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45-275 PRICKLY PEAR LANE, PALM DESERT,CALIFORNIA 92260
TELEPHONE (714) 346-0611
August 26, 1975
Honorable Mayor
Members of the City Council
Members of the Planning Commission
With the adoption and subsequent affirmation of the Palm Desert
General Plan, the city staff has initiated the review process
for those ordinances which will implement the goals , objectives,
and policies of the Plan. As a first step, the staff has pre-
pared a Draft Environmental Impact Report for the new Zoning Or-
dinance, Zoning Map, Subdivision Ordinance, and Grading Ordin-
ance for your review.
Included within this document are several amendments to the Gen-
eral Plan which will up-date the contents or make changes to
the original plan to correct errors discovered in it.
To facilitate your understanding of the E. I .R. , and the project
it encompasses, draft copies of all pertinent materials have also
been circulated.
Very truly yours ,
Harvey L. Hurlburt
City Manager
HLH/kcw
attach.
CITY OF PALM DESERT
CITY COUNCIL
Henry B. Clark, Mayor
Chuck Aston Noel Brush
Jean Benson James McPherson
PLANNING COMMISSION
William Seidler, Chairman
George Berkey Mary K. Van de Mark
Ed Mullins Dr. S. Roy Wilson
ADMINISTRATIVE STAFF
Harvey L. Hurlburt, City Manager
Paul A. Williams, Director of Environmental Services
Steve Fleshman, Associate Planner
Sam Freed, Assistant Planner
Naning San Pedro, Planning Draftsman
Questions or comments concerning the draft Environmental Impact Report
should be addressed to:
Sam Freed, Assistant Planner
Department of Environmental Services
P. 0. Box 1648
Palm Desert, California 92260
Phone: (714) 346-0611
TABLE OF CONTENTS
PAGE
I . INTRODUCTION 1
II . DESCRIPTION OF THE PROJECT 3
III . EXISTING ENVIRONMENTAL SETTING 12
A. Natural Environment
1 . Climate
2. Air Quality
3. Hydrology
4. Mineral Resources
B. Man-Made Environment
IV. ENVIRONMENTAL IMPACT ANALYSIS 26
A. Natural Environment
1 . Topography
2. Seismic and Non-Seismic Geology
3. Vegetation and Wildlife
4. Open Space
5. Air Quality
6. Climate
B. Man-Made Environment
1 . Social Impact
2. Economic Impact
3. Transportation
4. Aesthetic Impact
5. Urban Infrastructure
6. Noise
7. Archaeologic Sites
V. ADVERSE ENVIRONMENTAL EFFECTS WHICH CANNOT 38
BE AVOIDED
VI . MITIGATION MEASURES PROPOSED TO MINIMIZE 39
THE ADVERSE ENVIRONMENTAL IMPACT
Table of Contents Page
VII . ALTERNATIVES TO THE PROPOSED PROJECT 51
VIII . RELATIONSHIP BETWEEN LOCAL SHORT-TERM 53
USES OF MAN'S ENVIRONMENT AND THE
MAINTENANCE AND ENHANCEMENT OF LONG-
TERM PRODUCTIVITY
IX. IRREVERSIBLE OR IRRETRIEVABLE ENVIRON- 54
MENTAL CHANGES
X. GROWTH- INDUCING IMPACT OF THE PROJECT 55
XI . APPENDIX 56
XII . BIBLIOGRAPHY 57
I . INTRODUCTION
This report is designed to fulfill the requirements of the California
Environmental Quality Act of 1970 (CEQA) , amended state guidelines for
the implementation of CEQA, effective January 1 , 1975, and the City of
Palm Desert Environmental Quality Procedure Resolution No. 74-14, which
require that an Environmental Impact Report (EIR) be prepared for dis-
cretionary projects such as the adoption of a zoning ordinance or other
instruments of land use regulation.
Outside of the General Plan amendment, the project for which this EIR
was prepared is the tool by which the City will implement the General
Plan. These implementing tools are subject to the requirements of
state law (Section 65860(a) , California Government Code) which mandates
that the ''zoning ordinance shall be consistent with the General Plan''.
There exists a great deal of debate on the exact meaning of consistency,
although the consensus of opinion appears to be that the zoning ordin-
ance and map must be reasonably related to, and compatible with the ob-
jectives, policies, general land uses and programs specified in the Gen-
eral Plan. This position has received support from a recent opinion is-
sued by the California Attorney-General on January 15, 1975 (pg. 5-7) •
Since the General Plan establishes the parameters for the implementation
tools, it can be assumed that the range of potential environmental im-
pacts will tend to mirror those examined in the General Plan EIR. Thus ,
much of this report will be based on data and analysis initially prepared
for the General Plan. The major focus of this EIR is to examine in de-
tail those mitigation measures contained in the implementing ordinances.
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This EIR reflects the degree of generality of the proposed project. The
zoning ordinance, zoning map, subdivision ordinance, grading ordinance,
and General Plan amendments are regulatory measures which apply through-
out the community. They provide the means by which specific projects are
to be evaluated and establish minimum criteria on which to base an ap-
proval or denial . As such, we cannot evaluate their environmental impacts
with the same degree of detail that would be possible if we were dealing
with a precise development proposal . This approach is in conformance
with Sections 15147(a) and (b) of the state guidelines.
This report utilizes, where feasible, material contained in the General
Plan EIR, as permitted in Section 15068 of the guidelines for CEQA im-
plementation. However, supplementary detailed EIR' s will be required in
the future as specific development proposals are submitted for approval .
This EIR is not intended to be used as a justification for a categorical
exemption and/or negative declaration for any project undertaken within
the parameters of the zoning map and zoning, subdivision, and grading
ordinance. In addition, it is an informational document and may not be
used as an instrument to rationalize approval or denial of a project.
-2-
II . DESCRIPTION OF THE PROJECT
The project on which this evaluation is being conducted involves the
development of the first zoning, subdivision, and grading ordinances
specifically designed for use by the incorporated City of Palm Desert.
These ordinances will form the major tools by which the City will im-
plement the various elements of the adopted General Plan. When enacted,
these ordinances will comprise Chapters 25, 26 and 27, respectively,
of the proposed Palm Desert Municipal Code. Even though it is actually
a portion of the zoning ordinance, the proposed zoning map will also be
discussed due to its special importance in regulation development. In
addition, several amendments of the General Plan have also been included.
These ordinances will be effective only within the city limits of Palm
Desert. At the present time, this represents an area of approximately
8.86 square miles located along the southerly edge of the central portion
of the Coachella Valley, in the central part of Riverside County, near
the intersection of State Highway 111 and State Highway 74. The City
lies entirely within Township 5 South, Range 6 East, San Bernardino Base
and Meridian.
The basic objectives of the project originate in the goals, objectives,
and policies expressed in the Palm Desert General Plan. They include:
--develop land use relationships that are efficient and compatible, yet
allow the flexibility that is necessary to respond to changes in socio-
economic factors.
--maintains the character of Palm Desert and create the best possible
living environment for residents.
--develop a land use pattern that takes optimum advantage of the City's
natural assets including views, mountain areas, and the desert floor.
-3-
ZONING ORDINANCE AND MAP
As a general law city, Palm Desert is required to observe the regulations
governing the adoption, amendment, and administration of zoning ordinances
and maps established in the California Government Code under Sections
65800-65999 of the Planning and Zoning Law. Pursuant to these provisions
the legislative body of a city may establish an ordinance which will per-
mit it to:
(1 ) Regulate the use of buildings, structures and land as between industry,
business residents open space, including agriculture, recreation, en-
joyment of scenic beauty and use of natural resources , and other pur-
poses.
(2) Regulate signs and billboards.
(3) Regulate location, height, bulk, number of stories and size of build-
ings and structures; the size and use of lots , yards, courts and other
open spaces; the percentage of a lot which may be occupied by a build-
ing or structure; the intensity of land use.
(4) Establish requirements for off-street parking and loading.
(5) Establish and maintain building setback lines.
(6) Create civic districts around civic centers , public parks, public
buildings or public grounds and establish regulations therefore.
The zoning map is that part of the zoning ordinance which illustrates
which zones have been established throughout the City.
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-6-
The relationship between the zoning ordinance, the map and the Palm Des-
ert General Plan is a mixture of law and procedural methodology. The
Planning and Zoning Law creates the legal relationship which established
the General Plan as a binding statement of development policies and the
zoning ordinance and map as the specific instrument used to implement
such General Plan as may be in effect. As such, the zoning ordinance
and map must be consistent with the General Plan. However, the General
Plan is a look 40-50 years into the future, and it is almost axiomatic
that many of the Plan' s proposals will be substantially modified or re-
served for implementation many years from now. To provide for the "fine-
tuning" of the Plan's proposals and the staged or sequential construction
recommended in the General Plan, the zoning map will of necessity be sub-
stantially more restrictive in the range and location of land uses and
densities which it depicts. The only requirement established by the Plan-
ning and Zoning Law is that the various land uses authorized by the ordin-
ance be compatible with the objectives policies general land uses and
programs specified in the General Plan. Thus , for example, to prevent pre-
mature "leap-frog" residential development , the zoning map could show prop-
erty in the agricultural or Open Space Districts that was designated as
Medium Density Residential and Specialty Commercial on the General Plan.
This would permit the City to accomplish its goal of emphasizing infill
development rather than sprawl . In addition , the City would have a chance
at some later period to reassess the residential/commercial land use desig-
nation in the General Plan in light of altered circumstances.
Any general plan is only as reliable as the forecasts upon which it is
based. The plan is an imperfect projection based on our understanding of
events which are anticipated to occur in the future. As conditions change,
-7-
the original plan becomes less useful in its ability to achieve the City's
goals. Thus , a general plan should be viewed as a planning process and
not as a static future goal . Within this process the zoning ordinance
and map could be considered as on-going review mechanisms which provide
means for continuous analysis of the General Plan within the context of
specific site information.
The objectives of the proposed Palm Desert Zoning Ordiance include:
--foster a harmonious , convenient, workable relationship among land
uses.
--prevent the creation of population densities that will adversely af-
fect the City's ability to provide community facilities, utilities
and services.
--promote consideration of natural environmental features in the de-
velopment and use of land within the City.
--develop land use regulations that will encourage development in ex-
isting sections of the City and provide for innovative development
in undeveloped areas.
SUBDIVISION ORDINANCE
The proposed subdivision ordinance for the City of Palm Desert has been
prepared in accordance with guidelines established by the Government Code
of the State of California, Section 66410 et. seq. , known as the Subdivision
Map Act.
The purposes of the subdivision ordinance are:
--to control and regulate the division or consolidation of land , in ac-
cordance with the State Subdivision Map Act.
--to require the subdivider to properly install improvements.
--to provide for the regulation and control of the design and improve-
ment of a subdivision with a proper consideration of its relation to
adjoining areas.
-8-
--to provide for the designation and acquisition of sites for necessary
public facilities to serve residential areas that are developed as a
result of the subdivision of land.
--to prevent fraud and exploitation in the sale of subdivisions or parts
thereof.
Working in conjunction with the zoning ordinance which sets density and
minimum lot size standards, the subdivision ordinance establishes basic de-
sign standards for items such as street, lots, blocks , drainage facilities ,
utility easements, and performance bond requirements. The ordinance also
establishes the legal procedures for processing subdivision applications.
GRADING ORDINANCE
The proposed grading ordinance has been developed in accordance with the
requirements of Section 17922 of the California Health & Safety Code and
Section 7000 et. seq. of the Uniform Building Code, 1973 edition. This
ordinance creates minimum engineering standards for any construction acti-
vity involving grading excavating, or filling of land.
The basic intent of the ordinance is:
--to ensure that future development of lands, particularly in hilly areas
of the City, occurs in the manner most compatible with surrounding
areas and so as to have the least adverse effect upon other persons or
lands, or upon the general public.
--to ensure that soil will not be stripped and removed from lands in the
more scenic parts of the City, leaving the same barren, unsightly, un-
productive, and subject to erosion and the hazards of subsidence and
faulty drainage.
--encourage the planning, design, and development of building sites in
such fashion as to provide the maximum in safety and human enjoyment,
while adapting development to and taking advantage of the best use of
the natural terrain.
--encouraging and directing special attention toward the retaining, in-
sofar as practical , the natural planting, the maximum number of exist-
ing trees, and the natural character of the hillside areas.
-9-
Taken together, these ordinances provide the framework for a rational and
comprehensive review and control process to guide the future physical , so-
cial , and economic development of the City of Palm Desert.
GENERAL PLAN AMENDMENTS
Section 65361 of the California Government Code provides that any mandatory
element of a General Plan may be amended three times during any calendar
year. The proposed amendments represent the first adjustments to the Palm
Desert General Plan for 1975• The following changes are being proposed:
(1 ) Land Use Map
- Change 38-acre, high density residential (7-18 dwelling units per
acre) area west of the College of the Desert to medium density resi-
dential (5-7 dwelling units per acre) .
- Change area west of the Palm Valley Storm Channel from medium den-
sity residential and core area commercial to Planned Commercial Re-
sort.
- Change area adjacent to San Pablo and north of State Highway 111 from
medium density residential to core area commercial .
- Change area north of Shadow Mountain Drive from medium density resi-
dential (5-7 dwelling units per acre) to low density residential
(3-5 dwelling units per acre) .
- Change area adjacent to State Highway 111 and west of Palm Desert-
Indian Wells boundary from core area commercial to Planned Commercial
Resort.
(2) Land Use Element
- Add a designation of Planned Commercial Resort which would permit
hotels, entertainment facilities, and related core area commercial
uses.
- Add an objective of providing a buffer between residential and commer-
cial areas.
(3) Circulation Element
- Revise the designation of Monterey Avenue to a major highway. Show
change on Figure 5. 1 .
-10-
- Delete reference to tram system on page 5.P.2 and revise Figure 5.3•
- Add a pedestrian sidewalk along Portola Avenue, between Highway 111
and the Middle School site.
(4) Housing Element
- Page 4.B. l .b - Change to "Palm Desert Tennis Club".
- Change phrase throughout element from "low" income housing to "lower"
income housing.
- Page 4.B.7 - Last line on page should read. . ."improve living condi-
tions in the City, including housing."
- Page 4.P.3 - Last line of second paragraph should read. . ."its ac-
tions may have an important impact on Palm Desert ' s housing needs".
(5) Urban Design Element
- Several changes which add line-of-sight "sight plane" requirements.
- Add diagrams illustrating 2- and 3-dimensional line-of-sight con-
siderations.
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III . EXISTING ENVIRONMENTAL SETTING
A. Natural Environment
The primary features of the physical environment are described in
various sections throughout the General Plan document. In Section
6, Environmental Elements, the various physical characteristics of
the planning area's natural environment are detailed. Included
is a discussion of the following:
- topography
- geology and soils
- seismic and non-seismic geologic hazards
- flooding
- vegetation and wildlife
Those features of the physical environment not specifically dealt
with by the General Plan are described in more detail below:
1 . Climate - The Coachella Valley has an arid desert climate.
Water laden marine storms deposit most of their precipitation
in the San Jacinto, San Gorgonio and Santa Rosa Mountains.
Frequently the annual rainfall in the mountains exceeds 40
inches while on the Valley floor less than 5 inches is normal .
Most rain falls as a result of infrequent and short winter
storms. On rare occasions there are high intensity summer
storms which can create runoff problems in the form of flash
flooding. Street flooding is also common under these condi-
tions.
The climatic attractions of the Coachella Valley are its nor-
mally clear skies and pleasant winter temperatures. The area
within the Palm Desert City limits and that portion of the
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Sphere of Influence south of the City experiences temperatures
similar to those at Palm Springs. In Palm Springs, the annual
average maximum is 880F. and the annual average minimum is 560F.
Summer highs commonly exceed 1000F. and occasionally exceed
1200F. Winter lows are in the 40's but sometimes dip below 200F.
At higher elevations , in the northern portion of the planning
area, the temperatures are lower and precipitation greater. The
daytime temperature difference between the 950-foot level and
the 2,750-foot level averages 9.8 degrees.
2. Air Quality - The air quality of the Coachella Valley has been
steadily deteriorating during the past few years. The problem
is two-fold : dust and oxidants. The dust problem is most acute
in the lower Valley and results from human activity; e.g. , burn-
ing dumps, vehicle movement on unpaved roads , sand and gravel
operations , and agricultural burns. Table 1 summarizes air
quality in the southeast Desert Air Basin. The high oxidant
levels are believed to be the result of pollutants from the Los
Angeles Basin which have been carried through the San Gorgonio
Pass. Local automobile sources contribute to the problem.
Findings by the Riverside County Air Pollution Control District
indicate that local vehicular emissions are not of sufficient
amounts to explain the existing high levels of Valley pollutants.
The pollution problem is accentuated by the Valley physiography.
With mountains to the north, south, and west, air commonly be-
comes trapped and moves up and down the long narrow depression
of the Valley. In addition, stable air masses often confine
pollutants closer to ground elevation than usual .
-13-
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TABLE 1
AIR MONITORING DATA
SOUTHEAST DESERT AIR BASIN
RIVERSIDE COUNTY PORTION - 1970
Number of Days
California State Standards Maximum Average
Containment State Standard Exceeded Concentration
Oxidant 0. 10 ppm, 1-hour 49 0.48 ppm
Carbon 40 ppm, 1-hour or
Monoxide 10 ppm, 12-hours 0 0 ppm
Sulfur 0.5 ppm, 1-hour or
Dioxide 0.04 ppm, 24-hours 0 0 ppm
Nitrogen
Dioxide 0.25 ppm, 1-hour 0 0 ppm
Particulate 100 g/m3, 24-hours or
Matter 60 g/m3, annual
geometric mean 35 471
Source: Southeast Desert Basin Implementation Plan, 1971 .
SOURCE OF VARIOUS EMISSIONS
SOUTHEAST DESERT AIR BASIN
(ton s pe r day)
Particulate Nitrogen Sulfur Carbon
Hydrocarbons Matter Oxides Dioxide Monoxide
Automotive 45 (38.8%) 5 (2.5%) 47 (46. 1%) 1 .9 (24.4%) 377 (84.2%)
Planes, Ship,
Rail 37 (31 .9%) 14 (6.9%) 27 (26.5%) 4.9 (62.8%) 37 (8.3%)
Stationary 34 (29.3%) 184 (90.6%) 28 (27.4%) 1 .0 (12.8%) 34 (7.5%)
Total 116 203 102 7.8 448
Source: SCAG, 1975 Regional Transportation Plan, p.D-43
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3. Hydrology - A groundwater level of between 80 to 200 or more
feet below the surface is the normal condition for the City
and Valley floor. The water level in this region of the Coa-
chella Valley is dropping. However, the Coachella Valley County
Water District (CVCWD) is currently involved in a program to re-
charge the groundwater basin. Using water from the Colorado
River the CVCWD expects to raise the groundwater to its 1945
level by the year 2000.
The quality of groundwater in the Valley is considered to be
quite good and is used for domestic as well as agricultural pur-
poses. Total dissolved solids average 175 ppm although this fig-
ure varies greatly. In the southern portion of the planning area
the water is rather hard , while in the northern area it is very
soft. Well water is generally not used directly from individual
wells , but is piped to holding tanks in the northern portion of
the City. This creates a blending of water from various areas
having a wide range of dissolved solids. The following table
summarizes the water quality of the planning area.
-lg-
SUMMARY OF GROUNDWATER QUALITY
FACTOR AVERAGE RANGE
Total Dissolved Solids 175 ppm 100 - 250 ppm
Hardness 110 ppm 100 - 250 ppm
Fluorides 0.4 ppm 0.2 0.8 ppm
4. Mineral Resources
There are no mineral resources of economic value within the
planning area.
B. Man-Made Environment
1 . Land Use - Palm Desert 's 8.86 square miles contain a variety
of land uses, including single-family and multiple-family resi-
dential development, retail and service commercial , professional
offices, public uses, agriculture and vacant land. Table
indicates the breakdown of the existing land use pattern in the
City.
Residential : There are approximately 6,330 dwelling units with
the City of Palm Desert. Statistically, single-family residences
comprise the largest proportion with 46% of the total . The re-
maining units are divided among condominiums (21 .6%) , apartments
(17.6%) , and mobile homes (14.80) .
-20-
FIGURE 7
EXISTING LAND USE INVENTORY
USE ACRES
Residential
Very Low Density 145. 1 2.6
Low Density 428.8 7.6
Medium Density 390.3 6.9
High Density 59.0 1 .0
Commercial 68.9 1 .2
Industrial - -
Institutional 216.5 3.8
Agriculture 232.6 4. 1
Open Space
Public 86. 1 1 .5
Private 176.3 3. 1
Vacant (includes roads) 3866.7 68.2
TOTAL CITY 5670.3 100.0
-21-
Densities in residential areas range from the 5-acre homesites
in the mountain areas west of the Palm Valley Storm Channel to
apartment projects in the eastern section of the City with over
40 units per acre.
Commercial : The area adjacent to Highway 111 has traditionally
served as the primary shopping area for the City of Palm Desert.
Retail development along Highway 111 began in the late 1940' s
and early 1950's. The majority of this retail development was lo-
cated along the north side of Highway 111 . Approximately 10 years
ago, retail space began to be developed along the south side of
Highway 111 between San Luis Rey and Portola Avenues. Within the
last three or four years, retail and office development has shifted
south to El Paseo, the western portion of the Highway 111 area has
become the primary shopping area anchored by the Palms to Pines
Center, and the north side of Highway 111 has become oriented
toward service, automotive-related , and offices uses. Hotel and
motel development is currently concentrated in three areas of the
City - the intersection of Deep Canyon Road and Highway 111 , in the
vicinity of El Paseo and Larrea Street, and in the vicinity of E1
Paseo and Ocotillo Drive. These motels have a combined capacity
of 416 units. During the last ten years, office development, like
retail commercial development, has taken place along the south
side of Highway 111 . Most recent office construction has shifted
to E1 Paseo.
Public/Institutional : Several public uses are clustered at the
eastern end of El Paseo, with the Post Office, Library, George
-22-
Washington Elementary School , Fetch Center for Retarded Children,
and temporary City Hall as the primary activities. The Middle
School-Lincoln School-City Park complex is located just east of
Portola and south of the Whitewater Storm Channel . The College
of the Desert, a two-year state junior college institution, is
located at the northeast corner of Avenue 44 and Monterey Avenue.
The Living Desert Reserve, a natural life museum and desert pre-
serve, is situated east of Portola and south of Haystack Road.
Eight major churches serve the residents of Palm Desert and are
located in permanent or temporary sites throughout the community.
Agriculture: Approximately 232 acres of land within the City of
Palm Desert could currently be classified as agricultural . This
area is almost entirely comprised of date palm groves.
2. Population - The existing population of the City is estimated to
be 14, 165 persons, of which approximately 10,000 persons could
be categorized as full-time residents. The median age is presently
37 years and the median family income, according to the 1970 U.S.
Census, was $10,546. Specific breakdowns for these figures can
be found in the Population and Economics Element of the General
Plan.
3. Circulation - The City of Palm Desert is bisected by State High-
way 111 , the principal traffic artery between the upper and lower
Coachella Valley. The heaviest traffic in the City occurs along
Highway 111 , resulting in substantial congestion and traffic
safety problems, which are compounded by the frontage roads which
-23-
parallel both sides of Highway III through most of the City.
The current average daily traffic (ADT) volume on the major east-
west and north-south arterials serving Palm Desert are:
Street ADT
east-west: Highway Ill 17,000
Avenue 44 4,200
Country Club Drive 1 ,800
E1 Paseo 2,900
Alessandro 250
north-south: Bob Hope Drive 7,000
Monterey Avenue 2,500
Highway 74 7,400
San Luis Rey Avenue 1 ,400
Portola Avenue 3,500
Cook Street 600
The City is currently undertaking an extensive road reconstruc-
tion program over the next several years to 1980.
4. Noise - The major source of noise within the City of Palm Desert
is the vehicular traffic along Highway Ill and Highway 74. The
noise levels along these arterials were "clearly unacceptable"
for residential development, as defined by Department of Housing
and Urban Development noise standards; specific noise readings
along Highway Ill have been measured at 75 dB(A) for 8 hours per
24 hours approximately 500 feet from Highw ay Ill - a "normally
unacceptable" reading. Noise levels in the remaining portion of
the City are within the "clearly acceptable" or "normally accept-
able" zones for residential development , as defined by HUD noise
standards.
5. Archaeologic and Historic Conditions - The Archaeologic Research
Unit, Dry Lands Research Institute of the University of California ,
-24-
Riverside, conducted a literature search as part of the data
gathered for the Palm Desert General Plan. They identified two
areas of major archaeologic importance, in the vicinity of In-
dian Wells and Point Happy, which are outside of the current City
limits. The areas directly adjacent to the mountains are con-
sidered by archaeologists to be the most likely artifact sites.
However, on-site surveys conducted in these areas for various
projects have not uncovered any finds. (See Webb Engineering,
EIR: Gerald Moss Properties, September, 1973.)
-25-
IV. ENVIRONMENTAL IMPACT ANALYSIS
Environmental impact is not limited to the effects on plants and animals,
but includes the effects that the proposed ordinances may have on a wide
range of physical , biological , economic, and social issues. Due to the
generalized nature of the project, this EIR (in conformance with Section
15147 of the Implementation Guidelines) will focus on the secondary effects
that can be expected to follow from the adoption of the ordinances and the
General Plan.
A. Natural Environment
1 . Topography - Development carried on under the zoning ordinance
and zoning map will follow the basic pattern established in the
land use map of the General Plan. Development of roads, golf
courses, grading for structures, etc. , will change existing land
contours and drainage patterns. Limited grading of hillside
areas will occur. Most topographic changes will occur in areas
of little intrinsic value to man.
2. Seismic and Non-Seismic Geology - The probability of a severe
earthquake being experienced in the City is not high, but the
possibility always exists. This aspect has been evaluated in
the Seismic Element of the General Plan, which indicates known
fault lines and areas susceptible to geologic hazard.
Some of the non-seismic hazards that may affect the City include
blowsand, severe slope, and flood areas. Abatement measures for
the blowsand problem might include the planting of double rows
of tamarisk trees. However, installation and maintenance of
-26-
these trees could be very costly and would require large amounts
of water. If the costs are borne by the developer, it could ren-
der even the least expensive forms of housing beyond the economic
means of many families. As construction occurs and until the tam-
arisks take hold, sand storms and extensive sand accumulation on
roads can be expected to occur. A possible side effect from the
control of the blowsand problem may be the gradual degradation of
the sand dune formations located north of the Whitewater Storm
Channel . The tamarisks might cut off the supply of sand blown
into the area by the wind , which could lead to the eventual dis-
appearance of the existing dunes.
3. Vegetation and Wildlife - Descriptions of the vegetation and vari-
ous wildlife habitats are presented in the Conservation and Open
Space Element of the General Plan. Additional detailed studies
of fauna and flora in hillside, flat land, and date grove settings
are provided by EIR' s previously submitted to the City for vari-
ous projects in these areas and referenced in the bibliography
of this report. Wherever development occurs in the existing or
future City, most of the native plant and animal habitats will be
destroyed. However, some species including most rodents and birds,
can be expected to increase their existing population as a result
of the landscaping provision in the zoning ordinance and park
dedication and street tree requirements in the subdivision ordin-
ance. Due to severe topographic conditions coupled with existing
wildlife reserves, flora and fauna will remain essentially un-
touched in most of the mountain areas. Some destruction of ex-
-27-
isting date palm trees will result from the conversion of ex-
isting agricultural lands to residential or commercial uses.
4. Open Space - As vacant land continues to be developed , its use
as open space is obviated. Retention of desired open space may
be accomplished by land acquisition prior to the development of
the land or by establishing design standards that mandate open
space areas as part of the project.
5. Air Quality - The issue of air quality is a major concern through-
out the nation, and particularly in the Southern California region.
While it is possible to determine the amounts and types of pollu-
tants by source type, their effect on overall air quality is diffi-
cult to measure.
Figure 8 shows the projected tons per day of various air pollu-
tants for mobile sources. The analysis is broken down by resi-
dential neighborhood and commercial use. It was developed from
the following assumptions.
- Using figures collected by the California Division of Highways
and making adjustments based on the proposed circulation system
for Palm Desert , the number of vehicle trips per day by gross
land use type was determined.
-28-
TABLE 2
VEHICLE TRIPS PER DAY
Development Type Trips/Day
Residential - Trips/Day/DU
Very Low Density 10
Low Density 10
Medium Density 7
High Density 7
Commercial - Trips/Day/Net Acre
All Types 85
-29-
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-30-
- Using figures developed by the Southern California Association
of Governments the average trip length for major development
types was determined.
AVERAGE TRIP LENGTH
Residential 10 miles
Commercial 8 miles
Figure 8 represents a "worst case" situation. Emission factors
for 1974 were used rather than 1990 factors which assume that all
vehicles will meet state and federal standards currently proposed
for that year. Assuming proposed emission standards are met in
the future, an adjustment of total emissions shown in Figure 8
could easily be made.
Total emissions are presented by proposed neighborhood so that as
development of individual neighborhoods occurs and phasing for
future neighborhood development is established , estimates of
daily vehicular emissions can be determined.
The air pollution analysis is limited to mobile sources since the
impact created by stationary sources (industry, power plants, etc.)
is expected to be minimal . There are no areas of heavy industry
proposed for the planning area.
6. Climate - According to Mr. Carl Garczynski of the National Weather
Service, Coachella office, the average humidity level of the Coa-
chella Valley has been basically unaffected by the increase in
agricultural and recreational activities. Data gathered at a moni-
toring station located in Thermal indicates that there has been
little change in the mean humidity level (approximately 37%) since
-31-
1949.
The impact on humidity of recreational facilities and landscaping
is generally limited to the immediate surroundings , usually not
more than 100 yards. When examining the overall Coachella Valley
atmospheric basin, these impacts become negligible.
B. Man-Made Environment
1 . Social Impact - The General Plan anticipates that the population
of the existing City could double from its present level by 1995•
The changes created by continued urbanization in and around the
City will doubtlessly be reviewed as detrimental by some of the
current residents of Palm Desert. This will be particularly true
with individuals who moved to the desert to get away from built-
up areas. On the other hand, residents who live and work year-
round in the City and who must depend on the local economy for
their livelihood or who must travel to other cities to shop, view
the on-going growth as desirable. The problem for Palm Desert is
whether the diverse goals of these two groups of residents are
irreconcilable or whether a mutually-agreeable compromise solu-
tion can be achieved.
2. Economic Impacts - The intent of the Population and Economics
Element of the General Plan is to insure a stable economic base
for the future of Palm Desert. It proposes to achieve this goal
by establishing a balance of residential and commercial uses with-
in the City. This will produce a situation of steadily increasing
assessed valuation for property in the City which could provide a
short-term source of municipal revenue based on construction ac-
-32-
tivity until the City had developed a broad and secure tax base
for the future, when construction would be much smaller. This
would permit the City to provide a high level of service without
placing a burdensome level of taxation on existing residents.
3. Transportation - The circulation system proposed for Palm Desert
has been developed with the private automobile as its dominant
element. Therefore, depending on the ability of state and federal
agencies to reduce the emission levels of new cars, the City could
be faced with a long-range air quality problem. The City's abil-
ity to develop and finance alternative transportation modes will
affect the extent to which local residents and visitors will be
dependent on the automobile.
4. Aesthetic Impact - Increased development will have a marked ef-
fect on the aesthetic quality of the City. Landscaping and the
extensive planting of tamarisk wind rows will tend to block views
of the mountains and lessen the contrast between valley and
mountain areas. Increased urbanization will produce additional
light which will diminish views of the night-time sky.
5. Urban Infrastructure - Development approved under the zoning,
subdivision, and grading ordinances will require a variety of
supporting infrastructure. Based on population projections, pro-
visions of the proposed zoning map, and per capita requirements
for public facilities, a chart has been developed which illus-
trates the amount of infrastructure required for each of the pro-
posed City neighborhoods at full expansion. It includes the
-33-
FIGURE 9
IMPACT ON URBAN INFRASTRUCTURE
1000 Gal/ 1000 Gal/ 1000 Lb/Day 1000 Ft.3/
RESIDENTIAL Day Day KW/Day Solid Day
NEIGHBORHOOD Water Sewage Elect. Waste Gas
1 259.9 180.8 31 ,640 10.6 361 .6
2 447.6 311 .4 54,488 18.3 622.7
3 365.0 253.9 44,436 14.9 507.8
4 542.9 370.4 63,280 21 .3 723.2
5 989.9 591 .0 82,600 27.8 945.6
6 332.4 231 .2 40,460 13.6 462.4
7 1162.7 762.9 123,788 41 .6 1414.7
8 148.4 88.6 12,404 4.2 141 .7
11 146. 1 101 .6 17,780 6.0 203.2
Subtotal 4394.9 2891 .8 470,876 158.3 5382.9
Comm. 144.2 99. 1 n.a. 180.2 n.a.
Totals 4539. 1 2990.9 470,876 338.5 5382.9
-34-
breakdown of demand for water, electricity, and gas as well as
showing projected amounts of sewage and solid waste. Through
meetings and telephone conversations, the various public util-
ities expressed their ability to meet increased demands. Water
supply, which had earlier been considered a critical problem,
is now considered to be less serious. (See Appendix. ) The
Desert Sands Unified School District has indicated that, through
a program of continued coordination with the City, adequate edu-
cation facilities will be provided.
The Conservation and Open Space Element of the General Plan con-
tains sufficient proposed park area to more than adequately meet
the demand at full development.
6. Noise - New development will increase the number of vehicles
traveling in Palm Desert, which will worsen the problem of high-
way noise and its impact on residential areas.
7. Archaeologic Sites - An analysis of the significant archaelo-
gical sites is contained in a report prepared by the University
of California, Riverside, and is on file with the City of Palm
Desert. In general , urban development will have very little im-
pact.
-35-
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-37-
V. ADVERSE ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED
The conversion of open areas to urban uses in those portions of the plan-
ning area designated for urban expansion will create adverse environmental
effects which cannot be avoided. The impacts will be the direct result
of population increases. The following is a summary of unavoidable ad-
verse impacts to the environment of Palm Desert.
- Increased traffic will create higher air and noise pollution levels,
- increased utility needs, especially water, which will create a bur-
den on the Coachella Valley County Water District to meet demands
at full development ,
- increased consumption of costly energy resources,
- tamarisk rows planted to control blowsand will tend to eliminate
views from the valley floor,
- humidity levels will increase slightly as landscaping associated
with increased development becomes more pronounced ,
- loss of large amounts of open space,
- views of the night sky will be reduced ,
- higher cost of new development due to internalization of external
costs and more stringent minimum design and construction standards.
-38-
VI . MITIGATION MEASURES PROPOSED TO MINIMIZE THE ADVERSE
ENVIRONMENTAL IMPACT
The Palm Desert General Plan establishes as a principal criterion, the
mitigation of detrimental environment impacts. This section will examine
those specific mitigation aspects contained in the proposed zoning, sub-
division, grading ordinances, and General Plan amendments.
- Additional development will remove large amounts of open space and
alter the natural topography of the area.
There are several ways that the City could preserve open space. For
a price, title to vacant land or a development rights easement could
be acquired. As land is subdivided, provisions in the subdivision
ordinance would require the developer to dedicate land for parks and
open space. In many cases, residential projects would be designed
around private recreational facilities, such as golf courses, or sub-
ject to lot coverage restriction thus achieving the same effect. The
zoning ordinance contains an Open Space District basically limited to
recreational uses, a Drainageway, Flood Plain, Watercourse Overlay
District that prevents structural development in certain areas, a
Seismic Hazard Overlay District that restricts development in geo-
logically hazardous areas, a Natural Factors/Restricted Development
Overlay District to provide for the conservation of natural resources
and flora and fauna habitats , and a Hillside Development Overlay Dis-
trict that greatly controls construction on land with greater than
10% slope. In addition, specific alterations of the existing topo-
graphy would be controlled at various phases of project review es-
tablished in the zoning ordinance, such as Change of Zone, Develop-
ment Plan, Conditional Use Permit, and Design Review Board , as well
as under the technical requirements of the Grading and Subdivision
ordinances.
-39-
- Views of the night sky will be reduced.
Regulation of the exterior lighting would be under the jurisdiction
of the Design Review Board Process. Modest lighting outside of homes
and apartments could substantially reduce the need for bright street
lighting. The intensity of outdoor light sources would also be regu-
lated by the Design Review Board Process. However, the City will have
to consider the merits of reduced and subdued evening lighting with
the public safety problems created by dimly-lit streets.
- Seismic and Non-Seismic Hazards
The zoning ordinance provides several districts specifically addressed
to these problems, such as the Open Space District , the Drainageway,
Flood Plain, Watercourse Overlay District , the Seismic Hazard Over-
lay District, Natural Factors/Restricted Development Overlay District
and the Hillside Development Overlay District. Additional controls
are provided by the Subdivision and Grading ordinances.
- Tamarisk rows planted to control blowsand and street trees planted
as a result of the Subdivision Ordinance, will tend to eliminate
views from the Valley floor.
Most of the major roads in Palm Desert have been designated in the
General Plan as scenic highways. In order to preserve and control
these scenic corridors, the zoning ordinance contains a Scenic Pre-
servation Overlay District requiring that development shall first
be reviewed and approved by the Design Review Board, which shall make
specific recommendations to retain and protect the aesthetic quality
within the scenic corridor.
- Humidity levels will increase slightly as landscaping associated
with increased development becomes more pronounced.
-4o-
Both the Urban Design Element and the Public Facilities Element of
the General Plan contain implementation policies which urge that in-
digenous desert landscape materials be used wherever possible. How-
ever, even if low water-consuming plants are only used, the amount of
additional landscaping that will occur will be substantial . Not only
does it improve the aesthetic appearance of a project , but plant ma-
terials will also be used as a hedge to obscure unsightly portions
of a project, as a retardent of erosion caused by surface storm water
run-off, as a noise buffer, and in recreational and open space areas.
The problem is to determine the optimal trade-off in regard to the
beneficial uses of landscaping. Specific landscaping and irrigation
plans are evaluated by the Design Review Board on a case-by-case basis.
- Increased traffic will create higher air and noise pollution levels.
The system of scenic corridors in the City and the Transportation
Noise Element of the General Plan will provide the design guidelines
for abating vehicular noise. Critical noise areas have already been
designated in the General Plan. The zoning ordinance requires that
submittal documents for a Development Plan contain information on
pedestrian circulation systems, which would help to reduce transpor-
tation noise, as well as air pollution levels.
Many factors that should be used to control the air quality problem
have been pre-empted by the federal and state government. Vehicle
emission standards , minimum mileage requirements, registration and
licensing fees, gasoline taxes , and fuel rationing are some of the
more effective measures not available to the individual municipality.
Promising technological refinements in new fuels and engine design,
-41-
such as the stratified charge engine, won't provide a substantial
amount of relief for many years due to the length of time needed to
convert or replace the existing stock of vehicles.
The Palm Desert General Plan, as implemented through the zoning,
subdivision, and grading ordinances, seeks to create a land use pat-
tern that discourages automobile use and encourages other modes, such
as golf carts, walking and bicycles. Automobile use is reduced by
creating satellite convenience commercial centers, connected to ad-
jacent residential areas by bike and pathway. In addition, by per-
mitting certain areas of the City to develop at moderate densities,
such as 7 to 18 dwelling units per acre, a city-wide network of tans-
portation nodes can be created , thus permitting the eventual estab-
lishment of an economically feasible dial-a-ride minibus system.
- Increased utility needs, especially energy and water.
Provision of essential utility services to all new subdivisions is
evaluated under the subdivision review process. The Subdivision Or-
dinance also specifies requirements for parks, school sites, etc.
At the time the General Plan EIR was being prepared, an analysis of
projected water needs indicated that an additional 31 acre feet/day
(11 ,315 acre feet/year) would be required . Subsequent correspondence
from the Coachella Valley County Water District has elaborated on the
future situation, indicating that 61 ,200 acre feet/year of water would
be imported from the State Water Project. Additional water would be
available from the wastewater treatment plants currently under con-
struction.
The reduction of inefficient and unnecessary energy consumption is
-42-
accomplished at the earliest phase of project review. Pursuant to
the standards of the California Environmental Quality Act of 1970,
the zoning ordinance mandates an environmental analysis of all non-
exempt projects, with a strong emphasis on energy conservation meas-
ures. These will be supplemented by building code requirements.
Additional energy savings are provided by implementation of the
non-automotive circulation system in the Circulation Element.
- As development of the Valley floor takes place, most of the native
plant and animal habitats will be destroyed.
Provisions in the General Plan protect all rare and endangered spe-
cies. The zoning ordinance contains several zones which can be used
to preserve natural habitats , including the Open Space District and
the Natural Factors/Restricted Development Overlay District. The
Grading Ordinance also directs special attention to preserving the
natural character of hillside areas. New landscaping required by
the Design Review Board and parks and street trees required under
the Subdivision Ordinance, will offer means of additional protection.
Most mountain areas will be saved since they are part of the exist-
ing wildlife reserves.
- Social impact of urbanization.
The General Plan anticipates that the current population of the City
(14,000 persons) will increase to approximately 30,000 persons by
1995, at an annual growth rate of 2.71%. It is also anticipated
that the relative composition of this population (permanent employed,
permanent retired , and seasonal ) will remain unchanged. In order to
maintain the character of Palm Desert , the General Plan proposes to
guide development within a pattern of neighborhoods established
-43-
throughout the City. New development will be controlled under the
provisions of the Planned Residential District and the Subdivision
Ordinance. The Development Plan required by this district specifi-
cally requires information on how the project will relate with ad-
jacent areas. Existing neighborhoods will be strengthened by using
the Planned Residential District to create neighborhood focal points
which give residential areas unique and unifying characteristics.
Improved pedestrian pathway and bikeway systems will allow greater
interpersonal relationship between residents of a single neighbor-
hood and in the entire City. Up-graded development standards for
new construction and new City-financed urban facilities, will help
to lessen the physical disparity between different residential
areas.
- Economic impacts of urbanization.
The new Zoning Ordinance provides a greater degree of separation
between commercial and industrial uses, which permits a more attrac-
tive form of development. The quasi-industrial uses currently scat-
tered among the retail and office commercial will be shifted to
specially-designed service industrial districts adjacent to the
City. The Planned Commercial and Planned Industrial Districts will
give the City much greater flexibility in creating attractive and
innovative commercial and industrial centers, geared to the needs
of the occupant and the community. Improvement of the Core Commer-
cial Area will be handled through the Redevelopment Agency. Costs
for the additional services required by the new development have
been added to the cost of subdivision. The Subdivision Ordinance
requires that park space, school sites, police and fire stations ,
etc. , be either dedicated to the City or reserved for possible fu-
-44-
ture purchase. To avoid increasing the cost of housing beyond the
means of most people, the City has the option of adjusting its re-
quirements for different types of projects.
- Loss of archaeological sites.
Significant sites, assuming they were in a developable area and
therefore not zoned Open Space, could be protected under the Natural
Factors/Restricted Development Overlay District.
- Dirt and noise caused by construction.
City ordinances require abatement measures to minimize the nuisance
aspects of construction. These measures are also required in the
Grading Ordinance.
- Unforeseen adverse impacts.
To the extent that a project is approved and constructed in phases,
the City continues to exerecise a certain degree of control over an
on-going project. In addition, the developer must comply with all
applicable laws, ordinances , or regulations of the State of Cali-
fornia, the City of Palm Desert , and any other applicable govern-
mental entity as a part of construction. This condition requires a
project to be adjusted should it cause a problem not foreseen at
the time of approval . Performance bonds issued as a part of the
Subdivision Ordinance would be used to enforce the City's claims.
Each district in the Zoning Ordinance identifies those uses that have
a potential for creating problems. These uses are then designated
for approval only with a Conditional Use Permit to ensure that ade-
quate corrective measures are provided.
-45-
- Zoning map as a mitigating factor.
The General Plan, as its name implies , is a schematic, conceptual
statement on the future development of Palm Desert. It does not
attempt to specify specific development standards, such as density,
recognizing that within only several feet, the minimum requirements
could be quite different. This function is accomplished with the
Zoning Ordinance and map.
There are several aspects of the proposed zoning map which help to
mitigate potential adverse impacts. Using the provisions of the Zon-
ing Ordinance, stringent review procedures have been established
throughout the City for new development. All hazardous or environ-
mentally critical sites have also been designated with appropriate
overlay districts. In many cases , this has resulted in anticipated
densities far lower than those shown on the General Plan. An ex-
ample of this would be hillside areas which were broadly designated
in the General Plan as permitting 1-3 dwelling units/acre. In the
Zoning Ordinance, this same area, if it had a slope of 35%, would
allow only one unit for every 20 acres.
The zoning map contains residential districts of varying densities.
This should aid the City in its attempt to meet the state require-
ments to "make adequate provision for the housing needs of all econo-
mic segments of the community". In addition, a mixture of low, medium,
and high density developments offers the potential for greater re-
duction of adverse environmental impact than would be possible in an
exclusively, low-density community. A 1974 report, The Costs of
Sprawl , commissioned by the Environmental Protection Agency, U. S.
Department of Housing and Urban Development, and the Council on En-
vironmental Quality found that:
-46-
a. Higher density communities use less than half as much land per
dwelling compared to low density communities.
b. In terms of total investment costs , the high-density planned
community is distinctly less expensive: 21% lower than the cost
of combination high-and-low density community and 44% lower than
the low-density community.
c. The largest savings are in lower construction costs for dwellings
and important savings are also attributable to reduced costs for
roads and utilities, which are about 55% lower.
d. Higher density developments require less energy and stimulate
less automobile use. As a result, they generate about 45% less
air pollution than the low-density case.
e. The high-density community uses 44% less energy and 35% less wa-
ter than does the lower density sprawl community.
Certainly, the preponderence of low-density residential development
proposed for Palm Desert will not permit the City to take full advan-
tage of these savings. The proposed zoning map would result in an
overall residential density in the City of 3.87 units per acre. How-
ever, careful review of the low-density dwellings during the Design
Review Board Process and the select use of higher density develop-
ments should help in minimizing the environmental impacts.
General Plan Amendments - The major amendments to the Palm Desert Gen-
eral Plan will also result in the mitigation of adverse environmental
impacts. The two reductions in land use designation (from high to
medium density for the 38-acre site near Monterey Avenue and Park
View and from medium to low south of E1 Paseo between Highway 74 and
-47-
Portola Avenue) will reduce the number of dwelling units potentially
allowed in the General Plan by 538 units, which will help to keep
noise and traffic impacts at acceptable levels and reduce the de-
mand on essential utility and municipal services. A specific ob-
jective is being added to the Land Use Element to ensure that buffer
measures are provided between residential and commercial uses. Mon-
terey Avenue would be reduced from an arterial to a major road status.
This reduces the overall right-of-way requirement by 26 feet and sub-
stantially reduces the need for costly acquisition of marginally use-
ful land that might necessitate the removal of existing utility struc-
tures or single-family residences. The designation of a sidewalk
along Portola Avenue, between Highway 111 and the Middle School , will
enable the City to obtain state funding for this vitally-needed im-
provement which will increase the safety of children that attend the
schools. The sidewalk has been designed so that it would require
the removal of only two existing trees. This project also contains
curb and gutter improvements to increase the water flow capacity of
Portola Avenue during rain storms. The Urban Design Element is being
amended to include a more detailed analysis of line-of-sight require-
ments to be used in project review. It expands on the building height
concept and includes new provisions related to the location of units
on the lot.
-48-
FIGURE 11
;t
,
2
r.
,
877
CITY O F
PALM DESERT
_ 1 ;
RESIDENTIAL. i
NEIGHBORHOODS
I i
E
-_ -49-
TABLE 4
ZONING MAP SUMMARY
GENERAL PLAN PROPOSED
NEIGHBORHOOD DESIGNATION ZONING MAP
1. 38.0 ac. high density 266 - 684 units 266 units - 7.0/ac.
200.0 ac. med. density 1000 - 1400 units 864 units - 4.3/ac.
238.0 ac. 1266 - 2084 units 1130 units - 4. 7/ac.
2. 359.7 ac. med. density 1799 - 2518 units 1946 units - 5.41/ac.
3. 363.2 ac. med. density 1816 - 2542 units 1587 units - 4.36/ac.
4. 220.7 ac. very low 220 - 662 units 220 units - 1 .0/ac.
360.2 ac. med. density 1801 - 2521 units 2040 units - 5.66/ac.
580.9 ac. 2021 - 3183 units 2260 units - 3.9/ac.
5. 840.0 ac. low density 2520 - 4200 units 2955 units - 3.51/ac.
6. 289.3 ac. med. density 1446 - 2025 units 1445 units - 4.99/ac.
7. 379.3 ac. low density 1137 - 1896 units 1389 units - 3.7/ac.
736.4 ac. med. density 3682 - 5154 units 3032 units - 4.1/ac.
1115.7 ac. 4819 - 7050 units 4421 units - 3.96/ac.
8. 443.0 ac. very low 443 - 1329 units 443 units - 1 .0/ac.
11 . 115.7 ac. med. density 579 - 810 units 635 units - 5.5/ac.
TOTALS: 4345.5 acres* 16709 - 25741 units 16822 units - 3.87/ac.
( ac. )-(5.92/ac. )
*Gross acres, excluding major roads.
-50-
VII . ALTERNATIVES TO THE PROPOSED PROJECT
No Project Alternative
The Palm Desert General Plan contains policy statements advocating the
adoption of zoning, subdivision, and grading ordinances. The no-ordinance
alternative is in conflict with the General Plan and is therefore not vi-
able. In addition, as a general law city, Palm Desert must comply with
the basic zoning procedures of the State Planning and Zoning Law for im-
plementing general plans, the Subdivision Map Act for processing subdi-
visions, and the California Health and Safety Code with regard to grading
ordinances.
Status Quo Alternative
The current Zoning Ordinance of the City is not consistent with the adopted
General Plan. Since this is contrary to provisions of the California Gov-
ernment Code, the present ordinance (Riverside County Ordinance No. 348)
must be replaced.
The current Subdivision Ordinance (Riverside County Ordinance No. 460)
does not provide the City with adequate powers to fully implement all the
provisions of the General Plan, nor does it contain design standards com-
patible with the goals of the Plan.
The present Grading Ordinance (Riverside County Ordinance No. 457) was
designed to serve in a larger geographical area and does not offer the
City the strict control over hillside grading it desires.
Failure to adopt the proposed General Plan amendments would leave the
higher land use designations in the Plan. The Portola Avenue sidewalk
project would be in jeopardy since Section 65401 of the Government Code
-51-
requires all public works projects to be in conformance with the General
Plan. The changes in the Urban Design Element would establish the basic
considerations relating to line-of-sight requirements.
Other Alternatives
Due to the fact that Palm Desert is a general law city and the require-
ment for consistency with the General Plan, the range of other project
alternatives is severely restricted. For example, the Zoning Ordinance
must contain appropriate districts capable of implementing the various
types of residential , commercial , or institutional uses mentioned in the
General Plan. The amplification of standards or minimum design criteria
provided by the ordinances must occur within the parameters set by the
Plan.
The zoning map provides the area in which some alternatives could be de-
veloped. However, as in most communities, the new zoning map will be
strongly influenced by existing development, recorded vacant lots, and
approved (but unfinished) Conditional Use Permits and tentative Subdi-
vision Maps. The adopted zoning map will not be a choice between dis-
crete alternatives with substantially different environmental impacts,
but will be the reflection of detailed site analysis to determine the
proper zoning designation consistent with the broad requirements of the
General Plan.
The General Plan amendments are in response to specific issues and are
not generally subject to modification. For example, the location of
the Portola Avenue sidewalk is the result of detailed cost analysis al-
ready conducted for alternative sites.
-52-
VIII . RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF
MAN'S ENVIRONMENT AND THE MAINTENANCE AND EN-
HANCEMENT OF LONG-TERM PRODUCTIVITY
Cumulative and long-term adverse impacts have been discussed in Sections
IV and VI .
As development occurs, the range of beneficial uses of the environment
would not narrow, but would shift. Uses lost through the reduction of
undeveloped land would be replaced by the many uses provided in an ur-
banized area. For example, vacant land in the City of Palm Desert could
be used as open space or, when developed , as a school , park, residence,
business establishment, etc.
Higher traffic, noise, and air pollution levels are long-term health and
safety hazards. Adoption of the proposed zoning, subdivision and grading
ordinances should be completed as quickly as possible to enable the City
to implement the goals of the General Plan. Several of the General Plan
amendments (reduced land use designations and a pedestrian sidewalk) will
directly contribute to the reduction of these long-term hazards.
-53-
IX. IRREVERSIBLE OR IRRETRIEVABLE ENVIRONMENTAL CHANGES
It is generally considered that urbanization of those portions of the
City designated for urban expansion is an irreversible environmental
change. The acquisition, development , and/or maintenance of parks and
open space areas along with provisions of adequate levels of public ser-
vices will help to minimize adverse changes. Resources used for construc-
tion are considered to be irretrievable and only partially renewable. En-
ergy, other than wind , solar, geothermal or hydroelectric, used for con-
struction and operation of new development is considered to be non-renew-
able.
-54-
X. GROWTH-INDUCING IMPACT OF THE PROJECT
Among the many factors which affect a community's growth rate are its
local land-use regulations. As growth-inducers, implementation tools,
such as the grading, subdivision, zoning ordinance and map, have very
little direct impact and rank far behind the importance of the condition
of the regional economy. A city's capital improvements budget will have
much greater growth-inducing potential .
The true role of these ordinances is in the regulation of growth so that
it occurs in the form most acceptable to the community. Certain projects
which have been reviewed and approved pursuant to the requirements of
these ordinances may in themselves be considered growth generators (such
as public utility installations or industrial projects) . In general , the
size, quality, and impact of projects approved under these proposed or-
dinances would be less adverse than those that would have been constructed
under the Cove Communities General Plan and Riverside County Zoning Ordin-
ance and Map.
New development processed under the new ordinances would be reviewed by
all appropriate community and utility service agencies to ensure that they
are capable of providing adequate levels of service.
Section IV of this report examines the impacts of projects which may be
encouraged by the adoption of these ordinances.
The General Plan amendments reduce land use designations and thus lower
the potential growth level of the City.
-55-
XI . APPENDIX
_56_
XII . BIBLIOGRAPHY
George H. Murphy (ed. ) , Laws Relating to Conservation and Planning,
State of California, Dept. of General Services, Documents
Section, 557 PP. , 1972 edition and 1973 supplement.
Pacific Rim Environmental Consultants, Ltd. , Environmental Impact
Study for Summerfield Development Corp. Project: A Planned
Residential Development, December, 1973, 63 pp•
City of Palm Desert, Palm Desert General Plan and Final Environmental
Impact Report , adopted January 20, 1975•
Real Estate Research Corp. , The Costs of Sprawl , the Superintendent
of Documents, Government Printing Office, Washington, D.C. ,
278 pp.
Harry H. Schmitz & Associates, Environmental Impact Report: Desert Mart,
May, 1974, 120 pp.
Southern California Association of Governments, 1975 Regional Trans-
portation Plan: Towards a Balanced Transportation System,
70 PP•
Alan M. Voorhees & Associates, Riverside County Transportation Study,
March 1975•
Webb Engineering, Environmental Impact Assessment : Gerald Moss Prop-
erties, Palm Desert, September 1973, 105 pp•
Persons Contacted
0. Lowell Weeks, Coachella Valley County Water District
Carl Garczynski , National Weather Service
-57-
N.
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MAP 11.',fill) IN 191U AS A PUBLI¢' e.GENCY
C G A G EY C 13 Ll Irv'TY VV A T R B I S TRI,I G T
POST OFFICL 13ON 10,58 u COACHL[LA, CALIFORNIA 927.16 - 7tLLVHUML 1714) 398.2651
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KII)W41,1 AND
March 10, 1975
1975
CITY NALL
Mr . Harvey L. Hurlburt
City Manager
City of Palm Desert
Post Office Box 048
Palm Desert, CaKf6rnia 92260
Dear tor , Hurlburt:
We are in receipt of a copy of a Palm Desert Property Owners Association
newsletter which indicates the "water problem is more serious than %.,as
realized. Our groundground water supply is dropping approximately two
feet per year due to the intense real estate development over the past
five ycars .,!
Perhaps we should review for you some of the facts about the domestic water
situation in the Palm Desert area .
First, let me advise ycu that the water table is declining less than a
foot a year in Palm Desert.
Second, let me assure you our water problem is not as serious as it may
appear to the uninitiated.
We have three sources of water for our upper valley:
The first is the natural water which is replenished by rains, snow melt
and the streams that flow into the valley especially the Whitewater River .
These waters are percolated into the underground basin through the spreading
area above Palm Desert and Indian Avenue.
The average annual decrease for the period 1953- 1967 was about 33,000 acre
feet for the entire upper valley basin. However, according to the United
States Ceolopical Survey, in the upper 700 feet of our basin there is
15, 700,000 acre feet in storage. This would indicate that should the
valley triple in water usage there is *sufficient water in the basin to
meet our needs for the next 150 years . Again, however, to be good stewards
we should be seeking suppiemental supplics long before that time.
� s
Mr . Harvcy L, hurlburt -2- March 10, 1975
The second source of water to meet the future demands is imported supplemental
water. The District al(mg with the Desert. Water Agency signed a contract
in 1961 for State Project water beginning in 1972 and reaching an annual
entU lenient of 61,200 acre feet by 1;)0. This imported water will replenish
the underground basin to reduce the overdraft of water .
They third source of water is reclaimed wastewater from the treatment plants
at Palm Springs, Palm Desert and Yalta Desert Country Club Estates . This
water can be and is being used or irrigate golf courses and green belts .
This is a sensible and practical use of this Water supply and will heic.>
relieve the damand on the underground basin.
I might point out that an acre foot of :later is 325,000 gallons or that
amount that would cover an acre of land one foot deep.
It is our belief, based on the best engineering we have been able to obtain
from the U,S,C,S, and the renowned Bechtel Engineering firm of San. Francisco,
that with the natural water, underground storage and reclaimed ►,ester, o;.rr
present water problem is not sericus .
Also in the Palm Desert area this District has constructed, in the past
few years, millions of gallons of surface storage and drilled new wells,
to adequately assure meeting water demands .
I trust this brief and general explanation will be helpful to you and those
concerneJ.
.Yours _ry truly,
Lowc�,' 1 0. We,
General Manager-Chief Engineer
OJN:mah
1"
45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260
TELEPHONE (714) 346-0611
August 28, 1975
HONORABLE MAYOR
MEMBERS OF THE CITY COUNCIL
MEMBERS OF THE PLANNING COMMISSION
With the adoption and subsequent affirmation of the Palm Desert
General Plan, the City staff has initiated the review process
for those ordinances which will implement the goals , objectives ,
and policies of the Plan. As a first step, the staff has pre-
pared a draft environmental impact report on:
• amendments to the General Plan
• a Zoning Ordinance
• a Zoning Map
• a Grading Ordinance
• a Subdivision Ordinance
As a part of the legal requirements under State law, it is nec-
cessary that all of this information be conveyed to technical,
professional and other interested groups and individuals affected
by the proposed documents and plans 30 days prior to the beginning
of their review by the Planning Commission. This review process
will begin on September 29th, starting with the Environmental
Impact Report. This will subsequently be followed by the
Planning Commission review of the other related documents ,
including amendments to the General Plan. The tentative
schedule for this process is attached hereto. These matters
will eventually be brought to the attention of the City
Council for action after they have been approved by the
Planning Commission. The material contained herein is
advance information which will be reviewed with you in detail
by the City staff as they are brought to your attention for
official action.
Continued. . . . . . /
*W101 -2-
These ordinances and amendments have already been discussed at
many study sessions held by the Planning Commission. Public
comment received at these meetings has resulted in substantial
changes in almost all parts of the Zoning Ordinance, with some
sections undergoing four or five revisions. The Planning Com-
mission and members of the public who attended these work
sessions are to be highly commended for the many hours of
effort that went into preparing these documents.
Very truly yours ,
:A1A-0i x.1.,/..*•�
HARVEY L. HURLBURT
City Manager
Attachments
HLH/srg
45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260
TELEPHONE (714) 346-0611
August 28, 1975
TO ALL INDIVIDUALS CONCERNED:
The attached documents have been prepared by the City of Palm Desert and
are being forwarded to you for recommendations and comments. These documents
include:
0 proposed amendments to the Palm Desert General Plan
0 a proposed Zoning Ordinance
• a proposed Subdivision Ordinance
• a proposed Grading Ordinance
• a proposed Zoning Map
• a draft Environmental Impact Report for the above
listed projects
Comments on the draft EIR should be concerned with probable impacts on the
natural environment (e.g. water and air pollution) and on public resources
(e.g. demand for water production facilities, schools, and hospitals) .
Comments are also requested on the General Plan amendments and proposed
ordinances.
Reports should be returned to: the Department of Environmental Services,
P.O. Box 1648, Palm Desert, California 92260, before September 23, 1975.
Public hearings on the draft EIR, the General Plan amendments, and the
Zoning Ordinance have been tentatively scheduled for September 29, 1975.
Persons wishing to attend the hearings should contact the City Hall offices
for final meeting time and dates.
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CONCERNED CITIZENS OF PALM DESERT
P .O. Box 1511
Palm Desert, Cal-if. 92260
March 26, 1975
Environmental Services
City of Palm. Desert
45-275 Prickly Pear Lane
Palm Desert, Calif. 92260
Gentlemen:
In our opinion a complete Environmental Report, covering all
items of the Environment, including but not limited to, Air ,
quanity and quality of water , energy, noise, traffic, and
increases in pollutions of all types as well as the economic
impacts on the City are necessary on the proposed project
covered by your Notice of March 18, 1975 .
The proposed project covers the zoning, subdivision, and
grading ordinances within the City boundaries of Palm Desert .
This will effect all environmental elements and all people in
Palm Desert now and for the future.
It is therefore of utmost importance that the Environmental
Report be factual and complete and deserves careful study and
should not be hurried into.
Yours truly,
CONCERNED CITIZENS OF PALM DESERT
By
Ed Peck, President
'%Uw�.
CONCERNED CITIZENS OF PALM DESERT
RECEIVED P . 0 . Box 1511
Palm Desert, Calif. 92260
MAY 0 7 1975
eNV*Qr*Af" 5MVICES
MY Of 'AUA DOW
May 5 , 1975
Mr . Paul A . Williams
Director of Environmental Service
City of Palm Desert
45-275 Prickly Pear Lane
Palm Desert, Calif. 92260
Dear Mr . Williams :
On March 18 , 1975 you suggested comments on the Environmental
Impact Report covering the zoning, subdivision and grading ordinance
for the City of Palm Desert.
Our reply was mailed to you on March 26, 1975 .
Do you have available a completed report or a draft of a proposed
report available at this time. We would appreciate as much time as
possible to review the report prior to the time of a public hearing.
Will you please advise the present status .
Yours truly,
CONCERNED CITIZENS OF PALM DESERT
w RESOLUTION NO. 75-105�
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING AND CERTIFYING THE ENVIRON-
MENTAL IMPACT REPORT FOR VARIOUS GENERAL PLAN AMENDMENTS ,
ZONING ORDINANCE, ZONING MAP, SUBDIVISION ORDINANCE, AND
GRADING ORDINANCE.
WHEREAS, the City Council of Palm Desert has held a
public hearing on the draft Environmental Impact Report prepared
in connection with various General Plan amendments, the zoning
ordinance and map, the subdivision ordinance, and the grading
ordinance, and all comments submitted by other agencies, organ-
izations and community groups on said Environmental Impact Report,
and has considered the replies to such comments prepared by the
City staff.
NOW, THEREFORE, the City Council of Palm Desert does hereby
resolve as follows :
The City Council of Palm Desert hereby certifies and approves,
and adopts as the official Environmental Impact Report of said
Council, that certain draft Environmental Impact Report attached
hereto as Exhibit "A", and incorporated by reference herein as
though fully set forth at length, together with all comment
received from other agencies, organizations and community groups
thereon, and the responses to such comments prepared by the City
staff, as the certified final Environmental Impact Report on the
various General Plan amendments , the zoning ordinance and map,
the subdivision ordinance, and the grading ordinance, and hereby
authorizes the City staff to file a Notice of Determination concern-
ing said Environmental Impact Report with the County Recorder of
Riverside County.
PASSED, APPROVED AND ADOPTED this 23rd day of October, 1975 .
AYES: ASTON, BENSON, BRUSH, CLARK
NOES: None
ABSENT: McPHERSON
ABSTAIN: L_ <:
ATTEST: HE NR B. C Mayor
e4"4-coe�
HAR EY LW HURYBURT, City er
City of Palm Desert, California