFC 17. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed within 250' of ail combustible construction. No landscape planting, walls, or fencing is permitted within 3 feet of fire hydrants, except groundcover plantings. (1001.7.2 CFC) 18. Fire Flow: Fire flow is estimated to be 1500 GPM with fire sprinklers. 19. Emergency Key Box: A Knox key box is required for access to the fire sprinkler riser. Box shall be mounted at 6 feet above grader adjacent to the main entrance. Contact the Fire Department at 760-323-8186 for a Knox application form. (902.4 CFC) 20. Key Box Contents: The Knox key box shall contain keys to all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms, mechanical rooms, elevator rooms, elevator controls, plus a card containing the emergency contact people and phone numbers for the building/complex. 21. Road Design or parking lot surface: Fire apparatus access roads shall be designed and constructed as all weather capable and able to support a fire truck weighing 73,000 pounds GVW. (902.222 CFC) Driveway turnarounds shall have inside turning radius of not less than 30 feet and outside turning radius of not less than 45 feet. � � C221 Resolution No. Page 13 22. Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an unobstructed vertical clearance of not less than 13 feet 6 inches. This will include clearance from vegetation and trees. (902.2.2.1 CFC) CONSTRUCTION SITE SECURITY AND PROTECTION 23. Fencing Required: Construction site fencing with 20 foot wide access gates is required for all combustible construction over 5,000 square feet. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows. (8.04.260 PSMC) 24. Fire Apparatus Access Gates: Entrance gates shall have a clear width of at least 15 feet and be equipped with a frangible chain and padlock. (8.04.260 PSMC) 25. Access Gate Obstructions: Entrances to roads, trails or other access ways, which have been closed with gates and barriers, shall be maintained clear at all times. (902.2.4.1 CFC). 26. Access During Construction: Access for firefighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13'6". Fire Department access roads shall have an all weather driving surface and support a minimum weight of 73,000 lbs. (Sec. 002 CFC) ENGINEERING DEPARTMENT Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. FARRELL DRIVE 2. Access to Farrell Drive shall be prohibited. 3. Repair the existing sidewalk along the entire frontage to remove the exposed gap between the edge of sidewalk and curb, as required by the City Engineer. 4. All broken or off grade street improvements shall be repaired or replaced. Resolution No. Page 14 COMPUTER WAY 5. Remove the existing street improvements as necessary to construct a 40 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205, with the centerline of the driveway approach located approximately 150 feet east of the centerline of Farrell Drive as shown on the approved site plan. 6. Remove the existing street improvements as necessary to construct a 26 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No_ 201, with the centerline of the driveway approach located approximately 115 feet west of the centerline of Research Drive as shown on the approved site plan. 7. Construct a Type A curb ramp meeting current California State Accessibility standards on both sides of the 40 feet wide driveway approach, in accordance with City of Palm Springs Standard Drawing No. 212. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveway, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer and ADA Coordinator. If necessary, additional pedestrian and sidewalk easements shall be provided on-site to construct a path of travel meeting ADA guidelines. 8. Repair the existing sidewalk along the entire frontage to remove the exposed gap between the edge of sidewalk and curb, as required by the City Engineer. 9. All broken or off grade street improvements shall be repaired or replaced. RESEARCH DRIVE 10. Remove the existing street improvements as necessary to construct a 26 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201, with the centerline of the driveway approach located approximately 35 feet south of the northerly property line as shown on the approved site plan. 11. Remove and replace the existing curb ramp at the northwest corner of the intersection of Research Drive and Computer Way, and construct a Type A curb ramp meeting current California State Accessibility standards in accordance with City of Palm Springs Standard Drawing No. 212. 12. Repair the existing sidewalk along the entire frontage to remove the exposed gap between the edge of sidewalk and curb, as required by the City Engineer. 13. All broken or off grade street improvements shall be repaired or replaced. 0 0 a Resolution No. Page 15 SANITARY SEWER 14. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. GRADING 15. Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer to the Engineering Division for review and approval. The Precise Grading and Paving Plan shall be approved by the City Engineer prior to issuance of grading permit. a. 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 AQMD at (909) 396-3752, or at www.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 Precise Grading and Paving Plan. b. The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Site flan; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. 16. Prior to approval of a Grading Plan, the applicant shall obtain written approval to proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist. The applicant shall contact the Tribal Historic Preservation Officer, Richard Begay, or the Tribal Archaeologist, Patty Tuck at (760) 325-3400, to determine their requirements, if any, associated with grading or other construction. The applicant is advised to Resolution No. Page 16 contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during grading or other construction, and to arrange payment of any required fees associated with Tribal monitoring. 17. A Notice of Intent to comply with Statewide General Construction Stormwater Permit (Water Quality Order 99-08-DWO as modified December 2, 2002) is required for the proposed development via the California Regional Water Quality Control Board (Phone No. (760) 346-7491). A copy of the executed letter issuing a Waste Discharge Identification number shall be provided to the City Engineer prior to issuance of a grading permit. 18. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the applicant 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. 19. A Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the Geotechnical/Soils Report shall be submitted to the Engineering Division with the first submittal of a grading plan. 20. 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 (if required). The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). DRAINAGE 21. All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on-site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property. The Preliminary Hydrology Study, prepared by Sanborn A/E, Inc., dated February 2008, shall be updated to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development. Final retention system sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the final hydrology study by the City Engineer and may require redesign or changes to 0000 2 Resolution No. Page 17 site configuration or layout consistent with the findings of the final hydrology study. 22. Submit storm drain improvement plans for all on-site storm drainage system facilities for review and approval by the City Engineer. 23. Construct storm drain improvements, including but not limited to catch basins, and storm drain lines, for drainage of on-site streets into the on-site retention basins and underground retention system, as described in the Preliminary Hydrology Study, prepared by Sanborn A/E, Inc., dated February 2008. The Preliminary Hydrology Study shall be amended to include catch basin sizing, storm drain pipe sizing, and underground retention system sizing calculations and other specifications for construction of required on-site storm drainage improvements. 24. The proposed underground retention system shall be installed on-site and not within the public right-of-way. The underground stormwater retention systems shall be sized to have a sufficient capacity equal to the volume of increased stormwater runoff due to development of the site, as identified in a final hydrology study approved by the City Engineer. A decrease to the required retention volume may be allowed for percolation of the stormwater runoff into the underlying gravel and soil, not to exceed 2 inches per hour. 25. This project may be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre-treating stormwater runoff, may be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pretreat stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system (°MS4"), to the satisfaction of the City Engineer and the RWQCB. If required, such measures shall be designed and installed on-site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development (if any). 26. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $9,212.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. Resolution No. Page 18 ON-SITE 27. The minimum pavement section for all on-site pavement shall be 2'/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. 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. GENERAL 28. 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. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off-site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off-site streets, at the discretion of the City Engineer. The pavement condition of the existing off-site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. 29. On phases or elements of construction following initial site grading (e.g., sewer, storm drain, or other utility work requiring trenching) associated with this project, the applicant shall be responsible for coordinating the scheduled construction with the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist. Unless the project site has previously been waived from any requirements for Tribal monitoring, it is the applicant's responsibility to notify the Tribal Historic Preservation Officer, Richard Begay, or the Tribal Archaeologist, Patty Tuck at (760) 325-3400, for any subsequent phases or elements of construction that might require Tribal monitoring. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during construction, and to arrange payment of any required fees associated with Tribal monitoring. Tribal monitoring requirements may extend to off-site construction performed by utility companies on behalf of the applicant (e.g. utility line extensions in off-site streets), which shall be the responsibility of the applicant to coordinate and arrange payment of any required fees for the utility companies. 30. All proposed utility lines shall be installed underground. Y9Q(' 2c< Resolution No. Pagc 19 31. All existing utilities shall be shown on the improvement plans required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. 32. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. 33. The original improvement plans prepared for the proposed development and approved by the City Engineer (if required) shall be documented with record drawing "as-built" information and returned to the Engineering Division prior to issuance of a final certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 34. Nothing shall be constructed or planted in the corner cut-oft area of any intersection or 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. 35. All proposed trees within the public right-of-way and within 10 feet of the, public sidewalk and/or curb shall have City approved deep root barriers installed in accordance with City of Palm Springs Standard Drawing No. 904. TRAFFIC 36. As determined by the traffic study submitted by Endo Engineering, the following mitigation measures shall be required: a_ Install traffic striping and signage on Computer Way at Farrell Drive, as necessary to provide a separate westbound left-turn lane and westbound right-turn lane. The westbound right-turn lane shall be 14 feet wide, the westbound left-turn lane shall be 12 feet wide, and the eastbound lane shall be 14 feet wide. The left-turn pocket length shall be 50 feet, minimum, as measured from the cross-walk line. 37. The applicant shall comply with Chapter 8.40, "Transportation Demand Management," of the Palm Springs Municipal Cade_ 38. A minimum of 48 inches of clearance for handicap accessibility shall be provided on public sidewalks or pedestrian paths of travel within the development. OVOICIP1 Resolution No. Page 20 39. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the three driveway locations in accordance with City of Palm Springs Standard Drawing Nos. 620-625. 40. Construction signing, lighting and barricading shall be provided during all phases of construction 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 Part 6 "Temporary Traffic Control' of the California Manual on Uniform Traffic Control Devices for Streets and Highways, dated September 26, 2006, or subsequent editions in force at the time of construction. 41. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. END OF CONDITIONS �601'oil 0 11 st PLd N -..r---• 'MF y P'� L�NL CNGINCWNG m t.V�iGIX�kvWxun - ..:,..crn�. wxu ren. ,5+�,,, r•" •• -'neC11CLnJ'lsC •o n-w.rv,mx. .,R �iwn�iL.�� _ p PARCEL MA P NO,8778 PARCELS PMB.5Q/B9 A7 \ PARCEL MAP AV.8779 ' Pd'XB.58/!79 { PORTION OF PARCEL Y — aP_M883W `\♦ \ _ _ _ _ , am T I -- �I •Yr•I I � aril ......... \ I - I TT \, \ PAIR.,CEL. 8 BLPG.il11' \'a \mod �M 'S'`=� ` •III il'' El � d PARCEL 5 _ m ' 6=a ' .eLac3"s^ I SLOG..�•.\ .m'e sf i '� 1I Ir I C C�"��_ n PALrt SPRINGS `ry •� �Cp� ', - cm m.ar Jlr W B r/'..a' GOW41TER WAY. E, $b •\ M PARCEL Y ` PARCEL 6 �'^�� �:• .- , /. PARCEL MAP NO.B779-1 a r TC PLAN eu,ne�e..v •uou r x A4 NOTES a y^ •a .nnm`ui., ,.a _ ' n, diau ar r. � u S4aw�„�Pu$ �� .0 xav• .w un� .a 4� V ARrMF -ar.... Ell x. .a: ,rvi•n n•i-w I c OWLL WAl� 7'i1Nw 5/7E"SEC7I0N A-A C/L fl•O•w - - 41 n x FARRELL BRIYp RESEARL{FI DRIVE SITE secrloN a-e •- ••... FA4FQL tFl YdSFJF ... rA+n sra/xc-"L 5/'rE SECTIONS P-w_r �FWiJ.1'il• rs-i-w _ ! rv`' a RPSEARcH ORIVE� FARRELL DRIVE 'I.V51, A'$Y"dl I%"I%l ul�MV'IA i L�'�I� I ,P� ber li ellw�,l l'ii i�iV�i II n,� ,�pi, q S,Te secrION C-C � 1 7 6 ]UL 0 j. ZEE; ; City of Palm Springs Planning Commission Minutes of July 9, 2008 3. Architectural Advisory Committee: Declaration of Vacancy, and Establishment of Terms. Tabled to the meeting of July 23, 2008. PUBLIC HEARING: ' 4. Case 5.1176 PD-347 - An application by J.H. <<.airelh Partners, LLC, for a Preliminary Planned Development District to'i alto , the construction of 25,060 square feet of office space consisting `of,five single-story buildings on approximately 2.74 acres located at t6 northeast corner of Farrell Drive and Computer Way (888 North Farrell•°[dive), Zone M-1-P, 5e . )' ; . APN: 507-350-038. (Project Planner: David,/A:�.JyeVell, Associate Plann 'Ir)� David A. Newell, Associate Planner, provided background information as outlined in the staff report dated July 9, 2008. Chairman Hochanadel opened the Public'Hearing: -Allen Sanborn, project architect represe4ng_th"e devel'op,er, provided further details on the design concepts and.set-backs of the project. There being no further,appearances the Public,Hearing was closed. Discussion occurred on the';elevations.and.shading on the west side. M/S/C,,(RingleiniCbt rdd, 620 "'°s1 absent/Scott) To adopt a Mitigated Negative Declaration, approve C:as'e 5.1'W6. Pd 347 and recommend approval of Case 5.1176 PD 347'to4he City Councils,', 5. Case 5.1091",PD-324,/ TTM 34190 AMND - Application by Palm Springs LLC, Lawrence Raol,, too" amend a previously approved condominium map TTM 34190 for Planned Development District 324; a mixed-use development on a 4.1-acre site I'vcated at the southeast comer of Alejo Road and North Palm Canyon; Zone PD 324, Section15, (Project Planner: Edward O. Robertson, Principal Planner) Edward Robertson, Principal Planner, provided background information as outlined in the staff report dated July 9, 2008. Mr. Robertson reported that the applicant is requesting an amendment to re-designate Clovelly Street from a private street to a public street. 3 AlO pALM4 '2 r n 0..o....a.on z cA`'F°RN�P Planning Commission Staff Re�nort z rn Date: July 9, 2008 v Case No.: 5.1176 — PD 347 Type: Planned Development District O Location: Northeast Corner of Computer Way and Farrell Drive rn APN: 507-350-038 C Applicant: J.W. Farrell Partners, LLC rn r General Plan: Industrial 0 Zone: M-1-P From: Craig A. Ewing, AICP, Director of Planning Services rn Project Planner: David A. Newell, Associate Planner Z PROJECT DESCRIPTION The applicant has submitted a Planned Development District Application to construct 0 five single story buildings consisting of general and medical offices on approximately _ 2.74 acres. The total area of all buildings is 24,317 square feet in size. The project also includes parking, trash enclosures, landscaping and decorative features. RECOMMENDATION X That the Planning Commission: • Adopt a Mitigated Negative Declaration (MND) and recommend adoption of the 0 MND to the City Council • Approve Planned Development District 347 and recommend approval of Planned Development District 347 to the City Council I Planning Commission Staff Report July 9, 2007 Case No. 5.1176 PD 347 Page 2 of 7 PRIOR ACTIONS r On November 13, 2007, the Architectural Advisory Committee (AAC) reviewed the a project and by a vote of 5-0-1-1 (Cioffi absent and Sanborn abstained) recommended approval to the Planning Commission. Z BACKGROUND AND SETTING Z m The subject site located at the northeast corner of Farrell Drive and Computer Way. The parcel is vacant and the surrounding properties are a mix of vacant and developed properties. The site is currently vacant and covered in common, local desert shrub vegetation. Surrounding land uses are indicated in Table 1 below. Table 1: Zoning, General Plan and Surrounding Land Uses O Zoning General Plan Current Land Use m North M-1-P Industrial Vacant C East M-1-P Industrial Multi-tenanted Manufacturing M South M-1-P Industrial Commercial r. West N-R-1-C Very Low Density Vacant & Single Residential 2.1 — 4.0 du/ac Family Residences 0 The project consists of a planned general office and medical office park consisting of five buildings on approximately 2.7 acres (118,308 square feet) to be constructed in one phase. There will be approximately 10,003 square feet (41%) for general office uses m and 14,314 square feet (50%) for medical office uses. Table 2, below, describes the size and proposed use of each building. The proposed development includes the Z provision of 142 parking spaces and landscaping. Table 2: Building, Use, and Size _ Use _ Size Building A Medical 5,381 square feet 0 Building B Non-medical 4,883 square feet Building C Medical 4,503 square feet Buildin D Medical 4,430 square feet Building E Non-medical T 5,120 square feet The proposal has three points of ingress and egress to the site —two on Computer Way and one on Research Drive. All internal driveways are twenty-six feet wide. Pedestrian — connectivity / walkways can be found between each of the five buildings and the City 0 streets. I Planning Commission Staff Report July 9, 2007 Case No. 5.1176 PD 347 page 3 of 7 ANALYSIS General Plan r The project is located in the Industrial land use designation. This land use designation typically includes research and development parks, light manufacturing, and industrial Z services. A maximum 0.50 floor area ratio (FAR) is permitted. The project consists of Z office commercial facilities with a FAR of 0.21 (25,060 square feet : 118,308 square feet). M General Plan Policy LU1.5 allows for flexible development standards if the potential 0 benefits and merit of a project can be balanced with potential impacts. General Plan Policy LU3.1 encourages well-planned business parks with coordinated design guidelines and enhanced amenities. m General Plan Policy LU4.2 encourages integrated, attractive commercial centers with C pedestrian connectivity. m The project is consistent with the objectives and policies of the General Plan for the r Industrial land use designation. 0 Zoning 'O The project is located within the M-1-P (Planned Research and Development Park) zone. The M-1-P zone is "intended to provide for and encourage planned industrial districts compatible with surrounding or abutting residential zones and which would not m in any way depreciate the character of the resort community. Uses are to be confined to Z those administrative, wholesaling, warehousing and light manufacturing activities that can be carried an in an unobtrusive manner." Pursuant to Section 93.16.01(A)(3)(h) of the Palm Springs Zoning Code (PSZC), offices are permitted in the M-1-P zone and drug storelpharmacies are conditionally permitted. Planned Development District O A Planned Development District is needed for this project so that relief from the N development concept and standards in the M-1-P zone can be achieved. Pursuant to Section 94.03.00 (Planned Development District) of the PSZC, "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 also states, "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 classifications." —� � D�Q� ts I ; Planning Commission Staff Report July 9, 2007 Case No- 5-1176 PD 347 Page 4 of 7 The proposed development includes design standards that vary from the development standards of the M-1-P zone. These deviations include two setback reductions. Farrell Drive requires a building setback of one hundred feet and the applicant has requested a r twenty-five foot setback. The setback from the interior lot line (north property line) a requires a twenty foot setback, and the applicant has requested a five foot setback for carports. As a result, a Planned Development District approved under Section Z 94.02.00(B) of the PSZC is required. Table 3, below, describes the development Z standards applicable to the designation, and the standards which the proposed project will implement. Ill Table 3: Development Standards Comparison Type of Standard M-1-P Development Standards Proposed PD-347 Minimum Lot Area 60,000 square feet 118,308 square feet O Lot Dimensions: Depth 200 feet 390 feet Width 200 feet 330 feet m Building Height 30 feet-, Up to 40 feet if certain 25 feet C conditions are met- Ill Setbacks Farrell Drive 100 feet w/ nearest 25 ft 25 feet (all landscaping) r landscaped Computer Way 25 feet w/ nearest 10 ft landscaped-_25 feet Research Drive 25 feet w/ nearest 10 ft landscaped 25 feet Interior Lot Line 20 feet 5 feet Coverage No Requirement 21% - Ill Parking Z All new development must be consistent with Section 93.06.00 of the PSZC, off-street parking, which states "These regulations are intended to create properly designed and integrated off-street parking areas, with adequate capacity, circulation and landscaping organized aesthetically to positively relate to the use or building being serviced." For the non-medical offices, the project requires one parking space per 200 square feet of floor area for the first 10,000 square feet and an additional one parking space per 250 square feet of floor area in excess of 10,000 square feet. For the medical offices, the (n project requires one parking space per 150 square feet of floor area for the first 10,000 square feet and an additional one parking space per 200 square feet of floor area in excess of 10,000 square feet. Under these ratios, the applicant is required to provide 139 parking spaces (5 handicapped) as summarized in Table 4. The project provides -- 142 parking spaces (including 37 compact and 6 handicapped) and will have adequate 0 parking as required by the PSZC. 66Gill 7 Planning Commission Staff Report July 9, 2007 Case No, 5,1176 Pp 347 Page 5 of 7 Table 4: Parking Requirements Summary Use Parking Ration � @ Total r Non-medical 1 space /200 sq. ft. of floor area 10,003 50 Medical (less than 1 space 1150 sq. ft. of floor area 10,000 67 n 10,000 sq, ft.) Z Medical (greater than 1 space /200 sq. ft. of floor area 4,314 22 10,000 s . ft.) Z Total Re uired 139 M Total Provided 142 v Off-street Loading and Trash Enclosures Pursuant to Section 93.07.01 of the PSZC, "every commercial building shall have two loading spaces for a site that has a gross floor area of 15,001 to 40,000 square feet. 0 The loading space shall be twelve feet in width, forty feet in length and have a fourteen M foot vertical clearance. Parking and drive areas may be used to satisfy the requirements of the required loading spaces, if approved by the planning commission." C The applicant has proposed that the Planning Commission approve the loading space M that is indicated on the site plan, which is located on an internal driveway and is approximately nine feet wide by thirty-six feet in length. The applicant is also proposing r that the various areas on internal driveways be accessible to off-street loading for the 0 second loading space. Pursuant to Section 93.07.02 of the PSZC, all uses are required to have at least one trash enclosure that is six reet in height and has a nine foot wide opening. The applicant has included three on the site plan that have a nine foot wide opening. The Ill height of the enclosures must comply with Section 93.07.02 of the PSZC and will be Z evaluated as part of the Final Planned Development application. --I Architecture The site plan and building mass were reviewed by the AAC as part of the Preliminary Planned Development District application. The applicant will submit all architectural 0 details including site plan, building elevations, floor plans, roof plans, landscape plans, _ color material board, etc. as part of the Final Planned Development District at later date_ The applicant stated in their application that the architecture style will be traditional desert architecture with a Tuscan flair. The architecture will be evaluated by the --I Architectural Advisory Committee and Planning Commission during the Final Planned Development District process. REQUIRED FINDINGS 0 Findings can be made in support of establishing the proposed Planned Development District as follows: 4 Planning Commission Staff Report July 9, 2007 Case No. 5.1176 PD 347 Page 6 of 7 1. The proposed planned development is consistent and in conformity with the General Plan pursuant fo Section 94.02.00 (A)(4) of the Palm Springs Zoning Code. r The proposed request is consistent with the General Plan including Policy LU1.5, a LU3.1 & LU4.2. The Planned Development District is being utilized to allow Z flexible development standards and to encourage a well-planned business park Z with pedestrian connectivity to Farrell Drive, Computer Way and Research Drive. m 2. The subject property is suitable for the uses permitted in the proposed planned development district, in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations. The project site is suitable for the development of a planned office park. It is relatively flat and located on a secondary thoroughfare within a commercial and manufacturing area. Office uses are typically less obtrusive to residential areas m and the proposed use will be a buffer between the adjacent residential zone to C the west and other manufacturing uses to the east. m 3. The proposed establishment of the planned development district is necessary r and proper, and is not likely to be detrimental to adjacent property or residents. O The establishment of the proposed Planned Development District is necessary to allow a reduced setback to Farrell Drive. The property is currently zoned M-1-P and is designated Industrial. The project is not likely to be detrimental to adjacent properties as it is consistent with the General Plan and with the zoning code. The proposed project will be no more than twenty-five feet and one story m in height in a zone that allows a height of up to forty feet. There is no residential Z development to the east, north or south and therefore the project will not block any residential scenic views. 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; O A traffic impact analysis was prepared for this project and it was determined that Ln the streets will be properly designed to carry the type and quantity of traffic that will be generated after mitigation is incorporated. The subject site is located along East Palm Canyon Drive (Major Thoroughfare) between Linden Way and ;a Matthew Drive. The existing road network is designed for multiple-family and commercial development. 0 I Planning Commission Staff Report July 9, 2007 Case No. 5.1176 PD 347 Page 7 of 7 ENVIRONMENTAL DETERMINATION The Planning Department has reviewed this project under the provisions of the r California Environmental Quality Act (CEQA), and determined that the project had the a potential for significant impacts, but that the impacts would not be significant in this case because project modifications or mitigation measures incorporated into the Draft 'Z Mitigated Negative Declaration (DMND), will reduce impacts to less than significant Z levels. A copy of the prepared DMND is attached to this staff report. m NOTIFICATION 0 A notice was mailed to all property owners within a four hundred foot (400') radius of the property in accordance with state law. As of the writing of this staff report, staff has received no comments from the public. v m � d m David A. Newell ADirector wing, CIDAssociate Planner of Pla i g Services 0 Attachments: 1. Vicinity Map 2. Draft Resolution m 3. Mitigated Negative Declaration Z 4. Site Plan 5. Site Sections v 0 / r INITIALSTUDY MITIGATED NEGATIVE DECLARATION FOR FARRELL PROFESSIONAL VILLAGE A. Q p L/Iq SAS i � rt Prepared by: V N City of Palm Springs June 2008 C' oRaoanT�o' P q� iFoeN� Ciiy���41 Y FARRELL PROFESSIONAL VILLAGE ENVIRONMENTAL CHECKLIST FORM 1. Project title: _ Farrell Professional Village Case 5,1176 PD347 2. Lead agency name and address: City of Palm Springs 3200 East Tahquitz Canyon Way Palm Springs, California 92262 3. Contact person and phone number: David A. Newell, Associate Planner (760) 323-8245 ext. 8763 Edward O. Robertson, Principal Planner (760) 323-8245 exl.8258 4. Project location: (See Exhibit 1, Regional Map and Exhibit 2, Vicinity Map) Northeast Corner of Farrell Drive and Computer Way APM 507-350-038 Northwest 'A of the Southeast '/4 of Section 12. Township 4 South, Range 4 East, SBBM 5. Project sponsor's name and address: JH Farrell Business Park, LLC 1445 North Sunrise Way, Suite 203 Palm Springs, California 92262 David W.Johnston 760-416-1 144 6. General Plan designation: (See Exhibit 3, Land Use Designations) Industrial - the Industrial land use designation provides for research and development parks, light manufacturing, laboralories and industrial services al a floor-to-area ratio (FAR) of 0.50. Retail commercial and office uses are supported as ancillary uses to surrounding industrial uses to create self-sustaining employment centers. 7. Zoning: (See Exhibit 4, Zoning Districts) M1P (Planned Research and Development Park) - the M1P zoning district promotes development of planned industrial districts that are compatible with surrounding residential development. Uses are limited to non-obtrusive industrial activities. N (Non-Suit Covenant) - the N overly zone is a zoning prefix attached to parcels in close proximity to the Palm Springs International Airport that may be subject to impacts due to ID June 2008 2 INITIAL STUDY—MITIGATEL 4GATIVE DECLARATION noise, vibrolion, odor, smoke, air quality changes and ocher polential impacts associated with operation of the airport. S. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-sile features necessary for its implemeniaiion. Al lath additional sheets If necessary.) The project consists of a planned general office and medical office park consisting of 5 buildings on approximately 2.7 acres (118,308 square feet) to be constructed in 1 phase. (See Exhibit 5, Site Plan) Building sizes are indicaled in Table 1. The project proponent anticipates utilizing 10,160 square feet (41%) for general office uses and 14.900 square feet (59%) for medical office uses. The project floor-to-area ratio is 0.21 (25,060:118,308). The project includes the provision of 146 parking spaces and landscaping. The project site is currently vacant and covered in common, local dcserl shrub vegetation. Project utilities will be services by exisling utilities in the area. Table 1: Building Sizes Buildin Size (Square Feet A 6,000 B 5,000 C 4,450 D 4,450 E 5,160 Total 25,060 An application has been submitted for a Planned Development District (PDD) pursuant to Section 94.03.00 of the City of Palm Springs Zoning Code. PDD's provide flexibility in development slandards subject to consistency with the General Plan, good zoning practice and the benefits of the project to the community. Applications for a PDD include a preliminary and a final review. Preliminary Planned Development (PD) applications include review of general site planning and building massing and set specific development standards for the project. Preliminary P❑ applications are reviewed by the Planning Commission and approved by the City Council. Final PD applications include detailed rile planning and archilectural drawings for review and approval by the Planning Commission. 9. Surrounding land uses and setting: Surrounding zoning, General Plan designations and current land use are described in Table 2. Table 2: Surrounding Land Uses and Setting Location Zoning General Plan Current Land Use North M1P Industrial Vacant East M1P Industrial Commercial South M1P Industrial Commercial West NRl C Very Low Density Residential Sin le Family Residence Sources:City of Palm Springs General Plan,City of Palm Springs Zoning Code June 2008 ,ABM sp o `s 3 FARRELL PROFESSIONAL VILLAGE 1. Other public agencies whose approval is required (e.g., permits, financing approval, or participation (.agreement.) • Desert Water Authority (Water- "Will Serve" and connections) • Southern California Gas Company (Natural Gas- "Will Serve" and connections) • Southern California Edison (Electricity- "Will Serve" and connections) • Regional Water Quality Control Board (General Construction Permit) �.. June 2008 of •w ! 4 0 a 0 A[iFONMP INITIAL STUDY-MITICATEL kiECATIVEDECLARATION 1 Exhibit 1: Regional Map ❑ L1ln�Maralgo Hd�ghtF 0 '--, 5-km ForYsl Falls, ' e; ,-IQ oak elm"' •i , Morongo Valley ., ,. li'•' J..whna lts. • Hlghland Springs ,,, Nuti�n,wd'Irnrk, 'a i Cz - peselrt Hqt$'Prings V Bonnla Bola � -I-ga Whila WaSar �Nanh Palm s ring: snP'N Cfs.k sky Vollsy b . . •y. I Pclliit Spritiy lndre Hdls Thousand Palms _ Sabn61 Hvt,6rkr9a r San.Iacfn� .I • q P,„i � ;' " i;Cnle'►nik� ''—i�" -� � V,_,7•_ .� i o acwl+6ar Palms •' - -_. - ' IgllwaS ta d;dlwjunction �: . I--- Myaa amlsa k,ra Palms Ping Cays❑ c x�alleVISta, , .i- - RhdMrgealne �ia c palm deser - Mavnf:rin Center jndi31i Wells�O-�I •` -N4 cahnilta HIllsc h1'. - i- - fi�rnuritino~. + X 865 ry . �.r lwlnaa Meuntaln cPrTyon cr=sl 74 riny❑it PMus b..--, . . . . , Ri6burwZo 55th AVc M3 2005 Mapouest,Inc.;c 2005 Tele Atlas June2008 sa. M�4y �C�u✓ Q�u � FARRELL PROFESSIONAL VILLAGE Exhibit 2: Vicinity Map ;ot.eiM e. Department of Planning Services w N E ~ Vicinity Map t��:e,,.." s CHIA RD y0 a 0 J J W K a nu nn N 2 - J F [7 $ E A A D n \ r A 1 0 C IC n T M IS N Ck LE P P G r LC. C N E IL In LAI z � ¢ z a June 2008 t� 6 � r+ INITIAL STUDY—MITIGATED a�EGATIVE DECLARATION Exhibit 3: Land Use Designations , �1� ,uK LJLILJ��J , El L LIU l.� owaris' ` Ht , FIB , °I ti Site Boundaries N NTS Source:City of Polm Springs General Plan Land Use Map(Cenlral City) June 2008 4rPLM sp O 7 I FAQ FARRELL PROFESSIONAL VILLAGE rExhi6itistricts w M-I to-I 5 hh 16w jR+C RIB ' SWAY M•r ry} W V � PA ✓i R-1-CIXJ ✓;' +ceevnn oar R-1•C k�vd o- .,.;, I R-1-C R r c9 S R-1' C u R'I•C � a •' � Y/- r •.. vYv xrc F f is . � Po ps I f M-I-P A L a rc V V C.1 u cc cc • j v V N 6•L 5 t �J r-1 f--l — Site Boundaries NTS Source•City Of Palm Springs Official 7anincg Map eQ..w,� June 2008 � N 8 6ael 8 X Z h €. snxaoxrr o AE 15 m PAACFL xeaPrra aTis ": pAwaa naffs w A �:" PAR.^EL Rft97.1�8T9 t7KATf OF PARCEL f • - ......�.o.oa PM.tm P«M.9�8282 �y, �.� 8[IJp.•&� ,�].,.• _ HLLri.'E'• — 1. � i e y,.lA y C ✓r!"sr� . isy .... Lc�`. Y.^.. EC0.41 VM WAY MID PAP. P 1 PA4CEl6 - PAftL'✓�AfRP1l0.8T]?-! �N vj.•,••i S sax, C� F_� FARRELL PROFESSIONAL VILLAGE ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this projeci, involving at least one impact ihoi is a "Poteniiolly Significoni Impact" as indicated by the checklist on the following pages- ® Aesthetics ❑ Agriculture Resources ❑ Air Quality ® Biological Resources ® Cultural Resources ❑ Geology/Soils ® Hazards & Hazardous Materials ❑ Hydrology/Water Quality ® Land UselPlanning ❑ Mineral Resources ® Noise ❑ Population/Housing ® Public Services ❑ Recreation ® Transponation/Traffic ® Utilities/Service Systems ® Mandatory Findings of Significance June 2008 �o •nf, 10 INITIAL STUDY-MITIGATEL ,4EGATIVE DECLARATION DETERMINATION: (To be Completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project couid 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 or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that 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 one effect 1) has been adequately 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. I find that although the proposed project could hove 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 miligalion measures that Ore imposed upon the proposed project, nothing further is rcquircd. David A. Newell Date Associate Planner Edward O. Robertson Date Principal Planner June 2008 A 17 FARRELL PROFESSIONAL VILLAGE EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation' is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each queslion. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project foils outside a foul) rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on- site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less Ihan significant wilh mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact:' the lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures"Earlier Analyses;'as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in on earlier EIR or negalive declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are 'Less than Significant with Mitigation Measures Incorporaled;' describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies ore encouraged to incorporcle into the checklist references to information sources for potential impacts (c.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporling Informolion Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. June 2008 �o.r.u�^Fm T2 ��� � INITIALSTUDY—MITIGATEL JEGATIVEDECLARATION 8) This is only a suggested form, and lead agencies are free to use different formats; however• lead agencies should normally address the queslions from This checklist thol are relevant to a project's environmental effects in whalever formal is selecled. 9) The explano lion of each issue should identify: a) the significance criteria or threshold,if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance June 1008 n en�M c t 73 4lIOvM�• I b FARRELL PROFESSIONAL VILLAGE Less Than - Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact I. AESTHETICS. Would the project a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ❑ 10 b) Substantially damage scenic resources, including, but not limited to, trees, rock ❑ El ❑ oulcroppings, and historic buildings within a 23 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 that would adversely affect day or nighttime ❑ ❑ ® ❑ views in the area? a) No Impact. The San Jacinto Mountains frame the western view from the project site and are one of the most dramatic scenic vistas in the Coachella Valley. A significant impact may occur if the view of the San Jacinto Mountains from surrounding properties was substantially blocked or disrupted. The project's one (1) story buildings will not affect the views of surrounding property owners, due to the buildings' low level nature. The project will not affect views for travelers on Farrell Drive since the buildings are located on the east side of the roadway. There will be no impacts to scenic vistas. b) No Impact. The project is proposed on a lot with little slope in an urbanised area. The project location, after review of pholographs and site visits, does not appear to include any substantial scenic resources. The project site is vacant and does not include any historic stru(tures. The project is not located on a state designaled scenic highway. The project will have no impacts to scenic resources. c) Less than Significant Impact. The project has been designed in accordance with the provisions of the City's General Plan and Zoning Code. Each of these documents includes site planning and architectural guidelines to ensure that development is consistent with the goals of the City and the community. In addition, the project site planning and building massing was reviewed on November 13, 2007 and recommended for approval by the City's Architectural Advisory Committee (AAC). Detailed architectural drawings are also required to be reviewed by the AAC and will require approval by the Planning Commission. The applicant proposes an architectural style (Spanish/Tuscan) to match the residential architecture on the west side of Farrell Drive. Impacts to the visual character of quality of the area are anticipated to be less than significant. d) Less than Significant Impact. An increase in light and glare would occur as a result of the project being constructed on a currently vacant site. These impacts would be limited to lighting associated with landscaping, parking lots, commercial structures and automobile headlights. The project's lighting is subject to the provisions of Section 93.21.00 (Outdoor Lighting Standards) of the City's Zoning Code. Light from automobiles is expected, as the area is urbanized and primarily Surrounded by commercial development. However, light generation caused by automobiles is anlicipated to be limited since offices generally close around 5:00 pm. Buildings appear to be setback from adjacent properties enough to prevent glare and light spill-over from affecting these properties. Impacts due to light and glare are anticipated to be less than significant. r.wp June 2008 e' + 14 C c IsY ®0100 l INITIAL STUDY—MITIGATEL AEGATIVE DECLARATION `Less Than 5ignificant Potentially With Less Than Significant Mitigation SignlFicant Impact Incorporated Impact No Impact II. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997), prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the ❑ ❑ ❑ 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 environment which, due to their location or ❑ ❑ ❑ Z nature, could result In conversion of Farmland to non-agricultural use? a) No Impact. The proposed site is located in an area that does not contain prime, unique, or farmland of statewide importance. Therefore, no impact would occur. b) No Impact. No Williamson Act Contracts are located on the project site. Furthermore, no Williamson Act Contracts are located in the immediate vicinity of the project site. Therefore, no impacts to Williamson Act Contracts would occur. c) No Impact. The proposed project site is located in an urban area. All land is developed around the project site save the land to the west. This land is subdivided and is not zoned for agricultural uses nor is it anticipated to be converted to an agricultural uses. I he project will have no impact_ June 2008 M„M„ 15 CC3C155 ' I FARRELL PROFESSIONAL VILLAGE = Less Than Significant Potentially With Less Than Significant Miligal'ion Significant Impact Incorporated Impact No Impact Ill. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the ❑ ❑ ❑ applicable air quality plant b) Violate any air quality standard or contribute 0 ❑ ® ❑ substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net Increase of any criteria pollutant for which the project region is in non-attainment under an ❑ ❑ ® ❑ applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant ❑ ❑ 21 ❑ concentrations? e) Create objectionable odors affecting a substantial ❑ ❑ ❑ 19 number of people? a) No Impact. The project is within the jurisdiction of the South Coast 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 PM10; replaces the 1997 atiainmenl demonstration for the federal carbon monoxide (CO) standard and provides a basis for the 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 for additional emissions reductions (beyond those incorporated in 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 80 percent of the ozone precursor emissions in the Basin (www.aqmd.gov/aqmp�- The project is consistent with the General Plan; therefore there will be no conflict with the 2003 AQMP. There will be no impacts due to conflict with the 2003 AQMP. b) Less Than Significant Impact. The 1=ederal and California State Ambient Air Quality 5tandards for important pollutants are summarized in Table 3 and described In detail below: qm .L 16 June 2008 e INITIAL STUDY--MITIGATEL .iEGATIVE DECLARATION ' Table 3 Federal and Slate Ambient Air Quality Standards Pollutant Averaging Time Federal Primary Standard State Standard Ozone (03) 1-Hour 0.12 ppm 0.09 ppm a-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 ppm Sulfur Dioxide Annual 0.03 ppm - (50�) 24-hour 0.14 ppm 0.05 ppm 1-hour - 0.5 ppm Annual soug/m' 30/✓8/m1 PM10 24-hour 150/rg/m' 50Vg/m3 PM?.S Annual I5pg/m' - 24-hour 65 Yg/m' - Lead 30-day Avg. - 1.5/rg/m' Month Avg. 1.5 Ng/m' Source California Air Resources Board, "Ambient Air Quzhty Standards,°1-inuary 25, 1999 ppm = parts per million pg�m'- micrograms per cubic meter Ozone(03) is the most prevalent 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 reachve 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. Carbon Monoxide(CO) is a colorless,odorless,toxic gas formed by incomplete combustion of fossil fuels CO concenlrabons are generally higher in the winter, when meteorological conditions favor the build-up of directly emitted contaminants. CO health warning and emergency episodes occur almwl 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(NOx) 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 suntighl to form nitrogen dioxide and ozone. Oxides of nitrogen are Contributors to other air pollutant problems including high levels of fine particulate matter, poor visibility and acid disposition. Sulfur Dioxide(S02) results from the Combustion of high sulfur content fuels Fuel combustion 15 a ma)or source of S02, while chemical plants,sulfur recover plants,and metal processing are minor contributors. Sulfates result from a relation of sulfur dioxide and oxygen in the presence of sunlight. Sul levels are generally higher in the winter than in the summer (when sunlight is plentiful and sulfate is more readily formed) Particulate Matter(PM10 and PM2.5)consists of paihcles in the atmosphere as a by-product of Fuel combustion, through abrasion such as tire wear, and through sod erosion by wind. Parliculates can also be formed through photochemical reactions in the atmosphere. PM10 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 microns in diameter and are also referred to as PM2 5. 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 his Salton Sea Air Basin are in attainment for Federal and State slandards for lead. The SCAQMD has established significance (hresholds 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 June 2008 17 F1 ' FARRELL PROFESSIONAL VILLAGE to not exceed the quarterly thresholds while exceeding the daily thresholds shown in Table 4. An air quality model was prepared by the City using the LJRI3EMIS 8.7.0 program. (Farrell) This program extrapolates air quality data based on project parameters for demolition, grading, construction, and operational actions in winter and summer settings. The maximum daily unmitigated operational and construction emission results from that model have been included in Table 4. Table 4 Emissions Si nificance Threshold Criteria(Pounds/Da ) Pollutant CO ROG NOx_ S02 PM10 Operational 79,55 6.32 7.44 0.07 6.15 Emissions Pounds/Day 550 T 55 100 150 150 Construction 67.45 46.76 50.63 0.00 1.77 Emissions Pounds/Day 550 75 100 150 150 The model indicates that none of the thresholds for significance will be surpassed by project emissions. Impacts are anticipated to be less than significant. c) Less Than Significant Impact. The project site is located within the Salton Sea Air Basin. This basin has been designated as a "severe-17" Ozone non-attainment area due to the violations of the federal ambient air quality standards for ozone primarily due to pollutant transport from the South Coast Air Basin. This designation indicates that the attainment date for Federal ozone standards is November 2007 (17 years after the ennomeni of the Federal Clean Air Act). When adopted in 1993, the City Council adopted a Statement of Overriding Consideration regarding air quality. This statement acknowledges that it is not feasible to reduce City-growth impacts to air quality to a level of significance at this time. Cumulative impacts are anticipated to be less than significant. Construction of the proposed project will result in disturbance of the site that could generate dust. The project developer will be required to complete a Stormwater Pollution Prevention Plan 5WPPP/PM10 Plan that must be. prepared and implemented to the satisfaction of the City Building and Safety Department. The Plan must be consistenl with the approved AQMD standards intended to minimize health hazards. d) Less Than Significant. Sensitive Receptors are generally defined as people that are of the highest risk of respiratory problems from emissions. Sensitive receptors are often times associated with schools, hospitals, convalescent homes, etc. Residential uses are located to the west of the project across Farrell Drive. These uses may include sensitive receptors. However, the URSEMIS model indicated that emissions significance thresholds will not be surpassed. Impacts are anticipated to be less than significant. e) No Impact. The project is not anticipated to create objectionable odors as the project includes office uses, with no industrial or manufacturing activities taking place. No impact will occur due to objectionable odors. June 2008 C�rnu�s: 18 ��9oF��p 4 Y INITIAL STUDY—MITIGATEL, iEGATIVE DECLARATION Lc3s Than Significant Polenlially with Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact IV. 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. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies or ❑ ❑ ® ❑ regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands, as defined by Section 404 of the Clean Water Act (including, but not limited ❑ El Elto, marsh, vernal pool, coastal wetlands, etc.), through direct removal, filling, hydrological interruption or other means? d) Interfere substanlially with the movement of any native resident or migratory fish or wildlife species or with established native resident or ❑ ❑ ® ❑ migratory wildlife corridors, or impede the use of native wildlife. nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree ❑ ❑ ❑ preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community El El El Plan, or other approved local, regional or state habitat conservation plan? a) Less Than Significant Impact with Mitigation Incorporated. The project is located on undeveloped land within the Aqua Caliente Band of Cahuilla Indians' Iribal Habitat Conservation Plan (THCP) area. (Agua ES-4) The THCP covers all jurisdictional boundaries of the Tribe and manages natural resources to those boundaries. The project is a Covered Activity under the THCP as a new commercial development. (Aqua 4-2) Covered Aclivilies are subject to the provisions of the THCP. Provisions include payment of fees for conservation efforts and identification of Covered Species associated with the Covered Activity and appropriate methods for handling such species. The project is located in an area characterized as stabilized shielded sand fields. Stabilized sand fields consist of sand accumulation that lack dune formation due to stabilization through vegetation growth. (Aqua 3-9) Stabilized sand fields also lack continuous sand transportation due to interruptions from roads, buildings, etc. Creosote scrub characterizes the plant community in this habitat. Stabilized sand fields have the potential for occurrence of the following species: • Burrowing owl June 2008 19 f1 ET ra�, Cn FARRELL PROFESSIONAL VILLAGE • Coachella Valley giant sand-treader cricket • Coachella Valley grasshopper • Coachella Valley Jerusalem cricket • Coachella Valley milk-vetch • Palm Springy ground squirrel • Palm Springs porker mouse The applicant is required to pay the THCP fee of $2,371 per acre for the entire project area. Fee money is utilized for acquisition and management of conservation area and provides mitigation for loss of habitat due to the implementalion of Covered Projects. (Aqua ES-1) Additional mitigation measures may be required due to project impacts in order to meet the goals of the THCP. An analysis of each potential species is provided below. Burrowing Owl Burrowing owls are considered a Covered Species under the THCP and are designated by the Tribe as a sensitive species. Burrowing owls use opportunistic habitats for homes, including abandoned rodent burrows, old pipes, culverts or other debris. The THCP sets two (2) goals for conservation of this species: 1) to conserve up to 85% of its habitat in mountains, canyons and Target Acquisitions Areas, and 2) to relocate burrowing owls when Identified on the sites of Covered Projects Impacts may be significant if burrowing owls are not relocated in accordance with the plan. Mitigation has been included below requiring survey and relocation of burrowing owls If necessary. Impacts to burrowing owls will be less than significant after incorporation of mitigation- Sand-Depyndenl Species The remaining species are considered sand dependent species. (Aqua 4-7) Sand dependent species In general require active or ephemeral sand fields for survival. Stabilized sand fields are not considered viable, long-term habitat for most sand-dependent species. The goal of the THCP is to conserve active and ephemeral sand fields. In Ihat the project site consists of stabilized sand fields, the potential for occurrence of sand-dependant is low and the habitat is not considered viable in the long-term. Therefore, impacts to sand dependent species are considered less than significant. Milgation Measure MM IV-1 Prior to issuance of grading permits, the applicant shall pay to the Tribe the Valley Floor Conservation Area (VFCA) Mitigation Fee of 2,371 per acre. MM IV-2 Prior to issuance of grading permits and within 30 days of commencement of ground disturbing activities, the project proponent shall conduct a focused survey for the presence of burrowing owls on the project site This focused survey shall be conducted by a qualified biologist. A copy of this survey shall be provided to the Planning Department. Should burrowing owls be found, the following measures shall be taken: a. Capture and relocation measures shall be implemented in accordance with the recommendations of the Burrowing Owl Consortium and the Tribal Habitat Conservation Plan. b. Burrowing owls shall be located to suitable habitat within a conservation area as identified in the Tribal Habitat Conservation Plan. June 2008 Q20�, INITIAL STUDY—MITIGATEL .EGATIVE DECLARATION c. Should suitable habitat not be available wilhin a conservation area as identified by the Tribal Habitat Conservation Plan, the project proponent shall consult a qualified biologist in determining suitable habitat for relocation. Notification and approval shall be secured for the governing jurisdictions of the proposed habitat, d. Notification shall be provided to the City and the Aqua Caliente Band of Cahuilla Indians in regards to the approved location for burrowing owls to he relocated to. Performance Standards: a. Under no circumstances by volition of the project proponent or failure to act by the project proponent shall burrowing owls on the project site be harmed. b. Under no circumstances shall burrowing owls be removed from the site without identification and approval of suitable habitat. c. Under no circumstances shall burrowing owls be relocated without supervision by a qualified biologist. d. Relocation shall occur between September 1 and January 31. b) Less Than Significant Impact. Riparian habitat is not located on-site. The site does contain sand fields; however these sand fields are stabilized due to vegetation growth and urban influence. Vegetation on-site is characterized by Creosote scrub, the most dominant and widely prevalent plant community in the Colorado Desert. Impacts to riparian habitat and/or sensitive natural communities are less than significant. c) No Impact. There are no federally protected wetlands on the project site. No impart will occur. d) Less Than Significant Impact. Although the site is vacant, it does not provide substantial opportunities for wildlife movement. The project is in an urbanized area and is developed on three sides. The site is not in a wildlife nursery area. Impacts will be less than significant. e) No Impact. The City of Palm Springs has no local ordinances dealing with biological resources. The project will have no impact on local ordinance protecting biological resources. f) Less Than Significant Impact. The project is subject to the THCP. The project is subject to fees and the goals, policies and mitigation measures contained in the THCP and the mitigation measures contained in this Mitigated Negative Declaration to ensure compliance with the TI-ICP. The project will not conflict with the provisions of the THCP. The City is part of the Coachella Valley Multi- Species Habitat Conservation Plan. The MSHCP is designed to conserve 240,000 acres and protects 27 species in a comprehensive effort throughout the Valley. However, since the project is located in the Agua Caliente Band of Cahuilla Indians, it is not subject to the MSI-ICP as the rest of the City is. Impacts to regional habitat conservation plans will be less than significant. June 2008 T 21 ` [/foRb�F ' FARRELL PROFESSIONAL VILLAGE Less Than ��..__.�...._,......�,. Significant Potentially With Less Than Significant Mitigalion Significant Impact Incorporated Impact No Impact V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the ❑ El Elsignificance of a historical resource as defined in " 15064.5? b) Cause a substantial adverse change in the ® El ❑ significance of an archaeological resource pursuant to" 15064.5? c) Directly or indirectly destroy a unique ❑ ® ❑ ❑ paleontological resource or site or unique geological feature? d) Disturb any human remains, including those CI ® ❑ ❑ interred outside of formal cemeteries? a) No Impact. CEQA defines specific criteria for significant historical and archaeological resources in Section 15064.5 of the Guidelines. Criteria include eligibility for or placement on California Register of Historical Resources and resources that are important to the history or Culture of California. The project site does not include any structures, roads or other historical features, as it has never been developed. No impact to historical resources will occur. b) Less Than Significant Impact. CEQA defines specific criteria for significant historical and archaeological resources in Section 15064S of the Guidelines. No visible or known archaeological sites are present on the project site. Impacts may occur if archaeological resources are uncovered during ground disturbing activities. Mitigation has been Included which requires the presence of a cultural resources monitor to assess for buried archeological and to help ensure that any uncovered resources are properly handled. Impacts to archeological resources will be less than significant after implementation of mitigation measures. Mili ation Measure MM V-1 Should burled or other cultural resources be discovered during any ground disturbing activities, all work in the area shall be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the resources. Should the archaeologist determine the cultural resources to be significant, the following shall occur at the expense of the applicant: 1. Archeologically significant finds shall be appropriately collected and deposited under supervision or an archeologist certified by the County of Riverside. 2. Any significant findings shall be documented and presented to the State Historic Preservation Office (SHPO), Bureau of Indian Affairs (BIA), the Agua Caliente Band of Cahuilla Indians and the City, and shall be resolved to their satisfaction- 3- Copies of any cultural resources documentation generated in connection with this project shall be given to the Agua Caliente Band of Cahuilla Indians for inclusion into the Agua Caliente Cultural Register. Copies shall also be presented to the City for inclusion in the project file. y o tau June 2008 22 �(�y y/T�I1n� I/p [yT g4lOaNr• V 9 C 0�j' !� 4 I INITIAL STUDY—MITIGATEL ..EGATIVE DECLARATION MM V-2 An Approved Cultural Resource Monitor or multiple monitors as indicated by the Agua Caliente Tribal Historic Preservation Office shall be present during any survey and/or ground disturbing activities at the expense of-the applicant. c) Less Than Significant Impact with Mitigation Incorporated. The site does not encompass any unique geologic features. The site is relatively flat, characterized by stabilized sand flats. Cultural resources, including paleontological resources, are not anticipated to occur as indicated in Section V.b above. Mitigation measures MM V-1 and MM V-2 has been included should cultural resources be uncovered during ground disturbing activities. Impacts to paleontological and geological resources will be less than significant after mitigation incorporation. d) Less Than Significant Impact with Mitigation Incorporated. Buried remains are not anticipated to be located on-site, as indicated in Section V.b above. However, the chance for cultural resources to be uncovered is always present; therefore mitigation measures MM V-1 and MM V-2 have been included to mitigate any impacts to buried cultural resources, including interred remains. June 2008 >� O� Ty 23 8 V V V i,Y U j FARRELL PROFESSIONAL VILLAGE Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact VI. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death, involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other ❑ ❑ ® ❑ substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ❑ ❑ iii) Seismic-related ground failure, including liquefaction? ❑ ❑ ❑ ❑ iv) Landslides? ❑ ❑ ❑ b) Result in substantial soil erosion or the loss of topsoil? ❑ ❑ ® ❑ c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a resull of the project, and potentially result in on- or off- ❑ ® [] site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, ar 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 ranks or alternative wastewater ❑ disposal systems where sewers are not available for the disposal of wastewater? a-i) Less than Significant Impact. The project is not located in an Alquist-Priolo Fault Hazard Zone. (Earth 5) The project site does not lie on an active or inactive fault line or trace. Project impacts due to fault ruplure will be less than significant. a-ii) Less than Significant Impact. The City of Palm Springs is located in a seismically active region. The Uniform Building Code (UBC) has designated the Palm Springs area as a Seismic Zone 4, the highest rating available, due to its proximity to major active faults (particularly the San Andreas Fault to the north) (Earth 8) The project site is anticipated to be subject to ground shaking similar to other projects and development in the area. The UBC requires specific design criteria for construction in the Seismic Zone 4, which the project will be subject to. The project is single story, minimizing potential for building collapse. Impacts clue to seismic ground shaking will be less than significant after adherence to standard conditions. a-iii) Less Than Significant Impact. Liquefaction generally occurs in areas where the ground water is located less than 50 feet below the surface. (Earth 6) Liquefaction is a process where strong ground shaking causes the mixing of fine soils and water causing the lose of the soils sheer strength. The General Plan EIR identifier areas for potential liquefaction, including areas of June 2008 V 4y 24 � �r u12 4fIrOrM� INITIAL STUDY—MITIGATEL 4EGATIVE DECLARATION Downtown and near the Banning Fault. The project site is not identified as an area likely to be subject to liquefaction. Ground failure may also occur when excessive ground water is removed from under a site, a process known as subsidence. The General Plan EIR indicates that the City of Palm Springs has no evidence of groundwater-induced subsidence occurring or having occurred. (Environmental 5.6- 10) Ground subsidence may also occur as the result of strong ground shaking. (Earth 6) The Geotechnical Engineering Report for the project indicates that the site has a moderate potential for seismically induced ground failure due to the dry and lack of uniformity in near surface soils. Ground failure presents a potentially significant impact if not mitigated for. Mitigation Measure MM VI-1 through MM VI-7 has been included to ensure that near surface soils are appropriately excavated and recompacted. Impacts due to ground failure are anticipated to be less than significant after mitigation incorporation. Mitigation Measures MM VI-1 The project proponent shall conduct grading, other ground disturbing activities and site preparation in accordance with the recommendations of the Geotechnical Engineering Report prepared by Earth Systems Southwest on January 16, 2006. MM VI-2 Existing surface soils shall be over-excavated to a minimum depth of 4 feet below existing grade OR a minimum depth of 2 feet below the Footing level (which ever is lower) around an under main and accessory buildings. MM VI-3 Over-excavation shall occur at a minimum 5 feet beyond the outer edge of exterior footings. MM VI-4 The bottom of sub-surface excavations shall be scarified, moisture conditioned, and compacted to a least 90% relative compaction for a depth of 1 foot. MM VI-5 Native and/or imported fill materials shall be placed in a maximum of 8 inch loose lifts and shall be compacted at near optimum moisture content. MM VI-6 All fill material shall be inspected and approved by a qualified soils engineer to ensure that fill material is suitable for development. MM VI-7 Imported fill material shall be non-expansive, granular soils with a maximum rock size of 3 inches and 5% to 35% passing the No. 200 sieve. a-iv) No Impact. The project is on a Flat surface and is surrounded by flat terrain. The project is site is not susceptible to landslides. (Earth 6) No impacts from landslides will occur. b) Less than Significant Impact. Loss of topsoil and erosion are expected during construction of the project. Erosion may impact water and air resources if not properly addressed. Construction projects in Lhe City are subject to Section 9.60.040 (On-Site Development) of the Municipal Code, requiring wind and water erosion to be addressed. In addition, the project is subject to the South Coast Air Quality Management District's (SCAQMD) Rule 403 for the control of Fugitive Dust and are required to submit a certified PM10 plan to the City, per Section 8.50.022 (Construction and Demolition Activities) of the City's municipal code. Erosion due to wafer is addressed by the requirements of the Stnrmwater General Permit and the implementation of BMPs Impacts will be less than significant after implementation of standard provisions. c) Less than Significant Impact with Mitigation Incorporated. The geotechnical study prepared for the project indicates that native soils are suitable for excavation and re-compaction in preparation of building pads. (Earth 9) The project site is not suspected to contain extensive subsurface boulders or other deleterious materials; as such materials are generally located in the soils of alluvial fans and near the base of mountains. June 2008 23 s q<nv.xv ry ,rt, I EARRELL PROFESSIONAL VILLAGE Development on unsuitable geologic units is considered a significant impact. The geotechnical report prepared for the project indicates that underlain soils consist of poorly graded sand with silt and silty sand while subsurface soils are medium dense to very dense. (Earth 4) Mitigation measures above have been included to ensure that native soils are handled appropriately to support construction of the project. Impacts will be less than significant after mitigation incorporation. d) Less Than Significant Impact. Expansive soils in the City are unlikely to occur, due to the granular nature of the dominant alluvial soils. (Environmental 5.6-9) Expansive soils arc characterized as "cracked" or have "popcorn" like texture when dry. These types of soils may change shape considerably depending on moisture content and thereby can cause damage to structures and flat- work when constructed upon. 'the project site is not anticipated to contain such soils. Project impacts due to expansive soils are anticipated to be less than significant after implementation of standard provisions. e) No Impact. The proposed project site is located in a developed, urban area currently served by the City of Palm Springs wastewater disposal system. Septic tanks or other waste treatment facilities are not proposed. Therefore, no impact would occur. .ups. June 2008 oe e 26 e _ ©OOCH INITIAL STUDY—MITIGATED 4EGATIVE DECLARATION ..___._..__..�........._ ...._......._........_ _ �_..�.,......,_ Less Than Significant Potentially with Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact VII. 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 and accident conditions involving the ❑ ❑ ® ❑ release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, suhslances or waste ❑ ❑ ® El 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 §65962.5 and, as a result, ❑ ❑ ❑ would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or i ❑ ❑ ® El use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard ❑ ❑ ❑ for people residing or working in the project area? g) Impair implementation of, or physically interfere with, an adopted emergency response plan or ❑ ❑ ® ❑ emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to El El Elurbanized areas or where residences are intermixed with wildlands? a) Less than Significant Impact. The project includes the establishment of medical and general offices on the project site. Medical offices produce biological hazardous waste and will involve the routine use and transportation of such waste. These wastes include discarded needles, lancets and other contaminated products. Medical waste in the State is regulated by the California Department of Health Services (DHS) under authority provided by the Medical Waste Management Act. The act regulates the generation, handling, storage and disposal of medical waste. In addition to state regulations, the Department of Transportation Office of Hazardous Materials Safety includes additional regulations for the transport of medical waste. (Medical) The project is not anticipated to impact public heallh due to hazardous waSle. use, report or disposal after compliance with existing regulations. Impacts are anticipated to be less than significant. June 2008 a 27 U W.N G r r1 IFARRELL PROFESSIONAL VILLAGE b) Less than Significant Impact. The project is not anticipated to release substantial amounts of hazardous materials into the environment. foreseeable upset could occur if biological wastes were improperly disposed of in on-site solid waste bins or if an accident occurred during the transport of medical waste from the project site. Medical offices on the project site are anticipated to be Conditionally Exempt Small Quantity Generators (CESQG) or Small Quantity Generators (SQG) of hazardous waste. CESQGs generate 100 kilograms (220 pounds) or less hazardous waste a month while SQGs generate between 100 kilograms (220 pounds) and 1,000 kilograms (2,205 pounds) of hazardous waste per month. (Hazardous) Clean-up of hazardous spills are regulated by Section 6.05 (Collection, Transportation and Removal of Waste Products) of the City's Municipal Code. Disposal of solid wastes are regulated by Section 6.04 (Waste Disposal and Diversion) of the city's Municipal Code. Impacts due to risk of discharge of hazardous waste into the environment are anticipated to be less than significant after compliance with applicable regulations. c) No Impact. There are no existing or proposed schools within a % mile radius of the project site. No impacts to schools due to the handling of hazardous waste will occur. d) No Impact. A Phase I Environmental Site Assessment was prepared for the project by Community Development Associates on November 8, 2005. The Assessment searched applicable State and federal databases to determine if the site Is contaminated or contains any leaking underground storage tanl<s. The report indicates that the site has no known Issues with site contamination. The site has never been developed and site reconnaissance did not uncover signs of contamination. No impacts due to site environmental hazards are anticipated. e) Less Than Significant Impact. The project site is located within the 31 Compatibility Zone of the Riverside County Airport Land Use Compatibility Plan (ALUCP) for the Palm Springs International Airport. (Riverside 3-29) In terms of Safety, the plan limits the number of people permitted on a property at one time depending on the potential danger posed by aircraft crashes. The Plan also sets requirements for open space to limit site development and thereby limit potential damage to property. Intensity limitations for non-residential uses for the 81 Compatibility Zone are listed in Table 5 along with the proposed project comparison. Table 5 Intensity Criteria Average Intensity Permitted Average Single Acre Intensity Intensity( I/a) ( I/a) Permitted 25 68.5 50 Proposed' — _. 53.3 — Average Intensity reflects the intensity of the entire project site, while Single Acre Intensity is utilized in cluster development situations (no clustering of development is proposed). Average Intensity is calculated by multiplying the Average Intensity indicator by (he projec('s gross acreage (25 * 2.74 = 68.5). (Riverside 2-15) The project proposes an intensity of 53.3 people per acre and is therefore consistent with intensity requirements of the ALUCP. Impacts due to project intensity are anticipated to be less than significant- Any structure over 35 feet in height is required to be reviewed by the Airport Land Use Commission (ALUC) due to possible obstruction of airspace. The project includes single-story buildings at a maximum height of 25 feet and therefore will not require ALUC review. (See Exhibit 6, Site Sections) No impacts due to airspace obstruction are anticipated. q No Impact. the project is not within the vicinity of a private airport. No impacts from private airstrip compatibility issues will occur. g) Less than Significant Impact. The City of Palm Springs Emergency Plan was estahlished to address planned response to extraordinary emergency situations associated with natural disasters and technological incidents. The Plan focuses on operational concepts relative to large-scale disasters, Methodology:ALUCP Appendix C.Methods for Determining Concentrations of People .._. ..._ _.. _. . June 2008 oe t 28 r c ry �rl0 q U `P INITIAL STUDY—MITIGATErs ,aEGATIVE DECLARATION which can pose major threats to life and property requiring unusual emergency responses. The project will not impede the ability for the Plan to be executed, in that the project will not cause subslaniial population growth nor will the project interfere with infrastructure necessary to implement the Plan. Impacts will be less than significant to the implementation of the City of Palm Springs Emergency Plan. h) No Impact. The project site is located in an urbanized area and is not located adjacent to wildlands or other similar forms of open space. The project site or surrounding properties are not intermixed with wildlands. No impacts will occur due to wildland fires. June 2008 29 u - > �FARRELI, PROFESSIONALw»e Exhibit as Sections � » 13. % \ g; e � r ! �� ) § { 2 - »/( ) ; 5-A ` ; 7 � � - ! � § § \ ) \ ) ¥ � � E« $/} - \ { � \ ) \ wehbH4 u : ; . > �e_8 ƒ % \�j OGGG2G INITIAL STUDY—MITIGATEb .iEGATIVE DECLARATION Less Than Significant Potentially With less Than ' Significant Mitigation- Significant Impact Incorporated Impact No Impad Vill. HYDROLOGY AND WATER QUALITY. Would the project, a) Violate any water quality standards or waste El ® El 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 El El ❑ ❑ 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-or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially ❑ ® ❑ ❑ increase the rate or amount of surface runoff in a manner that 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? t) Otherwise substantially degrade water quality? ❑ ❑ ❑ ❑ g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or El ❑ Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures El ❑ that would impede or redirect flood flows? Z El i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including ❑ ❑ ® ❑ flooding as a result of a failure of a levee or dam? j) Inundation by seiche, tsunami or mudflow? ❑ ❑ ❑ a) Less than Significant Impact. The project will create impervious surfaces that will accumulate pollutants and discharge them into the City's storm drain system. In addilion, the. project will create wastewater that will need to be treated by the City's wastewater treatment facility. The project and its associated storm water discharges are subject to the provisions of the City's National Pollution Discharge Elimination System (NPDES) permit, which requires the City to reduce discharges of pollutants into waterways. The City's NPDFS permit is codified as Section 8.70 (stormwater Management and Discharge Controls) and includes provisions for construction and new development. The project is also required to obtain converge under the State's General Permit for Stormwater Discharges Associated with Construction Activities, in that the project sale is one (1) acre or greater in size. Both of these regulations require the implementation of Best Management Practices (BMPs) to prevent and eliminate pollutant contributions to storm water systems, thereby preventing pollution of down-stream waterways. The project is also subject to the Section 15.28 June 2008 � o�YPPy pl 37 u��Y,,,p° 000 0 ? g ' 'FARRELL PROFESSIONAL VILLAGE (Sewer Use Regulations) of the City's Municipal Code which regulates discharges into the City's wastewater system. After implementation of standard regulations for water and wastewater discharges, the impacts will be less than significant. b) Less than Significant Impact. Implementation of the proposed project would incrementally increase groundwater Consumption, but would not substantially deplete groundwater supplies or interfere substantially with groundwater recharge. The project is consistent with the General Plan and therefore was evaluated as such during the water assessment prepared for the General Plan. Impacts to groundwater supplies will be less than significant. c) Less than Significant Impact. The project will alter existing, on-site drainage patterns due to development of the site and does not include any streams or rivers. Erosion and siltation may occur during the grading process. However, as indicated in section (a) above, the project is subject to construction BMPs that will prevent and/or eliminate discharges of sediments into waterways. Impacts due to erosion and siltation will be less than significant. d) Less than Significant Impact. The project will alter existing site drainage patterns and does not include any streams or rivers. Impacts may occur if changes in drainage patterns cause on-or off-site flooding. A Hydrology Study was prepared by BR Engineers, Inc. in February 2008 which presents data for distribution of flow patterns after development. The project includes v-gutters as a system to direct stormwater sheet flow flows off-site and into the existing City storwater conveyance system in accordance with the project Hydrology Study prepared by BR Engineer, Inc. in February 2008. (See Exhibit 7, Preliminary Grading Plan) The incremental increases in stormwater runoff for a 100 year storm, due to the development of the site, will have to be retained onsite. The volume of retention is approximately 22,671 cubic feet (cf) for a 100 year 24 hour storm frequency. A combination of above ground retention basins and subsurface will be used to provide required storage capacity. These factors will prevent on- and off-site flooding from occurring. After implementation of the recommendations of the project Hydrology Study and review and conditioning by the City's LLngineering Department, impacts due to on- and off-site flooding from drainage diversion will be less than significant after mitigation. Mitigation Measures MM VIII-7 The project shall implement the recommendations of the Hydrology Report prepared by BR Engineers, Inc. in February 2008 in conjunction with standard review and conditioning by the City of Palm Springs Engineering Department. e) Less than Significant Impact. he incremental increases in stormwater runoff for a 100 year storm, due to the development of the site, will have to be retained onsite. The volume of retention is approximately 22,671 of for a 100 year 24 hour storm frequency. A combination of above ground retention basins and subsurface will be used to provide required storage capacity. Impacts due to increases in storm water flows and its conveyance to the City's storm drain system will be less than significant. The project will increase pollutant discharges into the City's storm drain system. Possible pollutants include hydrocarbons from vehicle motor oil, pesticides, nitrogen and phosphorous from landscape irrigation runoff and trash from project site users. These discharges are anticipated not to be substantial after adherence to the City's storm water quality provisions. Substantial impacts generally occur from large commercial and industrial sources that handle specific quantities of hazardous and/or polluting materials or are subject to substantial traffic flows or patronage. Impacts to the City's storm drain system due to pollutant contributions from the project site will be less than significant. f) Less than Significant Impact. The project is not anticipated to otherwise impact water quality outside those areas discussed above. The project is subject to mitigation measures and standard provisions to prevent impacts to water quality. Impacts to water quality from other project sources are anticipated to be less than significant. g) No Impact. The project does not include housing; therefore no housing will be place in a 100-year flood zone. No impart will occur. vnu. June 2008 o r 32 t c a 0 a G INITIAL STUDY--MITIGATE[, .4EGATIVE DECLARATION h) Less than Significant Impact. The project site is not identified on the Flood Information Rate Map (FIRM) prepared by the Federal Emergency Managemeni Agency (FEMA) because it is Indian land and therefore was not surveyed. (federal) A review of the USGS Topographic Map for the project area shows that it is at a similar elevation as the area to the east. (Geologic 1957) This surrounding area is designated as Zone C, an area of minimal flooding. Therefore, project structures will not be placed in a flood zone and will not redirect flood waters. Project impacts will be less than significant. 4 Less than Significant Impact. The project site is not located in a 100-or 500-year flood zone and is located in an area of minimal flooding. Central portions of the City are protected from flooding by the Tachevah Creek Detention Basin and Channel consisting of a basin and dam. (Environmental 5.8-9) The City is protected from flooding to the north and east by the Chino Cone Levee and the Whitewater River Levee, respectively. Failure of the Chino Cone Levee during storm event could flood the northern portion of the City, while failure of the Whitewater River Levee could result in flooding of southern portions of the City. This project would be affected by failure of the Chino Cone Levee; however this levee is maintained by the Riverside County Flood Control and Water Conservation District. (LSA 6,11-2) Failure of the Tachevah Creek dam would not affect the project- Therefore, impacts due to flooding are anticipated to be less than significant. j) Less than Significant Impact. The City of Palm Springs is not located in an area subject to seiche, tsunami or mudflow. A seiche is a large wave produced in an enclosed or partially enclosed body of water (i.e., a lake) while a tsunami is a large wave produced in an open body of water. The City is located a great length from the Pacific Ocean and the Salton Sea. The project site is not subject to mudflows in that it is not located in a flood zone. Therefore, no impacts from seiche, tsunami or mudflows will occur. June2008 n� PtM qe 33 S svN V Y .'F'., PARCEL d N -''-"t::.'�- _ - 'y .:'Lg.�w ' ` !•xs.. o-, ' AS PARCELALCPN0.8779 3 P,M.&5d87 7 1' EVIPr•':'n, \,\ ' Ali L ys '1�;,, �_ _� �} i rl' 'F,C_ "A Ex .\ 1'Cr�1\ �, I - �i u 'i I � f I •! EP 6'. i_jn 5 i H�,S.S'� ��a• '' �� � '\ry.��a.•, ,` sic h'- \;Z _ .zis� ,,i v •( ��� :: '�. J\ l` .C` ,r,y .�' � �� �L .�' ib- �• .1•i'�•'1 �'�l:n"r'y`^-a. • \„4; ��l \iy— \ .4 Y�`��% m #�• , L1—�1�1� i.� ",I'�'� Ill 'lE. � Or ::,a7 a-�' �ut= y:Cn:.S�,">7"u %qE `, �V CJ�Yy.Lj�4.n •�Y,:I:: Q w.:T'.�.�r j„ 4i _ v-•= - •------- _�-y r7i Pam_ a va �s� r�crcr-i r J, •i •�Y�a�.n"��i.r.3fi� -�'•�"� Intl/ •, � �'� sa"�. rnrcei xur'.L'a.em-r '_- -�.1 j 7' � l r � + I -•L�': _.•--�•-_...�- - cirrmvuv;rcwa c�'mi m j €=s CD INITIAL STUDY--MITIGATEL ,NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitignlion Significant Impact Incorporated Impact No Impact IX. LAND USE AND PLANNING. Would the project- a) Physically divide an established community? ❑ ❑ ❑ 0 b) Conflict with any applicable land use plan, policy or regulation of an agency with jurisdiction over the project (including, but not limited to, the general El El El Elplan, specific plan, local coastal program or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? ❑ ® ❑ ❑ a) No Impact. The project site is vacant_ The project is surrounded by vacant land and commercial and residential development. No communities will be divided or removed as a result of the project. Impacts due to the division of a community will not occur, b) Less Than Significant Impact with Mitigation Incorporated. The project is consistent with the General Plan and is generally consistent with the Zoning Code. The project proponent is requesting a reduced setback from Farrell Drive under the estahliahment of a Planned Development District. The permitted setback from any street abuiting a residential zone is 100 feet with the 25 feet closest to the street being required to be landscaped. (PSZC, Section 92.16.03(D)(2)) The intent of this setback is to protect residential uses from potential impacts due to industrial uses. The project is not proposing industrial uses but is proposing commercial uses that are consistent with the character of the area. Therefore, impacts due to the reduced setback are anticipated to be less than significant. As indicated in Section Vll.e above, the project is located in Compatibility 'Lone B1 of the ALUCP. This zone limits certain uses due to hazards associated with airport operations. In particular, uses that involve children, the elderly, individuals with mobility impairments, and large assemblages of people are prohibited. (Riverside 2-25) Day care centers, hospitals and places of worship are examples of these uses. The project proposes general and medical office uses, which are potentially compatible uses under the ALUCP. (Riverside D-2) In order for office uses to be consistent with the ALUCP and thereby avoid a potentially significant impact due to a conflict with the ALUCP, the plan requires the following: (Riverside 2-14) • Locate structures maximum distance from extended runway centerline • Minimum Noise Level Reduction (NLR) of 25 dB • Airspace review for objects over 35 feet in height • Avigation easement dedication SlrucUjre Location The project,is on a relatively small parcel at 2.74 acres. Under the ALCUP, this site is not eligible for clustering that is permitted on larger sites. Additionally, height limits preclude the development of 2 story buildings. Therefore, clustering of buildings on the west side of the property to achieve a maximum distance from the runway is infeasible. Impacts are anticipated to be less then significant. Minimum NLR See Section XLe below. Impacts are anticipated to be less than significant after mitigation incorporation. June 2008 v entM sn 35 3 u ' FARRELL PROFESSIONAL VILLAGE Airs are Rp_v_iew No structures are proposed in excess of 35 feet in height. Impacts are anticipated to be less than significant. Avigalinn Easement An avigation easement conveys rights associated with airplane overflight that includes noise and height limits and other provisions. (Riverside 2-2) "Ihe project is located in Lhe N (Non-Suit Covenant) overlay zone. I his lone requires the execution of an Avgation Easement as a standard condition. (P57C, section 92.19 WOO)) Impacts are anticipated to be less than significant. The proposed uses will be consistent with the ALCUP after incorporation or mitigation measures. c) Less than Significant Impact with Mitigation Incorporated. See Section IV.f, above. June 2008 36 n 0 �bppnH�M INITIAL STUDY—MITIGATEG ..EGATIVE DECLARATION Less Thaw Significant Potentially With Less Than significant Mitigation Significant Impact Incorporated Impact No Impact X. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral El El ❑ resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important ❑ U El N mineral resource recovery site delineated on a local general plan, specific plan or other and use plan? a) No Impact. The project does no lie in an area of known mineral resources. The City's General Plan HR indicates that the project is in a Mineral Resource Zone (MRZ) -3 as designated by the State's Surface Mining and Reclamation Act (SMARA). (Environmental 5.10-3) MRZ-3 zones are area for which the significance of mineral resources cannot be determined. The majority of the urbanized area of the City is designated MRZ-3. As such, no impact to a known mineral resource will occur. b) No Impact. The site is not located in an area designated as a locally important mineral resources recovery area. Therefore, no impact will occur. June 2008 OY f� 37 -0 . ® 609977 i FARRELL PROFESSIONAL VILLAGE Less Than Significant Potentially with Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact XI. NOISE. Would the project result in: a) Exposure Of persons to or generation of noise levels in excess of standards established in the El ® El El general plan or noise ordinance or of applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise ❑ ® ❑ ❑ levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing ❑ ❑ ® ❑ without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above ❑ ® ❑ ❑ levels existing without the project? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or a ElEl El use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a privale airstrip, would the project expose people residing or ❑ El ❑ working in the project area to excessive noise levels? a) less than Significant Impact with Mitigation Incorporated. The project is subject to Section 11.74 (Noise Ordinance) of the City's Municipal Code. Section 11.74.031(2) indicates that the noise limits in Table 6 apply to the project: Table L: Commercial Noise Level Limits Time _ ^� dBA 7:00 am —6:00 pm 60 6:00 pm — 10:00 pm 55 10:00 m — 7:00 am 50 source:(-,Tyol�Nalm Springs Municipa Code The above referenced provlsion5 are applicable to commercial inierlor5. Exterior 5tandard5 are not established for commercial development by the Municipal Code. The project is also subject io the noise standards set by the ALUCP. The ALUCP sets a minimum 45 dB CNEL level for office interiors. (Riverside 2-22) The western portion of the project is anticipated to be exposed to exterior noise levels in excess of 65 dBA at General Plan buildout (2025). (Environmental 5.11-33) Additionally, all portions of the project are anticipated to be impacted by airport noise 60 and 65 dB CNEL. (Riverside 3-29) Impacts due to noise and may be significant without mitigation. Mitigation measures have been included to ensure that interior noise levels are reduced to 45 dB CNEL to be consistent with the City's Municipal Code and the ALUCP. Impacts are antiripated io be less than significant after mitigation incorporation. ON'; 38 June 2008 OOV� INITIAL STUDY—MITIGATEI. ,4EGATIVE DECLARATION Mitigation Measures MM XI-7 Buildings shall be designed to ensure interior noise levels meet a noise standard of 45 dBA CNEL. Construction drawings shall indicate what mechanisms have been utilized to reduce interior noise levels to the required standard and shall be subject to review and approval by the Planning Department. Noise due to construction is likely to temporarily impact noise standards in the area. These impacts are discussed further in Section (c) below and include appropriate mitigation measures. Therefore, impacts due to the generation of noise on the project site and adjacent areas will be less than significant after mitigation incorporation. b) Less than Significant Impact with Mitigation Incorporated. The project will not create permanent groundborne vibrations. Impacts from groundborne vibrations are possible during construction and airport activities and have been addressed in Section (a) above and Section (c) below. Impacts due to groundborne vibrations will be less than significant after mitigation incorporation. c) Less than Significant Impact. The project is a commercial development consistent with the City's General Plan and Zoning Code. The project will increase ambient noise levels in the area, however these increases are not anticipated to be substantial. The area has been planned for commercial development and therefore ambient noise levels consistent with commercial development are to be expected. Impacts to ambient noise levels are anticipated to be less than significant. d) Less than Significant with Mitigation Incorporated. Noise levels in the area will be increased due to construction of the project. These noise levels would be temporary and periodic_ There are condominiums to the southwest of the project and a hotel directly south of the project. Residential units are considered sensitive receptors. Impacts to the residential units could be significant without mitigation. In order to reduce construction noise to ad)arent sensitive receptors to less than significant levels, the following mitigation measures shall be implemented. Mit �tion Measures MM XI-2 Construction activities shall be limited to between 7:00 a m. and 8:00 p.m., as specified by the Palm Springs Noise Ordinance (11.74.041), to reduce noise impacts during more sensitive time periods- MM XI-3 All perimeter walls and barriers shall be installed immediately following precise grading of the Site, if not souner. MM X14 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds. MM XI-5 All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. MM XI-6 Stockpiling and vehicle staging areas shall be located in the eastern portion of the property, as far away from existing residential units as possible. MM XI-7 Parking, refueling and servicing operations for all heavy equipment and on-site construction vehicles shall be. located in the eastern portion of the property, as far away from existing residential units as possible. MM XI-8 Stationary equipment shall be placed such that emitted noise is directed away from noise sensitive receptors. June 2008 —� uk n�M y 39 J FARRELL PROFESSIONAL VILLAGE e) Less than Significant Impact with Mitigation Incorporation. The project is within the boundaries of the ALUCP. See Section Xl.a above for discussion and applicable mitigation measures. Impacts are anticipated to be less than significant after mibgalion incorporation. f) No Impact_ The project is not within two (2) miles of a private airstrip. No impact will occur. June 2008 t >�,�� a0 _ ,, , © HMO •Pq[no�M`P INITIALSTUDY--MITIGATEL IEGATIVEDECLARATION Less Than Significant Potenlially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact XII. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (e.g., by proposing new homes and ❑ ❑ ❑ 9 businesses) or indirectly (e.g., through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement ❑ ❑ ❑ 10 housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? a) No Impact. The project does not include residential development and therefore will not directly increase population growth. Additionally, the project will not be extending infrastructure as the project will rely on existing infrastructure. Since the project is a commercial development, jobs will be created which may attract new residents to the area. The project is consistent with the General Plan; therefore any increases in population have been accounted for in the General Plan EIR. No impact will occur. b) No Impact. The project is proposed on vacant land and will not displace or destroy any housing units. No impact will occur. c) No Impact. The project is proposed on vacant land and will not displace any people. No impact will occur. June 2008 41 u+o,re•a`�u ot..rM a �FARRELL PROFESSIONAL VILLAGE ' Less Than Significant Potentially with Less Than Significant Mitigation Signifi(ant Impact Inoorporated Impact No Impact XIII. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the Construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the following public services: a) Fire protection? ❑ ❑ 0 ❑ b) Police protection? ❑ ❑ M ❑ c) Schools? ❑ ❑ 2 ❑ d) Parks? ❑ ❑ e) Other public facilities? ❑ ❑ Q a) Less than Significant Impact. Fire protection within the incorporated boundaries and sphere of influence of the City are provided by the City of Palm Springs Fire Department. Coniraci agreements also make the fire protection services of the County of Riverside and other agencies available for large scale emergencies. The department includes five (5) strategically placed stations that work to keep response times under five (5) minutes. (Planning 6-50) Station No. 442 is located closest to the project site at 300 North EI Cielo Road. Station No. 442 is equipped as follows: • 1 Pierce Aerial Ladder Truck (105') — 1 Captain/1 Engineer/1 Firefighter • 1 American Lafrance Quick Attack— Manned as needed The project will increase the need for fire proleCtions services slightly; however the need will not unduly burden existing fire protection resources. In addition, the City requires projects to participate in Community Facility Districts to offset increased costs for public services. No new fire stations or other large scale facilities will need to be constructed in conjunction with this projecl. Impacts to the provision of fire protection services will be less than significant. b) Less than Significant Impact. Police services are provided by the City of Palm Springs. The department employs 88 sworn officers and 59 non-sworn officers. The department strives to achieve an emergency response time of five (5) minutes and a non-emergency response time of 30 minutes. (Planning 6-49) Although the project will increases the need for police protection services, this need is not anticipated to be substantial. The City requires projects to participate in Community Facility Districts to offset increased costs for public services. No new police facilities will need to be constructed as a result of this project. Impacts clue to the provision of police services will be less than significant. c) Less than Significant Impact. The project will increases the need for school services indirectly by increasing the job base. The Leroy F. Green School Facilities Act of 1998, which governs a school district's authority to levy school impact fees, will assist in mitigating impacts to schools. California Government Code Sections 65995(h) and 65996(b) nose That payments of fees provide full and complete school facilities mitigation. The project proponent will be required to pay the mandated school fees in place at the time that building permits are issued, to offset the impacts to the school district. No new school facilities will need to be constructed as a result of this project. Impacts due to the provision of school facilities will be less than significant. d) Less than Significant Impact. The project will not directly increase the population in the area and therefore will not directly increase the use of park% and/or recreation facilities in the vicinity or region. Minor increases to population due to job creation have been accounted for in the City's General Plan, which the project is consistent with. No new park facilities will need to be •,..w 42 June 2008 1pbR�� INITIAL STUDY—MITIGATED 4GATIVE DECLARATION constructed as a result of this project. Less than significant impacts due to the provision of parks will occur. e) No Impact. No impacts to other public facilities or public services are anticipated. June 2008 r 43 �oA . r FARRUL PBOrESSIONAL VILLAGE Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact XIV. 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 construclion or expansion of ❑ ❑ ❑ recreational facilities, which might have an El adverse physical effect on the environment? a) No Impact. The project will not directly increase the population in the area and therefore will not directly increase the use of parks and/or recreation facilities in the vicinity or region. Minor increases to population due to job creation have been accounted for in the City's General Plan, which the project is consistent with. therefore, no impa(l will occur. b) No Impact. The projecl does not include the construction or expansion of recreational facililies. No impact will occur. �p,� A June 2008 * 44 0 'n �l'ui 06a9S &� 4 INITIAL'STUDY MITIGATEL rEGATIVEDECLARATION Less Than Significant Potentially With less Than Significant Mitigation Significant Impact Incorporated Impact No Impact XV. TRANSPORTATION/TRAFFIC. Would the project: a) Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial El 121 El El 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 El El Elcongestion management agency for designated ED 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 harards due to a design feature (e.g., sharp curves or dangerous El El intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? ❑ ❑ ❑ ED f) Result in inadequate parking capacity? ❑ ❑ ❑ ❑ g) Conflict with adopted policies, plans or programs supporting alternative transportation (e.g., bus ❑ ❑ ❑ turnouts, bicycle rocks)? a) Less Than Significant with Mitigation Incorporated. A Traffic Impact Study was prepared by Endo Engineering to assess impacts to area intersections and roadways Impacts to the following two intersections were assessed: • Farrell Drive Computer Way • Farrell Drive Q Research Drive The study indicates that approximately 650 daily vehicle trips will be produced by the project (Endo E5-2). The assessment indicates that all intersections will operate at acceptable levels (LOS D or better) in year 2030 with project trip increases. However, to insure that less than significant impacts will occur to vicinity intersections and roadways, the following mitigation measures are recommended by the Engineering Department and traffic study: MM XV-1 Install traffic striping and signage on Computer Way at Farrell Drive, as necessary to provide a separate westbound left-turn lane and westbound right- turn lane. The westbound right-turn lane shall be 14 feet wide, the westbound left-turn lane shall be 12 feet wide, and the eastbound lane shall be 14 feet wide. The left-turn pocket length shall be 50 feet, minimum, as measured from the cross-walk line, MM XV-2 The applicant shall comply with Chapter 8.40, 'Transportation Demand Management," of the Palm Springs Municipal Code. June 2008 45 ' S @/hoPF �1p �I^ IInJ I ' FARRELL PROFESSIONAL VILLAGE MM XV-3 Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the three driveway locations in accordance with City of Palm Springs Standard Drawing Nos 620-625. b) No Impact. The closest roadway designated by the. Riverside County Transportation Commission is Highway 1 11, as noted in the Congestion Management Program. This road was not assessed in the traffic assessment since the roadway is not within the vicinity of the project. The project is not anticipated to significantly affect this roadway, No impact will occur. c) No Impact- No impacts to air traffic patterns will occur. d) Less Than Significant Impact. Intersection and driveway designs are proposed to be in accordance with City standards_ Sharp curves or dangerous intersections are not proposed. Hazards due to roadway design and uses are anticipated to be less than significant. e) No Impact. The project will take access from Research Drive and Computer Way. The project entryways are in excess 24 feet in width, the minimum width required by the Fire Department for fire truck ac(:ess. The project will have adequate emergency service access. No impact will occur. f) No Impact. The project is required to provide 143 parking spaces based on the PSZC. The parking requirement is 92 for medical-office uses ((1/150 sq. ft. @ 10,000 sq. ft. — 67) + (1/200 sq, ft. @ 4,900 sq. ft. = 25) — 92)) and 51 for general office uses (1/200 sq. ft. @ 10,160 sq. ft.). The project proponent has provided 146 parking spaces and is therefore consistent with the Zoning Code. No impact will occur. g) No Impact. The project does not conflict with any adopted policy promoting multi-modal transportation. No impact will occur. a June 2008 46 I INITIAL STUDY—MITIGATED 1EGATIVE DECLARATION Less Than Significant Potentially with Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the El ❑ applicable Regional Water Quality Control Board b) Require or result in the construction of new water or wastewater treatment facilities or expansion of ❑ ❑ existing facilities, the construction of which could El cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing El El ® ❑ facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or ❑ ❑ ® ❑ are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider that 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 projec:t's solid waste ❑ ❑ ® ❑ disposal needs? g) Comply with federal, stale and local slalutes and ❑ ❑ ® ❑ regulations related to solid waste? a) Less than Significant Impact. The City of Palm Springs provides wastewater treatment to properties located within its boundaries. The City owns, and Veolia Water NA operates, one wastewater treatment plant (WWTP) located at 4375 Mesquite Way. The plant has a capacity of approximately 10.9 million gallons per day (mgd) and demands typically range from 7 to 8 mgd. The project will connect to the City's wasterwater treatment system. The plant is regulated by the California Regional Water Quality Control Board, and standard permitting and monitoring ensure that treatment requirements for waste discharges are not exceeded. The project will have minimal impacts to the capacity of the City's WWTP and is subject to the standard requirements of the City. The project will not affect the treatment plant's ability to meet the requirements of the RWQCB. Impacts will be less than significant. b) No Impact. The project will not require the expansion of the City's wastewater treatment facilities or the construction of new facilities. No impact will Occur. c) Less than Significant Impacts. The project will connect to the City's existing storm drain system. The project includes stormwater conveyance devices throughout the site to transfer stormwater flows of the project site. The project also includes retention basins and underground storage units to prevent incremental increase in stormwater flow from entering down stream waterways. The project will not require the expansion of the City's storm drain facilities or the construction of new municipal storm drain facilities. Imparts will be less than significant. d) Less than Significant Impact. Water service is currently provided to the majority of the City by the Desert Water Agency (DWA). DWA obtains most of its water supply for groundwater. The City is June 2008 A 47 g J %FARRELL PROFESSIONAL VILLAGE located within two subbasins of the Coachella Valley Ground Water Basin: The Mission Creek subbasin; and the Garnet Hill and Palm Springs subareas of the Whitewaier or Indio Subbasm. Sufficient water is anticipated to be availahle to service the City until General Plan build-out. (F,nvironmental 6-45) The project is imlilementing water conservation techniques through the installation of desert native and drought tolerant landscaping. Impacts due to the availability of water are anticipated to be less than significant. e) Less than Significant Impact. Water is provided to the project by the Desert Water Agency (DWA). f) Less than Significant Impact. The project will be serviced Palm Springs Disposal Services (PSDS). In 2005, the City was serviced by the following facilities: Table 7 Sanitary Landfills(SLF) Serving the City of Palm Springs Disposal Facility Max. Daily Intake Total Capacity Remaining Capacity (Tons/Da ) ICY) (%) Badlands SLF 4,000 30,386,332 72% Bakersfield SLF 4,500 53,000,000 8S% El Sobrante SLF 16,000 184,930,000 86% Mid-Valley SLF 7,500 62,000,000 115% Lamb Can on SLF 3,000 34,292,000 61% Landers SLF 1,200 3,080,000 42% _ Olinda Alpha SLF — 74,900,000 52% San Timiteo SLF 11000 20,400,000 47% TOTAL 462,988,332 source.California Integrated Waste mdriag=Lnt Iinaril.lJuni Faion Profi e for C.iry of Pam Spiings.ISeptember 4, 20071 The landfills servicing the City have a total capacity of 462,988,332 cubic yards. In 2000, approximately 80% of the total capacity was available It is anticipated that the landfills servicing the City have adequate capacity to service the project. Impacts are anticipated to be less than significant. g) Less Than Significant Impact. Solid waste generated by the proposed project would be collected by Palm Springs Disposal Services and disposed of at the Edom Hill Transfer Station. The proposed project would be required to comply with State of California Waste Management Act (AB 939) by providing a recycling program implemented by Palm Springs Disposal Services. The proposed project would comply with federal, state, and/or local statutes and regulations related to solid waste_ Therefore, impacts relative to complying with federal, state and local statues are considered less than significant June 2008 y 48 p y •�9[,FORH� INITIAL STUDY—MITIGATED .EGATIVE DECLARATION ` Less Than._..—.._.,.-.._.. Significant Potentially With Less Than Significant Mitigation significant Impact Incorporated Impact No Impact XVII. 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 spe(ies, cause a fish or wild-life population to drop below self- sustaining levels, threaten to eliminate a plant or ❑ ® ❑ ❑ animal community, reduce the number or restrict the range of rare or endangered plants or animals, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? "Cumulatively considerable" means that the incremental effects of a project are El ❑ ® El 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 that will cause substantial adverse effects on human ❑ ® ❑ ❑ beings, either directly or indirectly? a) Less Than Significant Impact with Mitigation Incorporated- The project will not have significant impacls on Biological and Cultural Resources, as identified in sections IV and V above, because Mitigation Measures MM IV-1 and MM V-1 and V-2 will be implemented to reduce impacts to less than sjgnific,ant levels. Impacts to the environment will be less than significant after mitigation incorporation. b) Less Than Significant Impact. No cumulative impacts have been identified in regards to the project. Cumulative impacts will be less than significant. c) Less Than Significant Impact with Mitigation Incorporated. The project will not have significant impacts on humans due to Geology and Soils, Hydrology and Water Quality, Land Use and Planning or Noise as identified in sections VI, VIII, IX and XI above, because Mitigation Measures MM VI-1 through MM VI-7, MM VIII-1 and MM XI-1 through MM XI-8 will be implemented to reduce impacts to less than significant levels. Impacts to humans will be less than significant after mitigation incorporation. June 2008 n� Piq 49 )FARRELL PROFESSIONAL VILLAGE List of Preparers • City of Palm Springs 3200 East Tahquitz Canyon Way Palm Springs, California 92262 (760) 323-8245 Craig A. Ewing Director of Planning Services Edward O. Robertson Principal Planner David A. Newell Associate Planner Christopher Brown Contract Planner o r ., June 2008 so 50 c�OR1��*N 060090 INITIAL STUDY—MITICATEL :EGATIVEDECLARATION ' List of Persons and Organizations Consulted References (Note:All citations are located at the end of the reference,in an author-page number format.Those citations which reference does not have a page number,the page number has been excluJedJ 1) Aqua Caliente Band of Cahuilla Indians. Tribal Habitat Conservation Plan. November 12, 2002 2) SR Engineers, Inc. Hydrology Study for Farrell Professional Village. October 2007 3) California Department of Health Services. California Medical Waste Management Program. www-dhs-ca-gov/ps/ddwem/environmen[al/Med Waste/defauIt-htm [June 26, 2007] 4) California Integrated Waste Management Board.Jurisdiction Profile for City of Palm Springs. [September 4, 2007] 5) California Integrated Waste Management Board. Active landfills Profile for Badlands Sanitary Landfill (33-AA-0006). [September 4, 2007] 6) California Integrated Waste Management Board. Active Landfills Profile for Bakersfield Metropolitan 9BF.NAO SLF 05-AA-0273)- (September 4, 20071 7) California Integrated Waste Management Board. Active Landfills Profile for El Sobrante Landfill (33- AA-0217). [September 4, 2007] 8) California Integrated Waste Management Board. Active Landfills Profile for Lamb Canyon Sanitary Landfill (33-AA-0007). [September 4, 2007] 9) California Integrated Waste Management Board. Active Landfills Profile for Landers Sanitary Landfill (33-AA-0057). [September 4, 2007] 10) California Integrated Waste Management Board. Active Landfills Profile for Mid-Valley Sanitary Landfill (36-AA-0055). [September 4, 20071 11) California Integrated Waste Management Board. Active Landfills Profile for San Timoteo Sanitary Landfill (36-AA-0087). (September 4, 20071 12) California Native Plant Society. Inventory of Rare and Endangered Planes:Astragalus crotalanae. [September 6, 20071 13) City of Palm Springs- Case No- 3-2272 MAJ, Mitigated Negative Declaration. December 23, 2002 14) City of Palm Springs. City of Palm Springs Environmental Impact Report. December 2007 15) City of Palm Springs. City of Palm Springs General Plan, 2007 16) City of Palm Springs. City of Palm Springs Municipal Code. 2005 17) City of Palm Springs. City of Palm Springs Zoning Code. 2004 18) City of Palm Springs, Nexus/1-a Mancha Mitigated Negative Declaration. March 2006 19) City of Palm Springs. Farrell Professional Village URBEMIS 8.7.0 Model. January 15, 2008 June 2008 -^�------ o�tF[M.p 51 " ' ✓FARRELL PROFESSIONAL VILLAGE 20) Community Development Associates Farrell Drive Palm Springs Property Phase I Site Assessment. November 8, 2005 21) Earth Systems Southwest. Geotechnical Lngineering Report Proposed 2.75 Acre Commercial Development Northeast Corner of Computer Way and Farrell Drive.January 16, 2006 22) Federal Emergency Management Agency. Flood Insurance Rate map 0602570006D.July 7, 1999 23) LSA. Boulders and Crescendo Projects Supplement to Draft Environmental Impact Report. October 2006 24) Riverside County Airport Land Use Commission Riverside County Airport Land Use Compatibility Plan. 2004 25) United States Environmental Protection Agency, Medical Waste. www.epa.gov/epaoswei/other/medical [June 26, 20071 26) United States Environmental Protection Agency. Hazardous Waste Generators. www.epa.gov/epaoswer/osw/gt,n_lrans/generate,htm [June 26, 2007) 27) United States Geologic Survey. Palm Springs, CA 7.5 Minute Series Quadrangle. 1957 a R,Mde June 2008 F 52 GG,21 CITY OF PALM SPRINGS PUBLIC HEARING NOTIFICATION 0 CITY CLERK'S DEPARTMENT James Thompson, City Clerk Meeting Date: July 30, 2008 Subject: CASE 5.1176 PLANNED DEVELOPMENT DISTRICT 347 FARRELL PROFESSIONAL VILLAGE NORTHEAST CORNER OF NORTH FARRELL DRIVE AND COMPUTER WAY, 888 NORTH FARRELL DRIVE AFFIDAVIT OF MAILING I, Kathie Hart, CMC, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby certify that a copy of the attached Notice of Public Hearing was mailed to each and every person on the attached list on July 17, 2008, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (43 notices) I declare under penalty of perjury that the foregoing is true and correct. G Kathie Hart, CMC Chief Deputy City Clerk AFFIDAVIT OF PUBLICATION 1, Kathie Hart, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby certify that a copy of the attached Public Hearing Notice was published in the Desert Sun on July 19, 2008. 1 declare under penalty of perjury that the foregoing is true and correct. 1c�— Kathie Hart, CMC Chief Deputy City Clerk AFFIDAVIT OF POSTING I, Dolores Strickstein, Secretary, of the City of Palm Springs, California, do hereby certify that a copy of the attached Notice of Public Hearing was posted at City Hall, 3200 E. Tahquitz Canyon Drive, on the exterior legal notice posting board and in the Office of the City Clerk on July 17, 2008, I declare under penalty of perjury that the foregoing is true and correct. Dolores Strickstein Secretary PROOF OF PUBLICATION This is space for County Clerk's Filing Stamp (2015.5.C.C.P) --"-- NOTICE OF PUBLIC NEARING CITY COUNCIL CITY OF PALM SPRINGS STATE f CALIFORNIAerside CASE 5.1176 PLANNED DEVELOPMENT County o£Riverside DIsiRlci an FARRELL PROFESSIONAL VILLAGE NORTHEAST CORNER OF NORTH FARRELL DRIVE AND COMPUTER WAY 388 NORTH FARRELL DRIVE of tTICE e Cdy aim 'IngB all oolla,lwill hop Council hearing at Its most ng of9uly 3o,a003 The City Cu lie I am a citizen of the United Stares and a resident of CII meeting begins a,6:00 p m in the.Counclf Cham- bor at Cdy Hell, 320o Eayt "�enyuitz Canyon-Way, the County aforesaid;f am over the age of eighteen Palm Spmgs. _— _ - years,and not a party to or interested in the The purobed of this hearing ig le consider en applica- abovcicntiLled matter.I am theprincipal clerk of a lion by J.H.Fsrroll Pairl- LLC,far por and llen- netl pevelopmoot OistrlCl 347 to tallow the censtrucbon printer of the,DESERT SUN PUBLISHING of five single•story buildings consiatln of geneCal and medical 0 ices on an sppreximately p 74 acre parcel COMPANY a newspaper of general circulation, The Inlal arse of all buildm s will be 25060 squirui feel The propesed IOC[don P on the northeast Corner printed and published in the city of Palm Springs, of North Farrell Drive and Computer Way, aet or n r County of Riverside,and which newspaper has been Farrell Drive adjudged a newspaper of general circulation by the Superior Court of the County of Riverside,State of California under the date of March 24,1988.Case - Number 191236;that the notice,of which the annexed is a printed copy(set in type not smaller than non pariel,has been published in each regular _ - - — and entire issue of said newspaper and not in any _'- supplement thereof on the following dates,to wit; y _ July 19"',2008 All in the year 2008 - - -- -------W-- --- - ENVIRONMENTAL DETERMINATION n Draft I certify(or declare)under penalty of perjury that the Mitigated Negative Declaration we,, prepared for thisprolOCI under tree guidelines of the California Enuiron- fore foregoing is true and correct, mental quality Act(CEQA)and will be reviewed by the g g City Council at the hearing. Members of the public- mayy iew this document at the planning Services Do. dr .1in,g City Hail 11 East Tahquilz Canyon Way Dated at Palm Springs,California this---29 , --day Palm S�irin�s and submit written cbmmsnL.;d,or prior _•o,-tile l.iry ouncil hearing of---- July -- - -— 2008 REVIEW OF PROJECT INFORMATION: 1'he stag report and other supporting dwumenL regarWng Chi^a pro act are also available for public review�t City Hall da woen the hours of 8:00 a in and 5'00 p.m Mori throeph Friday, Please Contact(no Office of the CIN Clerk (760) 323-8204 ifyyou would like to 5chedu a an appormment to review those documents. r,) — -- — ----- - COMMENT ON THIS APPLICATION Rn• LL*7 SigD sponsa to this notice Cosy be made verU011y at the Puh- '_v 'e tic He and/or in writing before q10 hearinq Written OL G� commaNs may be made to the City Council by letter CD V12d� par mall or hand delivery)to James Thompson,City Clerk K 3200 E.7ahquitz Canyyon Way Palin Spriti CA 92262 �U ll d L—, 'C) f-71( Any challenge of the Proposed project In court mOy be vU \\\\; G4)�S 0�4W (�'`') hearings described in iln this notice corn In written public 12Z5 sppndenca d livered to the Clty Clerk al, or prior to 3 6le uli2]) hearng (Government Cade Section } e 1 I` j An opportunity will be given at said hearing for all inter- I— N .�� csted persons to be heard Questions regarding this case may be directed to David A. Newell, Associdle Planner,Pldnning Sarvices DepartmOM at(760)323- 8245. Ciudad du Pei,Se)nngeetya Cana eric reliever Items Neriind Flager telefon0(760)323-62h5 I Publlahod:]ry"S Jdmee Tlmmpaon,City Clerk NEIGHBORHOOD COALITION REPS Case 5.1176 PD 347 MR PETE MORUZZI Farrell Professional Village MODCOM AND PALM SPRINGS MODERN COMMITTEE PHN for CC Meeting July 30,2008 HISTORIC SITE REP I 1 1 PO BOX 4738 PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS PLANNING SERVICES DEPARTMENT CASE 5,1176 PD 347 VERIFICATION NOTICE I I I ATTN SECRETARY MRS. JOANNE BRUGGEMANS PO BOX 2743 506 W. SANTA CATALINA ROAD PALM SPRINGS, CA 92263-2743 PALM SPRINGS, CA 92262 MS MARGARET PARK AGUA CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA INDIANS INDIANS I I I I 1 1 777 E TAHQUITZ CANYON WAY, #301 PALM SPRINGS, CA 92262 MR DAVID W.JOHNSTON MR ALLEN SANBORN J.H. FARRELL PARTNERS, LLC SANBORN A/E, INC SPONSORS 1445 NORTH SUNRISE WAY, STE. 203 71-780 SAN JACINTO DRIVE, STE. E-1- PALM SPRINGS, CA 92262 RANCHO MIRAGE, CA 92270 MR THOMAS K. DOCZI TKD ASSOCIATES 71-780 SAN JACINTO DRIVE, STE. F-2 RANCHO MIRAGE, CA 92270 1 16 /,b & �r C fj �j u) i ra 507340017 507340018 507340020 USA 507 CITY OF PALM SPRINGS CITY OF PALM SPRINGS 3200 E TAHQUITZ CYN WAY 3200 E TAI-IQUITZ CANYON WAY PALM SPRINGS, CA 92263 PALM SPRINGS, CA 92262 507350008 507350011 507350012 MIHATA HOLDINGS CURRIE,ROBERT F&ANN V PS RESEARCH DRIVE PARTNERS LLC 468 W TAHQUITZ CANYON WAY ° 5940 VARIEL AVE PALM SPRINGS,CA 92262 IIERMOSA BEACH,CA 9025P,4 WOODLAND HILLS,CA 91367 507350014 5 COI -IN, E AT&I COMMUNICATIONS OF CA CITY F 17 COI-IN,I•IERBERT S CITY OF PALM SPRINGS 4077 17TI-I ST INC PO BOX 2743 SAN FRANCISCO,CA 94114 100 N STONEMAN AVE 130 PALM SPRINGS, CA 92263 ALHAMBRA,CA 91801 507350025 507350036 507350037 L.EVIN,HENRY&JUDITH TRUST P S AIRPORT STORAGE PARTNERS LEVIN,HENRY&JUDITH TRUST 2306 CANYONBACK RD 11560 TENNESSEE AVE 2306 CANYONBACK RD LOS ANGELES,CA 90049 LOS ANGELES,CA 90064 LOS ANGELES,CA 90049 507350038 507350041 507350043 JII FARRELL BUSINESS PARK LLC MIKE&LEE PS LLC CITY OF PALM SPRINGS 1445 N SUNRISE WAY 201 1609 TOWER GROVE DR 3200 E TAFIQUITZ CANYON WAY PALM SPRINGS,CA 92262 BEVERLY HILLS, CA 90210 PALM SPRINGS, CA 92262 507371001 507371024 507372001 BERNAL,JOI-IN 0 FREY,MATTI-IEW A&ANN M PARRADFF,BRUCE 97 DUBOCE AVE 102 DORNOCH WAY 697 N FARRELL DR SAN FRANCISCO,CA 94103 COTO DE CAZA,CA 92679 PALM SPRINGS, CA 92262 507380008 507372022 PALM COUNTY VENTURES DBA 507490004 MCCUTCHEON,DONALD RICHARD STORQUEST SELF STORAGE ROBERTSON,GREG W 690 N MONTEREY RD 635 CAMPBELL TECHNOLOGY PKWY 2590 TAMARISK RD PALM SPRINGS,CA 92262 100 PALM SPRINGS, CA 92262 CAMPBELL,CA 95008 507490005 507490006 507490007 SWANSON,IAMES E DURAN,ELMO D &OLIVIA A TRUST WALKLEY,MARK K 1616 N GARDNER ST 1358 N EUCLID AVE 11303 NW SKYLINE BLVD LOS ANGELES, CA 90046 UPLAND,CA 91786 PORTLAND,OR 97231 507490008 507490009 ol507490010 AARONSON,MERRILL&GERALDTNF FULLUMRfAOTHY J VIRGILI,ANTHONY&MILVIA G 820 N CALLE QUETZAL 45 E 69R ST 2E 870 N CALLE QUETZAL PALM SPRINGS,CA 92262 NE ORK,NY 10021 PALM SPRINGS,CA 92262 507490011 507490012 507490013 AQUINO,ANTONIO&FJLOMFNA WOLFE,EDWARD 2005 TRUST OGRADY,KEVIN R 890 N CALLE QUETZAL 2490 E EL ALAMEDA 2470 E EL ALAMEDA PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 / � J'17 507490028 507490034 507490035 IIUDGINS,FRANKLBI G BLOUNT,HTJGH GORDON &ANN WILCOX,PATRICIA A PO BOX 4248 855 EAKRL:LL DR 835 N FARRELL DR PALM SPRINGS,CA 92263 5 N SPRINGS, 92262 PALM SPRINGS,CA 92262 507490036 507491006 507491007 DESERT WATER AGENCY BRUCE,RODNEY T&BE'l-TY J CABACUNGAN,MARILOU J PO BOX 1710 2473 E- EL ALAMEDA 2472 E CAMINO PELICANO PALM SPRINGS,CA 92263 PALM SPRINGS, CA 92262 PALM SPRINGS,CA 92262 Cityof aim Springs v k�i Of ii« of the City Clerk 3200 Tal,quia Canon\\rw• Film SFrinlu,Califoin.a 7216) THI, (760)323 y'U4 • CAX (761))i22-8332 - TDD (760)864G9577 July 17, 2008 Ms, Claudia Salgado Bureau of Indian Affairs P. O. Box 2245 Palm Springs, CA 92263 Dear Ms. Salgado: RE: City Council Meeting —July 30, 2008 CASE 5-1176 PLANNED DEVELOPMENT DISTRICT 347 FARRELL PROFESSIONAL VILLAGE NORTHEAST CORNER OF NORTH FARRELL DRIVE AND COMPUTER WAY 888 NORTH FARRELL DRIVE The City Council of the City of Palm Springs will be conducting a public hearing relating to the above referenced on July 30, 2008, Enclosed is a copy of the public hearing notice to be forwarded to the appropriate Indian landowner (APN 507-340-017) within the 400 ft. radius of the project location. Please feel free to contact me if there are any questions or concerns, 323-8206. Sincerely, �L�.x - Kathie Hart, CMC Chief Deputy City Clerk /kdh PHN ta BIB-Ferrell Prof Villago 07-W0 08 doc Encl: Public Hearing Notice Post Office Box 2743 9 Pakn Springs, California 92263-2743 0 6 Ci 9 2 L NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE 6A 176 PLANNED DEVELOPMENT DISTRICT 347 FARRELL PROFESSIONAL VILLAGE NORTHEAST CORNER OF NORTH FARRELL DRIVE AND COMPUTER WAY 888 NORTH FARRELL 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 July 30, 2008. The City Council meeting begins at 6:00 p.m., in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by J.H. Farrell Partners, LLC, for proposed Planned Development District 347 to allow the construction of five single-story buildings consisting of general and medical offices on an approximately 2.74 acre parcel. The total area of all buildings will be 25,060 square feet. The proposed location is on the northeast corner of North Farrell Drive and Computer Way, 888 North Farrell Drive. ENVIRONMENTAL DETERMINATION: A Draft Mitigated Negative Declaration was prepared for this project under the guidelines of the California Environmental Quality Act (CEQA) and will be reviewed by the City Council at the hearing. Members of the public may view this document at the Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs, and submit written comments at, or prior to, the City Council hearing. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are also available for public review at City Hall between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. Please contact the Office of the City Clerk (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: 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 (for mail or hand delivery) to: James Thompson, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior to, the public hearing. (Government Code Section 65009[b][21). An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to David A. Newell, Associate Planner, Planning Services Department at (760) 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar_con Nadine Fieger telefono (760) 323-8245. /Jmes Thompson, City Clerk N M Department of Planning Services VV+E y Vicinity Map S p M r r v Legend Jo �d90 FI Radius � CITY OF PALM SPRINGS CASE NO: 5.1176 PD 347 DESCRIPTION: To consider proposed Planned Development District 347 to allow the construction of five single-story buildings consisting of general and APPLICANT: J.H. Farrell Partners, medical offices on an approximately 2.74 acre parcel. LLC The total area of all buildings will be 25,060 square feet. The proposed location is on the northeast corner of North Farrell Drive and Computer Way, 888 North Farrell Drive- 6600vl