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HomeMy WebLinkAbout2021-12-21 PC Regular Meeting Agenda Packet CITY OF PALM DESERT REGULAR PALM DESERT PLANNING COMMISSION MEETING ri� . (FIA, = AGENDA ilk� a£t, TUESDAY, DECEMBER 21, 2021 — 6:00 P.M. NN.NN ZOOM VIRTUAL MEETING I. CALL TO ORDER II. ROLL CALL III. PLEDGE OF ALLEGIANCE IV. SUMMARY OF CITY COUNCIL ACTIONS V. ORAL COMMUNICATIONS Pursuant to Assembly Bill No. 361, the Planning Commission may be conducted via teleconference/virtual meeting and there will be no in-person public access to the meeting location. Any person wishing to discuss any item not appearing on the agenda may address the Planning Commission via the Zoom session at this point by giving his/her name and address for the record. Remarks shall be limited to a maximum of three (3) minutes unless the Planning Commission authorizes additional time. Because the Brown Act does not allow the Planning Commission to take action on items not on the agenda, members will not enter into discussion with speakers but may briefly respond or instead refer the matter to staff for a report and recommendation at a future Planning Commission meeting. THREE OPTIONS FOR PARTICIPATING IN THE MEETING Option 1 — To Participate by email: 1. Send your comments by email to: planning@cityofpalmdesert.org. Emails received by 3:00 p.m. prior to the meeting will be made part of the record and distributed to the Planning Commission. This method is encouraged because it will give the Commissioners the opportunity to reflect upon your input. Emails will not be read aloud. AGENDA REGULAR PLANNING COMMISSION MEETING DECEMBER 21, 2021 Option 2 —To Participate and Provide Verbal Comments by Using Your Internet, then click on "Launch Meeting." 1. Click the link: https://palmdesert.zoom.us/j/84739707419 Option 3 — To Listen and Provide Verbal Comments Using Your Telephone 1. Dial (for higher quality, dial a number based on your current location): Telephone US: +1 669 219 2599 or +1 669 900 9128 or +1 213 338 8477 or +1 602 753 0140 or +1 971 247 1195 or +1 253 215 8782 2. Enter the Webinar ID: 847 3970 7419 followed by #. 3. Indicate that you are a participant by pressing # to continue. 4. You will hear audio of the meeting in progress. Remain on the line if the meeting has not yet started. 5. During the meeting, Press *9 to raise your hand to be added to the queue to provide public comment. When it is your turn, City staff will announce your name or phone number and unmute your line to speak. LIMIT YOUR COMMENTS TO THREE (3) MINUTES Staff reports and documents for agenda items are available for public inspection at the Planning/Land Development Division and on the City's website: www.cityofpalmdesert.org. VI. CONSENT CALENDAR ALL MATTERS LISTED ON THE CONSENT CALENDAR ARE CONSIDERED TO BE ROUTINE AND WILL BE ENACTED BY ONE ROLL CALL VOTE. THERE WILL BE NO SEPARATE DISCUSSION OF THESE ITEMS UNLESS MEMBERS OF THE PLANNING COMMISSION OR AUDIENCE REQUEST SPECIFIC ITEMS BE REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE DISCUSSION AND ACTION UNDER SECTION VII, CONSENT ITEMS HELD OVER, OF THE AGENDA. A. MINUTES of the Regular Planning Commission meeting of November 2, 2021. Rec: Approve as presented. B. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application to adjust two parcels at 890 and 892 Crescent Falls (APNs 652-310-017 and 652- 310-018). Case No. PMW 21-0008 (PAR Development, Palm Desert, California). Rec: By Minute Motion, approve Case No. PMW 21-0008. 2 AGENDA REGULAR PLANNING COMMISSION MEETING DECEMBER 21, 2021 VII. CONSENT ITEMS HELD OVER VIII. NEW BUSINESS None IX. CONTINUED BUSINESS None X. PUBLIC HEARINGS Anyone who challenges any hearing matter in court may be limited to raising only those issues he or she raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Remarks shall be limited to a maximum of three minutes unless the Planning Commission authorizes additional time. A. REQUEST FOR CONSIDERATION to adopt Notice of Exemption in accordance with the California Environmental Quality Act (CEQA) and approval of a Precise Plan (PP) and a Conditional Use Permit (CUP) to demolish the former Pizza Hut building and construct a new 7,500-square-foot retail and restaurant building located at 72310 Highway 111. Case No. PP/CUP 20-0002 (Nadel Architects, Inc, Los Angeles, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2801, adopting a Notice of Exemption and approving Case No. PP/CUP 20- 0002. B. REQUEST FOR CONSIDERATION of a recommendation to the City Council for approval of Amendment No. 1 to the Specific Plan (SP 18-0002), Precise Plan (PP 18-0009), and Tentative Tract Map 36379 for DSRT SURF inclusive of a surf lagoon and surf center, a four-story hotel, and residential units on a 17.69-acre site located within Desert Willow Golf Resort. Case Nos. SP 18-0002/PP 18-0009/TTM 37639 Amendment No. 1 (Desert Wave Ventures, LLC, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2802, recommending approval to the City Council for Case Nos. SP 18- 0002/PP 18-0009/TTM 37639 Amendment No. 1, subject to the conditions of approval. 3 AGENDA REGULAR PLANNING COMMISSION MEETING DECEMBER 21, 2021 C. REQUEST FOR CONSIDERATION of a recommendation to the City Council for a Zoning Ordinance Amendment to modify Palm Desert Municipal Code Section 25.60.60 (Public Hearing and Public Notice), add Section 25.60.160 "Community Engagement," and adding Section 5.11 "Disclosures Upon Transfer of Residential Property" for said project regulating the public engagement process, and apply said regulations. Case No. ZOA 21-0002 (City of Palm Desert, Palm Desert, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2803, recommending approval to the City Council for Case No. ZOA 21- 0002. Xl. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. CULTURAL ARTS COMMITTEE B. PARKS & RECREATION COMMISSION XIII. REPORTS AND REMARKS XIV. ADJOURNMENT I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda for the Planning Commission was posted on the City Hall bulletin board not less than 72 hours prior to the meeting. Dated this 16th day of December 2021. Mmu,ca, O'Rei,119 Monica O'Reilly, Management Specialist II 4 CITY OF PALM DESERT ir PALM DESERT PLANNING COMMISSION :. *mg " PRELIMINARY MINUTES 40/ S''4TFa�'�,:'' TUESDAY, NOVEMBER 2, 2021 — 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Chair John Greenwood called the meeting to order at 6:00 p.m. II. ROLL CALL Present: Chair John Greenwood Vice-Chair Nancy DeLuna Commissioner Ron Gregory Commissioner Lindsay Holt Commissioner Joseph Pradetto Also Present: Craig Hayes, Assistant City Attorney Martin Alvarez, Director of Development Services Rosie Lua, Principal Planner Nick Melloni, Associate Planner Monica O'Reilly, Management Specialist II III. PLEDGE OF ALLEGIANCE Commissioner Joseph Pradetto led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTIONS None V. ORAL COMMUNICATIONS None PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 2, 2021 VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of October 5, 2021. Rec: Approve as presented. B. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application for a lot line adjustment at 307 and 309 Canyon Drive (APNs 771-410-001 and 771-410- 002). Case No. PMW 21-0007 (Brad McGee, McGee Surveying, Inc., Indio, California). Rec: By Minute Motion, approve Case No. PMW 21-0007. Upon a motion by Commissioner Pradetto, seconded by Vice-Chair DeLuna, and a 5- 0 vote of the Planning Commission, the Consent Calendar was approved as presented (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). VII. CONSENT ITEMS HELD OVER None VIII. NEW BUSINESS None IX. CONTINUED BUSINESS None X. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION to adopt a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA) and approve a Precise Plan (PP) to construct a one-story, two-unit residential duplex building on a property located at 73271 San Nicolas Avenue. Case No. PP 19-0006 (Olat General Building Construction, Palm Desert, California, Applicant). Associate Planner Nick Melloni presented the staff report (staff report(s) and the Zoom meeting video are available at https://www.cityofpalmdesert.org/our-city/committees-and- commissions/planning-commission-information-center).. Staff answered the Commission's questions about the color of the duplex, setbacks, and solar panels. Commissioner Ron Gregory listed his concerns with the landscape. Chair Greenwood declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. 2 PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 2, 2021 Mr. Kola Olatunbosun, the applicant, Palm Desert, California, stated that the architect could answer any questions. Mr. Antonio Santamaria, the architect, Palm Desert, California, said that solar panels could be installed on the roof or at the back of the duplex and would be for future installation. Staff added that there is no timeframe to install solar panels; however, the Palm Desert Municipal Code states that a project must be solar-ready. Mr. Santamaria stated that he was not the landscape architect for the project; however, they can revise the landscape plan based on Commissioner Gregory's comments. With no further testimony offered, Chair Greenwood declared the public hearing closed. Commissioner Gregory commented that the building is very crisp looking and would fit well with the neighborhood. Vice-Chair DeLuna moved to waive further reading and adopt Planning Commission Resolution No. 2800, adopting a Notice of Exemption and approving Case No. PP 19-0006, subject to the findings and conditions of approval. The motion was seconded by Commissioner Pradetto and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). Xl. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. CULTURAL ARTS COMMITTEE Staff reported that the City received over 300 votes for the two competing art pieces for the San Pablo roundabout. The Cultural Arts Committee and the City Council will review the results within the next couple of weeks. B. PARKS & RECREATION COMMISSION None XIII. REPORTS AND REMARKS Director of Development Services Martin Alvarez stated that the City hired a consultant for the design of Lupine Plaza. He said staff is reaching out to City committees and commissions to appoint a person to assist with the design process. Therefore, he asked the Planning Commission to appoint a Commissioner to the Lupine Plaza subcommittee. 3 PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 2, 2021 Vice-Chair DeLuna felt that Commissioner Gregory would be the obvious choice since he is an architect by trade. After asking how much time would be required, Commissioner Gregory agreed to be on the subcommittee. XIV. ADJOURNMENT With the Planning Commission concurrence, Chair Greenwood adjourned the meeting at 6:30 p.m. JOHN GREENWOOD, CHAIR ATTEST: MARTIN ALVAREZ, SECRETARY MONICA O'REILLY, RECORDING SECRETARY 4 �f�� CITY OF PALM DESERT if DEVELOPMENT SERVICES DEPARTMENT �i 1,,� a ',�$:4:h �ytq INTEROFFICE MEMORANDUM To: Martin Alvarez, Director of Development Services From: Nick Melloni, Associate Planner Date: December 21, 2021 Subject: Parcel Map Waiver No. 21-0008 The City Surveyor reviewed the above-referenced Parcel Map Waiver (PMW) for 890 and 892 Crescent Falls and found the PMW to be technically correct. PMW 21-0005: Applicant: PAR Development P.O. Box 1455 Palm Desert, CA 92261 Owner: Sandy Investments, LLC 118 Wanish Palm Desert, CA 92260 EXHIBIT"A" LEGAL DESCRIPTION Parcel Map Waiver 21-0008 PARCEL "A" That certain parcel of land located in the City of Palm Desert, County of Riverside, State of California, being all of Parcel 2 of Parcel Map No. 37781, as shown by a map on file in Book 249 of Parcel Maps, pages 50 and 51, Records of said County,TOGETHER WITH that portion of Parcel 1 of said Parcel Map No. 37781 more particularly described as follows: BEGINNING at the southeast corner of said Parcel 1; Thence along the southerly line of said Parcel 1 South 82°28'05" West a distance of 31.00' feet to a point on a non-tangent curve, concave northwesterly, having a radius of 56.00 feet, a radial line of said curve bears South 36°49'15" East to said point; Thence northeasterly along said curve through a central angle of 45°03'53" an arc distance of 44.05 feet; Thence non-tangent from said curve North 77°26'43" East a distance of 1.50 feet to the easterly line of said Parcel 1; Thence along the easterly line South 12°33'17" East a distance of 34.00 feet to the POINT OF BEGINNING. ALL TOGETHER CONTAINING: 0.63 Acres, (27,244 Square Feet), more or less. SUBJECT TO all Covenants, Rights, Rights-of-Way and Easements of record. Graphically depicted on 'EXHIBIT"B"', attached hereto and by this reference made a part hereof. Page 1 of 2 EXHIBIT"A" LEGAL DESCRIPTION Parcel Map Waiver 21-0008 PARCEL "B" That certain parcel of land located in the City of Palm Desert, County of Riverside, State of California, being all of Parcel 1 of Parcel Map No. 37781, as shown by a map on file in Book 249 of Parcel Maps, pages 50 and 51, Records of said County, EXCEPTING THEREFROM that portion of said Parcel 1 more particularly described as follows: BEGINNING at the southeast corner of said Parcel 1; Thence along the southerly line of said Parcel 1 South 82°28'05" West a distance of 31.00' feet to a point on a non-tangent curve, concave northwesterly, having a radius of 56.00 feet, a radial line of said curve bears South 36°49'15" East to said point; Thence northeasterly along said curve through a central angle of 45°03'53" an arc distance of 44.05 feet; Thence non-tangent from said curve North 77°26'43" East a distance of 1.50 feet to the easterly line of said Parcel 1; Thence along the easterly line South 12°33'17" East a distance of 34.00 feet to the POINT OF BEGINNING. ALL TOGETHER CONTAINING: 0.51 Acres, (22,307 Square Feet), more or less. SUBJECT TO all Covenants, Rights, Rights-of-Way and Easements of record. Graphically depicted on 'EXHIBIT"B"', attached hereto and by this reference made a part hereof. This legal description was prepared pL LAN , by me or under my direction. ,;45 P��" OAN/� �`� G n a co Co > N0. 8756 Benjainin Egan, PLS 8756 A p lF 0 �FpQ`/ Prepared: December 9, 2021 9 FGA1. ., Page 2 of 2 EXHIBIT "B" SHEET 1 OF 1 w P M W 21-0008 o (51 .20') m ����1 z z��,,- (N50°42'13"W) EST �c���� ;' ��, ° 3(N24°57'13"W) ..1.,...:,, /''` .,A (0 46 48 10 ) �r� �� -, (R=67.00 ) (19.50 ) rrocwer �. N `G)G 1 00 (L=54.73') G� ����0 ITE i ���'�� (.631°56'17") s5�°2C5� (R=67.00') Z m(qt'i.1 {�" RIVER MAR (� (L=37.35') N �° it Ics; PARCEL 1 w PARCEL 2 Go r'- VICINITY MAP `�o PARCEL MAP �10° 37731 PARCEL MAP �10° 37781 \o, N.T.S. -- '`,�, PARCEL "B" PARCEL "A" o 01 o \� (0.51± ACRES) (0.63± ACRES) `9u. (22,307± SQ. FT. ) (27,244± SQ. FT. ) -./ N81°53'08"W (R) LOT LINE TO N77°26'43"E c,' BE DELETED 1 .50' 0 0 45°03'S3" o R=56.00' (S12°33'17"E) z L=44.05' 34.00' (N49°20'00"E) (40.41 ') N36°49'15"W (R) \\\ (N82028,05"E 123.22') N82°28'05"E 90.44') llir P.O.B. 'o ( (S82°28'05"W) SE CCORNER f v (N82°35'00"E) 31 .00' op,1 LAND s. Li (18.92') ~� �P��� DAN/F! 0�\ Cr) (14 a all (y N0. 8 '� 50 25 0 50 �9P SCALE: -F�F L:P!:13:::" • ��f I= 1 "=50' ADJUSTMENT PLAT - CITY OF PALM DESERT PREPARED BY: APPLICANT: SANDY INVESTMENTS, LLC APPROVED BY: DAN SANDY, MANAGER / - - � mot 118 WANISH BE DAN( PE, PLS" A1V, PALM DESERT, CA 92260 CHR I STOPHER L. ALBERTS, PLS PLS NO. 8756 ACTING CITY SURVEYOR () DENOTES RECORD DATA PER PLS NO. 8508 DECEMBER 9, 2021 PARCEL MAP NO. 37781 /2/l3/202/ DATE (PMB 249/50-51) DATE STAFF REPORT CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT MEETING DATE: December 21, 2021 PREPARED BY: Kevin Swartz, Associate Planner REQUEST: Consideration to adopt a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA) and approval of a Precise Plan (PP) and a Conditional Use Permit (CUP) to demolish the former Pizza Hut building and construct a new 7,500-square-foot retail and restaurant building located at 72310 Highway 111. Recommendation Waive further reading and adopt Planning Commission Resolution No. 2801, adopting a Notice of Exemption in accordance with CEQA; and approving PP/CUP 20-0002 to demolish the former Pizza Hut building and construct a new 7,500-square-foot retail and restaurant building within the existing Walmart Neighborhood Market shopping center. Architectural Review Commission First Review The proposed building was presented to the Architectural Review Commission (ARC) at two separate meetings (July 28 and October 13, 2020). At the July 28, 2020, ARC meeting, the Commission expressed concerns with the rear elevation facing Highway 111, exposing the utility rooms to the public street. The ARC discussed several options to remedy this concern including, screen walls and rotation of the building. Commissioner McIntosh asserted the applicant was missing an opportunity to have restaurant patios facing mountain views instead of a parking lot. At the October 13, 2020, ARC meeting, the owners and architect stated that they assessed several designs including, rotating the building. However, due to site challenges such as utility easements and the property line, the building could not be rotated without losing square footage. The architect proposed to screen the west elevation with a screen wall and landscaping. There was consensus among ARC Commissioners that a screen wall and landscaping would achieve the overall goal to screen the rear of the building. The Commission also stated that the building's tower elements had the appropriate massing in the right locations. The ARC approved the project with a vote of 4-1-0-2, with Commissioner McIntosh voting no and Commissioner's Schmid and Vuksic absent. Planning Commission On January 19, 2021, the project was presented to the Planning Commission, but was continued to February 2, 2021, due to concerns with the proposed landscaping plant palette and design. The Commission stated that some of the proposed plant selection was semi-deciduous and December 21, 2021 — Planning Commission Staff Report Case No. PP/CUP 20-0002 Former Pizza Hut Building Page 2 of 8 would look sparse during the winter season when visitors are driving down Highway 111. The Planning Commission also had concerns with the cast-iron trellis attached to the building. The item was continued with Commissioner Gregory volunteering to meet with the project's landscape designer. On January 21, 2021, Commissioner Gregory and staff met with the project landscape designer to address the landscaping plan, which concluded with consensus by all parties on the appropriate plant sections. Additional subsequent Planning Commission meeting continuances are as follows: • February 2, 2021, the applicant requested a continuance to a date certain stating that they were working with two restaurant tenants on outdoor patios and updating the landscape plan and requested additional time to address all comments. • February 16, 2021, the applicant requested a continuance to March 16, 2021, citing the same reasons given for the February 2 meeting. • March 16, 2021, the applicant requested another continuance to a date uncertain for additional time to address all comments. Since the March 16, 2021, Planning Commission meeting, staff has held discussions with the applicant to provide feedback on design and expectations. In response, the applicant made modifications to the architecture that included the two outdoor patios with the wooden trellises to create visible pedestrian interest along Highway 111 and help alleviate previous concerns that the rear of the building fronts Highway 111. Architectural Review Commission Second Review Based on the modifications to the architecture, staff presented the updated project to the ARC for their review and recommendation back to the Planning Commission. At the September 28, 2021, ARC meeting, the architect presented the updated plans, showing a building with two (2) attached outdoor patios (north and south sides) designed as wooden rafter trellises facing Highway 111. Based on the Planning Commissioners'comments,the Applicant modified the decorative screen wall fronting Highway 111, consisting of a five-foot (end) to six-foot, six-inch (middle) stone veneer and four-foot by eight-foot Parasoleil metal panels. The building also incorporated Parasoleil metal panels (three-foot, six-inch) around the outdoor patios for consistency. Lastly, the landscaping plan was also modified based on their meeting with Planning Commissioner Gregory. The ARC stated that the new outdoor patios serve well to activate the space and help alleviate the back of the building facing Highway 111; however,they had concerns with the wood material proposed for the trellis being wood since it is less durable than steel. The ARC was also concerned with the roof pitch on the towers exceeding a 4:12 pitch and that the parapets which return on the roof should carry all the way around the parapets. G:\Planning\Monica OReilly\Planning Commission\Staff Reports\2021\12-21-21\Former Pizza Hut\Final PC Staff Report.docx December 21, 2021 — Planning Commission Staff Report Case No. PP/CUP 20-0002 Former Pizza Hut Building Page 3 of 8 Overall, the ARC stated that the updated modifications were well done and that the screen wall enhancements were more compatible with the proposed architecture. . The project was approved with a 7-0 vote. Executive Summary Approval will allow the applicant to demolish the former 3,800-square-foot Pizza Hut building and construct a new 7,500-square-foot retail and restaurant building within the existing Walmart Neighborhood Market shopping center. The project slightly modifies the parking lot by removing of three (3) parking spaces to include a new trash enclosure, but all site access will remain the same. The proposed project is in conformance with the PC-3 (Planned Commercial-Regional Commercial Center), Scenic Preservation zoning that allows retail as a permitted use and restaurants as a conditional use according to Palm Desert Municipal Code (PDMC) Section 25.16.030 Allowed Land Uses and Permit Requirements, Table 25.16-1: Use Matrix for Commercial and Industrial Districts. The proposed building complies with applicable development standards established in the City's Zoning Ordinance and complies with the Regional Retail designation within the General Plan. Background Analysis A. Property Description: The project site is located on the southeast corner of Fred Waring Drive and Highway 111. On October 12, 1989, the City Council approved Case No. PP 89-21 to construct 56,865 square feet of retail divided into three buildings: • Main building was 46,442 square feet (Toys "R" US). • Second building was approximately 7,000 square feet (Jiffy Lube). • Third building approximately 3,000 square feet (Former Pizza Hut). The site also has a hotel, Springhill Suites by Marriott, and the Shell gas station. The existing access points off Fred Waring Drive and Highway 111 were constructed and will remain. B. Zoning and General Plan Designation: Zone: PC-(3), SP/Planned Commercial (Regional Retail), Scenic Preservation General Plan: Regional Retail C. Adjacent Zoning and Land Use: North: PC-(3), Scenic Preservation/Waring Plaza Shopping Center, Commercial Uses South: PC-(4), Scenic Preservation/Springhill Suites by Marriott G:\Planning\Monica OReilly\Planning Commission\Staff Reports\2021\12-21-21\Former Pizza Hut\Final PC Staff Report.docx December 21, 2021 — Planning Commission Staff Report Case No. PP/CUP 20-0002 Former Pizza Hut Building Page 4 of 8 East: PC-(3), Scenic Preservation/Shopping Center, Commercial Uses West: PC-(3), Scenic Preservation/Desert Crossing Shopping Center, Commercial Uses Project Description The PP/CUP includes the site plan, architecture, landscaping, and grading to demo the former 3,800-square-foot Pizza Hut building and construct a new 7,500 square-foot building. The front of the building will face the internal parking lot, and the rear of the building will face Highway 111. The applicant anticipates dividing the building into four (4) tenant spaces. Each tenant space facing the parking lot has the option for a patio based on the use. The building will also feature two (2) outdoor patios on the north and south sides designed as steel rafter trellises facing Highway 111. • North Patio— 1,312 square-feet • South Patio— 502 square-feet Since the back of the building is fronting Highway 111 and to assure all utility and mechanical rooms are screened from public view, the project includes a decorative screen wall fronting Highway 111 consisting of a 5-foot (end) to 6-foot, 6-inch (middle) stone veneer and 4-foot by 8-foot Parasoleil metal panels. Landscaping will also be planted in front of the screen wall. Additionally, the Parasoleil metal panels (3-foot, 6-inch) are incorporated around the outdoor patios for consistency. To comply with recycling and waste requirements for restaurant uses, three (3) existing parking spaces will be demolished to incorporate a new trash enclosure. The existing parking configuration includes reciprocal access and parking easements throughout the center, and the modifications will not alter access. Vehicle access to the site is existing and will remain with two (2) driveways off Fred Waring Drive, one (1) left-in and right-out and one (1) right-out only, and a full signalized intersection off Highway 111. Architecture The building's architecture maintains a contemporary theme with flat rooflines, tower elements, architectural pop-outs, and balanced architectural elements. The proposed building is single- story with varying roofline heights of 22-feet, 25-feet, and an overall height of 35-feet. The overall building design includes plaster finishes with warm earth tone colors, steel rafter trellises, recessed windows, foam cornice details, aluminum frame windows and doors, fabric awnings, storefront glass, and red roof tile. All rooftop equipment will be screened from all public views. G:\Planning\Monica OReilly\Planning Commission\Staff Reports\2021\12-21-21\Former Pizza Hut\Final PC Staff Report.docx December 21, 2021 — Planning Commission Staff Report Case No. PP/CUP 20-0002 Former Pizza Hut Building Page 5 of 8 DESIGN ELEMENTS PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Facade Plaster Finish (Tracer, Lace Falls, Oiled Cedar, Clove, and Hymnos) Windows Dark Bronze Anodized Aluminum Doors Glass Swing Doors Roof Clay Roof Tile / Flat Roof Mechanical Parapets and Tower Elements Screening Trellises Steel Rafter Awnings Fabric Awning (Sunbrella Firesist— Black) Lighting Wall Lights Railing Parasoleil Metal Panels around the perimeter of the outdoor patios Fencing Combination Stone Veneer Coronado Stone — Country Rubble-Texas Cream and Parasoleil Metal Panels Landscape The project includes landscaping around the building along Highway 111 and within the parking lot. The landscape design consists of a desert theme with plant species requiring minimal water usage. The proposed landscaping along Highway 111 will be heavily landscaped with a variety of five-gallon shrubs and 1-gallon ground cover consisting of Aloe, Texas Ranger, Mexican Bird of Paradise, Red Yucca, Aloe, Lantana, and Coral Fountain. The design also incorporates five 20 to 24-foot Date Palms. The parking lot will consist of 24-inch box Palo Verde trees and some of the five-gallon shrubs. Overall, the landscape design will blend with the existing landscape while maintaining low water usage. The applicant has provided a detailed landscape plan, which is attached to the staff report. Final landscape plans will be submitted to the City's Department of Development Services and the Coachella Valley Water District (CVWD)for review and approval. Analysis General Plan The project site has a General Plan land use designation of "Regional Retail" (RR). The designation is to provide a variety of large-format retail, commercial services, lodging, entertainment, and restaurant activity along or around major intersections. The proposed in- fill project falls within the intent of purpose of the RR designation by adding a new retail/restaurant building along Highway 111 within a large retail center that will serve the residents of the community and surrounding areas. G:\Planning\Monica OReilly\Planning Commission\Staff Reports\2021\12-21-21\Former Pizza Hut\Final PC Staff Report.docx December 21, 2021 — Planning Commission Staff Report Case No. PP/CUP 20-0002 Former Pizza Hut Building Page 6 of 8 The proposal is consistent with goals and policies within the Land Use & Community Character, Chapter 3 of the General Plan, Goal 5. Centers. Policy 5.3 "Diverse centers encourages the development of local and city-wide centers that address different community needs and market sectors. The centers shall complement and be integrated with surrounding neighborhoods." The project is also consistent with Goal 2. Human-Scaled Design. Policy 2.9 Commercial requirements for non-residential areas to locate most of the buildings frontages near the sidewalk edge, requiring the building design to be visible by incorporating windows and other design treatments to create an attractive street frontage, allowing for the development of outdoor plazas and dining areas, and locate buildings in front of parking lots. The proposed project provides for additional restaurant uses with new outdoor patios for dining. The project also replaces an existing restaurant building with a new design that utilizes high- quality finishes and includes shade elements integrated into the architecture of the building, which will allow the outdoor seating areas to be actively used by patrons. The street-facing façade has incorporated façade improvements and screening elements to create visible pedestrian interest along the Highway 111 corridor, with the parking behind the building. Zoning The subject property is zoned PC-3 (Planned Commercial) and Scenic Preservation, which permits the construction of a new retail and restaurant building, subject to the approval of a PP and CUP for restaurant uses by the Planning Commission in accordance with Chapter 25.72 of the PDMC. The proposal conforms with the requirements of the PC-3 Scenic Preservation zoning designation. The PC-3 zone allows for a building height of 35 feet, and the building complies at 35 feet in height. The project also complies with the required amount of 46 parking spaces, based on the amount of existing parking in the shopping center. The proposed utilities are screened by a full- height parapet or within the building in accordance with PDMC 25.40.090. The table below summarizes the project's conformance with development standards for the PC- 3 zone: STANDARD PC-3 ZONE PROJECT CONFORMS FAR 1.0 .29% Yes Height 35'-0" 35'-0" Yes Front Setback - 32 feet from curb N/A Rear Setback - N/A Interior Side Setback - N/A Street Side Setback - - N/A G:\Planning\Monica OReilly\Planning Commission\Staff Reports\2021\12-21-21\Former Pizza Hut\Final PC Staff Report.docx December 21, 2021 — Planning Commission Staff Report Case No. PP/CUP 20-0002 Former Pizza Hut Building Page 7 of 8 Parking The original entitlements PP 89-21 assessed the parking allocation at 5.1 parking spaces per 1,000 square feet, totaling 288 spaces. The current PDMC requires 185 parking spaces (including the former Pizza Hut building), which concludes that this shopping center has 103 parking spaces above the previously required parking. Section 25.18.050 Parking Requirements states retail uses require three (3) parking spaces per 1,000 square feet, and restaurants require eight (8) parking spaces per 1,000 square feet. The applicant is seeking two restaurant uses in the corner suites, which totals 5,000 square feet. The project would require 40 parking spaces for restaurant uses and six (6) parking spaces for retail uses totaling 46 parking spaces. The proposed project includes the removal of three (3) parking spaces, which does not affect the overall parking count since the parking assessment for the new uses have been allocated at the most intense use (two restaurant uses and two retail uses). Based on the amount of parking in the existing shopping center, staff concludes there is adequate parking available to accommodate the proposed project and potential uses. Land Use Compatibility The project is consistent with the RR General Plan land use designation as stated above. The project complies with all development standards within the PC-3 zone and its intent as a regional commercial center providing a unified area for commercial uses, which offers a wide range of goods and services, including comparison and convenience shopping, entertainment, cultural, and recreational uses. The proposed modification is consistent with the development pattern along the Highway 111 corridor for the PC-3 Scenic Preservation by keeping with the character of the surrounding businesses. The project is located within an existing shopping center, which features compatible businesses intended to attract pedestrian interest. The project will also provide retail and restaurant options for the surrounding area and the hotel guests within the Springhill Suites by Marriott. The proposed business operations will be consistent with the uses intended for the shopping center as originally analyzed and continue to compliment the adjacent uses in the vicinity. The new building will not interfere with parking as determined by City staff that the shopping center has adequate parking allowances for the potential uses. Additionally, the proposed project includes hard surface pedestrian pathways and connections from the public right-of-way and the parking area to ensure walkability throughout. Public Input Public noticing was conducted for the December 21, 2021, Planning Commission meeting under PDMC Section 25.60.060. The City published a public hearing notice on Friday, December 10, 2021, in The Desert Sun. Additionally, staff mailed nine (9) public hearing notices to all property owners within 300 feet of the project site. The public comment period occurred between December 11, 2021, and December 21, 2021. G:\Planning\Monica OReilly\Planning Commission\Staff Reports\2021\12-21-21\Former Pizza Hut\Final PC Staff Report.docx December 21, 2021 — Planning Commission Staff Report Case No. PP/CUP 20-0002 Former Pizza Hut Building Page 8 of 8 Findings of Approval Findings can be made in support of the project per the City's Municipal Code. Findings in support of this project are contained in the Planning Commission Resolution No. 2801 attached to this staff report. Conclusion The project conforms with all applicable requirements of the PDMC and conforms with applicable General Plan goals and policies. Staff recommends the Planning Commission adopt Resolution No. 2801 approving the project, subject to the findings and conditions. CEQA Staff recommends that the Planning Commission find that the project is exempt from CEQA according to Section 15332 of the CEQA guidelines since the project is a Class 32 Exemption for"infill"development. No special circumstances exist that would create a reasonable possibility that the project will have a significant adverse effect on the environment. Therefore, staff concludes that no further environmental review is required and recommends that the Planning Commission adopt a Notice of Exemption for the project. LEGAL REVIEW DEPT. REVIEW FINANCIAL ASSISTANT CITY REVIEW MANAGER N/A M cut-ti,vt,ALva.re'z N/A N/A Robert W. Hargreaves Martin Alvarez, Director of For Janet Moore Andy Firestine City Attorney Development Services Director of Finance Assistant City Manager City Manager: L. Todd Hileman: N/A APPLICANT: Nadel Architects, Inc 1990 S. Bundy Drive, Suite 400 Los Angeles, California 90025 ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2801 2. Legal Notice 3. Planning Commission Meeting Minutes dated January 19, 2021 4. Architectural Review Commission Notice of Action dated July 28, October 13, 2020, and September 28, 2021 5. Notice of Exemption 6. VMT Analysis dated November 2021 7. Exhibits G:\Planning\Monica OReilly\Planning Commission\Staff Reports\2021\12-21-21\Former Pizza Hut\Final PC Staff Report.docx PLANNING COMMISSION RESOLUTION NO. 2801 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, ADOPTING A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)AND APPROVAL OF A PRECISE PLAN (PP)AND A CONDITIONAL USE PERMIT (CUP) TO DEMOLISH THE FORMER PIZZA HUT BUILDING AND CONSTRUCT A NEW 7,500-SQUARE-FOOT RETAIL AND RESTAURANT BUILDING LOCATED AT 72310 HIGHWAY 111 CASE NOS. PP/CUP 20-0002 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 21st day of December 2021, hold a duly noticed public hearing to consider the request by Nadal Architects, LLC, for approval of the above-noted project request; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 19th day of January 2021, 2nd day of February 2021, 16th day of February 2021, and 16th day of March 2021 hold a duly noticed public hearing to consider the request by Nadal Architects, LLC, and continued the above-noted project request; and WHEREAS, the Architectural Review Commission of the City of Palm Desert, California, did on the 28th day of September 2021, consider the request by Nadal Architects, LLC, at its meeting and recommended approval to the Planning Commission of the above- noted project request; and WHEREAS, the City Council on October 12, 1989, adopted Resolution No. 89-125, approving Precise Plan 89-21 for a 56,865-square-foot retail shopping center divided into three buildings at the southeast corner of Highway 111 and Fred Waring Drive; and WHEREAS, the project conforms with the Planned Commercial (PC-3) zone and Scenic Preservation Overlay with the type of retail in-fill development; and WHEREAS, the project maintains a land use pattern that provides an attractive building design that will help update the shopping center. The project will also provide retail and restaurant options for the surrounding area and the hotel guest within the Springhill Suites by Marriott; and WHEREAS, the project complies with the goals and policies of the Regional Retail District within the General Plan by providing retail development along and around major intersections such as Fred Waring Drive and Highway 111 that will serve the residents of the community; and WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert's ("City's") Local CEQA Guidelines, the City is the lead agency for the proposed project; and PLANNING COMMISSION RESOLUTION NO. 2801 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of CEQA" Resolution No. 2019-41, in that the Director of Development Services has determined that the project will not have a significant impact on the environment and that the project is categorically exempt under Article 19, Section 15332 Infill Development (Class 32) of the CEQA Guidelines, as outlined in the staff report and the project is not subject to any of the exceptions for categorical exemptions identified in CEQA Guidelines Section 15300.2; therefore, no further environmental review is necessary; and WHEREAS, at said the public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report, exist to justify approval of said request: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: SECTION 1. Findings. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. The proposed project has been reviewed pursuant to the requirements of California Environmental Quality Act (CEQA) and the State CEQA Guidelines. The Project is exempt from CEQA pursuant Guidelines Section 15332, In-Fill Development Projects, because (a) the project is consistent with the Palm Desert General Plan land use designation and all applicable General Plan policies as well as with applicable zoning designation and regulations; (b) the proposed project occurs within the City limits on a project site less than 5 acres, and is substantially surrounded by urban uses including but not limited to existing commercial buildings; (c) the project site has no value as habitat for endangered, rare or threatened species; (d) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and (e)the project site can be adequately served by all required utilities and public services. The Planning Commission, based on the staff report and materials and testimony presented during the hearing, based on its own independent judgement, hereby finds that no further environmental review is required because the project is exempt from CEQA pursuant to CEQA Guidelines Section 15332. 1. As analyzed, the project includes retail and restaurant commercial spaces and is consistent with the applicable General Plan designation and all applicable General Plan goals and policies. The proposed project meets the development standards within the PC-3 zoning designation. 2. The project occurs within an existing parcel within a commercial shopping center, which is less than five (5) acres specified in the criteria of the Class 32 exemption and is substantially surrounded by urban uses. PLANNING COMMISSION RESOLUTION NO. 2801 3. The site has no value as a habitat for endangered, rare, or threatened species. The site has been previously developed, and the existing building was occupied by a former restaurant uses. 4. Additionally, approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The City of Palm Desert currently has not adopted guidelines on evaluating Vehicle Miles Traveled (VMT)for transportation impacts under CEQA and is using the County of Riverside's Transportation Analysis Guidelines adopted December 2020. The applicant submitted a VMT analysis prepared by Integrated Engineering Group dated November 2021, which has been reviewed and approved by the City Engineer. The VMT report/analysis is attached to this staff report. In summary, based on the analysis and guidelines, retail buildings with an area less than or equal to 60,000 square feet are presumed to cause less-than- significant impact, and the proposed project of 7,500 square feet qualifies for the small project screening and is exempt from further traffic analysis. The proposed use will not result in significant noise that will violate the City's Noise Ordinance. In addition, the City Engineer has reviewed the proposed use and the existing infrastructure, including the offsite improvements. Staff finds the use will not have a significant effect on traffic. No other significant noise or air quality effects were identified for the project. 5. Finally, the site can be adequately served by all required utilities and public services. The proposed project has been reviewed by various utility agencies and public services including, Southern California Edison, the Coachella Valley Water District, and Burrtec Waste Management. These agencies have not identified that utilities in the area are insufficient to serve the proposed project. Additionally, the project is not subject to any of the exceptions for categorical exemptions identified in CEQA Guidelines Section 15300.2: 1. The project qualifies as a Class 32 exemption, which is not listed as one of the classes under 15300.2 (A). The project is not located on a site where it may have an adverse impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted according to law by federal, state, or local agencies. The project site will not impact designated environmental or biological resources as it is not located within a conservation area as identified by the Coachella Valley Multiple Species Habitat Conservation Plan. 2. The project will not have a cumulative impact on the environment as no other discretionary projects have been approved within 500 feet of the project site within the last five (5) years. The area is completely built out. 3. There are no unusual circumstances on the project site. The project site is not located within a flood zone per the latest FEMA Flood Zone Maps. The project site is located within an urban area per Fire Hazard Severity Zone maps available from the Riverside County Fire Department and depicted on Figure PLANNING COMMISSION RESOLUTION NO. 2801 8.5 on Page 119 of the General Plan. The project site is not identified within an Alquist-Priolo Fault Zone per the latest maps on file with the California Department of Conservation. The nearest fault zone is adjacent to the Indio Hills area north of the Palm Desert City limits. 4. The project site is not located in proximity to any scenic highway. The nearest officially designated scenic highway is State 74, located south of the Palm Desert City Limits. 5. The project site is not identified as a historic waste site on any list compiled according to Section 65962.5 of the Government Code. 6. The project site does not contain any existing designated historic resource and is not within a designated historic preservation district. Conditional Use Permit Findings 1. That the proposed location of the conditional use is in accordance with the objectives of the Zoning Ordinance and the purpose of the district in which the site is located. The property is located within the PC-3 (Planned Commercial-Regional Commercial Center), Scenic Preservation zoning that allows retail as a permitted use and restaurants as a conditional use according to Palm Desert Municipal Code (PDMC) Section 25.16.030 Allowed Land Uses and Permit Requirements, Table 25.16-1: Use Matrix for Commercial and Industrial Districts, subject to the approval of a Precise Plan and Conditional Use Permit by the Planning Commission in accordance with Chapter 25.72 of the PDMC. The PC-(3) regional commercial center provides a unified area for commercial uses, which offers a wide range of goods and services, including comparison and convenience shopping, entertainment, cultural, and recreational uses. The district provides for large-scale, large-format, commercial development that serves the broader region and is generally located around major intersections. The project complies as a regional commercial center providing a unified area for commercial uses, which offers a wide range of goods and services, including comparison and convenience shopping, entertainment, cultural, and recreational uses. The proposed modification is consistent with the development pattern along the Highway 111 corridor for the PC-3 Scenic Preservation by keeping with the character of the surrounding businesses. Additionally, the proposed project includes hard surface pedestrian pathways and connections from the public right-of-way and the parking area to ensure walkability throughout. The proposed project complies with all applicable development standards established in the City's Zoning Ordinance. The PC-3 zone allows for a building height of 35 feet, and the building complies at 35 feet in height. The project also complies with the required amount of 46 parking spaces, based on the amount of existing parking in the shopping center. The proposed utilities are screened by a full-height parapet or within the building in accordance with PDMC 25.40.090. PLANNING COMMISSION RESOLUTION NO. 2801 Furthermore, the project does not physically divide an existing community. It can be determined that the approval of this project is consistent with the permitted and conditionally permitted uses listed for the zoning district and conforms to all development standards contained in the zoning ordinance. 2. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. The proposed conditional use is adjacent to properties with similar land uses. The project is located within an existing shopping center and the surrounding area, which was improved with existing buildings and parking lots, has been operating for 20 plus years with various commercial retail and restaurant uses. The proposed business operations will be consistent with the uses intended for the shopping center as originally analyzed. The proposed retail and restaurant uses will be compatible, and will not create a negative impact such as noise to the adjacent businesses and complies with PDMC Section 25.16.030 Allowed Land Uses and Permit Requirements, Table 25.16- 1: Use Matrix for Commercial and Industrial Districts since retail is a permitted use and restaurants are subject to a conditional use permit. The proposed project includes hard surface pedestrian pathways and connections from the public right of way and the parking area to ensure walkability throughout. The building improvements and site operations will comply with all building, life safety, and environmental standards during construction and continued operations, including dust mitigation, stormwater discharge, health licensing, and fire prevention strategies. All building and site improvements will comply with the Americans with Disabilities Act (ADA). Therefore, the conditional use, building, and site improvements will not be detrimental to public health, safety, or welfare and will enhance surrounding properties rather than detract from them. The building also conforms to all development standards contained in the Zoning Ordinance. The proposed type of business conducted at this site will be compatible with the surrounding businesses 3. That the proposed conditional use will comply with each of the applicable provisions of this title, except for approved variances or adjustments. On October 12, 1989, the City Council adopted Resolution No. 89-125, approving Precise Plan 89-21 for a 56,865-square-foot retail shopping center divided into three buildings at the southeast corner of Highway 111 and Fred Waring Drive. The existing shopping center/buildings comply with all applicable development standards for building setbacks, parking and height restrictions, and operational standards contained in the zoning code. The proposed building as designed will also comply with all applicable development standards for setbacks, parking, height restrictions, and operational standards contained in the zoning code. Restaurant uses require a CUP, while the existing retail uses at this location are permitted uses as listed in PDMC Section 25.16.030. The CUP provides a parking analysis for restaurant square-footages to comply with parking requirements. If the entire 7,500-square-foot building was 100 percent restaurant uses, staff finds that there is adequate parking available. Based on the project mix of retail and restaurant uses, staff finds that there PLANNING COMMISSION RESOLUTION NO. 2801 is adequate parking available, and the use will not create a public nuisance. The proposed use does not require approval of any variances or adjustments. 4. That the proposed conditional use complies with the goals, objectives, and policies of the City's general plan. The project site has a General Plan land use designation of "Regional Retail" (RR). The designation is to provide a variety of large-format retail, commercial services, lodging, entertainment, and restaurant activity along or around major intersections. The proposed in-fill project falls within the intent of purpose of the RR designation by adding a new retail/restaurant building along Highway 111 within a large retail center that will serve the residents of the community and surrounding areas. The proposal is consistent with goals and policies within the Land Use & Community Character, Chapter 3 of the General Plan, Goal 5. Centers. Policy 5.3 "Diverse centers encourages the development of local and city-wide centers that address different community needs and market sectors. The centers shall complement and be integrated with surrounding neighborhoods." The project is also consistent with Goal 2. Human-Scaled Design. Policy 2.9 Commercial requirements for non-residential areas to locate most of the frontages of the buildings near the sidewalk edge, requiring the building design to be visible by incorporating windows and other design treatments to create an attractive street frontage, allowing for the development of outdoor plazas and dining areas, and locate buildings in front of parking lots. The proposed project provides for additional restaurant uses with new outdoor patios for dining. The project also replaces an existing restaurant building with a new design that utilizes high-quality finishes and includes shade elements integrated into the architecture of the building, which will allow the outdoor seating areas to be actively used by patrons. The street-facing façade has incorporated façade improvements and screening elements to create visible pedestrian interest along the Highway 111 corridor, with the parking behind the building. Furthermore, the project does not physically divide an existing community and does not conflict with any applicable land use plan, policy, or regulation outlined in the General Plan. SECTION 2. Project Recommendation. The Planning Commission hereby recommends approval PP/CUP 20-0002, subject to conditions. SECTION 3. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City's office at 73510 Fred Waring Drive, Palm Desert, CA 92260. Norma I Alley, the City Clerk, is the custodian of the record of proceedings. SECTION 4. Execution of Resolution. The Chairperson of the Planning Commission sign this Resolution and the Secretary to the Commission shall attest and certify to the passage and adoption thereof. PLANNING COMMISSION RESOLUTION NO. 2801 PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 21st day of December 2021, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN GREENWOOD, CHAIR ATTEST: MARTIN ALVAREZ, SECRETARY PALM DESERT PLANNING COMMISSION PLANNING COMMISSION RESOLUTION NO. 2801 CONDITIONS OF APPROVAL CASE NOS: PP/CUP 20-0002 PLANNING/LAND DEVELOPMENT DIVISION: 1. The development of the property shall conform substantially with exhibits on file with the Department of Development Services, as modified by the following conditions. 2. The applicant agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these Project Approvals for the Project, or the Project Approvals themselves, Developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. Developer, at its sole expense, shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the Developer's approval of counsel, which shall not be unreasonably denied, and at the Developer's sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the Developer and cooperate in the defense. Developer upon such notification shall deposit with City sufficient funds in the judgment of City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both Parties elect to defend, the Parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement to share and protect the information, under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and Developer shall coordinate their defense to make the most efficient use of legal counsel and to share and protect information. Developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third- party litigation of Project Approvals without the Developer's consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless Developer materially breaches this indemnification requirement. 3. The Precise Plan shall expire, if construction of the said project shall not commence within two years from the date of final approval unless an extension of time is granted; otherwise, said approval shall become null, void, and of no effect whatsoever. 4. Any proposed changes to this Precise Plan will require an amendment to the application, which will result in a new public hearing. 5. The Applicant shall comply with the conditions in the Notice of Action as specified in the Architectural Review Commission meeting of September 28, 2021. 6. All construction documentation shall be coordinated for consistency, including, but not limited to, architectural, structural, mechanical, electrical, plumbing, landscape and irrigation, grading, and street improvement plans. All such plans shall be consistent with the approved entitlement plans on file with the Development Services Department. PLANNING COMMISSION RESOLUTION NO. 2801 7. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to the approved project and all Palm Desert Municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 8. Prior to issuance of a building permit for construction of any use or structure contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District (CVWD) Public Works Department Fire Department Evidence of said permit or clearance from the above agencies shall be presented to the Department of Building & Safety at the time of issuance of a building permit for the use contemplated herewith. 9. All sidewalk plans shall be reviewed and approved by the Department of Public Works. 10. Access to trash/service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by the applicable waste company and Department of Development Services and shall include a recycling program. 11. Restaurant uses are permitted as a part of the Conditional Use Permit approval. 12. This project is subject to payment of the City's Public Art fee. The fee will be applied at the time of a building permit issuance and shall remain in the City's public art fund. 13. Lighting construction plans shall be submitted to the Department of Development Services under PDMC Section 24.16 for any landscape, architectural, street, or other lighting types within the project area. 14. Final landscape and irrigation documents shall be prepared by a licensed Landscape Architect registered with the State of California and shall be submitted to the City's Planning/Land Development Division and the Coachella Valley Water District for review and approval. All sheets shall be wet signed by the Landscape Architect and shall include the license number and the expiration date. The landscape plan shall conform to the preliminary landscape plans prepared as part of this application and shall include dense plantings of landscape material. All plants shall be a minimum of five (5) gallons in size, and all trees shall be a minimum 24-inch box in size. 15. All project irrigation systems shall function properly, and landscaping shall be maintained in a healthy and thriving condition. The maintenance of landscaping and the irrigation system shall be permanently provided for all areas of the project site, as well as walkways and the portion of public right-of-way abutting the project site (parkways and medians). Furthermore, the plans shall identify responsibility for the continued maintenance (such as homeowners' association, landscape maintenance district, property owner, etc.). PLANNING COMMISSION RESOLUTION NO. 2801 16. All exterior rooftop mechanical, heating and air conditioning equipment, exhaust vents, and all appurtenances thereto shall be completely screened from public view by parapet walls or roof screens that are architecturally treated to be consistent with the building. The final construction plans shall include appropriate drawings demonstrating how such equipment is to be screened from view. 17. All ground-mounted utility structures including, but not limited to, transformers, HVAC equipment, and backflow prevention valves shall be located out of view from any public street or adequately screened using landscaping and/or masonry walls. 18. The applicant or any successor in interest shall comply with all applicable local, state, and federal laws and regulations. 19. A copy of the herein-listed conditions of approval shall be included in the construction documentation package for the project, which shall be continuously maintained on-site during project construction. Prior to issuance of a grading permit: 20. The applicant shall submit a grading plan to the Planning/Land Development Division for review and approval. Any changes to the approved civil plans must be reviewed for approval prior to work commencing. 21. The applicant shall submit a PM10 application for approval. The applicant shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control. 22. The applicant shall abide by all provisions of City of Palm Desert Ordinance 843, Section 24.20 Stormwater Management and Discharge Ordinance. 23. The applicant shall pay the appropriate signalization fee in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55 and drainage fee in accordance with Section 26.49 of Palm Desert Municipal Code and Palm Desert Ordinance Number 653. 24. The applicant shall submit a final Water Quality Management Plan (WQMP) for review and approval. The WQMP shall identify the Best Management Practices (BMPs) that will be used on the site to control predictable pollutant runoff. Prior to the issuance of a grading permit, the Operation and Maintenance Section of the approved final WQMP shall be recorded with County's Recorder Office and a conformed copy shall be provided to the Public Works Department. 25. The applicant shall receive written permission from the adjacent parcel owner to install improvements on their parcel. PLANNING COMMISSION RESOLUTION NO. 2801 BUILDING AND SAFETY DIVISION: 26. This project shall comply with the latest adopted edition of the following codes. A. 2019 California Building Code and its appendices and standards. B. 2019 California Plumbing Code and its appendices and standards. C. 2019 California Mechanical Code and its appendices and standards. D. 2019 California Electrical Code. E. 2019 California Energy Code. F. 2019 California Green Building Standards Code. G. 2019 California Administrative Code. H. 2019 California Fire Code and its appendices and standards. 27. An approved automatic fire sprinkler system shall be installed as required per the City of Palm Desert Code Adoption Ordinance 1351. 28. Proposed spaces identified to be used as restaurants do not meet minimum plumbing facilities as required per the California Plumbing Code. 29. A disabled access overlay of the precise grading plan is required to be submitted to the Department of Building and Safety for plan review of the site accessibility requirements as per 2013 CBC Chapters 11A & B (as applicable) and Chapter 10. 30. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 & 11B- 206). 31. Detectable warnings shall be provided where required per CBC 11B-705.1.2.5 and 11B- 705.1.2.2. The designer is also required to meet all ADA requirements. Where an ADA requirement is more restrictive than the State of California, the ADA requirement shall supersede the State requirement. 32. Provide an accessible path of travel to the trash enclosure. The trash enclosure is required to be accessible. Please obtain a detail from the Department of Building and Safety. 33. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per Palm Desert Municipal Code, Title 5. 34. All contractors and/or owner-builders must submit a valid Certificate of Worker's Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700. 35. Address numerals shall comply with Palm Desert Ordinance No. 1351 (Palm Desert Municipal Code 15.28. Compliance with Ordinance 1351 regarding street address location, dimension, a stroke of line, distance from the street, height from grade, height from the street, etc. shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds, or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1351 or Municipal Code Section 15.28 from the Department of Building and Safety counter staff. PLANNING COMMISSION RESOLUTION NO. 2801 36. Please contact the Building and Safety Division (760-776-6420) regarding the addressing of all buildings and/or suites. FIRE DEPARTMENT: 37. Final fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes that are in force at the time of building plan submittal. 38. The proposed project may have a cumulative adverse impact on the Fire Department's ability to provide an acceptable level of service. These impacts include an increased number of emergency and public service calls due to the increased presence of structures, traffic, and population. The project proponents/developers will be expected to provide for a proportional mitigation to these impacts via capital improvements and/or impact fees. 39. Fire Department emergency vehicle apparatus access road location and design shall be in accordance with the current California Fire Code, City of Palm Desert Municipal Code, and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance. 40. Fire Department water systems(s) for fire protection shall be in accordance with the current California Fire Code, City of Palm Desert, and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance. � ... CITY OF POEM DESERT ; ' off i 73 5- IO BRED WARING DRIVE V' PALM DESERT, CALIFORNIA 92260-25 78 TEL: 760 346-061I •; nL info@ciiyofpalmdeserLorg CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP 20-0002 NOTICE OF A PUBLIC HEARING BEFORE THE PALM DESERT PLANNING COMMISSION TO CONSIDER A REQUEST FOR APPROVAL TO DEMO THE EXISTING PIZZA HUT BUILDING WITHIN THE NEIGHBORHOOD WALMART SHOPPING CENTER, AND CONSTRUCT A NEW 7,500-SQUARE-FOOT RETAIL/RESTAURANT BUILDING LOCATED AT 72310 HIGHWAY 111. The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEQA), finds that the proposed project is categorically exempt under Article 19 Section 15332 In-Fill Development Projects (Class 32) of the CEQA; therefore, no further environmental review is necessary, and that a Notice of Exemption can be adopted as part of this project. Project Location/ Description: Project Location: 72310 Highway 111 Project Description: The project request is to demo the existing Pizza Hut building within the Neighborhood Walmart shopping center and construct a new 7,500-square-foot retail/restaurant building. Recommendation: Staff is recommending that the Planning Commission adopt a resolution of approval, subject to conditions of approval. Public Hearing: The public hearing will be held before the Planning Commission on December 21, 2021, at 6:00 p.m. via Zoom. The hearing will be conducted in accordance with the City's emergency protocols for social distancing. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.cityofpalmdesert.org/our-city/committees-and- commissions/planning-commission-information-center. Comment Period: The public comment period for this project is from December 11, 2021, to December 21, 2021. Public Review: The project application is available for public review Monday through Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Mr. Kevin Swartz. Please submit written comments to the Planning Department. If any group challenges the action in court, the issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the Planning Commission hearing. All comments and any questions should be directed to: Kevin Swartz, Associate Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611 kswartz@cityofpalmdesert.org PUBLISH: DESERT SUN MARTIN ALVAREZ, December 11, 2021 PLANNING COMMISSION SECRETARY CITY OF PALM DESERT r ----"Ni PALM DESERT PLANNING COMMISSION . Itii l' - A, ) Fla MINUTES '.,,,9'r r ate'°°�•'• TUESDAY, JANUARY 19, 2021 - 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Chair Lindsay Holt called the meeting to order at 6:00 p.m. II. ROLL CALL Present: Chair Lindsay Holt Vice-Chair John Greenwood Commissioner Nancy DeLuna Commissioner Ron Gregory Commissioner Joseph Pradetto Also Present: Craig Hayes, Assistant City Attorney Ryan Stendell, Director of Community Development Eric Ceja, Principal Planner Kevin Swartz, Associate Planner Nick Melloni, Assistant Planner Monica O'Reilly, Management Specialist II III. PLEDGE OF ALLEGIANCE Commissioner Nancy DeLuna led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTIONS None V. ORAL COMMUNICATIONS None MINUTES PALM DESERT PLANNING COMMISSION JANUARY 19, 2021 VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of December 15, 2020. Rec: Approve as presented. B. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application for a lot line adjustment at Monterey Crossing (Dinah Shore Drive and Monterey Avenue). Case No. PMW 20-0005 (Monterey Crossing, LP, Newport Beach, California, Applicant). Rec: By Minute Motion, approve Case No. PMW 20-0005. C. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application for a lot line adjustment at Monterey Crossing (Dinah Shore Drive and Monterey Avenue). Case No. PMW 20-0006 (Monterey Crossing, LP, Newport Beach, California, Applicant). Rec: By Minute Motion, approve Case No. PMW 20-0006. D. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application for a lot line adjustment at Ironwood Country Club (APN 655-120-032). Case No. PMW 20-0009 (Dawson Surveying, Inc., Colton, California, Applicant). Rec: By Minute Motion, approve Case No. PMW 20-0009. Upon a motion by Commissioner DeLuna, seconded by Commissioner Pradetto, and a 5-0 vote of the Planning Commission, the Consent Calendar was approved as presented (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). VII. CONSENT ITEMS HELD OVER None VIII. NEW BUSINESS A. SELECTION of a Chairperson and Vice-Chairperson. Commissioner Pradetto moved to, by Minute Motion, nominate and appoint Vice-Chair Greenwood to Chairperson. The motion was seconded by Commissioner Gregory and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). Commissioner Pradetto moved to, by Minute Motion, nominate and appoint Commissioner DeLuna to Vice-Chairperson. The motion was seconded by Commissioner Gregory and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). 2 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 19, 2021 B. SELECTION of Commission Liaisons for Art in Public Places and Parks and Recreation Commissions. With Planning Commission concurrence, the Commission reappointed Commissioner Holt to the Art in Public Places Commission; and reappointed Chair Greenwood to the Parks and Recreation Commission. IX. CONTINUED BUSINESS None X. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION of a request for Tentative Parcel Map 37978 to approve the subdivision of 10 acres into eight(8) parcels within the Millennium Specific Plan, and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. TPM 37978 (Palm Desert University Gateway, LLC, Rancho Mirage, California, Applicant). Principal Planner Eric Ceja presented the staff report (staff report(s) is available at www.cityofpalmdesert.orc ). Staff recommended approval and offered to answer any questions. At this point, Vice-Chair DeLuna recused herself due to a conflict of interest with the affordable housing component of this project and left the Zoom meeting. Commissioner Holt asked if a map with five or more parcels is considered a tentative parcel map or a tentative tract map. Mr. Ceja explained that there is a distinction between commercial and residential maps. He believed that a residential map could not be subdivided into more than four parcels without being a tentative tract map. However, a commercial map could be subdivided up to 10 lots. Chair John Greenwood declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. Mr. Ceja noted that the applicant is not in attendance. With no testimony offered, Chair Greenwood declared the public hearing closed. Commissioner Holt assumed that the new proposed parcels are restricted to the 30-foot- wide access easements. She asked what would happen if a developer proposed access in a different location or does not want to share access with the adjacent property. Mr. Ceja responded that a Precise Plan application would go before the Planning Commission to develop the parcels. At that point, if access easements need to be modified, the Commission would see an action or mechanism for that on the map. 3 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 19, 2021 Commissioner Holt inquired if the parcel would have its own on-site stormwater retention. Mr. Ceja replied yes, which is part of the Millennium Specific Plan. Commissioner Pradetto moved to waive further reading and adopt Planning Commission Resolution No. 2785, approving Case No. TPM 37978, subject to the conditions of approval; and adopt a Notice of Exemption in accordance with CEQA. The motion was seconded by Commissioner Gregory and carried by a 4-0 vote (AYES: Greenwood, Gregory, Holt, and Pradetto; NOES: None; ABSENT: DeLuna). B. REQUEST FOR CONSIDERATION of a Conditional Use Permit to allow the construction of a 65-foot-tall monopalm wireless telecommunication facility and ground-mounted equipment at 73750 Dinah Shore Drive, and adoption of a Notice of Exemption in accordance with the CEQA. Case No. CUP 20-0007 (AT&T-Smartlink, Cardiff, California, Applicant). Assistant Planner Nick Melloni presented the staff report. Staff recommended approval and offered to answer any questions. He noted that the applicant is also available to answer questions. Chair Greenwood asked if there was no option to collocate with an adjacent existing monopalm. Mr. Melloni said if an applicant shows that collocation would work without there being an issue with the screening of the facility, collocation could work. In this case, the existing monopalm allows for only a single array, and it was determined that an additional antenna was not feasible. Chair Greenwood declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. CHRIS DOHENY, Smartlink, LLC (the applicant representing AT&T), Cardiff, California, thanked City staff for the presentation and the Planning Commission for their time. He added that Smartlink, LLC (Smartlink) did an extensive search within a quarter- mile radius search ring that AT&T provided. After completing their initial search, they did not find any successful candidates (east of the 1-10 and Monterey intersection). Therefore, they expanded their search ring to include commercial space and area. They exhausted their search and were not successful from willing property owners. After a year, Smartlink received a positive response from Extra Space Storage and agreed to the installation of a 65-foot-tall monopalm. He stated that they would install two additional live palms in front of the property to assist in screening and blending in the proposed monopalm. He offered to answer questions. Vice-Chair DeLuna asked how tall the live palms are. MR. DOHENY replied that the live palms would be 40 feet tall. He noted that they are shorter than the monopalm due to the distance from the street to the live palms; the proposed monopalm would be in the background. 4 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 19, 2021 Vice-Chair DeLuna asked if it is correct that the live palms would grow. MR. DOHENY said that they would slowly grow. Chair Greenwood asked if it is correct that there is a generator in the drive aisle. MR. DOHENY replied that is correct. Chair Greenwood inquired if there are bollards that would impede the drive aisle and if there would be ample space. MR. DOHENY said no, there would not be any bollards. With no further testimony offered, Chair Greenwood declared the public hearing closed. Since the proposed location is in an industrial area, Commissioner Joseph Pradetto said that he supported the project and was not concerned with the appearance and collocation. In general, he said it would be interesting to conduct a study to look at alternative designs for cell towers. He commented that modeling nature badly is the default for cell towers. He felt that there has to be other ways to disguise cell towers as structural art elements or incorporated into a building design. He stated that he would make a personal effort to look at alternative designs, noting that the City could be missing an opportunity to have something structurally cool looking in certain areas of the City. Commissioner Ron Gregory agreed with Commissioner Pradetto. He said that maybe after the approval, the Commission could ask the applicant if it is possible to have alternative designs. Commissioner Pradetto moved to waive further reading and adopt Planning Commission Resolution No. 2786, approving Case No. CUP 20-0007, subject to the conditions of approval; and adopt a Notice of Exemption in accordance with CEQA. The motion was seconded by Commissioner Gregory and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). Commissioner Gregory asked Mr. Doheny if there are alternative designs for wireless telecommunication facilities. MR. DOHENY responded that in the last 10 to 20 years, tree designs have improved. Some things need to be taken into consideration for designs. Such as, the proposed project, the environment, and certain trees do not blend in with the desert landscape. He said creativity has grown a lot to blend in with the existing architecture of a building, but also limited. He agreed that the faux trees lack desirability. C. REQUEST FOR CONSIDERATION to approve a Precise Plan and a Conditional Use Permit to demolish the existing Pizza Hut building and construct a new 7,500-square- foot retail and restaurant building located at 72310 Highway 111, and adoption of a Notice of Exemption in accordance with the CEQA. Case No. PP/CUP 20-0002 (Nadel Architects, Inc., Los Angeles, California, Applicant). 5 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 19, 2021 Associate Planner Kevin Swartz presented the staff report. He offered to answer any questions and noted that the applicant is also present to answer questions. Since there could be a restaurant, Vice-Chair DeLuna asked if it is correct that there is no concern with a drive-through restaurant. Mr. Swartz replied that is correct, noting that the City does not allow drive-through restaurants in the area. There is no possibility of a drive-through restaurant unless the City Council changes the Palm Desert Municipal Code. Chair Greenwood declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. RALPH DEPPISCH, Director of Development, thanked City staff for their cooperation and support. He said they have been working on this project for months to bring forward to the Planning Commission for review and approval. He noted that they have been receiving some interest for the restaurant and retail space, but nothing definitive. He stated that he and members of his team are available to answer questions. Commissioner Gregory commented that the use of green screens on lattices is not sustainable in the desert. His other concern is the selections made on the plant palette. He noted that the Architectural Review Commission (ARC) should address landscape; however, there is not a landscape architect on the Commission. Therefore, it falls on him because he is a landscape architect. He understood the effort to provide screening from Highway 111, but there are attractive architectural solutions such as a breezeway that would be permanent. It would be more successful with this type of architectural approach. He also listed his concerns with the plant selection. The selection of trees is semi- deciduous. He noted that a mesquite tree would look like a skeleton during the winter when people are visiting Palm Desert. The selection of Mexican fan palms is cheap; however, they are 15 feet tall. He asked why there is not some variation in height. The plants that were chosen look like they are from the City of Palm Desert plant book. The proposed plants are not planted in the way they should be. He noted that rodents like to live under Acacia redolens, and Yucca gloriosa would burn and be useless after a summer. He felt that someone that is not familiar with the desert prepared the landscape plan. As he mentioned before, he voiced his concern with screening. MR. DAVID ANDERSON, with Nadel Architects, Los Angeles, California, noted that he is not a landscape architect. They hired a consultant for the landscape architecture. He stated that when they met with the ARC, they spent a lot of time on the screen wall, and the suggestions came from the ARC about the landscaping. He said the wood trellis was a suggestion by the ARC. The applicant originally proposed a cast-iron trellis; however, the ARC was concerned that plant material would not survive. Commissioner Gregory interposed that he would not recommend a cast-iron trellis either. He said other materials could provide screening. 6 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 19, 2021 MR. ANDERSON apologized because he could not speak on the plant materials; however, he could speak with the landscape architect. He noted that the ARC felt a wall would be too much of a barrier. Commissioner Gregory commented that he would be happy to speak with the landscape architect to facilitate a design that would work for the project. MR. DEPPISCH appreciated the comments by Commissioner Gregory. He said they could work with him in a collaborative effort to improve the landscape design. Commissioner Gregory clarified that a screening element would cost more money. MR. DEPPISCH said there might be other elements that are economically compatible. He stated that the building is well designed, and they would like to have the landscape right. Commissioner Gregory pointed out that there is some landscaping in the right-of-way along Highway 111. He asked if the landscaping would be updated to accommodate the new landscape within the property lines. MR. SWARTZ responded that the landscaping is not the applicant's scope of work. He would discuss the landscaping with the Public Works Department. Commissioner Gregory asked Mr. Deppisch to have his architect contact him. After hearing any additional comments from the Commission, Mr. Swartz suggested a continuance. Additionally, City staff would be happy to facilitate a Zoom meeting with Commissioner Gregory and the landscape architect. Director of Community Development Ryan Stendell interjected, noting that the ARC had a significant concern with the orientation of the building, and they decided that a screen wall as a solution. He stated that the landscape would need to be vetted correctly. There have been several times where Commissioners drive by a project, and it is done incorrectly. Mr. Stendell apologized to the Nadel team; however, he is tired of architect teams telling the City that they have issues solved when they are not. If it takes a meeting to discuss a solution for the landscape design, it would be the staff's recommendation to continue this item. Commissioner Pradetto concurred with a continuance. He thought procedurally, the right thing to do if a Commissioner is involved in officially modifying the proposed project, the rest of the Commission should get a second look at the project. MR. DEPPISCH understood the comments made, but he voiced disappointment that the Commission would continue the project for "X" amount of time. Commissioner Pradetto addressed Chair Greenwood and mentioned that they are in a Zoom meeting, which makes it feel more casual. However, the applicant has seemed to turn the meeting into a conversation instead of a public hearing. He understood the applicant's concern, and he wished that the ARC had given the Planning Commission 7 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 19, 2021 something that they would love and praise. Unfortunately, the ARC and Planning Commission do not meet directly hand-in-hand. At this point, the Commission would need to move forward on more issues and determine how to proceed. Vice-Chair Greenwood pointed to the larger elements on the northeast and southwest corners and asked if it is correct that they would be fully enclosed and they would not see anything on top of the parapets. MR. DEPPISCH replied that is correct. Vice-Chair DeLuna commented that the landscape issue is significant. She asked Commissioner Gregory if he felt the issue could be solved in two weeks. Commissioner Gregory replied that he thought so. However, he wondered if other Commissioners are okay continuing this item or consider approving the architecture and not the landscape plan. Chair Greenwood said he would first ask if there are any other questions of the applicant and ask the public for comments in favor or opposition to the project. With no further testimony offered, Chair Greenwood declared the public hearing closed. Commissioner Pradetto referred to the breezeway wall or other potential elements and asked Commissioner Gregory if they would affect the architecture. Commissioner Gregory responded that the breezeway wall and potential elements could be perceived as part of the building architecture. Vice-Chair DeLuna commented that she understood the applicant's concern with continuing this item. She asked again if the landscape plan could be handled in two weeks, which would not be a terrible burden on either side. Chair Greenwood felt that a continuance would benefit the project, with Commissioner Gregory's willingness to assist the applicant. He noted that it also depends on how quickly the applicant could provide revised exhibits. Commissioner Gregory said he is offering his services to assist the applicant. He did not intend to hinder the project. However, he wanted to make sure the Commission was in accord to continue the project. The Commission agreed to continue this item. Commissioner Pradetto moved to, by Minute Motion, continue Case No. PP/CUP 20- 0002 to February 2, 2021. The motion was seconded by Vice-Chair DeLuna and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). Mr. Stendell thanked the Commission and commented that it is not the first time nor the last that a Commissioner has lent their services. 8 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 19, 2021 Xl. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES Commissioner Holt reported that Desert X was postponed to a date uncertain, the Art in Public Places fund is fiscally sound, they discussed the art for the traffic signal cabinets, and the City released a call for art entries on December 14 for the art on San Pablo Avenue. B. PARKS & RECREATION Mr. Stendell reported that the City completed the work for the naming of the bridge at the Civic Center Park. XIII. REPORTS AND REMARKS Commissioner Pradetto remarked that he is making it a personal pursuit to study wireless communication facility designs, or he and the City could do the study together. Mr. Stendell agreed with Commissioner Pradetto. His first thought went to public art, and it is something that they should look into. Mr. Ceja added that there is an opportunity coming up. He said that the Planning Department was entertaining a Zoning Ordinance Amendment to update the wireless communication ordinance this year. Commissioner Holt commented that she had seen flagpoles as a wireless communication facility. Chair Greenwood referred to collocation in which it seems easy for the applicant to say that they cannot collocate and want to build their own facility. Thus, there are monopalms all over the City. He felt it was in the best interest of the City to push the collocation requirements. Mr. Stendell replied that Chair Greenwood made a good point. It is helpful when the Commission makes comments during a recorded meeting, so the staff could go back say why they are not recommending approval. He mentioned that due to state law changes, the City would find out more about cell towers. When the time comes, staff would put a subcommittee together to review the telecommunications ordinance. Chair Greenwood commented that he feels for the applicant when they go back and forth with the ARC, then they go before the Planning Commission in which it is a land-use issue, and the Planning Commission is addressing architectural items. He felt it would be of value to have a joint study session with the ARC, so they are all on the same page. He 9 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 19, 2021 does not want to see the applicant going back and forth with ARC and the Planning Commission, which could be costly and frustrating to the applicant. Mr. Stendell responded that staff would facilitate a meeting. Vice-Chair DeLuna asked for an update on the San Pablo Avenue improvements. Mr. Stendell responded that the intersection at San Pablo Avenue and Magnesia Falls was destroyed, gutters are being formed, and the tamarisk trees are gone. He said temporary signal lights would go up at the City Hall entrance off Fred Waring Drive. Once that signal lights are installed, San Pablo Avenue would be completely closed from Fred Waring Drive to Magnesia Falls. Closing San Pablo Avenue would save three months off the construction schedule. The project is scheduled to be completed by the end of the calendar year or sooner. XIV. ADJOURNMENT With the Planning Commission concurrence, Chair Greenwood adjourned the meeting at 7:19 p.m. JOHN GREENWOOD, CHAIR ATTEST: RYAN STENDELL, SECRETARY MONICA O'REILLY, RECORDING SECRETARY 10 �_ � CITY OF PRIM DESERT ovt July 29, 2020 ARCHITECTURAL REVIEW COMMISSION NOTICE OF ACTION Revised 8/25/20 Condition #1 CASE NO: PP 20-0002 APPLICANT AND ADDRESS: NADEL ARCHITECTS, INC. 1990 S. Bundy Drive, Suite 400, Los Angeles, CA 90025 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to preliminarily approve demolition of the existing Pizza Hut building within the Neighborhood Walmart shopping center, and construct a new 7,500-square-foot retail/restaurant building with four(4)tenant suites. LOCATION: 72-310 Highway 111 ZONE: P.C.-(3) Upon reviewing the plans and presentations submitted by staff, and by the applicant, the Architectural Review Commission continued Case No. PP 20-0002 subject to: 1) As Highway 111 (111) is a main corridor into the City consider reorienting the building so the front of the building faces 111 and not the parking lot. This would allow the restaurants to have patios facing the mountains and not the trash enclosure/parking lot. Consider the back of the building facing the gas station2) if the back of the building faces 111, then consider relocating the kitchens and reduce the building square footage. This would allow the patios to front 111 and allow for additional architectural features that will create interest from 111; 3) the service doors need to be screened better with additional layering. If the building were to rotate with the back facing the gas station, this would help; 4) the tower elements need more offsets, as well as the rectangular elements; 5) the towers need to be more pronounced; 6) the entire building needs additional offsets as well; 7) balance the trellis to awning ratios; 8) carry all building forms so they are four-sided; 9) revise plant palette to include taller plants in some areas; and 10) ensure that all kitchen equipment on roof is screened properly with parapets. Date of Action: July 28, 2020 Vote: Motion carried 6-0-1 with Commissioner Lambell absent (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision. Any amendments to this approved plan would need to be re-submitted to Commission for approval.) STAFF COMMENTS: It is your responsibility to submit the plans approved by the Architectural Review Commission to the Department of Building and Safety. CONTINUED CASES: In order to be placed on the next meeting's agenda, new or revised plans must be submitted no later than 9:00 a.m. the Monday eight days prior to the next meeting. ' �_ ��Y4,,, , _ �0� CITY OF PRIM DESERT 4„,,,.. '`..ta73O October 19, 2020 ARCHITECTURAL REVIEW COMMISSION NOTICE OF ACTION CASE NO: PP 20-0002 APPLICANT AND ADDRESS: NADEL ARCHITECTS, INC. 1990 S. Bundy Drive, Suite 400, Los Angeles, CA 90025 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve demolition of the existing Pizza Hut building within the Neighborhood Walmart shopping center, and construct a new 7,500-square-foot retail/restaurant building with four (4) tenant suites. LOCATION: 72310 Highway 111 ZONE: P.C.-(3) Upon reviewing the plans and presentations submitted by staff, and by the applicant, the Architectural Review Commission granted approval subject to: 1) applicant shall work with staff on the southwest elevation screen wall; 2) submit alternative to iron grid landscape wall; 3) submit roof plan to show location of roof access; and 4) parapets shall carry back further. Date of Action: October 13, 2020 Vote: Motion carried 4-1-0-2 with McIntosh voting NO and Schmid and Vuksic absent (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision. Any amendments to this approved plan would need to be re-submitted to Commission for approval.) STAFF COMMENTS: It is your responsibility to submit the plans approved by the Architectural Review Commission to the Department of Building and Safety. CITY OF POEM DESERT 73-5 I O FRED WARING DRIVE PALM DESERT,CALIFORNIA 92260-25 78 TEL: 760 346-0611 info@cityofpalmdesert.org ARCHITECTURAL REVIEW COMMISSION NOTICE OF ACTION October 7, 2021 Nadel Architects, Inc. 1990 S. Bundy Drive, Suite 400 Los Angeles, CA 90025 Subject: Consideration to approve a Precise Plan and a Conditional Use Permit to demolish the existing Pizza Hut building and construct a new 7,500-square-foot retail and restaurant building located at 72310 Highway 111, and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act. The Architectural Review Commission of the City of Palm Desert considered your request and took the following action at its meeting of September 28, 2021: By Minute Motion, the Architectural Review Commission approved Case No. PP/CUP 20-0002 subject to the following: 1) Roof pitch on towers should not exceed a 4:12 pitch; 2) Parapets will be of an appropriate height to adequately screen mechanical equipment in its entirety; 3) Parapets which return onto the roof should be carried further back an additional six feet; 4) Cornice detail should carry all the way around the parapets; 5) Material for awnings should be Sunbrella fabric; and 6) Trellis material should be steel, not wood. The motion carried by a 7-0 vote. Any appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within 15 days of the date of the decision. If you have any questions, please contact Associate Planner Kevin Swartz at (760) 346-0611, Extension 485 or kswartz a(�cityofpalmdesert.orq. Sincerely, laEP- ROSIE LUA, SECRETARY ARCHITECTURAL REVIEW COMMISSION cc: File NOTICE OF EXEMPTION TO: Office of Planning and Research FROM: City of Palm Desert P. O. Box 3044, Room 212 Sacramento, CA 95812-3044 Clerk of the Board of Supervisors or ❑ County Clerk County of: 1. Project Title: PP/CUP 20-0002 2. Project Applicant: Nadal Architects, LLC 3. Project Location — Identify street address The project site is located on the southeast and cross streets or attach a map corner of Fred Waring Drive and Highway 111 showing project site (preferably a USGS located at 72-310 Highway 111 15' or 7 1/2' topographical map identified by quadrangle name): 4. (a) Project Location — City: 72-310 Highway 111 (b) Project Location — County: Riverside County 5. Description of nature, purpose, and Approval of staff's recommendation will beneficiaries of Project: allow the applicant to demolish the existing Pizza Hut building and construct a new 7,500-square-foot retail/restaurant building within the existing Walmart Neighborhood Market shopping center. 6. Name of Public Agency approving City of Palm Desert project: 7. Name of Person or Agency undertaking City of Palm Desert the project, including any person undertaking an activity that receives financial assistance from the Public Agency as part of the activity or the person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the activity: 8. Exempt status: (check one) (a) ❑ Ministerial project. (Pub. Res. Code § 21080(b)(1); State CEQA Guidelines § 15268) (b) ❑ Not a project. (c) ❑ Emergency Project. (Pub. Res. Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c)) Notice of Exemption FORM"B" (d) ® Categorical Exemption. The City of Palm Desert (City), in its capacity as State type and class the Lead Agency for this project under the number: CEQA, has determined that the proposed project request is categorically exempt under Class 32: In-fill Development Projects, of the CEQA. Because of the categorical exemption, no further environmental review is necessary. (e) ❑ Declared Emergency. (Pub. Res. Code § 21080(b)(3); State CEQA Guidelines § 15269(a)) (f) ❑ Statutory Exemption. State Code section number: (g) ❑ Other. Explanation: 9. Reason why project was exempt: The shopping center was currently constructed in 1990, with all site improvements. The new building will occur within the parking lot and the parcel us less than 5-acres. 10. Lead Agency Contact Person: Kevin Swartz, Associate Planner Telephone: (760) 346-0611 11. If filed by applicant: Attach Preliminary Exemption Assessment (Form "A") before filing. 12. Has a Notice of Exemption been filed by the public agency approving the project?T Yes T No 13. Was a public hearing held by the lead agency to consider the exemption?T Yes IN() If yes, the date of the public hearing was: December 21, 2021 Signature: Date: Title: I Signed by Lead Agency I Signed by Applicant Date Received for Filing: (Clerk Stamp Here) Authority cited: Sections 21083 and 21100, Public Resources Code. Reference: Sections 21108, 21152, and 21152.1, Public Resources Code. Notice of Exemption FORM"B" 72 310 Highway 111 Retail Shops Vehicle Miles Traveled (VMT) Analysis Prepared for: Sage Investco 4340 Von Karman Ave.--#110 Newport Beach, CA. 92660 Prepared by: INTEGRATED ENGINEERING GROUP 23905 Clinton Keith 114-280 Wildomar, CA 92595 November 2021 72310 Highway 111 Retail Shops VMT 1.0 PROJECT INTRODUCTION The purpose of this report is to evaluate the proposed retail shops project vehicle miles traveled (VMT) analysis requirements and compliance with Senate Bill 743 (SB 743) and The California Environmental Quality Act (CEQA). 1.1 Project Description The project is proposing the demolition of an existing 3,800 square foot Pizza Hut building which will be replaced by a newly constructed 7,416 square foot commercial/retail shops in the existing Walmart retail shopping center located at the southeast corner of Fred Waring Drive and Highway 111 intersection in the City of Palm Desert Within the County of Riverside. The proposed project is consistent with the City of Palm Desert General Plan retail designation. Currently the exiting shopping center is fully built with vehicular access provided via three existing driveways on Fred Waring Drive and one full signalized access point on Highway 111 respectively. Figure 1-1 shows the Project site plan. 1.2 Senate Bill 743 On September 27, 2013, SB 743 was signed into State law and started a process intended to fundamentally change transportation impact analysis as part of the CEQA compliance. The California Natural Resource Agency updated the CEQA transportation analysis guidelines in 2018. In this update automobile delay and LOS metrics are no longer to be used in determining transportation impacts. Instead VMT metrics will serve as the basis in determining impacts. Furthermore,the guidelines stated that after July 1, 2020, transportation analysis under CEQA must use VMT to determine impacts for land use projects. 1.3 Guidance Documents The project is within the jurisdiction of the City of Palm Desert within the County of Riverside. The County has adopted guidance on evaluating VMT for transportation impacts under CEQA. The City currently does not have guidance on evaluating VMT for transportation impacts under CEQA; Therefore, County of Riverside guidance will be used as the basis to evaluate potential transportation VMT impacts for this project. The County of Riverside, "Transportation Analysis Guidelines for Level of Service,Vehicle Miles Traveled", December 20201,will be used; hereafter referred to as Guidelines. 1 https://rctlma.org/Portals/7/2020-12-15%20-%20Transportation%20Analysis%20Guidelines.pdf INTEGRATED ENGINEERING GROUP PROJECT LOCATION —•I / BUILDING & SAFETY NOTES: t.- —... .�7"r- „_— 1 . The project shall comply with the latest adopted edition of the '�-� � fir—,•_ . i•, 4 ' . 2CrPI / / P P Y P T"' _ a /Hi following nodes: `t• f -, 0n ..� ' . ' A. 2019 California [3uilding Code and ils appendices & stds. �` m ,��`` ciit `'t . B. 2019 California Plumbing Code and its appendices & sfds. J 1 , ' r �J/ • � /I' . . , '\ \ / / � C. ?019 California Mechanical Code and Its appendices & sfds.+ I. - , / \ D, 2019 California Electrical Code }: �:` _ �� 4, '� tit E. 2019 California Energy Code Land 4- 4 . 84 AC ± 2 1 0 830 SF 9 : \ d \� _ . F_ 2.019 L'alifornia Green Building Standards Code ter. 4 r ... / j r \. G. 2019 California Administrative Code Building 61 496 SF , . C� ^� �� �� ' +• II. 2019 California fire Code and its appendices & sfds. I ' � , �, �y.., 1. I ; PP Land -to- Bldg Ratio 2 .42/ 1 , _,„ . .. • '� ., ,,, ?. . ,j 2. An approved automatic fire sprinkler system shall be Installed as Coverage 29 • • ` �,, ® / ; required per the City of Palm Desert Code Adoption Ordinance 1265. g +, �i c :"}� ' .\ \ I Inn �, -, / 3. New site lighting poles & fixtures shall( match existing / ! /� o. ,,. \ a r J 9 9 gParking required :ie # \ %t44 . / er 4,• ,.. ' ' ,. ,. / site lighting. _ Malor 1 (3/ 1000) 45,648 sf 137 stalls • , ~r � "' - 1 # 1 (8/ 1000)47,1' — I':, �- Pad Bldg #2 (3/ 1000) 1 ,632 sf 5 stalls I VICINITY MAP A .. ,/ it Tic 1 Pad Bld #3 3/ 1000 6,800 sf 20 stalls `J(71 iE' s( A' E J 221 stalls 6" GONG SLAB Ili �., (TYP / „/ st. n, , MEDIUM BROOM FINISH ���` ^ `/ r I (� / •iI PIPE GUARDS, TYP I' ,." \ q'-4" -E," q,_4„ 2'"S'• 8 j_1 l ''-U' .. / / ' _ ! / le / // / ' o IL L '^-7: Ma. M,O. I I. o / / / , I i / `--�• / Parking Provided 284 stalls ,1 •s _ _ Parking Ratio 4 . 6 / 1000 WNEI=L GUARD 0 v- a• --1 1 — 9 r t!' /'. p\ -r rI l , �I _ C. { -- .. I ae a K t_i / j i �,.: J 4.. ) / / / / • 1 ti MI':TAI`5A E .� / `\ \i .,, \ il SITE KEY LEGEND 2[. 6' O., iMIN 36' WIDE W/ / / �: i r \ 4, 7 X- i` " GAR GPW2) j ya O" 2 Ib'..a Ib'..p„ 24' IZ' G" l8' D �, „ ;� / % /` // f; .// /f ��! 60' II 60 / /I /t • . &Nr STANDA TRASH ENCL. PLAN SITE PLAN FOR EXACT LOCATIONS ' ` jrEXIST ' i in mi I. ,DA PATH OF TRAVEL ; 1/'a T,-r / / ! `/ I s '• ' u - CLCGTRIGAL T4ANS�OR`� U- G-1' .Y/N .ir6" PLA5-rER FINISH d / O 71 / \ I T ER PAD WIDE- W/ 32" CLEAR GOPINO TO MATCH / ! /" N� A .A ADJACENT [iLDC�—. —PAl METALAT % 'N.' 1� , = i i /i / ti• - FIRE riYPRANT OPENING W/ D NTF.D GATES 4.44) ACC:5�15LE LATCH/ FINI5H .4. COLOR lI 1 TO MATGH AD.JAGCNT ! �/ 7/ 0. f I I O i ij�•r �: - FIRE DEPARTMENT CONNECTION BLDG GOLoR (TIP) / �r / �i/ PF.O,II C'I' SITE o-. - --t / �., / um,rt>uv. - i n CLEAN AIR VEHICLE (STENCIL LETTERS ON l _ I ..... / / ` i, \. ✓ � �,. '' I I i i STALLS ONLY). „�. .. _ - / I/1/ rncK. / / ELECTRIC VEHICLE' // ; / � / -1, I r (1 Jam. -- ' E3IGYGLE RACK '� P r ' BOLT % / N.\ \ / `- / )t j Li L,' _ ! �,c)� IRRIGATION GONTtiOLLER D2c7 3AR c CANE- BO- / 1.ag u / �. L_ � __ 1 ( Lx1�.1 Ill( OH Lk L. TRASH ENCL. ELEVATION • t •- WALL GAPWITFI PILASTIERINITN / •,.. / I Building Code Analysis : PLASTER FINISH _. PLASTER FINISH / �/ .' 1,/ 3 a - r` . a (ri \_ I-a f LEGAL I�ESCI�IPTION. j / MASH LA"`sc j/, X l 1 l ". .) i Occupancy group A-2 PARCEL 2 OF I>bA.RCLL MAP 24794 I- --I - b -�4 / / ` I .� 1 �k Construction type V-B Fully Sprin!<lered / �• \ f / ° S A O PS 1 ;.1 I \Y a rrtsf HrnRAnr� based on occ��'ancarea 24,000 sf / Imo, ��+ occupancy / I/ / 1 7,416 SF C.,,IIM6 WAITP r5M Et ; Actual area 7,416 sf t \\ / 9t o l ——-1 x x � REAR ELEVATION / / ` {� �tFP \ t / mob \ % a - 1_, a _ ., � L _ - - u \ \ J 4t .� i \ \ / \ t'� I / / J / // cn[I:f I D3- �,� / la- siontel it -- - — — -- Ak ltllllJ[41 - i -_--- i - - FFQRClS10 AIR.7w-.Q.I_tSAUfI C .„ HIGH�N/AY 111 Ii / C o,�h r _________-------- - _ ___ ____------------ Am / .— - PROJECT ADDRESS: •: / 72310 HIGHWAY 1I1 PALM DESERT, CA / 30 AU.BUILDINGS, IMPROVEMENTS,THEIR OCCUPANTS AND THE USES AS SHOWN ON THIS PLAN ARE PRELIMINARY AND SUBJECT TO MODIFICATION AT THE OWNERS DISCRETION WITHOUT NOTICE. • • • THIS PRELIMINARY SITE PLAN IS BASED ON INFORMATION FURNISHED TO NADEL STUDIO ONE,INC. PRELIMINARY SITE PLAN (wrth patios facing Hwy 111 ) AND IS SUBJECT TO VERIFICATION BY LEGALS,SURVEYS AND GOVERNING AGENCIES ETC.THIS EXHIBIT IS NOT NECESSARILY A REPRESENTATION AS TO IDENTITY,TYPE,SIZE, LOCATION,TIMING OR OCCUPANCY OF ANY BUILDING WITHIN THIS CENTER. SA98)7 LLC7 o I ��� 111 400 NolEt E BIRCHLOS ANGELES, CA 90025 STREET T.310.8262100 F.310.826.0182 NEWPOP.T BEACH, CA. 92660 WWW.NADELARC.COM Palm Desert, CA INVESTCO TEL. 949-705-0426 — GATE AUGUST18, 2021 NADELJOB#: 20012 ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE DIE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED,USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT COPYRIGHT:NADEL STUDIO ONE,INC.ALL RIGHTS RESERVED. 2.0 ANALYSIS METHODOLGY The Guidelines adopted by Riverside County require a 5-step process2 for VMT analysis: 1. Project Screening: Identifies if the project needs additional VMT analysis based on if the project meets screening criteria set by Riverside County. Projects that meet any criteria would have a presumption of less than significance. 2. Identify VMT Measure: If the project does not meet any screening criteria, the project will need to identify the appropriate VMT metric as identified in the Guidelines based on land use type. 3. Identify VMT Threshold: Based on the required VMT Measure the project will need to identify the appropriate VMT Measure threshold as required in the Guidelines. 4. Assessment of Impact: Project will need to evaluate its project specific VMT Measure against the appropriate VMT Threshold to determine if the project would have an CEQA transportation VMT impact. 5. Mitigation Measures: If the project would have a VMT impact under CEQA the project would need to mitigate the impact to the extent feasible and disclose whether the project would fully mitigate its impact or require additional analysis. 2.1 Screening Criteria 2.1.1 County of Riverside Transportation Analysis Guidelines Screening Criteria The Guidelines recognize that certain projects based on type, location, size and other contexts could lead to a presumption of less than significance (i.e. the project's VMT would not cause a transportation impact) and would not need additional VMT analysis. The Guidelines provide the following screening criteria3: 1. Small Projects: This applies to projects with low trip generation per existing CEQA exemptions or based on the County Greenhouse Gas Emissions Screening Tables, result in a 3,000 Metric Tons of Carbon Dioxide Equivalent (MTCO2e) per year screening level threshold." Land Use DU or TSF1 Total MTCO2e MTCO2e per DU or TSF Single Family 110 2,997 27.25 Multi-Family(low-rise) 147 2,989 20.34 Multi-Family(mid-rise) 194 2,997 15.45 General Office Building 165 2,989 18.11 Retail 60 2,983 49.72 Warehouse(Unrefrigerated) 208 2,995 14.40 General Light Industrial 179 2,997 16.74 'DU=dwelling unit,TSF=Thousand Square Feet Source.TRANSPORTATION ANALYSIS GUIDELINES for Level of Service Vehicle Miles Traveled;Appendix G Unit-Based Screening Thresholds for Small Projects 2. Projects Near High Quality Transit: High quality transit provides a viable option for many to replace automobile trips with transit trips resulting in an overall reduction in VMT. 3. Local Retail: The introduction of new Local-serving retail has been determined to reduce VMT by shortening trips that will occur. 2 Guidelines,Figure 2 VMT Analysis Flow Chart 3 Guidelines,Figure 3 Screening Criteria for Development Projects I INTEGRATED ENGINEERING GROUP 3 4. Affordable Housing: Lower-income residents make fewer trips on average, resulting in lower VMT overall. 5. Local Essential Service: As with Local-Serving Retail, the introduction of new Local Essential services shortens non-discretionary trips by putting those goods and services closer to residents. 6. Map-Based Screening:This method eliminates the need for complex analyses by allowing existing VMT data to serve as a basis for the screening smaller developments. Note that screening is limited to residential and office projects. 7. Redevelopment Projects: Projects with lower VMT than existing on-site uses, can under limited circumstances, be presumed to have a non-significant impact. In the event this screening does not apply, projects should be analyzed as though there is no existing uses on site (project analysis cannot take credit for existing VMT). 2.2 VMT Analysis Projects that do not meet any of the screening criteria identified would need to perform a VMT analysis per the Guidelines.The project would need to evaluate the appropriate VMT metrics and compare them to thresholds to determine significance as defined by the Guidelines'. 2.2.1 VMT Measures The Guidelines assign the appropriate VMT Measure for land use projects based on land use type. Residential and Office uses are required to use the relevant VMT efficiency metric,VMT per Capita or Work VMT per Employee respectively. Retail and similar uses are required to use a total VMT metric to measure the net change in VMT a project would create due to the "customer component" of the project. 2.3 VMT Thresholds Once a project identifies the appropriate VMT measures for the proposed land uses it would need to be compared to thresholds for those metrics to determine significance under CEQA. The County has chosen to base its thresholds on the county and county-wide averages. The thresholds5 as defined by the Guidelines provides are as follows: • Residential Projects: exceeding 15.2 VMT/Capita, based on the county-wide average. • Office and Other Employment Projects: exceeding 14.2 Work VMT/Employee, based on the county-wide average. • Retail and Other Customer Projects: An increase in total region wide (county) VMT. 3.0 PROJECT ANALYSIS The proposed project is primarily a retail project consisting of 7,416 square foot retail shop building that will replace an existing Pizza Hut 3,800 square foot building. 4 Guidelines,Figure 4 Threshold Basisskjf 5 Guidelines,Figure 6 VMT Threshold of Significance I INTEGRATED ENGINEERING GROUP 4 3.1 Project Assessment 3.1.1 Screening Criteria Assessment The project is proposing the construction of a new 7,416 square foot building including the following: 1. Suite 100—2,507 square feet 2. Suite 101-1,092 square feet 3. Suite 102—1,092 square feet 4. Suite 103—2,504 square feet 5. Electrical Room—221 square feet Screening Criteria Small Projects Based on the Guidelines, Retail buildings with area less than or equal to 60,000 square feet would be presumed to cause a less-than-significant impact,the project proposes to have a 7,416 square foot retail building.The project does qualify for the small project screening. 3.1.2 VMT Analysis Per the analysis above,the proposed project is screened out for meeting the small project criteria; therefore,the project would be presumed to be less than significant for VMT impacts. The project's VMT impact assessment for the proposed uses is summarized in Table 1: Table 1: Summary of VMT Impacts Land Use Proposed Type Uses Impact Commentary 7,413 SF Presumed to be less than Retail Retail significant Meets County's Screening Criteria for Small Projects. Building 4.0 VMT Impact Assessment and Conclusion In Conclusion, it is our determination that the proposed project is presumed to be less than significant for VMT impacts due to the proposed uses meeting at least one of the County's screening criteria outlined in Section 2.1. INTEGRATED ENGINEERING GROUP r•AIYJKan rAnGf%rL AiP111,Q Aran hNq rQ 61wa: 5 PROJECT LOCATION xBUILDING & SAFETY NOTES: -7 ;*_ Ill ;. . � -�F, i jimpq ,/ 1 . The project shall comply with the latest adopted edition of the P WIP. - following codes: } . a , . _ r- .' ring-per- - / / A. 2019 California Building Code and its appendices & stds. "� . '' k _ / B. 2019 California Plumbing Code and its appendices & stds. S u m m a .. .ti or g ____ i C. 2019 California Mechanical Code and its appendices & stds. _;k=c. D. 2019 California Electrical Code � r \-4 ` , j / E. 2019 California Energy Code Land _ 4 . 84 AC — 210�830 SF ` • " � E. 2019 California Green BuiIdin Standards Code • i I ' . '; 00.,,,,, � ` 7 _ '� / G. 2019 California Administrative Code Building 61 /496 SF ' <*•, `' ' •+ H. 2019 California Fire Code and its appendices & stds. • °�� rizir42b + Land -to- Bldg Ratio 2 .42/1 - �� � - , 2. An a roved automatic fire s rinkler s stem shall be Installed as 0 . - . .,; :. � -N 4- p p p Y Coverage 29 /o re uid ertheCi Palm Desert Code Ado tion Ordinance 1265. . , / //o q p Y P` � i /:: Parkin re uired : F � '� 1 .. _ �'�,� �'- ' ,� �.; ' ,,� f -� � � 3. New site lighting poles & fixtures shall) match existing g "Iit �� site li htin• I M rl 1 4 48f 1 t ll - r* � � / + I / ♦ _ado (3/ ®00) 5 6 V S 37 s a s X Stir..., ( . ii. - { f — ± � .� � � * . Shops 1 # 1 (8/1000) 7,416 Sf 59 stalls t .. .. fw I`�1, - j r }. - . -017 MapQ • .'- r ' ' ,k, ' . ,1G / P BI #2 1 1 632 Sf t II I ad dg (3/ 000) 5 s a s / VICINITY MAP // Pad Bld #3 3/1000 6 800 Sf 20 stalls METAL GATES.- NOT TO SCALE / / '� - 6" GONGS AS W /� 12" (TYP.) ��� d� _ . 221 staIIs L / \pMEDIUM SROOM FINISH. 1 PIPE GUARDS, TYP. -S 8"y'-a' q -4 -a" o'-4" // -�I (/2 -O" . ./ / /MO: MO. MO. 0 / •_ \ 8 0 cu ) [ r \—\ ,, d _ . . � , Parking Provided 284 stalls OL LL I mo- �® ParkingRatio 4 . 6 /1000 0 >z i / �.WHEEL GUARD 6 -Q �i zz/ \ 0 / �� _ i \ oio ///////////////////////////////////////////////////// //, • . 0 / % ``\ 0` METAL GATE / SITE KEY LEGEND 26'-0 ' 6'-O" (MIN. 36' WIDE W/ / 410 i ,,,/,, \,��, #/• 4),V17 8'-0" 24' 8'-0"rI_ 8'-O" 24' 8'-O" 8 -0% �� ).\„,?/11 �8bobo' / H - LIHT STANDARD/ / / EXIST. // EXIST / �� / r ADA PATH OP TRAVEL TRASH ENCL. PLAN SEE SITE PLAN FOR EXACT LOCATIONS / 0�� // _lifkl. r., / //// T - ELECTRICAL TRANSFORMER PAD METAL GATE (MIN. 56" PLASTER FINISH 4 / / 1 ` I I // / - WIDE W/ 52" CLEAR COPING TO MATCH „� 1 °� / i // - FIRE HYDRANT OPENING W/ A.D.A ADJACENT F3LDG. PAINTED METAL GATES �� iJ� ACCESSIBLE LATCH FINISH 4 COLOR TO MATCH ADJACENT C/ � ♦ ) I � O i - FIRE DEPARTMENT CONNECTION PROJECT SITE NEW TRASH7:77 - E3LDG. COLOR (TYP.) / 0 - ti I ... _ / / � / ENCLOSURE cav - GLEAN AIR VEHICLE (STENCIL LETTERS ON \- - thl STALLSONLY),SI ' .KE RACKS ,r ,r , Ev - ELECTRICVEHICLEIIIIIIIIII ill I ` 0 /� -yam � j j -- - EIGYGLE RACK --DROP BAR ®r CANE BOLT \ /C/ • /°// ' `\\� / 717 / — T-_,- - ' O IC - IRRIGATION CONTROLLER ° 74 / o o o- - - NEXISTING WATER E AS OCCURS. (TYP.) / - O _ — TRASH ENCL. ELEVATION 1/8" = 1'-0" / / / / � /PArlo PATIO I I aRE10 1�-�PArlo / 18'-O 24' 8O" AREA AREA AREA EXIST. EXIST. / / � /455 SF �233 SF O 7 -q 228 S� 425 SF Building Code Analysis : WALL GAP WITH PILASTER WITH / IYI Ill IIIi LY ,y� PLASTER FINISH PLASTER FINISH _ LEGAL DESCR PTION: 4149 TRASH ENCL•C RE / LANDSCAPE SCR RAILING I \� Occupancy group A-2 PARCEL 2 OF PARCEL MAP 24794 6'-0" / III'-O" IN / / �// Construction type V-B Fully Sprinklered 4(4 -ir / / S OPS I �� ,� - — Maximum allowed area �/ �� EXISTING FIRE HYDRANT 1- based on occupancy 24,000 sf / 7,416 SF/ // I] 4 ,'-o" EXISTING WATER ESMNT EXIST. Actual area 7,416 sf NE OF I x X / /TRELLIS ABOVE IL ,I REAR ELEVATION — � R PATIO / // PAR �. 218 sf � RAILNG VAREA_1312 SF ELECT. RM. 1,1 `02 SF t/_ I RAILING I ,SCREEN/ \ O / J7— ' I '_� I TRELLI � / -6° COLUMNS I / WALL COLUMNS / _., EXISTING SCE EASEMENT REM• EXIST, MONUMENT SIGN I OSED ADA TRAVEL / HIGHWAY 1 11 L---L--i-.----L- 4!w / ------ / = PROJECT ADDRESS: / 0 72310 HIGHWAY 111 \ PALM DESERT, CA 30 / \ , \ / ALL BUILDINGS, IMPROVEMENTS,THEIR OCCUPANTS AND THE USES AS SHOWN ON THIS PLAN ARE PRELIMINARY AND SUBJECT TO MODIFICATION AT THE OWNER'S DISCRETION WITHOUT NOTICEPRELIMINARY SITE PLAN . THIS PRELIMINARY SITE PLAN IS BASED ON INFORMATION FURNISHED TO NADEL STUDIO ONE, INCAND IS SUBJECT TO VERIFICATION BY LEGALS,SURVEYS AND GOVERNING AGENCIES ETC.THIS (withEXHIBIT IS NOT NECESSARILY A REPRESENTATION AS TO IDENTITY,TYPE,SIZE, LOCATION,TIMING OR OCCUPANCY OF ANY BUILDING WITHIN THIS CENTER. sAGE 1 1 1 pH LLCNADEL STUDIO ONE, INC. 1990' 72310 HIGHWAY 111 SAGES. BUNDY DR., SUITE 400 3837 BIRCH STREET T.310.826.2100 F.310.826.0182 NEWPORT BEACH LOS ANGELES, CA. 90025 , CA. 92660 WWW.NADELARC.COM Pal rn Desert, INNESTCO TEL. 949-705-0426 DATE: AUGUST 18, 2021 NADEL Jo 20012 r ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED,USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT.COPYRIGHT: NADEL STUDIO ONE,INC. ALL RIGHTS RESERVED. PROJECT LOCATION / / / BUILDING & SAFETY NOTES:lb��-V .�.�.�,� F, f Jew/ / 1 . The project shall comply with the latest adopted edition of the - ���� � _ • � following codes: k""` _lliti ` - - _ A. 2019 California Building Code and its appendices & stds. �' - grin per- - g pP / / / =i k .= 47 - B. 2019 California Plumbing Code and its appendices & stds. Summary 1_., ,,, .,,1.111114 fti �` . h • _ C. 2019 California Mechanical Code and its appendices & stds. N N N ` ' - F _ / / D. 2019 California Electrical Code� . � f r 0 � I Land ± 4 . 84 AC ± 210 830 SF !;f:, 12, t _. r - Y tF�� ���,1 _ I E. 2019 California Energy Code � _' F. 2019 California Green Building Standards Code SF' , k ' . ' % ` # '� / Building 61 ,496 j° *1 'i� -' - ,. 4 , 55 , VI', ' ' +0 _f 7fl1 1 / H. 2019 California Fire Code and its appendices & stds. • _- , 1_ Land -to- Bldg Ratio 2 .42/1 :� '- � ' ` ; '{ r`` `, `. ; ' / 2. An approved automatic fire sprinkler system shall be installed as 0 �: ; ,,, . .. . ;. , ,r. , # } 44Coverage 29 /0 _ required per the City of Palm Desert Code Adoption Ordinance 1265. III ! fti:".• S J . 4 , / • #+, . ii-' `' ' t' r I -- 3. New site lighting poles & fixtures shall) match existing Parking re u i red : I �\ ryry � , , � � � - � � .• : . �\ 4*t , \'�\ \, site lighting.007.1' \ \., IL , "I1141,, , 't: , \-v iti.:: � '� � k � Majorl (3/1000) 4 4 f 1 t II .. ( . ii: , , i or r ,, , °°° 5,6 8 s 3 7 stalls s R• 4000 Shops 1 # 1 (8/1000) 7,416 sf 59 stalls Uest - f i y � � b •�. #'017 MapQu� e' r . r ,k • ti ) ao a 1 2 °°\a\ Pad Bldg #2 (3/1 000) ,63 sf5 stalls VICINITY MAP ���° �_ Pad Bldg #3 (3/1000) 6,800 sf 20 stalls o � METAL GATES.— NOT TO SCALE / �/' \�%i/� / 221 stalls 6" GONG. SLAE3 W/- � Otfri:// /MEDIUM 5ROOM FINISH. FIFE GUARDS, TYP. - " 2'-S" a" II O /--->\ ® �� I' 2 -� � 4 � � 4- � 4- �� O I 0 M:O. MO. ° ,� \ b o / / �11 / / e , � � 1 Parking Provided 284 stalls �I /O. o >z / ' Parkin Ratio 4 . 6 /1000 WHEEL GUARD / 1-Q \ O ���f:,/ / Q / t — — \ g y7 ,,, , //, v /iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii„„„ i// \ \ / * / \ // \k METAL GATE0® / ' ' SITE KEY LEGEND 26'-0 ' 6'_O" (MIN. 56' WIDE W/ / ; / I// / / 25" CLR. OPNG) �' / /� \/ '/ � \ - LIHT STANDARD / 52'—b" / / / ,, // /A/EM , \ \ HTRASH ENCL. PLAN SEE SITE PLAN FOR EXACT LOCATIONS / / / ; ! ] \+ ADA PATH OF TRAVEL 1/8" = 1'-0" / / 1 ;METAL GATE; (MIN. S6" PLASTER FINISH 4 / / 1 \ \ \ N T - ELECTRICAL TRANSFORMER PAD WIDE W/ 52" CLEAR COPING TO MATCH �; / I a �1 + \ - FIRE HYDRANT /_ / OPENING W/ A.D.A ADJACENT E3LD . PAINTED METAL SATES ACCESSIE3LE LATCH FINISH COLOR TO MATCH ADJACENT / / I \ t �� - FIRE DEPARTMENT CONNECTION E3LDG. COLOR (TYP.) / / ft; \\, - GLEAN AIR VEHICLE (STENCIL LETTERS ON II ) 4 �� cav 44/ I ° \ \ STALLS ONLY), II�_II(I,II _ 9 III t / / \ \ EV _ ELECTRIC VEHICLE Rp \ — — IlIiIiIII p I III / BICYCLE RACK --DROP EAR or CANE SOLT / / I ) I / \ \ IC - IRRIGATION CONTROLLER 11 AS OCCURS. (TYP.) / / I I I f//) � f � �f TRASH ENCL. ELEVATION "1/4/1:/1,.;/ / i,�1 , // \ \ 1/811 = 1'-0" , �� � , I \ Building Code Analysis : WALL CAP WITH PILASTER WITH I / PLASTER FINISH PLASTER FINISH / / .. �� I I %/ \\ LEGAL DESCR PTION: �, /// ,rm -o„ / --\ o Occupancy group A-2 PARCEL 2 OF PARCEL MAP 24794 c� �, Construction type V-B Fully Sprinklered • �� I Maximum allowed area / / �, ;ram- !;����\���� 24 18_0 180 24 18'_0" 18_0 /4� 18_0' v based on occupancy 24,000 sf 0 58 60 60 / 60 O/ ` $ � EXIST / EXIST. ���A`"` // <5c-- / , }o / / o ‘ \ Actual area 7,416 sf mil \O , ,, PROJECT SITE _- I / /' \ REAR ELEVATION �' / . / \ E�sE �� ;�' ERo , - _ O } : l'''—''''''' ' \ / y ,\if J'�, / / _ _ _z_f__II o—� e`q r.� �� EXISTIN ATER ESMNT O / el / ' \. � / .i�� ,'�.ass sE r-za,sr oIF z — U a"zsAsr 18_0 24 7 — \ — _ —�_``\ . / o�� � 6V I vJ � E,�s \ 6 n c / 1_s 32-0 18-II I8-II 3'1-II rv9 L/ / ''�41 \ uNos"cAEaNE SCR RE RULry / / I �O 1 1 IIS'_O" I I- l \6 ��_�. / 3:, SHOPS 1 it ry ��- _,- - / . / 4DH/ E::::, iL IXIST / OTLN ABOV i 1 7_ sR ._ . , __-� En _ _R , ' _ _ __ ir. m,—... —,1 — —A�I ry O 1� n \ �1N/2r co 1 EASEMENT REN•-- ST MONUMENT SIGry PROPOSED ADA • `�� � to * B —o _ _T\ \\-7 I/A��/� l ` oo \ O \ 'fh HIGHWAY 111 _ \\ \ \ , r N \ o \ / m z a PROJECT ADDRESS: 72310 HIGHWAY 111 elle PALM DESERT, CA 60 / ALL BUILDINGS, IMPROVEMENTS,THEIR OCCUPANTS AND THE USES AS SHOWN ON THIS PLAN ARE PRELIMINARY AND SUBJECT TO MODIFICATION AT THE OWNER'S DISCRETION WITHOUT NOTICEPRELIMINARY SITE PLAN . • • •• THIS PRELIMINARY SITE PLAN IS BASED ON INFORMATION FURNISHED TO NADEL STUDIO ONE, INC. I I AND IS SUBJECT TO VERIFICATION BY LEGALS,SURVEYS AND GOVERNING AGENCIES ETC.THIS \� OfacingEXHIBIT IS NOT NECESSARILY A REPRESENTATION AS TO IDENTITY,TYPE,SIZE, LOCATION,TIMING OR OCCUPANCY OF ANY BUILDING WITHIN THIS CENTER. ' sAGE ill pH LLCNADEL STUDIO ONE, INC. 1990' 1\1 al [ I 72310 HIGHWAY 111 SAGES. BUNDY DR., SUITE 400 3837 BIRCH STREET T.310.826.2100 F.310.826.0182 NEWPORT BEACH LOS ANGELES, CA. 90025 , CA. 92660 WWW.NADELARC.COM Pal rn Desert, MESTCO TEL. 949-705-0426 sp _ i . 1 DATE: AUGUST 18, 2021 NADEL JOB#: 20012 ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED,USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT.COPYRIGHT: NADEL STUDIO ONE,INC. ALL RIGHTS RESERVED. \� I/ 1// / PATIO AREA PATIO AREA I PATIO AREA PATIO AREA 11 / / / 455 SF 233 SF Io- 228 SF 425 SF N r�- ° 1 3/I N ,`. / 3-2 25'-2" // / 1/ / 2/ 34'-G" /'�2'/ 4" / 2'/-2'/ II' O" / '/I / / 1 1 1 / / o A �/ / • ry Yt/ / I • x x x II F~ o i �u =J— ` / • / 7//I / 37-II" / // / // / I L% / SHRUBS/ • / I / LANDSCAPE AREA I N SCREENING / / / - m• / / 115'-O" / / / / / - - / / - I / / / = SUITE 103 SUITE 102 SUITE101 SUITE 100/ I // // I RAW SHELL RAW SHELL RAW SHELL RAW SHELL // // I 05 ((11) 01 100 T r / 2,504 SF 1,092 SF 1,092 SF 2,507 SF / t ci //N \ I N cv N / / I 'PICA-UP // / m I = \ WINDOW' / / inI N\ / /WOOD STUD WALL = cn / I J L co ROOF _ O _'f' 'r PATIO AREA LADDER FIRE RISER RM. — / 1 ,312SF / 1 T 77...)1 ' PATIO AREA ELECTRICAL ROOM r 221 SF7 502 SF _I „ _I I __d 6\ II I-I I 1 _11 11_ 1 I- Ji 6\ �\ - — — �\ m\ \ \ 3'-O" 10'-8" 5'-O" ® 5'-2"2'-5" -1'-5" 5'-2" 16'-2" 3'-2" �'-5" 2'-5"3'-2" 4'-O" 3'-O" 14'-O" 3 C I/ / / / 1- / / / / / / / / / / / / / I � 1 C' II I' 'I I' `l trellis 1_ 1 . 2 walkway walkway _ column railing trellis railing ;column / / / 501'-5" SCREEN / 1��- / Ial-11" / 511-11'1h_ 7 Ft] / _ WALL 115'-01 �-� I --------------- — — Fl- walkway SHOPS 1 FLOOR PLAN ( 7,41 6 S.F.)- with patios facing Hwyl 11 SCALE: 1"=10' ti- HIGHWAY 1 1 1 72310 SAGE SAGE 1 1 1 P H, LLC NADELUSTUDIO ONE,INC. 41"\ 1990 S.BUNDY DR.,SUITE 400 LOS ANGELES,CA.90025 Palm Desert, CA IlVVE82'CO 38L. BIRCH STREET r.sto.sze.ztoo E.at0.RC.ot2z L71vll NEWPORT BEACH.TCA.HE 92660 WW N.NADELARC.COM - [ TEL.949-705-0426 DATE: AUGUST 18,2021 au ouw�xos a+o wrzi.nx ae.euu nrrenxwoxexeixcoxsmun.xe oxicixu nxo uxrueuzxeo woxx or me aKxnec..xo.xesaa va xor ee ounicneo,used oc oisaoseow�mou.mewxmex coxsexrormenncxi.eer.corvnoxr.xne�nera�excxnecrz,ur..«.�,.���z w«�,���. - NADELJOB#: 20012 25'-O" T.P. LINE OF AWNING 22'-0" 24' O" I7' O" T.P. LINE OF AWNING T.P. \ LINE OF SOFFIT \ T.R.D. ) \ _ II 4:12 Va�l_ MilliiI SLOPE i71�1 ��A11 „ „ „.:\ v),),)».. 1r, I.�) Ir )� )�„MMMrlr1v GENERAL DIRECTION ) ) �)� � ) v tlA 14 OF WATER FLOW TYP. *W _ MINIMINIPPI MINIM 1 IL w y 1 341-0" o RIDGE coSOLID WALL PARAPET v v AGOESS PANEL TO DRAINAGE UNDERNEATH,TYP. TOWER TYP. F I\ I\ P ,,, �71 ��1 .N\ 22'-011 L� \I y ''I\I, IG�I R�I\I, �� \I T.P. 22'-O" v v v SOLID WALL T P PARAPET DRAINAGE L UNDERNEATH, TYP. J d NOTE: CORNICE SHALL CARRY BACK & WRAP COMPLETELY AROUND FREE STANDING PARAPETS TRELLIS AOGESS PANEL TO OVER PATIO TOWER TYP. TRELLIS v v v OVER PATIO_ _ _ Al1 4:12 ❑ ❑ V�ll. " ,. Y Jt SLOPE 1 101_ � 1 1 �144) it �1) j�I. ROOF ff OVERFLOW DROOF ct RAINS,OVERFLOW ❑ 1I}aili1 .. /i�� i DRAINS,TYP. 1) ) ) ) ) E- / T.R.D. ❑ ) ) 1� ) 1*1111 -fitilli.4 _[ \ • E `i 25TO" � T.P. 35' G" 25'-O" LINE OF AWNING 22'-O" RIDGE T.P. T.P. LINE OF AWNING ❑ ❑ I I I ❑ C i ❑ SHOPS 1 (ROOF PLAN) Scale: 1 7O THIS PRELIMINARY SITE PLAN IS BASED ON INFORMATION FURNISHED TO NADEL STUDIO ONE,INC. I AND IS SUBJECT TO VERIFICATION BY LEGALS,SURVEYS AND GOVERNING AGENCIES ETC.THIS IS NOT EXHIBIT IS NOT NECESSARILY A REPRESENTATION AS TO IDENTITY,TYPE,SIZE,LOCATION,TIMING OR OCCUPANCY OF ANY BUILDING WITHIN THIS CENTER. 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I I 22'-0" A.F.F. itik T.O. PARAPET � T.O. PARAPET II �I �I --AL NONE VENEER F - META_ SCREEN SHOF AREA AREA AREA ,'ft — &—NAB I I SHOPS 1 (SECTION) THIS PRELIMINARY SITE PIAN IS BASED ON INFORMATION FURNISHED TO NADEL STUDIO ONE,INC. Scale: ��— �� AND IS SUBJECT TO VERIFICATION EDONILS,SURVEYS AND NISHEDGOVERNING AGENCIES ETC.THIS EXHIBIT IS NOT NECESSARILY A REPRESENTATION AS TO IDENTITY,TYPE,SIZE,LOCATION,TIMING OR OCCUPANCY OF ANY BUILDING WITHIN THIS CENTER. NADEL STUDIO ONE,INC. 72310 HIGHWAY 1 1 1 s AGE SAGE 1 1 1 P H LLC 1990 S.BUNDY DR.,SUITE 400 LOS ANGELES,CA.90025 T.310.826.2100 F.310.826.0182 Palm Desert CA 3837 BIRCH STREET SE WWW.NADELARC.COM ' SrrvTn NEWPORT949-705 042EACH.CA. 6 660 1iVVlIJJ DATE: OCTOBER 1,2021 NADEL JOB#: 20012 , 1 . , -. - ' COLOR & MATERIALS '.- ,. -' • ', t a PAINT t :fir• :1. 1 1. PAINT TO MATCH FRAZEE PAINT CLC 1270W' NATURAL' • 2. PAINT TO MATCH FRAZEE PAINT CLC 1250M'SOYA BEAN' il . 13. PAINT TO MATCH FRAZEE PAINT CL 2755D 'OILED CEDAR' 4. PAINT TO MATCH FRAZEE PAINT CL 1567N 'CLOVE' . 5. PAINT TO MATCH FRAZEE PAINT CL 2836A 'HYMNOS' -la - .,---, ROOF TILES ..,- :.,... Ar :. A.TO MATCH-EXISTING CLAY ROOF TILES .i tirwrti✓...r•..--« -4•" �-. {'.:` '.r;, .�� -; ' - FABRIC AWNING /TRELLIS AWNING 'r'.-„ _r . ."` ---q--r.� ''--�""''� B.BRICSUN A NI FIRESIST- BLACK .�. -,. .. .. .!.. ..•...r ...l-.V-i-.r 2 `�'' '"`'`~"'_� `r"" •"`t" B 1. PAINT TO MATCH FABRIC AWNING r -�:%�::n., .J r-- "..,... :r• am:- SHERWIN WILLIAMS SW 6258 'TRICORN BLACK' '•. . Al`S' "`'""`4. 11'Olik a as a►,�I►Ia • C. SHERWIN WILLIAMS 6083 'SABLE' A STOREFRONT D. DARK BRONZE ANODIZED ALUMINUM B-] E. CORONADO STONE - COUNTRY RUBBLE - TEXAS CREAM 3 F. PARASOLEIL METAL PANELS . � ,• .. . % • . i • r_ :.• I. • • . :, i: , . lam ` • • iillog 4 B , VI � � 4 I% % • ' y . 0 • • : e...._,....ii :.‘ .� > D , 5 c COLORS & MATERIALS - SHOPS 1 DATE SEPTEMBER 20,2021 SEAT EL J08a 20012 72310 HIGHWAY 1 1 1 sAGE SAGE111PH, LLC NADELSTUDIOONE,INC. 1990 S BUNDY DR,FOURTH FLOOR Palm Desert CA 38RT BEACH STREET L6 2100 F. 1 8 900251 NEWPORT BEACH.CA 92660 T J10.826.2100 F.310.$26 0182 .ThW ST O TEL.949.705.0426 WWW NADELARC COM ti• r� ...t.(t / - 1 ( )__ PLANTING LEGEND / /I 4!� f0 Sym. Botanical Name Common Name Size WUCOLS j 0 II (Region 6) / `,, • 0 TREES .4?"' , ' ie Q �/ `Rik// ` \ I � Cercidium 'Desert Museum' Palo Verde 24" Box Low �. L, i �� 4�i� ♦♦ �'��/ / / I� � � multi trunk / fI ,-,y ♦ i ,, li. , , ,/ *. . , ,, ��� „„ . . Phoenix dactylifera 'Deglet Noor' Date Palm 20'-24' BTH Mod ,�`�/ 0 / �` '; ;: Variable Height i ��� � - PROPOSED TRASH ENCLOSURE �� 0 PER ARCHITECT'S PLAN - /. tAmmm /ir _ — SHRUBS i. �;. ® Aloe barbarensis Aloe 5 gallon Low ii� \ � I — © Caesalpinia pulcherrima Mexican Bird of Paradise 5 gallon Low // '4,' 0 i 4//, //�`g. 0 ti ` I ® Hesperaloe parviflora Red Yucca 5 gallon Low . / /J O ` I '.7r I Salvia chamaedryoides Germander Sage 5 gallon Mod . / / SUBGRADE UTILITY VAULT \ Y Y ` / TO REMAIN p I I O i �,,• Agave geminiflora Twin Flowering Agave 5 gallon Low / OUTDOOR PATIO AREA WITH 30" SQ, 30" HT. O t I O / ,�i / el Leucophyllum candidum 'Thunder Cloud' Texas Ranger 5 gallon Low O / / ENHANCED PAVING (TYP:) ` PLANTER (TYP:) �i / / Bougainvillea 'San Diego Red' Bougainvillea 2 gallon Mod / # PARKING LOT LIGHT TO REMAIN 60" L. x 18"W. x 24" I J / �� % HT. PLANTER (TYP.) I L. �� �� V Nolina microcarpa Brea Grass 5 gallon Low O\ (2) BIKE RACKS _ LI7MIT OF WORK i , �� ��� TRANSFORMER TO REMAIN ` �' ;'��� /ice ....1 � �_ fir '.„%. „...iiii; / �� • Rusellia equisetiformis Coral Fountain 5 gallon Low /0/ // / H / ^' ®. _\__ -i—__ —_ _ ___ - --V ` ,� ---4@ GROUND COVERS TRASH ENCLOSURE TO REMAIN ,� (� - - —Iff:::::::: — —i_ �' I al — w) Dalea capitata 'Sierra Gold' Sierra Goldl Delea 1 gallon Low EXISTING UTILITY CABINET TO REMAIN// / �J � � ��� n/j_ ,��� '� I / ' 1j« — Lantana montevidensis TrailingLantana 1 gallon Low � � 'Cl'J,,�'`.� � ��..a�ti�.��� ; �� �►1Mi \ � 1L11 — ��� .� x- }-�, e I ACCENT TREE (TYP.) 71tt., �X� .A,,-' �► RAISED PLANTER SHRUBS Att. � „,�8 �� ►� ABC OUTDOOR DINING ENCLOSURE °�` '��►� RAILING AND GATE (TYP.) Aloe variegata Aloe 5 gallon Low Iti*424, I I 0 �► o �, — I Kniphofia u. 'Flamenco' Red Hot Poker 5 gallon Low A_ ROCK Horse Creek Angular Rock, Southwest Boulder or approved equal DECOMPOSED GRANITE Southwest Boulder Desert Gold or approved equal i OI// C 1I J NOTES; v - - -/ PLANT MATERIAL NOT LISTED MAY BE USED, SUBJECT TO APPROVAL BY THE CITY. SUITE 103 SUITE 102 SUITE 101 SUITE 100ALL LANDSCAPE PLANS AND INSTALLATIONS SHALL ADHERE TO CITY DESIGN --------- DECORATIVE/ I GUIDELINES, CODES AND REGULATIONS. , o� c�4r�4 � i �l �) / _i ALL LANDSCAPE AREAS SHALL RECEIVE AUTOMATIC IRRIGATION SYSTEM. V / ALL LANDSCAPE INSTALLATION SHALL BE PERMANENTLY MAINTAINED. ir 9 �Cl I U I WATER CONSERVATION NOTE: �l� ELECTRICAL Q _ I EXISTING DRAINAGE EASEMENT © ROOM J I THE LANDSCAPE FOR THIS PROJECT IS INTENDED TO BE PROVIDE A QUALITY AND NEEDED AMENITY FOR THE C : u r- - OVERALL PROJECT. OUR FOCUS ON THIS DESIGN WAS TO CONSERVE WATER AND TO PROVIDE AN 14a � , • 1 LJ I ATTRACTIVE LANDSCAPE THAT CONFORMS TO CITY OF PALM DESERT STANDARDS. THE CONCEPT OF OUR IRRIGATION SYSTEM DESIGN IS TO UTILIZE LOW VOLUME, HIGH EFFICIENCY BUBBLERS, /. ^�� l I` ®a�� 1/^ApiO� _ �`��, y� �,. O ���I ( LOW VOLUME SPRAY HEADS TO REDUCE OVERALL WATER CONSUMPTION AND INCREASE EFFICIENCY, / skfri vereolk,h , _ _le .1 1 ig%) 416 0„. ,.,-4..,-- 'Awe, c> _.,,,..,,,,j 'lc.�( r r�,l ��I ►I ��o� fir' A �y A s;, 12%, �'�,ot.`"'q41`. _.______________ 4 V t ---1 . -zki,a-' 'It- V 1.1610D VI - r� y`4as,`. © LIMIT OF WORK IEXISTING SIGN TO BE REMOVED ADA PATH OF TRAVEL RAILING PANEL AND TRELLIS COLUMN SCREEN WALL AND PANEL H IGHWAY 111 PER ARCHITECT'S PLAN, (TYP.) PER ARCHITECT'S PLAN PER ARCHITECTURAL PLAN AND ELEVATION PER ARCHITECTURAL PLAN AND ELEVATION (TYP. ALONG HIGHWAY 111) (TYP. ALONG HIGHWAY 111) EXISTING SIDEWALK AND R.O.W LANDSCAPE TO REMAIN, PROTECT IN PLACE VICINITY MAP N.T.S FRED WARING DR D�j SITE Q � w z '5,.,-)-, w 1 °y ° z T L J mo) , O CONCEPTUAL LANDSCAPE PLAN (SCHEME 2) NA I EL PALM DESERT RETAIL SHOPS conceptual design & planning company 0' 8' 16' 32' 48' SAGE PALM DESERT, CA Corporate Office: 3195-C Airport Loop Drive SCALE:1"=16' Studio One Costa Mesa,CA 92626 CDPC PROJECT NO. 20028 Oil T: 949.399.0870 ll 1 www.cdpcinc.com SEPTEMBER 23, 2021 ti COSTA MESA ATASCADERO SAN JOSE.LAS VEGAS iiirli:" 1 °F 2 RRCHITECTRRE P ( AIUNING IMTESTCO TREE PLANTING LEGEND • (Sunset Zone: 13) Sym. Botanical Name Common Name Size WUCOLS ?.,9 „ 414 .' ‹ ; '/'/X ' (Region b) -.-,-.'.1-,,,,4,'.,-;l-\$s.L',',i,0lr.'.4'-/",//,',Is'-''fi1g^,,,i:s,r.'..ct,.,--,-''..,,':,' ' ./ , - - '+ TREES : ; 1R'SS . .,, k • ' . ,,,i . �:. " �" �� Cercidium 'Desert Museum' Palo Verde 24" Box Low multi-trunk VI .._ ',_�v „'+,,;4,.� .v -�I r r' •rye •ri. I /, ' Phoenix dactylifera Deglet Noor Date Palm 20 24 BTH Mod Cercidium Desert Museum Phoenix dactylifera Deglet Noor HRU ;. Variable Height Desert Museum Palo Verde Date Palm ; SBS SHRUBSAloe barbarensis Aloe 5 gallon Low © Caesalpinia pulcherrima Mexican Bird of Paradise 5 gallon Low p .. W' A - _ 7 •.yam_. 44�r 11� i3 /a ,',P•&-. m4k ® Hesperaloe parviflora Red Yucca 5 gallon Low es e a • -m i/ -, ® Salvia chamaedryoides Germander Sage 5 gallon Mod t• gip .. �z /. / ,�,. ►. Agavegeminiflora Twin FloweringAgave 5 gallon Low , q � t a+ r A .,I g g} 14. �,. - -` ' .` `�� _lI �_�T. .3 M1 /ir : �:M+.n j ;Yy , p � i1'•J if 3 `"-- _--�0 •,, �1lla /, :414:71;;;•sla7:11T&'44;i4:1;4te;t-*;:1‘;';'''': �i� Leuco h Ilum candidum Thunder Cloud Texas Ran er 5 allon Low _rT lAI (t �� 4!, '�1�'� ., p Y g g '.9:, i • ,y ;,:rj •I R "i - t. A < 111 a � ..4,„ . � • i � b) N,,,...Nil..4-67.74:•:. � ' , � ,�, j� ��-�,,,� - ,,. _ , tBougainvillea San Diego Red Bougainvillea 2 gallon Mod ... ,.,i, „„, ;„,,,, ,,, , +I" l II .I� �''j , _ .. Teer�g" 4 ',..:F ,<4�' ,,, 14\\ i d� 11! J � / ,... , ., , „ ,.; _ M. ,__, Nolina microcarpa Brea Grass 5 gallon Low ( :-.Z.,,,,,. ' ( I ?�* j Via; lob,;9;s. /, .a, x'e•- ' x. '1- 'I ' t . / ( ;� r ram. I 1 J �> / I fa- - -.f'.t"av►T v> :: .° Rusellia equisetiformis Coral Fountain 5 gallon Low .t .. p / i ) `! `h� emu.. `"_ ,rr•� 'y -a„r ayp, 4,1, ?,'a a ,7,.A a 1'_ //• /p� • • - ,k _ ? - i. b.. lot .�"'J. 1� -",. - ,fir .�Y l `<,,--.• „.„,• ,k. -3. 1 ,i �'�7,_ 7,.y[w '+ i.:, ,,t4j (' i . + y \\, y. I,1 �/ ,1, v 1 •.•, P k .)..•7/tpt^�t erg" r7E, -. nn, `t ;mot-' .ndxt... 44. Aloe spp. Agave geminflora Bougainvillea 'San Diego Red' Caesalpinia pulcherrima Hesperaloe parviflora Leucophyllum candidum Thunder Cloud' GROUND COVERS Aloe Twin Towering Agave Bougainvillea Mexican Bird of Paradise Red Yucca Texas Ranger ® Dalea capitata 'Sierra Gold' Sierra Goldl Delea 1 gallon Low 4& Lantana montevidensis Trailing Lantana 1 gallon Low RAISED PLANTER SHRUBS _• A.. - • • �kiliS7415,1 V y 7 . ?, r N \Y a, 'e k. s v +✓ y x�� Y ylir Aloe variegata Aloe 5 gallon Low ' . i�s F`" f1, � 5" ' Kniphofia u, 'Flamenco' Red Hot Poker 5 gallon Low T . i(' ,.t k , `� 7a yd v .¢,, as 0,,v , F 1 _y , 8•s ;k .�y t, `'` i, ,�,7, 7 -� ° i `�e.� ' + f� lt"$�' `'•ta, • i zs+ yt�i"f �`'�" =xa �"�, �'"' fig, /. # { , 1 i DECORATIVE ROCK '' YF !" /� �;: ti s� s% +r ''' �+f�5} ' +e °"s.s ��� ;q'�� `t�,' + , 'A , !.w .., 1 Nirt � s4 "` A'•Vi °'Ft l,, r /'',4 t $ :: ` s+f • ',_e f a x� , ia' � - ..-„,,_ r'r'z't' . Y' } 'r + y‘ s '' ': -' , , Horse Creek Angular Rock, Southwest Boulder or approved equal ' - , �' S. ,' ,, ' ✓ 4 , ' ;...:2 : ' : ti . +..; >, i s } -, `-- i y+§Is t , i ,d _ . '�-�.� g pp q ? t } I r, f " ./��' f y,.,4.N.•*a'4 Y ,r4`s .' Y.. Z k o- ke 'k ",'',...a 7:-'' h^ -1 1 "/ ; �'f : / / .;.�_ j' y, g!<. yt:_ a^ ,•,fir F9 r/- ti. -''_4 *'''. ;` ¢ \,+ -' r'� +i �..� ; + h '',i r ri f Y.'...'+ .�, _d. :).., ,_. t~- ` �f i A, a.;' i s.. A' '�t ' 4` :,,+w4a ktia ti+4+ f.yA �- v- : `� pDECOMPOSED GRANITE -` ^a +! ��1�q -� ': '" '' > .F' - ��.'.: :>'�a ' :�,!it. � ,? 'fi` fl > ,r> ' ,o-`Ew -y+q�� -'E''P ,�`F;: �rp +"4* �'• * v....,,. .,,'- 'r' �,k ► . ;; r ',a �' '�-�� �' > , y: r` �.• �,':, ,� = �'_ ��� Southwest Boulder Desert Gold or approved equal <' 1441Y�i l ,/ , 1 1 / 7 ; 4 . z '� S 1 . �1 1 K , 1,yy4 r' �.I,i/,1!Iii".J .. 4.,`g,.1• �Y' K ° .r/ @1 i s. i 1 .y/• i7 Pj-''s* "`'� +1?•_'',-♦ NOTES: .., 4 ! % Fes" r-�rs• -• _ _1'' � `.4' "y ,� '� u47:. / 4.� A K,\ , '. t '''', 1 � e._2'=-- -Gs'r5i4 S .�F''� +.L'Y� �, #5�`r ``rl{ti `i - 1 -,` iR --,--...:1.,,-,...',1, .4 / Y\ '—tea' tr +~ S• i1 t ,i _ u it z 8 wk} >�1 ,Jai �,'' '•- 1 � - �.'' / pt Y�% -1','''.. � � � n � ` ;1' ' "� x, la/ PLANT MATERIAL NOT LISTED MAYBE USED, SUBJECT TO APPROVAL BY THE CITY, -.ar k . r .r d i i °,d• e "'� �" ... • " a'� 3 �?, ALL LANDSCAPE PLANS AND INSTALLATIONS SHALL ADHERE TO CITY DESIGN Nolina microcarpa Salvia chamaedryoides Russelia equisetiformis GUIDELINES, CODES AND REGULATIONS. Bear Grass Germander Sage Coral Fountain ALL LANDSCAPE AREAS SHALL RECEIVE AUTOMATIC IRRIGATION SYSTEM. ALL LANDSCAPE INSTALLATION SHALL BE PERMANENTLY MAINTAINED. GROUNDCOVER SHRUBS RAISED PLANTER SHRUBS WATER CONSERVATION NOTE: �.�. THE LANDSCAPE FOR THIS PROJECT IS INTENDED TO BE PROVIDE A QUALITY AND NEEDED AMENITY FOR THE t - - � J . _ i i , 'Y OVERALL PROJECT. OUR FOCUS ON THIS DESIGN WAS TO CONSERVE WATER AND TO PROVIDE AN • : is •!. ,`? , -� t J r ATTRACTIVE LANDSCAPE THAT CONFORMS TO CITY OF PALM DESERT STANDARDS. a i - , ,,,,.4e, 1,:,11 sf ti , y�r _a - ,•� r K.y. s i. "� Ta 4. gs =g �; '. •• 1 ' " •1,,4. t�=` ' ' MI . ` a: ,,- ✓� .t ;� " '"`"'Vie'a�' • ` " - '_i A:, THE CONCEPT OF OUR IRRIGATION SYSTEM DESIGN IS TO UTILIZE LOW VOLUME, HIGH EFFICIENCY BUBBLERS, fir- x�;yL�c' .:- # +' a4: /' a - _ f, .-ia - 'p, i� • _ .,f' a, "w - _ - / `'� = '�{ ,S • ` `g '' � '' � �� + �'^:+,E : ,, LOW VOLUME SPRAY HEADS TO REDUCE OVERALL WATER CONSUMPTION AND INCREASE EFFICIENCY, y� \,,zu�'�. .'F! ..r r.�yt ji . AO-u- . -_ - _ei '�l "'444"` ��yy.y,' ,f/ f -^�!'� _ .. __ 'yy {' IH' tt ! ryYs.. � .'t ,�_ i.• '� i1' s w v• �:e?t S r �- I, , O ' ►; - '� ' ' �' d a i 4,' dry r .a t • /'. { 4.f ;~+ a' t •" -, � - „y_'. ps''" re :t �" ''�' fk`t _ '?a' -,� / Imo-_' „., s ..s' t , ,"tM1`' '►_46 err". 5 ' a ! - r Jf"11, e G•7;, ,..i_.,.,__ a I " ", i>•._ ',°`', ,i '. r _ -,...i. - _it, 7 4' � cam+ , -it,. �, j + v J '7. k 04 j.J,,,,,pr'"pt 5 :., ,i 1• ,R S'1; r s � / -,.— 21 '-' 1. �` t. .... ''R w; 4: 1:, � • - SI .'. wt° - .E ',,�. ? .t , ,/„•+• , \.,+•\\ '+ _� .te a sir °e y •� , •P ,l ,•r 'r�'•.C,a ,_J .a. ,:- - - ��- 4 .- � F t/�e(�'_,�e� �s,�'i.. � , ,'� \ - - -_ f("1; , w.f' r „! 4,. i" - "1-A ..,]ka a i !. W' _ '� • t $ 4 i :te Rr if IL f: -. . "1.-,----.-df-!..),-7.., :,-...:i7,, , _. ..=1 ....,...v.: / A,,,,,:i -•• ---, 1 's1-1,.-tao"-TEL .wm,, v1-....,. Iii::.p e. 4 i ..- .,6--e.; , .4.: .t , , ',a-4_44-e' ., .. --- t - : '''.',,,,.4. 4'.-'-'7' ' '''' ''' .1 -"-' ' ''' ''=4. '/' - * i.'1 lc •!..,V''. 111' 'AA1k1- Dalea capitata 'Sierra Gold' Lantana montevidensis Aloe variegata Kniphofia u. 'Flamenco' Sierra Gold Dalea Trailing Lantana Tiger Aloe Red Hot Poker HARDSCAPE AND SITE FURNISHINGS VICINITY MAP N.T.S 7r,,,'' ,i \‘‘,.. ..er '.- ' 1S111 ' .1144-1, -;%Ps14., ! '•I8I7Y4,.1,4. ,OT!,'4,' Al # # JP' �9 4.-�., , - -: -_. -Gi- a "6 - �, ��4 + lam& i ^. , 'IA,141l'_', - . ; _ lir 1,,...,_,., ._....._,,--,,,,i,---ifj._,_ . , 4...%1;2, a�INN:4 � FRED WAKING DR Y I :::::: 4. itl Or ,\ .�4 - 11 I I•' `'Tt �k,'Y ;z b 't :� c a `• SITE Q �:f,�) -: ','• r�' t +� I I a 'y. ,. 0, 71a�*.I r ,,•i�; I., - / VI t _� ..�' 3 . 'I! i r, �? y 'sty ,, g:I,, -44 � • I, - 0 ".+. oil 1+ JI t l f ,i 1440,t R JI(s``�"`", e' •;61t.t. �'4 r,�f: i '+ :� '`' ,. 4.,, ' w'� .0V fait�, '�# rs1* 11�1' ip y. i 0 � t . y Z ii. Ta . ii, tjViik141,LtA,`,,, Iv i , V. i. r - W _. - r 4SP- — ' ell 1 %Ile III ill gr.. i ).... iv , i % 4 ,. i , gir4 ' Allure Bike Loop Outdoor Patio Fencing Decomposed Granite to Match Existing Horse Creek Angular Rock Concrete Top Cast Finish Concrete Band Raised Square Planter Raised Rectangular Planter ill I- CONCEPTUAL LANDSCAPE PLAN (SCHEME 2) ND I El PALM DESERT RETAIL SHOPS conceptual design & planning company 0' 8' 16' 32' 48' Corporate Office: 3195-C Airport Loop Drive L_ 2 PALM DESERT, CA Studio One SCALE,l"=16' 2 Costa Mesa,CA 92626 CDPC PROJECT NO. 20028 O/� T: 949.399.0870 �S www.cdpcinc.com f�,i.,,r SEPTEMBER 23, 2021 COSTA MESA.ATASCADERO.SANJOSE.LASVEGAS ,�`r `2OF 2 ARCHITECTURE PLANNING ��STCD STAFF REPORT CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT DATE: December 21, 2021 PREPARED BY: Rosie Lua, Principal Planner REQUEST: Consideration of a recommendation to the City Council for approval of Amendment No. 1 to the Specific Plan (SP 18-0002), Precise Plan (PP 18-0009, and Tentative Tract Map 36379 for DSRT SURF inclusive of a surf lagoon and surf center, a four-story hotel, and residential units on a 17.69-acre site located within Desert Willow Golf Resort. Recommendation Waive further reading and adopt Planning Commission Resolution No. 2802 recommending approval to the City Council for Case Nos. SP 18-0002 Amendment No. 1, PP 18-0009 Amendment No. 1, TTM 36379 Amendment No. 1, subject to the conditions of approval herein. City Council On November 14, 2019, the City Council approved DSRT SURF Specific Plan (SP 18-0002), Precise Plan (PP 18-0002), and Tentative Tract Map 37639 (TTM 37639) by Resolution 2019- 82. The City Council also adopted Resolution No. 2019-83 for Environmental Assessment (EA 18-0002), certifying the Environmental Impact Report (EIR), and adopted a Statement of Overriding Consideration and Mitigation Monitoring and Reporting Program. Accompanying the project included a Disposition and Development Agreement (DA) approved by City Council. The project was approved as a two-phased project inclusive of a 5.5-acre surf lagoon and surf center facilities (restaurant, bar, and retail), up to 350 hotel rooms, up to 88 residential villas, support facilities, roadways, landscape, lighting, infrastructure improvements, and subdivided the 17.69 acres of vacant land into five (5) parcels located on the westside of Desert Willow Drive. On February 4, 2021, Desert Wave Ventures, LLC, submitted amendments to the originally approved project mentioned above. The modifications to the SP 18-0002 address operation functions and development standard changes within the project site. The PP 18-0009 application modifies the site design, architecture, and landscaping plans. The amendment to TTM 37639 revises the lot sizes of the originally approved five (5) parcel subdivision for DSRT SURF. This Precise Plan includes the following land uses; a 5.5-acre surf lagoon and surf center (including support facilities), a four-story 92 room hotel, and 83 residential units constructed on the entire site. An addendum to the EIR was prepared to address the proposed changes to the project. Finally, the applicant will be amending the previously approved Disposition and Development Agreement (DDA) for the project; therefore, the amended DDA will require City Council approval. December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 2 of 15 Architectural Review Commission On April 27, 2021, the Architectural Review Commission (ARC) approved by Minute Motion a recommendation of approval to the Planning Commission, Case No. SP/PP21-0002, for the proposed architecture, landscape, and site plan for the DSRT SURF, project subject to the following: 1) Consider comments made by the ARC Commission; 2) Applicant should refrain from the use of composite wood material that appears monochromatic and sensitive to extreme weather; 3) Considering its large scale development, the material for the stone veneer located on the south elevation should be balanced appropriately; 4) The hotel service utility doors should be screened; 5) Applicant should be mindful of the surf wall surrounding the lagoon and its proximity to the walkway and consider providing an additional illustration which better demonstrates what is being proposed for this area; 6) Consider variation for the garages on the stacked flats; 7) Applicant should be conscientious about the scale of the exterior material for the Surf Center; and 8) Applicant should consider roof-top A/C units for the condos. The motion carried by a 5-0 vote with Commission Vuksic absent. Background Analysis A. Property Description: The project site is approximately 17.69 acres, located on the west side of Desert Willow Drive, north of Country Club Drive, and south of the Desert Willow Clubhouse. The lot is irregularly shaped and is bounded by the Desert Willow golf course on the west, south, and east of the proposed project. The existing Desert Willow Clubhouse parking lot borders the northern property line. Approximately three (3) acres at the northeast corner of the site are developed with parking lot improvements for the Desert Willow Clubhouse, and the remaining 14 acres of the site were mass graded as part of the Desert Willow development but remain undeveloped. B. Zoning and General Plan Designation: Zone: PR-5 - Planned Residential (5 du/ac) General Plan: Resort and Entertainment C. Adjacent Zoning and Land Use: North: PR - 5 — Desert Willow Clubhouse/parking and golf course (Hole 18) South: PR - 5 — Desert Willow golf course (Hole 15) East: PR - 5 — Desert Willow golf course (Hole 7) West: PR - 5 —The Westin Desert Willow Villas Project Description The amendment to the DSRT SURF Specific Plan includes operation functions and development standard changes; however, the land use allowances remain as originally approved. The project as amended is a single phased project including a surf lagoon and surf center facility (including support facilities), a four-story 92-room hotel, and 83 residential units December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 3 of 15 including villas and stacked flats (ownership units), a perimeter roadway, landscape, and infrastructure improvements within Desert Willow on the 17.69-acre site. The land uses in the proposed project are within the allowances approved in the DSRT SURF Specific Plan on November 14, 2019. The project also incorporates an off-site parking location (Lot E) near the project site to provide valet services to the hotel and facilities. Specific Plan: The proposed amendments to the DSRT SURF Specific Plan are detailed below: Land Uses The Specific Plan amendment consolidates the uses previously established in two (2) phases into a single project with no proposals to change the density and intensity of the land uses as approved by the original DSRT SURF Specific Plan. Table 1 (Land Uses) shows the combined land uses as proposed in the amendment: Toole 1 DSRT SURF Specific Plan Land Uses Land Use Max/fvlin Allowed Surf Lagoon Max 6 acres Surf Center .� . ,,..141,«�M1,..FF,,.FF ., , Max 35,COD 5F Hatel(sl !Mx 350 rooms YIIas 15 units. er acrel86 villas may, Villa Clubhouse � Max 3.125 SF Maintenance and Equipment Buildings Max 15,000SF ........ Landscapin/OS/Pool/RecreationalSpace Minrmum20 Planning Area Table 1 shows the land uses with the maximum allowed intensities none of which are higher than the originally approved DSRT SURF Specific Plan. For example, the surf center has removed the breakdown of the ancillary uses and combined the square footages as a maximum. In addition, the land use for landscaping/Open Space (OS)/Pool/Recreational Space previously included 25 percent per planning area, which have been amended to 20 percent overall. The reduction of the landscape requirement is due to the reconfiguration of the site plan, which places residential units at the perimeter of the lagoon. The proposed landscaping requirement from 25 percent to 20 percent is acceptable since it does not decrease the aesthetics nor increase water usage. The Site Program and Recreational Amenities of the approved Specific Plan included an event lawn and art gallery, which no longer are proposed. Alternately, the replacements include a kids play area, pump track, pickleball, and flex space. Since these replacements promote recreational uses, it is deemed compatible with the DSRT SURF Specific Plan. Other modifications to the Specific Plan include the surf lagoon's hours of operation related to music events and surf lagoon capacity. The original Specific Plan allowed outdoor music December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 4 of 15 events Friday through Sunday to end at midnight and indoor music events to end at 2:00 a.m. The proposed revision allows music events seven (7) days a week and the hours of operation remaining as approved. This revision does not change the originally approved allowance of 12 special events per year. The surf lagoon capacity is proposed to reduce from an average of 75 occupants to 70 occupants (maximum) and continue to accommodate 95 surfers for special events as originally proposed. In addition, the circulation of this project has also changed since the gates and guard access to the residential areas have been removed; therefore, all internal roads are accessible to the public. Development Standards The Specific Plan amendment proposes changes to the originally approved development standard see Pages 14 to 16 of the DSRT SURF Specific Plan amendment. Table 2 shows the proposed development standards as compared to the development standards of the underlying zoning district. TClale 7 Mgr SURF DEVELOPMENT STANDARDS • MEASUREMENT/STANDARD EXISTING MT SURF Dun3ity Villa Dsr ty lPit:D•ndly[O414C].min-m xi 4-40 15 duWnc max H01*I[S*ri Iy 3S0 it n m budding M.CiUnmwnh PR:HIi NI/Nub al 51pi*t.max '• 40'/3 ' 50'/41 PC-41 Nurnber of Stories,max 55'/4 'Olin size.max bedrooms per villa -- 1 bedrooms Hotel RausnJSulte 3k&.(min SF/avg.SF per room) 330 SF/375 SF 330 SF,375 SF CowraQ* Mr% SOX PR:iyilding Co./growl,nSQx%c Plgnr A1*. ki!C:r 64r1¢I!1.09G01r1['.G+'trngr..rrvn%a�Planni-i -, ! -- i Area i [currently 0%4 Surf C•nt*r Setbacks Setback from gad course PR:Front Yord min - December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 5 of 15 Table 2 DSRT SURF DEVELOPMENT STANDARDS MEASUkt'AAEIT/STANDARD EXISTING DSRT SURF • - - :• . ac. •J~ .min - - __.r min — PC-a Front Yard.rrrl _ — PC-':Street Side Yard,min - 4:Rear 111i,rrin - FI41',1 Sirbopk5 Setback ircm golf code -- 25' PC-4:Side Yard.rrin 'LSD -• . ,,.... 15 ,... PC-4:Street Side Yard.min — PC- 20' Yea setbacks Setback from golf course.min - I 5' PR/P4:Front Yard,rnir - 5' PR:Side Yard combined both sides,min - 5' P R:Sheet side Yard.rrin - 5' P R:Rear Yard, rrin - 5' Slacked Rats Setbacks Setback loofa golf course.rrin - 24' P R/PC-4:Front Verdi mir. P R;Side Ycrd, PR;Street Side Yard,min - 5' PR;Rear Yard.rrin Lpndseaping:Opan Space/Recreation PR:Flaming Area Coverage,parviatrs surface,min 26%[total Res lot NA tea] t Yard c0 4056 NAPR=Front +Ei4g�.r.pn-pevip�r surfQe .mQx [front yard) December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 6 of 15 Table 2 DSRT SURF DEVELOPMENT STANDARDS MEASUREMENT/STANDARD EXISTING I DSRT SURF PC-4:Commercial LardScapina [other-covera e. 20% 20 rrrn Landscaping,Specific Plan Perimeter.rr.r. — i ▪ POIm De -ri r,14.wiei I GOOD :. I °vrop4.t fG+4415.pl'sd pmlIr c Q '- , eM6.111 VI*SA Waging Petri 14]'*w'WO then 10.Rppf sfpr1 q1E 41,4 L ICYa'SYS may emceed If.r SO G. '•]•#Iar 4Y no-more*awl 1S. PR s PIaHn R#yd#n1i41 6PI4'• • S6 ninanar,d vie! DC-4=Planned Commercio aso-aria 6^lr.cinmerr 4eferenc■for compa.00e Ia^d tisr standards orapasleo under Mr SURF. _ PP DarWOpl•wn•$141•04105,'7Mc CM 25,[9450 dr, IC'1 RQ1i4f+5M14I LasdEOOp.- POMC CM 25 521.11111 430 PC-a p,iraIcprr,enl Standards P3MC Ch.2S 16.091 Special use 0.avisons:Hofer!hiniiw^-corr skid.PDti1C C'h 15.5+.C7O Table 2 shows the project in a single area, combining the two (2) Planning Areas originally approved. The maximum density continues as 15 dwelling units per acre (du/acre), providing a maximum of 88 residential units as originally approved and a maximum hotel room capacity of 350 rooms. The amendment to the revised height requirement allows buildings to exceed the 50-foot building height maximum originally approved to include 10 additional feet in height, specifically for architectural features related to parapets, towers, and similar elements. Also, where required, allows 15 feet in height allowance above the 50 feet for roof stairwells and elevators. All elements increasing above the 50-foot height maximum should incorporate proper architectural screening. In addition, the revision to the Specific Plan includes setback standards as shown in Table 2 for the newly proposed residential type described as Stack Flats condominiums for the front, side, rear, street, and golf course setback requirements. The originally approved Design Guidelines for building architecture, landscape, lighting, and signage that primarily focuses on the "Desert Mid-Century Modern," sustainable building materials, and desert plant materials and inert materials remain unchanged. Parking Table 4 shows the Parking and Loading Standards unchanged from the originally approved standards with the exception that parking stall dimensions have been included stating a minimum of nine (9) feet wide by 18 feet long, which differs from the City's Municipal Code requirements. The City Engineer has reviewed the proposed dimensions and has deemed it acceptable to reduce the length of the required parking stall by six inches. December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 7 of 15 Table 4 PARKING AND LOAOINGSTANDr;d'JS MsaaurernsnliMandard D5RT$URF cornmersld/Reerectivnd rail 19 RestaurantstBar3JLounges 8 per I ADD SF 8 per 1.0X1 SF Sari Lagoor,^.^.^..,..,,.,,............................................ .,,.,,.,,.,,.,.,,.,,.,,....... 13DShared Goff+^.^.^.^.. ..,..,..,..,.,..,..,..,..,..,..,.............................................,..,..,..,..,..o-.,1 S,PEr surfer 17CF relax.odersl O f-site Special Events — .5C0 stalls VAIa Parkins Shrdro grid one bedroom 2 04114 per WniP ..............: 2 it Two or rr•7re bedroams S stalls per P�wit wit HM ei Parking Hotels 1 slut per guest urrr ........_.._.._.._.._.._; 1 stall per guest W Resod Not t-I guest per ait 9St unit Stall dimanslems O 1 Street Parking Stalk,mirk, `�'wide by Q'wide by 16'long lire"'deg 011-Sfreei Loading Loading Berth,mirk Lx W .46'x 12' 4.$'x I.^ Setback to residential,rain 50 1 Y Soucr:F,m DeseriMt.ir Cade.2orry POMC 0M.25.I5.0I4:104rimg Requernents. The amendment to the Specific Plan allows the hotel to include podium parking at the second level completely screened by the building's architectural features. The parking located on this site will include a shared parking agreement; therefore, it is not restricted to a certain use. In addition, Lot E is an off-site location for overflow parking including, approximately 2.74 acres of vacant land located at the southeast corner of Desert Willow Drive and Market Place Drive. This off-site parking location is anticipated to have 288 parking spaces. The Project includes Lot E, a City-owned property adjacent to the Ralph's shopping center, approximately '/2 mile south of the project site. The applicant will be required to enter into a parking management plan with the City for off-site parking locations and implement valet service to the site. Once improved, a portion of the parking area is intended to remain as public parking. December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 8 of 15 2. d .;: '.'. �`N'e t .,•L '5, ter. -,+ y : i.. . I k SITE ` A L., •='��• .' 4� •! :a Y , N.J. (Resort) ' _ • _ ': �:: ; ' ' •'PROJE= , W'',!L-,r ,'.-41 • ‘,.:•:'. ill% Of um,..-- ..L7 : (Off-Si f'I. ..),„ 11 .:1 ,WAS;.; ...e'llik"14p , IL - '44.... 7 • ..,...-,-.',. • • -4,:.• 7... .. 10111 V ' inear: 1 tr,...-1:.],;',.. .. - k:;S, .YS Y r i"j t`. r .'II ,. 4 A• • In addition, the City Council approved an incentive to reduce the total number of parking spaces required for the project at the approval of the originally approved DSRT SURF Specific Plan. No further parking reductions have been requested as part of this amendment. Landscaping The amendment to the Specific Plan removed references to phasing the installation of the landscaping since it will be constructed as a single phase. All landscape is to remain as low to medium water usage desert landscape including the proposed residential housing types will be required to maintain a compatible landscape. Turf Reduction Program The Turf Reduction Program encompasses the removal of over one (1) million square feet of turf within the Desert Willow Golf Courses (Firecliff and Mountain View courses) and requires replacing it with drought-tolerant planting materials (desert landscaping) and low water usage irrigation systems in the efforts to offset water demand for the proposed project. In 2019, a Water Supply Assessment (WSA) was prepared to analyze the project-specific water demands and potential impacts on the local and regional water supply. The variables for the analysis considered the highest intensive land uses including, the 5.5-acre surf lagoon, surf center and amenities, 350-room hotel and 88 residential units, on-site pools/spas, and landscaping. The WSA resulted in a gross water demand of 165.21 acre-feet per year (AFY) and net water demand of 58.46 AFY, total savings of 106.75 with the turf removal and replacement of desert landscaping. In 2021, with the consideration of this application, the project variables changed to include a 5.5-acre surf lagoon, surf center and amenities, a 92- December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 9 of 15 room hotel and 83 residential units, on-site pools/spas, and landscaping. The WSA for the buildout of this change in uses resulted in a gross water demand of 114.35 acre-feet per year (AFY) and net water demand of 7.6 AFY after accounting for the turf removal and replacement. In perspective, the "7.6 AFY is equivalent to the annual water demands of 58 residential units." (See Attachment 5). Precise Plan: The PP provides a detailed site plan, building architecture, and landscaping plan for the entire project, inclusive of a surf lagoon, surf center, hotel, residential units, and all support facilities. The total building lot coverage is 19.9 percent of the project site. Here are the project's proposed land uses in relation to the proposed heights to be constructed. Land Use Development Intensity Heights Description 5.5-acre surf lagoon, Control/Lifeguard 26 feet & 7 inches Surf Lagoon Tower (429 square feet), beach area, (Tower) boardwalk/pier, and support facilities. 15 feet (Maintenance Building) Surf Center (7,263 square feet) 26 feet (Surf Center) Clubhouse (approximately 1,494 square 24 feet & 6 inches feet) (Clubhouse) Amenities Kids Play area Pickle Ball Court/Crane Pad Pump Track Pools/Spas Hotel One (1) Hotel operator with 92 rooms 55 feet 83 Residential units with two (2) housing 37 feet & 9 inches Residential types (50 stacked flats and 33 villas) (stacked flats) 26 feet & 6 inches to 33 feet & 6 inches (villas) Hotel The 92-room hotel is four (4) stories (55 feet in height), with a building area of 68,689 square feet with a deck of 15,674 square feet. The first level includes a restaurant, stand-alone bar, café, meeting and banquet rooms, and parking structure of 81 stalls. The second level is an enclosed parking-only area with 69 stalls. The third level is a fitness center, spa, flex space, bar and kitchen, outdoor amenity deck, and guest rooms. The fourth level will be entirely guest rooms. The total podium parking space includes 151 stalls. The Desert Mid-Century Modern architecture theme is proposed for the hotel site with open breezeways, ample glazing, angular construction, light facades, and outdoor space. The hotel building materials include stacked stone, composite wood siding/ceiling, roof overhangs consisting of ocotillo (natural plant), and a wave roof element providing a prominent entry feature to the project. December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 10 of 15 The proposed architecture meets the architecture characteristics are required by the DSRT SURF Specific Plan that blends various natural material elements, shading, irregular rooflines with unique design. Surf Center and Support Facilities The surf center (Center) is located immediately south of the Desert Willow Clubhouse. The Center is a single-story, 26 feet in height with a total of 7,263 square feet, which contains a reception and lounge area, equipment storage and rental area, retail shop, flex space, office, locker rooms, restrooms, and outdoor showers and changing area. The architecture is a Desert Mid-Century Modern architectural style with indoor and outdoor spaces. The proposed architecture meets the architecture characteristics are required by the DSRT SURF Specific Plan compatible with the hotel. Surf Lagoon The 5.5-acre surf lagoon remains as originally designed at the center of the site, which includes a perimeter pathway bordering the lagoon, beach areas, a two-story 429 square feet (26 feet and 7 inches in height) control room, and lifeguard tower, which provides restrooms and the lagoon support operations, a 4,909 square feet maintenance building and yard located at the south end of the lagoon. The architecture of the building is designed to match the maintenance building and the materials like the Center including, masonry block, stucco, and composite wood siding and ceiling, which is compatible with the Center. Residential The residential component of this Project includes two (2) housing types, stacked units (condominiums) and villas (single-family homes); all ownership units. The residential units and the clubhouse are designed with Desert Mid-Century Modern architectural characteristics that include facade articulation and the use of a variety of materials similar to the Hotel and Center. The 50 units, referred to as stacked flats are three stories in height (37 feet and 9 inches) with seven (7) floor plans ranging from 1,398 square feet to 2,275 square feet, each with outdoor deck space and garages. From the total stacked flats, 20 units are designed with a lock-off option to accommodate the rental of the units. December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 11 of 15 STACKED UNIT SIM.V.t4R1t Unit Type BA/BA Limit AnsiOD Sub.Tatal Ouldoa Area pm wail Suit-Tole)Area w we jAl Courrt Couwt per uric Areesla) Deck Area +'fleck 6rrki h4 PLAT# 212 3 1,i0 4,416 i8L 1 71 4,711 S1 To111 4 or Taboo 6# FLAT IA 3/2 10 1,113 14,250 fit 1,427 11.120 FLAT 313. 312 3 1,31) 4,t91, i+l 3,5.Id •,620 FIAT 3C 3f3 LO L67q 16,704, 62, 1,732 1.7,320 F.AT 36 5f2 7 1,532 11.459 42 11,753 1H 3 312.5 lO 1,970\ 19,704 127 2,197 L6.974 ir.G Fatal dD Y.❑rT❑T auu TH# 4f9 7 2,275 15,925 .. 2,502 L3,51# Sub TOTal 7 fSetRIM 11% TOTAL 50 .136.4.14 91...760 overage 1,701 average 1,615 The 33 villas (single-family homes) include floor plans ranging from 2,352 square feet to 2,622 square feet with outdoor deck spaces (optional features include backyard cabana, roof deck), with transparent balconies facing the lagoon, and each home includes a two-car garage. The heights range from 26 feet and 6 inches to 33 feet and 6 inches to the height points of the roof deck overhead element. These homes are designed with a lock-off option to accommodate rental of the units. The lot widths range from 31 feet to 40 feet widths and 65 feet to 99 feet depths lot sizes. SFD SUMMARY rSFO NOTES Area per Sub-Total SID Type Sob-Total Orrtdaar urWt Argawir Lack-off LIN k-off taunt s MU Count Count Area!lei Area isfE Deck Area w/deck Deck-0sq Option (options] Lot width Lot Depth Optional Features Lti(kysrtl Cab ts, 1 A{AL 12 2,352 28,224\ 261, 2,631 31.355 YES 12 31' _ 70'45' Pool Deck deckyere Ceram, 9 2.462 22203 313 2,763 25,020 TES 9 31' 71:1'-99' Roar Deck 3 ## 2.622 R1.454 323 2.939 35r340 NO 0 a0' 65' TOTAL 33 61,E91 91,715 TOTAL 21 The clubhouse is approximately 1,494 square feet (24 feet 6 inches in height) includes a kitchen, great room, extended patios, and restrooms. Additional HOA amenities: • Pickle Ball Court • Shaded Spaces • Lawn Area • Pools and Spa • BBQ Area and Seating • Tot Lot • Public restrooms December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 12 of 15 Parking The on-site parking for the hotel is 151 spaces and 126 spaces for the site (Surf Center & Lagoon), 50 of which are shared parking spaces between the site and the Desert Willow Clubhouse. The parking structure will be available for public parking. In addition, Lot E will be improved to include approximately 288 parking spaces, which will have valet services to the project. The table below provides a breakdown of the total required on-site parking spaces pursuant to the DSRT SURF Specific Plan and the off-site parking for Lot E: _ Use Parking Required Parking Provided Hotel 92 151 Surf Center & Lagoon 105 126 Residential (83 units) 166 166 On-site Site (total) 443 443 Off-site Parking (Lot E) 288+/- Landscape The Project amended proposes all landscape to remain as desert landscape for the entirety of the Project. The landscape plan and the planting materials proposed for the perimeter, Hotel, and Center meet the requirements of the amended Specific Plan. The landscape character at the villa, stacked flats, and clubhouse sites have turf block, decomposed granite, or similar material to be used for additional parking, seating areas, and other gathering spaces. The clubhouse will include a large lawn space for gatherings and events, recreational areas, cabanas, and lounge space. Tentative Tract Map 37369: A TTM 37369 was approved by City Council on November 19, 2019, by Resolution No. 2019- 82, subdividing the 17.69-acre project site into five (5) separate parcels including, conditions of approval to effectuate the development of the Project. The TTM 37369 amendment proposes to change the parcel sizes for condominium purposes of the originally approved parcels to accommodate the respective uses as summarized below: Parcel Size Use Parcel 1 9.27 acres Surf Lagoon Parcel 2 2.54 acres Hotel/Surf Center Parcel 3 2.95 acres Stack Flats Parcel 4 0.74 acres Villas Parcel 5 2.19 acres Stack Flats Total 17.69 acres December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 13 of 15 Analysis A. Land Use Compatibility: The DSRT SURF Specific Plan, as proposed, is consistent with the goals and policies of the Palm Desert General Plan, including that the project provides a unique resort destination and sports facility consistent with the intent of the Resort and Entertainment District. On November 14, 2019, the City Council approved the DSRT SURF Specific Plan (SP 18-0002) by Resolution 2019-82 governing the land uses, development standards, and design guidelines for the site and determining that the Specific Plan demonstrated compatibility of the applicable goals, policies, and programs contained in the General Plan. The General Plan land use designation of Resort and Entertainment District allows development for entertainment and resort destination uses, drawing visitors to the site. The amendment to the Specific Plan includes operational function changes and revisions to the development standards, none of which increases the density or intensity of the Project. The compatibility of the General Plan established in the original approval of the Project remains unchanged. B. Zoning Conformity: A specific plan is required to be consistent with the General Plan pursuant to California Government Code Section 65454 and PDMC Section 25.78.080 (Specific Plans). The approved DSRT SURF Specific Plan has been previously analyzed and determined that the project was consistent with the goals and policies of the General Plan. The DSRT SURF Specific Plan has land use allowances inclusive of a maximum of a six-acre lagoon, 35,000-square-foot surf center, 350 rooms for a hotel, 88 residential units, a clubhouse of 3,125 square feet, and 15,000 square feet for maintenance and equipment buildings. The amendment to the Specific Plan includes height maximums of 50 feet for buildings and an additional 15 feet to accommodate architectural features and related roof equipment and apparatus. The project includes a 5.5-acre lagoon, a 7,263-square-foot surf center (26 feet in height), a 4-story, 92-room hotel (55 feet in height), 83 residential units (ranging from 26 feet and 6 inches to 37 feet and 9 inches), 1,494-square-foot clubhouse (24 feet 6 inches in height), and 4,909 square feet of maintenance buildings (15 feet in height). The land uses and heights specified above are all within the allowances of the Specific Plan. The building lot coverage maximum is 50 percent; the project site proposes 19.9 percent, which is within the required allowance. The setback requirements for the commercial component and residential components meet the minimum setback requirements of the Specific Plan. The Desert Mid-Century Modern architecture theme is continuous throughout the site with varying architectural elements and high-quality materials including, the incorporation of indoor and outdoor spaces that meets the architecture characteristics required by the DSRT SURF Specific Plan. The on-site parking including, the podium parking within the hotel and integrated garages for the residential units, provide for the 443 required parking spaces. In addition, Lot E will be improved to include approximately 288 parking spaces, which will have valet services to the project. The project proposes all landscape remain as low water usage desert landscaping for the entirety of the project including, the perimeter. The project uses December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 14 of 15 conforms to all the requirements of the Specific Plan and all other applicable requirements as conditioned. C. Environmental Review: The City determined that this project was subject to the California Environmental Quality Act (CEQA). The City further determined that an Addendum to the 2019 DSRT SURF Project Environmental Impact Report (EIR, SCH No. 2019011044) should be prepared, consistent with the requirements of CEQA. The Addendum has been prepared to evaluate the potential environmental impacts of amending the DSRT SURF Specific Plan, Tentative Tract Map, Development Agreement, and buildout of the revised DSRT SURF project. In accordance with the CEQA, the Addendum analyzes the proposed project amendments and demonstrates that all potential environmental impacts associated with the project at buildout would be within the envelope of impacts already evaluated in the approved EIR, including both on-site and off-site impacts (such as stormwater drainage consistent with the Desert Willow Master Plan, which provides for drainage to golf course waste areas; and the construction of an off-site parking lot). In 2019, the City certified the DSRT SURF Specific Plan EIR that analyzed the development of the DSRT SURF project (2019 Project). The 2019 project would result in the development of a surf lagoon of up to six (6) acres in size, a surf center to include a restaurant, bar, retail, and similar facilities, up to 350 hotel rooms, and up to 88 resort residential villas on the 17.69-acre site. The project was to be implemented in two (2) planning areas: the Surf Lagoon Planning Area (PA 1, 11.85 acres), and the Hotel and Villas Planning Area (PA 2, 5.84 acres). Planning Area 1 would be constructed first and include the development of the surf center and pie-shaped surf lagoon, which included a wave machine located in the central pier of the lagoon and in the mechanical building at the southeastern portion of the site. The Hotels and Villas Planning Area (PA 2) would be developed in phase 2 and result in the construction of the hotel(s) and villas on approximately 5.84 acres. The current revised project proposes amendments to the 2019 DSRT SURF Specific Plan, Precise Plan, and Tentative Tract Map to accommodate modifications to the hotel, surf center facilities, and villas. Amendments to the DDA are also proposed, consistent with the revised Project. The Specific Plan amendment will not change the overall land use approvals for the site, which included 350 hotel rooms, 88 villas, a surf center, a surf lagoon, and ancillary facilities, including parking, recreation, and mechanical/service areas. The amended PP will result in the development of the entire site, consisting of a 92 key hotel, surf center, a 5.5-acre surf lagoon, 33 private villas, and 50 stacked flat residential units, as well as ancillary facilities to support these uses. Based on the evaluation of information provided in this EIR Addendum, no new significant impacts would occur as a result of the proposed Project, nor would there be any substantial increase in the severity of any previously identified adverse environmental impacts. Therefore, none of the conditions described in Section 15162 of the CEQA Guidelines has occurred. For this reason, an EIR addendum is the appropriate document to comply with CEQA requirements for the proposed project. December 21, 2021 - Staff Report Case Nos. Amendment No. 1 to SP 18-0002 /PP 18-0009/TTM 37639: DSRT SURF Page 15 of 15 Conclusion The DSRT SURF Specific Plan amendment is consistent with the purpose and intent of the Resort and Entertainment District. The project proposes a high-quality Desert Mid-Century Modern architectural style building, desert landscaping combined with beach themes for this unique resort development inclusive of a 5.5-acre surf lagoon, a 92 key hotel, surf center, 83 residential units, as well as ancillary facilities to support these uses. The proposed land uses, site design, architecture, and landscaping that is within the allowances and in conformance with the Specific Plan. The resort development, maintenance, or operation of the project does not appear to have any adverse effects that are detrimental or injurious to property and improvements within the Desert Willow Golf Resort or the general welfare of the City. Therefore, the overall project and the requirements imposed on this project meets the goals and policies of the General Plan. Public Input No public comments have been received prior to finalizing this staff report. Findings of Approval The findings analyzed in the Planning Commission Resolution for this project concludes that the amendments to the proposed project conform to the General Plan and intent of the Specific Plan and ARC findings, attached to this staff report. LEGAL REVIEW DEPT. REVIEW FINANCIAL ASSISTANT CITY REVIEW MANAGER N/A N/A N/A Ma-rKAA,Alva-re,z Robert W. Hargreaves Martin Alvarez, Dir. of Janet Moore Andy Firestine City Attorney Development Services Director of Finance Assistant City Manager City Manager, Todd Hileman: N/A APPLICANT: Desert Wave Ventures, LLC do: Doug Sheres PO Box 147 Solano Beach, CA 92075 ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2802 2. Planning Commission Public Hearing Notice 3. DSRT SURF —Amendment (redlined) 4. Precise Plan Packet Provided by the Applicant 5. TURF Removal Analysis by Terra Nova on November 11, 2021 6. Addendum to the EIR 7. DSRT SURF City Council Resolution Nos. 19-82 and 19-83 PLANNING COMMISSION RESOLUTION NO. 2802 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL TO AMEND THE DSRT SURF SPECIFIC PLAN, PRECISE PLAN, AND TENTATIVE TRACT MAP CASE NOS. SP 18-0002/PP 18-0009/TTM 36379 (AMENDMENTS NO. 1) WHEREAS, on February 4, 2021, Desert Wave Ventures, LLC, submitted an application for the DSRT SURF Project ("DSRT SURF" or "Project") for the development of a 5.5-acre surf lagoon and surf center facilities, 92 hotel rooms, 83 residential units, circulation, parking, and landscaping constructed on 17.69 acres of vacant land within the Desert Willow Golf Resort, and an off-site parking location in close proximity, inclusive of amendments to the approved Specific Plan (SP 18-0002), Precise Plan (PP 18-0002), and Tentative Tract Map 36379; and WHEREAS, the Project site has an existing General Plan designation of Resort and Entertainment to the Palm Desert General Plan and a current zoning designation of DSRT SURF Specific Plan (DSSP) pursuant to the adopted Specific Plan 18-0002 approved by City Council on November 14, 2019, by Resolution No. 2019-82; and WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert's ("City's") Local CEQA Guidelines, the City is the lead agency for the proposed Project; and WHEREAS, pursuant to the requirements of the California Environmental Quality Act (CEQA), the State Guidelines for Implementation of CEQA (State CEQA Guidelines) and the City of Palm Desert CEQA Implementation Requirements, an Environmental Impact Report (EIR), SCH# 2019011044 (EA 18-0002) and an accompanying Mitigation Monitoring and Reporting Program (MMRP),were previously adopted by City Council on November 14, 2019, for the DSSP by Resolution No. 2019-83; and, WHEREAS, in 2021, an addendum to the EIR was provided and determined that the required findings on the Project did not prompt an update to the EIR pursuant to CEQA Guidelines Section 15164; and WHEREAS, on April 27, 2021, the Architectural Review Commission (ARC) of the City of Palm Desert, California, held a meeting to consider the Project and approved by recommendation to the Planning Commission, the architecture, landscape, and site plan with conditions by minute motion; and WHEREAS, as contained herein, the Planning Commission has endeavored in good faith to set forth the basis for its recommendation on the Project; and WHEREAS, all of the findings, recommendations, and conclusions made by the Planning Commission pursuant to this Resolution are based upon the oral and written evidence presented to it as a whole and not based solely on the information provided in this Resolution; and PLANNING COMMISSION RESOLUTION NO. 2802 WHEREAS, on December 21, 2021, the Planning Commission conducted a duly noticed public hearing on this Resolution, at which time all persons wishing to testify were heard, and DSRT SURF was fully considered; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: SECTION 1. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. SECTION 2. State CEQA Guidelines section 15164 requires lead agencies to prepare an addendum to a previously certified EIR if some changes or additions to the Project are necessary, but none of the conditions requiring preparation of a subsequent EIR are present. The Planning Commission has reviewed and considered the 2019 EIR and the 2021 Addendum and finds that these documents taken together contain a complete and accurate reporting of all the potential environmental impacts associated with the DSRT SURF Project. The Planning Commission further finds that the 2021 Addendum has been completed in compliance with CEQA and the State CEQA Guidelines. The Planning Commission further finds and determines that the Addendum reflects the City's independent judgment. SECTION 3. Based on the substantial evidence set forth in the record, including but not limited to the 2019 EIR and the 2021 Addendum, the Planning Commission finds that an addendum is an appropriate document for disclosing the changes to the DSRT SURF Project and that none of the conditions identified in Public Resources Code section 21166 and State CEQA Guidelines section 15162 requiring subsequent environmental review have occurred, because: (a) The amended DSRT SURF Project does not constitute a substantial change that would require major revisions of the 2019 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. (b) There is not a substantial change with respect to the circumstances under which the DSRT SURF Project will be developed that would require major revisions of the 2019 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects. (c) New information of substantial importance has not been presented that was not known and could not have been known with the exercise of reasonable diligence at the time the 2019 EIR was certified or adopted, showing any of the following: (i)that the modifications would have one or more significant effects not discussed in the earlier environmental documentation; (ii)that significant effects previously examined would be substantially more severe than shown in the earlier environmental documentation; (iii) that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible and would substantially reduce one or more 2 PLANNING COMMISSION RESOLUTION NO. 2802 significant effects, but the applicant declined to adopt such measures; or (iv) that mitigation measures or alternatives considerably different from those analyzed previously would substantially reduce one or more significant effects on the environment, but which the applicant declined to adopt. SECTION 4. The Planning Commission recommends that the City Council readopt those mitigation measures identified in the 2019 EIR applicable to the DSRT SURF Project and as detailed specifically in the Mitigation Monitoring and Reporting Program ("MMRP") prepared for the Addendum, attached to the Addendum at Appendix A, and attached hereto as Exhibit A. SECTION 5. The Planning Commission recommends that the City Council approve and adopt the Addendum, attached hereto as Exhibit B. SECTION 6. The 2019 EIR and the 2021 Addendum, and any other documents and materials that constitute the record of proceedings upon which these findings have been based are on file and available for public review at Palm Desert City Hall, 73510 Fred Waring Drive, Palm Desert, California 92260. The custodian of these records is Norma I Alley, the City Clerk of the City. SECTION 7. Findings for Recommended Approval of Specific Plan. 1. The DSRT SURF Specific Plan, as proposed, is consistent with the goals and policies of the Palm Desert General Plan, including that the Project provides a unique resort destination and sports facility consistent with the intent of the Resort and Entertainment District. On November 14, 2019, the City Council approved DSRT SURF Specific Plan (SP 18-0002) by Resolution 2019-82 governing the land uses, development standards, and design guidelines for the site and determining that the specific plan demonstrated compatibility of the applicable goals, policies and programs contained in the General Plan. The General Plan land use designation of Resort and Entertainment District allows development for entertainment and resort destination uses, drawing visitors to the site. The amendment to the specific plan includes operational function changes and revisions to the development standards, none of which increases the density or intensity of the Project. The compatibility of the General Plan established in the original approval of the Project remains unchanged. 2. The proposed DSRT SURF Specific Plan is not detrimental to the health, safety, or general welfare, or will be materially injurious to the surrounding properties or improvements in the City of Palm Desert. The amendment to the DSRT SURF Specific Plan is suitable and appropriate for the location, access, and topography for development because the intent of Desert Willow is to provide resort-style development. The site has been previously mass graded and identified for future resort-style development, all infrastructure to support the Project is nearby and improvements to infrastructure to support the Project are feasible, and access to the site has been studied and is deemed sufficient to support the Project. 3 PLANNING COMMISSION RESOLUTION NO. 2802 3. The amendments to the DSRT SURF Specific Plan are compatible with the zoning of adjacent properties and ensures development of desirable character is harmonious with surrounding properties because the intent of Desert Willow is to provide a resort-style development. The Project was approved with a density of 15 dwelling units per acre (maximum 88 residential units), the amendment to the DSRT SURF Specific Plan does not change the density nor the intensity of the Project. In fact, the construction of the Project will only contain 83 residential units, which is under the maximum allowed. In addition, the approved specific plan allows for a 350-room hotel, and the Project will construct only a 92-room hotel. The new structures incorporate compatible and integrated architecture, materials and colors, and are not visually obstructive or disharmonious with surrounding areas, or harm major views from adjacent properties. The grading design would not result in any manufactured slopes or pads that create any significant adverse visual or compatibility impacts with adjacent lots, nor block any significant views. The Project is supported by adequate public facilities and transportation systems and is a compatible use, type, and intensity with the surrounding areas. SECTION 8. Findings for Recommended Approval of Tentative Map. 1. That the density of the proposed subdivision is consistent with applicable general and specific plans. The amendment to the Project is consistent with the goals, objectives, and policies of the Palm Desert General Plan ("General Plan"). The General Plan land use designation is Resort and Entertain District that allows development for entertainment and resort destination uses, drawing visitors to the site. General Plan Land Use Policy 4.1 encourages unique resort complexes within the city. The Project is a resort destination attraction of a surf lagoon with residential ownership units that complement the Project. The subdivision includes 17.69 acres into five (5) parcels, each to accommodate its respective uses, including the surf lagoon, hotel and surf center, stack flats including the clubhouse, and villas that are consistent with the General Plan. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The amendment to the Project and its design and improvements are consistent with the General Plan and comply with the development standards of the Specific Plan. In addition, the lots accommodate the building pads, internal and external streets, drainage, utilities, and adequate access from Desert Willow. 3. That the site is physically suitable for the type of development. The site is physically suitable for the type of development for the Project. The Project is a resort development that is physically suitable for the site and is consistent with the intent of the specific plan and compatible with the surrounding uses, which include a golf course, amenities as well as existing resort-style residential units. The Project site is a 17.69-acre site; the parcel is adequate to accommodate the 5.5-acre surf lagoon, surf center and facilities, hotel, and 4 PLANNING COMMISSION RESOLUTION NO. 2802 residential units with adequate access and roadways, infrastructure, utilities, and drainage facilities. 4. That the site is physically suitable for the proposed density of development. The site is physically suitable for the density allowance of 15 units per acre as specified in the DSRT SURF Specific Plan resulting in 88 residential units. The Project amendments include 83 units which are less than the maximum density and comply with the applicable development standards of the specific plan making it suitable for the site. 5. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The amended design of the subdivision or the improvements contemplated for the Project are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The certified Environmental Impact Report (EIR), SCH# 2019011044, addresses the environmental impacts associated with the Project, including those impacts that could cause substantial environmental damage. There are no known fish, wildlife habitats, or other endangered species on the subject site. No environmental impacts are identified which substantially and avoidably injure fish, wildlife, or their habitat. 6. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The amended design of the subdivision or type of improvements for the Project are not likely to cause serious public health problems. The conditions of approval ensure all common area structures, landscaping, sidewalks, parking lot surfacing, and all other improvements within the Project must be continually maintained in good condition and repair, all dead or dying landscape material must be replaced with new landscape material, and a security construction plan must be submitted. Compliance with these conditions will prevent the subdivision and its improvements from causing any public health problems for those that enter the development. Storm drainage, sanitary sewer, water, streets, and all utilities are available to the site and have the capacity to accommodate the Project. The subdivision has been designed so the parcels have the necessary infrastructure to adequately serve the development, and all uses as allowed by the zoning ordinances that regulate the Project. 7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the planned subdivision. The amended design or type of improvements will not conflict with easements acquired by the public at large for access through or use of the property within the subdivision. Public utilities for electricity, water, sewer, telecommunications, and gas service have all been assessed for availability. The access points to the 5 PLANNING COMMISSION RESOLUTION NO. 2802 Project have been reviewed and approved by the Fire Department and Public Works as part of the overall Project includes easements for roadways, drainage facilities, and utilities that will be recorded in the final map. There are no known public easements traversing the subject site that would be adversely affected by the Project. SECTION 9. Findings for Recommended Approval of Design Review (Palm Desert Municipal Code Section 25.68.040. 1. That the proposed development conforms to any legally adopted development standards. The DSRT SURF Specific Plan has land use allowances inclusive of a maximum of the six-acre lagoon, 35,000 square feet surf center, 350 rooms for a hotel, 88 residential units, a clubhouse of 3,125 square feet, and 15,000 square feet for maintenance and equipment buildings. The amendment to the DSRT SURF Specific Plan includes height maximums of 50 feet for buildings and an additional 15 feet to accommodate architectural features and related roof equipment and apparatus. The Project includes a 5.5-acre lagoon, a 7,263-square-foot surf center (26 feet in height), a four-story, 92-room hotel (55 feet in height), 83 residential units (ranging from 26 feet and 6 inches to 37 feet and 9 inches), 1,494-square- foot clubhouse (24 feet 6 inches in height), and 4,909 square feet of maintenance buildings (15 feet in height). The land uses and heights specified above are all within the allowances of the DSRT SURF Specific Plan. The building lot coverage maximum is 50 percent; the project site proposes 19.9 percent, which is within the required allowance. The setback requirements for the commercial component and residential components meet the minimum setback requirements of the DSRT SURF Specific Plan. The Desert Mid-Century Modern architecture theme is continuous throughout the site with varying architectural elements and high-quality materials, including the incorporation of indoor and outdoor spaces that meets the architecture characteristics required by the DSRT SURF Specific Plan. The on-site parking, including the podium parking within the hotel and integrated garages for the residential units, provides for the 443 required parking spaces. In addition, Lot E will be improved to include approximately 288 parking spaces, which will have valet services to the Project. The Project proposes all landscape remain as low water usage desert landscaping for the entirety of the Project, including the perimeter. The Project uses conforms to all the requirements of the DSRT SURF Specific Plan and all other applicable requirements as conditioned. 2. That the design and location of the proposed development and its relationship to neighboring existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; and that it will not unreasonably interfere with the use and enjoyment of neighboring existing or proposed developments and that it will not create traffic hazards or congestion. The amended Project has been designed as a destination point, including a surf lagoon, surf center and amenities, hotel, and residential units, which are compatible uses within a resort development. The proposed Project is located 6 PLANNING COMMISSION RESOLUTION NO. 2802 within the Desert Willow Golf Resort, which features a mix of resort development and existing residential units, including a mixture of timeshares and multifamily units. The Project includes a DSRT SURF Specific Plan, which regulates land uses and provides development standards to ensure there is continuity of architectural style and regulation of density and heights of buildings; therefore, does not impair the desirability of investment. The Environmental Impact Report for the Project provided a Traffic Impact Analysis that reviewed the traffic impact, including circulation, traffic hazards, and congestion of the uses and operation of the site, which resulted in mitigation measures less than significant. No environmental or traffic concerns were identified that would indicate that development in this area would be unsuitable. The Project has also implemented a condition of approval for a parking management plan and improvements to an offsite parking location within proximity to the site to respond to overflow parking needs. 3. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly, and attractive development contemplated by this title and the General Plan of the City. The design and location of the amended Project is in keeping with the character of the surrounding neighborhood and will serve as an additional attraction of the existing resort development. The Project consists of approximately 18-acres within an undeveloped area, with connectivity to the Desert Willow Clubhouse that is adjoining the Project site. The property is designated Resort and Entertainment in the General Plan, which allows development for a range of entertainment and resort destination uses for the purpose of drawing visitors to the site, such as theme parks and sports facilities. The Project includes the high-quality architectural style, amenities, and more importantly, offers unique opportunities for residential resort lifestyle and entertainment destinations inclusive of a surf lagoon and hotel, which will attract visitors and investors to the City. 4. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors and that it is aesthetically of good composition, materials, textures, and colors. The design is a Desert Mid-Century Modern architectural theme, with sustainable building materials incorporating the natural environment and mid-century styles. The architectural elements include horizontal and vertical planes, varying rooflines, shading elements, intuitive and organic wayfinding designs, natural materials, and blurring lines between indoor and outdoor spaces. The design utilizes high-quality finishes and materials, including natural elements that provide shade and create shadow lines, such as building projections, covered walkways, arcades, and other human-scale elements to reduce the impact of building mass and create visual interest. The Project includes wave structures at the entry point to create a sense of arrival. The enclosure of courtyards and balconies are visually permeable where appropriate and step back on upper floors is utilized to further reduce the visual impact of building mass and maximize view corridors and viewsheds of the mountain. The Project site includes the thoughtful creation of public gathering space to encourage interaction between guests and residents is achieved by both 7 PLANNING COMMISSION RESOLUTION NO. 2802 passive and intentional design. Landscaping utilizes functional seating design elements throughout the site by the use of low-rise block and/or stone walls that serve to define landscaped areas while also providing casual seating throughout the property. Open lawn and sandy beach areas in proximity to the lagoon and pools to encourage guests to create gathering space, reminiscent of an authentic beach experience. More intentional components of the Project include restaurants and bars, cabanas, lounge chairs, fire pits, and recreational activity space. The combination of designed gathering throughout the site and amenities creating intentional spaces promotes a destination resort atmosphere envisioned for the Project. 5. That the proposed use conforms to all the requirements of the zone in which it is located and all other applicable requirements. The Project uses conforms to all the requirements of the DSRT SURF Specific Plan and all other applicable requirements. The Project use considers the need for dedication and improvement of necessary streets and sidewalks, including the avoidance of traffic congestion, and is designed considering topographical and drainage conditions, including the need for dedication and improvements of necessary structures as a part thereof. The Project's environmental assessment and reviews of City departments and outside city agencies have included appropriate mitigation measures and conditions of approval. 6. That the overall development of the land shall be designed to ensure the protection of the public health, safety, and general welfare. The overall development of the land is designed to ensure Project is consistent with the General Plan and as analyzed in the DSRT SURF Specific Plan. The establishment, maintenance, or operation of the Project does not appear to have any adverse effects that are detrimental or injurious to property and improvements within the Desert Willow Golf Resort or the general welfare of the City. Therefore, the overall building design and the requirements imposed ensures the protection of public health, safety, and general welfare. SECTION 10. Project Recommendation. The Planning Commission hereby recommends approval of SP 18-0002 Amendment No. 1, PP 18-0009 Amendment No. 1, TTM 36379 Amendment No. 1, subject to the conditions of approval. SECTION 11. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at City Hall at 73510 Fred Waring Drive, Palm Desert, CA 92260. Norma I Alley, the City Clerk, is the custodian of the record of proceedings. SECTION 12. Execution of Resolution. The Chairperson of the Planning Commission will sign this Resolution, and the Secretary to the Commission shall attest and certify to the passage and adoption thereof. 8 PLANNING COMMISSION RESOLUTION NO. 2802 PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 21st day of December by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN GREENWOOD, CHAIR ATTEST: MARTIN ALVAREZ, SECRETARY PALM DESERT PLANNING COMMISSION 9 PLANNING COMMISSION RESOLUTION NO. 2802 CONDITIONS OF APPROVAL CASE NOS. SP 18-0002 AMENDMENT NO. 1, PP 18-0009 AMENDMENT NO. 1, AND TTM 36379 AMENDMENT NO. 1 GENERAL 1. The Applicant shall comply with all terms and conditions as outlined in the amended Disposition and Development Agreement (DDA) approved by the City Council. 2. Any references to the "Specific Plan" in the Conditions of Approval of Resolution No. 2019-82 shall be replaced with "Amended Specific Plan," and such the amended specific plan in this resolution shall replace the previous approval. 3. Conditions of Approval approved in Resolution No. 2019-82 by City Council on November 14, 2019, shall remain effective and enforceable unless otherwise stated in this resolution. 4. Mitigation Measures in Exhibit A of Resolution No. 2019-82 shall remain effective and enforceable unless otherwise stated in this resolution. SPECIFIC PLAN 5. Applicant shall obtain permission from the Development Services Director to schedule all turf removal activities in coordination with season operations of the golf course. In addition, the Applicant is responsible for obtaining approvals from the City for soil stabilization and any required permits/agreements associated with such activity. 6. Condition of Approval No. 12 of Resolution No. 2019-82 shall be revised to state: All parcels shall develop in a manner consistent with the development standards contained in the amended Specific Plan. All other development standards not addressed in the Specific Plan shall comply with the Palm Desert Municipal Code (PDMC). 7. Condition of Approval No. 19 of Resolution No. 2019-82 shall be revised to state: Special events, which exceed 1,500 spectators, shall not exceed a maximum site capacity of 5,000 spectators. 8. The Applicant shall complete all improvements for Lot E (off-site parking), which includes approximately 288 parking spaces, and shall finalize a Parking Management Plan identifying all traffic control and off-site parking strategies with the Director of Development Services prior to the Certificate of Occupancy of the hotel building. TENTATIVE TRACT MAP 9. The Applicant shall record all easements related to Final Map, including but not limited to reciprocal access easements, shared parking agreements, and maintenance agreements for all common areas prior to the approval of the Final Map. 10. The Applicant or successor in interest shall submit Covenants, Conditions, and Restrictions (CC&Rs) in a form acceptable to the City Attorney, for the proposed subdivision prior to the recordation of the Final Map. 10 PLANNING COMMISSION RESOLUTION NO. 2802 11. The Applicant shall include the following: street names, Subdivision Improvement Agreement, and improvement bonds prior to the approval of the Final Map. 12. The Applicant shall form a property owners association for the maintenance of the following: 1) all interior and common areas, including landscaping; and 2) maintenance of all frontage landscaping. PRECISE PLAN 13. Condition of Approval No. 13 of Resolution No. 2019-82 shall be revised to state: All development within the amended Specific Plan shall conform to the architectural renderings provided in the amended Specific Plan and Precise Plan 21-0002 approvals. Building design deviations are permitted as described in the amended Specific Plan, which shall conform to the architectural guidelines and colors and materials specified in the amended Specific Plan. 14. Condition of Approval No. 14 of Resolution No. 2019-82 shall be revised to state: The development of the property and all buildings pads within the Specific Plan boundaries shall conform substantially with exhibits approved by the Architectural Review Commission and its conditions set forth by minute motion on April 27, 2021, held on file with the Department of Development Services, and as modified by the conditions herein. 15. Condition of approval No. 47 of Resolution No. 2019-82 is no longer valid since the Project does not include a gated entry unless the gates are for emergency access. If a future gate is installed for the Project, the applicant shall secure secondary access onto Willow Ridge Drive via a gate with Knox locks. 16. The Applicant shall comply with the conditions in the Notice of Action as specified in the Architectural Review Commission meeting of April 27, 2021. 11 CITY OF POEM DESERT 73-5 IO FRED WARING DRIVE t!,� PALM DESERT,CALIFORNIA 92 260-2 5 78 TEE: 760 346-0611 "t4r info'a'ciryofpalmdesert.org a........ ....... CITY OF PALM DESERT LEGAL NOTICE CASE NOS. SP 21-0002, PP 21-0002 &TTM 37639 (Amendment) NOTICE OF A PUBLIC HEARING BEFORE THE CITY OF PALM DESERT PLANNING COMMISSION TO CONSIDER A REQUEST BY DESERT WAVE VENTURES, LLC, FOR THE AMENDMENTS TO THE SPECIFIC PLAN, TENTATIVE TRACT MAP, AND PRECISE PLAN APPLICATION, LOCATED ON A VACANT 17.69-ACRE SITE ALONG DESERT WILLOW DRIVE, SOUTH OF THE DESERT WILLOW CLUBHOUSE The City of Palm Desert City Council (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEQA), certified an Environmental Impact Report (EIR), SCH#2019011044 and the adopting Mitigation Monitoring and Reporting Program (EA 18- 0002)for DSRT SURF Specific Plan, adopted by Resolution No. 2019-83 on November 14, 2019. The applicant has submitted an addendum to the EIR which the City has reviewed and preliminarily determined that the proposed amendments do not result in any significant environmental impacts. Project Location/Description: Project Location: The project is located on a 17.69-acre project site located along the west side of Desert Willow Drive, south of the Desert Willow Clubhouse, and within the boundaries of the Desert Willow Golf Resort. Approximately three (3) acres are developed with parking lot improvements for the Desert Willow Clubhouse. The balance of the site is undeveloped land, previously graded as part of the mass grading for the Desert Willow Golf Resort development. Project Description: DSRT SURF project as amended will include a resort development inclusive of a Surf Lagoon and Surf Center Facility(including Support Facilities), a Four-Story 92 Room Hotel, and 83 Residential units including villas and stacked flats (condominiums), a perimeter roadway, landscape, and infrastructure improvements within Desert Willow Golf Resort. The land uses in the proposed project are within the allowances approved in the DSRT SURF Specific Plan approved on November 14, 2019, by Resolution No. 2019-83 and the proposed DSRT SURF amendment which proposes a single phased project including additional changes to the operations and development standards. The project applications consist of an amendment to the Specific Plan, Precise Plan, and Tentative Tract Map to develop the 17.69-acre project site. Specifically, the project consists of the following: • 5.5-acre surf lagoon and wave machine with pier and mechanical building • Surf Center and related facilities • 92 room Hotel & amenities • 83 Residential units, Club House, and amenities Recommendation: Staff is recommending that the Planning Commission adopt a resolution recommending to the City Council to approve the proposed project applications in accordance with CEQA Guidelines, subject to conditions of approval. Public Hearing: The public hearing will be held before the Planning Commission on December 21, 2021, at 6:00 p.m. via Zoom. The hearing will be conducted in accordance with the City's emergency protocols for social distancing. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.cityofpalmdesert.org/our-city/committees-and- commissions/planning-commission-information-center. Public Review: The plans and related documents are available for public review Monday through Thursday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Rosie Lua, Principal Planner. Please submit written comments to the Planning/Land Development Division. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the Planning Commission hearing. All comments and any questions should be directed to: Rosie Lua, Principal Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611, Extension 480 rlua@cityofpalmdesert.org PUBLISH: DESERT SUN MARTIN ALVAREZ, SECRETARY DECEMBER 7, 2021 PALM DESERT PLANNING COMMISSION 2 AVERY 6240 .. Easy Peel"Address Labels ! 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DEVELOPMENT STANDARDS 10 G.Allowable Uses 12 H. Parking Standards 14 I. Circulation and Emergency Access 15 III. DESIGN GUIDELINES 17 A. Architecture 17 i. Architectural Themes 18 ii. Building Heights and Mass 22 iii. Building and Design Materials 26 B. Pathways and Wayfinding 27 C. Landscaping 27 i. Conceptual Landscape Plan Zones 28 ii. Landscape Palette 30 a) Plants 30 iii. Irrigation 34 iv. Public Space Furniture 34 v. Stone 34 vi. Landscape Lighting 37 D. Signage 37 i. Project Identity and Monument Signage 38 a) Location 38 b) Materials 38 c) Sizing 38 ii. Project Wayfinding Signage 38 a) Location 38 b) Materials 39 iii. Primary Building Signage 39 a) Location 39 b) Materials 40 c) Sizing 40 iv. Retail Signage 40 a) Location 40 b) Materials 40 DSRT SURF ii Specific Plan v. Signage Lighting 41 vi.Signage Approval Process 41 E. Walls and Fences 41 F. Lighting 43 IV. INFRASTRUCTURE 45 A. Roadways 45 B. Drainage and Flood Control 45 C. Public Utilities 46 i. Sewer 46 ii. Water 46 iii. Other Utilities 46 V. ADMINISTRATION and IMPLEMENTATION 50 A. Application Review Process 50 B. Specific Plan Amendments 50 C. Financing 50 VI. APPENDIX A: GENERAL PLAN CONSISTENCY 51 List of Tables Table 1 DSRT SURF Specific Plan Land Uses 6 Table 2 DSRT SURF Development Standards 10 Table 4 Allowable Uses 13 Table 5 Parking And Loading Standards 15 List of Exhibits Exhibit 1 Regional Location Map 3 Exhibit 2 Vicinity Map 4 Exhibit 3 Project Location Map 5 Exhibit 4 Overall Site Plan 7 Exhibit 5 Desert Mid-Century Modern Architecture 18 Exhibit 6 Hotel/Surf Center Architectural Inspiration (sheet 1 of 2) 23 Exhibit 7 Hotel/Surf Center Architectural Inspiration (sheet 2 of 2) 24 Exhibit 8 Villa Architectural Inspiration 25 Exhibit 9 Landscape Palette - Trees 31 Exhibit 10 Landscape Palette - Shrubs 33 Exhibit 11 Landscape Palette - Materials and Site Furnishings (Sheet 1 of 2) 35 Exhibit 12 Landscape Palette - Materials and Site Furnishings (Sheet 2 of 2) 36 Exhibit 13 Grading and Utility Plan (Sheet 1 of 3) 47 Exhibit 14 Grading and Utility Plan (Sheet 2 of 3) 48 Exhibit 15 Grading and Utility Plan (Sheet 3 of 3) 49 DSRT SURF iii Specific Plan I. INTRODUCTION The DSRT SURF Specific Plan provides the vision for a 0�' recreational and resort development that is authentic to the surrounding desert environment while evoking natural surf DSRTenvironments from around the world. The landscape, architecture, and design will celebrate the blending of natural SURF or" and man-made elements to create a unique destination surf experience on the beach and in the water. The resort ,1Ntrj., atmosphere and added amenities such as restaurants, bars, and outdoor activities make DSRT SURF the perfect desert escape. ' �� 6,y ,r- R�i III n 4tistrir . --. -.::-; .--t wF -11 \- -- ‘11•16,5*-' 1111111W- 3. i' ._ . bw la ax: it._ z rw�+a. Sl •nF�`.•-. �, j�, — t` Renderings updated throughout "If you're having a bad day, catch a wave." document Frosty Hesson A. Authority and Scope A Specific Plan is a document allowed under California law which provides cities and counties with a planning tool for master planning project sites. A Specific Plan, when approved, becomes the zoning ordinance for the project area it covers. The Specific Plan is intended to ensure quality development consistent with the goals, objectives, and policies of the Palm Desert General Plan. The Specific Plan guides the standard of development for the DSRT SURF plan area and is structured to provide a degree of flexibility for future land developers to address market driven changes if necessary. The DSRT SURF Specific Plan establishes and updates the DSRT SURF 1 Specific Plan design and development zoning policies applicable to development within the planning area described herein. This Specific Plan also establishes the regulations and standards which serve as the ordinance and development regulation for the planning area going forward. i. Enabling Legislation The authority to adopt and implement the DSRT SURF Specific Plan is granted to the City of Palm Desert by the provisions of California Government Code Section 65450 et seq. As with General Plans, the Planning Commission must hold a public hearing before it can recommend to City Council the adoption of a Specific Plan or an amendment thereto. The City of Palm Desert may adopt a Specific Plan and/or an amendment to the Specific Plan by either ordinance or resolution. (Palm Desert Zoning Code Chapter 25.78 Decisions by the City Council). B. Project Location The Project consists of three Assessor's Parcels: 620-420-023, 620-400-024 and -620-400-008. The Project is located on the west side of Desert Willow Drive, north of Country Club Drive in the City of Palm Desert, Riverside County, California (See Exhibit 1: Regional Location Map and Exhibit 2: Vicinity Map). The irregularly shaped site is bounded by golf course on its west, south and east sides, the Westin Resort Villas on its southwest corner, and by the Desert Willow Clubhouse parking lot on the north. (See Exhibits 3: Project Location Map). C. Site Background The City of Palm Desert constructed the Desert Willow Golf Resort in 1997-1998. At the time, it consisted of two 18-hole golf courses and remainder parcels planned for a wide range of resort and residential development on a total of 515±acres. Development within the Project has been governed by the North Sphere Specific Plan, which established multiple planning areas within the Project area. Multiple planning areas have developed, including the hotels and restaurants located at the southwest corner of Frank Sinatra Drive and Cook Street; condominium units on the west side of the golf course and east of Portola Avenue; and resort residential projects in the southern half of the Project area. Four vacant development pads remain today, centered around Desert Willow Drive and generally located east and south of the existing clubhouse. The DSRT SURF planning area generally occurs within Planning Area 10 of the North Sphere Specific Plan. DSRT SURF 2 Specific Plan I miletth CALIFORNIA wlinif 1110. AtNik )4„,..,,,,,a_L , *,,tv,v PACIFIC 441,,„,„ 1 IIIII 111 hh, OCEAN 14111111111111110 41111411 Tay- Ilil V lil II //ik \ low IIII III MEXICO r, Desert i of Springs Jo..irca NnikniPaM �+G'� ^'�*�^" Springs ^"^°" m Cathedral City Rancho Mirage Palm Desert. fndio <1.../ C.I. ,e,�„ MemlR Indian Wells Coachella a,a. La quints a'"'^n C6�ni.. Nen vlme .h. .w w ® ay., le RIVERSIDE COUNTY 1.29.21 DSRT SURF Specific Plan Exhibit 1 - REGIONAL LOCATION MAP •'.@ i••••I.',.i-,•••• •".:.:.,!: ..i.,:„,..:„..... . _.. 4...iiiiii . , .. ..... ..:.. .!I .,, -N., _ . _ _• • r..,.. ,,,,...... ..„. , . „. ....:.:.....,..„.......,. .../ .r:::,..:...:. .• ?')....1`..t• '.; . 4 ,• . . _ .... . .:. ,k'dr,:.:,::•.,:i..•:.....: Fl.......-..-.,••:,.i: •;•.p.rt .,_ ..•,,:\.4:1 7, .. .: ..' •.,": •. '''•'i, TT- Y. 7.-1;': .......,:1,-4.:Al;•. ...-...:,....0 Aamon Rd :.. ••,...!..,• aa .i ( • • i - . •- .._ ... . . • .• F ' 'N.' 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'''''..r'''"""Hr.'.....":, .',...;:'•.;-,•--f•••••;''.:' .7.!'."•'.'.'..-•: .•• . . • ..-r.f "•••:. ,... 1.11,, if)... ..,>•.:4-. .e'..56/75' .'W,..:..--. . .., ,, ..' ,.,_..,. ,. •-•. • '416H • 1,--.• ramp -1• , ..., •.. . ,‘, ',I 6,. t...,:: ....t.._1.... ..0,..._..,•.... ..-•:.. cilailikv _,:•.........-11 .-.. . .. '''';-:1-1:2•......... J '• "'.....' .-..-...:••.• - ...... . ..':,.. '', .:. - . - ',.V.-I,ti• Nair"i--. . . .. // R ... / Source:Googi.e Eorth.2018_ 1.29.21 D S T .• SURF • DSRT SURF Specific Plan Exhibit 2 - PROJECT VICINITY MAP .... • i, t—;0 . i:l• ;, ,; ' ...r ,r' :'rT • `•2.. y�ri. r •:. _ 5 f S r r 1 i• 3 '"' is wi-i-air 'j, pr:? ._ ems„ '9 --' .I..�r C'iip " g+-Zi I I.v'.ista�ta2 r-N- • woo_r ----1.3.11;......L.,.. ...........;:!.fr I, ,,,titAtipi"..2. . a� to :rr �� Gr. _ F �i M d 4 k-; 0 - '. ti of '7- i _ { II • ,k,,'. ,' tr., #.. ..... . . rr ''' S4‘..-:47.,. fr,'' -r rt. SITE 7 ,: ^-' '" . ?4 4 "f., r ;s'• `-:t ir.x '•Y;s 'rf ••-,;4 •;: .k u: ^.1x+ , k - f 0 ._4_ 14 Resort ,: ;.' .'::: "4. "s 6. It X,•'4,444,d.,111 l'-''0-.5 4. )4,_Aar•' •• .‘ktiliogl = • . - �� � :,verY. •. �. ; 7'` : • . ,, E' SITE rA 1 I'.'1I ; '` ''�; : . • -11111 t t° ;• F .•� '' gaff-s t • hra v,s aWC' ' .. v 3 F 1 .ts Y I - F� 'r - ':. .�•r- �-' �.-� _ n+lXrkpp�t pp! • �" �; �',�~y�a n. �Y�• T•� • d :Fhb;1La . .f ,•f:• •tif• ., 'I J � Fes` 4C @ ir 7. 5 - ./IT + q. ^r. ', ;'' its A f t4--. ,r t' '1 (11. 'It Ile F, ,. erg l• * t ti . • j�' � .. $I -- - .s a,-,n. �._ .f•--I "•�:_ ....:...ar.v z- -...aa ;: - _ :.i - f -Sal.sr -• -- �_r.�,x�: :.' aaa•a�.SP - - '-I C-ountry- Dr-Or - — --- _ _.v: _ - - - - _ - ----- -o. ! "-- - --� _... "" -- Ail • dtP R . °may,• Source.Google Earth.2018 1.29.21 DSRT SURF Specific Plan Exhibit 3 - PROJECT LOCATION MAP D. Existing Conditions The DSRT SURF Specific Plan area consists of irregular shaped lots totaling 17.69 acres.The land is partially developed with the Desert Willow Golf Resort clubhouse parking lots in its northwest corner, on approximately 3 acres. The balance of the site (approximately 14.7 acres), is vacant, desert land, bounded by the existing golf course. The proposed Specific Plan area is designated as "Resort & Entertainment District" on the City's General Plan Land Use Map, which allows for various types of lodging, retail, commercial services, recreational facilities, along with specialized entertainment with a commercial floor area ratio (FAR) of up to 0.10, and multi-family residential land uses of up to 10 dwelling units per acre (DU/AC). According to the General Plan (2016), the purpose of this District is "to provide for a range of entertainment and resort destination uses that require large amounts of land and that draw visitors to the City such as theme parks, hotels, and sports facilities." The City's Zoning Map currently designates the Specific Plan area as "Planned Residential (PR)." Commercial recreation and hotel land uses are allowed in the PR zone only with the issuance of a conditional use permit when not directly related to a permitted residential development. With regard to hotels in the PR zone, the maximum density must be approved by the Planning Commission or Council (Zoning Code Chapter 25.10 Residential Districts). Project description revised from two planning areas to E. Project Description one overall project planning area (entire site). i. Land Uses The DSRT SURF Specific Plan establishes building and development standards for the entire 17.69-acre Project site. This Specific Plan proposes the development of a 5-acre surf lagoon, surf center facilities, up to 350 hotel rooms, and up to 88 residential villas (See Exhibit 4 Overall Site Plan). Parking has been distributed throughout the site and an off- site parking lot has been secured for special event overflow parking (See Exhibit 3 Project Location Map). Land Use table condensed from two separate planning areas to one overall project LU table. Table 1 DSRT SURF Specific Plan Land Uses Land Use Max/Min Allowed Surf Lagoon Max 6 acres Surf center: removed separate SF breakdown for Surf Center Max 35,000 SF ancillary/internal uses, now one max. SF. Hotels) Max 350 rooms Villas 15 units per acre/88 villas max. Villa Clubhouse Max 3,125 SF Maintenance and Equipment Buildings Max 15,000 SF Landscaping/OS/Pool /Recreational Space I Minimum 20% Planning Area Removed E. Lagoon Cafe/Bar. No max/mins have changed with the exception of Land/OS/Pool/Rec which was reduced from 25% of PA to 20% of PA. DSRT SURF 6 Specific Plan ., �' -I1 „,,,,.. ...,.. ,.;•• _), . ,-,,,,, .„ , . .,.., , _ ..., ., ... % ... ,, _ • „ :„..-, . .„ .• ,.,.. . . ,,,,,,,,, 41111 mi 1 irC %. ll'711., :• \ Ak 6• ..O \ 1' 1t.IIHf ri 1111 '111 ry• .. wl 7 ,Ayo • 1L1!.' 4 rr. r •'- ."•'r.--._ _ .L �• :(ham. 'r` f _Y 1 :.:; ','• ram 'r-' �, .� .a� .� . + ..•' '1i, 7� 1�. i 6 'A l ,', ' .i \ sf v a y;- ;rti R I: ‘..'-"-2 t.iiiiiiiiiisoi .....„-,---- .. ,:lre i_ .tiit... ._„. ,, Vilk"..-. f ? r� 4. . tip i I, ,, .. . , , ,. ...,,,, / , x. .... ,,,, ... . 1 ii-ook\i„ii. • .. .,, .,../ ,. .. i ...I 1 I i . .. , 4.., _i '4..4, ... , 1 / , i' •4 ilirI' , .,f, 4+s 1 ..•40/., ,. ' .4 .' ..,14. iril'e•IdE". . .-11.7..11 ' ' .-MTCA -I;'% '' '7' • r•, 11 1 HIP _.e.. 11,- ---.... .1. \ILO i ...MO A e..\\ 111114111111 _ 'N.-4'c '.'if • r--r_ 4.6 -, ..., z...0011 .... . IA , ,..__ 0 ti II.. -,... , . r ,, 7)f--- Oak -----, 1'47• ', _ p i44 ,. .,.--__. � _ .i -� i 16'y t11, b ' • 11 s DSRT _ �` _ _ Source;AO Architects.2021 4.27.21 S U R F DSRT SURF Specific Plan Exhibit updated Exhibit 4 - OVERALL SITE PLAN .. ii. Operations In addition to overall Project design, it is essential that the operational function of the hotel and surf center complement the residential areas to achieve Project cohesion. The site will provide a variety of recreational and commercial opportunities that tie into the surf resort theme envisioned for the Project. The following section lists potential amenities for the Project. Site Prog/Rec Amen. revised - removed separate PA discussions and consolidated for entire project,. Overall site program the same with added amenities shown in red boxes below. Site Program and Recreational Amenities The following are representative of but not limited to recreational amenities proposed for the Project: • Surf Lagoon • Restaurants/Bars/Cafes • Surf Academy • Stage/Event Amphitheater • Lifeguard Stations • Sand Beach Areas/Beach Club • Pools and Spa/Jacuzzis • Yoga, Stretching, Workout Space • Cabanas and Palapas • Adventure Course (Ropes/Climbing) • Fire Pits • Bouldering Features • Exterior Movie Projection • Bocce Courts • Shade Hammocks • Beach Volleyball • Open Lawn Space • Bike Racks (Rentals and Public Use) • Rocirciwnik/Pier Removed "Event • Retail/Merchandise Kids Play Area Lawn" and "Art • Outdoor Showers • Pickle Ball Gallery" • Flex Space • Pump Track • Tennis/Beach Tennis s 1 ---- __- - ' ' tr 7 ..„f, .m_-:_k-, - --....-rip-,oh-_ ,_._._ ,....., ...-ei il- Whir ' \ �poa 7 1 �ry� -0 tlIt_ e y E , firiz -t;, , H.._ . .- . . . itik.', • . 91 0. i ii I. ' - -• �•. a .w _ ! ' ,.ila e _ vorriiir lidt=1.411111ik MIL 11-1111. - DSRT SURF 8 Specific Plan Surf Lagoon Hours of Operation Surf Lagoon (surfers in water): Summer Hours (May 15-September 30): 6am-12am Winter/Spring Hours (November 1-May 14): 6am-10pm on weekdays; 6am-12am on weekends, during Holidays' and special events (special events may be on weekdays or weekends). Surf Center: 6am - 2am Music Events: Allowed 7 days a week. Outdoor music/event to end at 12am, indoor music/event to end at 2am. Music events changed from Fri-Sun to allow music any day of week. Hours have not changed. Ticketing/Admission To access the surf lagoon pools and recreational areas, all guests will be required to purchase a Beach Pass. To participate in surf lessons/surf sessions, guests will be required to purchase an additional Surf Pass. The hotel, surf center, shopping, and restaurants will be open to the public. Lagoon Capacity The surf lagoon will accommodate, on average, 70 surfers at any one time with the ability to accommodate 95 surfers for special events. Lagoon use will be sold in 1-hour increments with the average surf sessions lasting 1-4 hours.Avg. capacity reduced from 75 to 70 surfers, same max accommodation of 95 Special Events Special Events may also be held that could result in 3,500 ticketed spectators. Parking overflow during special events will be located off-site at location(s) to be approved by the City. A shuttle service will be provided during special events to transport visitors to and from offsite parking to the Surf Center. Lagoon Maintenance The surf lagoon will require daily cleaning and may require one annual full-drain for maintenance purposes. In the event of a maintenance emergency, the lagoon will be drained as necessary and heavy equipment may be required to repair damage and/or replace equipment. F. CEQA Compliance In compliance with the California Environmental Quality Act (CEQA), the City identified the preparation of this Specific Plan as a "Project" under CEQA and prepared an Initial Study. The Initial Study found that the Specific Plan had a potential to significantly impact the environment, and that an Environmental Impact Report (EIR) must be prepared. The City circulated to all responsible and trustee agencies a Notice of Preparation (NOP) of an EIR.All comments received in response to the NOP were considered and incorporated into the EIR. The EIR was circulated to all responsible and trustee agencies, and all other interested parties, for a period of 45 days. All comments received in response to the EIR were considered in the Response to Comments prepared for the Planning Commission and City Council. The City Council certified the EIR prior to adopting this Specific Plan, on X X, 2021. Holidays/Holiday periods include the week of Christmas, week of New Years, Martin Luther King Day, Presidential holidays, Memorial Day, Labor Day, the week of Thanksgiving, and Spring Breaks (March 1- April 15). DSRT SURF 9 Specific Plan II. DEVELOPMENT STANDARDS This section of the Specific Plan serves as the Specific Plan ' Area's Zoning Ordinance. Standards and guidelines which are applied to the Specific Plan Area are described in detail DSRTbelow. When Zoning Ordinance standards and guidelines :, apply, a reference is made to the appropriate Section of the SURF / Zoning Ordinance. ✓ ! The Project site will consist of a surf center, 5±-acre surf lagoon, hotel, surf rentals and lesson space, pool and spa amenities, outdoor activity space, restaurants, bars, and event space. The following table provides a comparison of existing development standards per the PR zoning district and proposed development standard modifications for the DSRT SURF Specific Plan. Development Standards table condensed Table 2 from two separate tables (PA 1 and 2)to DSRT SURF one master table. DEVELOPMENT STANDARDS MEASUREMENT/STANDARD EXISTING DSRT SURF Density Villa Density [PR: Density (du/ac), min-max] 4-40 15 du/ac max Hotel Density -- 350 rooms max Building Measurements PR: Height/ Number of Stories, max 40' /3 50'/ 4� PC-4: Height/ Number of Stories, max �5'/4 Villa size, max bedrooms per villa -- 4 bedrooms Hotel Room/Suite size, (min SF/ avg. SF per room) 330 SF /375 SF 330 SF, 375 SF Coverage New footnote, added height condition PR: Building Coverage, max%of Planning Area 50% 50% PC-4: Floor Area...Ratio imimpor........ ....... .....0....lo ..................................................................................................... Recreational/Lagoon Coverage, min %of Planning -- 40% Increase from Area (currently 50%) 25% to 40% Surf Center Setbacks Setback from golf course -- 25' PR: Front Yard, min -- -- .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. DSRT SURF 10 Specific Plan Table 2 DSRT SURF DEVELOPMENT STANDARDS MEASUREMENT/STANDARD EXISTING DSRT SURF PR: Side Yard, min -- -- PR:Street Side Yard, min PR: Rear Yard, min --FC-4: Front Yard, min 0' PC-4: Side Yard, min 1 -- PC-4: Street Side Yard, min -- -- PC-4: Rear Yard, min 2. -- Hotel Setbacks Setback from golf course -- 25' .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. PC-4: Front Yard, min 30' 20' Decreased from 30' PC-4: Side Yard, min 1 - 15' PC-4: Street Side Yard, min -- -- PC-4: Rear Yard, min 2' 20' Villa Setbacks Setback from golf course, min -- 5' PR/PC-4: Front Yard, min -- 5' PR: Side Yard combined both sides, min -- 5' Decreased from 10' PR:Street Side Yard, min -- 5' PR: Rear Yard, min -- 5' Stacked Flats Setbacks Stacked Flats new to project, these are all new standards Setback from golf course, min -- 20' PR/PC-4: Front Yard, min -- 5' PR:Side Yard, min -- 0' PR:Street Side Yard, min -- 5' PR: Rear Yard, min -- 10' Landscaping/Open Space/Recreation PR: Planning Area Coverage, pervious surface, min 25% (total Res lot NA area) PR: Front Yard Coverage, non-pervious surface, max 1 40% NA (front yard) DSRT SURF 11 Specific Plan Table 2 DSRT SURF Added height condition DEVELOPMENT STANDARDS MEASUREMENT/STANDARD EXISTING DSRT SURF PC-4: Commercial Landscaping (other) coverage, 20%0 20% min Landscaping, Specific Plan Perimeter, min -- 5' Source: Palm Desert Municipal Code:Zoning. V 1.Parapets,towers,and similar elements may exceed the 50' building heigh by no more than 10'. Roof stairwells and elevators may exceed the 50' building heigh by no more than 15'. PR=Planned Residential (planning area existing zoning/land use) PC-4=Planned Commercial:Resort and Entertainment. Reference for comparable land use standards proposed under DSRT SURF. PR Development Standards,PDMC Ch.25.10.050 and/or Residential Landscaping PDMC Ch.25.52.030 PC-4 Development Standards PDMC Ch.25.16.050. Special Use Provisions:Hotels Minimum room size PDMC Ch.25.34.070 G. Allowable Uses The DSRT SURF Specific Plan area is designated as Resort and Entertainment District on the City's General Plan Land Use Map, which allows for various types of lodging, retail, commercial services, recreational facilities, along with specialized entertainment with a commercial floor area ratio (FAR) of up to 0.10, and multi-family residential land uses of up to 10 dwelling units per acre (DU/AC). The City's Zoning Map currently designates the Specific Plan area as "Planned Residential (PR)." Commercial recreation and hotel land uses are allowed in the PR zone only with the issuance of a conditional use permit when not directly related to a permitted residential development. With regard to hotels in the PR zone, the maximum density shall be approved by the Planning Commission or Council (Zoning Code Chapter 25.10 Residential Districts). A comparison of existing and proposed allowable land uses are listed in Table 4, below. If a proposed use is not listed in the Table, the Community Development Director, upon written request and in conformance with the provisions of Section 25.72 of the Palm Desert Zoning Ordinance, review the proposed unlisted use and determine whether it is Permitted, requires a Conditional Use Permit or is prohibited. DSRT SURF 12 Specific Plan Table ALLOWABLE USES | Existing DDRT Special Use Land Use | | � . CPMj . �UM� � Provision Residential U es Dwelling,duplex N P Dwellin Dwelling,sin I -fa Guest dwelli Home-based business P Planned unit development, residential C P 25.10.040.0 Retail,Service, and Office Uses 16 Bed and breakfast N Condominium hotel C P Ancillary commercial P Art studio P Business support services P Health club,gyms or studios P Personal services P Restaurant P Retail P Recreation, Resource Preservation, Open Space,and Public Assembly Uses Amusement facility,indoors P Amusement facility,outdoors P Nightclub P Public Recreation facility, commercial N P P=Pennitted; Use Permit; N=NotPennittod; —= Use not listed under existing (PR) land use designation. ~=The City requires bui|dout and operation ofo hotel prior tobui|doot Unneuhone. DSRTSURF 13 Specific Plan H. Parking Standards Primary parking for the hotel and surf center guests will be provided in the hotel's parking garage, located on the first and second floors of the hotel, and in surface parking adjacent to these buildings. Employee parking will be located at the south end of the site by the maintenance and service areas. Through mutual agreement with the City of Palm Desert, 130 parking spaces will be shared with the Desert Willow golf clubhouse. In the event the parking garage reaches full capacity, the hotel shall have a parking plan in place that may include a combination of an on-site valet and off-site shuttle service to and from the overflow parking lot. Off-street parking for the villas shall be provided immediately adjacent to the proposed buildings or in an adjoining structure, such as a garage or carport. Additional street parking is located throughout the planning area and is not restricted to any particular use. Parking and loading spaces, including off-site parking for special events, shall be designed in conformance with Section 25.46.030.D of the Palm Desert Zoning Ordinance, with the following exceptions: • Tandem parking is permitted for villa areas, however, no more than two tandem spaces are allowed with one access to a drive aisle. • Tandem parking is permitted in parking structures; however, a valet service must be required at all times the use is open for business, and the valet parking area is accessible only by the valet service. The following table provides parking standards for the entire Specific Plan area. Added/Revised: Hotel now has an above ground parking garage (2nd level). Added discussion on parking plan in the event overflow parking is needed - including a combination of on-site valet and off-site shuttle service to and from the overflow parking lot(Lot E). Street parking is throughout the site and is not restricted to certain uses. DSRT SURF 14 Specific Plan Table 4 PARKING AND LOADING STANDARDS Measurement/Standard I Existing I DSRT SURF Commercial/Recreational Parking Restaurants/Bars/Lounges . . 8 per 1,000 SF 8 per 1,000 SF ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Surf Lagoon 130 Shared Golf+ 1.5 per surfer (70 max. surfers) ...................................................................................................................................................................................................................................................................................................................Off-site/Special Events -- 500 stalls Villa Parking Studio and one bedroom 2 stalls per unit .......................................................................................................................................................................................................................:.........................................................................................: 2.5 stalls per 2 per unit Two or more bedrooms unit Hotel Parking Hotels 1 stall per guest unit 1 stall perguest unit 1.1 stalls per Resort Hotels guest unit Stall Dimensions Stall Dimension standards not in previous SP. 9' wide by I Off Street Parking Stalls, min. 18'6" long 9' wide b y 18' long Off-Street Loading Loading Berth, min L x W 45' x 12' 1 45' x 12' .......................................................................................................................................................................................................................:.........................................................................................:........................................................................................................................................................................ Setback to residential, min 50' 10' Source: Palm Desert Municipal Code;Zoning, PDMC CH.25.46.040 Parking Requirements. I. Circulation and Emergency Access Vehicular connectivity within the project will be from a perimeter Promenade with two public access points on Desert Willow Drive.The driveway furthest north will be the primary entrance for the hotel and surf center. The Promenade also provides emergency access to the entire site, with a third gated emergency access point located at the western corner of the site that connects to Willow Ridge Road. Internal circulation will primarily be designed for pedestrians with the exception of emergency lifeguard vehicles, which will have access to the Lagoon area and boardwalk for emergencies and maintenance vehicles for transporting equipment and daily upkeep of the lagoon and surrounding area. Guests and residents are encouraged to leave their vehicles parked and instead use pedestrian walkways, bicycles or golf carts to move around the site. Removed gated/guarded access for private villas. All internal roads are accessible to the public. DSRT SURF 15 Specific Plan Circulation plans for the Project shall adhere to the design guidelines set forth in this Specific Plan. Street improvements, including curbs, gutters, paving and sidewalks, shall adhere to requirements and development standards set forth in Zoning Code Chapter 25.10.6.13, which states: "Required Width of Private Roads. With no parking, the private roads shall be 20 feet wide. With parking on one side, 32 feet wide. With parking on two sides, 40 feet wide. The roadways shall be a minimum of asphaltic concrete with concrete curbs and gutters as approved by the Director. Standards of design and construction of roadways, both public and private, within the project may be modified as is deemed appropriate by the City, especially where it is found that the development plan provides for the separation of vehicular and pedestrian circulation patterns and provides for adequate off-street parking facilities." DSRT SURF 16 Specific Plan III. DESIGN GUIDELINES A. Architecture All buildings constructed onsite shall maintain a consistent ,•\4,71 / character carried out by quality materials and design that are evocative of the surf resort theme proposed within this Specific D S R T Plan. Architecture must embrace and incorporate authentic materials, curated in a way that is not overly designed - such /• as a natural weathered look found in genuine surf environments. It is encouraged that building design features be multi-functional, including shade structures that change with ', / / the season and creative seating designs that are integrated into the landscape and building features. I' ____ 1.11111e11111.1111111 , ...1,,,,,. ,._j_...,=,!_liii 7,i,--1.-' ,.', 'l t ii . 'V illigi .1.; 1 1 , .: *0111,_ • r w_•w 1' S+ A. �1' '`, +4 *LL N: T i��r T! f • - _ J, •--- -.. •„ ei _-y•it.;,, II b•• =-' ''74: W,:ita ,- •1 ,1 ... . ail +de' =-ter _ __ Building design shall be unique to the site in that the configuration shall take advantage of and preserve the surrounding vistas while integrating into the existing character of the surrounding Desert Willow property. Various architectural characteristics include: • Blending artificial and natural elements for functional purposes (shade, seating, etc.) to integrate into the environment; • Embrace and integrate the beach into the desert, think dunes to surf; • Encourage intuitive and organic wayfinding designs; DSRT SURF 17 Specific Plan • Consider irregular roof lines that encourage unique designs with added functionality for shade and place-making; • Incorporate dynamic and seasonal shading strategies for exterior occupied space; • Encourage the use of eco-friendly materials that have been recycled and upcycled reminiscent of the natural and relaxed feeling of the property. i. Architectural Themes DSRT SURF reflects the natural environment and the Desert Modern theme, which blends contemporary and Mid-Century styles. Buildings must have clean lines, play off horizontal and vertical planes, and incorporate natural materials. Desert Mid-Century Modern Desert Mid-Century Modern is an architectural style characterized by clean simplicity with the intention of blurring the lines between indoor space and outdoor living. This blending with nature is achieved by emphasizing the use of windows and open floor plans when designing indoor spaces. What makes "Desert Mid-Century Modern" unique is the opportunity to design buildings tailored to the warm California climate by incorporating passive cooling techniques,such as the use of open breezeways, ample glazing, angular construction, light facades, and outdoor living space. Simple post-and-beam steel-framed buildings are often used due to the material's resilience in the harsh desert climate, which also promotes a sleek modern design. ZI-I'' r 1r , ' • -17111P7 11! ,, .._. • .'VO%-:11- .' ji i ail ., , as_ — ,�. H111111111± _,...._I-' , illea pir� y . r� -__ - -s.-a.. - DSRT SURF 18 Specific Plan ,. . .. ,„ --• - •. .•.,.%., . I . - .:1-, -. ... .,..../. _ .........mair_.... .., • . ..;.- -..,:.:,..,,,..,...--., •..__ ,: Mr"SNIP— --4e•.. .., _ . . .- ,:•'.•.. ...Nip', 1 :- 7% Rini • .. ,."-.. - — --';''t,.'''.'''' i„,„'"'"!..'7.,.,..,--'''';-.44.7/'',.:''', • .--.4111.114v .• r. ''.:1'' --•- ' .,"74', i . '.ir • , _.di: Fr; '':- ...-. .."1:*•:.:-,-.:f,-;1'.. - .-6, '•:: ,' . 0, ...-- _ • .-ft.: #...-r:e;,-: -,Ir •.4;;,...- .. '',.: ., • .. . - 1 .., ,i•V-1:,,,•,-.,, 1,..:5- - .. .. MA,:::'7r.7''?:'•--',.- . '-':-'',-'' • •• ., ..... ,.......• :•• • .71,. ..:„*....e,7-2.4,-,•;-,,,•..-,. - ,; •,-- .41., : . . it..... • , :t ' \4'"AM' -• -4 -..• - -..'4,, - .- ' . I ., ...17--•-•;'.. •.. • ... ...41 - - .---j''.. • \ ''."-• ' I '•' Id'.T.'. ' '-' .'.. 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',-C--'-!..'-. :. ---• F ..- g , - ..--"---.• '.. .efiEr- ...7:?....,...::„.:...:4_.:. .,.. ..,._, .-r- r . z_v_41;_ irromi • lab • _ ,.:„.„. _... . . •. _..,. .. 1 I -- __. .._ ....-4.... .. . ••• - ....iit. .. • 4,111"1/ 1 29.21 DSRT . DSRT SURF Specific Plan Exhibit 5 - DESERT MID-CENTURY MODERN ARCHITECTURE While in accordance with the prevailing architectural theme, arrival points and building entrances must receive special treatments consistent with the materials discussed in this document. Generous use of desert landscaping, natural materials, and interesting monument signage assist in the creation of a distinctive sense of place that will be carried out throughout the Project. Architectural elements that provide shade and create shadow lines, such as building projections, covered walkways, arcades, and other human scale openings shall be included to reduce the impact of building mass and create visual interest. The means of enclosure to courtyards and balconies shall be visually permeable where appropriate and the stepping back of upper floors should also be utilized to further reduce the visual impact of building mass and maximize view corridors and viewsheds of the mountain vistas. It is also common to see rooflines echoing the surrounding mountains with "butterfly roofs," or "V roofs," which are characterized by an inversion of a standard form roof, with two roof structures sloping down from opposing edges towards a middle point of the roof. Preserving and Enhancing Viewsheds The Specific Plan area enjoys views of the surrounding San Bernardino and San Jacinto mountain ranges. As building heights within the Specific Plan generally exceed those previously existing in the surrounding area, it is essential that architectural elements and building components be varied to reduce the overall perception of mass, resulting in graduated frontages that allow generous view corridors. A particularly distinctive viewshed will be created by the opening of the arrival plaza between the surf center and the hotel. Views from the arrival plaza looking southeast between the two buildings shall be unobstructed to the greatest extent possible to preserve the viewshed of the surf lagoon against the dramatic mountain backdrop. IFWb - • 1 .r.r .. ' _ t r^' 4 • •-..�lr•. ' .. - - •'4:: .71 .fir Creating Gathering Space One of the overarching goals of this Specific Plan is the thoughtful creation of public gathering space to encourage friendly interactions between guests. This playful co- mingling is achieved by both passive and intentional design. Landscaping will be utilized as a functional seating design element throughout the site by encouraging the use of low-rise block and/or stone walls that serve to define landscaped areas while also providing casual seating throughout the property. Open lawn and sandy beach areas will be strategically placed throughout the property in proximity to the lagoon and pools to encourage guests to create their own hangout space, which is reminiscent of an authentic beach experience. Other Project components that provide intentional DSRT SURF 20 Specific Plan hangout space include restaurants and bars, cabanas, lounge chairs, fire pits, and recreational activity space. The combination of designed gathering points and freeform hangout space promotes a destination resort atmosphere envisioned for the Project. Itill --rilikifm'ILANItiv.- --- • ' 4 • r 1 i, of �.��,0+ irS4k.,.. , - - -°-1 " ' .- AL.- 1.--- 4 4..iltgew.e ik Al:0 III Alp- in& ... 4•• ri_Nr+.,--7,;.-,_, all C ' jr=:Tr.'-'*'•Id ..,4. -'''''TV t:' '''.='' - -;''' '''-' i ,,-- - . = '--', - T '� -; .— C .1 . kii:(' "`i 6 .t sr„_, 11 . • . _ ... . _ ....‘ • . . iiii6, :4. 4, , , ,...,;;.0 ,. „ r_ ,,, , , . /2. :,- i . lidi , , . ..,"..!.--•-_ _ , , 7 - i ' - - • L' 1'-.6: \ 17"fili" Tb'' ' 44, . -4, • • „IF-,...,00z..1.0000.4"- . 1,-Alip- .- in 7-•"--43 A :_ :,---- W Sustainable Building and Energy Efficiency Conservation and sustainability are common values amongst the surf community and encouraged throughout the DSRT SURF Project. Green building techniques and design principles should be implemented throughout DSRT SURF. DSRT SURF structures shall utilize passive design principles that are unique to the site and thus minimize the consumption of energy and maximize user comfort as much as is practicable. Roof overhangs, supplemental shading, strategic glazing ratios, building orientation and daylighting shall be considered in concert. Materials shall be chosen for resiliency as much as for aesthetics. Interior spaces shall be designed to be an extension of the outside and not require conditioning where (and when) practicable. Passive solar design has been implemented in Palm Desert and the Coachella Valley for a number of years, through the use of shade structures and building orientation. Passive solar design should be part of building design to the greatest extent possible through deep recesses for balconies which shield building interiors; window placement on exposed wall faces; and use of structures and trees to shade public or private open spaces, and limit heat sink effects.As technology continues to expand and improve, solar energy can be harnessed to lower the energy demand of the Project. Active solar panel design should also be considered throughout the Project. The surf lagoon wave machine technology is designed to perform at the highest level and as efficiently as possible. In terms of performance, the system runs at an efficiency level of 92%, thus using the energy at the most efficient levels to generate waves within the lagoon.The versatility of the technology permits the number of waves to be adapted DSRT SURF 21 Specific Plan to the number of surfers at any given time. In this way, the fixed consumption of the installation is reduced to a minimum, and electricity consumption has a direct correlation to wave generation without unnecessary energy waste. DSRT SURF also promotes the use of products and materials that have a positive economic, social and environmental impact and focuses on minimizing the energy involved in extracting, processing, transporting, maintaining and disposing of materials associated with construction of the machinery. The landscaping palette for DSRT SURF is designed to minimize the use of water for irrigation through the installation of highly efficient irrigation systems, plant-specific emitters, and using drought tolerant desert landscaping. Recycling of materials within DSRT SURF should be made as simple and accessible as possible. Although centralized solid waste disposal is likely throughout the Project, each building should be designed to make the recycling of materials easy and convenient. If trash chutes or centralized sorting areas are designed in buildings, they must include a recycling component. Finally, open spaces within the Project will include furnishings and finishes which should to the greatest extent possible be made of sustainable and/or recycled materials. A broad range of products are now available, with more being introduced every year, which reuse materials in their construction. ii. Building Heights and Mass The Specific Plan allows for development where careful attention to appropriate building height, scale and massing will be essential to creating space and enhancing the surf resort experience. The majority of the planning area will be pedestrian oriented, and all buildings should be sensitively designed to the human scale with active, pedestrian friendly frontages and pathways. The DSRT SURF Specific Plan allows for a maximum building height of 50 feet without articulation. Elements such as awnings, balconies, roof overhangs, or trellises that protrude from the building elevations are encouraged to provide a unique design and additional shade. The following exhibits provide architectural inspiration for the hotel and villas, and should be considered during the precise planning process. New renderings wESlii II II A IN II 1-PIE - I!plll!]!IIl1lII 1111[ ti f -' DSRT SURF 22 Specific Plan 1 lt 1 ,- ii - II c_k..c.r, „... :. ...... ii__I I AAR I _ .. L. #~' •�,: L .4i.91_ iIRi; ' ". .•:..., ' ' )1,( _pia II: -t 14 _ ___. ,t._ rr; - .tea •--9r �� +x�- ini����YI: :1111110.MONIViii.:.0.-- 4.k.:14_;i•:._'.'.--..s.v..U....-.---' --;_:_______ r '.tit '• .'� ■ y' ��r��_l� • am•r Vt a y'••• • ./ • i1, 'a, -sr- .. =` •'r'.,ai�i'f i tir>' :',�' . - r a ;i �.I �Il . F 1 _ors T ?ar ` NI ,. . - '. 11 -" _: ii A _.--d.-1.......M.1 ili.a.fg-'4 ...- lp _ rent /6J rig qurtl•. ,i`tiii■il#ff14-Milt ..;'' �M+i -.� ' y3ar. a� t :' d �;i4�t� lilt 9 t"Y• a isue; ; 1 d * .3; .,11 r}:`. v 91 • ..x.......40,„ .. . .....,_,..-. • - • , , i. . . . . 1, .si ,-, . .... . di . „ ..i... . 4,'''. . ... „‘.1,,,vt. Lei -W •J ft; �.$t:- �'--'; - - ' - 4111111 it _ �. r a� • • ,.y; �. Z :r. _ _ i ..! I 1. !r fit.__ .....ti :fir_ w DSRT . 4.27.21 Exhibit 6 - HOTEL/SURF CENTER .. DSRT SURF Specific Plan ARCHITECTURAL INSPIRATION (Sheet 1 of 2) • ..__ ., , IM111111. - 1 ,L i ilLigtilli la A . 1 11 I ir 400,. • i * . 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I 104 , • -'7•4 . -3' ,.....611' , -- 4..., .. ... -... ._71 ,i . _ •• ..• .e.- IA ....„,, ..,.... I I r ,;;.lif 1111:• .— . „,.::--...,.,.;„ --i• • - 17 t . ..r. i ..... - ---- _ • ',. •_I 2 - I .' _... .4117„6.00......00, • — - - :'- • 1r7- ‘,. .) ti) m..141111111111- - . .1. =-. _ . ..1k A• - -.....- . _ .., ,., . . . i .:". 4r.. D S R T - 4.27.21 \ . . • i..I - . Exhibit 7 - HOTEL/SURF CENTER ......... 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'..,.. . 1,-•. - .• .L. .., • f:' - • - •t-,• . 1..-- .t ,g . • •. : ' --••••:---.• - • ' - . .,-,::.-......):_-- • __:. - -_ • :, ,,-,-'- .. ., ../- 1 ;-.•--'' --.•• z• --.. . -i.,•,......-•..••:,,, :A -..mi, • .:::-'Y• — a _ . e • -- 4,:••-•ti.!.:_.5 •'...'••• . ., 1 - .•••,i• • ,. '- • .•••'••-, •••,-,• ,••.•-:$ . 1-4, ,",,• 'all J.. 1 " 4..c.0 --NTY r . , %., ,•Mr... ,,,,,: •, ..-,,,':_._ • . . %Soli:16...---. -_ El I- "" ..4,.:- .:+17.'• :•1‘7.10 ,-:. •- ..._(,. . .. ...--. 111111111111117111,._ - .. ...., . .. T 're Att DSRT • I 29.21 SURF -..... DSRT SURF Specific Plan Exhibit 8 - VILLA ARCHITECTURAL INSPIRATION iii. Building and Design Materials The DSRT SURF architectural style is defined by an authentic and organic palette of complementary materials and finishes. While consistent with the broader theme, it is essential that materials, colors and finishes are appropriate to the architectural style of individual buildings. Intense sunshine is a prevailing feature of the desert environment and textured surface finishes on which interesting shadow effects can be achieved will contribute much to distinctive local character. • _ I ,� I �. f . rr �y�' � i The following materials are encouraged in building design: • Weathered tropical hardwoods such as ipe for pathways and walls; • Ocotillo branch screens and trellises to provide shade with natural materials and interesting textures; • Stacked stone for walls, fencing, and seating; • Sand finished concrete for pathways to create a beachy texture; • Wood siding commonly used for coastal buildings; • Painted steel, rusting steel, and metal roofs will naturally weather creating an authentic look. Removed rammed earth DSRT SURF 26 Specific Plan B. Pathways and Wayfinding The streetscape and wayfinding concepts are intended to unify the surf center, lagoon, hotel and residential uses in a cohesive manner. The goal of the internal pathway theme is to encourage organic wayfinding designs with natural materials juxtaposed with artificial materials (such as boardwalks, sand, grass, and concrete) to suggest organic circulation. Haphazard path directions promote the feel of natural wayfinding consistent with natural beach environments. Examples of creative wayfinding include: • A mix of pathway materials, such as concrete, boardwalks, sand, and grass; • Playful pathway directions that avoid 90-degree angles; • Interesting wayfinding signage using natural and/or weathered materials; • jo- • •4-411707 11 wirreni 11 W .A - Apip 4.• M,111L, ii.xectj inimijohjg Ssr � wI. .... �.. . • • r,}. C. Landscaping The landscape design character at DSRT SURF will project the relaxed surfing beach character of Baja California, where the desert meets the ocean. At DSRT SURF, the use of rustic stone, wooden boardwalks, and casual arrangements of desert compatible plants creates a setting for guests to unwind and engage with the dynamic surfing lagoon. Another goal of the landscape is to complement the character of the landscape at Desert Willow, with an emphasis on desert compatible plant species. The plant species selected at the perimeter of the Project will be species that are currently being grown in the adjacent landscape areas at Desert Willow. The goal is to have DSRT SURF fold seamlessly into the overall landscape character of Desert Willow. The perimeter landscaping will subtly provide screening between DSRT SURF and the golf course, while maintaining views outward to the San Jacinto Mountains. The perimeter landscaping will also use wind tolerant plantings to buffer the Project from the northwesterly winds and mitigate the potential for wind-blown sand. The landscape at DSRT SURF has been designed to celebrate the bold forms, textures, and blooms of succulents and cacti that are adapted to the climate of the Coachella Valley. Varied plant species have been selected and placed to create organic compositions that display the unique colors, textures and forms of novel and memorable plant species. DSRT SURF 27 Specific Plan i. Conceptual Landscape Plan Zones The landscape for DSRT SURF has been broken down into four conceptual landscape plan zones. Previous image of Landscaping Zones removed due to out dated mapping. Text has been amended as necessary per revised site ZONE 1: PERIMETER LANDSCAPE plan. Same desert landscaping concepts proposed. The perimeter landscape will be comprised of evergreen trees and shrubs that are either native or native adaptive. Plants that are currently growing in adjacent landscaped areas at Desert Willow will be incorporated into the plant palette. Plants will have dense evergreen foliage to create a vegetative windbreak or to screen selective views into and outward from the site. Evergreen groundcover plants and angular crushed gravel will be placed to assist in bank stabilization and to reduce wind-blown sand. ZONE 2: PROJECT ENTRY The landscape at the Project entry at Desert Willow Drive will have Fan Palms that provide vertical punctuation to create a sense of arrival and assist with wayfinding.A landscaped median will include additional Fan Palms that will be held back from the intersection so that views of on-coming traffic are not blocked. Project signage will be incorporated into the entry landscape along with LED low voltage up-lights on the palm trees and entry sign. .icy:;... ..�: �t'�,p.•7s•S] Y.'.. Y•.• ''`R - -et z:.,.iit i V wl:':n Y sw. ZONE 3: LAGOON BEACH The zone between the lagoon, hotel and villas is referred to as the `Lagoon Beach'. Meandering pathways make their way around the pool and gathering spaces to concrete stairs and an accessible ramp to access the beach level. The concrete paving will have a sand finish to provide the needed slip resistance and 'sand beach' character. To strengthen the beach character of the landscape, tropical hardwood decking is inlaid flush into the pavement to suggest beach boardwalks. Cabanas, day beds and chaise lounges line the sand beaches invoking the destination resort feel. Crushed gravel will cover the planting areas to reduce potential blown sand. Removed "Arrival Plazas" Zone, not relevant to revised site plan. DSRT SURF 28 Specific Plan I •. 4 SVRF CE NTER ��" I` _ { � ., '� :-'� ... ter r ‘‘.n 114 min ‘'‘' . 4! , Dill; .- ..- . Aqic.'.4': '... t:k a'n-' f ' ' • 2 71Qnti --�Y�x i IMP Located at the Lagoon Beach zone are pools and spas with lounging areas and day beds creating a relaxing, laid back environment. Palms and accent trees are organically interspersed throughout the beach zone to add to the Baja California landscape concept. Most of the trees at the Lagoon Beach will be small textured, evergreen trees located to provide the maximum afternoon shade. The trees will be desert compatible, with minimal litter or pollen production. A variety of tree sizes will be planted to offer varied tree heights and tree ages. Desert shrubs and succulents will have bold textures, colorful blooms, and a variety of foliage colors; variegated, blue-green, or olive-green colors. Shrubs with spines or thorns will be set back from the edge of walkways. ZONE 4: VILLAS, STACKED FLATS, AND CLUBHOUSE The landscape character at the villa and stacked flats sites will have a more intimate, residential scale as compared with the other landscape zones. Large canopy, small textured evergreen trees are located to shade the parking stalls and the pedestrian walkways from the afternoon sun. Shrubs and accent plants will display a variety of colorful foliage and flowers. Pedestrian paving will be a sand finished concrete that will complement the native stone and gravel and provide slip resistance. Residents will have access to a private clubhouse and swimming pool and spa overlooking the lagoon. From the pool deck are stair and ramp pathways leading to the lagoon boardwalk. Common areas include a large lawn space for gatherings and events, recreational areas, cabanas and lounge space. Palm trees are limited to the pool/spa patios and clubhouse common areas. Landscaped areas adjacent to villas may be landscaped with turf block, decomposed granite, or similar material to be used for additional parking, seating areas, and other gathering spaces. Last sentence added regarding landscaped areas adjacent to villas and potential uses. j",• IP Fr S ^TACKED FLATS, Y- �}) is! � �. •J � 4•1•° t\ 4 S.It a r,/ i » ` - _r t � ye 1 II I .\-) ., t A itkilit,, • Irs. —1 J__ . — DSRT SURF 29 Specific Plan ii. Landscape Palette a) Plants Plant material has been selected using WUCOLS water use calculations with preference given to low water use plants. Plant material native to tropical regions on the planet have been excluded due to their irrigation requirements and the `tropical' character of their foliage. Given the surfing, swimming focus of this Project, plants and trees that produce excessive leaf, flower, seed and pollen litter that could end up in a water filtration system are to be avoided. Trees ,,ipi, F 7,,,,, ,,;:4 `,„%s4-* tk ,,-.., 1:.' 1 ei.,.... 1' . 4:. . ' , *,40 tki _ , , 9 ' ► * I •tom, • t - -"+J/ '1... L1, 'AA Entry Plaza tree species were selected for their upright, vertical form that will assist visitors with wayfinding. The trees will be placed to frame views of the mountains and of the lagoon. Parking Area trees will be evergreen and tolerant of seasonal winds and provide shade to parking stalls and pedestrian walkways. The placement of trees will avoid casting shade onto the photo voltaic panels on the parking lot canopies. Promenade trees will have an informal alignment and spacing. Their locations will be selected to buffer views both into and out from the site. The varieties will be evergreen and wind tolerant. Lagoon Beach tree species will include both evergreen shade trees and clusters of Palms. The shade trees will have small textured evergreen foliage and will produce minimal litter. They are placed in informal groves with varied tree heights at time of planting. Perimeter Landscape tree species have been chosen to complement or mimic the golf course landscaping. They will be evergreen, tolerant of seasonal winds and provide judicious screening as required.They will be placed in informal, natural appearing groves comprised of a variety of heights. Exhibit 9 provides a visual list of tree species representative of the palette envisioned for the Project. Material list removed, however names/images are still provided, Stand alone exhibits for Accents removed, however text description and embedded images remain. Discussion of"Groundcover" removed. DSRT SURF 30 Specific Plan TREES IMAGES Y • 4 • _ y ...r.`i fi �.t. '',.?4af - " .:'i . .. . y. •• .. A A' ....• • .. rim.-k.,,.itar . .I.Y • • • .Sty-,- - -�i�.• .' I - •• r...A.. .', Jr.,y� R_} T '� '.` /P � .1nod r NI . p ACACIASALILIHA ACACIASMALUI ALUDAJULEDRKaI+ PAVHINuI WARMS'. ORAHEAARMATA LERpD1UM%-DES[RTMU5IXIM' vm[O VACAC. SWEETACACW PER9An S¢K TREE P[+RALF OPC+Irf)TFFf rrExICAWB[UF Rc1M DFSFRTARISEWdAA[OVEWIE %e 7`'' 'M .r 4'......'4.:CiM......: .•-•;-:........,'.-.:.....:•;•;••:...::-•:r'-•.:::::i'1.7.4..7'•...'...1:-'I.*::7'.:.e?. ... .. ., v �.ra ., ', _ • y�ett .......0. ".. ..:...,:k: .).a.,..,4.:i.i........or..k.Z.....•:,..,;.....,....,,,..4.:•,.:1...36,4.f_4.:,..‘4-1:4;c—..........-e:' • .�.. • c ".:Ytin n,. �Y-A• i •1.i. J.!�il. • :,11I�i �1 - } • - •"Milli.'AZINI.11yiklet 4,• t • CHAMEROPSHUMILLIS CHRALLPA KTASHKEHTE1+5I5. FICVS M.NITIDA LAGERSSROEMIA INDICA L1GV711AVMATF1fANW1 OLEAEVROPAFA'SWAH HILL' I-lEA'>•EARAn•EA.N FAN f54[M C+l1L4M NJAx1EAFrPR.v,': C.R PEI'R7 E 5%LYiERFPRNfT SWPN HIJ.OCIVS \,•i•.•. ' ..-A‘p.•••'•;.*,i-.......v:..„...,4.,.1.. ij.o..N.e 'r , �`. u.b.' ,,1 .. ..�5 cam; } '' ..I. if:!'. x.-, ,..- .,•• • "..A.7 -. fir.. , i;a n 4 ."d...-_ " _ r:�r:a ...11. ,.:' —ff' 'S r-. . .•,!,r:...-. -'_ i. ..r.4,1...110 :•1:,.:,,.;.;•...r.r..•,11 .•.•".'..-I._.t.•e—,.,..' ,7 .'-.:.:.•-.'.,r..:.a•u..:+l_,.4..l.:-...•.'.r.••.i•7..•.•,e.,-0,.-;•.. l..•i-•.b.',..'.•-,.•-..1,0.....•-"A)..:''Yi'.l•.,1.4•••i• 7. .•t•*i•. . .*r.''.....•••• ,.......e - 0. Yid•1 f z- - .,. _ = .:, iNQENI%DA[TYLICERA PRO50P15GLAHWLQSr. QUERCUS VIRGMIANA T L1 M TPII MIASXINf.70N1A FILIPEF/. WASXIHGTpN1A Roam* DATEPAUK TEVASHOWYME:QVIIF SOVINERMrNE QVf r1puTRFE CAiIFL+fMIAFANAM,M MEW-Ma FAN AALM OPP DSRT Source:AO Arcrlitects,2021 2.1.21 DSRT SURF Specific Plan Exhibit 9 - LANDSCAPE PALETTE: TREES Shrubs The shrub species have been selected for their ability to tolerate wind and afternoon heat. Shrubs that are sensitive to afternoon heat have been placed in shaded north or east facing exposures. Wind tolerant shrubs have been used to create vegetative windbreaks along the perimeter of the Project. In areas of greater visibility, plants have been selected for their variety of foliage colors and forms. At the lagoon beach, shrubs have been chosen for their cleanliness and compatibility with hardscape surfaces. r '' dew{ _ � �f Al yb.- :sx1 `4 ' ,'-‘1%, 1.,44'' .-fir ,... u li , . '0 P ii, t‘ 41, : '''lt.„i'• '". , i , 6 4• R .ram- "S t r. r .�`. \4" Vl � Exhibit 10 provides a visual list of shrub species representative of the palette envisioned for the Project. Accent Plants Accent plants will comprise heat and drought tolerant succulents and cacti. Accent plants will be primarily located in high traffic areas of the Project. Preference has been given to plants with bold sculptural form, large texture and dramatic blooms. Spineless varieties of cacti have been incorporated into the palette. Any accent plant with sharp spines or thorns will be kept away from walking paths. / ,,\ , 'i ‘ � t - )4 rik41 , , ,- \‘,,c ,' , - ' _ •4 V , .,- ' it „:, . -1.‘ , , , , ALT_ -..4\ ...\ i _. r . _lam ,,<<, DSRT SURF 32 Specific Plan SHRUB IMAGES kT I.... Tw..1Thr. `a�r. ,, j :i ti Ti.'t. 9 IP p '�.‘ •, .l', y . n�4 1 ' F _' - 4 • •.fd I •\ `R j,,, iiL� ICI � �.•.K��- • ` r ..r'= /F;�04 k � ■, Y+ �!11. ' f A; �.� ''1 is 11.�%...� ..: -)1..----. ). ���� A '.f _ 3 1.1 _k •l �,� � 1 ^Y'. _ _ W \' I.� - �`S;`tr .`_; ! f�.Y; �'4' 1+1 I Ri 9. � _ .. 1 ` �rr1 1yy y t �' �'` i r t� �� $.' . `[ tl, i �{1� l 11,,1E S �:1 1� /- - ''•r' J �11Rt•• �1_ 114 !�' ' 'i i . L..M • • ...\414:‘ • d .,.. .-----.•—.. ---...—}r_•: A.,,, . � :- {t ACACIA REDOLENS'DESERT CARP ET' AGAVE DESERT! AGAVE GEM IN I FLO RA AGAVE PARRY! ALOE BAR BADEN 51S ALOE VAR IEGATA ROSMA RIN LIS OF FIC INAL IS'TUSCAN BLUE' PROSTRATE ACACIA DESERTAGAVE TWIN FLOWER AGAVE DESERT AGAVE ALOE VERA PARTRIDGE BREAST ALOE ROSENIA RY air�~ "" •' ~� - r. • r+ , -7. », c _ 46174 :, "-iLiii . .:04 IIP `; - - " sue ti. ... '., c'..�..t.d S,it P. 1111r. : BACCIIAR IS X'STARN THOMPSON' BOUGAINVILLEA SPP. CAESALPIN IA PULCHERRIMA CEREUSIULOMANNIANUS CHRYSACTI NIA MEXICANA CI STUB P'URPUREUS YUCCA GLORIOSA PROSTRATE COVOTE BUSH EO0GAINVIL LEA RED&RD OF PARADISE HEDGE CACTUS DAMIANITA oRCNID ROCK ROSE SPANISH DAGGER • " 1`i. : k•� 'L•,^..+ _ __--- • ,• Z AP•: y vti4 .,T � - — - - •_. �S'..;�3., '�°a�...sue • i r COCCU W 5 LAU R I FOLD US DALEA FRUTESC ENS'SIERRA HEGIRA' DASYLIRION LONGISSI MA DASYLI RION W H EELERI DISTICTIS X'RIVERS• DODO NA EA VISCOSA SALVIA GREGGI LAUREL LEAF SNAIL SEED SLACKOALEA MEXICAN GRASS TREE DESERT SPOON ROYAL TRUMPET VINE HOP BUSH RED SALVIA • ..".• Sf'.F8' •71••• y`k'--" •-5. f :� P. ..40111115tri .4L`•,J � } /11111M111.1. . P . . •.:111$74P.1..:Arif. ...P 4'F:'‘-7;""Pst"'-'• ...• VI' o`er ] '‘:L , , ;w air ;:•�'1 ;.. „ '....,.P} • + ti: tH � ,� -• i' .Twx. 1. -'a` )j: SM. .►iL'ter•-;. 1'' FOUQUI ERIA SP LENDENS HEED ERALOE PA Mil 1 F LORA H ESPERALO E PARV!FLORA'YELLOW' LANTANA CAMARA-NEW GOLD' LEUCOPHY L W M CAN D IDU M LEUCOPHYLUJM FRUTESCENS YUCCA W HI PPLEI OCOTILLO RED YUCCA YELLOW YUCCA NEW GOD LANTANA VIOLETSILVERLEAF TEXAS RANGER OUR LORDS CANDLE ''t_• • -ow _ _ -N,Z ry� *-Af Pam'. • 1`n � 'i IV .. ''''' • '.1. . . - , _ . .. •••••,,,,,,€-_.,,,. . • . ,.. ,,, -•,- A "4:a;-1 11% ilittlehip ^2,,,, 0. .. '�.iiY•• �Y�p !. r .: . „ %.**.,„ e „ . .. LELICOPHYLLUM I.ANGMANIAE'LYNN'S LEGACY' LEUCOPHYLWM 2YGOPNYLLUM•CIMARRON' URIOPE SPP. LONICERA JAPONICA'HALLIANA• OENOYN ERA RERLANDIERI PACHYCEREUS MAR:RNATUS YUCCA ELATA LYNN•S LEGACY TEXAS RANGER BLUE RANGER TURF LILY HALL S HONEYSUCKLE CHIHUAHUAN PRIMROSE MEXICAN FENCE POST SOAP-TREE YUCCA i - Y6 I- _ P- 4_ , ,..,40-c,. . i, ier. ri...._ •.,...„...e13..• : . _ 4.4i,„_. - ..t :,. . ` . -�Lii ^, ., �Ii. fir . • ;.9-�` r • STIPATENUISSIMA TRACHE LOSPERM LIMJASMINO ID ES VEREENA MEXICAN FEATHER GRASS STAR JASMINE VERBENA ilPP DSRT Source:AO Architects,2021 2.1.21 SURF Exhibit 10 - LANDSCAPE PALETTE: SHRUBS • DSRT SURF Specific Plan iii. Irrigation The irrigation system will be computer controlled and extremely water efficient. The irrigation controller will communicate with a weather station so that the frequency and duration of the irrigation will be adjusted to hourly changes in the weather. The irrigation layout will be zoned to isolate landscapes with similar sun exposures and plant communities. All shrub beds will be irrigated by drip irrigation emitters and trees will be irrigated on zones separate from the shrubs. The water use calculations for this system will be prepared and submitted per CVWD irrigation design requirements. iv. Public Space Furniture The furniture selected for DSRT SURF will be durable and user friendly. Benches will include benches with and without backs. The furniture seating surfaces will be either tropical hardwood or aluminum chosen for its high durability and low heat retention. Movable chairs and tables, incorporated into areas adjacent to food and beverage service, will allow guests to customize the furniture arrangements. Casual seating is encouraged on eighteen-inch-high seat walls and stone boulders located throughout the Lagoon Beach. Customized canvas shade sails are located adjacent to architecture or screen walls to create areas of shade at high volume use areas. Trash receptacles will be durable stainless steel and easy to service. Bicycle racks will be located at prominent access points and will be made of tubular stainless steel. v. Stone Native stone boulders will be placed strategically within the planting beds to provide a native landscape character and to assist in soil retention. Some boulders are located to provide casual seating for guests. The boulders will be sized between two and six feet across. The landscape beds will be covered in either round river cobble or angular crushed rock. This will provide additional texture to the landscape and assist in limiting blowing sand. Native stone will also be used in retaining walls and 18-inch-high seat walls. The stone will be either dry set, mortar set, or used in a gabion wall retention system. L :s� t I„ '.� � -.� a-... ' -R --- - - ... I ao- �• ,.� }may '! '1r,d. • fib � - a._- _• .�\is s.. 'ems 114. :' ;-.a ,f.:4 tr ' 4.4* .''... - .Allbt '. :. 'V1 1 r-, .,, :" ii."61:.il I 1 . . '''It.i.".14:111.1:r,'_--- . .' 117 ;44..6 _' -' - ''' °bill ' ' :: ' 1P--.gi4P'.4 di.r‘.-:4-11.'n Exhibits 11 and 12 provide a visual list of furniture, stone, fencing, and shade structures representative of the palette envisioned for the Project. DSRT SURF 34 Specific Plan HARDSCAPE - PEDESTRIAN PAVING . j____.: 9 11111111111 'iL wit AL& /ARK' Itl.: . • . • .. • , INTEGRALCOLOPEDcONENETESWATCUET INTEGRALCOLOCWCONCRTE MODULARYAV EA: TA UN CATE U DOMES COLOREOCONCRETE WITH PATTERN AT POOL DECK HARDSCAPE - VEHICULAR PAVING HARDSCAPE - WOOD DECK HARDSCAPE - DECOMPOSED GRANITE AND LANDSCAPE ROCK 111111111 �w wy . -- - €may' �; ? .... +tL x • ` ;4 ,f.'47.0.4...4.,7-,hfiri.4. • -,„A.,VAVeii:.0,4,.‘., _ 0.22, . "efithil ! ' . f iIII1113� MODULAR PAVE PT WOOD OECKINGATSLIRC LAGOON DECOMPOSED GRANITE• LAN ESCAPE SQUAD CRS WALLS AND FENCES RETAINING AND LANDSCAPE WALLS !!#•R � „ •r ' . - 4e!tigin a ,,,1iL.,„,, #f ':ltip J � ail .p t , { A . � 11110 OP' . . - ry I _ Y ■ ' A . , GLASSNiW FENCE GLASS VIEW FENCE METAL FENCE M UAL FENCE GAEION WALL STONE WALL A1P Updated Exhibit DSRT _Source:AO Archilecis,2021 1-29.21 DSRT SURF Specific Plan Exhibit 11 - LANDSCAPE PALETTE: MATERIALS AND SITE FURNISHINGS (Sheet 1 of 2) SHADE STRUCTURES i a 1.- i I l 1 F 1 SITE FURNISHINGS Y _ Li.:. a A : L h - -r.-;-.- • • ( .. . . 1 - ".-.. c ti - 1 14. I- 0! TRASH RECEPTACLE-OPTION] TRASH RECEPTACLE-OPTION 2 BE NCR RIPE RACK-OPTION i BIKE RACK-OPTION 2 S 411I=W' -.'' FIREBOWL Op Updated exhibit U S R I source.:AO Architects,202} 1.29.2T DSRT SURF Specific Plan Exhibit 12 - LANDSCAPE PALETTE: MATERIALS AND SITE FURNISHINGS (Sheet 2 of 2) vi. Landscape Lighting Landscape lighting will include tree and shrub up lights, path lights, and step lights. All lighting will be low voltage and have low maintenance LED fixtures. The selective use of up lights will limit their numbers to only high-profile specimen tree and shrubs. The lights will be angled to reduce glare and hot spots. The goal is to showcase the lighted element and not the light source. dit • - ti `1 r • j I I] [[]itof • - D. Signage To ensure a cohesive overall Project design, the entire planning area will be subjected to these same signage program standards and guidelines. Materials will be consistent with the overall Project material palette and in keeping with the desert modern theme established in this Specific Plan. The overall intent of this section is to describe signage that appears consistent with the materiality of the Project and will weather over time. All signage will be located in a manner that provides optimal efficacy of the overall signage program balancing the need for identification and wayfinding while maintaining a discreetly curated sense of place. Care shall be exercised to minimize the overuse of signage and thus reduce visual clutter around the Project. All Project signage will comply with the local building code and the Americans with Disabilities Act (ADA) and will be approved by the City. Signage will comply with the City's Zoning Code, Chapter 25.56 and building code pertaining to clearances and sizes, except where provided below. Typography shall be coordinated across the entire Project. Creative design in signage is encouraged. Variations to the standards and materials provided below can be permitted with approval of the Community Development Director. Corporate logos and typestyles are permitted within the parameters set forth below. DSRT SURF 37 Specific Plan i. Project Identity and Monument Signage a) Location Project Identity Monument Signage will be located at the primary entrance at Desert Willow Drive in the separated median, or immediately adjacent to the separated median. Signage at the secondary drive onto Desert Willow Drive shall be treated as Project Wayfinding Signage thus ensuring the majority of vehicular traffic enters the Project off the primary entrance at Desert Willow Drive's roundabout. b) Materials Rammed earth removed, other minor modifications made - overall theme remains. Monument signs shall be constructed in stone or weathering steel or a combination thereof. Narrative content shall be cast or carved into the primary material or shall be additive in the form of individual cast letters on stand-offs or shall be subtracted (e.g. laser cut) from a weathering steel plate placed over the primary material. Stone walls with signage shall be reserved for Project identity signage or principal Project component signage (e.g. The Surf Center, Hotel identity, Villa identity) and shall be grand in scale. ;•i\ 4":i n -et,! q i tr ' • ,. ]^ NClrNT ADO • R A A AS A AN A_ c) Sizing Primary narrative content, either positive or negative shall be a minimum of 9" and a maximum of 24" and secondary narrative content shall be no larger than 60% of the height of the primary content. The overall size of the Project monument signage shall be no taller than 7' measured from adjacent grade and shall be no wider than a maximum proportion of 2.5 times the height. ii. Project Wayfinding Signage Project wayfinding signage is an opportunity to reinforce the overall cohesion of the Project across all phases and programs. a) Location Wayfinding signage shall be located at all major transitions between Project programs (e.g. Surf Lagoon, Hotel, Surf Center, Villas) and minor Project programs (e.g. Restrooms, changing areas, pools, etc.) Wayfinding signage shall be pole or building mounted and DSRT SURF 38 Specific Plan narrative content shall be placed within 3' and 5' elevation above adjacent grade so that the content is easily read by standing pedestrians. Wayfinding signage shall be placed adjacent to traffic areas in landscaped areas such that it is readily visible. However, care shall be taken to avoid obstructing primary view corridors of the Lagoon or other Project amenities. b) Materials Project wayfinding signage will evoke the beach style created by the architecture, and provide information at different scales. Primary wayfinding information (e.g. directions or simplified descriptors for program) can be reduced to simple graphics or letters that are cut into the plate/post. Secondary wayfinding information may be printed on a contrasting element mounted to the primary surface or may be etched into the surface. lilt! ISITOR 'y- ` „ U. • • PARING •.1-•.' .7 $ '..v .T. MAIN } 'T1` ENTRY b a• MORAOA RORWRO IMINL. `,, ITORRES DE DEFENSR ;AV.••--I, I MURAItA ROAM. _ ,, .. _ �. I"TAMS OF OfFENFA ROMAN WALL ANDDEFENCE TOMS 7S• \w iii. Primary Building Signage Some images updated. a) Location Primary building signage shall be located at, or proximate to, the primary public entrance to the building in question. REMIT 0 11,,, , ) :.r,. , .. • DSRT SURF 39 Specific Plan b) Materials Primary building signage shall be of the same or similar materials as the Project identity signage. c) Sizing Primary narrative content, either positive or negative shall be a minimum of 9" and a maximum of 24" and secondary narrative content shall be no larger than 60% of the height of the primary content. Primary building signage may be graphically incorporated into the building skin provided the building skin is a natural material (e.g. rammed earth, natural wood siding, stone, etc.). Graphically incorporated signage shall not be limited in size. Narrative content that is subtracted from other materials in the "field" from which it is subtracted shall be no taller than 3' and no wider than a maximum proportion of 2.5 times the height. The overall size of the Primary Building Signage shall not be limited. iv. Retail Signage a) Location Retail Signage shall be mounted directly to buildings in the form of letters on standoffs or directly applied rather than integrated into a complete sign. This allows the building facade material to read behind the sign. Blade signs may be considered. Plate or sheet material may be considered if the narrative content is subtracted from the sign and the building facade material is the relief. b) Materials Retail signage shall be of natural materials consistent with this section or painted black, grey or white. � � 6 "• t. 1 A H $U�HHAM VWtaW:WILIVA.c:11 ncsiT I 1 I .0.8ennr• ,Iltillii ' • : � 11NY•, 611 M illlll41l�10 DSRT SURF 40 Specific Plan v. Signage Lighting Cast surfaces or additive content shall be face illuminated from concealed sources. Laser or otherwise cut narrative content shall be illuminated from behind the material from which the content was subtracted. Wayfinding signage shall be illuminated internally, or by concealed illumination, or by general building illumination if available. vi. Signage Approval Process Signage program(s) shall be approved by the Architectural Commission. Signage program(s) can be submitted with Precise Plan applications, or subsequent to Precise Plan applications. E. Walls and Fences DSRT SURF is being developed as a unified, single Project. Perimeter walls between the surf lagoon, hotel and villas are prohibited. Screen walls are to be limited to only those required for privacy or to block views into service areas, loading docks and similar back of house facilities. Gate not currently proposed,language added regarding gate Surf Lagoon requirements as necessary. Fencing surround the lagoon will be installed if necessary, to satisfy the current pool fence code requirements. Gates that satisfy the current pool fence code requirements will be located at each entry point to the surf lagoon/beach area. There will be a minimum 4- inch on-center spacing for the rails or cables for security purposes. There are locations where a building, structure, or wall will provide the required security in lieu of the fence. The fence will occur between any gaps between these structures. A minimum 4-foot clear zone between the top or bottom riser of a staircase and the fence gates is required to address ADA accessibility code. Walls shall be permitted at the ground level only to screen loading dock facilities, pool and lagoon maintenance equipment, and trash enclosures. Walls shall not be allowed to exceed 6 feet in height, as measured from finished grade. Walls shall be constructed of split faced block, precision block, wood, stucco or stone. DSRT SURF 41 Specific Plan ;', r rye 1 4 if11111n1 i ■ 1 OAli�����IINI11IIii mn!irrf�« !J': F li.T.....-..-- % . ' n -,,, �.. arrya'"`"' 1 ` ! 1 �n" rF • iiiirY r f.. .l 1�'y1 • tr, > a�• , 1I -i-mow .;.;i ::j �' �--...;n�.:.r;..�.��_--'--•.- .• . .. :-s '; `I . __ '---. — ,. - - gliffilin.611 Wrought iron fencing, decorative block/rock walls or tubular steel fencing no higher than 3-feet in height shall be permitted to enclose outdoor use areas, such as restaurant terraces and lounge areas. Within the parking garage and service areas, chain link fencing shall be permitted to enclose equipment or storage areas only. The chain link fencing shall not exceed 6-feet in height. Hotel and Villas Adjacent to hotel, walls shall be permitted at the ground level only to screen loading dock facilities. Walls shall not be allowed to exceed 6 feet in height, as measured from finished grade. Walls shall be constructed of split faced block, precision block, stucco or stone. No other material shall be permitted. Wrought iron fencing, decorative block/rock walls or tubular steel fencing no higher than 3 feet in height shall be permitted to enclose outdoor use areas, such as restaurant terraces and lounge areas. Fences and gates that satisfy the current pool fence code requirements will be located at each entry point to the surf lagoon/beach area. There will be a minimum 4-inch on-center spacing for the stainless-steel cables for security purposes. No chain link fencing shall be permitted at or above ground level in any part of the hotel development. DSRT SURF 42 Specific Plan .�.ee [ i.:: • `� 41 '— i 4I "7-7 L--:71-17 41141 .I !! ^":Ira ten- 411111111 _ --;-=- / r J1. k .Y 4- MBE ,at , . L- IN, .......mi I ,ioltt : \ sm. , %,(y7.-.'fr%''''q— - .-4:Z' 1 1 I -ZZ • —le •-jc ' 77:4 NI 'eo t,., s J ..: I lire -- ',al..ell. ,_,--. e,_r,,.r. i, Within the parking garage and service areas, chain link fencing shall be permitted to enclose equipment or storage areas only. The chain link fencing shall not exceed 6-feet in height. Adjacent to residential/villa development, walls and fences shall be permitted at the ground level to screen entryways and courtyards. Walls and fences adjacent to a street may not exceed 6-feet in height, as measured from finished grade. Walls and fences on the interior of a building, adjacent to common area open space may not have a visual obstruction that exceed 3 feet in height as measured from finished grade. Glass may be permitted above the 3-foot height threshold, but combined height shall not exceed 6 and a half feet. Walls and fences may be constructed of wrought iron, tubular steel, glass, split face block, precision block, stone, stucco, wood, or decorative metal siding (non- reflective). No chain link fencing shall be permitted at or above ground level. F. Lighting Lighting will be used for landscaping, pathways and stairways, monuments and signs, and security. With the exception of the surf lagoon, all developments within the Specific Plan area are subject to the outdoor lighting requirements set forth in Chapter 24.16 of the Palm Desert Municipal Code. Requirements include architectural outdoor lighting, public street lighting, light trespass standards, holiday exceptions, and time of operation. The following images are example fixtures proposed for the planning area. DSRT SURF 43 Specific Plan I 419 Surf Lagoon Lighting Standards Lighting for the surf lagoon will require both in ground lighting (flush with the lagoon bottom), lighting in the lagoon side walls, as well as stadium-like lighting above ground to ensure all portions of the lagoon are properly lit for night surfing. The following lighting standards have been developed specific to the surf lagoon to ensure minimal light and glare spillage onto surrounding properties, while optimizing surfer safety. Technology: LED technology positioned in a manner that focuses light directly onto the lagoon to prevent excess light and glare spillage onto neighboring land uses. Light Pole Height: 80 feet maximum. Hours of Operation - Pole Lighting: In Summer (May 15-September 30), pole lighting will be permitted from dusk until 12 AM 7 days a week. In Winter/Spring (November 1-May 14), pole lighting will be permitted from dusk until 10 PM on weekdays, and until 12 AM on weekends, Holidays and during special events. For safety purposes, lighting within the lagoon will be required after hours until dawn. Pole lighting will be permitted in the early hours of operation (6-7am) in the event that natural lighting conditions are inadequate for surfer safety. A lighting plan will be submitted to the City prior to the issuance of building permits to ensure swimmer/surfer safety and that light trespass onto neighboring land uses is minimized. • • - - F'fFktikFf Il� DSRT SURF 44 Specific Plan IV. INFRASTRUCTURE T DF j os e o Pm ee w ` = ishe fullySRT developed.SUR Pro ect As ccur such in, ma infrastructurea falD s , including roadways, water, sewer, and utilities, are in place in the area. DSRT It is expected that with implementation of the Specific Plan, the "Iv majority of existing trunk lines will remain with minor relocations, and on-site extensions will occur to service individual development components throughout the site. A detailed description of all existing and proposed infrastructure for the Project is provided below. A. Roadways Primary Project entrance ingress and egress will occur at the northeast corner of the site from the existing Desert Willow Drive roundabout. A secondary driveway will be provided approximately 240 feet southeast of the primary access point but will only be used for guest egress and emergency access. Primary vehicular circulation within the Specific Plan area will be from a perimeter roadway or"Promenade" that connects both Planning Areas. The Promenade right of way will range from 24 to 30 feet wide with a single lane of traffic in each direction. Parking will be provided in designated driveways (villas), parking lots and/or structures within the appropriate Planning Area. On-street parking will not be permitted. Two emergency access points will be provided; one from the secondary driveway located southeast of the site entrance, and one gated access point from the neighboring Desert Willow Westin Villas property to the west via Willow Ridge Drive. B. Drainage and Flood Control Storm runoff generated on-site is designed to be conveyed to the adjacent South Golf Course via an underground storm drain piping system in a similar manner to the systems employed by existing adjacent resort developments. The Project will connect to existing 24-inch storm drain lines and proposed underground systems to outlet on-site runoff to the adjacent golf course consistent with the existing South Golf Course Runoff Management Plan. Disposal of accumulated water will take place by infiltration, assisted by the installation of drywells. The surf lagoon will require regular cleaning and maintenance resulting in the need to dispose of lagoon water. Lagoon water will be drained in a similar fashion to stormwater, in that it will be directed to the adjacent South Golf Course via an underground storm drain piping system. Stormwater and lagoon water will be discharged into an existing lake on the golf course that is currently used for stormwater retention and landscape irrigation. Stormwater infiltration will be assisted by the installation of drywells. DSRT SURF 45 Specific Plan C. Public Utilities The infrastructure that will serve the development is described below and is designed to provide a coordinated system of infrastructure and public services to adequately serve the plan area at full build out. The infrastructure and utilities plan identify standards relative to land use for the plan area and establishes the infrastructure and public service policies. Added description of gravity flow infrastructure i. Sewer The development is located within the jurisdiction of the Coachella Valley Water District (CWVD) for sewer and wastewater service. Portions of the project at lower elevations will connect via gravity flow to existing 8-inch sewer lines located within Willow Ridge Drive to the west.The remainder of the project at higher elevation will gravity flow to an existing 12-inch sewer line located within Desert Willow Drive to the east. Wastewater will be conveyed to and treated at CVWD's wastewater treatment plant WRP-10, which also generates recycled water that is primarily used for irrigation of golf courses and large landscaped areas, including the Desert Willow property. ii. Water The development is located within the jurisdiction of the Coachella Valley Water District (CVWD) for water service. As shown in Exhibits 17-19, existing 8-inch, 12-inch, and 18-inch water lines are located adjacent to the site in both Desert Willow Drive and Willow Ridge Drive. An on-site well is proposed for the southeastern portion of the Project site by the lagoon wave machine infrastructure and will supply water for the lagoon. Alternatively, the Project could connect to an existing well, located south of the Project site within the golf course. A Water Supply Assessment will be prepared prior to Project approval to ensure CVWD has adequate water supply and infrastructure to serve the site. On-site irrigation will connect to existing 10-inch, 12-inch, and 15-inch irrigation lines adjacent to the property. Fire flow water would be provided from the proposed 8-inch pipe located in Willow Ridge Drive, and onsite fire hydrants will be provided per Riverside County Fire Department standards. Two infrastructure realignments are required in proximity to the Desert Willow Drive roundabout and Project entrance. These include the realignments of a 20-inch recycled water line and a 12-inch irrigation line (See Exhibits 17-19). iii. Other Utilities The site is served by Southern California Edison (SCE) for electrical services and by Southern California Gas Company for natural gas. Solid waste and recycling services will be provided by Burrtec Waste and Recycling. Telecommunication services will be provided by Frontier Communications and cable television services will be provided by Spectrum. DSRT SURF 46 Specific Plan Revised exhibit Revised exhibit Revised exhibit V. ADMINISTRATION and IMPLEMENTATION A. Application Review Process This Specific Plan is designed to provide guidance to the public, City staff, and decision makers in realizing the objectives of the DSRT SURF Project. According to the Palm <,> SDesert Zoning Code, Chapter 25.78, the following findings shall be made by the Council prior to approval of any specific plan or specific plan amendment: 1 . Consistent with the General Plan. The specific plan or amendment is consistent with the goals, objectives, and policies of the General Plan. 2. Public Welfare. The specific plan or amendment will not create conditions materially detrimental to the public health, safety, and general welfare. 3. Land Use Compatibility. The specific plan or amendment is compatible with zoning on adjacent properties and ensures development of desirable character that will be harmonious with surrounding properties. 4. Property Suitability. The specific plan or amendment is suitable and appropriate for the location, access, and topography for the development of the subject property. 5. CEQA. The specific plan or amendment has been reviewed in compliance with the provisions of the California Environmental Quality Act. (Ord. 1303 § 3, 2016). Future development within the planning areas will require a Precise Plan application which shall adhere to requirements and review criteria set forth in Palm Desert Zoning Code, Chapter 25.72.030. Specific Plan Amendments Specific Plan Amendments required to clarify standards or guidelines, make interpretations of permitted uses, or otherwise required which do not change development standards in this Specific Plan may be made by the Planning Director. Any amendment which changes uses, density, maximum square footage or units, development standards or circulation within the Specific Plan shall require review by the Planning Commission and City Council. C. Financing The majority of Project costs will be financed via investor funds. Other methods of financing infrastructure may be considered. DSRT SURF 50 Specific Plan Consistency analysis remains the same. Only reference to two separate planning areas removed/revised to one overall project area VI. APPENDIX A. GENERAL PLAN CONSISTENCY California Government Code §65450-§65453 permits the adoption and administration of Specific Plans as an implementation tool for elements contained within the local General Plan. The City of Palm Desert General Plan provides guidance for long-term growth and development in the City through comprehensive plans for future development. Consistency with the General Plan is achieved when the various land uses within the Specific Plan are compatible with the goals, policies, and general pattern of land uses contained in the General Plan. Consistency is defined as follows: "An action, program, or project is consistent with the General Plan if, considering all its aspects, it will further the objectives and policies of the General Plan and not obstruct their attainment." This statement from the Governor's Office of Planning and Research (OPR) describes how a Specific Plan should be consistent with the General Plan. The discussion below details the DSRT SURF Specific Plan's consistency with the goals and policies that are set forth in the City of Palm Desert General Plan. 2035 GENERAL PLAN LAND USE AND ZONING DESIGNATIONS LAND USE and COMMUNITY CHARACTER GOAL 1 . Quality Spaces. A beautiful city with a balance of high-quality open spaces and high-quality urban areas. Policies 1 .1 Scale of development. Require new development along the city's corridors use design techniques to moderate height and use and ensure compatible fit with surrounding development. 1 .2 Open space preservation. Balance the development of the city with the provision of open space, and especially the hillsides surrounding the City, so as to create both high quality urban areas and high quality open space. 1 .3 Traffic generation. Balance medium and high intensity/density development with pedestrian-oriented and bicycle friendly design features so as to maximize trip and VMT reduction. 1 .5 Community Amenities. Balance the impacts of new development, density, and urbanization through the provision of a high-level of neighborhood and community amenities and design features. Consistency The development of the DSRT SURF Specific Plan (DSSP) will result in improvements the area's existing environment.These improvements will be in the form of new sidewalks and enhanced landscape areas as well as the construction of a recreational resort center on a currently vacant lot. DSRT SURF 51 Specific Plan In addition, the architectural style will be reflective of the desert mid-century modern aesthetic. The aesthetic character of the DSSP, including architecture, landscaping, walls and fences, and signage, are described in the design guidelines defined by Chapter III of the Specific Plan. The integration of a signature surf theme with related recreational amenities also supports the goals of the General Plan. The high-quality design attributes of the DSSP, such as enhanced streetscapes and pedestrian walkways, have the potential to increase surrounding property values and create positive fiscal impacts in the City. GOAL 2. Human-Scaled Design. A city designed for people, fostering interaction, activity, and safety. Policies 2.3 Landscaping. Require development projects to incorporate high quality landscaping in order to extend and enhance the green space network of the city. 2.6 Lighting. Require all new street lights in commercial areas to be pedestrian- oriented and scaled, attractively designed, compatible in design with other street furniture, and to provide adequate visibility and security in accordance with best practices for night sky protection. 2.12 Destination Accessibility. Direct the development of new centers, parks, schools, and similar destinations so as to provide all residences within town '/4 mile to at least two amenities. Consistency The DSSP's carefully designed landscaped buffers and parkway improvements along perimeter will blend into the existing Desert Willow landscapes. Landscape treatments, theme walls, and entry monumentation will visually enhance the currently vacant area. All lighting within the DSSP, with the exception of the surf lagoon, will be subject to the City's Municipal Code to reduce impacts to the night sky. Specific lighting standards have been developed for the surf lagoon to ensure minimal light spillage onto offsite properties. Since the DSSP is located within the Desert Willow resort development, resort guests may access the DSSP amenities and vice versa. GOAL 4. Districts. A series of unique, destination-oriented districts that provide space for large-format retail, industrial and resort uses in order to increase access to jobs, provide amenities for residents, and enhance the fiscal stability of the City. DSRT SURF 52 Specific Plan Policies 4.1 Resorts. Encourage the development of unique resort complexes. Locate resorts in areas of the city where citywide connectivity will not be negatively affected by the design of the project. 4.2 Resort design and connectivity. Allow resorts to be designed as isolated and gated developments as long as through traffic and external connectivity occurs at distances of no greater than 1,300 feet. Exceptions to this may be made where external connection is not possible because of steep slopes, or natural or man-made barriers. Consistency The DSSP's uses will support balanced growth in the area since it adds to the existing Desert Willow amenities in a unique format by creating surf community in the center of a desert resort city. Unlike any other resort development, the DSRT SURF Specific Plan area will create a different resort complex within an existing resort and maintain the overall image of the site. GOAL 8. Economic Development. A diverse, growing, and resilient local economy. Policies 8.1 Long-term economic development. Support the development and implementation of long-term economic development strategies that seek to establish and keep new businesses. 8.7 Natural environment. Maintain and enhance the natural environment as critical to the attraction of tourists and ensure that new development does not adversely affect the natural environment as a tourist draw. 8.8 Recreational amenities. Strategically utilize City recreational investments to create and enhance development opportunities. Consistency The DSSP contributes to the economic well-being of the City by offering quality development that will provide a diversity of resort and commercial businesses to the employment pool. GOAL 9. Fiscal Stability. A fiscally sound and sustainable city. Policies 8.1 Fiscal impact assessment. For all major development projects, including but not limited to specific plans, annexations and changes in General Plan designations for areas over 5 acres in size, require a fiscal impact DSRT SURF 53 Specific Plan assessment to determine possible fiscal impact of the development project and use the information to formulate conditions of approval for the project. 8.2 Efficient growth. Manage growth in a manner that is fiscally sustainable and protects and/or enhances community value. 8.3 Diverse tax base. Guide development and public investments to maintain a fiscally sound city with a sustainable tax base and user fees including property tax, sales tax, transient occupancy tax, utilities user tax and user fees that pay for cost of services. Consistency The City has required performance and market feasibility assessments to be prepared for the DSSP in order to evaluate these impacts to the City. The assessments will also outline the projected growth of the immediate area as a result of the DSSP. Since the DSSP proposes a hotel and commercial uses such as restaurants and retail uses taxes from these services will create a diverse tax base from the implementation of the DSSP. MOBILITY GOAL 2. Parking. An actively managed system of public and private parking facilities that supports future development. Policies 2.1 Public Parking Facilities. Provide new public parking facilities only after applying appropriate techniques to manage parking demand and ensure efficient use of all public and private parking facilities. 2.5 Innovative Parking Approaches. Allow the use of innovative parking supply and demand strategies such as shared parking, unbundling parking, and other related items within privately owned parking facilities to allow an appropriate level of flexibility for these private land owners. 2.6 Formal Parking Evaluations. Perform formal evaluations of parking capacity on a biannual basis to identify areas where parking is under-or over-utilized. Consistency Primary parking for the hotel and surf center will be provided in the hotel parking garage on the first and second level of the building, and in surface parking adjacent to the buildings. Parking for the residential component will be provided immediately adjacent to the corresponding buildings or in an attached garage. Underground or structure parking is allowed on site. The Parking standards stipulated by the City of Palm Desert were used in order to design the required parking spaces. Table 4 of the DSSP further breakdowns the standards. DSRT SURF 54 Specific Plan ENVIRONMENTAL RESOURCES Goal 1 . Water Resources. Protected and readily available water resources for community and environmental use. Policies 1.1 Water conservation technologies. Promote indoor and outdoor water conservation and reuse practices including water recycling, grey water re- use and rainwater harvesting. 1 .2 Landscape design. Encourage the reduction of landscaping water consumption through plant selection and irrigation technology. 1 .3 Conservation performance targeted to new construction. Incentivize new construction to exceed the state's Green Building Code for water conservation by an additional 10 percent. 1 .4 Greywater. Allow the use of greywater and establish criteria and standards to permit its safe and effective use (also known as on-site water recycling). 1 .5 Waterways as amenities. When considering development applications and infrastructure improvements, treat waterways as amenities, not hazards, and encourage designs that embrace the waterways. Consistency As stipulated by SB 610 and SB 221 under Water Code Section 10910(a) the DSSP is required to produce a water supply assessment and water supply verification in order to document the sufficiency of the CVWD water supply to meet the demand associated with the proposed land use. CVWD adopted the DSSP WSA in 2019. The DSSP WSA determined that CVWD has sufficient water supplies to meet the demands of the Project for the next 20 years and the anticipated water demand will not substantially deplete groundwater supplies or interfere with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. The DSSP will also encourage water conservation through techniques such as the use of low volume irrigation systems and drought-tolerant landscaping. Any water features, such lagoons or pools, built in the specific plan area will be designed to minimize the use of excessive amounts of water. In addition, the Project applicant proposes to offset the lagoon's water demand by participating in the Golf Course Turf Reduction Plan developed by the City of Palm Desert that will replace approximately 1,035,325 square feet of turf with drought-tolerant landscaping DSRT SURF 55 Specific Plan Goal 6. Energy. An energy efficient community that relies primarily on renewable and non-polluting energy sources. Policies 6.1 Passive solar design. Require new buildings to incorporate energy efficient building and site design strategies for the desert environment that include appropriate solar orientation, thermal mass, use of natural daylight and ventilation, and shading. Masquerade 6.2 Alternative energy. Continue to promote the incorporation of alternative energy generation (e.g., solar, wind, biomass) in public and private development. 6.3 Energy Efficient Buildings. Encourage new buildings and buildings undergoing major retrofits to exceed Title 24 energy efficiency standards. 6.11 Energy-efficient infrastructure. Whenever possible, use energy-efficient models and technology when replacing or providing new city infrastructure such as streetlights, traffic signals, water conveyance pumps, or other public infrastructure. Consistency A cornerstone of the surf community is conservation and sustainability. In addition to the solar panel design features included in the surf center, passive solar design such as the use of shade structures and building orientation will be used throughout the DSSP area. The DSSP intends to uphold those values by creating structures and spaces that implement green building techniques and design principles, such as using recycled building material where appropriate. The surf lagoon wave machine technology is designed to perform at the highest level and as efficiently as possible. In terms of performance, the system runs at an efficiency level of 92%, thus using the energy at the most efficient levels to generate waves within the lagoon. SAFETY Goal 3. Flood hazards. A community where flooding and inundation hazard are contained within areas reserved for open spaces. Policies 3.1 Flood Risk in New Development. Require all new development to minimize flood risk with siting and design measures, such as grading that prevents adverse drainage impacts to adjacent properties, on- site retention of runoff, and minimization of structures located in floodplains. DSRT SURF 56 Specific Plan 3.2 Flood Infrastructure. Require new development to contribute to funding regional flood control infrastructure improvements. 3.3 Stormwater Management. Monitor, update, and enforce stormwater management plans in coordination with regional agencies, utilities, and other jurisdictions. 3.4 Open Space for Flood Control. Prioritize open space or uses that serve recreational purposes as a preferred land use within areas of high flood risk. Consistency The DSSP property is located in Zone X, which represents "areas outside of 0.2% annual chance flood." (Map No. 06065C1615G) as defined by the Flood Insurance Rate Maps (FIRM) prepared by the Federal Emergency Management Agency (FEMA). Development of the DSSP will not added structures in an area that is subject to flood risk. The retention basin planned for the DSSP will be in the form of a lagoon and passive open space. PUBLIC UTILITIES & SERVICES Goal 1 . Stormwater. Stormwater management system that leads to clean water, basin recharge and increased water retention. Policies 1.1 Stormwater infrastructure for new development. Require development projects pay for their share of new stormwater infrastructure or improvements necessitated by that development (regional shallow ground water). 1.2 On-site stormwater retention and infiltration. Whenever possible, stormwater shall be infiltrated, evapotranspirated, reused or treated onsite in other ways that improve stormwater quality and reduce flows into the storm drain system. 1 .3 Groundwater infiltration. Encourage the use of above-ground and natural stormwater facilities in new development and redevelopment, such as vegetated swales and permeable paving. 1 .4 Stormwater re-use and recycling. Encourage innovative ways of capturing and reusing stormwater for non-drinking purposes to reduce the use of potable drinking water. DSRT SURF 57 Specific Plan 1 .5 Recycled water. Work with the CVWD to encourage existing golf courses to connect to its recycled water system. 1 .6 Collaborative stormwater management. Encourage collaborative, integrated stormwater management between multiple property owners and sites. 1 .7 Low impact development. Require the use of low-impact development strategies to minimize urban run-off, increase site infiltration, manage stormwater and recharge groundwater supplies. 1 .8 Green infrastructure in public rights-of-way. Encourage green streets with in-street bio-retention and other forms of stormwater retention and infiltration in streets and public rights-of-way. 1 .10 Stormwater in urban context. Development projects shall incorporate Stormwater management into landscaping, except in downtown designations where catch basins shall be prohibited. 1 .11 Water quality detention basins. Require water detention basins to be aesthetically pleasing and to serve recreational purposes, such as in the form of a mini park. Detention basins designed for active uses are intended to supplement park and open space and should not be counted towards a developer's minimum park requirements, unless otherwise determined by the Planning Commission or City Council. 1 .12 Retention Basins. Encourage storm water retention basins, especially in the City Center Area, to be underground in future development so as to achieve the most efficient use of land and compact development and promote the urban character goals of the General Plan. Consistency The DSSP will implement the standard requirements for the retention of storm flows and participates in the National Pollution Discharge Elimination System (NPDES) to protect surface waters from pollution, as well as maintain the City of Palm Desert's Municipal Code 8.70.100 (On-Site Stormwater Retention), which requires all new developments to retain the 100-year storm flow on-site and/or off-site. Goal 2. Sewer. Sewer management and facility operations that allow for adequate disposal within the community. Policies 2.1 Sewer system maintenance. Work with the Coachella Valley Water District to ensure sewers are operational and in good working order. DSRT SURF 58 Specific Plan 2.2 Sewer infrastructure for new development. Require development projects to pay for their share of new sewer infrastructure or improvements necessitated by that development. 2.3 Sewer connections. In the event that a sewer line exists in the right-of-way where a lateral line connection is required to serve a lot, require a sewer connection at the time the lot is developed. Consistency As mentioned above, the DSSP will incorporate the use of the existing sewer and water facilities and infrastructure near the site and new storm drains to fit extended to tie into existing facilities. The DSSP lines will connect to existing lines beneath Willow Ridge and Desert Willow Drive. All new sewer facilities will be constructed and maintained in accordance with applicable standards. Goal 3. Water Supply. Ensure a sustainable, clean, long-term water supply. Policies 3.1 Agency coordination. Coordinate on an ongoing basis with the Coachella Valley Water District, and other agencies responsible for supplying water to the region. 3.3 Water infrastructure. Maintain existing water infrastructure to protect the supply, quality, and delivery of potable water. 3.4 Water infrastructure for new development. Require development projects to pay for their share of new water infrastructure or improvements necessitated by that project. 3.5 Recycled Water. Expanded use of recycled water in existing and new development. 3.6 Citywide water conservation and efficiency. Encourage and promote community water conservation and efficiency efforts, including indoor and outdoor efforts that exceed CalGreen requirements. Consistency The DSSP will incorporated the State's Water demands and conservation measures will include techniques such as the use of low volume irrigation systems and drought-tolerant landscaping. The lagoon and added water features that will built in the DSSP area will be designed to minimize the use of excessive amounts of water. As required by Water Code Section 10910(f) a Water Supply Assessment was prepared and approved for the DSSP area to assess the condition of the groundwater basin and a sufficiency analysis of the basin to supply the Project area. Coachella Valley Water District (CVWD) adopted the DSSP WSA in 2019 that determined CVWD has sufficient water supplies to meet the demands of the Project for the next 20 years. DSRT SURF 59 Specific Plan DSRT SURF SPECIFIC PLAN is.,<•-�� - f �Y'*" } f \ 1`' ! Y - fy J_n 1 • 1 St _ t. iii; , ..,....... 4, 44 1111.11, '"ems"' lli'llill or 3 � i ' A , City of Palm Desert Adopted May 2019 Amended September 2021 Table of Contents I. INTRODUCTION 1 A. Authority and Scope 1 i. Enabling Legislation 2 B. Project Location 2 C.Site Background 2 D. Existing Conditions 6 E. Project Description 6 i. Land Uses 6 ii. Operations 8 F. CEQA Compliance 9 II. DEVELOPMENT STANDARDS 10 G.Allowable Uses 12 H. Parking Standards 14 I. Circulation and Emergency Access 15 III. DESIGN GUIDELINES 17 A. Architecture 17 i. Architectural Themes 18 ii. Building Heights and Mass 22 iii. Building and Design Materials 26 B. Pathways and Wayfinding 27 C. Landscaping 27 i. Conceptual Landscape Plan Zones 28 ii. Landscape Palette 30 a) Plants 30 iii. Irrigation 34 iv. Public Space Furniture 34 v. Stone 34 vi. Landscape Lighting 37 D. Signage 37 i. Project Identity and Monument Signage 38 a) Location 38 b) Materials 38 c) Sizing 38 ii. Project Wayfinding Signage 38 a) Location 38 b) Materials 39 iii. Primary Building Signage 39 a) Location 39 b) Materials 40 c) Sizing 40 iv. Retail Signage 40 a) Location 40 b) Materials 40 DSRT SURF ii Specific Plan v. Signage Lighting 41 vi.Signage Approval Process 41 E. Walls and Fences 41 F. Lighting 43 IV. INFRASTRUCTURE 45 A. Roadways 45 B. Drainage and Flood Control 45 C. Public Utilities 46 i. Sewer 46 ii. Water 46 iii. Other Utilities 46 V. ADMINISTRATION and IMPLEMENTATION 50 A. Application Review Process 50 B. Specific Plan Amendments 50 C. Financing 50 VI. APPENDIX A: GENERAL PLAN CONSISTENCY 51 List of Tables Table 1 DSRT SURF Specific Plan Land Uses 6 Table 2 DSRT SURF Development Standards 10 Table 4 Allowable Uses 13 Table 5 Parking And Loading Standards 15 List of Exhibits Exhibit 1 Regional Location Map 3 Exhibit 2 Vicinity Map 4 Exhibit 3 Project Location Map 5 Exhibit 4 Overall Site Plan 7 Exhibit 5 Desert Mid-Century Modern Architecture 18 Exhibit 6 Hotel/Surf Center Architectural Inspiration (sheet 1 of 2) 23 Exhibit 7 Hotel/Surf Center Architectural Inspiration (sheet 2 of 2) 24 Exhibit 8 Villa Architectural Inspiration 25 Exhibit 9 Landscape Palette - Trees 31 Exhibit 10 Landscape Palette - Shrubs 33 Exhibit 11 Landscape Palette - Materials and Site Furnishings (Sheet 1 of 2) 35 Exhibit 12 Landscape Palette - Materials and Site Furnishings (Sheet 2 of 2) 36 Exhibit 13 Grading and Utility Plan (Sheet 1 of 3) 47 Exhibit 14 Grading and Utility Plan (Sheet 2 of 3) 48 Exhibit 15 Grading and Utility Plan (Sheet 3 of 3) 49 DSRT SURF iii Specific Plan I. INTRODUCTION The DSRT SURF Specific Plan provides the vision for a recreational and resort development that is authentic to the surrounding desert environment while evoking natural surf DSRTenvironments from around the world. The landscape, architecture, and design will celebrate the blending of natural SURF and man-made elements to create a unique destination surf experience on the beach and in the water. The resort ,1Ntrj., atmosphere and added amenities such as restaurants, bars, and outdoor activities make DSRT SURF the perfect desert escape. Ic"""",--we.„ ~,! i�III n� _ ; itprimr "4- ,44 "If you're having a bad day, catch a wave." Frosty Hesson A. Authority and Scope A Specific Plan is a document allowed under California law which provides cities and counties with a planning tool for master planning project sites. A Specific Plan, when approved, becomes the zoning ordinance for the project area it covers. The Specific Plan is intended to ensure quality development consistent with the goals, objectives, and policies of the Palm Desert General Plan. The Specific Plan guides the standard of development for the DSRT SURF plan area and is structured to provide a degree of flexibility for future land developers to address market driven changes if necessary. The DSRT SURF Specific Plan establishes and updates the DSRT SURF 1 Specific Plan design and development zoning policies applicable to development within the planning area described herein. This Specific Plan also establishes the regulations and standards which serve as the ordinance and development regulation for the planning area going forward. i. Enabling Legislation The authority to adopt and implement the DSRT SURF Specific Plan is granted to the City of Palm Desert by the provisions of California Government Code Section 65450 et seq. As with General Plans, the Planning Commission must hold a public hearing before it can recommend to City Council the adoption of a Specific Plan or an amendment thereto. The City of Palm Desert may adopt a Specific Plan and/or an amendment to the Specific Plan by either ordinance or resolution. (Palm Desert Zoning Code Chapter 25.78 Decisions by the City Council). B. Project Location The Project consists of three Assessor's Parcels: 620-420-023, 620-400-024 and -620-400-008. The Project is located on the west side of Desert Willow Drive, north of Country Club Drive in the City of Palm Desert, Riverside County, California (See Exhibit 1: Regional Location Map and Exhibit 2: Vicinity Map). The irregularly shaped site is bounded by golf course on its west, south and east sides, the Westin Resort Villas on its southwest corner, and by the Desert Willow Clubhouse parking lot on the north. (See Exhibits 3: Project Location Map). C. Site Background The City of Palm Desert constructed the Desert Willow Golf Resort in 1997-1998. At the time, it consisted of two 18-hole golf courses and remainder parcels planned for a wide range of resort and residential development on a total of 515±acres. Development within the Project has been governed by the North Sphere Specific Plan, which established multiple planning areas within the Project area. Multiple planning areas have developed, including the hotels and restaurants located at the southwest corner of Frank Sinatra Drive and Cook Street; condominium units on the west side of the golf course and east of Portola Avenue; and resort residential projects in the southern half of the Project area. Four vacant development pads remain today, centered around Desert Willow Drive and generally located east and south of the existing clubhouse. The DSRT SURF planning area generally occurs within Planning Area 10 of the North Sphere Specific Plan. 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'''''..r'''"""Hr.'.....":, .',...;:'•.;-,•--f•••••;''.:' .7.!'."•'.'.'..-•: .•• . . • ..-r.f "•••:. ,... 1.11,, if)... ..,>•.:4-. .e'..56/75' .'W,..:..--. . .., ,, ..' ,.,_..,. ,. •-•. • '416H • 1,--.• ramp -1• , ..., •.. . ,‘, ',I 6,. t...,:: ....t.._1.... ..0,..._..,•.... ..-•:.. cilailikv _,:•.........-11 .-.. . .. '''';-:1-1:2•......... J '• "'.....' .-..-...:••.• - ...... . ..':,.. '', .:. - . - ',.V.-I,ti• Nair"i--. . . .. // R ... / Source:Googi.e Eorth.2018_ 1.29.21 D S T .• SURF • DSRT SURF Specific Plan Exhibit 2 - PROJECT VICINITY MAP .... • i, t—;0 . i:l• ;, ,; ' ...r ,r' :'rT • `•2.. y�ri. r •:. _ 5 f S r r 1 i• 3 '"' is wi-i-air 'j, pr:? ._ ems„ '9 --' .I..�r C'iip " g+-Zi I I.v'.ista�ta2 r-N- • woo_r ----1.3.11;......L.,.. ...........;:!.fr I, ,,,titAtipi"..2. . a� to :rr �� Gr. _ F �i M d 4 k-; 0 - '. ti of '7- i _ { II • ,k,,'. ,' tr., #.. ..... . . rr ''' S4‘..-:47.,. fr,'' -r rt. SITE 7 ,: ^-' '" . ?4 4 "f., r ;s'• `-:t ir.x '•Y;s 'rf ••-,;4 •;: .k u: ^.1x+ , k - f 0 ._4_ 14 Resort ,: ;.' .'::: "4. "s 6. It X,•'4,444,d.,111 l'-''0-.5 4. )4,_Aar•' •• .‘ktiliogl = • . - �� � :,verY. •. �. ; 7'` : • . ,, E' SITE rA 1 I'.'1I ; '` ''�; : . • -11111 t t° ;• F .•� '' gaff-s t • hra v,s aWC' ' .. v 3 F 1 .ts Y I - F� 'r - ':. .�•r- �-' �.-� _ n+lXrkpp�t pp! • �" �; �',�~y�a n. �Y�• T•� • d :Fhb;1La . .f ,•f:• •tif• ., 'I J � Fes` 4C @ ir 7. 5 - ./IT + q. ^r. ', ;'' its A f t4--. ,r t' '1 (11. 'It Ile F, ,. erg l• * t ti . • j�' � .. $I -- - .s a,-,n. �._ .f•--I "•�:_ ....:...ar.v z- -...aa ;: - _ :.i - f -Sal.sr -• -- �_r.�,x�: :.' aaa•a�.SP - - '-I C-ountry- Dr-Or - — --- _ _.v: _ - - - - _ - ----- -o. ! "-- - --� _... "" -- Ail • dtP R . °may,• Source.Google Earth.2018 1.29.21 DSRT SURF Specific Plan Exhibit 3 - PROJECT LOCATION MAP D. Existing Conditions The DSRT SURF Specific Plan area consists of irregular shaped lots totaling 17.69 acres.The land is partially developed with the Desert Willow Golf Resort clubhouse parking lots in its northwest corner, on approximately 3 acres. The balance of the site (approximately 14.7 acres), is vacant, desert land, bounded by the existing golf course. The proposed Specific Plan area is designated as "Resort & Entertainment District" on the City's General Plan Land Use Map, which allows for various types of lodging, retail, commercial services, recreational facilities, along with specialized entertainment with a commercial floor area ratio (FAR) of up to 0.10, and multi-family residential land uses of up to 10 dwelling units per acre (DU/AC). According to the General Plan (2016), the purpose of this District is "to provide for a range of entertainment and resort destination uses that require large amounts of land and that draw visitors to the City such as theme parks, hotels, and sports facilities." The City's Zoning Map currently designates the Specific Plan area as "Planned Residential (PR)." Commercial recreation and hotel land uses are allowed in the PR zone only with the issuance of a conditional use permit when not directly related to a permitted residential development. With regard to hotels in the PR zone, the maximum density must be approved by the Planning Commission or Council (Zoning Code Chapter 25.10 Residential Districts). E. Project Description i. Land Uses The DSRT SURF Specific Plan establishes building and development standards for the entire 17.69-acre Project site. This Specific Plan proposes the development of a 5-acre surf lagoon, surf center facilities, up to 350 hotel rooms, and up to 88 residential villas (See Exhibit 4 Overall Site Plan). Parking has been distributed throughout the site and an off- site parking lot has been secured for special event overflow parking (See Exhibit 3 Project Location Map). Table 1 DSRT SURF Specific Plan Land Uses Land Use Max/Min Allowed rmm Surf Lagoon Max 6 acres Surf Center Max 35,000 SF Hotel(s) Max 350 rooms Villas 15 units per acre/88 villas max. Villa Clubhouse Max 3,125 SF Maintenance and Equipment Buildings Max 15,000 SF Landscaping/OS/Pool /Recreational Space Minimum 20% Planning Area DSRT SURF 6 Specific Plan •� �' ; \ _) jd,-,,,,,. Jy ; . 7 r .may- A� 'f '-- ••-.♦ . 1 . _ • 1 irC %. ll'71�� it \ :We wl 7� let F4 111!.''4 rri. co r '� .".'r.--._ - �• :(ham. 'r` f _Y 1 `. • - t,f;. • \ ; ram 'rrc a� + ' ! it`. . •• le -9 a . ' ', • • .0,... .:, ' t4t7g .:2t t ''' 6* . . • . I iiptiti7.-,._:.,!, JAC....• -.4•' 1 i t.iffiiiiisti 1 , _ . . , ....,-,--- ., ,,mre 1- .tiik,.. ._„.- .:, , .._-_,. .. r . ..,;,i, . i I, ,,, . . . .. p ..,. ..,,,, / , , 4. • ..� r : o- .^•�"•py. ',:/d ! ' .Stjj, .� -'.•:,�, • .!:'r'.,7,c'... �. I HIP Ilitiol i , , i r,, tillillil 41" - 111111411111 • i i. y �; _- °ram. • \L-::}U Ct.) g f ‘,/ • r--r_ ... ......, \ - % -, 4 41.10 -. ;... .. /. -7,-___r_ . .._,, -..x \\ E .., _ e .... ___ . . _ ... ._ . . ., .. ... .., , ...,. ...,_ , , . ... • . ....... .... . .. ... it •iiiiii -.,; . .-1.,---: hr.:4 ' '.. , ,,,-).0 i 44 ,. .t...., - . • _ • • it- u.--• • Illa 4- ,' r • lit•#-. • t1PIf� r ` DSRT _ _ _ s _ `. Source;AO Architects,2021 4.27.21 S DSRT SURF Specific Plan Exhibit 4 - OVERALL SITE PLAN .. ii. Operations In addition to overall Project design, it is essential that the operational function of the hotel and surf center complement the residential areas to achieve Project cohesion. The site will provide a variety of recreational and commercial opportunities that tie into the surf resort theme envisioned for the Project. The following section lists potential amenities for the Project. Site Program and Recreational Amenities The following are representative of but not limited to recreational amenities proposed for the Project: • Surf Lagoon • Restaurants/Bars/Cafes • Surf Academy • Stage/Event Amphitheater • Lifeguard Stations • Sand Beach Areas/Beach Club • Pools and Spa/Jacuzzis • Yoga, Stretching, Workout Space • Cabanas and Palapas • Adventure Course (Ropes/Climbing) • Fire Pits • Bouldering Features • Exterior Movie Projection • Bocce Courts • Shade Hammocks • Beach Volleyball • Open Lawn Space • Bike Racks (Rentals and Public Use) • Boardwalk/Pier • Retail/Merchandise • Kids Play Area • Outdoor Showers • Pickle Ball • Flex Space • Pump Track • Tennis/Beach Tennis r ,,,,.., ,,,, ....w,. ,.,, ,,_ __ ,,,. . .....,_ . ., :_...„, _ . ,...„- , ...0 ,,,r ___ _4 _.,I I .__--'7........, --'!'_-_-2--•_ ___ II- __ ....., ...-,i0 _ .,... ..._.:•-•"-...- A;'•L• - i .,4.. _.... k... :; 4 4 0 -'*•■••A - 2 -* .11- -- a 1, 1iia e - - ---"Nrift...-_ resiorito • , _ , • rzji, KZ, - - , _ -_ --Q-• .. „-- t • A . ' .i . DSRT SURF 8 Specific Plan Surf Lagoon Hours of Operation Surf Lagoon (surfers in water): Summer Hours (May 15-September 30): 6am-12am Winter/Spring Hours (November 1-May 14): 6am-10pm on weekdays; 6am-12am on weekends, during Holidays' and special events (special events may be on weekdays or weekends). Surf Center: 6am - 2am Music Events: Allowed 7 days a week. Outdoor music/event to end at 12am, indoor music/event to end at 2am. Ticketing/Admission To access the surf lagoon pools and recreational areas, all guests will be required to purchase a Beach Pass. To participate in surf lessons/surf sessions, guests will be required to purchase an additional Surf Pass. The hotel, surf center, shopping, and restaurants will be open to the public. Lagoon Capacity The surf lagoon will accommodate, on average, 70 surfers at any one time with the ability to accommodate 95 surfers for special events. Lagoon use will be sold in 1-hour increments with the average surf sessions lasting 1-4 hours. Special Events Special Events may also be held that could result in 3,500 ticketed spectators. Parking overflow during special events will be located off-site at location(s) to be approved by the City. A shuttle service will be provided during special events to transport visitors to and from offsite parking to the Surf Center. Lagoon Maintenance The surf lagoon will require daily cleaning and may require one annual full-drain for maintenance purposes. In the event of a maintenance emergency, the lagoon will be drained as necessary and heavy equipment may be required to repair damage and/or replace equipment. F. CEQA Compliance In compliance with the California Environmental Quality Act (CEQA), the City identified the preparation of this Specific Plan as a "Project" under CEQA and prepared an Initial Study. The Initial Study found that the Specific Plan had a potential to significantly impact the environment, and that an Environmental Impact Report (EIR) must be prepared. The City circulated to all responsible and trustee agencies a Notice of Preparation (NOP) of an EIR.All comments received in response to the NOP were considered and incorporated into the EIR. The EIR was circulated to all responsible and trustee agencies, and all other interested parties, for a period of 45 days. All comments received in response to the EIR were considered in the Response to Comments prepared for the Planning Commission and City Council. The City Council certified the EIR prior to adopting this Specific Plan, on X X, 2021. Holidays/Holiday periods include the week of Christmas, week of New Years, Martin Luther King Day, Presidential holidays, Memorial Day, Labor Day, the week of Thanksgiving, and Spring Breaks (March 1- April 15). DSRT SURF 9 Specific Plan II. DEVELOPMENT STANDARDS This section of the Specific Plan serves as the Specific Plan ' Area's Zoning Ordinance. Standards and guidelines which are applied to the Specific Plan Area are described in detail below. When Zoning Ordinance standards and guidelines D S R T :� apply, a reference is made to the appropriate Section of the SURF / Zoning Ordinance. ✓ ! The Project site will consist of a surf center, 5±-acre surf lagoon, hotel, surf rentals and lesson space, pool and spa amenities, outdoor activity space, restaurants, bars, and event space. The following table provides a comparison of existing development standards per the PR zoning district and proposed development standard modifications for the DSRT SURF Specific Plan. Table 2 DSRT SURF DEVELOPMENT STANDARDS MEASUREMENT/STANDARD EXISTING DSRT SURF Density Villa Density [PR: Density (du/ac), min-max] 4-40 15 du/ac max Hotel Density -- 350 rooms max Building Measurements PR: Height/ Number of Stories, max 40' /3 50'/ 4� PC-4: Height/ Number of Stories, max �5'/4 Villa size, max bedrooms per villa -- 4 bedrooms Hotel Room/Suite size, (min SF/ avg. SF per room) 330 SF /375 SF 330 SF, 375 SF Coverage PR: Building Coverage, max%of Planning Area 50% 50% PC-4: Floor Area Ratio imimpor alone." 1oe." Recreational/Lagoon Coverage, min %of Planning -- 40% Area (currently 50%) Surf Center Setbacks Setback from golf course -- 25' PR: Front Yard, min -- -- .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. DSRT SURF 10 Specific Plan Table 2 DSRT SURF DEVELOPMENT STANDARDS MEASUREMENT/STANDARD EXISTING DSRT SURF PR: Side Yard, min -- -- PR:Street Side Yard, min -- -- .....................................................................................................................................................................................................................................................................................:........................................................................................................................................................................................................................... PR: Rear Yard, min --FC-4: Front Yard, min 0' PC-4: Side Yard, min 1 -- PC-4: Street Side Yard, min -- -- PC-4: Rear Yard, min 2. -- Hotel Setbacks Setback from golf course -- 25' .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. PC-4: Front Yard, min 30' 20' PC-4: Side Yard, min 1 - 15' PC-4: Street Side Yard, min -- -- PC-4: Rear Yard, min 2' 20' Villa Setbacks Setback from golf course, min -- 5' PR/PC-4: Front Yard, min -- 5' PR: Side Yard combined both sides, min -- 5' PR:Street Side Yard, min -- 5' PR: Rear Yard, min -- 5' Stacked Flats Setbacks Setback from golf course, min -- 20' PR/PC-4: Front Yard, min -- 5' PR:Side Yard, min -- 0' PR:Street Side Yard, min -- 5' PR: Rear Yard, min -- 10' Landscaping/Open Space/Recreation PR: Planning Area Coverage, pervious surface, min 25% (total Res lot NA area) PR: Front Yard Coverage, non-pervious surface, max 40% NA (front yard) DSRT SURF 11 Specific Plan Table 2 DSRT SURF DEVELOPMENT STANDARDS MEASUREMENT/STANDARD EXISTING DSRT SURF PC-4: Commercial Landscaping (other) coverage, 20%0 20% min Landscaping, Specific Plan Perimeter, min -- 5' Source: Palm Desert Municipal Code;Zoning. 1.Parapets,towers,and similar elements may exceed the 50' building heigh by no more than 10'. Roof stairwells and elevators may exceed the 50' building heigh by no more than 15'. PR=Planned Residential (planning area existing zoning/land use) PC-4=Planned Commercial:Resort and Entertainment. Reference for comparable land use standards proposed under DSRT SURF. PR Development Standards,PDMC Ch.25.10.050 and/or Residential Landscaping PDMC Ch.25.52.030 PC-4 Development Standards PDMC Ch.25.16.050. Special Use Provisions:Hotels Minimum room size PDMC Ch.25.34.070 G. Allowable Uses The DSRT SURF Specific Plan area is designated as Resort and Entertainment District on the City's General Plan Land Use Map, which allows for various types of lodging, retail, commercial services, recreational facilities, along with specialized entertainment with a commercial floor area ratio (FAR) of up to 0.10, and multi-family residential land uses of up to 10 dwelling units per acre (DU/AC). The City's Zoning Map currently designates the Specific Plan area as "Planned Residential (PR)." Commercial recreation and hotel land uses are allowed in the PR zone only with the issuance of a conditional use permit when not directly related to a permitted residential development. With regard to hotels in the PR zone, the maximum density shall be approved by the Planning Commission or Council (Zoning Code Chapter 25.10 Residential Districts). A comparison of existing and proposed allowable land uses are listed in Table 4, below. If a proposed use is not listed in the Table, the Community Development Director, upon written request and in conformance with the provisions of Section 25.72 of the Palm Desert Zoning Ordinance, review the proposed unlisted use and determine whether it is Permitted, requires a Conditional Use Permit or is prohibited. DSRT SURF 12 Specific Plan Table ALLOWABLE USES | Existing DDRT Special Use Land Use | | � . CPMj . �UM� � Provision Residential U es Dwelling,duplex N P Dwellin Dwelling,sin I -fa Guest dwelli Home-based business P Planned unit development, residential C P 25.10.040.0 Retail,Service, and Office Uses 16 Bed and breakfast N Condominium hotel C P Ancillary commercial P Art studio P Business support services P Health club,gyms or studios P Personal services P Restaurant P Retail P Recreation, Resource Preservation, Open Space,and Public Assembly Uses Amusement facility,indoors P Amusement facility,outdoors P Nightclub P Public Recreation facility, commercial N P P=Pennitted; Use Permit; N=NotPennittod; —= Use not listed under existing (PR) land use designation. ~=The City requires bui|dout and operation ofo hotel prior tobui|doot Unneuhone. DSRTSURF 13 Specific Plan H. Parking Standards Primary parking for the hotel and surf center guests will be provided in the hotel's parking garage, located on the first and second floors of the hotel, and in surface parking adjacent to these buildings. Employee parking will be located at the south end of the site by the maintenance and service areas. Through mutual agreement with the City of Palm Desert, 130 parking spaces will be shared with the Desert Willow golf clubhouse. In the event the parking garage reaches full capacity, the hotel shall have a parking plan in place that may include a combination of an on-site valet and off-site shuttle service to and from the overflow parking lot. Off-street parking for the villas shall be provided immediately adjacent to the proposed buildings or in an adjoining structure, such as a garage or carport. Additional street parking is located throughout the planning area and is not restricted to any particular use. Parking and loading spaces, including off-site parking for special events, shall be designed in conformance with Section 25.46.030.D of the Palm Desert Zoning Ordinance, with the following exceptions: • Tandem parking is permitted for villa areas, however, no more than two tandem spaces are allowed with one access to a drive aisle. • Tandem parking is permitted in parking structures; however, a valet service must be required at all times the use is open for business, and the valet parking area is accessible only by the valet service. The following table provides parking standards for the entire Specific Plan area. DSRT SURF 14 Specific Plan Table 4 PARKING AND LOADING STANDARDS Measurement/Standard I Existing I DSRT SURF Commercial/Recreational Parking Restaurants/Bars/Lounges . . 8 per 1,000 SF 8 per 1,000 SF ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Surf Lagoon 130 Shared Golf+ 1.5 per surfer (70 max. surfers) ...................................................................................................................................................................................................................................................................................................................Off-site/Special Events -- 500 stalls Villa Parking Studio and one bedroom 2 stalls per unit .......................................................................................................................................................................................................................:.........................................................................................: 2.5 stalls per 2 per unit Two or more bedrooms unit Hotel Parking Hotels 1 stall per guest unit 1 stallguest unit 1.1 stalls per per Resort Hotels guest unit Stall Dimensions 9' wide by I Off Street Parking Stalls, min. 18'6" long 9' wide b y 18' long Off-Street Loading Loading Berth, min L x W 45' x 12' 1 45' x 12' .......................................................................................................................................................................................................................:.........................................................................................:........................................................................................................................................................................ Setback to residential, min 50' 10' Source: Palm Desert Municipal Code;Zoning, PDMC CH.25.46.040 Parking Requirements. I. Circulation and Emergency Access Vehicular connectivity within the project will be from a perimeter Promenade with two public access points on Desert Willow Drive.The driveway furthest north will be the primary entrance for the hotel and surf center. The Promenade also provides emergency access to the entire site, with a third gated emergency access point located at the western corner of the site that connects to Willow Ridge Road. Internal circulation will primarily be designed for pedestrians with the exception of emergency lifeguard vehicles, which will have access to the Lagoon area and boardwalk for emergencies and maintenance vehicles for transporting equipment and daily upkeep of the lagoon and surrounding area. Guests and residents are encouraged to leave their vehicles parked and instead use pedestrian walkways, bicycles or golf carts to move around the site. DSRT SURF 15 Specific Plan Circulation plans for the Project shall adhere to the design guidelines set forth in this Specific Plan. Street improvements, including curbs, gutters, paving and sidewalks, shall adhere to requirements and development standards set forth in Zoning Code Chapter 25.10.6.13, which states: "Required Width of Private Roads. With no parking, the private roads shall be 20 feet wide. With parking on one side, 32 feet wide. With parking on two sides, 40 feet wide. The roadways shall be a minimum of asphaltic concrete with concrete curbs and gutters as approved by the Director. Standards of design and construction of roadways, both public and private, within the project may be modified as is deemed appropriate by the City, especially where it is found that the development plan provides for the separation of vehicular and pedestrian circulation patterns and provides for adequate off-street parking facilities." DSRT SURF 16 Specific Plan III. DESIGN GUIDELINES A. Architecture All buildings constructed onsite shall maintain a consistent ,•\4,71 / character carried out by quality materials and design that are evocative of the surf resort theme proposed within this Specific D S R T Plan. Architecture must embrace and incorporate authentic materials, curated in a way that is not overly designed - such /• as a natural weathered look found in genuine surf environments. It is encouraged that building design features be multi-functional, including shade structures that change with ', / / the season and creative seating designs that are integrated into the landscape and building features. r '•�, t 'V •glit f JF ,�j* �� K r ____ 1.111111e11112Mia , .7,,,,. ,._ 0 w •1' S+ r_? w+1' 1,1 }k f • _ -i• 'T.4 -0—:-.�- .- f • ,- _ Pit •--- -.. _ _ ram_... - — W:127; i ... . . �'.� p ,: : , Building design shall be unique to the site in that the configuration shall take advantage of and preserve the surrounding vistas while integrating into the existing character of the surrounding Desert Willow property. Various architectural characteristics include: • Blending artificial and natural elements for functional purposes (shade, seating, etc.) to integrate into the environment; • Embrace and integrate the beach into the desert, think dunes to surf; • Encourage intuitive and organic wayfinding designs; DSRT SURF 17 Specific Plan • Consider irregular roof lines that encourage unique designs with added functionality for shade and place-making; • Incorporate dynamic and seasonal shading strategies for exterior occupied space; • Encourage the use of eco-friendly materials that have been recycled and upcycled reminiscent of the natural and relaxed feeling of the property. i. Architectural Themes DSRT SURF reflects the natural environment and the Desert Modern theme, which blends contemporary and Mid-Century styles. Buildings must have clean lines, play off horizontal and vertical planes, and incorporate natural materials. Desert Mid-Century Modern Desert Mid-Century Modern is an architectural style characterized by clean simplicity with the intention of blurring the lines between indoor space and outdoor living. This blending with nature is achieved by emphasizing the use of windows and open floor plans when designing indoor spaces. What makes "Desert Mid-Century Modern" unique is the opportunity to design buildings tailored to the warm California climate by incorporating passive cooling techniques,such as the use of open breezeways, ample glazing, angular construction, light facades, and outdoor living space. Simple post-and-beam steel-framed buildings are often used due to the material's resilience in the harsh desert climate, which also promotes a sleek modern design. ZI-I'' r 1r , ' • -17111P7 11! ,, .._. • .'VO%-:11- .' ji i ail ., , as_ — ,�. H111111111± _,...._I-' , illea pir� y . r� -__ - -s.-a.. - DSRT SURF 18 Specific Plan ,. . .. ,„ --• - •. .•.,.%., . 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',-C--'-!..'-. :. ---• F ..- g , - ..--"---.• '.. .efiEr- ...7:?....,...::„.:...:4_.:. .,.. ..,._, .-r- r . z_v_41;_ irromi • lab • _ ,.:„.„. _... . . •. _..,. .. 1 I -- __. .._ ....-4.... .. . ••• - ....iit. .. • 4,111"1/ 1 29.21 DSRT . DSRT SURF Specific Plan Exhibit 5 - DESERT MID-CENTURY MODERN ARCHITECTURE While in accordance with the prevailing architectural theme, arrival points and building entrances must receive special treatments consistent with the materials discussed in this document. Generous use of desert landscaping, natural materials, and interesting monument signage assist in the creation of a distinctive sense of place that will be carried out throughout the Project. Architectural elements that provide shade and create shadow lines, such as building projections, covered walkways, arcades, and other human scale openings shall be included to reduce the impact of building mass and create visual interest. The means of enclosure to courtyards and balconies shall be visually permeable where appropriate and the stepping back of upper floors should also be utilized to further reduce the visual impact of building mass and maximize view corridors and viewsheds of the mountain vistas. It is also common to see rooflines echoing the surrounding mountains with "butterfly roofs," or "V roofs," which are characterized by an inversion of a standard form roof, with two roof structures sloping down from opposing edges towards a middle point of the roof. Preserving and Enhancing Viewsheds The Specific Plan area enjoys views of the surrounding San Bernardino and San Jacinto mountain ranges. As building heights within the Specific Plan generally exceed those previously existing in the surrounding area, it is essential that architectural elements and building components be varied to reduce the overall perception of mass, resulting in graduated frontages that allow generous view corridors. A particularly distinctive viewshed will be created by the opening of the arrival plaza between the surf center and the hotel. Views from the arrival plaza looking southeast between the two buildings shall be unobstructed to the greatest extent possible to preserve the viewshed of the surf lagoon against the dramatic mountain backdrop. IFWb - • 1 .r.r .. ' _ t r^' 4 • •-..�lr•. ' .. - - •'4:: .71 .fir Creating Gathering Space One of the overarching goals of this Specific Plan is the thoughtful creation of public gathering space to encourage friendly interactions between guests. This playful co- mingling is achieved by both passive and intentional design. Landscaping will be utilized as a functional seating design element throughout the site by encouraging the use of low-rise block and/or stone walls that serve to define landscaped areas while also providing casual seating throughout the property. Open lawn and sandy beach areas will be strategically placed throughout the property in proximity to the lagoon and pools to encourage guests to create their own hangout space, which is reminiscent of an authentic beach experience. Other Project components that provide intentional DSRT SURF 20 Specific Plan hangout space include restaurants and bars, cabanas, lounge chairs, fire pits, and recreational activity space. The combination of designed gathering points and freeform hangout space promotes a destination resort atmosphere envisioned for the Project. Itill --rilikifm'ILANItiv.- --- • ' 4 • r 1 i, of �.��,0+ irS4k.,.. , - - -°-1 " ' .- AL.- 1.--- 4 4..iltgew.e ik Al:0 III Alp- in& ... 4•• ri_Nr+.,--7,;.-,_, all C ' jr=:Tr.'-'*'•Id ..,4. -'''''TV t:' '''.='' - -;''' '''-' i ,,-- - . = '--', - T '� -; .— C .1 . kii:(' "`i 6 .t sr„_, 11 . • . _ ... . _ ....‘ • . . iiii6, :4. 4, , , ,...,;;.0 ,. „ r_ ,,, , , . /2. :,- i . lidi , , . ..,"..!.--•-_ _ , , 7 - i ' - - • L' 1'-.6: \ 17"fili" Tb'' ' 44, . -4, • • „IF-,...,00z..1.0000.4"- . 1,-Alip- .- in 7-•"--43 A :_ :,---- W Sustainable Building and Energy Efficiency Conservation and sustainability are common values amongst the surf community and encouraged throughout the DSRT SURF Project. Green building techniques and design principles should be implemented throughout DSRT SURF. DSRT SURF structures shall utilize passive design principles that are unique to the site and thus minimize the consumption of energy and maximize user comfort as much as is practicable. Roof overhangs, supplemental shading, strategic glazing ratios, building orientation and daylighting shall be considered in concert. Materials shall be chosen for resiliency as much as for aesthetics. Interior spaces shall be designed to be an extension of the outside and not require conditioning where (and when) practicable. Passive solar design has been implemented in Palm Desert and the Coachella Valley for a number of years, through the use of shade structures and building orientation. Passive solar design should be part of building design to the greatest extent possible through deep recesses for balconies which shield building interiors; window placement on exposed wall faces; and use of structures and trees to shade public or private open spaces, and limit heat sink effects.As technology continues to expand and improve, solar energy can be harnessed to lower the energy demand of the Project. Active solar panel design should also be considered throughout the Project. The surf lagoon wave machine technology is designed to perform at the highest level and as efficiently as possible. In terms of performance, the system runs at an efficiency level of 92%, thus using the energy at the most efficient levels to generate waves within the lagoon.The versatility of the technology permits the number of waves to be adapted DSRT SURF 21 Specific Plan to the number of surfers at any given time. In this way, the fixed consumption of the installation is reduced to a minimum, and electricity consumption has a direct correlation to wave generation without unnecessary energy waste. DSRT SURF also promotes the use of products and materials that have a positive economic, social and environmental impact and focuses on minimizing the energy involved in extracting, processing, transporting, maintaining and disposing of materials associated with construction of the machinery. The landscaping palette for DSRT SURF is designed to minimize the use of water for irrigation through the installation of highly efficient irrigation systems, plant-specific emitters, and using drought tolerant desert landscaping. Recycling of materials within DSRT SURF should be made as simple and accessible as possible. Although centralized solid waste disposal is likely throughout the Project, each building should be designed to make the recycling of materials easy and convenient. If trash chutes or centralized sorting areas are designed in buildings, they must include a recycling component. Finally, open spaces within the Project will include furnishings and finishes which should to the greatest extent possible be made of sustainable and/or recycled materials. A broad range of products are now available, with more being introduced every year, which reuse materials in their construction. ii. Building Heights and Mass The Specific Plan allows for development where careful attention to appropriate building height, scale and massing will be essential to creating space and enhancing the surf resort experience. The majority of the planning area will be pedestrian oriented, and all buildings should be sensitively designed to the human scale with active, pedestrian friendly frontages and pathways. The DSRT SURF Specific Plan allows for a maximum building height of 50 feet without articulation. Elements such as awnings, balconies, roof overhangs, or trellises that protrude from the building elevations are encouraged to provide a unique design and additional shade. The following exhibits provide architectural inspiration for the hotel and villas, and should be considered during the precise planning process. wEsior u e u e II 1-PIE I!plll!]!IIl1lII 1111[ ti f -' DSRT SURF 22 Specific Plan 1 lt 1 ,- ii - II c_k..c.r, „... :. ...... ii__I I AAR I _ .. 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'..,.. . 1,-•. - .• .L. .., • f:' - • - •t-,• . 1..-- .t ,g . • •. : ' --••••:---.• - • ' - . .,-,::.-......):_-- • __:. - -_ • :, ,,-,-'- .. ., ../- 1 ;-.•--'' --.•• z• --.. . -i.,•,......-•..••:,,, :A -..mi, • .:::-'Y• — a _ . e • -- 4,:••-•ti.!.:_.5 •'...'••• . ., 1 - .•••,i• • ,. '- • .•••'••-, •••,-,• ,••.•-:$ . 1-4, ,",,• 'all J.. 1 " 4..c.0 --NTY r . , %., ,•Mr... ,,,,,: •, ..-,,,':_._ • . . %Soli:16...---. -_ El I- "" ..4,.:- .:+17.'• :•1‘7.10 ,-:. •- ..._(,. . .. ...--. 111111111111117111,._ - .. ...., . .. T 're Att DSRT • I 29.21 SURF -..... DSRT SURF Specific Plan Exhibit 8 - VILLA ARCHITECTURAL INSPIRATION iii. Building and Design Materials The DSRT SURF architectural style is defined by an authentic and organic palette of complementary materials and finishes. While consistent with the broader theme, it is essential that materials, colors and finishes are appropriate to the architectural style of individual buildings. Intense sunshine is a prevailing feature of the desert environment and textured surface finishes on which interesting shadow effects can be achieved will contribute much to distinctive local character. • _ I ,� I �. f . ; r � �' i The following materials are encouraged in building design: • Weathered tropical hardwoods such as ipe for pathways and walls; • Ocotillo branch screens and trellises to provide shade with natural materials and interesting textures; • Stacked stone for walls, fencing, and seating; • Sand finished concrete for pathways to create a beachy texture; • Wood siding commonly used for coastal buildings; • Painted steel, rusting steel, and metal roofs will naturally weather creating an authentic look. DSRT SURF 26 Specific Plan B. Pathways and Wayfinding The streetscape and wayfinding concepts are intended to unify the surf center, lagoon, hotel and residential uses in a cohesive manner. The goal of the internal pathway theme is to encourage organic wayfinding designs with natural materials juxtaposed with artificial materials (such as boardwalks, sand, grass, and concrete) to suggest organic circulation. Haphazard path directions promote the feel of natural wayfinding consistent with natural beach environments. Examples of creative wayfinding include: • A mix of pathway materials, such as concrete, boardwalks, sand, and grass; • Playful pathway directions that avoid 90-degree angles; • Interesting wayfinding signage using natural and/or weathered materials; • jo- • •4-411707 11 wirreni 11 W .A - Apip 4.• M,111L, ii.xectj inimijohjg Ssr � wI. .... �.. . • • r,}. C. Landscaping The landscape design character at DSRT SURF will project the relaxed surfing beach character of Baja California, where the desert meets the ocean. At DSRT SURF, the use of rustic stone, wooden boardwalks, and casual arrangements of desert compatible plants creates a setting for guests to unwind and engage with the dynamic surfing lagoon. Another goal of the landscape is to complement the character of the landscape at Desert Willow, with an emphasis on desert compatible plant species. The plant species selected at the perimeter of the Project will be species that are currently being grown in the adjacent landscape areas at Desert Willow. The goal is to have DSRT SURF fold seamlessly into the overall landscape character of Desert Willow. The perimeter landscaping will subtly provide screening between DSRT SURF and the golf course, while maintaining views outward to the San Jacinto Mountains. The perimeter landscaping will also use wind tolerant plantings to buffer the Project from the northwesterly winds and mitigate the potential for wind-blown sand. The landscape at DSRT SURF has been designed to celebrate the bold forms, textures, and blooms of succulents and cacti that are adapted to the climate of the Coachella Valley. Varied plant species have been selected and placed to create organic compositions that display the unique colors, textures and forms of novel and memorable plant species. DSRT SURF 27 Specific Plan i. Conceptual Landscape Plan Zones The landscape for DSRT SURF has been broken down into four conceptual landscape plan zones. ZONE 1: PERIMETER LANDSCAPE The perimeter landscape will be comprised of evergreen trees and shrubs that are either native or native adaptive. Plants that are currently growing in adjacent landscaped areas at Desert Willow will be incorporated into the plant palette. Plants will have dense evergreen foliage to create a vegetative windbreak or to screen selective views into and outward from the site. Evergreen groundcover plants and angular crushed gravel will be placed to assist in bank stabilization and to reduce wind-blown sand. ZONE 2: PROJECT ENTRY The landscape at the Project entry at Desert Willow Drive will have Fan Palms that provide vertical punctuation to create a sense of arrival and assist with wayfinding.A landscaped median will include additional Fan Palms that will be held back from the intersection so that views of on-coming traffic are not blocked. Project signage will be incorporated into the entry landscape along with LED low voltage up-lights on the palm trees and entry sign. .icy:;... .. �''•�-Si Y.'.•. Y•. ''`R - etc f '. �4".� l+'-+t.:. ... . .. • r: 140.!4kr,,,tlititql;Ps: ' ZONE 3: LAGOON BEACH The zone between the lagoon, hotel and villas is referred to as the `Lagoon Beach'. Meandering pathways make their way around the pool and gathering spaces to concrete stairs and an accessible ramp to access the beach level. The concrete paving will have a sand finish to provide the needed slip resistance and 'sand beach' character. To strengthen the beach character of the landscape, tropical hardwood decking is inlaid flush into the pavement to suggest beach boardwalks. Cabanas, day beds and chaise lounges line the sand beaches invoking the destination resort feel. Crushed gravel will cover the planting areas to reduce potential blown sand. DSRT SURF 28 Specific Plan . , • ••• • SURF CENTER •'it • • a f ! i.� .� _ •e. ....I ,1. . / "."1/ Ill"'1- EI • Bila 41Ij " /t` 1 Located at the Lagoon Beach zone are pools and spas with lounging areas and day beds creating a relaxing, laid back environment. Palms and accent trees are organically interspersed throughout the beach zone to add to the Baja California landscape concept. Most of the trees at the Lagoon Beach will be small textured, evergreen trees located to provide the maximum afternoon shade. The trees will be desert compatible, with minimal litter or pollen production. A variety of tree sizes will be planted to offer varied tree heights and tree ages. Desert shrubs and succulents will have bold textures, colorful blooms, and a variety of foliage colors; variegated, blue-green, or olive-green colors. Shrubs with spines or thorns will be set back from the edge of walkways. ZONE 4: VILLAS, STACKED FLATS, AND CLUBHOUSE The landscape character at the villa and stacked flats sites will have a more intimate, residential scale as compared with the other landscape zones. Large canopy, small textured evergreen trees are located to shade the parking stalls and the pedestrian walkways from the afternoon sun. Shrubs and accent plants will display a variety of colorful foliage and flowers. Pedestrian paving will be a sand finished concrete that will complement the native stone and gravel and provide slip resistance. Residents will have access to a private clubhouse and swimming pool and spa overlooking the lagoon. From the pool deck are stair and ramp pathways leading to the lagoon boardwalk. Common areas include a large lawn space for gatherings and events, recreational areas, cabanas and lounge space. Palm trees are limited to the pool/spa patios and clubhouse common areas. Landscaped areas adjacent to villas may be landscaped with turf block, decomposed granite, or similar material to be used for additional parking, seating areas, and other gathering spaces. • • ,'' ) •rat -.Y } j� '; a.e �...' •I *4 • q, . ;r TACKED FLAT3Z Y_ -11ap�. ,� 111 j } • '. �'E Ri r j ig # , M � - A r A' DSRT SURF 29 Specific Plan ii. Landscape Palette a) Plants Plant material has been selected using WUCOLS water use calculations with preference given to low water use plants. Plant material native to tropical regions on the planet have been excluded due to their irrigation requirements and the `tropical' character of their foliage. Given the surfing, swimming focus of this Project, plants and trees that produce excessive leaf, flower, seed and pollen litter that could end up in a water filtration system are to be avoided. Trees , k Vite' ''''' ' '. 4,,A '. •:00' 44 F I. a '44 ' } .v f:• ..Bpi` .M" Jf-yy`w Entry Plaza tree species were selected for their upright, vertical form that will assist visitors with wayfinding. The trees will be placed to frame views of the mountains and of the lagoon. Parking Area trees will be evergreen and tolerant of seasonal winds and provide shade to parking stalls and pedestrian walkways. The placement of trees will avoid casting shade onto the photo voltaic panels on the parking lot canopies. Promenade trees will have an informal alignment and spacing. Their locations will be selected to buffer views both into and out from the site. The varieties will be evergreen and wind tolerant. Lagoon Beach tree species will include both evergreen shade trees and clusters of Palms. The shade trees will have small textured evergreen foliage and will produce minimal litter. They are placed in informal groves with varied tree heights at time of planting. Perimeter Landscape tree species have been chosen to complement or mimic the golf course landscaping. They will be evergreen, tolerant of seasonal winds and provide judicious screening as required.They will be placed in informal, natural appearing groves comprised of a variety of heights. Exhibit 9 provides a visual list of tree species representative of the palette envisioned for the Project. DSRT SURF 30 Specific Plan TREES IMAGES Y • 4 • _ y ...r.`i fi �.t. '',.?4af - " .:'i . .. . y. •• .. A A' ....• • .. rim.-k.,,.itar . .I.Y • • • .Sty-,- - -�i�.• .' I - •• r...A.. .', Jr.,y� R_} T '� '.` /P � .1nod r NI . p ACACIASALILIHA ACACIASMALUI ALUDAJULEDRKaI+ PAVHINuI WARMS'. ORAHEAARMATA LERpD1UM%-DES[RTMU5IXIM' vm[O VACAC. SWEETACACW PER9An S¢K TREE P[+RALF OPC+Irf)TFFf rrExICAWB[UF Rc1M DFSFRTARISEWdAA[OVEWIE %e 7`'' 'M .r 4'......'4.:CiM......: .•-•;-:........,'.-.:.....:•;•;••:...::-•:r'-•.:::::i'1.7.4..7'•...'...1:-'I.*::7'.:.e?. ... .. ., v �.ra ., ', _ • y�ett .......0. ".. ..:...,:k: .).a.,..,4.:i.i........or..k.Z.....•:,..,;.....,....,,,..4.:•,.:1...36,4.f_4.:,..‘4-1:4;c—..........-e:' • .�.. • c ".:Ytin n,. �Y-A• i •1.i. J.!�il. • :,11I�i �1 - } • - •"Milli.'AZINI.11yiklet 4,• t • CHAMEROPSHUMILLIS CHRALLPA KTASHKEHTE1+5I5. FICVS M.NITIDA LAGERSSROEMIA INDICA L1GV711AVMATF1fANW1 OLEAEVROPAFA'SWAH HILL' I-lEA'>•EARAn•EA.N FAN f54[M C+l1L4M NJAx1EAFrPR.v,': C.R PEI'R7 E 5%LYiERFPRNfT SWPN HIJ.OCIVS \,•i•.•. ' ..-A‘p.•••'•;.*,i-.......v:..„...,4.,.1.. ij.o..N.e 'r , �`. u.b.' ,,1 .. ..�5 cam; } '' ..I. if:!'. x.-, ,..- .,•• • "..A.7 -. fir.. , i;a n 4 ."d...-_ " _ r:�r:a ...11. ,.:' —ff' 'S r-. . .•,!,r:...-. -'_ i. ..r.4,1...110 :•1:,.:,,.;.;•...r.r..•,11 .•.•".'..-I._.t.•e—,.,..' ,7 .'-.:.:.•-.'.,r..:.a•u..:+l_,.4..l.:-...•.'.r.••.i•7..•.•,e.,-0,.-;•.. l..•i-•.b.',..'.•-,.•-..1,0.....•-"A)..:''Yi'.l•.,1.4•••i• 7. .•t•*i•. . .*r.''.....•••• ,.......e - 0. Yid•1 f z- - .,. _ = .:, iNQENI%DA[TYLICERA PRO50P15GLAHWLQSr. QUERCUS VIRGMIANA T L1 M TPII MIASXINf.70N1A FILIPEF/. WASXIHGTpN1A Roam* DATEPAUK TEVASHOWYME:QVIIF SOVINERMrNE QVf r1puTRFE CAiIFL+fMIAFANAM,M MEW-Ma FAN AALM OPP DSRT Source:AO Arcrlitects,2021 2.1.21 DSRT SURF Specific Plan Exhibit 9 - LANDSCAPE PALETTE: TREES Shrubs The shrub species have been selected for their ability to tolerate wind and afternoon heat. Shrubs that are sensitive to afternoon heat have been placed in shaded north or east facing exposures. Wind tolerant shrubs have been used to create vegetative windbreaks along the perimeter of the Project. In areas of greater visibility, plants have been selected for their variety of foliage colors and forms. At the lagoon beach, shrubs have been chosen for their cleanliness and compatibility with hardscape surfaces. r ,,,4i—lar , ,-----7----- - ,,,,,ipii ,,,,, :,„•‘11 ‘, r da '''''',:.411.;ii- I. 'It ' . r',4i/ 11 1� f 4Fit\ Ili �. Exhibit 10 provides a visual list of shrub species representative of the palette envisioned for the Project. Accent Plants Accent plants will comprise heat and drought tolerant succulents and cacti. Accent plants will be primarily located in high traffic areas of the Project. Preference has been given to plants with bold sculptural form, large texture and dramatic blooms. Spineless varieties of cacti have been incorporated into the palette. Any accent plant with sharp spines or thorns will be kept away from walking paths. / ,,\ i 'f, ‘•. 1: .• ".� • t , \ - V)4 rpo' , ,, .;-. , \- \‘,,ci' , - ' _ • V , .; ' it „:, . -1.‘ , , , ii,,,, _. 44\ ...\ \ � _ r ._ . _litram _ , ,,<<, DSRT SURF 32 Specific Plan SHRUB IMAGES kT I.... Tw..1Thr. `a�r. ,, j :i ti Ti.'t. 9 IP p '�.‘ •, .l', y . n�4 1 ' F _' - 4 • •.fd I •\ `R j,,, iiL� ICI � �.•.K��- • ` r ..r'= /F;�04 k � ■, Y+ �!11. ' f A; �.� ''1 is 11.�%...� ..: -)1..----. ). ���� A '.f _ 3 1.1 _k •l �,� � 1 ^Y'. _ _ W \' I.� - �`S;`tr .`_; ! f�.Y; �'4' 1+1 I Ri 9. � _ .. 1 ` �rr1 1yy y t �' �'` i r t� �� $.' . `[ tl, i �{1� l 11,,1E S �:1 1� /- - ''•r' J �11Rt•• �1_ 114 !�' ' 'i i . L..M • • ...\414:‘ • d .,.. .-----.•—.. ---...—}r_•: A.,,, . � :- {t ACACIA REDOLENS'DESERT CARP ET' AGAVE DESERT! AGAVE GEM IN I FLO RA AGAVE PARRY! ALOE BAR BADEN 51S ALOE VAR IEGATA ROSMA RIN LIS OF FIC INAL IS'TUSCAN BLUE' PROSTRATE ACACIA DESERTAGAVE TWIN FLOWER AGAVE DESERT AGAVE ALOE VERA PARTRIDGE BREAST ALOE ROSENIA RY air�~ "" •' ~� - r. • r+ , -7. », c _ 46174 :, "-iLiii . .:04 IIP `; - - " sue ti. ... '., c'..�..t.d S,it P. 1111r. : BACCIIAR IS X'STARN THOMPSON' BOUGAINVILLEA SPP. CAESALPIN IA PULCHERRIMA CEREUSIULOMANNIANUS CHRYSACTI NIA MEXICANA CI STUB P'URPUREUS YUCCA GLORIOSA PROSTRATE COVOTE BUSH EO0GAINVIL LEA RED&RD OF PARADISE HEDGE CACTUS DAMIANITA oRCNID ROCK ROSE SPANISH DAGGER • " 1`i. : k•� 'L•,^..+ _ __--- • ,• Z AP•: y vti4 .,T � - — - - •_. �S'..;�3., '�°a�...sue • i r COCCU W 5 LAU R I FOLD US DALEA FRUTESC ENS'SIERRA HEGIRA' DASYLIRION LONGISSI MA DASYLI RION W H EELERI DISTICTIS X'RIVERS• DODO NA EA VISCOSA SALVIA GREGGI LAUREL LEAF SNAIL SEED SLACKOALEA MEXICAN GRASS TREE DESERT SPOON ROYAL TRUMPET VINE HOP BUSH RED SALVIA • . P . . •.:111$74P.1..:Arif. ...P 4'F:'‘-7;""Pst"'-'• ...• VI' o`er ] '‘:L , , ;w air ;:•�'1 ;.. „ '....,.P} • + ti: tH � ,� -• i' .Twx. 1. -'a` )j: SM. .►iL'ter•-;. 1'' FOUQUI ERIA SP LENDENS HEED ERALOE PA Mil 1 F LORA H ESPERALO E PARV!FLORA'YELLOW' LANTANA CAMARA-NEW GOLD' LEUCOPHY L W M CAN D IDU M LEUCOPHYLUJM FRUTESCENS YUCCA W HI PPLEI OCOTILLO RED YUCCA YELLOW YUCCA NEW GOD LANTANA VIOLETSILVERLEAF TEXAS RANGER OUR LORDS CANDLE ''t_• • -ow _ _ -N,Z ry� *-Af Pam'. • 1`n � 'i IV .. ''''' • '.1. . . - , _ . .. •••••,,,,,,€-_.,,,. . • . ,.. ,,, -•,- A "4:a;-1 11% ilittlehip ^2,,,, 0. .. '�.iiY•• �Y�p !. r .: . „ %.**.,„ e „ . .. LELICOPHYLLUM I.ANGMANIAE'LYNN'S LEGACY' LEUCOPHYLWM 2YGOPNYLLUM•CIMARRON' URIOPE SPP. LONICERA JAPONICA'HALLIANA• OENOYN ERA RERLANDIERI PACHYCEREUS MAR:RNATUS YUCCA ELATA LYNN•S LEGACY TEXAS RANGER BLUE RANGER TURF LILY HALL S HONEYSUCKLE CHIHUAHUAN PRIMROSE MEXICAN FENCE POST SOAP-TREE YUCCA i - Y6 I- _ P- 4_ , ,..,40-c,. . i, ier. ri...._ •.,...„...e13..• : . _ 4.4i,„_. - ..t :,. . ` . -�Lii ^, ., �Ii. fir . • ;.9-�` r • STIPATENUISSIMA TRACHE LOSPERM LIMJASMINO ID ES VEREENA MEXICAN FEATHER GRASS STAR JASMINE VERBENA ilPP DSRT Source:AO Architects,2021 2.1.21 SURF Exhibit 10 - LANDSCAPE PALETTE: SHRUBS • DSRT SURF Specific Plan iii. Irrigation The irrigation system will be computer controlled and extremely water efficient. The irrigation controller will communicate with a weather station so that the frequency and duration of the irrigation will be adjusted to hourly changes in the weather. The irrigation layout will be zoned to isolate landscapes with similar sun exposures and plant communities. All shrub beds will be irrigated by drip irrigation emitters and trees will be irrigated on zones separate from the shrubs. The water use calculations for this system will be prepared and submitted per CVWD irrigation design requirements. iv. Public Space Furniture The furniture selected for DSRT SURF will be durable and user friendly. Benches will include benches with and without backs. The furniture seating surfaces will be either tropical hardwood or aluminum chosen for its high durability and low heat retention. Movable chairs and tables, incorporated into areas adjacent to food and beverage service, will allow guests to customize the furniture arrangements. Casual seating is encouraged on eighteen-inch-high seat walls and stone boulders located throughout the Lagoon Beach. Customized canvas shade sails are located adjacent to architecture or screen walls to create areas of shade at high volume use areas. Trash receptacles will be durable stainless steel and easy to service. Bicycle racks will be located at prominent access points and will be made of tubular stainless steel. v. Stone Native stone boulders will be placed strategically within the planting beds to provide a native landscape character and to assist in soil retention. Some boulders are located to provide casual seating for guests. The boulders will be sized between two and six feet across. The landscape beds will be covered in either round river cobble or angular crushed rock. This will provide additional texture to the landscape and assist in limiting blowing sand. Native stone will also be used in retaining walls and 18-inch-high seat walls. The stone will be either dry set, mortar set, or used in a gabion wall retention system. L :s� t I„ '.� � -.� a-... ' -R --- - - ... I ao- �• ,.� }may '! '1r,d. • fib � - a._- _• .�\is s.. 'ems 114. :' ;-.a ,f.:4 tr ' 4.4* .''... - .Allbt '. :. 'V1 1 r-, .,, :" ii."61:.il I 1 . . '''It.i.".14:111.1:r,'_--- . .' 117 ;44..6 _' -' - ''' °bill ' ' :: ' 1P--.gi4P'.4 di.r‘.-:4-11.'n Exhibits 11 and 12 provide a visual list of furniture, stone, fencing, and shade structures representative of the palette envisioned for the Project. DSRT SURF 34 Specific Plan HARDSCAPE - PEDESTRIAN PAVING . j____.: 9 11111111111 'iL wit INTEGRAL COLOPEDcONc NETEswarcuET INTIGRALCOLOCHMCONCRETE MODULAR PAT ER. TR uN CATE CT TOME. COLOREDCONCRETE WITH PATTERN AT POOL DECK HARDSCAPE - VEHICULAR PAVING HARDSCAPE - WOOD DECK HARDSCAPE - DECOMPOSED GRANITE AND LANDSCAPE ROCK �w wy ` -- €may' lf. �; ? m... +t. x • ` 'i ,?.401.44,7-:r. , • , V4V ..‘. , , ,- . le. 110,,k, . MODULAR RATERS WOOD OECIINGATSIIRC LAGOON DECOMPOSED GRANITE• LAN OSCAPE BOLTED ERR WALLS AND FENCES RETAINING AND LANDSCAPE WALLS �R ' ..1.',,I. It he' ; . '9 r 4 ram` 1.1 9m—re. y ,, i' / {` ff. =ort. tlS T 'J 4 f*..II.. I , !jr t L,,, , _ ; ' " - - rya ✓ I 1 ■ e_ GLASSMiW FENCE GLASS VIEW FENCE METAL FENCE METAL FENCE GADION WALL STONE WALL Al P DSRT Source:AO ATchilects-2021 1-29.21 DSRT SURF Specific Plan Exhibit 11 - LANDSCAPE PALETTE: MATERIALS AND SITE FURNISHINGS (Sheet 1 of 2) SHADE STRUCTURES VileSerj) - .. ..,. 4, , ,„..._ 1„,„„„ _ a , . ,�.� f 1 I 1 ' 1 4.1111h !I SITE FURNISHINGS Y _ L.i. . a A : L' h 1 - "''... Or ti ' .-... . 1.-'"4 ' 7 • • I hithihiiii.• J TA. r y,! - - _—=' 11 TRASH RECEPTACLE-OPTION] TRASH RECEPTACLE-OPTION 2 BE NCR RIPE RACK-OPTION 1 BIKE RACK-OPTION 2 4. 4111=W' -.'' FIREBOWL OP U S R I Souree:AO Architects,202} }.29..1 DSRT SURF Specific Plan Exhibit 12 - LANDSCAPE PALETTE: MATERIALS AND SITE FURNISHINGS (Sheet 2 of 2) vi. Landscape Lighting Landscape lighting will include tree and shrub up lights, path lights, and step lights. All lighting will be low voltage and have low maintenance LED fixtures. The selective use of up lights will limit their numbers to only high-profile specimen tree and shrubs. The lights will be angled to reduce glare and hot spots. The goal is to showcase the lighted element and not the light source. dit • - ti `1 r • j I I] [[]itof • - D. Signage To ensure a cohesive overall Project design, the entire planning area will be subjected to these same signage program standards and guidelines. Materials will be consistent with the overall Project material palette and in keeping with the desert modern theme established in this Specific Plan. The overall intent of this section is to describe signage that appears consistent with the materiality of the Project and will weather over time. All signage will be located in a manner that provides optimal efficacy of the overall signage program balancing the need for identification and wayfinding while maintaining a discreetly curated sense of place. Care shall be exercised to minimize the overuse of signage and thus reduce visual clutter around the Project. All Project signage will comply with the local building code and the Americans with Disabilities Act (ADA) and will be approved by the City. Signage will comply with the City's Zoning Code, Chapter 25.56 and building code pertaining to clearances and sizes, except where provided below. Typography shall be coordinated across the entire Project. Creative design in signage is encouraged. Variations to the standards and materials provided below can be permitted with approval of the Community Development Director. Corporate logos and typestyles are permitted within the parameters set forth below. DSRT SURF 37 Specific Plan i. Project Identity and Monument Signage a) Location Project Identity Monument Signage will be located at the primary entrance at Desert Willow Drive in the separated median, or immediately adjacent to the separated median. Signage at the secondary drive onto Desert Willow Drive shall be treated as Project Wayfinding Signage thus ensuring the majority of vehicular traffic enters the Project off the primary entrance at Desert Willow Drive's roundabout. b) Materials Monument signs shall be constructed in stone or weathering steel or a combination thereof. Narrative content shall be cast or carved into the primary material or shall be additive in the form of individual cast letters on stand-offs or shall be subtracted (e.g. laser cut) from a weathering steel plate placed over the primary material. Stone walls with signage shall be reserved for Project identity signage or principal Project component signage (e.g. The Surf Center, Hotel identity, Villa identity) and shall be grand in scale. ;•i\ 4":i n -et,! i tr ' ► a • • _ ,. ]^ NClrNT ADO • R A A AS A AN A_ c) Sizing Primary narrative content, either positive or negative shall be a minimum of 9" and a maximum of 24" and secondary narrative content shall be no larger than 60% of the height of the primary content. The overall size of the Project monument signage shall be no taller than 7' measured from adjacent grade and shall be no wider than a maximum proportion of 2.5 times the height. ii. Project Wayfinding Signage Project wayfinding signage is an opportunity to reinforce the overall cohesion of the Project across all phases and programs. a) Location Wayfinding signage shall be located at all major transitions between Project programs (e.g. Surf Lagoon, Hotel, Surf Center, Villas) and minor Project programs (e.g. Restrooms, changing areas, pools, etc.) Wayfinding signage shall be pole or building mounted and DSRT SURF 38 Specific Plan narrative content shall be placed within 3' and 5' elevation above adjacent grade so that the content is easily read by standing pedestrians. Wayfinding signage shall be placed adjacent to traffic areas in landscaped areas such that it is readily visible. However, care shall be taken to avoid obstructing primary view corridors of the Lagoon or other Project amenities. b) Materials Project wayfinding signage will evoke the beach style created by the architecture, and provide information at different scales. Primary wayfinding information (e.g. directions or simplified descriptors for program) can be reduced to simple graphics or letters that are cut into the plate/post. Secondary wayfinding information may be printed on a contrasting element mounted to the primary surface or may be etched into the surface. ? 1 , VISITOR $.-44s..',''s w • r/ PARMNG ` ' ionvoirreili _ P r ENT4 •*, j y 44 - ,••s .� 1 . MuxAl1A ROMAN4 ' "! L I TOR RESOE DEFENSA ;,1am-••--1111 MURAItA ROW. ESN - - ,, I"TURES OF DEfFN5A ROMAN WALL AND DEFENCE TOWERS T�• \w iii. Primary Building Signage a) Location Primary building signage shall be located at, or proximate to, the primary public entrance to the building in question. II 1 i� E' REMIT ' �� ' •' ,kst 6 Pit �ISI, .* tV a: . DSRT SURF 39 Specific Plan b) Materials Primary building signage shall be of the same or similar materials as the Project identity signage. c) Sizing Primary narrative content, either positive or negative shall be a minimum of 9" and a maximum of 24" and secondary narrative content shall be no larger than 60% of the height of the primary content. Primary building signage may be graphically incorporated into the building skin provided the building skin is a natural material (e.g. rammed earth, natural wood siding, stone, etc.). Graphically incorporated signage shall not be limited in size. Narrative content that is subtracted from other materials in the "field" from which it is subtracted shall be no taller than 3' and no wider than a maximum proportion of 2.5 times the height. The overall size of the Primary Building Signage shall not be limited. iv. Retail Signage a) Location Retail Signage shall be mounted directly to buildings in the form of letters on standoffs or directly applied rather than integrated into a complete sign. This allows the building facade material to read behind the sign. Blade signs may be considered. Plate or sheet material may be considered if the narrative content is subtracted from the sign and the building facade material is the relief. b) Materials Retail signage shall be of natural materials consistent with this section or painted black, grey or white. � � 6 "• t. 1 A H $U�HHAM VWtaW:WILIVA.c:11 ncsiT I 1 I .0.8ennr• ,Iltillii ' • : � 11NY•, 611 M illlll41l�10 DSRT SURF 40 Specific Plan v. Signage Lighting Cast surfaces or additive content shall be face illuminated from concealed sources. Laser or otherwise cut narrative content shall be illuminated from behind the material from which the content was subtracted. Wayfinding signage shall be illuminated internally, or by concealed illumination, or by general building illumination if available. vi. Signage Approval Process Signage program(s) shall be approved by the Architectural Commission. Signage program(s) can be submitted with Precise Plan applications, or subsequent to Precise Plan applications. E. Walls and Fences DSRT SURF is being developed as a unified, single Project. Perimeter walls between the surf lagoon, hotel and villas are prohibited. Screen walls are to be limited to only those required for privacy or to block views into service areas, loading docks and similar back of house facilities. Surf Lagoon Fencing surround the lagoon will be installed if necessary, to satisfy the current pool fence code requirements. Gates that satisfy the current pool fence code requirements will be located at each entry point to the surf lagoon/beach area. There will be a minimum 4- inch on-center spacing for the rails or cables for security purposes. There are locations where a building, structure, or wall will provide the required security in lieu of the fence. The fence will occur between any gaps between these structures. A minimum 4-foot clear zone between the top or bottom riser of a staircase and the fence gates is required to address ADA accessibility code. Walls shall be permitted at the ground level only to screen loading dock facilities, pool and lagoon maintenance equipment, and trash enclosures. Walls shall not be allowed to exceed 6 feet in height, as measured from finished grade. Walls shall be constructed of split faced block, precision block, wood, stucco or stone. DSRT SURF 41 Specific Plan ;', r rye 1 4 if11111n1 i ■ 1 OAli�����IINI11IIii mn!irrf�« !J': F li.T.....-..-- % . ' n -,,, �.. arrya'"`"' 1 ` ! 1 �n" rF • iiiirY r f.. .l 1�'y1 • tr, > a�• , 1I -i-mow .;.;i ::j �' �--...;n�.:.r;..�.��_--'--•.- .• . .. :-s '; `I . __ '---. — ,. - - gliffilin.611 Wrought iron fencing, decorative block/rock walls or tubular steel fencing no higher than 3-feet in height shall be permitted to enclose outdoor use areas, such as restaurant terraces and lounge areas. Within the parking garage and service areas, chain link fencing shall be permitted to enclose equipment or storage areas only. The chain link fencing shall not exceed 6-feet in height. Hotel and Villas Adjacent to hotel, walls shall be permitted at the ground level only to screen loading dock facilities. Walls shall not be allowed to exceed 6 feet in height, as measured from finished grade. Walls shall be constructed of split faced block, precision block, stucco or stone. No other material shall be permitted. Wrought iron fencing, decorative block/rock walls or tubular steel fencing no higher than 3 feet in height shall be permitted to enclose outdoor use areas, such as restaurant terraces and lounge areas. Fences and gates that satisfy the current pool fence code requirements will be located at each entry point to the surf lagoon/beach area. There will be a minimum 4-inch on-center spacing for the stainless-steel cables for security purposes. No chain link fencing shall be permitted at or above ground level in any part of the hotel development. DSRT SURF 42 Specific Plan iol. ." :: • ' : 1 f • ;; ,. 's `� ,ee ! �. sl ,- ,'rye ' . F[ . . r ' .� lip t" fLFlFii':!�i=h- �•.►•11A � �' • -- _ � - A , i - ,, = :� - 1!)r',au Within the parking garage and service areas, chain link fencing shall be permitted to enclose equipment or storage areas only. The chain link fencing shall not exceed 6-feet in height. Adjacent to residential/villa development, walls and fences shall be permitted at the ground level to screen entryways and courtyards. Walls and fences adjacent to a street may not exceed 6-feet in height, as measured from finished grade. Walls and fences on the interior of a building, adjacent to common area open space may not have a visual obstruction that exceed 3 feet in height as measured from finished grade. Glass may be permitted above the 3-foot height threshold, but combined height shall not exceed 6 and a half feet. Walls and fences may be constructed of wrought iron, tubular steel, glass, split face block, precision block, stone, stucco, wood, or decorative metal siding (non- reflective). No chain link fencing shall be permitted at or above ground level. F. Lighting Lighting will be used for landscaping, pathways and stairways, monuments and signs, and security. With the exception of the surf lagoon, all developments within the Specific Plan area are subject to the outdoor lighting requirements set forth in Chapter 24.16 of the Palm Desert Municipal Code. Requirements include architectural outdoor lighting, public street lighting, light trespass standards, holiday exceptions, and time of operation. The following images are example fixtures proposed for the planning area. DSRT SURF 43 Specific Plan I 419 Surf Lagoon Lighting Standards Lighting for the surf lagoon will require both in ground lighting (flush with the lagoon bottom), lighting in the lagoon side walls, as well as stadium-like lighting above ground to ensure all portions of the lagoon are properly lit for night surfing. The following lighting standards have been developed specific to the surf lagoon to ensure minimal light and glare spillage onto surrounding properties, while optimizing surfer safety. Technology: LED technology positioned in a manner that focuses light directly onto the lagoon to prevent excess light and glare spillage onto neighboring land uses. Light Pole Height: 80 feet maximum. Hours of Operation - Pole Lighting: In Summer (May 15-September 30), pole lighting will be permitted from dusk until 12 AM 7 days a week. In Winter/Spring (November 1-May 14), pole lighting will be permitted from dusk until 10 PM on weekdays, and until 12 AM on weekends, Holidays and during special events. For safety purposes, lighting within the lagoon will be required after hours until dawn. Pole lighting will be permitted in the early hours of operation (6-7am) in the event that natural lighting conditions are inadequate for surfer safety. A lighting plan will be submitted to the City prior to the issuance of building permits to ensure swimmer/surfer safety and that light trespass onto neighboring land uses is minimized. • • - - F'fFktikFf Il� DSRT SURF 44 Specific Plan IV. INFRASTRUCTURE T DF j os e o Pm ee w ` = ishe fullySRT developed.SUR Pro ect As ccur such in, ma infrastructurea falD s , including roadways, water, sewer, and utilities, are in place in the area. DSRT It is expected that with implementation of the Specific Plan, the "Iv majority of existing trunk lines will remain with minor relocations, and on-site extensions will occur to service individual development components throughout the site. A detailed description of all existing and proposed infrastructure for the Project is provided below. A. Roadways Primary Project entrance ingress and egress will occur at the northeast corner of the site from the existing Desert Willow Drive roundabout. A secondary driveway will be provided approximately 240 feet southeast of the primary access point but will only be used for guest egress and emergency access. Primary vehicular circulation within the Specific Plan area will be from a perimeter roadway or"Promenade" that connects both Planning Areas. The Promenade right of way will range from 24 to 30 feet wide with a single lane of traffic in each direction. Parking will be provided in designated driveways (villas), parking lots and/or structures within the appropriate Planning Area. On-street parking will not be permitted. Two emergency access points will be provided; one from the secondary driveway located southeast of the site entrance, and one gated access point from the neighboring Desert Willow Westin Villas property to the west via Willow Ridge Drive. B. Drainage and Flood Control Storm runoff generated on-site is designed to be conveyed to the adjacent South Golf Course via an underground storm drain piping system in a similar manner to the systems employed by existing adjacent resort developments. The Project will connect to existing 24-inch storm drain lines and proposed underground systems to outlet on-site runoff to the adjacent golf course consistent with the existing South Golf Course Runoff Management Plan. Disposal of accumulated water will take place by infiltration, assisted by the installation of drywells. The surf lagoon will require regular cleaning and maintenance resulting in the need to dispose of lagoon water. Lagoon water will be drained in a similar fashion to stormwater, in that it will be directed to the adjacent South Golf Course via an underground storm drain piping system. Stormwater and lagoon water will be discharged into an existing lake on the golf course that is currently used for stormwater retention and landscape irrigation. Stormwater infiltration will be assisted by the installation of drywells. DSRT SURF 45 Specific Plan C. Public Utilities The infrastructure that will serve the development is described below and is designed to provide a coordinated system of infrastructure and public services to adequately serve the plan area at full build out. The infrastructure and utilities plan identify standards relative to land use for the plan area and establishes the infrastructure and public service policies. i. Sewer The development is located within the jurisdiction of the Coachella Valley Water District (CWVD) for sewer and wastewater service. Portions of the project at lower elevations will connect via gravity flow to existing 8-inch sewer lines located within Willow Ridge Drive to the west.The remainder of the project at higher elevation will gravity flow to an existing 12-inch sewer line located within Desert Willow Drive to the east. Wastewater will be conveyed to and treated at CVWD's wastewater treatment plant WRP-10, which also generates recycled water that is primarily used for irrigation of golf courses and large landscaped areas, including the Desert Willow property. ii. Water The development is located within the jurisdiction of the Coachella Valley Water District (CVWD) for water service. As shown in Exhibits 17-19, existing 8-inch, 12-inch, and 18-inch water lines are located adjacent to the site in both Desert Willow Drive and Willow Ridge Drive. An on-site well is proposed for the southeastern portion of the Project site by the lagoon wave machine infrastructure and will supply water for the lagoon. Alternatively, the Project could connect to an existing well, located south of the Project site within the golf course. A Water Supply Assessment will be prepared prior to Project approval to ensure CVWD has adequate water supply and infrastructure to serve the site. On-site irrigation will connect to existing 10-inch, 12-inch, and 15-inch irrigation lines adjacent to the property. Fire flow water would be provided from the proposed 8-inch pipe located in Willow Ridge Drive, and onsite fire hydrants will be provided per Riverside County Fire Department standards. Two infrastructure realignments are required in proximity to the Desert Willow Drive roundabout and Project entrance. These include the realignments of a 20-inch recycled water line and a 12-inch irrigation line (See Exhibits 17-19). iii. Other Utilities The site is served by Southern California Edison (SCE) for electrical services and by Southern California Gas Company for natural gas. Solid waste and recycling services will be provided by Burrtec Waste and Recycling. Telecommunication services will be provided by Frontier Communications and cable television services will be provided by Spectrum. DSRT SURF 46 Specific Plan OM V. ADMINISTRATION and IMPLEMENTATION A. Application Review Process This Specific Plan is designed to provide guidance to the public, City staff, and decision makers in realizing the objectives of the DSRT SURF Project. According to the Palm <,> SDesert Zoning Code, Chapter 25.78, the following findings shall be made by the Council prior to approval of any specific plan or specific plan amendment: 1 . Consistent with the General Plan. The specific plan or amendment is consistent with the goals, objectives, and policies of the General Plan. 2. Public Welfare. The specific plan or amendment will not create conditions materially detrimental to the public health, safety, and general welfare. 3. Land Use Compatibility. The specific plan or amendment is compatible with zoning on adjacent properties and ensures development of desirable character that will be harmonious with surrounding properties. 4. Property Suitability. The specific plan or amendment is suitable and appropriate for the location, access, and topography for the development of the subject property. 5. CEQA. The specific plan or amendment has been reviewed in compliance with the provisions of the California Environmental Quality Act. (Ord. 1303 § 3, 2016). Future development within the planning areas will require a Precise Plan application which shall adhere to requirements and review criteria set forth in Palm Desert Zoning Code, Chapter 25.72.030. Specific Plan Amendments Specific Plan Amendments required to clarify standards or guidelines, make interpretations of permitted uses, or otherwise required which do not change development standards in this Specific Plan may be made by the Planning Director. Any amendment which changes uses, density, maximum square footage or units, development standards or circulation within the Specific Plan shall require review by the Planning Commission and City Council. C. Financing The majority of Project costs will be financed via investor funds. Other methods of financing infrastructure may be considered. DSRT SURF 50 Specific Plan VI. APPENDIX A. GENERAL PLAN CONSISTENCY California Government Code §65450-§65453 permits the adoption and administration of Specific Plans as an implementation tool for elements contained within the local General Plan. The City of Palm Desert General Plan provides guidance for long-term growth and development in the City through comprehensive plans for future development. Consistency with the General Plan is achieved when the various land uses within the Specific Plan are compatible with the goals, policies, and general pattern of land uses contained in the General Plan. Consistency is defined as follows: "An action, program, or project is consistent with the General Plan if, considering all its aspects, it will further the objectives and policies of the General Plan and not obstruct their attainment." This statement from the Governor's Office of Planning and Research (OPR) describes how a Specific Plan should be consistent with the General Plan. The discussion below details the DSRT SURF Specific Plan's consistency with the goals and policies that are set forth in the City of Palm Desert General Plan. 2035 GENERAL PLAN LAND USE AND ZONING DESIGNATIONS LAND USE and COMMUNITY CHARACTER GOAL 1 . Quality Spaces. A beautiful city with a balance of high-quality open spaces and high-quality urban areas. Policies 1 .1 Scale of development. Require new development along the city's corridors use design techniques to moderate height and use and ensure compatible fit with surrounding development. 1 .2 Open space preservation. Balance the development of the city with the provision of open space, and especially the hillsides surrounding the City, so as to create both high quality urban areas and high quality open space. 1 .3 Traffic generation. Balance medium and high intensity/density development with pedestrian-oriented and bicycle friendly design features so as to maximize trip and VMT reduction. 1 .5 Community Amenities. Balance the impacts of new development, density, and urbanization through the provision of a high-level of neighborhood and community amenities and design features. Consistency The development of the DSRT SURF Specific Plan (DSSP) will result in improvements the area's existing environment.These improvements will be in the form of new sidewalks and enhanced landscape areas as well as the construction of a recreational resort center on a currently vacant lot. DSRT SURF 51 Specific Plan In addition, the architectural style will be reflective of the desert mid-century modern aesthetic. The aesthetic character of the DSSP, including architecture, landscaping, walls and fences, and signage, are described in the design guidelines defined by Chapter III of the Specific Plan. The integration of a signature surf theme with related recreational amenities also supports the goals of the General Plan. The high-quality design attributes of the DSSP, such as enhanced streetscapes and pedestrian walkways, have the potential to increase surrounding property values and create positive fiscal impacts in the City. GOAL 2. Human-Scaled Design. A city designed for people, fostering interaction, activity, and safety. Policies 2.3 Landscaping. Require development projects to incorporate high quality landscaping in order to extend and enhance the green space network of the city. 2.6 Lighting. Require all new street lights in commercial areas to be pedestrian- oriented and scaled, attractively designed, compatible in design with other street furniture, and to provide adequate visibility and security in accordance with best practices for night sky protection. 2.12 Destination Accessibility. Direct the development of new centers, parks, schools, and similar destinations so as to provide all residences within town '/4 mile to at least two amenities. Consistency The DSSP's carefully designed landscaped buffers and parkway improvements along perimeter will blend into the existing Desert Willow landscapes. Landscape treatments, theme walls, and entry monumentation will visually enhance the currently vacant area. All lighting within the DSSP, with the exception of the surf lagoon, will be subject to the City's Municipal Code to reduce impacts to the night sky. Specific lighting standards have been developed for the surf lagoon to ensure minimal light spillage onto offsite properties. Since the DSSP is located within the Desert Willow resort development, resort guests may access the DSSP amenities and vice versa. GOAL 4. Districts. A series of unique, destination-oriented districts that provide space for large-format retail, industrial and resort uses in order to increase access to jobs, provide amenities for residents, and enhance the fiscal stability of the City. DSRT SURF 52 Specific Plan Policies 4.1 Resorts. Encourage the development of unique resort complexes. Locate resorts in areas of the city where citywide connectivity will not be negatively affected by the design of the project. 4.2 Resort design and connectivity. Allow resorts to be designed as isolated and gated developments as long as through traffic and external connectivity occurs at distances of no greater than 1,300 feet. Exceptions to this may be made where external connection is not possible because of steep slopes, or natural or man-made barriers. Consistency The DSSP's uses will support balanced growth in the area since it adds to the existing Desert Willow amenities in a unique format by creating surf community in the center of a desert resort city. Unlike any other resort development, the DSRT SURF Specific Plan area will create a different resort complex within an existing resort and maintain the overall image of the site. GOAL 8. Economic Development. A diverse, growing, and resilient local economy. Policies 8.1 Long-term economic development. Support the development and implementation of long-term economic development strategies that seek to establish and keep new businesses. 8.7 Natural environment. Maintain and enhance the natural environment as critical to the attraction of tourists and ensure that new development does not adversely affect the natural environment as a tourist draw. 8.8 Recreational amenities. Strategically utilize City recreational investments to create and enhance development opportunities. Consistency The DSSP contributes to the economic well-being of the City by offering quality development that will provide a diversity of resort and commercial businesses to the employment pool. GOAL 9. Fiscal Stability. A fiscally sound and sustainable city. Policies 8.1 Fiscal impact assessment. For all major development projects, including but not limited to specific plans, annexations and changes in General Plan designations for areas over 5 acres in size, require a fiscal impact DSRT SURF 53 Specific Plan assessment to determine possible fiscal impact of the development project and use the information to formulate conditions of approval for the project. 8.2 Efficient growth. Manage growth in a manner that is fiscally sustainable and protects and/or enhances community value. 8.3 Diverse tax base. Guide development and public investments to maintain a fiscally sound city with a sustainable tax base and user fees including property tax, sales tax, transient occupancy tax, utilities user tax and user fees that pay for cost of services. Consistency The City has required performance and market feasibility assessments to be prepared for the DSSP in order to evaluate these impacts to the City. The assessments will also outline the projected growth of the immediate area as a result of the DSSP. Since the DSSP proposes a hotel and commercial uses such as restaurants and retail uses taxes from these services will create a diverse tax base from the implementation of the DSSP. MOBILITY GOAL 2. Parking. An actively managed system of public and private parking facilities that supports future development. Policies 2.1 Public Parking Facilities. Provide new public parking facilities only after applying appropriate techniques to manage parking demand and ensure efficient use of all public and private parking facilities. 2.5 Innovative Parking Approaches. Allow the use of innovative parking supply and demand strategies such as shared parking, unbundling parking, and other related items within privately owned parking facilities to allow an appropriate level of flexibility for these private land owners. 2.6 Formal Parking Evaluations. Perform formal evaluations of parking capacity on a biannual basis to identify areas where parking is under-or over-utilized. Consistency Primary parking for the hotel and surf center will be provided in the hotel parking garage on the first and second level of the building, and in surface parking adjacent to the buildings. Parking for the residential component will be provided immediately adjacent to the corresponding buildings or in an attached garage. Underground or structure parking is allowed on site. The Parking standards stipulated by the City of Palm Desert were used in order to design the required parking spaces. Table 4 of the DSSP further breakdowns the standards. DSRT SURF 54 Specific Plan ENVIRONMENTAL RESOURCES Goal 1 . Water Resources. Protected and readily available water resources for community and environmental use. Policies 1.1 Water conservation technologies. Promote indoor and outdoor water conservation and reuse practices including water recycling, grey water re- use and rainwater harvesting. 1 .2 Landscape design. Encourage the reduction of landscaping water consumption through plant selection and irrigation technology. 1 .3 Conservation performance targeted to new construction. Incentivize new construction to exceed the state's Green Building Code for water conservation by an additional 10 percent. 1 .4 Greywater. Allow the use of greywater and establish criteria and standards to permit its safe and effective use (also known as on-site water recycling). 1 .5 Waterways as amenities. When considering development applications and infrastructure improvements, treat waterways as amenities, not hazards, and encourage designs that embrace the waterways. Consistency As stipulated by SB 610 and SB 221 under Water Code Section 10910(a) the DSSP is required to produce a water supply assessment and water supply verification in order to document the sufficiency of the CVWD water supply to meet the demand associated with the proposed land use. CVWD adopted the DSSP WSA in 2019. The DSSP WSA determined that CVWD has sufficient water supplies to meet the demands of the Project for the next 20 years and the anticipated water demand will not substantially deplete groundwater supplies or interfere with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. The DSSP will also encourage water conservation through techniques such as the use of low volume irrigation systems and drought-tolerant landscaping. Any water features, such lagoons or pools, built in the specific plan area will be designed to minimize the use of excessive amounts of water. In addition, the Project applicant proposes to offset the lagoon's water demand by participating in the Golf Course Turf Reduction Plan developed by the City of Palm Desert that will replace approximately 1,035,325 square feet of turf with drought-tolerant landscaping DSRT SURF 55 Specific Plan Goal 6. Energy. An energy efficient community that relies primarily on renewable and non-polluting energy sources. Policies 6.1 Passive solar design. Require new buildings to incorporate energy efficient building and site design strategies for the desert environment that include appropriate solar orientation, thermal mass, use of natural daylight and ventilation, and shading. Masquerade 6.2 Alternative energy. Continue to promote the incorporation of alternative energy generation (e.g., solar, wind, biomass) in public and private development. 6.3 Energy Efficient Buildings. Encourage new buildings and buildings undergoing major retrofits to exceed Title 24 energy efficiency standards. 6.11 Energy-efficient infrastructure. Whenever possible, use energy-efficient models and technology when replacing or providing new city infrastructure such as streetlights, traffic signals, water conveyance pumps, or other public infrastructure. Consistency A cornerstone of the surf community is conservation and sustainability. In addition to the solar panel design features included in the surf center, passive solar design such as the use of shade structures and building orientation will be used throughout the DSSP area. The DSSP intends to uphold those values by creating structures and spaces that implement green building techniques and design principles, such as using recycled building material where appropriate. The surf lagoon wave machine technology is designed to perform at the highest level and as efficiently as possible. In terms of performance, the system runs at an efficiency level of 92%, thus using the energy at the most efficient levels to generate waves within the lagoon. SAFETY Goal 3. Flood hazards. A community where flooding and inundation hazard are contained within areas reserved for open spaces. Policies 3.1 Flood Risk in New Development. Require all new development to minimize flood risk with siting and design measures, such as grading that prevents adverse drainage impacts to adjacent properties, on- site retention of runoff, and minimization of structures located in floodplains. DSRT SURF 56 Specific Plan 3.2 Flood Infrastructure. Require new development to contribute to funding regional flood control infrastructure improvements. 3.3 Stormwater Management. Monitor, update, and enforce stormwater management plans in coordination with regional agencies, utilities, and other jurisdictions. 3.4 Open Space for Flood Control. Prioritize open space or uses that serve recreational purposes as a preferred land use within areas of high flood risk. Consistency The DSSP property is located in Zone X, which represents "areas outside of 0.2% annual chance flood." (Map No. 06065C1615G) as defined by the Flood Insurance Rate Maps (FIRM) prepared by the Federal Emergency Management Agency (FEMA). Development of the DSSP will not added structures in an area that is subject to flood risk. The retention basin planned for the DSSP will be in the form of a lagoon and passive open space. PUBLIC UTILITIES & SERVICES Goal 1 . Stormwater. Stormwater management system that leads to clean water, basin recharge and increased water retention. Policies 1.1 Stormwater infrastructure for new development. Require development projects pay for their share of new stormwater infrastructure or improvements necessitated by that development (regional shallow ground water). 1.2 On-site stormwater retention and infiltration. Whenever possible, stormwater shall be infiltrated, evapotranspirated, reused or treated onsite in other ways that improve stormwater quality and reduce flows into the storm drain system. 1 .3 Groundwater infiltration. Encourage the use of above-ground and natural stormwater facilities in new development and redevelopment, such as vegetated swales and permeable paving. 1 .4 Stormwater re-use and recycling. Encourage innovative ways of capturing and reusing stormwater for non-drinking purposes to reduce the use of potable drinking water. DSRT SURF 57 Specific Plan 1 .5 Recycled water. Work with the CVWD to encourage existing golf courses to connect to its recycled water system. 1 .6 Collaborative stormwater management. Encourage collaborative, integrated stormwater management between multiple property owners and sites. 1 .7 Low impact development. Require the use of low-impact development strategies to minimize urban run-off, increase site infiltration, manage stormwater and recharge groundwater supplies. 1 .8 Green infrastructure in public rights-of-way. Encourage green streets with in-street bio-retention and other forms of stormwater retention and infiltration in streets and public rights-of-way. 1 .10 Stormwater in urban context. Development projects shall incorporate Stormwater management into landscaping, except in downtown designations where catch basins shall be prohibited. 1 .11 Water quality detention basins. Require water detention basins to be aesthetically pleasing and to serve recreational purposes, such as in the form of a mini park. Detention basins designed for active uses are intended to supplement park and open space and should not be counted towards a developer's minimum park requirements, unless otherwise determined by the Planning Commission or City Council. 1 .12 Retention Basins. Encourage storm water retention basins, especially in the City Center Area, to be underground in future development so as to achieve the most efficient use of land and compact development and promote the urban character goals of the General Plan. Consistency The DSSP will implement the standard requirements for the retention of storm flows and participates in the National Pollution Discharge Elimination System (NPDES) to protect surface waters from pollution, as well as maintain the City of Palm Desert's Municipal Code 8.70.100 (On-Site Stormwater Retention), which requires all new developments to retain the 100-year storm flow on-site and/or off-site. Goal 2. Sewer. Sewer management and facility operations that allow for adequate disposal within the community. Policies 2.1 Sewer system maintenance. Work with the Coachella Valley Water District to ensure sewers are operational and in good working order. DSRT SURF 58 Specific Plan 2.2 Sewer infrastructure for new development. Require development projects to pay for their share of new sewer infrastructure or improvements necessitated by that development. 2.3 Sewer connections. In the event that a sewer line exists in the right-of-way where a lateral line connection is required to serve a lot, require a sewer connection at the time the lot is developed. Consistency As mentioned above, the DSSP will incorporate the use of the existing sewer and water facilities and infrastructure near the site and new storm drains to fit extended to tie into existing facilities. The DSSP lines will connect to existing lines beneath Willow Ridge and Desert Willow Drive. All new sewer facilities will be constructed and maintained in accordance with applicable standards. Goal 3. Water Supply. Ensure a sustainable, clean, long-term water supply. Policies 3.1 Agency coordination. Coordinate on an ongoing basis with the Coachella Valley Water District, and other agencies responsible for supplying water to the region. 3.3 Water infrastructure. Maintain existing water infrastructure to protect the supply, quality, and delivery of potable water. 3.4 Water infrastructure for new development. Require development projects to pay for their share of new water infrastructure or improvements necessitated by that project. 3.5 Recycled Water. Expanded use of recycled water in existing and new development. 3.6 Citywide water conservation and efficiency. Encourage and promote community water conservation and efficiency efforts, including indoor and outdoor efforts that exceed CalGreen requirements. Consistency The DSSP will incorporated the State's Water demands and conservation measures will include techniques such as the use of low volume irrigation systems and drought-tolerant landscaping. The lagoon and added water features that will built in the DSSP area will be designed to minimize the use of excessive amounts of water. As required by Water Code Section 10910(f) a Water Supply Assessment was prepared and approved for the DSSP area to assess the condition of the groundwater basin and a sufficiency analysis of the basin to supply the Project area. Coachella Valley Water District (CVWD) adopted the DSSP WSA in 2019 that determined CVWD has sufficient water supplies to meet the demands of the Project for the next 20 years. DSRT SURF 59 Specific Plan • ' r.,.,i , *• 2.•'• .=, - k•.- - -•-i -. , 4-'1:VIPRI1F r 1'4. 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Relationships. \ SURF _ APRIL 6TH, 2021 SHEtT INDEX GENERAL 01 COVER SHEET 02 SHEET INDEX 03 PROJECT INFORMATION 04 LANDSCAPE & SITE COVERAGE 05 VICINITY MAP CIVIL 06 PRELIMINARY GRADING & UTILITY PLANS 09 AMENDED TENTATIVE TRACT MAP ARCHITECTURAL 10 SITE PLAN 11 HOTEL 12 HOTEL FLOOR PLANS 18 HOTEL SECTIONS 20 HOTEL ELEVATIONS 22 HOTEL PERSPECTIVES 23 HOTEL VIGNETTES 26 SURF CENTER SITE PLAN 27 SURF CENTER FLOOR PLANS 28 SURF CENTER ELEVATIONS & SECTIONS 29 SURF CENTER PERSPECTIVE 30 CONTROL TOWER SITE & FLOOR PLANS 31 CONTROL TOWER ELEVATIONS 32 CONTROL TOWER SECTIONS 33 LAGOON MEP BUILDING ELEVATION DESIGN 37 RENDERINGS 40 MATERIAL PALETTE 42 LIFE SAFETY PLANS 47 RESIDENTIAL & HOA CLUBHOUSE 48 RESIDENTIAL SITE PLAN 49 RESIDENTIAL STACKED FLATS 68 RESIDENTIAL SINGLE FAMILYVILLAS 86 HOA CLUBHOUSE 88 CABANAS/CASITAS LANDSCAPE 92 LANDSCAPE DRAWINGS LAGOON 131 LAGOON BASIN DESIGN CODE AND PLANNING INFORMATION PROJECT SUMMARY OCCUPANT LOAD SITE AREA: 773,097 SF PROPERTYADDRESS: DESERT WILLOW DRIVE - PALM DESERT BUILDING COVERAGE: 153,642 SF (19.9%) HOURS OF OPERATION: 24/7 EXISTING USE: VACANT FAR: 0.19 NUMBER OF EMPLOYEES: 40 PER DAY LOT AREA: 773,097 SF / 17.74 acres HOTEL MAXIMUM OCCUPANCY: LEVEL 1 AREA (GROSS) 1st LEVEL 490 OCCUPANTS ZONING: P.R.-5 RESIDENTIAL TOTAL 14,452 SF 2nd LEVEL 149 OCCUPANTS MAXIMUM ALLOWED F.AR. LEVEL 2 TOTAL 0 SF 3rd LEVEL 185 OCCUPANTS PROPOSED F.A.R. 0.19 LEVEL 3 4th LEVEL 114 OCCUPANTS MAXIMUM ALLOWED BLDG. 50'-0" TOTAL 28,209 SF LEVEL 4 HEIGHT: TOTAL 26,028 SF TOTAL 938 OCCUPANTS PROPOSED BLDG HEIGHT: AMENITY DECK 46'-6" TOTAL 15,674 SF BUILDING AREA: AMENITY DECK 313 OCCUPANTS TOTAL GROSS BUILDING AREA (HOTEL ONLY): 68,689 SF POOL/SPA 186 OCCUPANTS SETBACKS: SEE CIVIL DRAWINGS ATTACHED TOTAL GROSS BUILDING AREA (WITH AMENITY DECK): 84,363 SF APN 620-420-023 CODE A N A LYS I S SURF CENTER PARKING STRUCTURE PER ALTA SURVEY DATED, 09-07-2018 LEVEL 1 AREA (GROSS) ALLOWABLE AREA ANALYSIS TABULATION (2018) TOTAL 6,847 SF LEVEL 1 LIST OF PROFESSIONALS PARKING 27,742 SF CBC SECTIONS 503, 504 & 506 - ALLOWABLE HEIGHTAND BUILDING AREA RESTROOMS @ HOA 416 SF BLDG HEIGHT = 50'-0" < 65FTALLOWED PER 504.3 SPRINKLER WITH INCREASE LOADING 1,920 SF CLIENT: CIVIL: LIGHTING: HOTEL BUILDING (TYPE IA & IIIA CONSTRUCTION GROUP) DESERT WAVE VENTURES THE ALTUM GROUP MUSCO SPORTS LIGHTING, LLC TOTAL: 29,662 SF OCCUPANCY TYPES (A-2, A-3, B, R-1, S-2 & M) P.O. BOX147 73-710 FRED WARING DRIVE, STE. 219 15311 BARRANCA PKWY CONTROL TOWER LEVEL 2 GROUP R-1 SOLANA BEACH, CA 92075 PALM DESERT, CA 92260 IRVINE, CA 92618 TOTAL 30,997 SF LEVEL 1 AREA (GROSS) TYPE IIIA CONSTRUCTION W/ (NFPA 13 SPRINKLERS) CONTACT: CONTACT: CONTACT: TOTAL 429 SF ALLOWABLE BASIC HEIGHT IS = 4 STORY John Luff Doug Franklin Mike Higgins LEVEL 2 TEL: 443-235-0803 TEL: 760-346-4750 TEL: 949-754-0503 CONTROL ROOM 138 SF TOTAL: 60,659 SF TOTAL ALLOWABLE BUILDING AREA PER SECTION 506.2 AREA DETERMINATION EMAIL:john@desertwaveventures.com EMAIL: doug.franklin@thealtumgroup.com EMAIL: mike.higgins@musco.com ALLOWABLE BUILDING AREA IS = 48,000 SQUARE FEET ALLOWABLE ARCHITECT: LANDSCAPE ARCHITECT: TOTAL: 567 SF TOTAL ALLOWABLE AREA PER FLOOR IS < 48,000 SQUARE FEET AO ARCHITECTS AO NOTE: IN SOME PORTIONS, 48,000 SQUARE FEET IS EXCEEDED. ALLOWABLE AREA 144 N ORANGE STREET 144 N ORANGE STREET MODIFICATIONS UNDER SECTION 506.2 FRONTAGE INCREASE TO BE APPLIED ORANGE, CA92866 ORANGE, CA92866 PARKING COUNT PARKING REQUIRED GROUPS-1 CONTACT: CONTACT: TYPE IA CONSTRUCTION W/ (NFPA 13 SPRINKLERS) Bruce Greenfield, Principal LLP Diego Alessi SURF CENTER & LAGOON: 1.5*70 105 STALLS TEL : 714-639-9860 TEL: 714-639-9860 ALLOWABLE BASIC HEIGHT IS = UL EMAIL: bruceg@aoarchitects.com EMAIL: diegoa@aoarchitects.com 92 KEY HOTEL: 1 PER GUESTROOM 92 STALLS TOTAL ALLOWABLE BUILDING AREA PER SECTION 506.2 AREA DETERMINATION GOLF OVERFLOW: 130 STALLS ALLOWABLE BUILDING AREA IS = UL LAGOON DESIGNER: MSA CONSULTING INC. WAVEGARDEN 34200 BOB HOPE DRIVE SHARED GOLF/SURF: (-50) STALLS TOTAL ALLOWABLE AREA PER FLOOR IS = UL RANCHO MIRAGE, CA92270 83 RESIDENTIAL UNITS: 2 PER UNIT 166 STALLS CONTACT: Barry Stetter CONTACT: TOTAL REQUIRED: 443 STALLS PROJECT DESCRIPTION TEL: +34 943-041-018 Ron Gregory THE PROJECT SITE IS LOCATED ON DESERT WILLOW DRIVE ON A17ACRE SITE IN THE CITY OF PALM DESERT, CALIFORNIA. EMAIL: barry@wavegarden.com TEL: 760-320-9811 EMAIL: rgregory@msaconsultinginc.com PARKING PROVIDED THE PROJECT WILL INCLUDE A HOTEL AND SURF CENTER COMBINED INTO ONE BUILDING. THE HOTEL/SURF CENTER WILL BE 4 STRUCTURAL: VILLAS: 166 STALLS WRIGHT ENGINEERS MEP: STORIES IN HEIGHT INCLUDING 1 STORY OFTYPE 1 CONSTRUCTION WITH 3 STORIES OFTYPE III CONSTRUCTION ABOVE. THE 2 VENTURE, SUITE 200 RTM ENGINEERING CONSULTANTS GARAGE: 117 STALLS IRVINE, CA 92618 3333 E. BATTLEFIELD RD, SUITE 1000 TANDEM: 34 STALLS PROJECT WILL ALSO INCLUDE PRIVATE VILLAS. SPRINGFIELD, MI 65804 THE HOTEL WILL INCLUDE 92 KEYS. THE FIRST LEVEL WILL HAVE AMENITIES INCLUDING A RESTAURANT, STAND-ALONE BAR, CAFE, CONTACT: SITE: 126 STALLS ScottEL : 949-477-4001 Cameron Collins Jones CONTACT: TEL : TOTAL PROVIDED: 443 STALLS MEETING AND BANQUET ROOMS, AND PARKING STRUCTURE. THE SECOND LEVEL TO BE PARKING. THIRD LEVEL TO BE FITNESS EMAIL: sjones@wrightengineers.com TEL: 417-429-9228 *NOTE: 7 STALLS PROVIDED THROUGHT VILLAS. THESE ARE NOT INCLUDED IN THE CENTER, SPA, FLEX SPACE, PREFUNCTION, BAR AND KITCHEN, OUTDOOR AMENITY DECK, POOL-SPA AREAS, AND GUESTROOMS. EMAIL: cameron.collins@rtmec.com PARKING COUNT TOTAL. COFFMAN ENGINEERS, INC. THE FOURTH LEVEL WILL BE ENTIRELY GUESTROOMS. THE HOTEL AND SURROUNDING SITE WILL PROVIDE 279 PARKING SPACES 1455 FRAZEE RD, SUITE 600 WATER TREATMENT: SAN DIEGO, CA 92108 CLOWARD H2O GUESTROOM TYPES: FOR THE HOTEL AND SURF CENTER. 2696 N. UNIVERSITYAVE., SUITE 290 QQ W/ SLEEPER 434 SF 12 17% THE SURF CENTER WILL INCLUDE SURF LAGOON TICKETING AREA, RETAIL SALES, OFFICES CONTACT: PROVO, UT 84604 Chuck Hope QQ - STD. 373 SF 34 36% FOR OPERATIONS AND AREAS FOR BOARD/WETSUIT RENTALS, LOCKERS, BATHROOMS AND AREAS FOR INDOOR/ OUTDOOR SURF TEL : 619-232-4673 CONTACT: KING W/ SLEEPER: 357 SF 36 37% EMAIL: chuck.hope@coffman.com Allen Clawson INSTRUCTION. TEL: 801-375-1223 SUITES: 492 SF 5 5% EMAIL: aclawson@clowardh2o.com 663 SF 2 2% A 5 ACRE SURF LAGOON UTILIZING STATE OF THE ART WAVE GENERATING TECHNOLOGY, BEACH AREAS, CONTROL TOWER, LIFE 707 SF 2 2% GUARD TOWERS, VIEWING, RELAXATION AND GATHERING AREAS, POOL AND SPA, AND ENHANCED LANDSCAPING CIRCULATING APPLICABLE BUILDING CODES 735 SF 1 1% THRU OUTTHE PROPERTY WILL BE THE MAIN ATTRACTION. A MAINTENANCE BUILDING AND YARD WILL BE LOCATED ATTHE TOTAL: 92 100% SOUTH END OF THE LAGOON. BUILDING: PROJECT SUMMARY (RESIDENTIAL) 2018 CALIFORNIA BUILDING CODE (CBC) THE PROJECT WILL ALSO INCLUDE 83 PRIVATE VILLAS IN A SERIES OF SEPARATE BUILDINGS INCLUDING A PRIVATE CLUB HOUSE ACCESSIBILITY:MORE STRINGENT OF CALIFORNIA BUILDING CODE OR TOTAL AREA (SF) TOTAL AREA WITH TOTAL UNITS AND WILL PROVIDE AVARIETY OF 1 AND 2 STORY UNITTYPES AND ARCHTECTURAL STYLES TO COMPLEMENTTHE OVERALL APPLICABLE FEDERAL LAWADA, ANSI OR CBC DECKS (SF) PROJECT. THE VILLAS WILL ALSO PROVIDE AN ADDITIONAL 166 PARKING SPACES. ENERGY: 2018 CALIFORNIA FIRE CODE (CFC) AND LOCAL ORDINANCE STACKED UNITS: 86,638 SF 91,760 SF 50 VILLAS: 81,891 SF 91,716 SF _ 33 PROJECT INFORMATION «�t DSRT SURF TOTAL: 168,529 SF 183,476 SF 83 • 3 Architecture. DSRT Design. • SURF : PALM DESERT, CA Relationships. . • • Scale i � DESERT WAVE VENTURES, LLC : Job No. 2020-239 • Date 2021-04-06 red 1:>........... _____s_;.=I 1 1. 1 ---111101,11- Irikt‘ \ • /41," / nil° SITE COVERAGE CALCULATION ARIiiki , -ow TOTAL PROPERTY AREA: 773,097 SF d� / %410 ` . '4IPv . '10"1* ../ COVERAGE BREAKDOWN ��, rl OT E L: 44,114 SF �� - i 2 4426i , , �* i 6816 SF \ �� V� SURF CENTER: 7,263 SF10}# �_ CONTROL TOWER: 429 SF . _ �/ \� `� v VILLA �.►/ 1 RESIDENTIAL: 95,433 SF _ - _� 1525SF 4* \\1/\17% �- VILLA 1 HOA CLUBHOUSE: . - �_ �+- / 1529SF �� 4 1,494 S F �-- VILLA 3c �', �i� 1712SF MAINTENANCE: 4,909 SF �_ �- VILLA � ° STAC D FLATS / ,. . \\ TOTAL: 153,642 SF _ 6592 SF 5 SF � VILLA 2: ' �;-- STACKED'FLATS 529 SF co t \ 1 6592 SF / 1 VILLA 3C • 712SF 10,„ ,„. ° COVERAGE PERCENTAGE: 19.90% 11 1 1 1 — VILLA 3C /1 \ 1 1 i 1712 SF � OVERALL LANDSCAPE AREA: ,\ - VILLA • 1I1L2sF 153,073 SF \ 1 1 525 SF LANDSCAPE COVERAGE PERCENTAGE: 19.8% \\ % 111 TACKED FLAI ,\ % 1\ 7637 SF VILLA ; / VILLA 3C \ 11 1 R ___ / 1529 SF i 1712 SF 1 1 1\111130\-\ � HOA a-*USE 9 . F VLLA3C 1712SF s 1 � HOA,_u.1e-: SE - 11�' 954 SF VILLA 3C ; 1712 SF 1 1 \ j N ACKE R FLA VILLA 1A I . ' I. 1 7587 SF 1525 SF 1 114W , � s VILLA 3C VILLA 2B . I 4r4t* I 1712SF 1529SF L-)- `� ILLA1Ab_____ i VILLA1A 1 1525 SF 2 ` • ` � fLLA1A � �� 1525 SF 1529 SF r VILLA 3C V 1152L5 SF 1712 SF 1 \ 1V1712 SF VILLA 2B %,% Nit' 1529 SF ILLA 3 L i 1712 SF N ��. VILLA 3C I N 1712 SF I aim 1525 S \ ILLA 1` a ' I 1525 S" ILLA 2: LAGOON , 1529 S' 4021 '� T� i ILLA 1. 1525 S' VILLA,¢ 14,/ � ��' ��1529%" ILLA 1' � / �� � �, 1525 S'� ILLA 24. 1� '� 1529 S' 0 • / 1 t k\ 44,-- SF/ /s ' iP�� iii / STACKE-0 I A I��! e1St% 5185SF _ . 7 1 . . . , I. � N STACKER FLATS �� 1 \\ ` 5392 SF V' • �\ , ,TACKED F ATS �� CD 3896 SF 1 , .4 , . . ...,... ''' .. J \% �f1� RF • LAN DSCAPE AN D SITE COVERAGE • . 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SITE *Pt iiP ,fir ■ 1ft? iii _ , e_ r -, : ip, ,t : `� : 11r .41ff • A 2. DESERTWILLW GOLF RESORT . . . i - i ‘I. e1C&. ji 3. THE WESTIN RESORT �'E' '`� ' iSA 'i . •III • t �+' + 4. CLUB INTRAWEST - PALM DESERT ' ' 'LL 11% I _ T,L ' -,7 1 q411 am. 111-.162 nir 1411:.• - �� 5. RESIDENTIAL • iri F1ff Del T a i ' _ •�•L' 1 mir r 11 1T.' . k; ` al 1�'; mi°T C' - _F ■ 1+ r� 'yam L `R �LZi _.T ili r11 b. JW MARRIOTT DESERT SPRINGS •� .J •��- - 1 _ ■�; �J -01111"; • - - - RESORTAND SPA ■ • «��- DsRTsuRF VI INITY MAP . Architecture. 5 DSRT Design. • SURF PALM DESERT, CA Relationships. : ■ scale DESERT WAV E V E N T U R E S, LLC Job No 2020-239 • • • Date 2021-04-06 I' . VICINITY MAP • / 406�„ 4.., � �` �will-LII\\ - • E7-7-3 FRANK SINATRA DRIVE (2, \LY _ _ _ , CITY OF PALM DESERT SEC. 4, T5S, R6E, S.B.M. 0 j(OC i 7 �,, NTS Q0�� Y i\ \ \ 0 �- DESERT WILLOW 1 \, lif' j.P!I1mr , ' 7 GOLF RESORT .__________ ir 0 0 N ... f. $ 4-111 .- ---W .'-....11111111%...."'"--'••••4. litgrocs... 7/7//Y/411 ';411\ • ��' 13 iy 1 , �� � ' '`' WATER CONNECTIO C:: /1 \ , .4 .I/j 'J1jt t SEWER CONNECTIO ♦ O or r O �Ji U- _,., p PRO': ED 20 WATER ���) I 1 ��� PROPOSED " RR G 4fi1. '" /�°—��0PROJECTse O MARKET ,iwy ��I`\ \ SEWER C: N��:� PROPOSE, "r Ow°`' 7 \�� SITE � E DR.�__• ;11- ::_\\ PR�PQ E►` SEWE" \ PO'G 1 / EXISTINt i" REC 'LED `"' ' y J4/ ��- - ...-___----- osip--s , v v EXISTING GOLF COUR� 0 \ "�� COUNTRY CLUB DR. WATE E CK CUR,, \ -a �♦ �JEDAR !' INAGE WASTE AREA _ / • / \ \ �/ \ \ / \ \ :. ----v 4�r/ _� r spj NG GOLF COU / • ''\ )/ M �� BRA G ; LS O'EA9"� �^ �, �� 'i - _ _ , . ' `� RAGE i_ /7: 4Iit '� ry�. �_� APPLICANT/DEVELOPER PROJECT IMIFF ` 41/4444 IflairtatiffL. � ���, ((iki ‘ ; 10' ' 1• ` \^�_"� _"� DESERT WAVE VENTURES LLC " l.: : .,/:.; pu. i . . PO BOX 147 "%"� : d` il: SOLANA BEACH, CA 92075 / ��. � \ JOHN LUFF, MANAGING MEMBER �� ` �� ( / ��� ��'� �t���h 1 \`�� �\ rJohn©DesertWaveVentures.com/ ART-. TH a� �.: , .,s .� _ i... � ® CART Pq ' , O 'C. � _ _ \ ` TEL: (443) 235-08030 p .fit , ,,;q,�,ll� �\ y - ,i _ . i. _ ,,, OWNER •. O, / ,(4 , _ PALM DESERT REDEVELOPMENT AGENCY 15� /+ ,,,,) IVO �.1 0 ss 1�44 \ _ , 44-950 ELDORADO DRIVE '�.1 . ; _ INDIAN WELLS, CA 92210 0,/ - '�' �, ' '�+ _ TEL: (760) 346-2489 dw, s;�'c I ( ` '46 10 IDE / .. . _` 1. 1 � � .� .. � � �. . PROJECT 3 ' , , i ,i , - BOUNDARY .� , , ENGINEER °' /� ' , 6' PUE CART PATH d'd,s �` - , THE ALTUM GROUP "/ �� �^ / © 2 , , \ — "� - -. , 73-710 FRED WARING DRIVE, SUITE 219 PRODBOW�'aRY ff /4/ / r'' \\\ \ \ - PALM DESERT, CA 92260 c `.� ? _ - ` ` \ ° ` ` ` TEL: (760) 346-4750 SURF LAGOON **k_ .' / °(- 0 ,� XIST G 15 LAKE diRA IN / �! `s� 75 fFF-SITE GRADING G ' IZE' NE . - d ♦ °� - - EASEMENT NOTES �, CI OF PALM DESERT 11 BOUNDARY ' ` , ,620 420 009 kj, p,all 6Vri PU OFF-SITE GRADING - - A THOSE CERTAIN EASEMENTS SHOWN THEREON AS "PUE, PEDESTRIAN AND LANDSCAPE LAND USE. DESERT WILLOWCART PATH W J�! j. 5" LANDSCAPE SETBACK - • - T� EASEMENT" FOR LANDSCAPE AND DRAINAGE PURPOSES PER MB 264/4-15. v GOLF COURSE ��� . �'�, _ , © �` :LAGOON DRYWELL \ 's, 2 AN EASEMENT FOR LANDSCAPE AND PUBLIC UTILITY AND RIGHTS INCIDENTAL THERETO, ✓ 5" LANDSC E :r CK �,�'�, ' '��� �`�Ilk AS SHOWN OR AS OFFERED FOR DEDICATION ON MB 264/4-15. ' , ' O� f _ AN EASEMENT FOR PIPELINE AND RIGHTS INCIDENTAL THERETO, AS SET FORTH IN A �' \ / c EXIS NG GO SE DOCUMENT RECORDED ON JULY 28, 2008, AS INSTRUMENT NO. 2008-0411276, OF d EXISTI G OLF COURSE , ' , ' . 1 FAIRWAY f DRAINAGE WASTE _ _ - _ _ _ _ Ti DRAINAGE AREA ! - _ - - - OFFICIAL RECORDS. /J / I :/ 6' PUE , �� GC-- e. © 10, WIDE his` °' / / r. © © LAGOON WATER. SUPPLY '�+i ,�'� © , , El A PROPOSED EASEMENT FOR ACCESS PURPOSES. /J ��� , ' , 6' PU 6' PUE , •�,. \ IN d / 5 LOCATION. (WETWELL) \\ \, 4r \ / /f ` ❑2 A PROPOSED EASEMENT FOR GRADING PURPOSES. m /,. , /� HOA CLUB - \` ,g f SITE BOUNDARY �� 3 A PROPOSED EASEMENT FOR DRAINAGE PURPOSES. EXISTING UNDERGRI ND �� - \�� J �` �' EMERGENCY HOUSE . ��a 6' PUE ` \• / ' ••s, a, ELECTRIC LINES / F ^ i ACCESS m * © © �j,� � v, �Q 4 AND SAarR ?�� -- / - - - �_ 7 5 �, .4. \ \ ® A PROPOSED EASEMENT FOR WATER AND SEWER PURPOSES. "z�� PU Itailkiiii-.00- _ _ - / 5 / / .4, , �_ �5 A PROPOSED 6' EASEMENT FOR PUBLIC UTILITIES. PROJECT ��"`-':�- 0� © /40, 6' PUE •N,u EXISTING 15 LAKES ,�� BOUNDARY �� �h :, 111 _M , %_ J _ d, c EQUALIZER LINE S � �A E - - 1D M e - - - - - - - , ' -.9, °' % �',,��,\� \ I M, M„g o M„g - NS��s'1O W �52e15 PRELIMINARY EARTHWORK VOLUMES 'Q0 166,47 CART PATH \ _,_ I WAT �, IECT: / Hg4'34 N ,`�'I CON �N / \\```� N5�O9'14'W 511.53' 5" LANDSCAPE, - , El _ `_ _� - 1 / CUT/IMPORT FILL/LOSSES • SETBACK ROJECT RAW EARTHWORK 62,514 C.Y. 27,540 C.Y. A , ' / ® �, ���;;.o - CART PATH 10 WIDE i i� (i.- o i'14- / \,, '� 11 © - - - - BOUNDARY •� , _ , �, „�.� © 3 SUBSIDENCE (0.1 ) --- 3,369 C.Y. 3 „ r FF-SITE GRADING/ EXISTING GOLF COURSE ' ---CLEARING & GRUBBING 0.1 3,369 C.Y. �, � \ �,� TURF REDUCTION AR � , ( ) \ PROJECT / DRAINAGE WASTE AREA ' , : ' ' i \ \ \\ BOUNDARY _ - - - \ �� SHRINKAGE (15%) --- 4,131 C.Y. A - - / • ' INE �� - PROPOSED GOLF COURSE \;\ \ \ OVEREXCAVATION (3 DEEP - 5 OVER) 6,969 C.Y. 6,969 C.Y. E " OF PALM DESERTN DRAINAGE DRYWELLS \ - �, \‘ di" \ \ OVEREXCAVATION SHRINKAGE (15%) --- 1,045 C.Y. ,s\ - 620-420-011 - - - - - �'¢° ` ND USEDESERT WILLOWD �' ,\ SUBTOTAL 69,483 C.Y. 46,424 C.Y. +, c� �r O GOLF COURSE / (EXPORT) 0 C.Y. 23,059 C.Y. 11 9 /� O •9�I'�•�:I O - - ,� / ' ,/ TOTAL 69,483 C.Y. 69,483 C.Y. 1 1 : - , , , J � t\ 8 ,� '� NOTE: THE ALTUM GROUP MAKES NO REPRESENTATION CONCERNING THE ESTIMATED f ; I 10 �� r QUANTITIES ON THESE PLANS OTHER THAN ALL SUCH FIGURES, INCLUDING ALL 3 _` , EARTHWORK NUMBERS, ARE PRELIMINARY ESTIMATES ONLY. THE ENGINEER SHALL NOT , ',I,", BE RESPONSIBLE FOR ANY MINOR DEVIATIONS BETWEEN ESTIMATED QUANTITIES AND THE �� /4, ....i / i i ', , ACTUAL QUANTITIES AT THE TIME OF CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE a � 0 / , , 1 i1 / TO PERFORM HIS/HER OWN TAKEOFFS TO DETERMINE THE BID QUANTITIES. in / / I 4 The 72140 Magnesia Falls Dr., Ste. 1 CITY OF PALM DESERT SHE _1 cu A��M� Rancho Mirage, CA 92270 PRELIMINARY GRADING AND UTILITY PLAN Cl t.760.346.4750 f. 760.340.0089 1— Q GRAPHIC SCALE TheAltumGroup.com Group DSRT SURF Lu SCALE 1"=100' BEING A PORTION OF THE WEST 1/2 OF SECTION 4, T5S, R6E, SBM OF ~ ENGINEERING PLANNING SURVEY ENVIRONMENTAL FOR: 3 W 50 '°° 200 300 400 DESERT WAVE VENTURES, LLC R EL rn �,���� CIVIL DRAWINGS DSRT SURF . U T Architecture. 6 • PALM DESERT CA Design. • SURF Relationships. • w • Scale � DESERT WAV E VENTURES, LLC ; ; Job No. 2020-239 Date 2021-04-06 ' MIRK • x 254 Li; 256.2 ` \1\ �� `` N. \�\ :Tr \ �\_ l ` ). _ - - - - - - - - - - 5 .111r` - - 255 5 2 °u, (26 .75FS) / 4 �� �2, \ie ‘.. '� 252. �� x x 254'2 A�� X 5' 262.75FS) , 4I4>' HEADWALLWITHx , . ��i>,�X 2S2 4 • x 2 :Wil :11.3? . i � � �261.�E ,.�, .( 63.24FS) � ENERGYDISSIPATO .. �� t!�,,_ 2 /. ir ! � •� �.�/ �,�;�-� EXISTING 2 GA �� • so•s 52• / (26 . F ,i _ �� � � 4 (261.81F. - __ I. 71.97 s Ne �2 6TP) -------- _ -- ' 0 • • s X9 4, (p6 - -/ RECYC]EDIIWIER/ / / �- �, 9 R - n a ob ° l2 s c�- F, / / 2 •� s" re,/ ' - - ��� 272.78TP , '�! J�' - t g„ R • 3. 1 . W •r EXISTING GOLF COURSE \• x 253.g R� X 2 6p ���� 3�, ��/ • , �. \ EXISTING 2" IRRIGATION ���� / �a� k DRAINAGE "WASTE" AREA If 2, 2S8 2 ti �_ �r i - /�r �1/ `'� G+ n� , �� (272.90T� ��� �� �// 2.5 � Rx 'k ) // (W x V2 rou (262.68FS) firISTING 1 naEXISTING 10" IRRIGAT��iN ��� 1E TING UNDERGROUND MATCH EXISTING EDGE -� 4 8' Pki ELECTRIC ' _ CITY �PD •ERT °• - 1 - - � EXISTING 12" WATER At� CART PATH GRAVITY HEADWALL WITH / 426-409Ilk. 0 272.81 TC) RIP RAP. ENERGY DISSIPATOR i 25 !- `, �`'! Yw--j----=:.k M11111111, o. M..g �� ' �� HP x / / �� LAND USE: DESERT WI L'6W GOLF OURSE S , ,� _ , vril (272.56TC) 2� , y (255x5 � (256.08FS) r (262.94FS) (260.31 FS) _ ss ��� -� i - #/:;/, • x 4. o.s • .,i - (257.56FS) \ -� - -6 .��,*► j�/ �j� �� - ° �� ,"� / /l ;, n R �a�r PROPOSED- �, }E FS � _ _ � , ' ►, �EXISTI G i�GE _ _ 4 ',�i�y !� ' 1�1/ � v' '� � +�_ - - i i s=�'\, ��� � � 3�;, - _ _ _ 5 �2 62 C / I 1 M f - PRIMARY RESORT ENTRANCI v .., �, .74FS) OF C .• - / re �= y� ,�1211 �i ���� - __.- � _ INGRE SAND EGGRESS a . kg �'� - _ 4z . (259.7 , x 264 2 x� ,. _ � \ /� ���� '�� �� �� rouROCK 0.41Trwilw- S b EN ,411kil �.•: TIO - ��f�� �" '' �_, . „, / / ° o FIR HYDRANT °�,r, �1a7TC i •=N i bs�„rpa IIII WILL -� - 26p �g9. TP �i .\ '•', PRO 0 D 8 ER 10+ 0 •,9.5EG) ��1 �'E (260.43F �/ 3 265 •V8; 1"E lit • S 59. /N I _ ', II �..., � ��: U U.5 / 265 0 �� ° 4.." )1.1. _ ' 1� (272.18TC) 261 ----- ,� M \ , / i CURB FF=272.0 259. r 3, J • g 1‘ ;, F - - - - - - - - - - - - - - •• :" 265 c- .r� �,�1011110111°P- ��1 -____-___!/�' \ , 7 x �� (272.29TC) _ _ _ _ - - - _ _ _ _ _ n• - \ \ \ 269.8FG ,�pq, M„e �� S0%),POS 8" TER / ��� d� .! (272.00TC) » EXISTING 15 IRRIGAT - - - _ _ 1pe / _ mot; PROPOSED20 RECYi` ��, Atk \°,O/ ER \ \ =\`' WATER REALIGNMENT LANDSCAPE o,- - - - - _ �269.51TC M g \ / �� F \ 24 STO DRAIN , \ PROPOSED 12 IRRIGATION EASEMENT �1`O S \\ REALIGNMENT / , PROPERTY \11 ___ „g 27 - \ • \ `�'BOUNDARY I PAD=264.7 PAD=265.7 _ ✓ 0 , - �� ♦ sd \\ \ (271.76TCPAD-266.6 44001P710 - - ' FIRE HYDRANT �tiit �Z ♦ FF=271 - ` Ilk (262.4EG) ��� PAD=268.4 p ��PAD=267.6 �1,,.iz O �� �\��\ S �' V'' PAD=271.0 i� PROPOSED 8 SEWER _ } - ilk _ _ _ _ _ PROPOSED 8 WATER - S , - PAD=270.7 \ ,�� r , o. k / ' o`�I i 1 'FG , - - �` - \ VS ow ,, ds , , �� - - - - - _ _ _ _ - °�° PAD-270.3 v *sit � �, tip` - - - 5 op,/ �� �.;. 1�v „8 _ �p5 �A 26 PAD=269.9 271 �� ��� €' ., .�'� - � „g a... ,� M<<v s $ , - PAD=2s9.5 SHO �, GA GE 1 �. 0 1 4CTICtSL .. „ �" =a� t � • , s - .. * .... FF=272.0 x * ----1 - ' \ : , . 8 W LINE 2 3.0:�1���, '`' - - _ _ �•�_ _ PAD=268.9 26g o CONNECTION 7' '0'p 70 e. I PAD=264.4 FIRE HYDRANT - - r--- - ' - FF=272.0 •� e '� EMERGENCY 262.'7TC°°�I, 266.61TC • ' A SS ONLY , i 262.61TP PAD=264.9 = 267.00FS II LP PAD=265.3 PAD=267.5 l PAD=268.3 �. ` m \ x i1� �� PAD=266.2 0° �- 68 S• 71.9 G %iC �`` I. c\JCONNECTON V ' 8TC �� c� -- �• `� 30 STOR DRAIN ?��• ;•• , 1 �GH\ UT , i 1 /51 PAD=267.9 / IN / i��1A�T.IVY . , V , i•GR SON Y .951 \ \ 27A 75T E MOUNTABLE �: A I, CURB �. �, �267.67TC / � FF=272.0 �, u . �1, .. co1r 272.09TC 4( •1 72FS) - xy'l- I � ' PAD=267.7 �./ op 0$ Im _ - S kA•_20TP , �' . 267.00FS 272.01TPo, r� I �I I'I _ .� / 267.00FS HP �.' <Ntlk" 2>>i �a�) ,1 a, :�� - 1:" WATE lL'!�r „ ° PAD=264.1 `ti�O►►r HYDRAN \ A°(- ..* �� 'B '.�1 u �r1 • ' ',�6 Si /� BOT=VARIES \ ` ` ♦`* \ ° �!�I �' RI Q 2 : OA CLUB HO SE / . S ►.�, ti, I (270.8 �,- ill _ _ =�, �, PAD=264.6 �/+ D �, - - PAD=269.0 `�' ��~� S Lo ,%I' _ uiam °' s• . ► Iv' '�H BOT=VARIES �'' ��.��66:��%► = 260 SD � S urn ro j / `� ° •. `L '� mm1 )i:,f •J,/11 N _ \ / Y Ji / •�.,„ _ 265.0 954 S �39 `�� �\ ,..��,` �, , �rs, .� �I(258 98FS) co I mull •• .48FS) _ / LA y� i. 8T� ,,r , ' MI qik' 267.13TPL XIS ING GO ' C Ellir j, � . •.� . x ►RAINAGE "W TE ►��, P 210 COLLECTION INEPAD=270.4 �aa,, / �&BI4 UND,;Y -� •�� A 267.00FS PROPOSED 8" SEWER "' _,.:� iS) V s _ °' Qoo 22.' . 1 _ 267.59TC .EG) a, •f.C9 ►, - _ _ PAD=267.3 aL ' r !/ 6 . FG � � I 6p I s x 2 � PAD=269.3 1141.0 ti : I•TIN 15" GI- COU: E I � 2,��(260.�� 'r,!►� 266.34TC iPAD=267.7 PROPOSED 8 WATER 'L, A/. l6p , ;41�j K Ef�ZE' INE 1 0 A • '•.� / V rss.:/99.64F s •I • \lie 267.00FS O (257.19FS) ° O RIGHT SURF LAGOON LEFT SURF LAGOON PAD=268.5 , O \ i 266.90TC o ( PAD=267.3 WS=264.85 6, I 2_ 3 /," �j/ ' , 0 L S' ' `�410 266.82TP / WS=264.85 wr� I ING .� •': 6 i 2 . 1 HP GOLFTH��L � i •E: DS WI 0 6 •Fe � �� / .. (263.2 . )a, / do:cure F E30" STORM DRAIN -a , r'�r�, PAD=267.3PAD-268.2 26 .(253.30FS) W PROPOSED 8" WATER •• 267.00FS , I I( LA x PAD=266.9 ! i• • PAD=268.0``/ r ! ! \ , :�► DA'Y IN 15" IRRIGATION © `�55• SkIZER LINE (ta ' • x sIkli ..°9 ______: 4 s • t17/ ou _I Au A Sfurea iV 26" 3 CITY OF PALM D ► :RT PAD=266.7 j 261.00FS �I( ) °Fyshi620 20-01 T�, 'ROPOSED 8 SEWER267.00FS SEE HEET 3. ; AIIII ' ' •. 2_ S lD E: D ERT 'II W \ Sr 266.45TC j / PAD=267.6 IO% . ovaU ?so 6s \LP BOT=255.50 , , 17 s /// • BOT=255.50 ••, j . . FIRE HYDRANT ' 1 \ % II ' SI I �_ _��� 1 `\. S\ 1, `` / \ \ 0 I SHEET CITY OF PALM DESERT Q The 72140 Magnesia Falls Dr., Ste. 1 cu GRAPHIC SCALE � � 1 Rancho Mirage, CA 92270 PRELIMINARY GRADING AND UTILITY PLAN CZ m SCALE 1"=40' t.760.346.4750 f. 760.340.0089 I- GroupL, TheAltumGroup.com DSRT SURF Z a Q 0 20 40 so 120 160 BEING A PORTION OF THE WEST 1/2 OF SECTION 4, T5S, R6E, SBM OF 1 o ENGINEERING PLANNING SURVEY ENVIRONMENTAL FOR: DESERT WAVE3Lu VENTURES, LLC r-D , EL �,���� CIVIL DRAWINGS •• DSRTSURF ./DSRT\ Architecture. 7 • PALM DESERT CA Design. • SURF Relationships. • • •• Scale w • D E S E RT WAV E V E N T U R E S, LLC Job No. 2020-239 • • Date 2021-04-06 .„„giiiir, 4v- �6s MATCH EXISTING * �� ` �.,� + , ` $ •(260. FS) GOLF CA■ PATH `.2 4, , , leo :: PAD=268.0 iLiio444 , \ (16, . � \:/:(//0, ,{2 75FS) P / / # 1 /' # FIR DRANT pS ../ ,..\\‘‘\ _ 58.0: SIRATYRY �5 s� � F9r wPAD 267 6 + ,r 2 : i s „.. 5' LA. � 8» WATE ��' SETB ��,� ( 57.29F ) 5�� � eyGO , , `# \ PROPS R ddi : ,.......,,, :: :<. .i. ..,:,, _ -=ry 5, .� ACK � 2 S-` t GS= 67.4 5� 4. PAD 2 L(3 E MAX)S62. / 1101010.- 7----- -47::#19-44/ 'CCl/# • 1 (2 9.38FS) 66 2 � �' 2 6.8 FS \ - 17 MATCH EXISTING# \ ■L PAD-267.4 GOLF CART PATH2 59.00F ) ti\ PROPOSED 8" SEWER / `' �,, ' TYP PAD- 8: -----"*.-. 267 0 /,\ s �A � 9-1/b.. . � � ���� Q fr,:/t. Ill / 15" GOLFCOURSE �� PAD=266.8 ( 57.4E ) LAKE EQUALIZER LINE 6s ��►, 2 G ( ( ce//## \ EXISTIEGU LEFT SURF LAGOON _ ,� \ \� WS-264.85 - \ 6+p )-- /� °� VA I �6, d LAGOON A.� 9 , DRYWELL - - 4'5 4'4.;. '#•*. 11. "Ilks i \ • BOT-255 50 266 56TC iiiCITY620420-011 ERT265.92 , 2 66TR / , ilk.4 \ N. LAGOON POINT 0LAND USE. DESERT WILLOW � \‘ ° . OF DISCHARGE 0 GOLF COURSE /.2 \• 1/)1/ \ # ' PAD 267.0 265.46TC . . (264.1EG) �� ° 46" EVACUATION LINE 0�RIGHT SURF LAGOON PAD=265.6 �65.OFG SETBACK CAP ���_ 265. ti WS-264.85 �� h267.00FS BOT=255.50 N� �65.60TC + A:A‘.11'11/ 266.06TP •. , �* \ / -6 4 iI HIGH POINT r�iLAGOON WATER SUPPLY ,�o�/ '`� ��� � • PAD=265.5 r'L .;. "� i. �5�LOCATION (WETWELL) �� ' li° '/ / 04, iFIRE HYDRANT :0v 1 + i. / fft.b• \ ON �'I267.00FS -----= _ s� sV� c�\ //,i co �' ri \. \ (TYP) 18" STORM DRAIN REPLACE EXISTING GOLF » `��s/ d ' w` __ PAD=265.2 ` .-cp o / COURSE DRAINAGE "WASTEL 267.00FSm � - PAD AREA COLLECTION DRYWELLa, • oLA Q , ryCo°' AjI` _>,W PAD=265.0 ` / N C3c1 \ /, /, 5bc ��// PAD=266.9 PL /�� sS_♦ . `� k5 s, PAD=266.1 . �� _ �,�', 11 PAD=266.7 - _ PAD=266.9 = PAD=266,5PAD=266.3 , , , •' '264.57TP ,� PROPOSED 8" SEWER . \ `�PAD=266.9 PAD 267.2 PAD-267.2 PAD 266.7 HIGH POI T ` "�d ° PAD=267.2 265.47TP - - PROPOSED .9EG)iii PAD=264.7 �� a j co _ �, _ PAD=267.2 PROPOSED LOWPOI T 8" SEWER » ,` yc <e d `� -1. - _ _ 266.37TP rIt �� � s z4 INLETS (TYP) � � PROPOSED 8 WATER �, \`��•'���,. � oe - fil LP - - - - - - - - - - - .. ,� FIR HYDRANT 1 • c, „g 25+nn - - - _ _ I ...:1TP OPOSED 8 WATER d M8 - - - - - , �h 11/4 I s i P _ _ _ _ , PAD-265.1 cr) 5 s s -1, 8 M �• - S PAD=264.8 I • of • S I - • M,,9 ao �- M„8 -1•• i �� ro5 1 ,LSD c 6 S I I ` M„8 + 0 266 30 (� I- r0� ��91� " - '� \ imat, s - I , T 9 „ e s ti -� PL 36 STORM DRAIN .IT ,�N �o S S - _ -F- S S r t • wAl s I • (TYP �� '�. s s , . 'S (2 EG) -� ■.-- - u 65 ' - 1------------- � •', SD 0Wal -,1 SD ✓ram 590 - OL - wc • ��, ���. O -.�Id1►Ullglr / JID� -� 25 "--:::4 k.4.I Pi I I- U -4.1�1R�1��►s�_ 260 �liliL'1�1► �� ��'�'�_"s �f►lail� ` _� ■ ` IIilblilill/� �„ . ..101111111111111111111111111117 260 . : •110111.11 -255 -- - �9:(�IJ�Ie`ic�IR"►,i 1g� „ i A - 255 �� ) \ - _ �6 3.99E o MAT ESTING - ti 25p > GOLF CART PATH \ _ _ _ 00 - 1.42F / 49.06FS) 250 - �5 + 3 // '• ) A, � o TURF REDUCTION AR ,, \ ti __- 247.66FS I AO::� � MATCH HCART EXISTING TURF_ MATCH EXISTING ( ) 251.12FS (248.00FS) Q I Q I ( ) (249.15FS) OFF SITE GRADING (11 (248.•6FS) . GOLF CART PATH (246.71 I + �� (244.1 S)a 114 + ti° �� MAT EXISTING + 1 ti� ' ,,>�� -SIT -' DING F CART PATH, ti5o 9 ti°c + . 36" STORM DRAIN\ _-,/ \ 1 DI CITY OF PALM DESERT ��� ° 620-420-011 h' �2 I ) /\ PROPOSED GOLF COURSE LAND USE: DESERT WILLOW `�°� + + - o I �_ . ' `h-DRAINAGE "WASTE" AREA L GOLF COURSE 1 COLLECTION DRYWELLS \+ I ; PROPOSED��GOLF COURSE\ . + �� \ ��� , DRAINAGE WASTE AREA ' ti b• / �� + , COLLECTIODR ELL , - so - + _ + - GRAPHIC SCALE 1 � SCALE 1 11-�I g /;3'13.bc Ilk / I I);\• + �� \_______ ____, + - SD _ - 0• 0 20 40 80 120 160 1 The 72140 Magnesia Falls Dr., Ste. 1 CITY OFPALM DESERT SHE `� 0 Hot'r Rancho Mirage, CA 92270 . PRELIMINARY GRADING AND UTILITY PLAN C3 .2„ t.760.346.4750 f. 760.340.0089 1- Group TheAltumGroup.com DSRT SURF w BEING A PORTION OF THE WEST 1/2 OF SECTION 4, T5S, R6E, SBM OF it o ENGINEERING PLANNING SURVEY ENVIRONMENTAL FOR: DESERT WAVE3 VENTURES, LLC ,� ����� CIVIL DRAWINGS DSRT SURF . 8 DSRT • • Architecture. A d Design. • • SURF PALM DESERT, CA Relationships. • r •• Scale • ••• DESERT WAVE VENTURES, LLC Job No. 2020-239 Date 2021-04-06 CITY OF PALM DESERT '1 �'� - — /wir � ��` 1 IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ,N 620-400-024 I I I I I 1`-1 PROPERTY—���Ili ' a \irk LAND USE: DESERT WILLOW CLUBHOUSE , BOUNDARY' PROPOSED/EXISTING STREET SECTION VICINITY MAP AMENDED TENTATIVE TRACT MAP N O. 37639 N6'O6'4� "WfLNLOW PARKING DEOSERT 9G) WATER CONNECTION '� >� 139' BEING A PORTION OF THE WEST 1/2 OF SECTION 4, T5S, R6E, SBM '- 3 -44 3 :•• ''- ' -_:::..: , P. 1 SEWER CONNECTION, P. ' bsCO'� VARIES 27' VARIES 27' VARIES FOR CONDOMINIUM PURPOSES a9 r -� �r�a`i��\��-9�\rr-:-42,-" • o� PROPOSED 20" � , . NOVEMBER 2020 ti5 Q RECYCLED WATER �\ 271 L 'U' _ \ REALIGNMENT 0 0 2s44� 254.4 ' .� '� ITY OF PALM DESERT--�� (269,8E_ � ��� 59' R=70 I y er �- 24' 22' MIN. 24 FRANK SINATRA DRIVE • �% 620-400-009 �� ! �'�6 1. . l0:ANk-\-- , L�� ��� (272.69TC)/ 2% „ -- 5 ND USE DESERT WILLOW GOLF COUR$ ��°��`, ,1p6 s s s. R=100' �%�� V �y����� OI TAL • �� 410 �J 2% N 255CITY OF PALM DESERT ` ' �� %5� .. �.`, EXISTING 12" SEWER J � %4 y WEDGE CURB SEC. 4 T5S R6E S.B.M. 1 �, ND' " / WEDGE CURB , , , y.� •��� �� �� 11�Ai � .g� XISTING 18" WATERS o " 254.5 // - O 44/ � 0.44FS • ��� /•5 SEWER CONNECTION :�27 GRADED MEDIAN °, / �� vJ► , PROPOSED M;,o� WEDGE CURB �Z around obscured '� WATER CONNECTIO, v WEDGE CURB f � �, . , 12" IRRIGATION ' NTS el,zsss zs3s zsz9 (A, . ,• , L B / ��V -.. ® � ••. 2RI 8 ESE DRIVE (EXISTING)36 f �,� 4 �� t's> �� / ' � I Mo 1 - WILLO 'T DESERT WILLOW IcDR GOLF RESORT�� " i" : +� �� p NOT TO SCALE rzssz �I =- r �" �o ��J �j �j \ s O/ 1Elf IRR IRR -D'4 :;ii. IRR ._ _ , eS, _ pr \`Wfig y �� --• - \zs22 ` � -�� � �, %�y / ° 2 S RY L +, \ C\ Ilk �� 12' 12' pcc`� c~n• zs "(L :�;. 1. 5TP R N, l Y zs2• % 3e44.00, SLOP �g� 5� v . , ' '\ ROPE' 0.5"-- " —0.5" 3 O�— e 5 •- F.F.= 0.00 I� ���• �' j, (3:1 MAX) -59 4°'' \ �` HP o o� \� ,` �•\�� ,o �BOUNDA BACK OF CURBFACE OF CURBocL 8 LINEo V '� .` 2% 2% 2% T 2% .. 2s3B04 !.. � � a °�uNE T %� % �\ \ r - -PROJECT °� 4101, 8 )61 j_ 271 : :: • L c , \c a� i yy/<�// •.. .• v v v �//may/��/� O,A MARKET i. 7, C1 ♦ �� a o� ` �i//i./�/../i/y.✓i�/../i1/./i/i /il. /�/i�/ /�1/� SITE DR. " 1.7°6 s o. 271 10 ,�� WEDGE CURB \ �/ CE EXISTING GOLFF;., CITY OF PALM DESERT �� :•GINAL LOT E O #,,,,,, �� 0 ;� TE ��� o �� �� ,� 8" \ o ( / /i COURSE DRAINAGE ,rf 620-420-009 q16 O ti\ J 70 LOT 2 ', - t LAND USE:,DESERT WILLOW GOLF COURSE 0 BE VED c� �O1 E \ STOR �'- %� ` \ c WILLOW RIDGE STREET(EXISTING) P�WASTE AREA eSLOPE VARIES00. �� F\R ,,`,� 0.74 AC T ' ° T • ` •�, o o, ♦\ NOT TO SCALE r I COUNTRY CLUB DR. 3:1 MAX OPERTY :OUNDARYI/ = ( � ) 6;4 •s 72.6EG) , A -', N•, ems. ��' a 270.5 �� dpv NORTH/WEST SOUTH/EAST ROCK SLOP *r, • " �+�� 270 • T/ ° �� �� `�^ 270.9: ROW ROW \" '� �' ( �`1 LINE LINE PROTECTION •if FI �/ , / 0, • o �>``poi i,� 21� 43 /� ` / �' / S .� . .. . ��' "�, •F. ti7.006' PUE 6' PUE _ �Q �' �� a .�+ J .•'i w• ° 26 �;,"y�'�� tIT ACCES IVEABurek*% 4 " i( )S DR LE 15 266 y, � � N152 , _ APPLICANT/DEVELOPER PROPOSED 6 PROPOSED 6_ __ _ WEDGE CU E CURB 40 R ti RB WDG DESERT ® s��,. 'LI L 259 2 �. �� P r �, �� i f •i R-�` 404' L, �`� 6 PROPOSED AC'PROPOSED AC -- ► ETBACK „ PAVEMENT PAVEMENT= - �11 ®T t `- a_�1J' � i-268.5 �,�T `�/'� 235'\ \�' L , 2q 2 VEMEN AVEME 2 2 y� PO BOX 147 ' ' '� RED / / %' EXISTING GOLF COURSE . � PAD „ t.'• • �n:,, y / SOLANA BEACH, CA 92075 U 6' pU. / + , , �� a �► ^ DRAINAGE\"WASTE" A' • 2% 2q :�1r =26 .2 = U _ ,I ", �� \ / © . '/ COLLECTION INLET v ^� John®DesertWaveVentures.com ( ) �,• ��® Q � �� JOHN LUFF, MANAGING MEMBER o ➢ �'- .as,�L k ��� '� w. o / r� o / 18" S �R DRAIN : :1, 1 �• o S 01:: t•°' :'�.. L �1 iik ,: „ AT R'LINE `�1Iti,N .0-A' .T:`, ` ' �• '� b v �� PR P :c:.::::::;•...• -5..:..•:..:::� n .6 I.r. • : .6,. 1\, ��• �..4\ \,, I, R' \'- �� i,. * ` C LAGOON SHORE \\\� \' / o ,' a- 0 OSED r: ::::: PROPOSED TEL (443) 235-0803 ` a o ORIGI AC LCF LINE il% II . P\� JOINT DRY\o 0 30' CVWD EASEMENT o o JOINT DRY ��/�� • • �l�• i 1,1c PU "1 10 6= °� �•� S R%�� • „�• °y ' � CONTROL TOWER ems. Iip_A ` u o TO B REMO I UTILITY o 0 0 o UTILITY OWNER ��V c s �! 6 h 1 10' 11' 5' 4' �_� 1,1 1 1 - - ?s !- 9 �` '�ti / 1 rn ,! ,\.. WHERE PUE WHERE PUE 1� 188' g ' d� IS SHOWN IS SHOWN PALM DESERT REDEVELOPMENT AGENCY `' �� "�� 1 1,1 11 HYDRA �� 'Q r rn �� ' ' �\ 11 �� - M., s �.08 AC ORIGINAL LOT LINE t I N INDIAN WELLS, CA 92210 .� P -268.5 \ 1 55 „�0 INDIAN ELDORADOCADRIVE y M,.g 1��s �� \ TO BE REMOVED LOT 44 MATCH• !STING , TEL: (760) 346-2489 ��— 26S 188' Le 1� 1 GOLF C 'T PAN jPROPOSED All* e ti ,l+3= T r`y `` �`:.09 A \ N 0.07 AC J I PROPOSEDOe s— /1 es Q I I� " - a ORIGINAL LOT LINE VCP SEWER i _ �' =/ 1 _ ii TO V / 1 • PAD=270.4Q , I ``f.,ili . :"ERTY 0.9 - - :4 �I ' �® /_ 67.9 „ BE REMO ED i u PROPOSED p y DIP WATER ENGINEER Sa II 6" z6• STORM DRAIN ?1�•��(1RY6 8" S ' I THE AATUM GROUP I'w '� /�h"„� �ti 6' PUE ppp=p66.0 �/ /� �'� ,� ON-SITE ACCESS ROAD 8 '17 o -8 08 v a LO 43 0 . - KS ' °b` o' 1•AD=264.5 PAD=265.5 PAD=26 /� !�� / II--- 0.07 AC ' NOT TO SCALE PALM D ERT,RED WARING DRIVE, SUITE 219 KS �: , LOT 13 �� _ •:"/�r��p'�'-\ ,r,7 - 0 �' PAD=265.c / " ti••, �� PAD=269 4 T' W � ' � V• z66e TEL: (760) 346 4750 6 EMERG,f��h CES \ \` 1 262.6 :CA !'�-1.30 AC �! so9s // R=ss L=s 8" WATERCLNE `��.H is P 1, /!� LOT 31 �I ,. 92 LOT 42,;��I, s n :NNECTION y ��V PAD-26 �0 6.44 AC -a, 0.07 A� Q �6� PROPER 32 �` LEGEND °i o \6 33 ,� c� PAD 268. I BOUNDAR '� SERrICES !� ��`- FIRE n 76' i; 1 140 EXISTING CONTOURS � ipirl,....,.._ LAGOON SHORE I NEOTIO INE ; ���� HYDRANT o o •- ,�� I 8\WATER LINE �° SEWER AND WATER: EXIS ER , a 3` R�'� n o PAD=268 "' �0 8" E ER LINE 140 PROPOSED CONTOURS er , HOA CLUBHOUSE goo - I �� ' aroun4b P \ COACHELLA VALLEY WATER DISTRICT PHONE: (760) 501-8100 G 18" WATE• a PAD=264. ��!� �� . O� AC I�;;INI t� - - EASEMENT THEGAS: GAS COMPANY PHONE: (909) 335-7706 co. �/ `�S 64 7 r, 7 LOT 15 0 N u •5.18FS 81'• _ I t ! — — LOT LINES ELECTRIC: A � ;. 5; 0.47 AC IX J i LEFT SURF LAGOON 1 PAD=1 _ L t °° 6,2 _ 2• \ o o-?� �ir 4- 3 W.S.=264.85 M LOT 40 ' I FI•E a • SOUTHERN CALIFORNIA EDISON PHONE: (800) 655-4555 0. C co ` A . , 0.06 AC -- RIGHT OF WAY LINES TELEPHONE: '� " ♦ ��` �`� ,1, 1 ' 267.48TP 80 85 I o YD•' `� FRONTIER COMMUNICATIONS PHONE: (760) 778-3620 is o oR, g .-�U, c I li, :7 < PROJECT BOUNDARY CABLE TV: s l�� Cr39 0 n SPECTRUM PHONE: (760) 340-2225 .1 � : ,, S Sy. %. = , LOT 16 =28 L=38' .II �i SETBACK 5 I"�. �, O �� �:; : i iv i 07 AC Ag , I i USA: �d ' ' T PAD=267.8 P :-29 I \: UNDERGROUND SERVICE ALERT PHONE: (800) 422-4133 8"w 8" WATER LINE WVC RANCHO RAGE INC 265 ' _ _ I SCHOOL: 620 1 082 so a`� ►� \ `OT38 :•,5i1 I , I1\l'ci S 8" SEWER LINE DESERT SANDS SCHOOL DISTRICT PHONE (760) 777 4200 LAND USE: E WESTIN uESER a r �* I OF1 P D +•RT�� !`D ' 24' I p LOT 17 N� R=50' L=33' RIGHT SURF LAGOON ! �, ,► .os AG �, , -,WIL OW VILLAS s \\ 'V f„ �� 1 .10 AC W.S.=264.85 PAD=�67 � ,III„I,,,,,,,; I �''!"" 620-4.0-011 �, \ sD STORM DRAIN LINE _ iiii 7.44' v 266 )'' 26684TP �O LOT 3 ' ' I Iw (11)260.>1. ESERlILLOW GO " �` .r,E 1�1� D : `• R=99 L=17 7 ► � co i �\ / PAD-2• S R-3143' L-9' 2�'1 N8812 27"E 10 s 1� APN ) 261.2sFs (263.0Ec) %b vv�� 0.08 A , % PAD=2��' i �'' �° , EASEMENT NOTES \ �► B 9 620-400-008, 620-420-023, 620-420-024, 620-420-011 AND 7y J Irj \ "' A' I v � 620-420-009 24" STORM RAIN so \ �' ;SAD-267.� <t � 4 LOT 36 r. I� � ••s \ /I\ THOSE CERTAIN EASEMENTS SHOWN THEREON AS "PUE, PEDESTRIAN AND LANDSCAPE 05 LIAR I 4041lli •• r' s \ Q / -18 AC `�yy; n 0.08 AC unm I u / 0 �� �� v v 5 � P.:=P•6.9 0 �2• �� WAVE MACHINE PAD=267.0 a,�• ��' I EASEMENT" FOR LANDSCAPE AND DRAINAGE PURPOSES PER MB 264/4-15. ZONING `S6" N. �1: � 70j 110 �i!' I VI�1 •,� PROPERTY BOUNDARY \ \ T \� „AT 20 , LOT 35 • EASEMENT FOR LANDSCAPE AND PUBLIC UTILITY AND RIGHTS INCIDENTAL THERETO, ro S \•8 S,�, 1''0•08 '' a 7,, ! II ,i:. I co)I , AS SHOWN OR AS OFFERED FOR DEDICATION ON MB 264/4-15. EXISTING PROPOSED. PR, PLANNED RESIDENTIAL it, O \ ? %� � R 722 L 10 C zsze 2n� 7 �j.\\ PAD=266.7• - - PAD=2•••:116 FTi E ► � _ ? :T 21 R-999' L-19' � � I " ', t `� 03 AN EASEMENT FOR PIPELINE AND RIGHTS INCIDENTAL THERETO, AS SET FORTH IN A LAND USE \ 266.39T�� -707 L-19 / ° I 6 � DOCUMENT RECORDED ON JULY 28, 2008, AS INSTRUMENT NO. 2008-0411276, OF LAN US M AD-266.9 7 \So s & ,'��/�' 0.07 AC ¢7' s R=640' _ LOT 31 / 11 o sLAGOONL W z EXI ki `'i `/ - �\ OFFICIAL RECORDS. d Obscure. vJ` • � 'k LOT 22 J I a LAKE EXISTING: VACANT * A 9 z lir� .�� v v �j/ P 0.0 6� �� LET 23 d?• 6.44 AC PUMP TRACK LOT 3491 cP I \ 4 AN EASEMENT IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY FOR EITHER OR PROPOSED: HOTEL AND SURF PARK °' rk a`5 FIRE ` \ ` JJ o� PROPERTY BOUNDAR / 5 BOTH POLE LINES, CONDUITS OR UNDERGROUND FACILITIES AS SET FORTH IN A - \'i J/ „ •0.06 AC OT 3? WATER 0.15 AC 11`n HYD sp s ,a 267. RECORDS T DOCUMENT RECORDED MARCH B • 199 , S INSTRUMENT NO. 101584 OF OFFICIAL SETBACK CITY OF PALM DESERT \ Olik ii (NO LE) ccoo ♦ 'i \ Sy f1 / -,o � TREATMENT I� PLANT 06' Iwo zsz• pa F ��• � ' 620-420-011 \ .�• 0.07 AC OL T'25 3�• �, I 2 5 AN EASEMENT FOR LANDSCAPING, PUBLIC UTILITIES AND PEDESTRIAN SIDEWALK AND THE MINIMUM PERIMETER SETBACK SHALL BE 20 FEET FROM ALL PROPERTY LINES +I/ • D USE: DESERT WILLOW GOLF COURSE \\ �' I . PAD=267.1 0.07 AC `� + • �� 3 ? ADJACENT TO EXISTING OR PROPOSED PUBLIC STREETS 4 sos \� I RIGHTS INCIDENTAL THERETO, AS SET FORTH IN A DOCUMENT RECORDED ON JULY 24, f o $ \ • 266.82T� — Alliiii 1997, AS INSTRUMENT NO. 261207 OF OFFICIAL RECORDS. (DOES NOT AFFECT) / 0 \ \ I r .� -� 0.07 AC 33' N' f FOR SINGLE-FAMILY ATTACHED, TWO-STORY FAMILY DWELLINGS AND MULTIPLE-FAMILY f4158 TURF REDUCTION \\ ��I '•+uu',d1 i=266; LOT 27 E HOUSE !CHEMICAL - BUILDINGS, THE MINIMUM FRONT, SIDE AND REAR YARDS SHALL BE AS APPROVED ON THE +, \ -:�,, „� 0.07 AC ','/' COOLING TAMK =�, 6 AN EASEMENT FOR UNDERGROUND PIPELINE PURPOSES, AS SET FORTH IN A DOCUMENT dirlillihildbTRACT (PARCEL) MAP. u " 0 So \ � � .e.•AD= 66.6 LOT 28 SYSTEM \ PAr=266.8 . RECORDED ON JUNE 26, 1997, AS INSTRUMENT NO. 225552 OF OFFICIAL RECORDS. a> % (DOES NOT AFFECT) NikkIliftii- 1 24° STIR DRAIN v I iiiu��1. AD=266. LOT 29 8B, LEGAL DESCRIPTION J ass ` \� - t T, `o� 0.07 AC v a99 > , S \ %// w + / s ►� AD 66.2 \ MAINTENANCE r. 7 AN EASEMENT FOR CONSTRUCT, USE, MAINTAIN, OPERATE, ALTER, ADD TO, REPAIR, 68" SEWER LINE \�?9, I 4 :•�, LOT 30 `� BUILDING ' REPLACE RECONSTRUCT, INSPECT AND REMOVE AT ANY TIME AND FROM TIME TO TIME LOT 8 AND PORTIONS OF LOT 13 AND LOT 15 OF TRACT MAP NO 28450, AS PER MAP 24 4 �� J -'--, •* ' UNDERGROUND ELECTRICAL SUPPLY SYSTEMS AND COMMUNICATION SYSTEMS AND FILED IN BOOK 264, PAGES 4 THROUGH 15, INCLUSIVE OF MAPS, IN THE OFFICE OF iiii iii d �' S, • �\ -- ,,,,•, k.\\�\ 4 -NUs 8" WATER LINE ♦ "70,,. S' / - �S y RIGHTS INCIDENTAL THERETO, AS SET FORTH IN A DOCUMENT RECORDED ON DECEMBER COUNTY RECORDER OF RIVERSIDE COUNTY. S PAD=266.4 / • ','� Q ,! p 1 \� z- �,lgg 66 M -1 S ' s l' _ `0 1 se D4 18, 2000, AS INSTRUMENT NO. 2000-503778 OF OFFICIAL RECORDS. (NOT PLOTTABLE) 4�d IA BASIS OF BEARINGS *' �� R � � s 1 -�� �1\1111illiftlir. 8 EASEMENTS FOR TEMPORARY CONSTRUCTION PURPOSES AS SET FORTH IN DOCUMENTS • s's y 643 �163' \� ♦'1 '�• RECORDED ON SEPTEMBER 27, 1990 AS INSTRUMENT NO, 357813 AND 357814; 1 THE BASIS OF BEARINGS FOR THE SURVEY IS THE CALIFORNIA COORDINATE SYSTEM a 2 SOP' �664�S3Y S` \ .a 8S ,�• ��^ �86 • ,�� `''�� '� D •�1 ,`_ 1 RECORDED MAY 21, 1991 AS INSTRUMENT NO. 168459; RECORDED OCTOBER 5, 1993 \ �� V-• �, \ �' • i ,,,,,,m,.' '1; \ \ 1 ( ) (CCS83), ZONE 6, NAD 83 (2004.0 EPOCH ADJUSTMENT) BASED ON LOCAL CONTROL in a 24c� ( 1 s 1i. �9 r R=A63 R �g � � ,j�,"® ® 1 sa DOES NOT AFFECT c •; . • .• 1,.D.1•; S• e,� ' STATIONS BETWEEN THE CITY OF PALM DESERT BM 105 AND BM 144 BEING °N64'23'51°E" 3 T s ' so \ M • ,,���- \5� PIED= 6 51 AS PER THE CITY OF PALM DESERT SURVEY CONTROL NETWORK. f s M••" .R�\'� s FIRE ❑1 A PROPOSED EASEMENT FOR ACCESS PURPOSES. 73 �� M,<s HYDRANT 1 1 i ‘14...._ i s. 265 ��M 0_35 A , PAD= BENCH MARK so. STOR, DRAIN SD�SD; �' ��, \ 24801 > ❑2 A PROPOSED TEMPORARY CONSTRUCTION EASEMENT FOR GRADING PURPOSES. c T - 2a ®��� J" ��E� ' 1`1:" SEW LIN , N / ❑ A PROPOSED EASEMENT FOR DRAINAGE PURPOSES. CITY OF PALM DESERT BM 105: ELEVATION = 241.264, NAVD88 DATUM. N ,. ♦ 446 '2462 26 .6� s �, 3 \� PAIII4 ��,� '/ \69, n 2" CITY OF PALM DESERT BRONZE DISC AT SOUTHWEST CORNER OF PORTOLA VENUE AND a, i .0 .•obscure\ la , `� HP // � ) . '� ` 8" WATER LINEI SJ COUNTRY CLUB DRIVE, 47.6 FEET SOUTH OF SOUTHERLY PCR, AT THE SOUTHERLY END OF u 245 Iill:t4WIII4 �// s' ® A PROPOSED EASEMENT FOR WATER PURPOSES. c 2 PAD=265.2 , N CATCH BASIN, 1.35 FEET WEST OF CURB FACE, FLUSH. k/LOT'a LOT 333333 _ EXISTING GOLF COURSE rn , i0=265. _ , DRAINAGE"STE" AREA 5 A PROPOSED EASEMENT FOR LANDSCAPE PURPOSES. - \ \\ S0,28 AC / ' . � 1 COLLECTIONLET ❑ .. � �0.45A �� 1z 3 \ CS PAD=264.9 ,'/ A M PAD=265.! 11 1 Q _ ♦ 2483 \ , 2493 ,\ . \ �• lt. �IDATE.�y�� REVISIONS 3 �(u0� z433 N AD=264.7 1 11 �� a5, 36;0 73�'. ./ = °N 1 .So- ,µ58 24 GENERAL NOTES +• 6 �_ D° S `1S2 ' l / LO I %1 ' 1. TOTAL AREA - 17.75 AC± ACRES, GROSS. i • \_ Z�B6 2464 7S. , 1 w \ 0.30 ACC u 3 2. EXISTING SITE - VACANT. • 0 f © 3.60 C -�-11,y'. ,, ,.,, - ',S�- 3. SEWAGE DISPOSAL AND WATER SUPPLY TO BE PROVIDED BY COACHELLA `�GI > \ <,� 8q 1 24" STORM DRAIN LINE VALLEY WATER DISTRICT. 1/4o ♦ j • TU' CNN EA A �• \-ow :•' 4- FEMA FLOOD ZONE- FLOOD ZONE X: AREA DETERMINED TO BE OUTSIDE c"�El • 2a s - /za3a z..z '� �a' �'" THE 0.2% ANNUAL CHANCE FLOODPLAN PER FIRM MAP NO. ♦ 41 6,... i,,,- r" 5�, - ' IN THE CITY OF PALM DESERT, COUNTY ''�• 5 06065C2227H EFFECTIVE DATE AUGUST 28, 2008. in �_� _ �� _ p"E 9\ 5. TENTATIVE TRACT MAP NO. 37639 CONTAINS 5 LOTS. OF RIVERSIDE, STATE OF CALIFORNIA a © �04400„ / / N-1\02.- PROPER Be DARY 6. A WELL SITE CONFIGURATION/LOCATION COULD BE DETERMINED AT A aco • s !):1::11° 2419 PRO" RTY BOUNDARY 4u/L LATER DATE.ii , , DESIGNATED FOR 50 SINGLE FAMILY UNITS AND 33 STACKED FLATS. AMENDED TENTATIVE TRACT MAP NO. 37639 11 CO - BEING A PORTION OF THE WEST 1/2 OF SECTION 4, T5S, R6E, SBM 1•2432 - / 5$9 n 3 �_\ t , FOR CONDOMINIUM PURPOSES o Q / -.4 OA•. AERIAL TOPOGRAPHIC j 2 2375 424 24. OIL �� •2� 24" LA�ON EVAC�AI TION U E' PREPARED BY: SHEET NO. i ,ii 2 3 — N f� 247 - "2428 Z7 �� .:,, • Engineering ••Planning = AEROTECH MAPPING, INC, a a •Environmental 1�`, DRYWELL •Survey w 4as9 �. p 2377 _ �� 2362 ` i t' +n GRAPHIC SCALE . - The Altum Group 29970 TECHNOLOGY DRIVE, SUITE 220-C SCALE 1"=50' � �� �- • D �+ ELL MURRIETA CA 92563 619 606-5020 44-600 Village Court,Suite 100,Palm Desert,CA 92260 0 a o 25 50 100 150 200 s' f Gr• ndobsc o .4414 DRt"" 1 24z .Op ♦ �� AERIAL PHOTOGRAPHY DATED:)7-17-2018 t.760.346.4750 TheAltumGroup.com f.760.340.0089 OF 1 `�'� � TT N �,,,, • CIVIL DRAWINGS • • DSRT SURF . 9 • DSRT • • Architecture. • • PALM DESERT CA D\ SLJ7/ Ao Relationships. • • Scale DESERT WAVE V E N T l IR E L L • Job No. 2020-239 v �i • Date 2021 04 06 ), 17,.....i \ . .JSEMENT�j i' 1 Aliklill11711111 1 ��, .. - I MARY / ����,��� �� -Y/EXIT a � ATER FEATURE 44.1111 E. (,„ 4411101, . ����� ; - * F ; BOUNDARY , 1----------"'7si.-4etcr7e cu.: : 1 7I-F 4 g... — . !. r *.0 °U I /— r— , ., , \ I Aik OV I rlik11111-1 4S ) ,,,, ,e/ • .... / Ilk\4:, 74,0114.#11,4" .I\j,_ *At ' \ 1 Illik _...iii ..---- --__a •!Fz,,-. , 4 , .4 \s•- ,* .,, -.// 44- ....., . , ..,..„#, my , .,_1 .....* GROUND COVERT ) .' � � mo �� i,A411.4v\11,11110,,,,, ,, _ �a''`�°�� . C3 Ill‘.4 PROPER ®. ,D/� = j , ' ® � �� - y , \A / 'Noi., : ,,,, ii, 1611 5'LANDSCAP ::K ® r : . 1141 . 1 20'SETBACK ► 71,�� �- � �.• # N \ 6 �� 1 O 6' UTILITY 4? �� i° �;�, a�_� 41h. ir�!�'� fA...„b' e \ 4111 EASEMENT � :. \ * -- ' 30'ROW ROADWAYt4 4111* ®� � go< °000 ` \ -i' >; ' / ;\ 4,, ( \ D���;I� �I I' �0 ` -�`0 0� �. ' •1 ' SECONDARY . 04 (1 '.T.Qr ENTRY ....,"''.....7 lift" / 400 -, .,,, . ' 0,0 . 4. Irbil._-. .#0,-..0).;;#`";1600,144 4 N./. 7\ /a , s\Ji A AI* \ AIDA' At \*104 rW.- t‘ a $4\sulk -\it %. 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Irk V.0116,- it 0 "�,t• �-L . — ec $4: aVre ‘ � �l +mom —tom , ����n ■a � — — — — — — — \El f-�I) : � � kh.' t i! 7eAted' v • rr INE BALCONY BALCONY II BALCONY BALCONY ► fir'-�., ► i ► . ► . ► r ► . ► zfl �-- ��� r� � �'�"� ����•�r;� e�■!, pl.,!� . (.� � ■ � ���l�r l �� L1 BUILDING . � �_ lie M Alpoo-p . OQ7`"\006 O Inbil. , . a ^-'I 1�� --I�i � OUTLINE iff rrainiA, o *-ai.-om E �j O1 fib �,l' •9�i"_��lltkx!taw w wri /I'rv!-1 • L1 BUILDING OUTLINE 1 I I I N II)I , A.19 A.19 16' 8' 0' 16' 32' SCALE : 1/16" = 1'-0" .�f1�iDsRTsuRF HOTEL . Floor Plan Level 3 • rchitecture. ; 14 T Design. SURF : PALM DESERT, CA • • Relationships. • • Scale • D E E RT WAVE E V E N T l IR E L L • Job No. 2020-239 v �i Date 2021 04 06 T-01 T-02 ( ii) T-04 T-05 D T-06 T-07 T-08 T-09 T-10 A.19 A.19 252'-0" • 28'-0" j 28'-0" , 28'-0" 28'-0" 28'-0" j 28'-0" 28'-0" ' `28'-0° / 28'-0" .o .a..;°°. if EASEMENT • • • • BALCONY BALCONY BALCONY • • r I ° I I I I y' • \ T-A h 13'-4" u y SUITE K K K QQ QQ QQ QQ KTT QQ QQ QQ QQ QQ K K SUITE492 SF 357 SF 357 SF 357 SF 373 SF 373 SF 373 SF 373 SF 357 SFSF 373 SF 373 SF 373 SF 373 SF 373 SF 357 SF 357 SF 492 SF a, o o LOCK-OFF LOCK-OFFS LOCK OFLOCK-OFF • N iL N - A C0 b G . C . . OIL A C � C � p0 co B ri iii / B n nn A.18 .11 E II II \ u T-B A.18 21'-4" CORRIDOR 208 -0 0 ao 2761 SF _ ' _ _ N T-C 13'-1" I 26'-11" 1 I u U Ii II 1 .YEN./ICE o QQ / ii �, 120 SF �o K 373 SF = '= v BOH r r 357 SF `8807SF = � _ � � 0 N K K K K K K K SUITE BOH O° U ao QQ o 357 SF 357 SF 357 SF 357 SF 357 SF 357 SF 357 SF 735 SF 413 SF CV o K I 373 SF I I] H-1 i LOCK-0FF LOCK-0FF 357 SF recessed 0 0 -0" ,,6'-0"/ 27'-4" �, 20'-0" 6' 0" fire doors I „ N �� � \ ' T-D BALCONY �L BALCONY BALCONY BALCONY BALCONY BALCONY QQ H/S-2 _ a KL ( 4 QQ 373 SF �� 357 SF 1— 0 373 SF 30"0 LAUNDRY CHUTE - J ° �6'-0" 7'-1" 17'-5" n n o � u , 0„ u u N QQ o _ QQ , o — o QQ o 373 SF eo I 373 SF PATIO 34 6 $ 357 SF 0 373 SF - o 8 m 0 _, /— - -\ T-E QQ QQ QQ QQ 373 SF = = 373 SF 434 SF = I-1=.. 373 SF g PA-no ROOF a u n K STAIR QQ STAIR 357 SF 373 SF 434 SF 7� I 373 SF A K QQ 1 QQ QQ A A.18 357 SF L 373 Sr 1 434 SF c 373 SF A.18 PATIO °I 4 T-F CV I ROOF II I SUITE 707 SF SUITE ` ' 707 SF 0 27'-4" 1 1 1 BALCONY BALL A\ \ T-I • ■ ■- I I 1 1 (SD Alk D A.19 A.19 16' 8' 0' 16' 32' SCALE : 1/16" = 1'-0" • • ���� HOTEL • DSRTSURF • •• pSRT • Floor Plan Level 4 ; Architecture. • ; PALM DESERT CA • Design. ; SURF AO Relationships. • • • Scale • • DESERT WAVE VENTURES, LLC Date Zoe 04-06 T-01 T-02 T-03 T-04 T-05 T-06 T-07 T-08 T-09 T-10 A.19 A.19 252'-0" 28'-0" 28'-0" 28'-0" 28'-0" 28' 0" 28'-0" 28'-0" `2s'-0° / 28'-0" if • � .. .. - ..... - _ I I _ I I T.O. PARAPET , 40' 2" H=49'-6" 7 1 1 7 T.O. PARAPET zo 1 8'-0" HEIGHT LOUVER FUTURE SOLAR I B 1 HVAC I PANEL SCREEN I T-6 B A.18 L- - - - _II I <.144\ 8 / NL O° L 1 HVAC 1 HVAC 1 1 HVAC 1 I I HVAC 1 ED M _ _ - L - - - J _ - - - - J L - - - J 1 - 1_ - - - J - I 1 / 4'X8' ACCESS DOOR I T-C HVAC HVAC ROOF I I 1 / I L - L L - L /ice ROOF ACCESS /1� v 1HATCH 45 -0 L / o 1737'-1" ao o P - 1 ,..,, ACCESS 10 2 /� FUTURE 4'-0" HEIGHT FUTURE EXIT PATH OF `n 8'-0" HEIGHT LOUVER HVAC LADDER - i ELEV. BARRIER TRAVEL PANEL SCREEN 1 1 BOHo y L - J - - - - N T-D ihi \li , [ F _______ 1 MEP 1 L 'n o w N b 1 7 HVAC Co (1.-____O FUTURE ROOF DECK 4'X8'ACCESS DOOR ROOF I 55'-0"ROOF BELOW STAIR STAIR/ 55'- da N V r - , A T.O. PARAPET ROOF HVAC A A.18 H=49' 6" L - J A.18 \ T-F r - - - r r - - - r cN HVAC 1 1 HVAC I — I T-G I ROOF BELOW T.O. PARAPET o H=49'-6" ► 50 N I CANOPY 1 J N \ T-H I I I I I 1 I I 1 N ID „, DSRTSURF D A.19 A.19 am 16' 8' 0' 16' 32' SCALE : 1/16" = 1'-0" HOTEL . . 16 DSRT Roof Plan ; Architecture. . PALM DESERT CA ; Design. ; SURF Relationships. ca e '�' • : DESERT WAV E VENTURES, LLC •11 Job No. 2020-239 Date 2021-04-06 14'-0" / 14'-0" 13' / / 13' 4" 4" / / I \ w 14'-0" nI I i 13'-4" rI i ,( A 14'-0" / ',,,,cfcwil-ilir--il/ \ II=1 13'-4" / J J _I SLEEPER SOFA SLEEPER SOFA — — 7 H I , - — I I r Ii\ SLEEPER SOFA1111 o J 1 M M O N En- CO I � 1 1 1 I I 111 J II l , I 1- Er I I W II E I MOP m,- IIIIiIIIIII / iiU°°�°nii inns / ����� / „r..... 1 . LTlf A T � ‘L 1\ ili V <?;. I . V <2. / i Mr QQ QQ W/ SLEEPER KING SUITE 373 SF 434 SF 357 SF 492 SF GUESTROOM TYPES: QQ W/ SLEEPER 434SF 12 17% QQ - STD. 373SF 34 36% KING W/ SLEEPER: 357SF 36 37% SUITES: 492 SF 5 5% 663 SF 2 2% 707SF 2 2% 735 SF 1 1% TOTAL: 92 100% 4' 2' 0' 4' 8' SCALE : 1/4" = 1'-0" • 0, SURF HOTEL DSRT . 17 pSRT ; Guest Room Plan ; architecture. ; • PALM DESERT, CA ; esign. ; SURFRelationships. • Scale .:. DESERT WAVE VENTURES, LLC ; ; Job No. 2020-239 Date 2021-04-06 T-01 T-02 T-03 T-04 T-05 T-06 T-07 T-08 T-09 T-10 8'-0" HEIGHT LOUVER 55' o"$ PANEL SCREEN / 55'-0"$ _ _ \ FUTURE 4-0 HGT. To. BARRIER ( 3273i.'o' 55'-0" ' zo FUTURE ROOF DECK roI ROOF \ _ I — ROOF: ( 317�' ) 45' 0" , GUESTROOM CIRC. GUESTROOM PATIO BALCONY GUESTROOM CIRC. GUESTROOM BALCr Y —imi— ml HOTEL BEYOND I _ �� \� Level 4 f ' ( 3 6.601 34'-6" o TERRACE FITNESS FLEX SPACE AMENITY DECK GUESTROOM CIRC. GUESTROOM CENTER / Level3 f 0 IIIIIIMIli I 0 1 Level 2 LJ ( 282.00' )10'-0" r / PORTE HOTEL LOBBY LIVING ROOM / COCHERE CIRC. BAR/ LOUNGE RESTAURANT ,'r BOH CORRIDOR LOADING ,' DRIVE AY o Level 1 G-01 G-02 G-03 G-04 G-05 G-06 G-07 G-08 G-09 G-10 SECTION A T-01 T-02 T-03 T-04 T-05 T-06 T-07 T-08 T-09 T-10 8'-0" HEIGHT LOUVER PANEL SCREEN Top zo ( 327.00' )55'-0" T.O.PARAPET ROOF MEP , I ROOF ROOF II! ROOF _ ROOF 11111r . s GUESTROOM I GUESTROOM GUESTROOM GUESTROOM o _ eve ( 306.50' ) 34'-6" GUESTROOM GUESTROOM GUESTROOM GUESTROOM Lo - — J — — — — — — — — — — — — Level 3 (292.00' ) 20'-0" PARKING PARKING 0 o — _ Level 2 s ( 282.00' ) 10'-0" DRIVEWAY PARKING PARKING DRIVEWAY o 0 Level 1 O (272.00' ) 0'-0" G-01 G-02 G-03 G-04 G-05 G-06 G-07 G-08 G-09 G-10 SECTION B 8' 4' 0' 8' 16' SCALE : 3/32" = 1'-0" A • DSRTSURF HOTEL • . 18 DSRT • Sections B •; Architecture. ; • PALM DESERT, CA ; Design. ; SURFAm° Relationships. • • • Scale Job No.. •• DESERT WAVE VENTURES, LLC : Date 202 04-06 • e . • T-A _R . s 8'-0" HEIGHT LOUVER PANEL SCREEN - 1 551 p $ 55'-0"$ ro E) - - - - - - T.0_PARAP� a, ilp ROOF MEP - 7 FUTURE ROOF DECK ROOF I( 32150 ) 496 F — — — — - -7\-t — — (317.00' ) 4545'-o' BALCONY GUESTROOM - `> GUESTROOM GUESTROOM GUESTROOM GUESTROOM 0 ini,' ROOF _ Level�4 _AMM=mmok ...MIA ( 306.50' )34'-6" 5'-0" HEIGHT GLASS RAIL 0 GUESTROOM GUESTROOM SPA FITNESS CENTER FITNESS TERRACE y ,- LO K _ - _ > < _ _ Level�3 ( 292.00' ) 20'-0" 0 PARKING PARKING o Level2 RESTAURANT BAR & LOUNGE OUTDOOR 1 ( 282•00 )100 " LANDSCAPE PARKING I 'ESTROOM$1 & do CIRC. \/ DINING/ o Level 1 ( 272.00' )0)0-00" G-A G-B410 G-DGI SECTION C 0 0 0 GO - --1:-;) T-B T-A 8'-0" HEIGHT LOUVER 0 PANEL SCREEN FUTURE 4'-0" HGT. BARRIER I I 1 1 Tom°--O - 327.00' ) 55'-0" Zo FUTURE ,/ T.O.PARAPET EXIT PATH `\ - ROOF ( 321.50' ) 49'-66"" OF TRAVEL _ ROOF ( 317.00' ) 45'-0" HOTEL BEYOND CIRC. BALCONY GUESTROOM ' - 1 GUESTROOM BALCONY o BEYOND = _ _ _ — — Level�4 n n / \ / \ I' \ / \ I o \ / ( ) / \ ( ) GUESTROOM C 'C. GUESTROOM POOL \ ou / AMENITY DECK / m • r/ \ oo ,'\ / - v / — — — _Levell33 1 . ( 292.00' )20'-0" 0 N PARKING PARKING o r - - _Level l22 ( 282.00' )10'-0" 0 OUTDOOR ' KITCHEN BOH PARKING 1 PARKING LANDSCAPE I DINING _ _ , It•RRIDCF I I Level 1 ( 272.00' ) 0'-0" r 411) G-D410 G-B G-A SECTION D 8' 4' 0' 8' 16' SCALE : 3/32" = 1'-0" ADSRTSURF HOTEL 19 . 60 . T . Sections C & D ; Architecture. ; • PALM DESERT CA ; Design. ; SURF Relationships. • Scale .�. � DESERT WAVE VENTURES, LLC • • ; Job No. 2020-239 Date 2021-04-06 05 02 08 01 10 06 10 01 09 03 A1D 02 04 07 10 02 -41 Top I _ y. 327.00 ) 55'-0" ' — - I UII (321.50' ) 49[-r i' a Ii i a R0 OF .--1.:__J•- 111' 1: —L.J111. i i - -. .. — 1 ' 1 f . ii 1111_:mnimmailm.. -..;:i! .11_ IL• I _ 1i_•_i _ I I Li 1 _ -_ . 5ite—' • — \ , Level�4 II r' 7 [ • • d. ' - 4-,.____,L._:,,. . . I IlrillMilil I I I —[ . ...anise,.- .1WIM..■- ..tea...- �.�..�-.�.E.� _ - • • (2�2.00' 20' 0�" _ - - I it i II n it u IIu ii: i it ii ii ii III III - } .r.. ,,r - - _- _f - - f . i i . . 11I1 1 ui jell1 ru1111I II IIIIIIII uuI E _ = .ram; - - _ " C - t �- _ _ _ - ill I. i■ i i ii ■ ■ ■ d - 1 n n ■ 1 ■ 1 - { _ _ _ C - 4 II Isaaaaasar�■ _ I. 1 I I I I I 1 iJ 1 ' II II .. ;I I I • �� iY _� ��- •�` `__ f 41 _41. '' -- �o -.id/ • (411 Level 2 jr, 3111I 01 . ( et..1 Jill —or . - ..... :-- 7 i.CP .-1' AO" %::,:x:iiiiiifi. I•S _ ■ 11 ! .. •` i' ,_ r. • R �r k' 1J= : _ y - yssi.--PE___,11/4tHek:Niii,..0 ,: a _ _ • Y�� L i� ... I a i-. _ . IA J — I;•1•! . _�: �R til _ II„�,�11 — Ir,■s ,5 A • . Level�1 (272.00' )0'-0" WEST ELEVATION ELEVATION KEYNOTES 01 02 10 02 01 07 04 e 10 05 e 01 Stacked Rubble 9 Painted Stucco 03 Ocotillo 04 Composite Wood illIl _ '_ T.O.PARAP� 05 Metal Panel • MI . -t • ROOF !Hi — - - - - (317.00' ) 45'-00"" 06 Perforated Metal Panel . RESORT . • . . zo o .. • • . . "Ent _..1.1.i .. .; sRT F - _+_ +R _ . ...+I +_ •-_+• - - 07 Fixed Low-E Glazing !-...••.•'.•. e -- .,7".'..•..•-...t...:-.,,I.e tq.'1.:.4..i..,.4I. •-..N:.•'„- -_, Level 4 - .. +, .,• ,- y t '. I. (306.50' )34' 6_ ;ti ,'. . 0 08 Storefront Glazing r : nor : rr y - y '` } } __ ------ .__ _ _ _� - ` fk t C_ . 09 Metal Canopy 1_7 'six S { _ `. * �: - = , _ �` '' - 0 k Level 33 . - j ;� r' ,� - �� .�� — - -____ (292.00' )20'-011 ' . .; q1m _ r _ r _ r 10 Horizontal/Vertical Louvers - - . x • _••- _ — — _ ---- - ;• _ t Yr .� rr i..- . -.r .-� it '=_ . - r . - .i.ii : 1I # _ ,. _•, _..., • - - ' ,T •3 _ I 'ii� (282.00' )10-9 0 Glass Railing T u. • _ _ .__ '_ R. _ � ,� ® Metal Mesh Railing ' h I I ' ' A• •i, _ n — }•y -- — }. -s -. -_..•___... i. �' • ICI - — - - - "' • - ` - _ • Levu (272.00' )0'-0" • MasonryBlock NORTH ELEVATION SCALE: 3/32" = 1'-0" %z' 0 1'2' 4' 8' 16' 21'-4" ��f1,iDSRTHOTEL • • • . 20 • ••'• • � S R T • Elevations • Architecture. • • PALM DESERT CA Design. • SURF Am° Relationships.• • • Scale • • DESERT WAVE VENTURES, LLC Date ° 02 2021-04-06 01 02 07 04 09 02 10 10 07 02 02 08 01 05 Top,.. 327.00' ) 55'-0"'. T.O.PARAP� (321.50' ) 49'-6" — —' - - -- -- - - . v� _ _ — - - L.a_ , — ROOF r (317.00' ) 45'-0" • Zo '7 _= I , , • !...., _ .- ,.Y � _ ip, „. ! f ! :. , ; :: .. . ,..„.. �. ,. __ Level 4 ., I. 111!-- ..._ I ate.' °''• ,• __, _ _____ _ - ,:, ._.__,. • -,04 ' ''' -' ._.. ; .,,.i . _.•,... 7.. , .,,, 2 1 M ', .• 5} '•- ." i I 1 4,.„ . 1i! 1 1-117"' 7 111:17, I . y-';Ki w 1,1 •^{ f {' _ T . E • 7 4 .. r l i l 1 1 1 ,4:• JI ! ,I K A -_;-' -7' ti• LI 4 't A. 5 • �. ,J ,a.. - ._!k� .{y If • • - , ,..TC ..s:',-;9c- ' -' 47..Z:11:']': Level 3 • - �'" �. '.mk • t... ti • t `. ---- , -- a �•"#r '! f .,t' (292.00 )20 0 • • 37 x t • ,1, ,'•9,t ¢ .. .IIIII�I 1 �' i, �. • — — _ — PI +I y �,.�4.��' xw •. + � f 4 4 ` _ O :J, f / • • .. - .. a -• -_ - __ - _._ _. if r - { al � wi��rf tl,:ate- �!E '' i� "'fir :.° - - O . - - _— 1 ' 1 I 1 „c,. = � r.•. r,.„. „, ',.y ` F lrrai „ iausr.:: - --- ._...-:`,�_._u'-: IIIIIIIII.,illii6T III II ' , i ' � ' � IIIIIIIIII � � i 1W'e • f 4 •� ' : is ` ; .s �: :; -: _ Level2 # Lil.1 r F- r rxRVII :.r_ , , SDRF • -�' �,�. : r.,, rt { • (2s2.00)10 -0 F 'IV h'+ f �r.1 • 'Ask:.1_',..F.x d-i, as % ^ :I .i. r` ; a a F: • - ' :� 11•>�71 � Y 1{, �� 1 +� PH:. ��,;9 I1� I ! I �' 1 ;� : I ` {� II -' ` il Iil ' M ' : r. � JJ II -•r 1 ' . - II II I ! I I Ill. y. I 1 II I N • '-. .�r�::ti y�j ) 1 III"r- '� t }1 -�* L I� lJ .. , .' I. 7, .t. 1.II1 - - rI{rI+� II �I - .9 �i _-_- }. ,i; + ' 1 •J11 i I •I , } } :F , ,-. - . 5 1 I - ' I I 7 -S' r r,.T i F - + - .. .. • "� = .i I I I I td Lr iv " • i, .O.' ' i III 1� 1 IJx` fi '1 IY I • i - 1 rr : ' ' bti,^ .'larL'� ••'! 1 - J 7 9 Y e,! •. I { I j • • N. :i� I , -f l.t. , is • }}. I {.� ¢ _, • • S, � .. y _ ! , k l $�!:^T : 4 i # ,~�.: (272.00' )0'-0" EAST ELEVATION ELEVATION KEYNOTES • 02 01 10 02 07 09 04 10 01 Stacked Rubble 9 Painted Stucco mei- 03 Ocotillo .. ._ _r _ r � r ar Mr _ _ , • + ti- _ .-_ __ . _ - ' ter. -- - - _ Top 04 Composite Wood I I . . — . -=-, -A• • ,=-A= _. -_-. _;' .' -r ZO r I . i _ 327.00' ) 55' 0" __ . r T.O.PARAPET - ,.._.::: --- - ., ._ ���' -▪ -- (321.50' ) 49'-6' 05 Metal Panel THE - . _oom � ROOF LI i . RESORT _. 06 Perforated Metal Panel LSRT SURF _. a� o - : - _ - 4 _" • LeveI44 07 Fixed Low-E Glazing I T__ _ ' . -_ , - ,<_ _ ' , . .yc.. -k .;•ai,F Y•= 4x {•, ( 306.50' )34'-6" = _ -. '+ =x o 08 Storefront Glazing Lo r $ 1' i :ar -- - --- . _ ;. ��ir .-. , � �1 x x --p!w _ -k. : y I - �.; � -:: 09 Metal Canopy �I • _ I I _ L... • Jxi}f ' -., • i * ;;, I k (292.00' )20'-0" - _. •—, �. -- / }- - : . 14r ' , - - . '. : :• t, 0 10 Horizontal Vertical Louvers ._ • ., . . 747-1111 7. ::: _ tiF tt11111111!P111117. ''r 'w :-- Le‘el�2 0 Glass Railing _ � ~J � Ii � 4 � �; iii� IIII :■ III■ ' = {�ip _ ��. (2s2.00 )10'-0" • { LOADING DOOR iii. � I � E �- i -. _ _ . . . ? . - j . •111 4 t �`' +' ° ' = ' Metal Mesh Railing �� • x' Level 1 (272.00' )0'-00"" • Masonry Block SOUTH ELEVATION SCALE: 3/32" = 1'-0" %z' 0 1'2' 4' 8' 16' 21'-4" • ��f. HOTEL • DSRT SURF . 21 • DSR • T Elevations • Architecture. • • PALM DESERT CA • Design. SURF ` Relationships. • • • • Scale • DESERT WAVE VENTURES, LLC Date No 202 04-06 • • • . . ./ - ',yi flfc - .. �: _ ':.. I I4-4:.F.#,,,... r .. '` J: ! f/ " - ! f,Jr . . . „, f << •;,.. , .. • s - •. • - : x - f' r i _ Pr - v r ....: <a. 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SURF CENTER 10'-011 i 26'-0" T.O.C. �1 2454 SF �_ 16' 6" / m / 5'-6" �I ` SHOWERS CHANGIN 1 1 ( 297.00' ) • (287.50' ) `J lift' - Roots L RECEPTION 13' 0" (281.00 ) o < I* ,� . 0. i 1"�` - ENCLOSED \ / -°1`. WORK AREA O (� LocKE WETSUIT T.O.C. T�. 3 3 ��� _ .1111 i--/5jE RETURN47 A2.02 A2.02 � �' \ A2.02 / td, MENS LOCKi RENTAL o / i = TV AREA 7 �, - __ _— COUNTER 890 SF ao N I Y •; o — I w � I 1 ' l .. - 27'-3" I I o S ' JANITOR BOARD RACK 1 \ t f / * / , 0111/281.00 ' ,\ ( ''.\ // L FLEX SPACE � I � SLIDERS �� - 4 T T \Y� T\..NO _ 664 SF �- 1t /)} v "'� �CANOPY ABOVE e _ -------------- ' II � � � R SLIDERS v v v i --______ L v ` 28—_ 1 1 i v \ ` L X�� / 4 ,rx 4 7 A2.02 IMIIIMIIIIIIIIII 1t=s . �. r 41 Cs � M 7fr1 A2.02 - __ -- I . - -- /.L/... .._ / , L.- gilit . •-• .4000e"="plir .:14 AO . , 11111111.' 10 . • +�. j s 111111. IP) , . • .do s -, ,., „, • ..,. is ,� _ / .r •IP IINMNIA� ,' h •... 411, f • '< ;>t(:::$:: Fr * . : A ' r,.,,,i0 -.. -, * . ,fv, --• . -...„..„ sc7//''j• •, ,..- North lel_) 8' 4' 0' 8' 16' SCALE : 3/32" = 1'-0" �1��,, SURF CENTER . DSRT SURF • . 27 • pSRT Floor Plan, Roof Plan Architecture. .. .• PALM DESERT CA0 Design. • SURF Relationships. • • Scale '.' � DESERT WAVE VENTURES, LLC Job No. 2020-239 • • Date 2021-04-06 01 02 04 02 ® 05 04 ® 02 07 05 r . :.„...7, ,,, ,, „ \ . • . . trif , R' _. __. 'T.(- -:i'7•11.11-r-\: : ' Plin-1111 } I1 j` 1 ICI ED • : 1 ` _ T `� Surf Center Roof i `� Surf Center Roof„ --: -' -11- 11111 Y. _a_ --, I-�: _ -_., (281.00 ) 10 0 •Fl-- Slid rs - ' � Sliders Gliders Sliders aIII i. o } _ T 1� Level 1 Level 1 ( 27100' )0 0 ( 271.00' ) 0 SOUTH ELEVATION EAST ELEVATION 05 02 07 01 02 01 01 02 02 04 `. r < ., .,� V .4.ak,k 313 - v b . pF • w - + • "', _ _: --- ` .' --4, - __4r -* --t R !gyp y01 ' ,,..,•1 ' - a __ `i _ rb. z -` _ _ems ir • - ;t • c rr V p r �r it :it zfl -, :-,- f 1' -`• _ - . " ` ',1,r,`sr ' O. Surf Center Roof _ _ = _ _ } ,i .. Surf Center Roof '' k-r - _ � G (281.00' ) 10�-00 _ _ l _ • 10�-0 y cg pL (281.00 ) C R' .0 r jr�91. -�' •` _ `�, •� mil` — •� -s n - .- _ . V. _ -4.• -J $w`_ �4' r.{ ^ _ o l i `yy LL •_ ••7 -17 ;_..' :...'_,..7: -le ;_--',,:':IT....''''' ..r ..r lilt ., _. - 1 : r = - �' - ��; a L- 1_ Level 1 „ - Level _4 -4 _rt MP (271.00' ) 0�-0" (271.00' ) 0�-0" NORTH ELEVATION WEST ELEVATION ELEVATION KEYNOTES 01 Stacked Rubble 02 Painted Stucco (297.00' )26'-0" �� T.O.C. 18'-0" r 9.00' ) cr Ocotillo 0 E.o b. aj Composite Wood � _ILIII — N Surf Center Roof„ Surf Center Roof (281.00' )) 10 - +J (281.00' ) 10 -0 05 Metal Panel WET SUIT SURF RETAIL CLEX SPACE o VIEW WET SUIT` it,S LOCKER STORAGE � — CENTER — _ p — ' SURF CENTER / RENTAL' `gy , 06 Perforated Metal Pane Level 1 „ Level 1 ( 271.00' ) 0 (271.00' ) 0'�0" 07 Fixed Low-E Glazing 08 Storefront Glazing 09 Metal Canopy 10 Horizontal/Vertical Louvers O Glass Railing 8' 4' 0' 8' 16' 0 Metal Mesh Railing SCALE : 3/32" = 1'-0" eMasonry Block ��f1,, SURFSU RF CENTER • DSRT ie ) • DS R T Building Elevations & Sections Architecture. PALM DESERT CA Design. 28 SURF Relationships. • • • Scale DESERT WAV E VENTURES, L LC Date Zoe 04-06 __._ Nibi.... _ .1411"111. - - -- 3 ,.- ril iiiii 11 Ity • ,---- -....----- 3 'INgeikilL 7...-::-.4.ka •vri ' % mil .. •Ilk.' - . . . Pr .t . .!'•.;.:. .. r. •:... . . 1 J _ P- 1, {I- _ _ _- - `I . J ram- 4F - I _ •.... •.... •......•..... 41111t.. . . . •••• ••..... ....................... ....... .... --• .. . I mill% . -,E . • .. •• •-•_••• •• .„ .. ••• ••..... .. . .. ••..... • ••.... • - • • •••.... ._ ___ _ - - - ___ , iNgiummi 1 , ge ix- - .... .. ... . •._.. . .... • _..••• •.. . . L... .. .. _ ..••..... • • . . . . .•...... •._..... . • . . . . , . .. . , . . • . . . . . _ . • ... • • . • .... • . r . . .. . . .. . -- }� ` ' 1/4 + IL1 -� Ill - _ - - - - _._.:'-_-_ + + 00 icy+ - SAY F.,� -•-.m.-.- "-- '••-.'r. . • • ii • •• •4.. . 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SURF ` Relationships. • 0-239 • • • Scale • •• DESERT WAVE VENTURES, LLC Date ° 202 04-06 180 5F �' , - 1 - \0.40:;41- ‘' ;‘‘' - T O �� P 110 \,,lk 3 23 -0 s 0 ' ' A4.00 \ oir- ,,,-** <\\ .0.-0 vio, . ‹, . \ ,,,, \ ss, N A 0000000,0% ,‘ .- -- 0 0 / CA) \ 4 ,144 10# \ . 11, \ \ v <> \\ 4'P \ ‘, 'IT 0 1 ‘` • - -,---'..'''''''' c.'1F„...:„..; 4, *4 . . , : ___, , ' "y" - - " 2 2 *4 A-4.00 A-4.00 illk ROOF \4� �� 21.75' (289.75' ) \ \ 41\ic 0 1 kl A-4.00I A-4.00 ZZ. . - '--- :la . 117,,,----- B v — — — — — — — —LA%') .4 .;?. .< 'S\\ ': ' - 3 A-4.00 ROOF PLAN 3 A-4.00 \ 1 0 23'-0" _ ____ _ , , ______ ______ ._____ ._____ \ N - A \ 16' 8' 0' 16' 32' c L .� LEVEL 1 SITE SCALE : 1/16" = 1'-0" I • 1 E • I w 3 I BOARD STORAGE A4.00 0 51 SF o fV C 0 2 - 2 23'-0" A-4.00 cD 3 A-4.00 2 2" / r ao L LI—V. UP 'o? 14'-0" EQUIPMENT STORAGE CONTROL ROO 0' 244 SF �� o 126 SF 1 ( 267' > O 0 RESTROOM E. 64 SF °° �0 A-4.00 O O '-4.00 2 2 A-4.00 A-4.00 67' ) zo B • )1 Zio !IK :N .0000 A0011) 4' 2' 0' 4' 8' 3 LEVEL 2 LEVEL 1 SCALE : 1/4" = 1'-0" A-4.00 OE-0o CONTROLTOWER . DSRT SU RF . 30 DSRT . Site Plan and Floor Plans ; Architecture. ; • PALM DESERT CA . Design0 . ; SURF Relationships. Scale '.' � DESERT WAVE VENTURES, L LC ; • ; Job No. 2020-239 Date 2021-04-06 02 02 05 03 01 06 06 05 02 04 02 03 MEW I F r MM i —s Roof Roof 1111 ( 293.58' ) 26' 7" ( 293.58' ) 26' 7° ... r I II I'M,' t' 7 , ' — ,, „[ I. 1 01 — MASONRY BLOCK i10 • • I . ' f I bk. 16 . 11= r -I II MilliMPINIIIIII414 -OM —___ I — — T _ Level 2 'WI Vt. .7 I Me OP l■ — — ( 275.58' ) 8'-7" O ii .0,. 1 • 5.58'_ Level 2 i� > _ * _ NE - .. — 1 . 0 iki , . imil __ . _ _ , _ __ ___ __ _ _ IIIIII- Eo OW -- - %ilui''i 51 - k \\ ii '4'' ' ItZ' ' • 1E1 Mr ---'"--"---, ,. ..... ' ti, Simi._ egi MIIMIL. , ' ilil i MM. - 4,1AMa. '' \ _ iff. 1.0 _ 1 02 - PAINTED STUCCO _ ,...7„,. io,, .. ..t-c - Level 1 S — did= — - Level 1 O WEST ELEVATION SOUTN ELEVATION 1 --p 7 I 1 / it.i 06 03 02 01 05 03 01 06 J•Iii \i Roof s \ Roof 9 ( 293.58' ) 26'-7" ( 293.58' ) 26' 7" .1.11.\\1111\ lliL II 1 iii/111111/7 I I 1 wit 03 - COMPOSITE WOOD -- - -- -- - - - SIDING/CEILING 0 E. 3 E ELEVATION KEYNOTES - I` fat Masonry Block 1 j g . 0 - f �/ i% rf �/ Painted Stucco 5i -------- . J. ,— — Level2 - - — — — Level r0 0 100 ' ( 275.58' ) 8' 7" ( 275.58' ) 8' 7°° 03 Composite Wood Slat ,•0::;02 0 %! • ' ' • • No - .• 04 Fixed Low E Glazing :foil..„0...0......„05.;:.t.:0._ :,...........,„,. ,,,,,...... :... ..„.. ...-,•-..-- 0 ,,,...e.___. ___ _____$.4.00 0---.......—,..-----Or: ......-"--------......---- MI Eo = �- — mi 05 Storefront Glazing -- - A, f__' _ ' al .. - _ Level 1 - , i — ` - - i MI Level1 0 6 Metal Railing 0'-0" ) 0'-0" 0 EAST ELEVATION NORTH ELEVATION SCALE: 1/4" = V-0" 4' 2' 0' 4' 8' SCALE : 1/4" = 1'-0" DSRTCONTROL • SURF . DSRT Elevations •; Architecture. ; 31 • PALM DESERT CA ; Design. ; SURF AO Relationships. • • • Scale • • DESERT WAV E VENTURES, LLC Date Zoe 04-06 3 <00 1 A-4.00 (2) A 32 A-4.00 B / 23'-0" / / 18'-8" / — — — — _ Roof — _ _ Roof ( 293.58' ) 26'-7" —� (293.58' ) 2626-77„ I 0 CONTROL 11'OOM/ CONTROL TOWER LIFE Gil'RD UPPER DECK CONTROL ROOM/ CONTROL LIFEGUARD TOWER UPPER / DECK A_ Level 2 — — Level 2 (275.58' ) 8'-7" —� (275.58' ) 8'�7" EQUIPMENT STORAGE RESTROOM EQUIPMENT °° STORAGE °° , Level 19 Level 1 267' ) 0'-0" : , lir IMIL ( 267' ) 0 0 - • 3 , - ' '-' / / / / / / //' A-4.00 A-4.00 A-4.00' SECTION 2 SECTION 3 3 A-4.00 (2) . _i '°'1 ////////‘ 23'-0" Roof 5, 01111 \ ( 293.58' ) 26 7 ____ ■. , i ______, ,II 1 It II o i' 00 _ " ji I' 4 it .. 1, lil -_^ . , . , _ , , ..,..., , , , , Ili --'. 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I . yy , L II-�" . .- ._.. 11'.'1%!.. �'TI�h 6L'.,�.L S.L.. �. �-r75 �.' + • ' S' 11.T9... �. +' ..T.iT11-�1 T.TT. 'r'L.�R4• Tii� •iT.T .•T'ITIII��•�.�,�.L'_'_-T 5�..1. :JL I• Jr ■ M 7 • 1 V „7 Y' a ' �5� I I Ji 1 111111.1•Ii. 5 5 f ' I' I� ' ' 1 I _ _ LL.iL I�,L RL� • '•• •' S•—Z'TL',• •TJ•—L I-� YT r•'•-71 TART iL i5.11 ii' y. I - MASONRY BLOCK MASONRY BLOCK METAL FENCE PAINTED STUCCO Dunn Edwards - Fossil n V littlir- PAINTED STUCCO PAINTED STUCCO PAINTED STUCCO PAINTED STUCCO Dunn Edwards - Ecru Wealth Dunn Edwards - Play on Gray Dunn Edwards - Metal Fringe Dunn Edwards - Bison Beige PAINTED STUCCO ACCENT PAINTS - DEEP INKY NAVY / DARK OLIVE IF, SURFSURF CENTER, HOTEL & CONTROL TOWER • • DSRT • . 41 pS RT • Material Palette • Architecture. • • PALM DESERT CA Design. • \SURF Am° Relationships. • • • • • Scale Job DESERT WAVE VENTURES, LLC Date ° 02 2021-04-06 y\ ,,,/ , . �. 3 . :: .g ►� iti : : : : . : : : : : : : : : : : : : : -„ --®E a , i i ,-rwr/ - : : : : 31 �� l" .5' 5IPJ : ` : . y . . .- LEGEND *1400 , , I agi) 40/1116""1 lglenniail . . OCCUPANCY TYPE . . ,° ° /Z. v.... . . ••• .7/ ‘• / .: w . ' 1 . , / ROOM NUMBER • : : ' / f -== . : : : ; : : : . . � . . . . : : : : : : : : : : : : : : : : : : . . . y : : : : : : , , : ; ; : ; : : : ; " ; . . ' ; " ' ♦ OCPY: R1 200 /S.F. OCCUPANT LOAD FACTOR o . . Nel OCCS: 5 1,000 S.F. AREA SQUARE FOOTAGE o� • �1+I%16110 - % : : . . . . . . . . -. , . : : . , . . . . . : : . - . . . : : : . . . . . . . . . . . .� . . , . . , y ; : : . . , o . - . ; : - . - . - . , . . - . A A - - , , . . . ♦♦ - . . - OCCUPANTS PER SPACE v . .\ e / .I. .I. . . . ;y - � : . . . . . . . . . . . . . �. . , , . C. . . . , . . . . . . . , . . . : : : . . , ; ; .I. -y . .I; : . , . . - , .I. : . . . - . - . . . \ . . . . . . . : : , , STAIR#1 . . • " " . OCCS: 100 OCCUPANT LOAD ` REQ'D: 30" C STAIR CLEAR WIDTH REQ'D(X 0.2")* /I . . . ; STAIRa �PRV'D: 48" JC STAIR CLEAR WIDTH PROVIDED o 140 SF I I MEP L 'i% al ,/ ' =� : ; ; : : I I I 235SF : ; : : : : ; : ; — ail _ ' EXIT DOOR '': /i %/ I —< <-,%: . -0_ 11 f 14 i_ )_ o OCCS: 100 OCCUPANT LOAD `b I / 1 I ft REQ'D: 20" STAIR CLEAR WIDTH REQ'D(X 0.2") >i . /I I o /► PRV'D: 34" STAIR CLEAR WIDTH PROVIDED /I DRIVEWAY LEVEL 1: 7'! �r�TD.)+2(ADA)+3(TANDEM)=81 STAL-LS- - I - o LEVEL 2: F�'►.TD.)+1 (ADA)+31 (TANDEM)=691 STALLS I I c.-__= TOTAL: 11 (STD.)+3(ADA)+34(TANDEM)_'5� STALLS Ic'',...wo 111 ye TOTAL OCCUPANT LOAD . bo: ''Ik A_ / ; Yr°yy . y . _ III p EXIT PATH 1 1 40'-8 149/1 P 8"411111101 -T— o 0 ' ' ' ' /' ' 'P ' '' '' ' :44 - E-E_ / ....... , '. /y ,©°- , . - ,I �ti . . a�iyy, yy . ./y . . . --- H-1 i I . - , o t_ • _ / . : " ' a y . . I °�,(. . :i. . � iy - - . . . . : : 12'-0" d 6'-0" 1 11111.11 I M /I/ 7 LUGGAGE N °� ���, . . ; . . I .— SEATING H/S-? ; : . . . . : Pill / OCPY: s 300 /s.r. k <> ._� � . . . . . . . ALCOV ' . . . . . OCCS: 1 264 S.F. �� , ..� I ' VE G I + \i/ \ 11,--- -= / �, OFFICE OFFICE OFFICE OFFICE OCPY: B .. OCPY: B . . OCPY: B 100 /S.F. OCPY:-B-- 100 /S.R - , y OCCS: 2 110SF. OCCS: 2 103SF. OCCS: 2 148 S.F. OCCS: 425 S.FLAUNDRY + -ill 414k, RESTROOM ; \ , :- / / ' UPTOP2-rjt -1 6KP&LAUN F LUGGAGEMI .. OCCS: 2 118 S.F. 2 F 24 F - - � '64S 6S J y BM ► : a w GRAB AND_GO 2 I - - - �� - - CAI 1__ O 1 . CG-;\ . . yy \\ 0 v 5.� �� 99S I 10 142SF � . . _ "' Q © STAIR • . . . . VALE 157 S T MEP CHECK-IN LIVING ROOM/CIRC. 266 SF . . . . . . `r .. 1 „--i.____,i, 221 SF 1787 SF �I " " CHECK-IN �p BOH CORRIhr \ . OCPY: A-2 30 /S.F. I STAIR 1�6� 0 — — b5 0 0 111) 1 - _I occS: 8 221 S.F. "1 - OCCS: as 1437 ,� I� v REQ'D: 10� C I / ii 1 LOBBY OCPY: A-2 30 IS.F.- v III PRV'D: 48" o_, . . . . . . , occs: 46 1,375 S.F. ," I I _ _di-- 0,H/IT EMPLOYEE EST�OOMS $ 1 cl. 2 „ _ _ I - . . ., _ 1 _1 A; . . HOT LOB: Y - 118 SF 23 F LOADING Nk / . . . . . - . . . . - F- �T MEP 150 SF 1�6 SF v . . . . . . . . . . . . _ ® 1 r. ' �� f - - - - - ® - - I KITCHEN 0 1770 SF : . . . : . . . . . . . . 0 - - ,/© 2 SE 0 - 0 - SF . . . ' . - . LIVING RM. - . . 301• . . . . : : . . . occs. 60 7 S.F. RESTAURANT B P.O . . . . . . OCPY: A-2 30 /S.F. I 1 > 178 ESTAURAN R�� 0 . „„A I I' 0 306 SF COMPACTOR ; ; . ; . . . - 2217 SF . . . a �� OCPY:R TAURANr BAR/LOUNGE _i , I .',i. , . ° Q S, 2 3o Is r '.i ° y . . • C� I OCCS: 74 2zn S.F. 955 SF KITCHEN 36 :i i,_:, j,i - G )j OCPY: A-2 20 IS.F. BREAK ROOM _ �� . . . .ODy . - i � �. : 6 _ OCPY: -2OU 30E /S.F. OCPY: B15IS.F. . : . . 4p �� occs: s 1,o s.F. . . OCCS: 2 955 S.F. 32 _ OCCS: 21 306 S.F. Y ,k� 30 STORAGE MECHAN LS ICAL SEC4RITY RECEIVING 71 32 1 I Lir- STAIR#1 , OCPY: S 30c /S.F. OCPY: S 300 /S.F. OCPY: B 100 /S.F. OCPY: B 100 /S.F. \ , _ — _ - _ _ - - . • . . —I — — — — — — — — — OCCS:, 229 OCCS: 1 28`. S.F. OCCS: 1 280 S.F. OCCS: 2 150 S.F. OCCS: 2 186 S.F. 44er''. „ . - _-_-_- N' - ' . . . . —� — �• 11 — < �i I )--is; REQ'D: 45.8" y PRVD ji.i I , , _ _ _)_ _ _ ____ ille , . I — — — — I 57 y . y , . �_ \ , - - I � — � -�� LINE OF TOWER , . , '>, ® . . . . . . . 11 0 0 ABOVE - ir__ . . - -_- 11 Z L -. . ° O AI 0ICANO'° 'aril-- . . ., _ „ . " . . . �� \ \ �� I / � ABOVE O 0 \ , , _. ,== . .. A 1_T, 1:4teN''-' \ '°'-'': 1)6 G . „„: „ „ ,, ,,,,__,,__ : „„,, „ , '„6 , , . , - 0 : ', : ] : 467,- 1_ , ,, , ,o . , ir.., '‘' A \ " 4 '-- \ : : : : : : : - ,:%-, : , . , \ 1 0 , •, „ . , . „ „ „ . , „ ,_ —)- 1 (T? , . „ , . , . . . , I Cli) : . ecr ..._ „_ j_._, . . , „ . . „ Io - .. , 9,0 / , ,, ,, I a 0 . r i \\ • • . . . . O . . . ! o ® 58 I ��NS �„ I � [ --„,„, „ „ ,.... k ,ss SPA �� _ o I POOL DECK - OCPY: A-3 50 IS OCPY: �lS.F. POOL OCCS: 3 119 S.F. 16' 8' 0' 16' 32' ' ` OCCS: 141 141 4217 S.F. SPA OCPY: A-3 50 /S.F. . , . . .I I / OCCS: 33 138 50 SF. OCCS: 25 1,231 S.F. 0SCALE : 1/16" = 1'-0" 318 • • • .. �,���� HOTEL • DSRT SURF . 42 DSRT Life Safety Floor Plan Level 1 • ; 6Architecture. ; • PALM DESERT CA : Design. : SURF • Relationships0 . • Scale • DESERT •WAVE VENTURES, L LC : : Job No. 2 1-0-239 • • Date 2021-04-06 LEGEND OCCUPANCY TYPE 43 ROOM NUMBER OCPY: R-1 200 /S.F. OCCUPANT LOAD FACTOR OCCS: 5 1,000 S.F. AREA SQUARE FOOTAGE G-01 G-02 G-03 G-04 G-05 G-06 G-07 G-08 G-09 G-10 OCCUPANTS PER SPACE STAIR#1 CCUPANT LOAD / 255' 9" /( REQ'D: 30" C SOT IR CLEAR WIDTH REQ'D(X 0.2")* ,PRV'D: 48" JC STAIR CLEAR WIDTH PROVIDED I 32'-4" 29'-10" 29'-10" 29'-10" 29'-10" 29'-10" 29'-10" 29'-1" 15'-5" / / / / / / / / / / 1 r EXIT DOOR OCCS: 100 OCCUPANT LOAD REQ'D: 20" STAIR CLEAR WIDTH REQ'D(X 0.2") 1 �PRV'D: 34" STAIR CLEAR WIDTH PROVIDED - \ G-A II t srAiR#a ' T TOTAL OCCUPANT LOAD so I I 1 98" K, 10 0EXIT PATH 145 SF iL a II I 1� 50 ± - � - - I I - - - �� I 1 - - \ G-B I 1 I- H PARKING 1 1 LEVEL 1: 7 (STD.)+2(ADA)+3(TANDEM)=8I1I STALLS U I 10 I o 29893 SF LEVEL 2: 38(STD.)+1 (ADA)+31 (TANDEM)=69 STALLS I 1 co TOTAL: 11 (STD.)+3(ADA)+34(TANDEM)='51 STALLS 1 1 11 10 plIs 1 I 1 � I I VALET I CD i. H-:1 q I I6„ o 0 :_______________::: 11 MH/S-2 0II I I I 1 IL -1::1 1 1 1@_-1:_il � 1 730"0 LAUNDRY CHUTE _ II10IDN TO P111111111111 0/v 11 L - - I I T 4 � I � I 1 I I 50 -STAIR STAIR# \ 11 14�SF 1 io" 1 • a$" STAIR STAIR#3 I Ili 50 1171 _ 1 �� 445 SF 10" o i � � � 48" � � 1/ tLi —...— —1 I co 411) 1 1 TOWER ABOVE H I 1 / I I --- ____-- GAII M RAGE \ / I I 1 150 29932 - ROOF OF PORTE COCHERE J— v i I • H — v / � OPEf�TO BELOW 1 - v 1 OPEN TO .-- / BELOW J — — - ✓ a o o a o ®— n . 0 0 0 0 0 0 0 n o o n e , OPEN TO BELOW ❑ ❑ ■ • • �f1,iDSRTHOTEL SURF . pSRT Life Safety Floor Plan Level 2 Architecture. ; PALM DESERT, CA ; D\\SURF//> ` Relationships. • DESERT WAVE VENT I IR E L L • Scale • Job No. 2020-239 v S♦ C Date 2021 04 06 LEGEND OCCUPANCY TYPE ROOM NUMBER OCPY: R-1 200 /S.F. OCCUPANT LOAD FACTOR T-01 T-02 T-03 T-04 T-05 T-06 T-07 T-08 T-09 T-10 occs: 5 1,000 S.F. AREA SQUARE FOOTAGE OCCUPANTS PER SPACE 252'-0" ' STAIR#1 / / OCCS: 100 C OCCUPANT LOAD REQ'D: 30" C STAIR CLEAR WIDTH REQ'D(X 0.2")* 28'-0" X 28'-0" / 28'-0" / 28'-0" 28'-0" / 28'-0" 28'-0" 28'-0" / 28'-0" ,PRV'D: 48" XSTAIR CLEAR WIDTH PROVIDED "I SUITE GUESTROOM GUESTROOM GUESTROOM GUESTROOM ••• •••M GUESTROOM GUESTROOMGUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM SUITE OCPY: R-1 200 /S.F. OCPY: R-1 200 S.F. OCPY: R-1 200 S.F. •CPY: R-1 200 S.F. • 00 S.F. • 00 S.F. •CPY: R-1 200 S.F. • 00 S.F. • 00 S.F. •CPY: R-1 200 S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. ♦ EXIT DOOR OCCS: 3 492 S.F. OCCS: 2 357 S.F. OCCS: 2 357 S.F. OCCS: 2 373 S.F. OCCS: 2 373 S.F. OCCS: 2 373 S.F. OCCS: 2 373 S.F. OCCS: 2 373 S.F. OCCS: 2 357 S.F. OCCS: 2 357 S.F. OCCS: 3 492 S.F. OCCS: 100 OCCUPANT LOAD 1 REQ'D: 20" STAIR CLEAR WIDTH REQ'D(X 0.2") �PRV'D: 34" STAIR CLEAR WIDTH PROVIDED / \SUITE _K _K _K QQ QQ QQ ' QQ K K QQ QQQQ QQ QQ QQ K K SU'TE/ TOTAL OCCUPANT LOAD 2 SF 357 SF 357 SF 357 SF 357 SF 3N SF 37315F 373 SF 373 SF 373 SF 373 SF 357 SF 357 SF 492 SF 373 SF 373 SF 373 SF 373 SF / 25 — —3 EXIT PATH \ \ o LOCK-OFF LOCK-OFF LOCK-OFF / Eo / \ 1 / _ (V ),IL_;) - A c7s) r 1 I I I I rr ' I I - T I - - I T 2 2 0TIT � : I I �' - — — _ \ i T-B © — L T — — )— L T— — I � — — ARRI R— L �� — Y — — r —�L Y * T— — 4. — — + © 00 II II1I 25 GUESTROOM \ B.00PY: S 0-ion_Imo. -7 8 6 BOH g O" I Sl /ICE OCCS: 21 357 S.F. OCCS: 2 331 S.F. C 331 SF �I L`J �'J - 3 O 76 SF _K RR RR1 357 SF SUITE SUITE I 7 0 _ I o r 203 SF 203 SF II '' OCPY: R-1 200 /S.F.� 663 SF I--( © - OCCS: 4 663 S.F. I \ / n OCPY: S STORAGE 300 /S.F.I POOL DECK STOZ4( E p occs: 1 262 S.F. 4 ) r. I _K QQ QQ QQ i2Q I QQ/ QQ _K 262 SF IE< © K 11111 357 SF 434 SF 434 SF 434 SF 434`�F 431CF 434 SF 357 SF Li - - GUESTROOM L� 1 •• GUEST.•• GUES ROOM GUESTROOM GUESTROOM GUES"ROOM GUES"ROOM GUES-ROOM `, 357 SF OCPY: R-1 200 /S.F. SUITE ♦ 32 �' 4 I I I I • 0 IOCPY: R-1 11 OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F..00PY: R-1 200 /S.F. e I OCCS: 2 357 S.F. 7 • • OCCS: 3 434 S.F. OCCS: 3 434 S.F. OCCS: 3 434 S.F. OCCS' 3 434 S.F. OCCS: 3 434 S.F. OCCS: 2 357 S.F. I— — — —O OCPY:CS 4 -663 SF• ®©� Caen FF ,_a,n-aF, ) OCCS: 4 663 S.F. H — 1, 0 t-- GUESTROOM __II__ \ •] i - ` - ` - . / I���m� T GUESTROOM BOH SUITE .SF i ®a®® _ Y OCPY: S �F. 663 SF II HIS-2 46 r (�(� OCPY: R-1 200 /S.F. OCCS: 1 176 S.F. 0 1 q OCCS: 2 373 S.F. o l + ',� Ifp + 0 0 /� g 35 SF 22� 373 SF 1 SPA 2 Im . . •: • u �aR_ TR M P ,.. _ /��/� OCPY: A-3 100 /S.F. ---- 1 111 ` 6��, 1 �''�� .-. OCCS: 9 885 S.F. I - LC) \ 1 - 13' 0" 13' 0" 11IllI N. LL GUESTROOM RR s 1 _ o 1 . . . . . . . . QQ OY: R-1 200 /S.F. --- . . . . . . . . . . . — �}+ .'. 3 Y OCCS 2 373 S.F.OCPY: R-1 200 Xt. OCCS:�2 S F 30"0 LAUNDRY CHUTE— R 11 �- 357 SF I 8 373 SF o 238 SF 1 : : CO SPA 40 1 238 SFo 1 ,� . - _ _ _ I _ _ 1 -'.. �A9 �' 4.? -., . aaao r" a«apga �=' a 885 SF �� n GUESTROOM 1 __ __ Y' 9 — R 200 ,IS I- 1 GUESTROOM 11 �' `." 'a., • � `•� - ,. 1 0 ..) 31 434 S.F. QQ OCpY: R-1 200 /S.F. �� 1 LL' I \n //� L 434 SF - 1 _ 373 SF occs: z 373 S.F. lb CD" I 1 �.42` boo �:, - _ •• 4 ill1111111 11:1� GUESTROOM 2 n fY10'-09—�— 1111 III III �III u e ��111 III n OCPY: R-1 200 /E.F. p 3 81 STAIR#2 I�I r '�, .(m' : 19 STAIR 20 / V occ 434 S.F. '" STAR 1 OCoo 231 �o 26'7It-. �� L—1 � 1N.. 356 SF �� �y•,��� .• / nla 434 SF ►1_ I.I ME / O \ Li. ,‘ ,� 373 SF 1 I 6 ABOVN V FITNESS CENTER I ® cuesTRooM I. 1 NM'#1 + — — -Cr — • 1 — — — OCPY: R-1 200 1&F. 920 SF 209 r — — •• �• _� — CD 1 GUESTROOMI rR • OCQQ OCPY:66" l� - .1 —` . . IMAM 0 434 SF c I 373 SF tingicraf_ '�-` � i 1 — ,1L 11. . . . . . occs: 2 373 S.F.771INWI II plESMOn-bi Mir FLEX SPACE �1 J� '66 .1 n .. 0 1229 SF : III �18 - - - - �1 �> t� p — — �� IDP, � e� I%/ S DING U .1� - - — — 1 \ - _o cs 0 /1.101,A44„,4-arIc.0.),(- .1t.1)iVr ) 4"4 Rig ..)0 wwwww&V.Wit.)=1,4,,)O v-N .L I 0 iiiimiii- r--------------m - - 1 — — -i ::::::: = r 1 11 .. s(1 )1T . �y`0. P •Pie 0** P e 6�t L. 0t I K K K SUITE �e'0 , 4 i= •I .i n-7 t � — — 357 SF 357 SF 357 SF 49 SF °�° ��lP .. . Doti - . ;6lpt oiA ;i 00ffr/_ss of .e,..1000 :O 4 / t 1 gmm l aU ,1 / �'-`:' ' / 1 Fl 140 ► . �� .. � ��► � � vs I 29 P L B�CONY BALCONY B�COVY BALCONY £� n afiIl `�` /��. � �C'40�� �11 — GUESTROOM 1�ES-ROOM GUE 019- -su _ �•- r �. ,� OCPY: R 1 200 /S.F. OCPY: R 1 200 /S.F.OCPY R-1 200 /S.F. OCPY_R-1 7 200 IS.F. 1� OCCS: 2 357 S.F. OCCS: 2 357 S.F. OCCS: 2 357 S.F. OCCS: 3 492 S.F. �',► , . _' v ► STAIR#1 .ai •1� J ''..,- ♦ v '� . Aok REM: 45.8" I DN PRV'D: 60" , FITNESS CENTER POOL DECK OCPY: A-3 50 el. OCPY: A-3 30 S.F. OCCS: 19 920 S.F. OCCS: 88 2642 S.F. CANOPY FLEX SPACE POOL OCPY: A-2 30 /S.F. OCPY: A-3 . OCCS: 41 1,229 S.F. OCCS: 22 1099 S.F. AMENITY DECK OCPY: A-3 30 /S.F. OCCS: 393 11768 S.F. SPA OCPY: A-3 50 /S.F. OCCS: 3 131 S.F. I I I • • • ..f1�i • DSRTHOTEL • • • . 44 •• pSRT Life Safety Floor Plan Level 3 •; Architecture• • PALM DESERT CA Design. • SURF Relationships. • / • • D E E RT WAV E VENT l IR E • Scale • Job No. 2020-239 v � L L i Date 2021 04 06 LEGEND OCCUPANCY TYPE INS ROOM NUMBER OCPY: R-1 200 /S.F. OCCUPANT LOAD FACTOR ( 1 ) T-02 ( ii) T-04 T-05 T-06 T-07 T-08 T-09 T-10 OCCS: 5 1,000 S.F. AREA SQUARE FOOTAGE OCCUPANTS PER SPACE 252'-0" ' STAIR#1 / / OCCS: 100 C OCCUPANT LOAD REQ'D: 30" C STAIR CLEAR WIDTH REQ'D(X 0.2")* / 28'-0" X 28'-0" / 28'-0" / 28'-0" 28'-0" / 28'-0" 28'-0" / 28'-0" / 28'-0" `PRV'D: 48" XSTAIR CLEAR WIDTH PROVIDED I GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F.'OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. r EXIT DOOR OCCS: 3 492 S.F. OCCS: 2 357 S.F. OCCS: 2 357 S.F. OCCS: 2 357 S.F. OCCS: 2 373 S.F. OCCS: 2 373 S.F. OCCS: 2 373 S.F. OCCS: 2 373 S.F. OCCS: 2 357 S.F. OCCS: 2 357 S.F. OCCS: 2 373 S.F. OCCS: 2 373 S.F. OCCS: 2 373 S.F. OCCS: 2 373 S.F. QCCS: 2 373 S.F. OCCS: 2 357 S.F. OCCS: 2 357 S.F. OCCS: 3 492 S.F. OCCS: 100 OCCUPANT LOAD I III BALCONY BALCONY BALCONY BALCONY REQ'D: 20" STAIR CLEAR WIDTH REQ'D(X 0.2") ,PRV'D: 34" STAIR CLEAR WIDTH PROVIDED \ 71 `� T-A SUITE _K _K _K K • _K QQ QQ QQ QQ QQ _K _K SUITE/ TOTAL OCCUPANT LOAD SF 357 SF 357 SF 357 SF 373 SF37Q3 SF 37Q3�SF 373 SF357 SF 357 SF 373 SF 373 SF 373 SF 373 SF 373 SF 357 SF 357 SF 492�F / To 25 — —) EXIT PATH 7 LOG F LOCK-OFF LOCK-OFF LOCK-OFF ft \ II _ _ _ I� N �1 C C 0 I, C . . 6 ,I . .. C C 1I I C C 11 lul �I lI u IIIJJJ I � I � � � n � n I I I � I in I i 4- ,�� \ T-B — s>� — — �— i� Y THY <-� � � J ( 271SORr - 4 _LI —, � — — r - - - - - -)- - T_L � — zo _ _ - - — — I' GUESTROOM I III I I I II I I\ - - -, I -GUESTROOM \ OCPY: R-1 -200_ISiF. 11JJJ llllll N./ICE OCPY: R-1 200 /S.F. OCCS: 2 357 S.F. OCCS: 2 373 S.F. QQ 120 SF _ /L K 373 SF 1, 1i ' 1 357 SF n I BOH * 13'-4" rn ° B.O.H ' I OCPY: S 300 S.F. _ / OCCS: 2 413 S.F. o GUESTROOM Ill U 807 SF K K K K �_ K `� K SUITE BOH ,— Csl OCPY: R-1 -200_JS.F. QQ m_ - 357 SF 735 SF 413 SF K OCCS: 2 373 S.F. 357 SF 357 SF 357 SF 337 SF 357 357 SF � 373 SF7_7 I I H-1 [Ili /LOCK OFF LOCK I Ili >= 357 SF OCPY: -1GUESTROOM2 /S.F. kcessed 1 I OCCS: 2 357 S.F. the ••�• II N - __ I \ Si GUESTROOM �� I '•• II GUEST'.• •.• GUES1ROOM GUES_1_R_OOM GUES1ROOM GUES ROOM SUTE I v GUESTROOM OCPY: R-1 -200_L.F. 1 I II la..OCPY: ``= 00 /S.F OCPY: `"'10 S.F. OCPY:`f2` ��00 /S.F. OCPY: R-i 200 /S.F. OCPY: 'i .10 /S.F. OCPY: '-i0 /S.F. OCPY: ' "''0 /S.F. OCPY: R-1 200 /S.F. OCCS: 2 373 S.F. QQ H/S_2 I�©��I OCCS: 2 357 S.F_OCCS: 2 357 S.F. OCCS: 2 357 S.F. OCCS: 2 357 S.F. • • OCCS: 4 735 S F a0 K I QQ ° 373 SF I a B.O.H 357 SF— — �I` I ' 0 373 SF occs: 2 373 S.F. - ° OCPY: S 300 IS.F� - al E. OCCS: 3 807 S.F. I 1 GUESTROOM / OCPY: 200 �l III C I O GUESTROOM 4 14 1—, U On OCCS: 21 357 S.F. OCPY: R-1 -200_6.F. GUESTROOM CVOCCS: 2 373 S QQ QQ OC 200 /S.F. K I - LL QQ : R-1 N30"O LAUNDRY CHUTEr___ IPATIO O _ O OCPY: R-1 200 /S.F. o 373 SF a= 373 S occs: 2 373 S.F. GUESTROOM 357 SF Ih' I I I= � S 373 SF OCCS: 2 373 S.F. OCPY: R-1 200 /S.F. o 4'-6" OCCS: 2 357 S.F. J I --- - CO •GUESTROOM GUESTROOM OCPYGRESTR000 /S.F. OCPY: R-1 L.F. OCPY4 200 /S.F OCCS: 3 434 V. I GUESTROOM OCCS: 373 S.F. QQ I QQ occs: 2 373 S.F. QQ QQ ° o OCPY: R-1 200 /S.F. 2373 SF _ `= 373 Sr 434 SF I ' � 373 SF OCCS: 2 373 S.F. n _ r J- n n �, n GUESTROOM GUESTROO 1 STAIR#2 l N 0 0Co 50 OCC OCCS: 64 OCPY: R-1 -200._LF. _K OCPY: R-1 200 /S.F. ° QQ STAIR ° OCCS: 2 357 S.F. 357 SF STAIR OCCS: 3 434 St STAIR#1 REQ'D: 12.8" OCCS: 50 434 SF I 357 SF PRVD: 60" , 1 I 357 SF ° REQ'D: 10" m -R I I GUESTROON _ GUESTROOM GUESTROOM OCPY: R-1 200 ° QQ �'\ IQQ PY: R-1 200 /SF. OCPY: R-1 —2oa_iP. 357�SF 373 SoCPY R 1 200 /S.F. OCCS: 3 43 T 434 SF . I 373 SF CS: 2 373 S.F. OCCS: 2 357 S.F. QCCS: 2 373 S.F. m 1! - ir)-I-( - -. It n N N_, 1 / )—I—< \ — — / — — \ \ — — — — \ S I 3 SUITE 70708F SUI / 707 SF\ �\/ X ° \ J ECsl o BALCONY �OONY \ \FI 11 . ■_ GUESTROOM GUES1ROOM OCPY: R-1 200 /S.F. OCPY: R-1 200 /S.F. OCCS: 4 707 S.F. OCCS: 4 707 S.F. 1 I 1 1 I 1 Al* • � HOTEL • DSRT SURF .• DSRT Life Safety Floor Plan Level 4 ; Architecture. • ; • PALM DESERT CA •: Design. • • SURF ` Relationships. • • • • Scale • DESERT WAVE V E N T U R E S, L LC • • Job Date No. Zo2 04-239 LEGEND OCCUPANCY TYPE ROOM NUMBER OCPY: R-1 200 /S.F. OCCUPANT LOAD FACTOR OCCS: 5 1,000 S.F. AREA SQUARE FOOTAGE OCCUPANTS PER SPACE ' STAIR#1 OCCS: 100 C OCCUPANT LOAD REQ'D: 30" C STAIR CLEAR WIDTH REQ'D(X 0.2")* `PRV'D: 48" iC STAIR CLEAR WIDTH PROVIDED ' EXIT DOOR OCCS: 100 OCCUPANT LOAD REQ'D: 20" STAIR CLEAR WIDTH REQ'D(X 0.2") �PRV'D: 34" STAIR CLEAR WIDTH PROVIDED STORAGE OCPY: S 300 /S.F. TOTAL OCCUPANT LOAD STORAGE OFFICE OCCS: 3 798 S.F. OCPY: B 100 /S.F. J _ ------7 � — EXIT PATH ' OCCS: 2 130 S.F. W-LOCKERS OCPY: S 50 /S.F. •CKER OCCS: 18 890 S.F. J ITOR I WOMENS LOCKER- 890 SF I BOARD RACK 5' ®3 ' 7 ) 4. cYn 8' 4' 0' 8' 16' / / . 12'-6" j, / ' OFFICE/FIRST AID. STO G� iffi LOCKERS / 130 SF O SCALE 1/8"= 1r-0n ♦/.... o WETSUIT / a, CLEANING/ L, N DRYING © BOARD/WETSUIT RENTALS m I_V SHOWERS / 798 SF ii CHANGING ROOM = I 18 i o I SURF CENTER 0 m �I� 2454SF ar_ I 5'. SHOWERS I lJN e %' 18 ' 36 -ROOM I - RECEPTION /13' 0" ENCLOSED 38 ENCLOSED WORK \ T.O.C. N r WETSUIT 11.00' ) 0'-0" M-LOCKERS ,1,- `__ / / RETURN I OCPY: S 50 /S.F. / s�'6° OCCS: 18 890 _ F. / / j \ SURF CENTER I— 0 / / 7 RENTAL `11 ii TV AREA MENS LOCKE' 5 / ♦/, OCCS: 50 2,354 S.F. 890 SE / i COUNTER o 18 / 5 , ► Q - -1 r �� � 50 6 �/ �'-Otl _ 'mil • / —� 'I% I'` o / Loci -- / � I t �a I I ° m L \ J/WITOR I 25 BOARD RACK '0 / I v KtIAIL 48 � 1 E.2 418 SF ,' RETAIL i OCPY: M 60 /S.F. 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' ' ,' • •� r *~ 1L \ v / ' , I [--1>.. /Ink gra 11: {. r" _ 1 T '0 wil ..' : k r • � � Y � `}�.a ��^��r �" t i�f rti a a :7 y,^i"y`.ti`�"`� a ��^��ti�s, a < • • I 5=7 3 x t t iH h x7 x t at . !;i:7,,,,,,..i.?:,:t::::::::Is--,yy iF3 3 � . ,�apt 3_ ►�t..0 . ... • .7:Ili I ,. • L , — .—=---1—•--fr--.64-- -- - - ii..•-....c..-..,;,,,::::7,,,,:3 ; rs 7 �,''' ' s , W. 7 '' ys ; '.,,,.3 j t -a • S L•ii c>,,.� Q' < �. 6!0 �' <s� Q'"..�'�2 �'.. .�< ._fir ,�s 4i,x a c fi . Air N r=:`'1=.n.,),."''-wr,1•"„..t': 0 : .., s‘ �. IIK 4- N - \ l 2 \ /ANN,NN.„ • .�f1�iDSRTSURFRESIDENTIAL & HOA CLUBHOUSE BHOUSE • A6m0 . 49 p T N W STACK K F LATS Architecture. PALM DESERT CA DANIELIAN Design. SURF ENLARGED SITE PLAN I •ASSOCIATES Relationships. • ' ' • architects planners Scale Job N o Date . 2020-239 021-04-06. DESERT WAVE VENTURES LLC • STACKED UNIT SUMMARY Unit Type BR/BA Unit Area (sf) Sub-Total Outdoor Area per unit Sub-Total Area w/ (6) Count Count per unit Areas (sf) Deck Area w/deck Decks (sf) �., �e � M _ FLAT 2 2/2 3 1,470 4,410 101 1,571 4,713 11 11101.).-11 , + ti. II In iii�t--Tre7:40:11; 11- Ike,.'''.. .-.q.-r-,-4 ii p --- - Sub Total 3 ��� �� y. eril OW' in _ _ illiA. 1 1 z-:::1- .--:-_r-j1 1 / _ % of Total 6% 11hI �N �.__I._ ,IFK,magi.ti, .!1,1, Illipi, . / . _ ,iiiiii.1'4 tq � -- ti FLAT 3A 3/2 10 1,425 14,250 62 1,487. 14,870 i I 11�1 S, vh !Aoilieltb. • r iiii L,. L_; 4iii --.11, AI /- I1 iii� r I l 1 1 } - �yi Ilya � """��± - �., r� i � - _��I I � � of -, g A il O. ' - 4 1 - FLAT 3B 3/2 3 1,398 4,194 142 1,540 4,620 �� NINe q '� :.I .� - N Ii INN �1N l .. $ i -„ _ -mw ,II 11'14 NI .... Y. FLAT 3C 3/3 10 1,670 16,700 62 1,732 17,320 ti/f1' ,..ik , it.. �_ ti gdo$4,-...,...,16mw MI . . +� - FLAT 3D 3/2 7 1,637 11,459 42 11,753 --___.,,,_ - 11- 1 0 ri.......c-------"‘"i . 1 , TH 3 3/2.5 10 1,970 19,700 127 2,097 20,970 , ii 1 ... I . . . . . __ p. \II 141IME 1.1 • i mm........., ; / \ ‘, . � I? • Sub-Total 40. i - t ' , - - • _ - � ir'' • _ . ./ i_. \\;1100000000iii • ., • u - - in ar I-loi\ ' 111 III 1.1 0I r im 11111M , I II 1 mug sammiur % of Total 80% .: , - \"-3 Pr .' , „log ' ... vt., �; :.. ' y' � - _ : '" TH 4 4/3 7 2,275 15,925 227 2,502 17,514 t.-..,.i.:2..-k-,*. ..%e s-\11/4 'r.W-\ o- * ` t �.T` {'' �". cNN4)44 ii-11°M.. A. . - . Sub-Total 7 ;:_--- _ -•-• ,,mm_ .,,,i...;.m__-,-•i,,il .l,..l.i.l-4 —lif—oir-7 • '• •i.0•11lb1.-, ' .. �.. . ._-. > / of Total 14/0 1 ii •S 00O10111I110 L10, 1''.'.. , '.:\ -,i --.- -- -1-71-111 1I—N7k -n.kl n Ijr' ire 1 _ _ w ____ TOTAL 50 86,638 91,760 N‘ -\----..----...°fikl>i "........',..,':.00,. 0_.A•P-110 I'°\ ‘ • 4111 ll WmI'MPNE 1 - ___ _ average 1,701 average 1,835 y ''' ter{ •' • • • A ... RESIDENTIAL & HOA CLUBHOUSE BHOUSE • ..,., : DSRTSURF . NW STACK FLATS Architecture. • 50 DSRTAbA—k0 Design. SURF • PALM DESERT, CA • SUMMARY • I DAN I _ LIAN A S S o C I A T E SRelationships. • Scale t� Job No. 2020-239 • DESERT WAVE VENTURES LLC a r c h t e c t s planners Date 2021-04-06 PARAPET TOP OF SLOPED ROOF PARAPET PARAPET 124'-1" @ @ @ 27'-7" 9'-6" 49'-11" 9'-6" 27'-7" 37'-0° �, 37' 0" 26' 0" / 4 / L , v -_==1-�, r-- 1--I i J , HI V V I-71- e a — r - PARAPET rij— .67 O o O - r o 0 37'-0" �, FLAT 3D y _ jDo No _ _-_--- T H 4 c2 o FLAT 3D TCH.7.17(4 I D TH 4�_ 3a BEE aT ---- _ < PARAPET J \Lwail I I '-- 1(Il ^ �N NO O 7' L J ���� v Q FLAT ROOF w/MINIMUM 0 24' 0" SLOPE FOR DRAINAGE ill fir=== ® rr==""_ PARAPET > < PARAPET 1ii II \�3 I 1. =1' I __ r--,, , ® @ °' PARAPET PARAPET 4° @ _ �I hex � T - -- �� \:4111 37'-6" @ @ 37'-6" PARAPET > 37'-3" 37'-3" L Al PARAPET /� I PARAPET > I 26' 0" A 1 35'—O,r J 1 N P • - I • 1 _r-L . __II TOP OF SLOPED o T ROOF � 2 / 241-11" / 6'><5' 8", 53'-11" /5'-8"/1-6'/ 24'-11" / THIRD FLOOR ROOF PLAN TOP OF SLOPED ROOF TYPICAL ROOF SLOPE 2.5 SCALE: 3/32" = l '-0" I I SCALE: 3/32" = 1 '-0" 153'-11" / 27'-7" y 9'-6" y 49'-11" y 9'-6" y 57'-5" / N ������� 'I 'I ■■■■�II�■■■ _ ;I, 'I 'I a u===== N ■■■■■■" 1 ��1G11 ■■■■E I"■■■ 1 HI 1 �i■■■■■ 1■■■■■11 ■■■■1II�■■■ — II■■■■■ 1.====�■ ----I II��� iii ■����� min � o 1,$, s ii ii UP III • __ �O 11111,1111110 �OOI]O , L 41 OI , O W. , O ■ I a. 411111111111011 qu mini I ►A ' II — —FLAT3A FLAT 3A RT .. - TH 4 �EI — TH 4 _ 1�,1 dl �z���,,,lla� • ., r- I. ►.� aJ■I ! litIINIVI I rI II r� _ �■ ■�L�lrll� �r ,� - 1` J 1 u� .�►�w■■■■�, ffiA �`■■■ACI D.� IIII 1 I I I I — _� —r - II . I II i6 is ,i � rt_. , i - - .. ilit TIP , 1 1 1.;. L.1 . , _ . • i lin -y Y „. ■■ E ,- 1 L.c, P4 lir j I Mid diM L IIII II I.1 . _ II�'iI ,i III��• ..� ® ■® ill •I x M T H 3 II MIMI MM. /0' - d 74 MOM B1 ' r II I '7 - —A . -. II I II— I I T. , , .3 W_ MOM II L ---17 L L _ JrnVik --1 ______ 7L__.. _ = ii L _ um ii ,, ,, , •I___. is Ili _ EN , „ i L11 '11[1 k _ i , __,=...,__ •. INN= =I j° ..11111 .- ___i 1.1 1,1 an ,_ ,, -,„„-,- , --- 1 � � _ ._._ _ _ _ _. .._ . 1,1 1 , 1 um, ,, 1 . rir -.. . ___ ,. k • - I_ . 1, 7 ,- .._. _ JC 24'-11" I-6" 5'-8" 53'-11" 5'-8" -6"/ 541-9" / - - - - - - - - - - - - - A"` _ _ / SECOND FLOOR SCALE: 3/3211 = 1 '-011 REAR PERSPECTIVE VI EW / 153'-11" / - N RI— oo M oo DW SIN( NNI2 I 2� IiIII kig1 _ -...-- — -----� -- --_— "— �� FLAT FLAT 3C � o->,,,i 0 _ _ .. _ — 3C 1 / 0 TH 3 --- I _ I I - — — :_ �. r._)---i 1 !In.L\z‘,/: 1 ±,_,_<:2_ __ „ __ „ ,,,,, ,\)( , , -1.—frii pel t44,-, , L \I / —I. --- \ , O /r I T �L- p - -;*. -2 \ 1� i44 Ili - O 1 II ® it . I I I I I I I I I 0 iiii.....1 ��� •�. ti ® •' IS Al. _ L .. I ElEl1 7 E IT' l _r_ III - ,\ 11D-. % \ \ • -'k/;','-74 A i -- _I ]L FIE I 11 / \ I \ I \ I \ / . \ olk Fir \ / 1 / 1 A A A A I 1 / 1 I \ / \ l 1 I \ - I\ 11 I\ I\ I \ I 1 / 1 I \ I: , -. \ I 1 I \ --- l 1 I \ 1 1 11 I \ I A — — _ 11. lk v1.4 I \ I \ - l 1 / \ I 1 I 1 - I 1 I 1 / 1 I \ �uipVEL .I Mil . 1 1 , \ I \ I \ I \ I \ l \ I \ , 1 I - IL 1 \ , \ I 11 I 11 I \\ I 1\ --- / \ / \ / 1 I \, � ��� - - 1 IL7�•I�r,-. l 1 I \ I 1 I 1 I \ I \ I 1 / 1 L L --- __— -7 - - wa l 1 / \ l \ I \ I 1 I 1 I 1 I \ I \ I I 1 / 1 I 1 / 1 .-- i _ ��� -- -- ���_�-- - it ,� �I, L J L _-- --. // \I\\ /I \I\I // \11\ /I 111\ Pw-_ L L __ --- ��� --` L----��� '�� Il v��, �',, \ I I 1 / 1 / ', II IL Jr J '"� "" FRONT PERSPECTIVE VI EW / \ u r / \ II %I \\ 24'-11" / 12'-2" A L 9JL71" A J A / 12'-211 %/ \I 54'-9" / KEY PLAN GROUND LEVEL c/-` A I C• 'Z I'0 0)" - 1 I n II 51 . : .�f1�i RESIDENTIAL & HOA CLU BHOUSE . DSRT SU RF . DSRT BLDG TYPE - A Architecture. • • PALM DESERT CA • D.• ANI . LIAN Design. • SURF COMPOSITE PLAN I ASSOCIATES Relationships. • • • Scale ' •• Job No. 2020-239 arch tects planners' DESERT WAVE VENTURES LLC Date 2021-04-06� 07 01 10 0 e 01 ELEVATION KEYNOTES TOP OF PARAPET 4,,ciirlir• _ 01 Painted Stucco - DE - Fossil N - P 08 ® O6 ED i1L — - II �' �_ -I • - Painted Stucco - DE - Ecru Wealth o1 TOP OF PARAPET 1 , w Painted Stucco - DE Metal Fringe I I \ F.F. - \ ® - 1 i I - • - _ - - --- 1 � ii _ 0 A Painted Stucco - DE - Play on Gray M - O • 05 Painted Stucco - DE Bison Beige- F.F. i - N \ amiew 06 Wood Composite Siding/Ceiling I4;11 07 Standing Seam Metal Roof FINISH GRADS .; FINISH GRADE 08 Stacked Rubble A Vinyl Window and Doors with Low E Glazing Front Elevation Scale: 1/8" = 1 -0 Plir 10 Garage Door with Glazing Frameless Glass Railing TOP OF PARAPET TOP OF PARAPET ® Metal Awning / Trim ipromins.- ii[i II 1 ili ■ • GrayMetaiFascia u u - I 11-.- Q I - 14 Perforated Metal Panel , , _ - Collapsible Doors T 1 09 I 1 J = • 1 . 7 —! r rM T ,_. cy, �lL „I 1 08 J - 'll FINISH GRADE FINISH GRADE Left Elevation Scale: 1/8" = 11-0" Right Elevation Scale: 1/8" = 1 '-0" IPMIP 06 08 ® 15 07 e ® 09 ® 01 TOP OF • ' 1.}PLIIIIIII 11 I Mritr 1011 • 1 1 1111.1. Y STOP OF PARAPET . . ,__ LIL1A" • II • .' _•Jir 1= _ d �, an-11 + �. . IL_. I r�_��� • Zol co "'�, . I IIIIII III III III , ,, ir Y - ,. FINISH GRADE - - - __ FINISH GRADE a � ►�..../1 T Rear Elevation Scale: 1/8" = 1 '-0" Key Plan f1, RESIDENTIAL & HOA CLU BHOUSE DSRT SU RF • DSRT BLDG TYPE - ADAN I AO Architecture. • 52 ' PALM DESERT, CA • • � Design. • LIAN SURFELEVATIONS I ASSOCIATES Relationships. • • Scale t►� Job No. 2020-239 • DESERT WAVE VENTURES, LLC architects planners •• • Date 2021-04-06 PARAPET PARAPET PARAPET 26'-0" 2@5'-0" TOP OF SLOPED 26'-0" u ROOF ../ v ' VP V V r •. -PARAPET > f II II II @ ( PARAPET < PARAPET 25'-0" @ 26,-0 25'-0" - PARAPET > @ < PARAPET - PARAPET FLAT ROOF w/MINIMUM < PARAPET 24'-0" lui r ; @ SLOPE FOR DRAINAGE @ _ I �� y� . II - PARAPET > 26-0 24'-0" I 26'-6" I — r ,— =- ', - . 1 — T _ 1T ___] ;RAPET > PARAPET - - - - - -� - _ - — -: , '_.-. L. - 1 T= ' r�� 1.E.A n PARAPET @ I. �:. �� JI__l '��� �� 24-0 I. ��� `�� Ni �c-J�_7 H' - PARAPET PARAPET PARAPET 26 A _ _i r liVill . _. .r . • Ell - - =1 A A IT ___ _____ _____----- @ L " , " T' TOP OF SLOPED 25'-0" ROOF TOP OF SLOPED 12 _::::: : __ ROOF ROOF PLAN TYPICAL ROOF SLOPE 2.5 SCALE: 3/32" _ 1 ' o" FRONT PERSPECTIVE VI EW / 186'-0" / / 86'-8" � 59'-7" 29'-10" j ..,N i i_ r__, ,o ...... 1 _ ____,. [1- . _ g ,x 1 [71m1.- ' ThTI e FLAT 2 y ° FLAT 3A . , _ I Ii FT 1::,,,,::1_ , s ' ,11. P 1 FLAT 3B > ac, Di TO ' , -- O P „ I I I I I I a :.: _ � T>( usx > Ill9C00 o � �TTT l i ii 1f ., I I I I I I® r , L. ...� I , II � ; - I II -Lo e : i TH3T __ cc 10 ® r j . TH 3 TH 3 � i . I ,; _ -"- -_Jj . lb ml . ..j L_ . 1_ . _ 1 -1" j -_,E_I ___[ 1 . _ ii . ,_ , 7171- 111---7-11--)711-11- ___, , _ _ f ---j— L --1 , A'2.± 7.1- wool. - -7: - - - - . - -I ; . ,--- , . J , r- ji ,ff. 1 ,i,.,, . 1 ! . 1 _ _ it _mi iji:._ N 11 j 61'-5" 5'-8" '-6' 51'-3" 7'-1" 56'-1" / SECOND FLOOR SCALE: 3/32" = 1 '-0" 182'-11" REAR PERSPECTIVE VI EW f 93-6' 59'-9" 291-9" / / / NN .r NNI2 WO r l 7 _________ ,,„ r _ __ 1 i — : I v _____T FLAT 3C , L _______® o _ - -� �+TH3 TH3 TH3 _ - - - o � a — QcI ' OD _- �S �;0 \ 1 1 a " \\ " ,°A111 I I 4 1.1 4 4:1.1 I) 11 1 1 1 1 1. o \ 01 I L CO 06 ‘), 4r, , 7-, . . _ msr i ___ 0 ITA, ,.,........0. � , , .704.. Ln 1 - � , I I I I I I f� # �1 . o - g I /- "'"� IIII II I I / A A 10 - F , ,,,, 1 mill iii II II II III , 11-11 \ \ iii- - - /1 /1 I' / 1 I \\ \\ -- I \ I \ II / 1 N 'II \ \ /\ /\ / \ / \ / \ / \\ \ / \ / 11 \ \ I Elli / \ / / °�_ i \ / / \ / \ \I .40. B \ j it it I ' ,,�I -- ,::� I `. �. m L L LA L - - - - N 1-r- Lill Lffil ''_ a N 56'-4" 12'-2" 491IIL3'L J J 11'-1" L L JI 54'-1" KEY PLAN GROUND LEVEL SCALE: 3/32" = 1 '-0" • • .�f1�iDSRTRESIDENTIAL & HOA CLUBHOUSE BHOUSE • • . 53 • DSRT • BLDG TYPE - B Architecture. PALM DESERT CA DANI . LIAN Design. • SURF COMPOSITE PLAN I ASSOCIATES S O C I A T E S p • • Relationships. Scale t►� Job No. 2020-239 • DESERT WAVE VENTURES LLC a r c h t e c t s p l a n n e r s • • • Date 2021-04-06 ELEVATION KEYNOTES 01 08 07 09 0 10 Q 02 co 01 Painted Stucco - DE - Fossil • - Stucco - Wealth 11 TOP OF PARAPET TOP OF PARAPET I J - ` ��I- R ._ �R R PaintedPainted Stucco -- DE DE MetalEcru Fringe L _ 1 l= H _ 7m 0 Painted Stucco DE Play on Gray I - I� 4 - i , 05 Painted Stucco - DE Bison Beige N - N 06 Wood Composite Siding/Ceiling �•!�T y r p - - 07 Standing Seam Metal Roof F Q I FINISH GRADE y Q =INISH GRADE Stacked Rubble - 08 A Vinyl Window and Doors with Low E Glazing Front Elevation Scale: 1/8" = 1 -0 10 Garage Door with Glazing IMII Frameless Glass Railing 06 14 Metal Awning / Trim ® Gray Metal Fascia • iTiii 1 I 1 I1 1 TOP OF PARAPET 01 I 1 . _lioiTOP OF PARAPET 14 Perforated Metal Panel 1 _ I - F.F. 1 ® Collapsible Doors . I e T7 —! e o E 1 I I o tc? _ 1 . PI ti -- F.F. N cN 10 0 08 ` I FINISH GRADE FINISH GRADE Left Elevation Scale: 1 /8" = 1 '-0" Right Elevation Scale: 1 /8" = 1 '-0" 11111111111111111 ® 01 06 ® 08 09 06 ® 02 TOP OF PARAPET II TOP OF PAR t—inilli:4-1 (1 /1 H 6 H T 17 17 n , H .. _. ._. IS / askil. _iiii!iii III—II II I L III r. IT • 11! _ .- , 9:: -I k\ \\, 1,, -- ,!.t ,,,,..7, L9:: !II". - . _ • lilliiii , ,.._ ill , , i _ - \ B *(zi7 , 3:1P 7, N I I I IL -III0 oil III_ I I .- zo I I , — — I 1 j I _ — Li �_y I - - W`y: I 1, 111 r FINISH GRADEI FINISH GRADE n : :'''•- ,- ,4,2-10:\ Rear Elevation Scale: 1 /8" = 1 '-0" Key Plan 11, SURFRESIDENTIAL & HOA CLUBHOUSE DSRT AO .. 54 • DSRT ; BLDG TYPE - B ; Architecture. ; PALM DESERT, CA ELIAN Design. • SURFELEVATIONS I ASSOCIATES Relationships. • ; Scale • t►� Job No. 2020-239 • DESERT WAVE VENTURES, LLC a r c h t e c t s p l a n n e r s • • • Date 2021-04-06 • • ,,,,, „ - • e r • \ or 1 1•f P. , ith4 _ 40, .„7,......______ ____„.„ , 1 J �� • -----______, . . _,/, , , • ki , �� \ftiti‘'...- . ,,, ,..-' 4 ii ' ' ' .'7-, „, , 't ./0 (Th . i r_________ *. \ , • I * ..,.„.. .:„. • ..• . • ,. . ..., .\ • • : ' ''''''.--...‹..fr • ., . / , ---",•'-`.:---; - a- 1 1-4. sp- - / - , , , 4t. , \ . / '., s J' FAO . , :::., ,. a ... ► # , ,,. .. : __ . ,..::','f:'.:11'••::;.1Z:I.:'..r .. _ '. . . '.•...,....;'.'....:•........11:H.'::-.-...-..._'.:1'.'-.'"'IL'17:-::.''''''. ' . • - ' , & • \ 11111 k6' -''S. ,,. ,1%,. . , • .•,, jV . . *-1 .— ----Cif— , . \ • R ;'--;_..____ ek� 5 \- � _ 1111111111111 --J �/ BUILDI G •.\ , . '.. 0 0 n TYPE . ..., ♦ • ' 4 ,rn .\ BUILDING • \ • ,. •TYPE C.... ... 1 ► ,„ � BUILDI G ♦ oe - . . tk ://'--..;,_.. /7 .4 \ . TYPE • __k • . r, A I 0 jr ► • ..------ ' ft) . _ lib Ail. 146 ' . OF lir .�f1�iDSRT RESIDENTIAL & HOA CLUBHOUSE SU RF .• • p T S E STACK FLATS ; DANI ; Architecture. ; PALM DESERT, CA E ; •Design. ; SURFENLARGED SITE PLAN I A S S O A6m0 C I A T E S Relationships. •• Scale '�' • DESERT WAVE VENTURES, L LC • Job No. 2020-239 • architects c h t e c t s planners a n n e r s ; Date 2021-04-Ob STACKED UNIT SUMMARY Unit Type BR/BA Unit Area (sf) Sub-Total Outdoor Area per unit Sub-Total Area w/ (6) Count Count per unit Areas (sf) Deck Area w/deck Decks (sf) FLAT 2 2/2 3 1,470 4,410 101 1,571 4,713 Sub-Total 3 % of Total 6% FLAT 3A 3/2 10 1,425 14,250 62 1,487 14,870 JOIN. Ow °.— FLAT 3B 3/2 3 1,398 4,194 142 1,540 4,620 ,_.._... ....00.---- irs LapEarr . ill ii 1 y ........_ FLAT 3C 3/3 10 1,670 16,700 62 1,732 17,320 _...-diii i ... : . .. • • I . . FLAT 3D 3/2 7 1,637 11,459 42 11,753 . + -"INC44 - - ' . 1I1 . .. .. , i. . TH 3 3 2.5 10 1,970 19,700 127 2,097. 20,970 t p 1 I 41lid - r .11 '+;+ - iitilbt •% ;, Sub-Total 40 telir f : III: '01 011ffil . 14P: IN' I I- % of Total 80% , -allillii:-. ' % ��F' ii k5.00 Wilt .„-...i.r.iili _--III + TH 4 4 3 7 2,275 15,925 227 2,502. 17,514 111111111100Pli • : ii . - 0.i - 11 0. . _ Sub Total 7 . :111 - __ __ __ L0„ 0 '141r . 1- — - , • I % of Total 14% �F�� •�. . - •'' II E ,�I• '- 011 $ IT.-Viii. . j � TOTAL 50 86,638 91,760 ; � r '444$1**4.*1 , . 4 :y = _ • average 1,701 average 1,835 l'iallonIZZIA ,A.'.' Wiiimmitis �,���� RESIDENTIAL & HOA CLUBHOUSE DSRT SURF .• p T S E STACK K F LATSDANIFLIAN i Architecture. : PALM DESERT, CA Design. : SURFSUMMARY : I ASSOCIATES AA, • Scale Relationships. • t►� , Job No. 2020-239 • DESERT WAVE V E N T U RES, LLC architects planners • • Date 2021-04-06 PARAPET TOP OF SLOPED ROOF PARAPET / 124'-1" @ @ 11 11 1 11 1 11 I 11 27-7 1, b: ) � 9-6 � 52-7 � 9-6 y 24-11 / 37-o � ,� � 37-o Ti _ dii r---- ---- 'I _ .� I7-. ..1 _ �■II■■= --- - Irif A - - A r1 Es'.X/1, PARAPET ) ri 0 0 -- � FLAT 3D ! ! FLAT 3D ' ( TH 4 - '' �' TH 4 j J. 1 I bEk _-- - I L fix. .y 77 r r`� r� J------71 I - �Ik � ° O `� Q 1 I ION lr----_ _® / I Il .� of11ry\/ -' �� IN I 1 FLAT ROOF w/MINIMUM p rr=__ -I SLOPE FOR DRAINAGE ! # lid jl PARAPET v ;RAPET PARAPET av PARAPET r1__.)) 4 _ R�, @@ 11 ----4., 37'-6" @ 37'-6" 1 r — u� 37'-3" 37'-3rr j1 DO PARAPET > , i37'-0' PARAPET > - \\\ . r 1 ! - 35'-Orr I I —L ' -'- -'' L \\\ 24'-11" /' 6'/ 651-3" / 6'/ 241-11" T 12 TOP OF SLOPED THIRD FLOOR ROOF PLAN ROOF TYPICAL ROOF SLOPE 2.5 SCALE: 3/32" = l '-0" SCALE: 3/32" = l '-0" 1241-1" / 27'-7" 9'-6" 49'-11" 9'-6" 271-7" / /r )( [_All ■■■■■I IEEE. -_-_-_---4-. - - - - i --a i• 111111111111111 1 ...... ... k-.... _ _______- - ______ . ..,,,,,N, '" .. .,„ 1111111,1111b. 7---A _ii \ ' gl 1" 1111 L, , - 'MHO.' MI , -. O OY O O v .. -° • FLA � FLAT 3A ° =3D - ss N ° FLAT 3A LATJ-- N °11$ :z'l =--- 1 til TH 4 guilt. 1 . _- ... .. .1 7; pitH.., iii. ------- TH 4 kill r : , 7 .:.: : - Fil Irli''' nri., — 1 I I . F. Z.9 L__. 4121111..E1 / PR l'-'': . 1_ L— Will"E.1--- :1-- _iii , i . ..L. L.,, .> ipp .. ....... 1, 1 E i 1 ___1 1 , \ I . ._,.. ...: i__,„1, !, ,._., ... . .. ...... Einni • —1111111ill 1 .11. IT 1 • el I F7 DI ME ,1 El . , , •• — /::',I)(7i, s),/,,, \ �`imm el 11 = Irnr L _ i _,, _ • 111.111111111111 —1•73)11= __J -- - _1 - - - r 7 f - - - - - - - - _ _ _ _ _ _ _ _ _ _. : _. _._ ....... ill 1 111.111111111 III .„ . ____ _----__________7 _I r-- - - / 241-11" '-6" 5'-8" 53'-11" �5'-8" -6" 24'-11" / - - _ __ _ ____ : µ_ R_ SECOND FLOOR __________ ______ _________ -__ = ___ SCALE: 3/32" = l '-0" REAR PERSPECTIVE VI EW / 124'-1" / �' • Bo Joo ___- - -- _ DW SINK NM WO J_ - _ - - - - -.-.- -.-.- - - - 1 ._ . ------_-_ - _--___ 11111 __-__-_,,-____ _ ._._ ._. . .--i?---____ _ _ _ _ Ili. . ill III FLAT 3C ,. .r ..I FLAT 3C ; l I L=_, •I. • I MM. L J s — 11 1 II Um• MOIL 1, Ia L___. i— - ,l o- u 43" _\ /_ "� a r- aC i—i-i - - iiiiVL1- 1 1:1,3 ! IIIq-riz\<J iril ► / IP -, — — ��,,• 411 7 am _ ', •_. lui . 1 il }f) / A;„m • A ..i. .., _i r . _ • _ , , __ ,_9 .,,Idi . ,_ 1 r 4 s,"=_, 111111se \\\ ® ® ‘V. A A __J.: - ___- A A 11 11 111-- ,, _ I\ , i I \1 I 11 ---- I \1 I \1 I \ I 1 A A A A --- / \ I \ 1 1111 _, , 11111 I 1 I 1 II 11 I\ I\ / 1 / 1 _ I \. - 1 1 / \1 / /P / I1 I I1 / 11 / I\ / 1\ / 11 I \\ -!IL ___.. _ + II IF I� � C At i- \ I 1 I 1 I \ I 1 I \ I \ I 1 I 1 J .. - _ 'IMMI ��'• Ilia ``\``\ / 11111 ,I . .. _ I \ I \ I \ I 1 I 1 I 1 I \ I \ - i �- I \ I \ -- I 1 I \ I 1 I 1 - - I \ I 1 _ ' 11I I \I I \1 __ I \\ I \I / \\ / \1 1 \1 / \Irmir_____±..--- � I '. - MI. _ 1i� I ! -� ��IS - ... ``\I 11 I \1 I \1 I \1 / 11 / \1 I 1\ % \1 �1 Lli I ''� INIMINI r ``\ 1`• \1 1 11 I 11 I 11 / 11 / 11 I 1 / 1\ NM�� >�� r - �� - ��\ \\�7-0 I1I \ I \ / 1I1I1 - '" ILI --`- ``\` aoi7 1 mmi I 1 I 1 I 1 I 1 e.®---- N L L L L J r r 1_ I1 FRONT PERSPECTIVE VI EW / 1 L T r1I I 111II A J 1 11 1 I I K E Y PLAN 24-11/ / /12-2 ;I\1 ;/\\ 49-11 / 12-2 / 24-11 f GROUND LEVEL ct Al t• 0 10r)" - 1 r n�� • • • �����• � RESIDENTIAL & HOA CLUBHOUSE BHOUSE • •,...... • DSRT SURF . DSRT BLDG TYPE - CDANI Architecture. PALM DESERT CA � A6m0Design. SURF COMPOSITE PLAN I A S S 0 C I A T E p• Relationships. • Scale t►� Job No. 2020-239 • DESERT WAVE VENTURES, LLC architects planners : • Date 2021-04-06 lliD 06 07 09 10 0 0 01 ELEVATION KEYNOTES TOP OF PARAPET I I 'a 01 Painted Stucco - DE - Fossil "RI Ili [ �� o • - Painted Stucco - DE - Ecru Wealth 1 , "' I °�` `,,,, F.F. Painted Stucco - DE Metal Fringe �� -ili - - r I 0 - Painted Stucco - DE - Play on Gray r . y y M O • 05 Painted Stucco - DE Bison Beige . i - F.F. Q 06 Wood Composite Siding/Ceiling W - — �` - 07 StandingSeam Metal Roof � 0 FINISH GRAD 08 Stacked Rubble Vinyl Window and Doors with Low E Glazing Front Elevation Scale: 1 /8" = 1 -0 10 Garage Door with Glazing Frameless Glass Railing 01 TOP OF PARAPET TOP OF PARAPET iiil I ® n I Metal Awning / Trim C . . h, _, IIMI V ____ — 7— ri, - • Gray Metal Fascia l 1 E 14 Perforated Metal Panel 1 - - ® Collapsible Doors 1 - - 09 = ] ._ M �p J ,_., r TM ,_ . . . „ , 08 I 02 ._. , FINISH GRADE FINISH GRADE Left Elevation Scale: 1/8" = 1 '-0" Right Elevation Scale: 1 /8" = 1 '-0" ® 07 ® e • 09 01 TOP OF PARAPET In. r, F • , . . . . I _. iir _ . =, I I .i_ii . -w-ini _ , I ma iiimmmui _ : ' r im Lim. 14' ] ' 1 (1 l MIDII=MU IMIMIIM IiIiIIM - = - =ICI.�r� ; 1 ISM' p: M ty ._ ii1iiiiiliiiiid = _ I W III II ti II1IIC L�JI_II. C CI M - . CI ICI MI C • •�I ` -I i . IP • f J l -_ FINISH GRADE �- • v� - Rear Elevation Scale: 1 /8" = 1 '-0" Key Plan RESIDENTIAL & HOA CLUBHOUSE�f1�� DSRTSURFAO . • B LDG TYPE - C ; Architecture. ; . 58 DSRT Design. • SURF .• PALM DESERT, CA ELEVATIONSLIAN • ASSOCIATES S O C I A T E S Relationships. ; Scale t►� Job No. 2020-239 • DESERT WAVE VENTURES, LLC architects planners • • Date 2021-04-06 PARAPET PARAPET TOP OF SLOPED ROOF 62'-0" @ @ 2T-7" y 9'-6" y 24'-11" 26'-0" 37' 0" V I --- r ,___ _ ,.., 'll- - 1'11 --T1L n'I•P r L,, ,, .--.. :n• 4FLAT 3D og = __ i 1 TH 4 _ _ — o I daa- J PARAPET > FLAT ROOF w/MINIMUM - @ L:. ��® ® a--'i < O SLOPE FOR DRAINAGE oN 24'-0" l _ III °El: L-- PARAPET il 91 � ® @ _ PARAPET ) PARAPET 37 0 @ .Li-e =1 37'-3" el II PARAPET -3 1 Se 26'-0" i 1 ° t II 1 TOP OF SLOPED / 24'-11" —6'4 5'-8" 261-11" / ROOF T 12 TOP OF SLOPED THIRD FLOOR ROOF PLAN ROOF TYPICAL ROOF SLOPE 2.5 SCALE: 3/32" = l '-0" SCALE: 3/32" = 1 ' 0" 911-10" f 571-5" 91-6" 24'-11'' , ___ iii --- ___________ ______ NN r ',. , , , r•-m MIL 1 II I II Millim r ----? ____ 1 , ,,,„, , v \_ ____ ,'X'g . — Ox Ox I '- �, __ ° N FLA = === FLAT 3A � N _ ______________ _ _ 4.- ---.--�,_` - _I TH 4 ,; c - - - - - _ — _- - _ `� - -_ _ - I v�� v r ----- EN - J�• �J `ate Ti_ l III Lo „ri<11 1 1 1 I I. ' 11P III �. 1; o TH3 ,. 1 jj a :-1- . -� - — — r . �i 1 j°—L . i 11, 1 --,_,1____ _ - - unto-mw - - ---- _ __ _____„. „mu awn . ._ ._ .._ ------ _ , _ __ i_ . _. . it .. .:,. _____. r-] v 7 1 __ ,. _ . ,_ _ . f tiIIFt1UTJ1 --.. , r ._ .., . , . _ -- • - - _ _-__ -_ L , 1 f -51'_3" /-6' 5' 8" 26'-11" / / 351COND FLOOR SCALE: 3/32" = l '-0" REAR PERSPECTIVE VI EW 91'-10" — / - - I ____ ..t. ,,,,,,I,L N . ___.: J ,,_ 10......1111111111111111111.1 —.111111111111111111L '\— it 1. . 1 II �• r 7 _„ FLAT 3C III _ - I TH 3 ox (I 1 ' G ® ; \--III ,=--- = �. �� �� :,_..__i , t IJ F r A ;\ III 1 0 B L 1 ® . 1;7 el A . \ e Ilk 1 11 1 5i Qillit �SIIII�� 1:, ,,/ / \ / \ .. i \ i \ : - 1111___ILL . T ft, - - : : ' . h , \ , \ , \ , \ I 1 I 1 11 I. L L J o I \\ I 11 --- _ .� I L L L l j 5'-6"4 491-3" / 12'-2" / L 241-11" %,\11 / KEY PLAN FRONT PERSPECTIVE VI EW GROUND LEVEL CAI F• /�7" = 1 '-n" ������ RESIDENTIAL & HOA CLUBHOUSE BHOUSE • 59 . DSRT SURF . pRT BLDG TYPE - D Architecture. PALM DESERT CA 46.0 Design. SURF COMPOSITE PLAN I A S S O C I A T E S • Relationships. • • •• Scale • • Job No. 2020-239 •.' ' DESERT WAVE VENTURES LLC architects planners Date 2021-04-06 10 02 07 01 06 ELEVATION KEYNOTES TOP OF PARAPET -7-7 ) mil 01 Painted Stucco - DE - Fossil 0 06 • Painted Stucco - DE - Ecru Wealth o TOP OF PARAPET - Painted Stucco - DE Metal Fringe F.F- � � - El 1 1 0 A Painted Stucco - DE - Play on Gray ti M - O • �, 05 Painted Stucco - DE Bison Beige zo F.F. - N 06 Wood Composite Siding/Ceiling ' 1 - 1-77 iffi 07 Standing Seam Metal Roof 0 FINISH GRADE FINISH GRADE 08 Stacked Rubble Vinyl Window and Doors with Low E Glazing Front Elevation Scale: 1/8" = 1 '-0" 10 Garage Door with Glazing Frameless Glass Railing ® TOP OF PARAPET TOP OF PARAPET Q n Q Metal Awning / Trim ___ _________------_____ Ai - • GrayMetalFascia �M 01 J 14 Perforated Metal Panel 01 L I 1 09 ® Collapsible Doors M 1 -I I M I - ,.. . _, _ _ v 08 J FINISH GRADE . FINISH GRADE Left Elevation Scale: 1 /8" = 1 '-0" Right Elevation Scale: 1/8" = 1 '-0" 06 08 0 07 fi ID TOP OF PARAPET , r -,— , I _ _ I '' '' • . _ ,/_ , , , r �k I Li- 7, i f , ,I ` 'f T11 - - _ \ \ 1 L ,_ _ lI l • - -._ I .Mook FINISH GRADE " Rear Elevation Scale: 1/8" = 1 '-0" Key Plan RESIDENTIAL & HOA CLUBHOUSE BHOUSE 1 • 0, • DSRT SURF • DSRT BLDG TYPE - D • DANI ; AO Architecture. ; 60 PALM DESERT, CA � Design. • LIAN SURFELEVATIONS I ASSOCIATES Relationships. • ; Scale 41k Job No. 2020-239 • DESERT WAVE VENTURES, LLC architects planners • • • Date 2021-04-06 PARAPET TOP OF SLOPED PARAPET TOP OF SLOPED PARAPET @ ROOF @ ROOF @ 26' 0" i 25'-0" 26'-0" V V u V V PARAPET > @ < PARAPET 25'-0" @ 25'-0" % 1 PARAPET > FLAT ROOF w/MINIMUM @ SLOPE FOR DRAINAGE < PARAPET _ "'" _ 25'-0" > @ L • -1% ' -i PARAPET „ _ -� � T 24 0 --_ t';- NNW - PARAPET > 26-0 @ v I !i - . •:-1• - I 26'-6" _ • • PARAPET > — - @ PARAPET - - I : r '� _ -- 24'-0" PARAPET @ - ll IN N ' r .- - r r��. _ , ...• : I .._______--i-- --,.,71-,.::- -1- H 'IT- -.n T . _,._ _ ___ _. . T A 241-0" ,- • , 'HI _ — - -_. - PARAPET - .---______--J--:L-----------L— . © 0 T TOP OF SLOPED " f" ,£ i 25-0 T TOP OF SLOPED ROOF 12 _ _ j ROOF PLAN TYPICAL ROOF SLOPE 2.5Yf•T_ _ {�� ALE' 2 = 1 - - - SC 3/30 _ / 126'-4" -. r N N • 1 -"--------1 I _L , REAR PERSPECTIVE VI EW OIcJ FLAT 2 _� FLAT 3A , i, \N _ �! ii J FLAT 3 B _IN�._ i joc bEk 71 'r \\LIL L-_-_- milNEk . LCD Du N1111 I _ - pN - _ I I I I I L � �b � 7711. rTT�Oill Eli _ M OE I _ I —. } -T "'In 11 to. 1 o0m_ I TH 3 pm 1W I /" y V!0 MNI2 G ' V b , 'I ... I/ 1.,___) ;_ - ii \ IL- — . mum 1 - - - - -- - k i • I ' IMP i 1 L *jr) 1:_r L_, MIMI I . !-: ' Iii _ _ .."1---1 ---\ — A i r I iir. 1I I, , , , .-i:_:-.. _ 01 . --o--A , - - -4,1 -2c--1177, ,,-, , , r --_: __) .. I E_, _ I --,__ _____ , L 0 114 c I r-. 61'-5" 5'-8" '-6" 51'-3" aE I _ �f t / L -- ' I 1 1 SECOND FLOOR _ _ / I- • - - — L;• - _ _ � . SCALE: 3/32" = 1 '-0" �- f - = ~ - 1 _ 'I IP / 123-0 / f ' _ L, L __J • L , N ---J oo : , i - _,,, T�` I 17 FLAT 3C 1 -. .o TH 3 - i_y - e I1 FRONT PERSPECTIVE VI EW c � , - • -, _ iiii \ Lo r-_-___ E____________ " __7:® n r\ 1mottoE F A A i\\ /\ �I i� 1 n n "--- \r 1 \ I 1 \ I \ l \\ — n n I 1 I \ I 1 I \ , 1 \ \ \ \�111 \ \ \\ r---______ i •.----- / \ 1 / 1 I 1 / \ I I \ I 1 / \ l- 1 1 I II l \\ IlI \ II 1\ II 1\ ` , ' 1 fiLl_ � • / \ l \ I 1 L \J L � 1 I I L J L J 1 4 L L J ' 1= -- 4L1-- L J / 56'-4" / 12'-2" fi 54'-911 if KEY PLAN GROUND LEVEL SCALE: 3/32" = l '-0" .�f1�iDSRTRESIDENTIAL & HOA CLUBHOUSE BHOUSE I • 61 DSR_....... T BLDG TYPE — E Architecture. .• DANI PALM DESERT CA � A6m0Design. • LIAN SURF COMPOSITE PLAN I A S S O C I A T E S P • • Relationships. • Scale t►� Job No. 2020-239 • DESERT WAVE VENTU RES, LLC a r c h i t e c t s p l a n n e r s • • • Date 2021-04-06 ELEVATION KEYNOTES 08 07 09 02 ® 02 01 Painted Stucco - DE - Fossil L I TOP OF PARAPET V - Painted Stucco - DE - Ecru Wealth �1 Rlw o H R R Painted Stucco - DE Metal Fringe mr! I • _ g ,, = F.F. A. � L 0 - Painted Stucco - DE - Play on Gray I i o - 7 ICI _ 7 05 Painted Stucco - DE Bison Beige ,, - F.F. F. j: - ,3. -`_'+ �__:-_ r --, s_. _ 06 Wood Composite Siding/Ceiling ! H I 1 o 07 Standing Seam Metal Roof . . - .- - _II I FINISH GRADE 08 Stacked Rubble Vinyl Window and Doors with Low E Glazing Front Elevation Scale: 1 /8" = 1 -0 10 Garage Door with Glazing Frameless Glass Railing 06 Q Metal Awning / Trim ® Gray Metal Fascia • _ , _ ® TOP OF PARAPET\11 TOP OF PARAPET \ 14 Perforated Metal Panel —lir-- 1 i 1 ri A 7 e —J:91 . Collapsible Doors l � _ u?= ,) _. _ . i.-0ti N N 08 L J 10 . , V - FINISH GRADE FINISH GRADE Left Elevation Scale: 1 /8" = 1 '-0" Right Elevation Scale: 1 /8" = 1 '-0" tiMis - • 06 09 01 e08 02 _ Y _ _ _ _ I H TOP OF PARAPET __ " _ R R F = H 1 iiii _, - .. __ 7 mim ,II IIIli I . __ M; CIEMill m IN J CN I _ ii / ' - FINISH GRADE �- .'`- __------ _._3 Rear Elevation Scale: 1 /8" = 1 '-0" Key Plan RESIDENTIAL & HOA CLUBHOUSE�f1�� DSRTSURFAO .. 62 • DSRT BLDG TYPE - E Architecture. PALM DESERT, CA ELIAN Design. • • • SURFELEVATIONS I ASSOCIATES Relationships. • • Scale t►� Job No. 2020-239 • DESERT WAVE VENTURES, LLC architects planners •• • Date 2021-04-06 34'-5" 32'-7" / / / / 12'-6" / 12'-0" / 9'-11" / / 7'-8" / 15'-3" y 9'-8" / \ \ T \ - \ \ \ I. .I 1 � I I I DECK„ri DECK ; , I _, LIVING b —_, 14'-3"x14'-6" o Il " KIT. �° ————_1 C'\17) —CA F----, O c _""""� of \i i I � ��� ��� Il to ., , �I �� 3 1/� �\1 LIVING m �O °) �� I ` L, \ / 33a * \��/ I 1 i. I 1 �3a � I 0 • - -- -------1. \ 11i i�\�\ I� Eo 1 1 I DECK `f' j------1 .1 .741 NI - __�� 1 �oNSTUDY - I I I I �1 I � : t M BR �� Lo 117:LI [0) 01 MBA 11'-6"x13'-0" L j 22-CAR _,_, _ 1I 2GARAGE LK F�ri 21'-0"x22'-0" —" � o oT BR 3 oo _ h o - 10 W.I .cI-) 1 0 BR ij, --_, / MBA BR 0 11'-6"x12'-0" 7„., -- 10'-6"x11'-8" L I I , • R . "-= .1 M . " �V 13-0 x12 6 \ / © © 9'-11" 4'-4" / 20'-8" / 9'-6" / \ \ - —� \ / 34'-5" 5'-8" 26'-11" 32'-7" Flat 2 - Level 1 Flat 2 - Level 2 Flat 3A - Level 1 2BR/2BA 3BR/2BA 1 ,470 sf 1 ,425 sf .�f1�iSURFRESIDENTIAL & HOA CLUBHOUSE BHOUSE. DSRT • Aik0 . 63 pST UNIT PLANS • Architecture. • PALM DESERT CA • Design. • • SURF I LIAN A S S O C I A T E S Relationships. • • • Scale t► Job No. 2020-239 • � DESERT WAVE VENTURES LLC architects planners • Date 2021-04-06 37'-0" 62'-0" 15'-0" 22'-0" 38'-1" 13'-4" 10'-8" PATIO \ \ \ \ \ \ �" 0BR 0_ ,1 1 > (a); ' L � IMBAti o �zb DECK / 11'-0"x 12'-0" ow SINK CD 13'-0"x14'-6" 1 y II _I M BR / - s II \I 1 3'-6"x 12'-6" I - u L ° ¢ rialMi KIT - MBA II II \\ li ill UIII J, co ., m i. O o �! CV O CV — • r �� LIVING DINING vARI il _ _ W.� .0 ___, _______ 1 `IC�r LIVI �Ir , „ N L JL IN q ----'2 M BAB 2 ------ HCI _a c I� . o o � � o1 w.i.0 , CO , E... _ I B R 3 0 0 0 Lo t 12'-3"x 12'-0" -�& 71 �I A 3 .... ..m..........m........__jil 4 \ ) w H,),,\ 0 Q SINK Y DWco o y A A 2 KIT. �3a / \ - / \ / 1 A A / 1 / \ / 1 / 1 4 / 1 / 1 / \ 1 1 —_- / 1 /_... _V K I_ ------ I 1 / 1 / 1 / \ / 1 / 1 / \ -. \ -- - - - o oN / \ / \ / \ / \ / 1 / 1 / \ / 1 - O N / `\ % `\ I / \ / 1 O - \ II 1 \ /I \ I 1 / \ N \ / 1 / 1 BR 3 \ J J / \ / 1 12'-0"x 13'-0" BR 2 L L / \ / \ / \ / \ 2'-C"x11'-6" / \ \ L_ / \ / 1 __J ,L---L---J L---J I \ I \ L J L J I o: 0 L___J L__-1---J L---J 31'-1" 6'-0" 1, 24'-11" 10'-4" 14'-7" 12'-1" 37'-0" / / Flat Flat 3C - Level 1 3B - Level 1 3BR/2BA 3BR/3BA 1 , 395sf 1 , 665sf �f1�i RESIDENTIAL & HOA CLUBHOUSE BHO US E • DSRTSURF 64 Architecture. . pRT UNIT PLANS . ; DANI ; • PALM DESERT CA Design. LIAN SURF I A S S O C I A T E S • Relationships. : Scale t►4 • Job No. 2020-239 • � DESERT WAVE VENTURES LLC a r c h t e c t s p l a n n e r s • • Date 2021-04-06 37'-0" 2'-8" ",, 9'-5 / 15'-3" / 9'-8" W ' 831-6"' ' - , \ \ PATIO1-11 I o Cr)" I DECK BR 2 1 M BAI 11'-0"X12'-0" DW SINK Ell © 13'-0"x 14'-6" / 1111111CHill - = --- n o _i r=== KIT: -- -- -- r © 2-CAR n , ED . r GARAGE M ---- �-. — D� ' LF 0 •41. __ LIVING U , m ° ° IIII N T `� 21' 0"x22' 0" -""" __ n 1- te LIVING DINING . — JDJ 3a N \ \I / D�101 x x -4' �4g \ TO M BA B A 2 ,15 }-- - , u ll _ Lo BA ° BR M BA co o6 \ 1 2'-3"x12'-0" ,,,-- hi--- rJ rimir/: ,/A 3 1 ---- r/ \ / \ _ i- Ii � o/ \ / \ �I '�� 7 ----.-.--- \ BR 3 .I .c / \ / 1 / \ / 1/ , / V / 1 / v N11'-0"X11'-0" i - / \ / 1 / 1 / \ —, -\ / / \ - BR2 © / / , / \ / \ / 1 / \ / 1 - -- 10'-6"x11'-8" l \ I \ I \ I 1 / \ / \ / \ / \ / / / / M BR / , I \ / 1\ / \1 ```J :-I- / 13'-0"x 12'-6" 1 / 1 N I 1 / \ I 1 I \ L J L J / 1 / \ \ / / \ / 1 / \ / \ r \ I \ I 1 1 T L___ L___L___J 1_ _I / \ / \ CC? O J \ \ L J L J F j M = \ \ \ I 4- _1 \ ti r L___J L___L___J L___J 31'-1" 6'-0" 1, 24'-11" l' 31'-5" 93'-6" / /5'-8" 10'-9" 16'-3" 32'-7" Flat 3D - Level 1 Flat 3D - Level 2 Flat 3C - Level 1 3BR/2BA 3BR/3 . 5BA 1 , 637 sf 1 , 665sf . • �f1�i DSRTRESIDENTIAL & HOA CLUBHOUSE BHOUSE • . • .. 65 p � T • UNIT PLANS ; DANI ; Architecture. ; • PALM DESERT CA ELIAN Design. • SURF I A S S 0 C I A T E S : Relationships. ; t, � architects planners • • Scale ► Job N o. 2020-239 • DESERTWAVE VENTURES LLC, Date 2021-04-06 29'-9" 1 T-0" / 12'-9" / / 29'-9" 17'-0" / 12'-9" im il i -PATIO oo DECK 11 / No..EMII \--- �� BR L.; x'� �� ■ 2-6"x 15' 6" w 10 'z o \"/ ' f " ' on '�- K" KIT °� o MBA h' -T.CC SIlL Ir------ LL \/ w jc0,=V x`v LIVING - 1.o • _ N 0_III j / W.I .C i (NIcol II fl PR - 1corIPI 11.-71Niiiiii77. I r 1 IP1111111111r o \I I I I I I I I I I I I I I I - DNI I 11111111111 f L h f h iiiiiiiif h f > 1, • ,-,_. 1111 \1 a� LLLL L L L L L L L L L L L L ILI o) 0 A A / \ / \\ vvv 2-CAR vv �� ��� �� v II ',GARAGE \\ 0 / - ,\ 22'-0"x20'-6"i' \\ riii64- L FT/ \ \ 10'-6"x 12'-6" / \ - -1 _ ___. VE-J_J / \ \ L j7/ / \ / \ / \\ � " 10 / \ / \ co / \ / \ .� / \ / \ IC) L / BR 2 N h 1 1'-8"x1 0'-6" B R Io \ \ \ Ji7.1 - ° 1z=a-- I J \ — \ \ 24'-3" 5'-6" 29'-9" 16'-3" 10'-1" 3'-6" 29'-9" TH 3 - Level 1 TH 3 - Level 2 3BR/2 . 5BA 1 , 970sf • �f1� DSRTSURFRESIDENTIAL & HOA CLUBHOUSE BHOUSE • . • .. 66 pRT ; UNIT PLANS ; Architecture. ; PALM DESERT CA Design. SURF I A S S O C I A T E S Relationships. : • • • Scale t►� Job No. 2020-239 • � DESERT WAVE VENTU RES, LLC architects planners • Date 2021-04-06 27'-7" / / 27'-7" 12'-6" / 15'-1" / / 12'-6" / 15'-1" \ \ _ \ \ \ \ \ \ 1 T i DECK =::: � ;::::= r ,r , DECK �T \ L ---J \ Alli. ( \ a - = MBA / _ UP LIVING F----� o I \/\/ o� m o o `.' f 12' 0"x13' 0" T o cN a. d_wimill- m T X I 1 yM BA ID' ---- * ----- LOFT r ° r<il ,,_ ro '-'- __ cfl cLc, � � I I I Dor ``, o I I .DN o '-' (2-j=- (IIIP � W•I •C STUDY/ LOCK OFF Lo W•I •C M ri B 3 2 m N � i �� ii i�Y 7,1_ Imo'__�IlJ o I _ CV j a © o BR 2 / P BR 3 / / 12'-0"x13'-0" 11'-6"x12'-0'3R 4 CI - — DECK _ zo 11'-6"x 12'-0" T 0 \ \ \ \ \ \ \ 12'-6" 12'-6" �2'-8" / 12'-6" 12'-6" 2'-8" 24'-11" / 27'-7" / 27'-7" TH4 - Levell TH4 - LeveI2 4BR/3BA 2 , 273 sf RESIDENTIAL & HOA CLUBHOUSE 0, : DSRT SURF Architecture.cture. . UNIT PLANS •; •; ;p � T Design. 67 SURF • PALM DESERT, CA I ASSOCIATESA6L0 Relationships. • Scale t►4 Job No. 2020-239 • � DESERT WAVE VENTURES, LLC architects planners • Date 2021-04-06 '• /�® : - r t,svoit /2--lk -.40 r,* • cig) „,,-,: il * /:/:///'' / 4111k,/ V • N n , .7 4. 2,2 .4, • : 111 �i •° �4 �. / lA • .0��e0 -� 1 � , ♦ a o / .• , iciwA. , At 4/ P V• \ \ 1% f•IN* ••______________._.--------- -. *, .: c ' • * \ A - *. . 6 ).'.424 ,) *44* ‘ , II / \ off •, ci� M ���ao,I _ T ,.. z . \ ../.,„----1-<‘,- 1‘%0P i0.4\ N_, .. \./ * • . ,,,,, ,,,,,,.< o o • vr".\ \ \ , ..i.‘ . - / °.''''• • N 10,• • " • f t4-4'. # ' 40 . . ./ 7)6h iVi4:.° 7)::\::**,:z '\''' P /: /. ' \. I41) • 0/ '‘,/ C ./ ' / •. . we. . .., 4, ' °1 .. ' t % .4 .4. .0 4• • • 7 I akArt r, ,. fi4 • A .. . .. . _ % A,. wig Q i'l.;.,,6",,1. 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Ft. f..,„ _ -\ .\ ...Ns, ,, 7-___4_ . , . y ♦iipiaN. 3 • - _ _ iiiirolb 1411./ ilikfr - pti..: I. ,tv- „. • . ,, i, . ,..r /1 .4 atitr4,id A laillr - • ..+. *, . ;ll 11 u�.r- _1 .. .. , , . ., , .... 2 1 0 O t - / O 1 'll ,,- ♦`i• ,hz ft/,., ' it #11 �� •111-11 4 12 / { ,, o • •4044 Z- : 7144 •1\ \I\ _ ... ,, , , , , ._ „....... , , , 1 .. , . . ,.., , _ .. , ,., ....,_ ....., . ... �P�i• DSRT SURF RESIDENTIAL & HOA CLUBHOUSE • • • VILLA ENLARGED SITE PLAN • •DANI 46m0A68 p RT Design.PALM DESERT CA • ISURF ASSOCIATESRelationships. • • Scale t►4 Job No. 2020-239 • DESERT WAVE VENTURES, LLC a r c h t e c t s planners • • • Date 2021-04-06 1 1 • i I i _,.... ••.,• irlin7-R: 7 - 'it - .! •,. r i 1.��1 I • , .. If i in I mini • M .IMIt i- IMIMMILid... ' LI I I LI ~ �� + � i�! �����'! 1.i.;:•.,# .� .• _ ---•- r -�+ ' ' �1 li I r 1 1 _ - �, ��t P �� rS , a ; - '� I V IV _'+ r,7} iI_ �� ! _ 11i,yiI7, iff i 1 i r �. -a s.� 1 r�1111 � ' i t i l� -t �t i1 ■L1. 1 11� - — •_ , - - � fFli „ Ti1 'WWII. _ I U i�r fir 1 1. � in - #1 •,ice , *+� -to-F-i R 1� Y1*�4 IL 1a 1 f tillL� . _- .•..�,11 rori �a1�t W ii . - I F _ _ '11/1#0� E IS i . --- • i.i %Olin-I i I! mil .i meg •-__...., ----------- _ _ _ _ ,. .w --------- .-----.77--- -.- ._ --_- • - ...Li. .7 II i'i I ilaZ •- 4 -- _'� las /I!Ir / r- .i • ....... _•. ______ _ _ __ _ 1- 1 121* ---- ' - _ -- ____ ____ — - - --_ 11* !"1116 - IPPIPW'- - 111.1. 7.• 114 1-.' iiii up ill ej,., . Imminnammr- Avid! a man rw Imp . . _ _ _ _ _ _____ - ...• . r lip r: illillinipre... .#:.1 1 44 i .1..........__ •........ ..._ gillallialiMO- - ilt Iil i }. -• #114 I r 4 I r imin "I . . .u. i I . - roc ii I I - II Ill num .:._.; . .. _ -.z LI ! it P.4.5.i i • •4IP-4211.611111111101fr . UM MI NM MI= IIME miliimilim i' v " - IIMMIllayain MIIMMISMI - - -- - - 1711%.111p4:- AdillIPPIW - - . __ - - - - 4 ._ .- .. z ti z _. +•_ .. .. _.:_ - __ - _ - -- - •- • - - . . . -. -- SFD SUMMARY SFD NOTES Area per Sub-Total SFD Type Sub-Total Outdoor unit Area w/ Lock-off Lock-off count (3) BR/BA Count Count Area (sf) Area (sf) Deck Area w/deck Decks (sf) Option (options) Lot Width Lot Depth Optional Features Backyard Cabana, 1 4/4 12 2,352 28,224 261 2,631 31,356 YES 12 31' 70'-75' Roof Deck Backyard Cabana, 2 4/4 9 2,462 22,203 313 2,708 25,020 YES 9 31' 70'-99' Roof Deck 3 4/4 12 2,622 31,464 323 2,839 35,340 NO 0 40' 65' TOTAL 33 81,891 91,716 TOTAL 21 I — • �ti RESIDENTIAL & HOA CLUBHOUSE 69 DAN .;:� DSRT SURF0 ire.� VILLAS SUMMARY ; ;pSRT E Design. SURF • PALM DESERT, CA I ASSOCIATES Architectu •• Scale • . . • Job No. 2020-239. DESERTWAVE VENTURES LLC architects planners ; Date 2021-04-06 , I -1 A l 1 -V III 1 I 1 I' 1 1 1 1 26'-0" DNI 1 1 1 1 1 1 1 1 1 1 1 1 1 / 18O f )1 I I I I I I I 1 <f f f 19'-1" 6'-11" 26'-0" 1 I 1 I I 1 I 1 1 I 1 I II 1 / / II 1 1 Vo - oe- \ �� j_ 1 r = i= \ \ � LOFT I II I `o �--\ `o I 1 DECK BELOW I `�' INItL DECK \ \ 1 1 r _ IFS �� '�� — ` D I �a �a f l ___ II___ M _., w.i .c �/ W�D\y �1 O I I II __ _ _ _ - STACKED I I II --- ROOF DECK1 / I, 1 I18�DN - OO C , III h---J L--- -- ® I MBR MB • 0 G T. RM 1 m 25' 1"x 14' 9" __ Li ---- < PARAPET @ 12'-0"x13'-2" W III J n n M BR2 EDGE OF TRELLIS _ 27'_6" W.I .C I� �I 13' 4"xl1 ' MBA ofl - CO i I _-_--- P . = _© II A ---- I 11 r T O 1 II II n n , -- © =I' \ ril ;-,i- - -- ( PARAPET @ - i - -/1 t- \_ - OE Ibi- DECK1�! i SINK DW • A 3r—MA X 1 '60° _\_ q B R 3 KIT. g ----1 3CNVb PANTRY ,° 11 ' 1"xl l' 0" Z - T ,' I I I ! I I I \ --- I 11 --- SECOND FLOOR DNi 1 1 1 1 1 1 1 DNI I I I I ICI 1 1 I 1 1 Di ��. ,, 1 1 1 1 1 1 1 1 1 I 16 F f f f 1 1 1 1 1 I� 1 18 >I I to o f <p 'o ;;\\ ,/ / Iiiiiiiiiii 11I Co 9 L FL L L h 1 1 I 1 1 1 ---- -o o 1 I I -' [ I 1 ' -- c� - eir 1 II I--- I U Ul_ "9 I �� 1 1 'I I 1 '� I f l ' f F f L FT o . BR 4 DI `.I\ /�- 1 11111 : I \ [ B A 1 1 '-R 10'-9" ? ____ , © W.I .0 I� - ---- h \ \ , _ a ROOF o � l 1( __ BR II - < PARAPET @ z '-- CO g31 1'-0"x 10'-7" A l 24'_6" CD �� o o 2-CAR 'z © M BR2 \ GARM M BA�---- - �, 13' 4"x1 1' 6" of cv I w '? 0 cNi 2-CAR ---- CD ' GARAGE uI � ` DECK BELOW o 1 DECK I E, h J _ J \ \ \ I- \ \ - \ \ / 21'-0" / 5'-0" / / 21'-0" 1, 5-0" / / 26'-0" / / 26'-0" / - II -11- UP 18�-- FIRST FLOOR ROOF PLAN SECOND FLOOR FIRST FLOOR SCALE: 3/ 16" = 1 '-0" SCALE: 3/ 16" = 1 '-0" FIRST FLOOR 1078. 12 sf LOCK OFF OPTION SCALE: 3/ 1 6" = '-o" SECOND FLOOR 1274.48 sf SCALE: 3/ 16" = 1 '-0" TOTAL LIVING 2352.50 sf GARAGE 446.62 sf DECK 1 128.83 sf DECK 2 105.00sf ROOF DECK 698.20 sf ROOF STAIR 93.85 sf ����� RESIDENTIAL & HOA CLUBHOUSE BHOUSE • DSRT SURF 46,20 . 70 DSRT • VILLA 1 ; DAN IELIAN ; Architecture. ; PALM DESERT, CA Design. • SURF •FLOOR PLANS I A S S o C I A T E s ; • Scale • Relationships. • viomorr DESERT WAVE VENTURES, •4BED/4BATH : architects planners :• ; • • • Job No. 2020-239 • Date 2021-04-06 ELEVATION KEYNOTES 01 07 03 ® 02 01 Painted Stucco - DE - Fossil OVERALL HEIGHT ITV 11= - w-11102 Painted Stucco - DE - Ecru Wealth • I - e - 03 Painted Stucco - DE Metal Fringe n _ _J. 1 — = 04 Painted Stucco - DE - Play on Gray • 005 Painted Stucco - DE Bison Beige _T 11=1101L _________--- ..„,______„L___ 06 Wood Composite Siding/Ceiling 07 Standing Seam Metal Roof 08 Stacked Rubble Right Elevation Scale: 1/8" = 1 '-0" 09 Vinyl Window and Doors with Low E Glazing 10 Garage Door with Glazing 0 . Frameless Glass Railing ® 09 _ Metal Awning g / Trim OVERALL HEIGHT v OVERALL HEIGHT _ � ' _ - MI ® Gray Metal Fascia aqZ adz T.O.P. IIIant 14 Perforated Metal Panel �'�— .1Wa F.F. - ~-~ ________,_ '� I IIt - 00 El ID Collapsable Exterior Doors E0 z9 —11rommi fi � N N T.O.P II Er) 1 0 FI .F. IN �� E? LJ __„______ NOTE: Refer to sheet 73 for the enhanced side elevations T.O.C. 1 F. that occur at the end conditions. r Front Elevation Scale: 1/8" = 1 '-0" Back Elevation Scale: 1/8" = 1 '-0" IFt 06 OVERALL HEIGHT OVERALL HEIGHT [L = l OVERALL HEIGHT 1. 1111111111111. . 0 DO ■ ■ ■ . . . ■ ■ ■ • ■ ■ —. . . - CO ■ ■ ■ (9 Cfl fi I• N N N K iii 0 ■ ■ ■_ ■ ■ ■ : ■ ■ - 3■ ■ ■ ■ ■ y a■ ■ Left Elevation Scale: 1/8" = 1 '-0" Front Elevation - Lock Off Option Right Elevation - Lock Off Option RESIDENTIAL & HOA CLUBHOUSE 4.., . DSRT SURF .DANI LLIAN Archecture.PALM DESERT CA Design. • SURF ELEVATION A I A S S O C I A T E S Relationships. • • Scale .�. i DESERT WAVE VENTURES, L LC • Job No. 2020-239 a r c h t e c t s p l a n n e r s ; Date 2021-04-06 ® 01 0 03 09 ® ELEVATION KEYNOTES OVERALL HEIGHT 1.____774, 01 Painted Stucco - DE - Fossil iit!s•---,--•mm.21!...„......„. - :II I- 02 Painted Stucco - DE - Ecru Wealth l i� l i e n i _ 03 Painted Stucco - DE Metal Fringe • - ' co 1 ] 1 — 04 Painted Stucco - DE - Play on Gray ■ ■ ■ _ _ ,,do 05 Painted Stucco - DE Bison Beige 06 Wood Composite Siding/Ceiling 1J■ ■ Mr 07 Standing Seam Metal Roof ELAM[Amu 08 Stacked Rubble Right Elevation Scale: 1/8" = 1 -0 IN 09 Vinyl Window and Doors with Low E Glazing 10 Garage Door with Glazing . 0 07 ® Frameless Glass Railing OVERALL HEIGHT OVERALL HEIGHT 'IiiM 1 j ® Metal Awning / Trim „_ 7117 II.E . _d --" Eo . Gray Metal Fascia - T.O.P.\ r- l~ - 14 Perforated Metal Panel it u F.F. - l 06 irf '11! : - 1 -. ---4 [ " . ' ® Collapsable Exterior Doors • M' I . EN i 11 10L - ' - F.F. _ �� 11I iil %%,,_,, Til 1 NOTE. , u LL___ , I ,_ _____ _____ __,___ 11_, -- ,„ Refer to sheet 73 for the enhanced side elevations r T.O.C. °O \, F.G %%i , that occur at the end conditions. YxIk Front Elevation Scale: 1 /8" = 1 '-0" Back Elevation Scale: 1/8" = 1 '-0" �—� OVERALL HEIGHT - OVERALL HEIGHT OVERALL HEIGHT / I A I .91 I M I r r'--- 06L ! ! ! ( /A [L D D L_ D • I : : : El .E? . ■ ■ ■ ■ .-, . . . o-, . — - o coEN ■ ■ ■ M co m. 1 . 1 ■ L - - • . . . FF--l4 ■ ■ ■ ■ ■ ■ ■ ■ _ o 1 ■ ■ 1 ■ ■ i l l Left Elevation Scale: 1 /8" = 1 '-0" Front Elevation - Lock Off Option Right Elevation - Lock Off Option RESIDENTIAL & HOA CLU BHOUSE 1 4.., . DSRT SURF . 72 DSRT ; VILLA 1DAN ; Architecture. ; PALM DESERT, CA IELIAN Design. • SURFELEVATION A I A S S O C I A T E S Relationships. • • • • Scale 41D4/ DESERT WAVE VENTURES,N T U R ES, LLC W/ ROOF DECK architects p l a n n e r s Job No. 2020-239 i • Date 2021-04-06 ELEVATION KEYNOTES 08 01 09 04 Alp 05 - DE - Stucco 02 Painted Stucco - DE - Ecru Wealth OVERALL HEIGHT -12-14 N • 03Ol• PaintedPainted Stucco - DE MetalFossil Fringe l 1' 04 Painted Stucco - DE - Play on Gray i 0 05 Painted Stucco - DE Bison Beige �: N r _ i rr . leI ' 0- I I. 06 Wood Composite Siding/Ceiling �� , , , 07 Standing Seam Metal Roof . . tiL 08 Stacked Rubble ; I 4 09 Vinyl Window and Doors with Low E Glazing Right Elevation Scale: 1/8" = 11-0�� - 10 Garage Door with Glazing .1 .- ,_____ . , . Frameless Glass Railing e 0 07 �_ [ 4 - Q Metal Awning / Trim t 0, 1100 ® Gray Metal Fascia OVERALL HEIGHT OVERALL HEIGHT 14 Perforated Metal Panel T.O.P. �-� - • 1III Collapsable Exterior Doors 1 = 08 . • F.F. LJLJLJo 0 Zo NOTE: . T.O.PN N + N 10 • • 1 Refer to sheet 73 for the enhanced side elevations 1 that occur at the end conditions. • • r n—r — F N _, Front Elevation Scale: 1 /8" = 1 '-0" Back Elevation Scale: 1 /8" = 1 '-0" OVERALL HEIGHT A- i qIIIIIIPIM1P 1 1= = i_ _____ F limpr DODO 1117 0 ti -4 Jim----_ •_ r -- - =� ; -- , 1 i - ,L ___.-._,:, . ,,, . i. ,,. 11 r: r 0 • In 0 0 , . , _. 1 N • ------------ • -Y 1 Aw Left Elevation Scale: 1/8" = 1 '-0" RESIDENTIAL & HOA CLUBHOUSE BHOUSE 1 4. • DSRT SU RF • 73 p T VILLA 1 • ; Architecture. ; • PALM DESERT, CA E • Design. • \SURF ; ELEVATION EVAT I O N B ; I A S S O C I A T E S ; �46 , p ' • Scale Relationships. • t►� • , Job No. 2020-239 • DESERT WAVE VENTU RES, LLC architects planners : • • Date 2021-04-06 ELEVATION KEYNOTES 08 01 09 04 i7 07 05 OVERALL HEIGHT 01 Painted Stucco - DE - Fossil lir. 02 Painted Stucco - DE - Ecru Wealth Pilial7 +=� w 03 Painted Stucco - DE Metal Fringe illiiiiilliMil • ______, n__J rnI 04 Painted Stucco - DE - Play on Gray 4, - err dill ch �11fr "' 1 M Jim _ 05 Painted Stucco - DE Bison Beige r 06 Wood Composite Siding/Ceiling - . . . ■ . . - ii - I 07 Standing Seam Metal Roof : 5.- : RII F i 08 Stacked Rubble Right Elevation Scale: 1/8" = 1 '-0" 09 Vinyl Window and Doors with Low E Glazing g _ , 1-------L—T 10 Garage Door with Glazing _____:___________.__ . Frameless Glass Railing OVERALL HEIGHT OVERALL HEIGHT111- J ® Meta I Awning / m 4 '141111111111.2tropei Gray Metal FasciaTri F.F. III°lli°llIll.rr15 \ 14 Perforated Metal Panel T.O.P. 1 r ® Collapsable Exterior Doors I _ --� a, BMI M MI M • 08 � -. F.F. T NOTE: \ { 1 • 1 10 I Refer to sheet 73 for the enhanced side elevations - that occur at the end conditions. _ T.O.C. . - -- , • r [!_ - `T F G \ i' 1 r , Front Elevation Scale: 1 /8" = 1 '-0" Back Elevation Scale: 1/8" = 1 '-0" .,_:____ • all 0 07 . —IA _ . ______D----------- --------- I OVERALL HEIGHT, ill.P.111114 1 7 D I ___.___ ___„________d_i_____________ _ ......„ li-ii - DODO DODO Iiirill11111111W , zo M , _ . C_ __iu . • . , . ,• iftTJ:77T'Y jiiimi-- __ _ _ . .. _, , . , ic ,,,, , ir '.--- ,L _ .: ''' -' ' ' 0 a In 0 0 , _ 1 N • . . ' . • i___________ __„___ , . ,_, _ ___ . , , , .. k [-jj-------QE 1 ' ' ''-,::17-4: : f In::1711'ffi - ------------------- titiFij ,, [i=i1---, . _ AAP* i--., -- ---, -- --, -- --- - -- or Left Elevation Scale: 1/8" = 1 '-0" -- . .. RESIDENTIAL & HOA CLUBHOUSE • •• DSRT SURF • DSRT VILLA 1 •; DAN I ; Architecture. ; 74 • PALM DESERT, CA � A6Design. • LIAN \suRF ; ELEVATION O N B ; I A S S O C I A T E S ; �, p ' • Scale Relationships. • •• DESERT WAVE VENTURES, LLC W/ ROOF DECK architects planners • ; Job No. 2020-239 • • Date 2021-04-06 26'-0" / / 26'-4" �� \ --1- 1-, �� \ I - \ \ OPTIONAL EXTERIOR I I I OPTIONAL ROOF I I c9 ROOF DECK ACCESS i Ija DECK ACCESS I I `n 1 co oo __ I = �s=�===_12 1, DECK BELOW •■ ---,� � � � � DECK � - 1il mil O I ' - I I - ' . ' - I / O : EDGE OF TRELLIS II II III M B R r III Llv �. I ' --- _ _ r t---- 1 L 12'-0"x 12'-6" - -K • ROOF DECK < GUARDRAIL 12'-1 ' x ' -'" M B R ON PARAPET III _ I CD j 12-Ox1 - G RT, R71 ' �I ___It t _� 25-1 x15-1Ill 1 I I( ---- II Ji .I .0 I II : ---- - ROOF DECK III III Icrd I I I� W r V .I.0 1 I - ACCESS OPTIONAL � I i i y_ — — ROOF DECK III \ _ ci6 ---A 1 z acoES�� MBA _ \ —J --- \ L d- 111-7 -__ PARAPET - -- - --- III M BA -- - @26'-lO" > - ---- co ____ I----- K W r M___ / f \ Mg Lill O ' \ II r ' I \ / \ $ \a__, c9= I -" I (9= A , \ zs? i 1 \ co io i a, co co co T i I \ �° 0 I DO BA - _ KIT. � � � � d3a BR 3 `� o III : PANTRY ——— F 1 < PARAPET `� 10'-6"x10'-10" @ 26'-6" L I I. / BR 4 �- BA © 12"-9"x10'-10"/ BR 4 III I,a/ II\\M/ I IX11X T 12"-9"x10'-10" S&P �' \� �' \� / .wig \ —aAI\M71 � � ROOF I I - �LEJLEJ O® @25'-6" > W.I . j T 1 I I < PARAPET . I = @ 25'-6" : R2 2-CA ' I 11'-9" 15'-0" � r , - o ri GAR • • 2-CA ' Iml\ - N GARPARAPET @ 24'-6" 101 MBA R Q \4 ,I 10 I \ DECK BELOW DECK 1 _ I o I ZSD I , , - _ L i ROOF PLAN SECOND FLOOR FIRST FLOOR FIRST FLOOR FIRST FLOOR 1122.17 sf SCALE: 3/ 1 6" = 1 '-0" SCALE: 3/ 1 6" = 1 '-0" SCALE: 3/ 1 6" = 1 '-0" SEOND FLOOR 1340.62 sf LOCK OFF OPTION TOTAL 2462.79 sf SCALE: 3/ 1 6" = 1 '-0" GARAGE 423.50 sf DECK 1 205.60 sf DECK 2 67.37 sf ROOF DECK 518.36 sf ROOF STAIRS 167.96 sf ��� RESIDENTIAL & HOA CLUBHOUSE BHOUSE : DSRT SURF . 75 DSRT VILLA 2DAN IELIAN Architecture. PALM DESERT, CA Design. • • SURFFLOOR PLANS I A S S O C I A T E S Relationships. • • Am° • Scale DESERT WAVE VENTURES LLC 4BED/4BATH • architects planners • • Job No. 2020-239 20• i Date 21 04 06 02 09 01 007 06 ELEVATION KEYNOTES OVERALL HEIGHT 01 Painted Stucco - DE - Fossil 02 Painted Stucco - DE - Ecru Wealth 0 _ 03 Painted Stucco DE Metal Fringe - 04 Painted Stucco -- DE - Play on Gray —16111 • 05 Painted Stucco - DE Bison Beige !II:liti 06 Wood Composite Siding/Ceiling i I i aMT rrr i 1 07 Standing Seam Metal Roof 08 Stacked Rubble 4 Left Elevation Scale: 1/8" = 1 '-0" 09 Vinyl Window and Doors with Low E Glazing 10 Garage Door with Glazing 06 09 497IIII 15 09 _fl Frameless Glass Railing OVERALL HEIGHT OVERALL HEIGHT MetalAwning / Trim* i 4114 Gray Metal Fascia F.F. _ T.O.P. �`____ _ Perforated Metal Panel • o T—T _ ® Collapsable Exterior Doors _ 17 I _ . 7 F,) o F.F. \ N N 1 0 - T.O.P.\ : 111 , I NOTE: r - • w Refer to sheet 73 for the enhanced side elevations W T.o.c. that occur at the end conditions. Front Elevation Scale: 1/8" = 1 '-0" Back Elevation Scale: 1 /8" = 1 '-0" • 05 OVERALL HEIGHT ig ='=='= i 1 1 4, 1.1.2 . _. - . - - -E1 0111P T ... IN 1, _ 4, N _.: L ----------______ ____L:- ______ _ Ai._ _______Iiivor...„--------' Right Elevation Scale: 1/8" = 1 '-0" 0, SURFRESIDENTIAL & HOA CLUBHOUSE DSRT . 76 p T VILLA 2 ; Architecture. ; PALM DESERT, CAELIAN Design. • SURFELEVATIONA I ASSOCIATES A61,0 P • • Relationshi s ; Scale t► • DESERT WAVE VENTURES, LLC architects planners Job No. 2020-239� • Date 2021-04-06 07 02 ELEVATION KEYNOTES OVERALL HEIGHT I :Tr- --1 -- _-4 01 06 01 Painted Stucco - DE - Fossil •- 02 Painted Stucco - DE - Ecru Wealth 111] ] • 03 Painted Stucco - DE Metal Fringe t„. • 79117;:0,4 04 Painted Stucco - DE - Play on Gray _ _ 05 Painted Stucco - DE Bison Beige ii.t 06 Wood Composite Siding/Ceiling HLIi1 . , 07 Standing Seam Metal Roof lPIIIl" 08 Stacked Rubble Left Elevation Scale: 1/8" = 1 -0 �- - — I1 U �j� i III 09 Vinyl Window and Doors with Low E Glazing 10 Garage Door with Glazing rnr,, ® Ol hi III _ vr Frameless Glass Railing OVERALL HEIGHT . al . OVERALL HEIGHT IIIPk !' iiillir '� Imir - v i �� Metal Awning Trim e g / ., . T, ® Gray Metal Fascia F.F. u T.O.P.y II I iplial i-i-if ril IMF14 Perforated Metal Panel .....l i 1 • ® Collapsable Exterior Doors o - M F.F. 10 - T.O.P.Z � 09 —. W NOTE: r - • I • w Refer to sheet 73 for the enhanced side elevations T.O.C. i, 1 l that occur at the end conditions. Front Elevation Scale: 1 /8" = 11-0" Back Elevation Scale: 1 /8" = 1 '-0" Mir- in p I 09 en OVERALL HEIGHT t_ L 2 _ 7 t ------------------- _________ _11 I -----T ------- == _ - - ,,,1,4 05 °° rf o M Li][:]L -- _L._ Right Elevation Scale: 1/8" = 1 '-0" 0, DSRTRESIDENTIAL & HOA CLUBHOUSE. -. ./ • . 77 p T VILLA 2DAN I i Architecture. PALM DESERT, CA � A6m0Design. : SURFELEVATIONA I • ASSOCIATES P • • Relationships. ; Scale 04 i DESERT WAVE VENTURES, LLC W/ ROOF DECK architects planners ; Job No. 2020-239 . Date 2021-04-06 01 09 04 07 03 ELEVATION KEYNOTES OVERALL HEIGHT - 01 Painted Stucco - DE - Fossil 111111 02 Painted Stucco - DE - Ecru Wealth E([ �` D 0 • 4i- 03 Painted Stucco - DE Metal Fringe 04 Painted Stucco - DE - Play on Gray N -41111114 05 Painted Stucco - DE Bison Beige 06 Wood Composite Siding/Ceiling I i -w- 07 Standing Seam Metal Roof . I III WI_ _ _ 08 Stacked Rubble Left Elevation Scale: 1/8" = 1 -0 09 Vinyl Window and Doors with Low E Glazing 1 11 I Irmo.. 10 Garage Door with Glazing ® m 03 ® 09 04 Ii , . Frameless Glass Railing OVERALL HEIGHT Q Metal Awning / Trim OVERALL HEIGHT1141444■414 ,� AN I, "la ® Gray Metal Fascia F.F. _ �f 14 Perforated Metal Panel T.O.P. 1 - n - . , ® Collapsable Exterior Doors U - - • F.F. F.0 N 10 T.O.P.\ N — NOTE: • Refer to sheet 73 for the enhanced side elevations T.O.C. that occur at the end conditions. Front Elevation Scale: 1/8" = 1 '-0" Back Elevation Scale: 1/8" = 1 '-0" 41 [' • . 06 09 04 OVERALL HEIGHT r L ��, • r 06 , � Zo I I 11 • _Imiiiiti,w milIM Right Elevation Scale: 1/8" = 1 '-0" 0, SURFRESIDENTIAL & HOA CLUBHOUSE DSRT . 78 p T VILLA 2DAN I ; Architecture. ; PALM DESERT, CAELIAN A6m0Design. • SURFELEVATIONB I ASSOCIATES Relationships. • ; Scale 4.. Job No. 2020-239 • i DESERT WAVE VENTURES, LLC a r c h i t e c t s p l a n n e r s • Date 2021-04-06 04 ELEVATION KEYNOTES OVERALL HEIGHT 01 03 01 Painted Stucco - DE - Fossil 02 Painted Stucco - DE - Ecru Wealth li DODO if,'" • II o 03 Painted Stucco - DE Metal Fringe M -iiipmpum M • 04 Painted Stucco - DE - Play on Gray 05 Painted Stucco - DE Bison Beige 06 Wood Composite Siding/Ceiling W______IN _, 07 Standing Seam Metal Roof 08 Stacked Rubble Left Elevation Scale: 1/8" = 1 -0i , _ Jar - ---711m 09 Vinyl Window and Doors with Low E Glazing • 071111 alM1M111t 1, 11 , _ 10 Garage Door with Glazing OVERALL HEIGHT Frameless Glass Railing - lielMin _______________,OVERALL HEIGHT I I 1 o ® Metal Awning / Trim I F.F. Gray Metal Fascia T.O.P II - _ fena... 14 Perforated Metal Panel Z.66... ED M 09 1 Collapsable Exterior Doors i M _ F.F. 10 T.o.� � 1m y- I r = NOTE: ._ 1T.O.C. Refer to sheet 73 for the enhanced side elevations that occur at the end conditions. Front Elevation Scale: 1/8" = 1 '-0" Back Elevation Scale: 1/8" = 1 '-0" . -------_ ---„==-1--1-— ii 1..... --- • I. OVERALL HEIGHT �i`�I Di mi ,, 06 - L. 11 - 1 iii, ., _______ ____ _ , , r.-- - LIII " , II iti T o �__ II ._bi I _ 1 cy, 1 I i ipt. _Iwo .,„. _ 1 1 _ __ Right Elevation Scale: 1/8" = 1 '-0" t A .. DSRT SURF RESIDENTIAL & HOA CLUBHOUSE U BHO U SE VILLA 2 • Architecture. .• DAN I LIAN i\SURF > PALM DESERT, CA ELEVATION B I : Relationships. ••; ; hA-0 • Scalei DESERT WAVE VENTURES, LLC architects planners Job No. 2020-239• Date 2021-04-06 341-6" 7'-3" / 27-3" / / 34'-0" / / 15'-3" 18'-9" / I \ `-\ \ 0 — �—_ - �D - I] . -- -- -- \ \ \ DECK BELOW DECK BELOW - — 0 o DECK d7 I Tiir \ \ i ---/i L, ,, ,, ,„, r0 1 / � 'y z I i� ., �� W.� .0 SINK DW GUARDRAIL PARAPETI> f T I / KIT. d3a B R 3 PANTRY @ 1 n M �. R L I a i 12"-2" 14'-10" . � L �► � I DECK BA 3 �� ��� I F r- I . . M I BR 4 20"-3"x15-9" .., r PARAPET 12"-6"x11'-2" 1 M L ROOF kMBA - I 1 ---- - 'm N r "' I 0 I4 ® I _ LOFT BA A 1 _�_ - ----may �� �� ---- ---- I 1 g o %\iu V-4 PA ___H RAPET PARAPET ? a � 'J o -+ - w.i.c< @ < @ 25'-0" ----- 25'-0" ---- ---- PARAPET t0f T ROOF ---- $ ----$ $ : @ UHI 24'- 0. M BR2 --- _. — IIM B 12"-1"x12'-0" - Iiii— — / - GAR2—CAAG I J O T II I I \ I n H i \ 1 6 1 -1 \_ o DECK BELOW 1 DECK BELOW ; DECK —; I-L —; 7,1- \ L \�. \ I \ \ 22'-4" 12'_0 / 'I / 21'-511 41_21' 81-91' 34'-4 / / / / " / / 341-4" / ROOF DECK OPTION ROOF PLAN SECOND FLOOR FIRST FLOOR SCALE: 3/ 16" = 1 '-0" SCALE: 3/ 16" = 1 '-0" SCALE: 3/ 1 6" = 1 '-0" SCALE: 3/ 1 6" = 1 '-0" GARAGE 445. 11 sf DECK 1 204.00 sf DECK 2 91 .65 sf ��� RESIDENTIAL & HOA CLUBHOUSE BHOUSE : DSRT SURFAm ,) . 80 DSRT VILLA 3DAN IELIAN ; Architecture. ; PALM DESERT, CA ;• ; Design. ; SURFFLOOR PLANS I A S S O C I A T E S Relationships. • Scale DESERT WAVE VENTURES LLC 4BED/4BATH : architects planners :• : Job No. 2020-239 i Date 2021 04 06 AD 04 09 01 0 ELEVATION KEYNOTES OVERALL HEIGHT 01 Painted Stucco - DE - Fossil 02 Painted Stucco - DE - Ecru Wealth LE • 03 Painted Stucco - DE Metal Fringe • to N i i 04 Painted Stucco - DE - Play on Gray 05 Painted Stucco - DE Bison Beige inalni--------- _. 06 Wood Composite Siding/Ceiling r. 07 Standing Seam Metal Roof Left Elevation Scale: 1 /8" = 1 '-0" 08 Stacked Rubble 1] 09 Vinyl Window and Doors with Low E Glazing -- - 10 Garage Door with Glazing 1 MI • 10 04 AD 08 ---® Alti 04 � - •� Frameless Glass Railing OVERALL HEIGHT OVERALL HEIGHT ® Meta I Awning / Trim T.O.P.\ . ® Gray Metal Fascia 1 " - '4 .- FY I 14 Perforated Metal Panel .___ ., .. _ F.F. `-� : 1 • Collapsible Exterior Doors • • •-. -. ,.. ''' IMI. _ M! 11 HH . . _,_ _ . _ ,., ,,,..,..„,_, .. __ • _,_ p • NOTE: ■ - _ - - . T.O.C. E.G.. - , . iii Refer to sheet 73 for the enhanced side elevations that occur at the end conditions. Front Elevation Scale: 1 /8" = 1 '-0" Back Elevation Scale: 1 /8" = 1 '-0" 1, l OVERALL HEIGHT I L 1 ', ._ _ , . : ._,_ _ . .t_ iv., _ . ,--.„, U 7 ---- - - - 4 lr--- - l'"5.- '• - :- ::A- :-.P. -._ n -:.,, r_o c., ________ 7 . • ;. ,-,,-T-- -_ lar D ___.r.:;' ' 'L 1.1 7 D 7 Ell Di _ _. __., . . 1-____, , - r. - _ r , , _ :.---. _,__, _________________________________ . ,, . 2 _ . , 1 r •,-. _ R .f At' - µ i. . __-- _ -;_‘ ,, Right Elevation Scale: 1 /8" = 1 '-0" �,���� RESIDENTIAL & HOA CLUBHOUSE DSRTSURF •• p T VILLA 3 ; ; Architecture. ; • PALM DESERT, CA Lk Design. • � U R FELEVATION A I LIAN A S S O C I A T E S Relationships. • • Scale •• DESERT WAVE VENTURES, L LC • architects c h t e c t s planners a n n e r s ; Job No. 2020-239 Date 2021-04-06 OVERALL HEIGHT \, ELEVATION KEYNOTES AD 04 L Ol 02 I 01 Painted Stucco - DE - Fossil ,A1 ili IMMIND 02 Painted Stucco - DE - Ecru Wealth r 4 1 _ LE0 ' M 03 Painted Stucco - DE Metal Fringe • - — —7 Di ,__ 04 Painted Stucco - DE - Play on Gray - - 05 Painted Stucco - DE Bison Beige I/ . .,________L__ 06 Wood Composite Siding/Ceiling T- , - 07 Standing Seam Metal Roof L__ f, r _ IN Left Elevation Scale: 1 /8" = 1 '-0" l 08 Stacked Rubble 07 t IL i . , 09 Vinyl Window and Doors with Low E Glazing 11 - 10 Garage Door with Glazing 10 04 OVERALL HEIGHT 1111 OVERALL HEIGHT Alti t [ 141 gill04Frameless Glass Railing i ■ • T.O.P. I 1 7h. II I IIo I w QMetal Awning / Trim I I F.F Gray Metal Fascia T.O.P. Er _�� , 14 Perforated Metal Panel 6„ M M 1,F x • ® Collapsible Exterior Doors • F.F. ► ■ I a T.O.P. - ' ' r - 08 0 06t i H . . _, _, ..._: . _. 0 NOTE: - T.O.C. F.G Refer to sheet 73 for the enhanced side elevations that occur at the end conditions. Front Elevation Scale: 1 /8" = 1 '-0" Back Elevation Scale: 1 /8" = 1 '-0" OVERALL HEIGHT �� _ — "' ` 11 111 LIE El . I , .___________ i _ _ im_ 1 :-_ _ . . _ __ _ . . _ _ - . ,--,,, , ...._ .,.„ 4" ; ...,,_.. , r M ._ ,_ 7 , F p . - - r ]1I1 - .- '' 7 '' - r , ,, , ,, . : r . E][111 :-.--c_v---: ;-, .__,. :.: i .., . . .. + Right Elevation Scale: 1 /8" ' "= 1 -0 ��� ' �,���� RESIDENTIAL & HOA CLUBHOUSE DSRT SURF • 82 p T VILLA 3 •• DAN I ; Architecture. ; PALM DESERT, CA • � • Design. • LIAN \SURF > ELEVATION A I A S S O C I A T E S Relationships. • • • Scale •• DESERT WAVE VENTURES, LLC W/ ROOF DECK architects planners • Job No. 2020-239 • i • Date 2021 04 06 ELEVATION KEYNOTES 06 09 02 01 Painted Stucco - DE - Fossil OVERALL HEIGHT 02 Painted Stucco - DE - Ecru Wealth ` 03 Painted Stucco - DE Metal Fringe C _ • L • 7 _ 7 04 Painted Stucco - DE - Play on Gray L 05 Painted Stucco - DE Bison Beige N -9 7 06 Wood Composite Siding/Ceiling L,-�- - 07 Standing Seam Metal Roof PiTill f __________ 08 Stacked Rubble Left Elevation Scale: 1 /8" = 1 '-0" - =-, 09 Vinyl Window and Doors with Low E Glazing ri 10 Garage Door with Glazing — I Ill . Frameless Glass Railing ® 02 --.10 01 06 09 06 ® Metal Awning / Trim OVERALL HEIGHT OVERALL HEIGHT Gray Metal Fascia n \, • T.O.P., ` 14 Perforated Metal Panel I -IP F-Nr=7____, iii , FP , 7 D _ 1 CT ® Collapsible Exterior Doors ri M F.F o T.O.P. N r to . 1n.W.MM NOTE: 0 • 0 ' Refer to sheet 73 for the enhanced side elevations T.O.C. that occur at the end conditions. Front Elevation Scale: 1 /8" = 1 '-0" Back Elevation Scale: 1 /8" = 1 '-0" i OVERALL HEIGHT 1 , , 1 . 1 L_ _J , D D . 1 _ fi---i' 4...........,____L______„ , , , Lb 17_ c N ____— _ F-___ILIF_____, -- F______11----11_______Ell 1----___CE] ZEQQ] — Right Elevation Scale: 1 /8" = 1 '-0" 0, SURFRESIDENTIAL & HOA CLUBHOUSE DSRT . 83 p T VILLA 3 • i Architecture. ; PALM DESERT, CA • E A6m0Design. • SURFELEVATIONB I ASSOCIATES P • • Relationships. ; Scale t/ i DESERT WAVE VENTURES, LLC Job No 2020-239 • Date 2021-04-06 ELEVATION KEYNOTES 06 0 AD 09 OVERALL HEIGHT 01 Painted Stucco - DE - Fossil • IV 02 Painted Stucco - DE - Ecru Wealth 0% ______ ' 7 E? 03 Painted Stucco - DE Metal Fringe 04 Painted Stucco - DE - Play on Gray H E-1 7 1M 1- i- - . _ - I t 05 Painted Stucco - DE Bison Beige - r 06 Wood Composite Siding/Ceiling i 07 Standing Seam Metal Roof r 08 Stacked Rubble k 09 Vinyl Window and Doors with Low E Glazing Left Elevation Scale: 1 /8" = 1 -0 ----J 10 Garage Door with Glazing ® 03 06 ill' . Frameless Glass Railing 10 O 1 OVERALL HEIGHT \ OVERALL HEIGHT 1 T.O.P. I or ,._____ QMetalAwning / Trim I1 ® Gray Metal Fascia I I T.O.P. 14 Perforated Metal Panel _ _ _ • CollapsibleExteriorDoors 1 I o 0 -co M co co F.F. y � = T.O.P. a I I _ I I I INOTE: D I 0 Refer to sheet 73 for the enhanced side elevations T.O.C. - L \ F.G. w that occur at the end conditions. Front Elevation Scale: 1 /8" = 1 '-0" Back Elevation Scale: 1 /8" = 1 '-0" OVERALL HEIGHT \, � l--10007---ri -----.....___ �� 1 If ,________ I r ____ _ _I I ii! - ` 1_ , g _ ] i I "- z 1 _,,, Lamer___ 7711 II O . . ? _ T A i, , , , c.,, , _ ____ ________ ____ .,., , ---E:1________ ,.,________ riiiil - L,.__1_]Eij ,_ _____________ . Right Elevation Scale: 1 /8" = 1 '-0" 0, SURFRESIDENTIAL & HOA CLUBHOUSE DSRT . 84 p T . VILLA 3 • ; A6 Architecture. ; PALM DESERT, CA • DAN I ELIAN Design. SURFELEVATIONB I ASSOCIATES Relationships. • ; Scale 4/ DESERT WAVE VENTURES, LLC W/ ROOF DECK a r c h i t e c t s planners ; Job No. 2020-239 i . Date 2021-04-06 ELEVATION KEYNOTES 0 Painted Stucco - DE - Fossil 02 Painted Stucco - DE - Ecru Wealth 03 Painted Stucco - DE Metal Fringe 01 0 03 06 08 01 --41) 02 09 06 07 04 Painted Stucco - DE - Play on Gray a Painted Stucco - DE Bison Beige I 1717-7r _ Wood Composite Siding/Ceiling • • ff_imi,.._.K. _ + __ __ : . 1177_ _. , v _ .., _ 'a , : 0 , M"..7i— -------- — — . _ 07 Standing Seam Metal Roof E 9 LI • 1M =1 _ . _ . „ , . _ • - • P AlW11117......... • 08 Stacked Rubble .i_= - -- 09 Vinyl Window and Doors with Low E Glazing I=1 =I I= 1919r _ ,. __, ,,_ ,_,., .- 'i :- f 7 I 10 Garage Door with Glazing - LI Frameless Glass Railing iiP Metal Awning / Trim Left Elevation Scale: 1/8" = 1 '-0" Left Elevation Scale: 1/8" = 1 '-0" 6 Gray Metal Fascia Villa Plan l A with Roof Deck Villa Plan 2A 14 Perforated Metal Panel ® Accordion Overhead Doors 01 09 04 0 . 01 09 AD AP 0 • - • • 1 1 11111713 • 6 LE r_____, e l •I D E. ii= =1 n 7 7, , Left Elevation Scale: 1 /8" = 1 '-0" Left Elevation Scale: 1 /8" = 1 '-0" Villa Plan 3A Villa Plan 3A �,���� RESIDENTIAL & HOA CLUBHOUSE DSRT SURF . 8 5 pS RT VILLAS ENHANCED ELEVATIONSDAN I F LIAN Architecture. : SURF PALM DESERT, CA Design. A S S O C I A T E SRelationships. • • Scale t►� • i DESERTWAVE VENTURES, LLC architects planners Job No. 2020-239 Date 2021-04-06 78'-3" / / 13'-0" 26'-11" 7'-4" 15'-0" / / / ), C=R PI lit 'rt -7 \ \ TOP OF SLOPED ROOF @ 14'-3" I— 7 ti a' I I I I I I I I- 1 PARAPET I— 7 12 -0 0 1 1 o 1 l, 1Nb'd AA REF CD r° / ' C� ��� KIT. �1 II _ l I I corg o \ iI— I06 8 --—-- r) II j. ,_ - ' O I / A I ——J c0 I( PARAPET r �, ���'�,'' w o '\.,'' \v I / I— I _ It_--_ Y____JI �I -- O zvl- �� _ _ 1 2 -0 n -n _ _ —— 1 TABLE I L J W. \ / I - co �_ jl I GRT. RM {o � ,� -- L� —J T ° 60 12 II I CHANGING 1 I 7 a -__ 26-0 x23-5 ��AaE-� , o / FI I 2.5 1 - � I /_, ,_ _i_i__ n 1----I . 1 v , i I I— /,:___,L \\ arri 4 // -- \ L_ i n_____ \, , __L _1 L 00 _ I I I r I 1 // / I I \� ° � � II I L I Ibo 1 o? L I I � I I ' LC \ / 1.--- CD \..._ i/ I \ / 0 1 ___\-- TOP OF SLOPED 1 1N. ROOF @ 1 8'-0" 15'-0" 22'-4" / 2'-7" / 5'-0" ,, 17'-4" / 16'-0" 78'-3' / / ROOF PLAN FLOOR PLAN SQFT SCALE: 3/ 1 6" = 1 '-0" SCALE: 3/ 1 6" = 1 '-0" 2000 S Q F T • ��� RESIDENTIAL & HOA CLUBHOUSE BHOUSE • • DSRT SURF . 86 DSRT HOA CLUBHOUSE ; DANIELIAN ; Architecture. ; PALM DESERT, CA Design. • SURFFLOOR PLAN I ASSOCIATES p • • AO Relationships. • • Scale ~ • • • • • DESERTWAVE VENTURES, LLC architects• planners • • Job No. 2020-239 • • • • Date 2021-04-06 - ELEVATION KEYNOTES AD AD 07 08 01 01 Painted Stucco - DE - Fossil OVERALL HEIGHT 02 Painted Stucco - DE - Ecru Wealth _ 03 Painted Stucco - DE Metal Fringe T.O.P. >� - - - T.O.P. N 04 Painted Stucco - DE - Play on Gray - 0 05 Painted Stucco - DE Bison Beige - I T.O.C. \ F.G 06 Wood Composite Siding/Ceiling 07 Standing Seam Metal Roof Front Elevation I4E. Scale: 1 /8" = 1 '-0" 08 Stacked Rubble 09 Vinyl Window and Doors with Low E Glazing 1-,..) .,, c. -T1T- -. 114 . I i .T, 10 Garage Door with Glazing 14 1 711-11r • FramelessGlass Railing 0 08 08 0 OVERALL HEIGHT k ' L - 1 if-- I . ® Metal Awning / Trim !IP - -A .___ T� ® GrayMetal Fascia � . OVERALL HEIGHT � � 1111L____=___'T„, �_.�--� 14 Perforated Metal Panel „__:__L--------:___- -----e - • 41111 - ® Accordion Overhead Doors -Jiiiiii - . , : - -:,.-_-- — -. 111"11141; 1' - ' I M tl ' 16 Basement for Pool Equipment * f. • r • r ,i cV • I Left Elevation Scale: 1 /8" = 1 '-0" Right Elevation Scale: 1 /8" = 1 '-0" r_ 09 09 08 01 ��� 1 �- - _- _� 1 L. OVERALL HEIGHT ,- '. 1 7, _ . , ,_ J rr f o V �r_ � _ �- _ V Zi - • ';. , L'-:TI -- - .S1'.r ~a, y r, J l4 r - I• a f Rear Elevation 16 I Scale: 1/8" = 1 '-0" �,���� RESIDENTIAL & HOA CLUBHOUSE BHOUSE 1 • : DSRT SURF .• 87 • HOA CLUBHOUSE • • DAN I _ LIAN ; Architecture. • DS RT Design. • SURF •. PALM DESERT, CA ELEVATIONS & 3D VIEWS I ASSOCIATES • Relationships. •: Scale t►� AO • Job No. 2020-239 Date 2021-04-06 • • DESERT WAVE VENTURES, LLC a r c h I t e c t s planners • . - !Ii . _ 08 03 Alp 15 09 01 08 Alp m OVERALL HEIGHT OVERALL HEIGHT OVERALL HEIGHT r f • ---, l ' I i ._ -AI ;`i) 1 o sue, :::74 • . , Front Elevation Scale: 1/4" = 1 '-0" Back Elevation Scale: 1 /4" = 1 '-0" " Front Elevation Scale: 1/4" = 1 -0 Back Elevation Scale: 1/4" = 1 -0" ih- Ili. OVERALL HEIGHT OVERALL HEIGHT OVERALL HEIGHT OVERALL HEIGHT r �r�r -f. iy`� 7 T ' Try Cr 1 i 1rt r 1 i Ir �r fir. • _fir L� �r _4 1�y li Alilf y. -- _ - v _ _ {Y r _ t - I_ •4ram _ .AR -y - _ 1--.-i� r _ '--'_-lY 4- AJY 1, Right Elevation Scale: 1 /4" = 1 '-0" Left Elevation Scale: 1 /4" = 1 '-0" Right Elevation Scale: 1 /4" = 1 '-0" Left Elevation Scale: 1 /4" = 1 '-0" CASITA CABANA 26'-0" ELEVATION KEYNOTES I '�' 1, I` P - - Fossil 08 StackedFrameless RubbleGlas O CD 02 Painted Stucco - DE - Ecru Wealth 09 Vinyl Window and Doors with Low E Glazing J � o __ - -______________________= _ _ o� 03 Panted Stucco DE Metal Fringe 10 Garage Door with Glazing L 0 _ ,--'-: 04of Paintedainted StuccoStucco - DEDE - Play on Gray s Railing u � 05 Painted Stucco - DE Bison Beige ® Metal Awning / Trim I irr 0 06 Wood Composite Siding/Ceiling ® Gray Metal Fascia 4114 I .0 , \y, M -� 07 Standing Seam Metal Roof 14 Perforated Metal Panel ® Collapsible Exterior Door i'-0"/ 14'-0" / 11'-0" 26'-0" Note: Color and material may vary per associated elevation style 11, DSRTSURFRESIDENTIAL & HOA CLUBHOUSE . pSRT ; CABANA + CASITA ; ; Architecture. ; Design. 88 SURF PALM DESERT, CA ELEVATIONS & 3D VIEWS • IDAN I m_ LIAN ASSOCIATES Relationships.0 ; Scale • t►� Job No. 2020-239 • � DESERT WAVE VENTURES, LLC architects planners • Date 2021-04-06 -7/.q r ..— - s _` mac._ y- �••.-w:-ylt-_r -Ta , .►- - -� !•_ T l�.-.at='' '�~ - -. z- .. 0111>----- 7117 .... _....i".> , / ififil - Yil I I.....'III I I P 4 Ili).7..---1-...... .‘" I •1 44 FF1 \ 1.lop it . i .4, 0 ... ir . r1�+ ':---'- - 41 I I li ...--'.. •Prn'"'''-j1‘......"k:- 1 1 1 f ' , / 2 , F 1 I 1 !l►:.yl+-�• ��. 1 ` .- _. l+b._yr`r; ` S .- ._ Ple.'� F flO + . rff 1 rfr+ 1 .• .••f an 1 _ �I ,olitik _! _ �J _ ! 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IA , I .r" .."'' 4111 ' - ' 2-1 X-, . 11‘ - giruree,500t* • 1.4.. _ ° . •"r"-. .0 ....0. ''''` ' ... r. 0111 ,...,• . , • - i. ' 411•...= Nirr . I% i .. ..,. ,...„..,.......-.... . ., .,".....f. wf,,,........, , ._...._ _. -. .. .. ,,...:-..... ,., , ......„... -.-4 •.. 4. . . - .Lk.,-.- 0§, '. i .. 16 '' L • ,'' --...,..,,,kt. _ .. : $ . „..... 5.,.. \' ...14.. 41111116&111111111111111111.1-111.7111 .._ _____-------- .4, k____. .• . . . . , ....i.. . . . .., . .7 ".... • -E. -01*P. --.' 111116---t- le, _.....,.....- :••• ,-- . • .. . . __ 'Iv - • i,.. r.r. --0„ ;i11116.' t- .... •L r 1 1.11111...M=1, N..4'. -.••-elt ', r-2,_,-,E',. - ' 1°466.V21111111111.: L A A . .--.. L _ - - . • • . LAGOON . . A . jAift\ . DSRT SURF . .. DSRT 11!)recsii • Aerial View 02 • Architecture. • 91 . •• .• PALM DESERT CA • lk Relationships. • \SU R F . , • • Scale • •1•00m4ar • • Job No. 2020-239 • . DESERT WAVE VENTURES LLC . • Date 2021-04-06 • • I • a -- .. 11f 444 sA__'' .. \ , f. ilo_ .:.... .. IN... MAP 1-1<11/—0.1_ 1 --—f't Y1 1 I. „,I •_ __.—_-------__---,.. ••/..., . ....,...._-...5,•.0.• ... 0.„,. ...• ... .• .. —_ _ ,r2.i,, irlill ' / '�. r f k r 'r is+:' ��' y. " % T DESERT WILLOW t.��.s..r - r . + a '++ k• -- • _ GOLF RESORT • • , '. ♦' . . cl If :.40: -,..i• '..: -. ; ..'-1' ' -- tiletle.,...4. .... &lb 5l / + P R T. C O�r E �:a .: ! tip sr +A •i t 3,y • ��►-- y DESERT WILLOW GOLF COURSE, \ - ,� �`- �, R `..; �' • �. leek, r • • }. 1 �. * +ice 1/ /'- / �� • r.fill \ . till 1r • �" i 1{• yip y,- 1� . . rrrr� c_ -4: d7 'w` t •le °+` '� \\\\� as sue•4 4? ti.. 1 Yr Iffirje I t.:.....„,- 4 � RF CENTE ', .4 •',' - : \ \ '�` THEWESTINRESORTa• 4 �# �- ,�' •. HOTEL & PARKING GARAGE . .� - I ; +• a ... ' a>� 1111. �® �� � \�� �'11Mtr ► f• ey •_ �L v . 64,- • • • lir,„ L ,... ... , .J., ,„... .„ . , _ . . . 46). -. ill ' - • , . . %\_.. i /6, ...4 ./‘.. .„„.<4, .4 . ,. , . .. _, Et' .1. 1%., iip,._1k- , O /� • R DE i L - , 1<Ii/�cto�s.:�. � Q r ; 7.�' � �,� 446 ••. • 4 it' . 11 ,,..........-..• 4 -.:, _________,,,,--\ ,, /x_ . ..0.11•4# 111:(1/111 el ' 4‘ ,/,\\, ,a„, ,,,,(2> �—; s . �, T� . • �. �v / �• - •' \ t .. * ./ �� •••'i: f • * A �• + yam -i + t•:*'� RES DENT AL .-- N �' •• illP � ,; ' it • �j }V- : .• ' ,li i ' �.� . . Y ,� -2 _ 0 .•t • • .'� ` '''' � ''�� # �. �-� - PALM DESERT : t � 41 LUB INTRAWEST :� r rl o :. �' . . •.• I O�alniii � a 4 • • • , - •y 4"120151:5 , PROJ ECT SU M MARY y.... .. ,, I .• j. - 1, - OVERALL SITE AREA 773,097 --- ,_ ...4 • •k‘• /,_yei c. ' r . r ' ' ... . y,�, • OVERALL LANDSCAPE AREA 153,073 • .: ws • �:: t 'Y • • •• 't f ,/' -r1' �� ':' • LANDSCAPE COVERAGE 19.8% :r1.__0O_ '.. ! 'bo4o \,. O ( } ',,,� may' ,= �,'� •, _ �w�y�,;_ t '�' �..A• ..• •�• +sue.,, ~• • ♦5••` e1 ` .~ , • —P, , 6 .! i- .-:,,.,:-,'•",,„=.l'', rL--t,s---/ i__• -,-A,'. :,\i1,,,1/'- ' ,- , '1 .------ t { DESERT WILLOW LJ -, �_-', JII/�'0'� �": k�.,.„,c� � \�'� j GOLF COURSE t, - II Ito, ,. 0 • LAGOON - ` 'r 4 • 1 •.. .4 111111 • Jii .../' ''' .4," ..,. • �{ . ` yea 40` , RES DENTIAL " ,,- `• 4 , , 40, • 1 ..4.„ .. . . -. ... - . . _ • . .4., .„,. ,. _ . .• . .. . _ / I . :1 , -.4k . ••••.., • , - . _ - _ . ____., _ . , • 1 ,,, . . ,• . * ram`,• 1 .l1a41 ' „, , :s eV j,6-,,,,,, --- %Is ,..._z.,.....,..4) i ,,,,, . • ,44b- `.‹. . — /1", „- •,: ,,' P ' LE : A a, • : ' , ,�a• F #41‘ 1 • "� 1 OUR 00 - - DESERT WILLOW GOLF COURSE ";` ` ; 1, , iii ...,..„..., ` ._�; 0 '� GENERAL DESIGN NOTES ., 0 w :. • a ,• a �� � ; 1 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. �� 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, ' ES I D kAL UTILITIES, POWER LINES AND EASEMENTS. ' S- 3.ALL REQUIRED LANDSCAPE AREAS(INCLUDING PUBLIC RIGHT-OF-WAY)SHALL BE MAINTAINED BY ,� v OWNER.THE LANDSCAPEAREAS SHALL BE MAINTAINED PER CITYOF PALM DESERT REQUIREMENTS. 1dlib Ili " -s \ "' 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL � R IDENTI %; COMPOSITION AND AMENDMENT. , � s,x • 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE ,�• .. UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. 1 I ' LANDSCAPE LIGHTING DESIGN NOTES 116 �� yl '` LANDSCAPE LIGHTING WILL INCLUDE TREE AND SHRUB UP LIGHTS, PATH LIGHTS,AND STEP LIGHTS. ALL 1 - -- rill `,......_ �� _ LIGHTING WILL BE LOW VOLTAGE AND HAVE LOW MAINTENANCE LED FIXTURES. THE SELECTIVE USE OF-44 A 410 41, "' • • '� , /:-'�- UP LIGHTS WILL LIMITTHEIR NUMBERSTO ONLY HIGH PROFILE SPECIMEN TREES AND SHRUBS. THE LIGHTS WILL BE ANGLED TO REDUCE GLARE AND HOT SPOTS. THE GOAL IS TO SHOWCASE THE LIGHT ELEMENT ir 10 MN 120 •.-„ AND NOTTHE LIGHTSOURCE. - _ "� il SCALE 1" = 60' 0 15 30 60 ���� LANDSCAPE DSRT SURF • 92 DSRT Overall Site Plan • Architecture. • • • PALM DESERT CA Design. • SURF ` Relationships. • • • • Scale • •• DESERT WAVE VENTURES, LLC • Date No. 202 04206 � � KEYNOTE LEGEND �,-.. 9 , O PROPERTY LINE or- r •. `_..� a _ EXISTING LANDSCAPING TO REMAIN ,, ___ • 4y ,,.' a ` 0 PROPOSED PRIMARY ENTRY DRIVE 1 ` III ' PROPOSED SECONDARY ENTRY DRIVE ti 1l O ll PROPOSED LANDSCAPING TYP.. REFER TO TREE AND SHRUB PLANS FOR ADDITIONAL I • © INFORMATION. - I 0 CAST-IN-PLACE INTEGRAL COLORED CONCRETE WALKWAY ENTRY SIGN 8 0 o PROPOSED CURB RAMP PER CIVIL ENGINEER --- I ( 1,,,,, ,. ( 6 _ ..._. _- `,\ ,„,, .- \ \ O 30" HIGH± ±tLATE ATBEACH CLUB DAYBED61° / ® STONE VAINING WALL \�\ \ *• \ \ I r ® 8'WIDE BOARDWALK jii� 1,- t ` , APIC * ' LAGOON / ` ;I:\soi./ \ /.1/ i ' 1 , • ® LAGOON SHORE ›' I / 1Ir * \a �- ! (. Q ULTRA CABANAS % /1/ i I 1 �\ \ 0 CHAISE LOUNGE - 1 1111!dik)14 I I r ./ ,/ . \ \ \ 1 PEDESTRIAN CROSSWALK 0 NATURAL GAS CIRCULAR FIRE PIT I or/ , \, // / • �; , �T� 0 ADIRONDACK CHAIRS WITH SIDE TABLES z \ / FAUX WOOD DECK • _f44iJij;41p,pør � ? 1. . __ __. ... .,...__ ___ __._ ___ _____ .� , • ® ARTIFICIALTURFPANELSATRESIDENTIALGUESTPARKING • • :;,. / / / /, „. //, , / / ,, / , • • , SANDWITHINTEGRATEDACCESSIBLESURFACES / / / , /,./// , , ,. / , ,,, \ ,- �+k • OD ®. ADA ACCESS RAMPS /‘ / - ■ \�_ •� s '~` -tom4,... 0 OUTDOOR SHOWERS ` • • \ \ HOTEL & PARKING GARAGE . `• .- \ • •. �\\ \ 1 STANDARD CABANAS � �, � � I T _ \ \ _ . , O is I 4 ///A / / , N , / , , .. -. .. I", , . • i( _... , , , . . , , ,, op • . \ / / 2 / .,/,,,,, CO , ,., -__ ____ , „.„. . , \c/ . ir . liy , 4IErr, l y 41 , 1 4 , , Iiih, ' ..IIk. ' - 1. .2-,64 ,41.e / Il"r /// / / CO 4.976 — 404 , '271.21 2ESTiOor.,s � - i?,AO. \ �� - - P.ESTRC0 VS ' .� fin.:k'k • _ ..% : , `P•4 "-•-,--,= big, x: ,. :.i:. } 0 - 4 9% 4 /,/ fir 7(A) - ----... '4 je i\s :'' < 24) / \\ 0pai:k,. ., - - r M x x , lipr - N., N \ \- a •--. ' / \\ :,. .:'/ ? ilititiPA V41, 6-Cjitetf i.!.:ict?!:r 7-',$%''----__ i .' - __,Allii iori, ,i',a, ,/ ,/' 11111'147.!';./:%t,/ /// 41 > 4. \-,_,. . ,. ...., _ ., ,..,c,::.,,., ,, 7. ....f.: \.... ,..., f , / . 1 6, i \ . . ., �rAa'`� n�nnm�luilvilill ah . A 1 , / .,, n< 6 8 �a1�11'_a n@ �1�gV11r1 �E ,:.,. ., ,1„ ,1-s#°''‘‘ I 1 „ , ,, „..,•irritt"-,,./ 0.,. ..si - . / (i4i)i4s;4°Ic? \ , „ . _, : .., . r s 1 1 1;;41413:24W, - - ''./ , G >_..z. fiiil I", G > -"" -.‘1111114:1:" // :#4, 11\1\ �, •.,,,, 11 ,�, ,.„. ,. _. GENERAL DESIGN NOTES f v - "s�• '� 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. GI > ,> ,,./. i � N. � `° � .,,,, � ilh:��� '!' �'� 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, lid, ' oQ �•�s, UTILITIES, POWER LINES AND EASEMENTS. CO . , ova+� p 1 3.ALL REQUIRED LANDSCAPE AREAS(INCLUDING PUBLIC RIGHT-OF-WAY)SHALL BE MAINTAINED BY +✓� 4' 4.1 ;^- . r� � i OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. G. > , ..c,, f�' , ' � + • "' "Aiii,' `` 0 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL _ • =,i �,_ COMPOSITION ANDAMENDMENT. �' ..... • .\,�li� ,l���� 5.THE LANDSCAPE SHALL COMPLYWITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE G _ .-' ` , ° \ Hi- 4 E UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. 9 • • � f LANDSCAPE LIGHTING DESIGN NOTES G G S O S . \m-2t- Wilt— — LANDSCAPE LIGHTING WILL INCLUDE TREEAND SHRUB UP LIGHTS, PATH LIGHTS,AND STEP LIGHTS. ALL IIIIIIIIIIILIGHTING WILL BE LOW VOLTAGE AND HAVE LOW MAINTENANCE LED FIXTURES. THE SELECTIVE USE OF M ATC H L I N E UP LIGHTS WILL LIMITTHEIR NUMBERS TO ONLY HIGH PROFILE SPECIMEN TREES AND SHRUBS. THE LIGHTS I -- n reS "I WILL BE ANGLED TO REDUCE GLARE AND HOT SPOTS. THE GOAL IS TO SHOWCASE THE LIGHT ELEMENT AND NOTTHE LIGHT SOURCE. SCALE 1" = 20' 0 5 10 20 40 • ����� LANDSCAPE • DSRT SURF • • • 93 • DSRT • Site Plan Architecture. • • PALM DESERT CA Design. SURF 06m0 Relationships. • • • • Scale Job No. DESERT WAVE VENTURES, LLC Date Zoe 04�06 1� I KEYNOTE LEGEND 0 PROPERTY LINE los f -� ,� © EXISTING LANDSCAPING TO REMAIN 41. i �, w,• W al 0 PROPOSED ENTRY DRIVE 1 z PROPOSED LANDSCAPING TYP. REFER TO TREE AND SHRUB PLANS FOR ADDITIONAL J O INFORMATION. " _I V © VALET AREA al - I ~ O PROPOSED CURB RAMP PER CIVIL ENGINEER a I x 0 CAST-IN-PLACE INTEGRAL COLORED CONCRETE WALKWAY t*I , ♦ ;:i I 0 CAST-IN-PLACE INTEGRAL COLORED CONCRETE STEPS WITH DECORATIVE HANDRAILS I 2 _„L��`t • 0-L-i-0- I al CAST-IN-PLACE INTEGRAL COLORED CONCRETE ADA RAMP WITH DECORATIVE HANDRAILS y.•,.. ::k; "', ' MODULAR CONCRETE PAVERS AT MOTOR COURT I • �€'� L r1 BANQUETTE SEATING - L� L1 L1 ,i I / L� L� L, L, L, L� • L~����L�������L� ` _ CIO • 1 D ® 6'HIGH DECORATIVE POOL FENCE AND GATE AT SURF CENTER . / ... • L1 L� L1 L1 \ -.. �_ I * 0 , 0 .... 1 L1 L� ` I L1 L1 �� ® SAND WITH INTEGRATED ACCESSIBLE SURFACES L1 Ll �• L� r \ _ 7 f Ia • \� El • 5'HIGH STONE VENEER RETAINING WALL .,.., i . I \ ® STONE VENEER WALL WITH DECORATIVE GUARD RAIL AT OUTDOOR BAR IL >,/: • ' IF: �� • 18" HIGH STONE VENEER WALL WITH 5'HIGH GLASS PERIMETER FENCE AT VILLAS le — • , m _____________ m 8'WIDE BOARDWALK 1 --- �� '4�'' s 'L_,�` `f �' . .� 0 LAGOON - - - HOTEL & PARK ,,,.,, fir ./. v. .7,...„ ..._ 0 = I 0 LAGOON SHOREsessli „:". . • .. 4 0 `; .;� : GARAGE ./../I ... 0 MULTI-PURPOSE LAWN AND TRAINING AREA ik ill 1 , .. n I ® LAWN AREA s , ..�• , • `-1/ � '• +. "� • 3.5'DEEP POOL I �� ■r �` � 3.5'DEEP SPA ID °* .. a ''4--'-' a 6 STANDARD CABANA ID C ^ �f'� x ® SHADE SAILS • • ..... • i j, < SURF CENTER / , ' /f r�\- .7i7 t' v t Irr 0 CHAISE LOUNGE . . \ \ . \ " ® SHADE STRUCTUREATTRAINING LAWN I \ . 4‘,... .,w.. , , , \ ,Tliii W '_. # # / � � ►k• 0• 0 NATURAL GAS CIRCULAR FIRE PIT r - � � � ..., 1\1:\ \eKN ` •Ilk �' � �'.., .C.,„< _ D 0 COMMUNAL TABLE / �J ? C NICI:-.0.... LACK\ „<„\\ . ADIRONDACK CHAIRS WITH SIDE TABLES . , _ , • \ 4r.k\, inc-4,,,, I 0 ,. // ft Q0 I I ® LOUNGE FURNITURE 1 Ifie ; �. /, 1.j. i 1 \,� i I INDOOR OUTDOOR BAR is.< 0) .::. I. ........,._.....:.. , ,,,,►: ,. ..4 - A � \,.... . • ��.� 1 ® OUTDOOR BAR SEATING ', ..... ■■ • :; + I • Ai,-' • ' LANDSCAPE BOULDERS I. _ 0 fir'•,►� .� f:: ■ r'�r • 1' �� �� t\1 / N/ 1\ ® GRAND STAIRS - - „LT 4 ‘,Lt,,A 400", Vto 4_ 4/011:.,!11/4 :77,- •/ Mz . t ',ill� ��\ / 1 • ART SCULPTURE ON PEDESTAL ,• 10 °Iiiii".._.. ot:14\-\ 70.04,... "Sir' „.,„,2"-------"F .......-- -- ' ' :41\ . ' -- / t .,. , .. • 11. - 4 , . A „ a_,, _-,. -;0- N ' ' • • { ��: -.-.. ...., L ' ... -., 4,- _!"-.' - ® ® BOARD RACK ■ • � - " � ,, tip t 1 .,: — � ma'--x` ' ��� ;.s-• ,:'; _- +� <' 24 MODULAR CONCRETE PAVERS AT POOL DECK .." It. _C i i■ •-----_________ 0 iollide ...., -,,.4.„_..,!)L , • ��_ � -- 5:41< 40, ,• elD ;� � ® "COOL"DECKATTRAININGAREA \„:, ‘.. I olob. ,* ,,.. .s \. • ',, _,,,, P ,.. ) .---: t� 21:1V'.1--C-4 .. 1 -F . 40,41 L 10'0 osID 1 *OP *4 OP*V ID Aish... --------,__ 4[ 1 , . OravilOv5# 44\ 4‘',01'' /ka /4;' ' ac - ..4:;.1;:".#4;71/4/ /;1/,z‘8 \ :Ill- •f • N T R L r(� =1:.1,,e/:_i, /-.- vAli.4 DI * �nn,NAl���i�1�d,,1�0�iQ90i01�A , .', I _ ' fin . OWER 014 * - 8 _ — g - �4 � , �_, :,-:; 1 6 �� .. 19 �'` �. = 9 %•,04,,t� Faai , E I GENERAL DESIGN NOTES �a t. 11 -� 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. 1 8 ��a+� Zip ,,r `��. ; , - 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, .........1‘ 4ill ��F,r '` •<*. 0.] I UTILITIES, POWER LINES AND EASEMENTS. .' ... L-451-F-. 1 I 'moo\ -��.�T� 3.ALL REQUIRED LANDSCAPE AREAS(INCLUDING PUBLIC RIGHT-OF-WAY)SHALL BE MAINTAINED BY • iii V���.�. ��' �i�� � OWN ER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. • ili ' � p`` p4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL 1s -,,� ���,_� � COMPOSITION AND AMENDMENT. '4,/1"-* • ��!_ ���� � 5.THE LANDSCAPE SHALL COMPLYWITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE �� 41 Vdits UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. •• '"� g LANDSCAPE LIGHTING DESIGN NOTES i • • 1 ► • • LANDSCAPE LIGHTING WILL INCLUDE TREE AND SHRUB UP LIGHTS, PATH LIGHTS,AND STEP LIGHTS. ALL • Ili a * A ( LIGHTING WILL BE LOW VOLTAGE AND HAVE LOW MAINTENANCE LED FIXTURES. THE SELECTIVE USE OF s / • r • y UP LIGHTS WILL LIMITTHEIR NUMBERS TO ONLY HIGH PROFILE SPECIMEN TREES AND SHRUBS. THE LIGHTS f + ir . . as WILL BE ANGLED TO REDUCE GLARE AND HOT SPOTS. THE GOAL IS TO SHOWCASE THE LIGHT ELEMENT 41411118aNfthilie 0 • 11141 0 V • AND NOTTHE LIGHT SOURCE. SCALE 1" = 20' 0 5 10 20 40 ���� LANDSCAPE DSRT SURF • DSRT • Site Plan Architecture. 94 • PALM DESERT CA Design. SURF 06m0 Relationships. • • • • Scale • • DESERT WAVE VENTURES, LLC Date Zoe 04-06 I • ` KEYNOTE LEGEND O PROPERTY LINE 4 1 © EXISTING LANDSCAPING TO REMAIN 3 , © PROPOSED ENTRY DRIVE i I ' PROPOSED LANDSCAPING. REFER TO TREE AND SHRUB PLANS FOR ADDITIONAL O INFORMATION. 2 ;. r .,,:;:;:,:;,;a © CAST-IN-PLACE INTEGRAL COLORED CONCRETE WALKWAY � O SAND WITH INTEGRATED ACCESSIBLE SURFACES 1 O 8'WIDE BOARDWALK / ." r 8 I _ LAGOON 0 O LAGOON SHORE . ■ ;• ■ 6'HIGH PERIMETER MODULAR BLOCK WALL AT STACKED FLATS - 0 0 • ` • . 18" HIGH STONE VENEER WALL WITH 5' HIGH GLASS PERIMETER FENCE AT VILLAS 'II lik 1 • if 0 g ' ® CHAISE LOUNGE V • \ r •• _ .g.- ` - Al0,0 \�■ , i ® DAY BED ow±� i. r►. r � �• ` 4�' ` • • COMMUNAL TABLE or l, 4.-- 4 b . --------',', y 4 .)).,,--7- w ® BOARD RACK ow �ti'' ; J �• 5'HIGH FENCE AND GATE WITH GLASS AT VIEWING AREA so ,� - .itii� wail_*too 1 II'. I i �� �I� > :>< > ► 3 5 DEEP SPA ON . � 1 V • ..... 0. i-o-riii ilf7F , ,i__I i a ti ARTIFICIAL TURF PANELS AT PARKING -► STACKED FLATS - . ._� \ , 1 ,... w, I _____, - 1 ' \' cll.' i ) t \ - ---4 \\- _ 1 r: n.) 4 , ., v , L_______ ...---,.., ....-- ,,,,,i. ii "is * 1.1.11) I, g , , qi ,!,„,„ t :: ■.. v \::, __,__,___,:i,, ,,,,,,,, 1 ri I _ l,',A ,.� S n t - I ram""",.., 0 _ 'L-6-i9 \:lit\ CA ' ,,'' r.. 1\11:ig i,„1 N '°" 0: r, /\4 ' l . l ,„, Lt-rt7.- '-- triN,,,,to t ,e:{ ,..ire -, , [-• '" 7/•>11 %-':%.\ r r - Y_,,Fle Y l'ti�S �� , sti�'y�� 1� _------- :•;4r-9 _ _ ~ 4,. ```� ,di,1/4.,./ ' 4. .` e. ti_ 1 i+ Ir 41;i.:1‘''/: Fpo j �` 11111/1111 • , I, • ILL / 7,,,,,_-----.' -- 4:1111 de, . 'I -si \v. \ • •-•aill.° .4,,,.., ak. ///4 /. + .•as . . • . ,. \ --- 4 • - A $ 4 + .3--\ . '' . ‘ ..../771. --" • , /- -1- I 7{.m r�,; \ 4 .. f` t ,• .. < 14 :1". 4 .7/ c< e fir t 4 . alth,, A .0 _ ii. \t.___\ gir ../.. I aimbi c-----`===2. • / ./< 8 . 1 , , 1 ,°.;, . _ , , . _ • .1--;$17.,,,,t- all" ,/ /7/ -"•••• 4/ < 0 \ * . -t , 4*. , 1 ,,„ , ....0 , . , , , 1 \i,--.24' I CD .._\__ , ,, ...... I , 6 \ ratty• • ...: • tg .. . . . 1, _ I • I. _ , r_r___i________, L\\L'i,--- .iileill:To_.._._ _______.:_.------,,,, ---1,___ _ . ':: :' '":;'1..:-:' ..I- ''''''- '' --t --4-r '\-------t\- : I- , ti11) , ,r, I '',', ) \ 1 1 \ . ". < < 7Th -",...) i, . if v`• , - ,,, iiii. Ill II \/7 ; TACKED FLA s Ti404 '�'�'■ T 6 / / . \\\ • Elm moo F---" • -, ' CHLINE ro �r / 1 vorGilf �1 - D • 1 ^1 \.• �y \---- t1 I J , '% 8 Lo':' • • • - •;11 *1_ - - �� owl las Wrattiins /A; 4 s\re uuu l�'�►A y n m� 7-r—j1411 ,...mr,terrfe,, c'tu`ss'-, .:4 ----„'%•:;-:T s2' tt \-131 7114"fil:A111*61-41-16;r1 /111;i41 ‘i•1��� ark 171 I'I GENERAL DESIGN NOTES ���4 ����� • �� � 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, f ,,y1�,* UTILITIES, POWER LINES AND EASEMENTS. - .- �var �I 3.ALL REQUIRED LANDSCAPE AREAS(INCLUDING PUBLIC RIGHT-OF-WAY)SHALL BE MAINTAINED BY ��41.' ' " • �i� OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. or ye ' p4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL ,,mot � �, COMPOSITION AND AMENDMENTOtt!_ �� � 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE ti_tmmn�. G 1lit711UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. iiiirek#;:,ke st.'.4t r LANDSCAPE LIGHTING DESIGN NOTES LANDSCAPE LIGHTING WILL INCLUDE TREE AND SHRUB UP LIGHTS, PATH LIGHTS,AND STEP LIGHTS. ALL LIGHTING WILL BE LOW VOLTAGE AND HAVE LOW MAINTENANCE LED FIXTURES. THE SELECTIVE USE OF UP LIGHTS WILL LIMITTHEIR NUMBERS TO ONLY HIGH PROFILE SPECIMEN TREES AND SHRUBS. THE LIGHTS WILL BE ANGLED TO REDUCE GLARE AND HOT SPOTS. THE GOAL IS TO SHOWCASE THE LIGHT ELEMENT AND NOTTHE LIGHT SOURCE. SCALE 1" = 20'I) 0 5 10 20 40 ����� LANDSCAPE DSRT SU RF0 . 9 5 DSRT Site Plan Architecture. • PALM DESERT CA Design. • SURF `6 Relationships. • • • • Scale • � DESERT WAVE VENTURES, LLC • • Job Date ° Zo2 04239 ► ______ ---- ❑ :s' KEYNOTE LEGEND ii • • 6 .......,...,7.- _ 1, 20 0 PROPERTY LINE mj. Alt • !. 1 1 1 \ M AT C H L I N E ,` 4, a4 1;1 ► �Illu EXISTING LANDSCAPING TO REMAIN M / r. --<.-., ---, ir • • 1 - - r j J _ i7,777 lit/ © PROPOSED ENTRY DRIVE • A � 1 lr ',ram '+ # irrrrri�i rl -� •N., II • ____ ' '' ` l i l 11 `I ���'� I ��s O PROPOSED CURB RAMP PER CIVIL ENGINEER J �} til't► < �� / PROPOSED LANDSCAPING TYP. REFERTOTREEANDSHRUB PLANS FOR ADDITIONAL •. 1 _ r ' I y� 11�'ti t ' \ _ INFORMATION. , 4 ������JJJiliJJJ _ tilt------� •� • � r� ��. i � < f` � /1 � �i � 0 ► ` � J � �. sl�� �. 41:. ! ` , _ \ / D CAST-IN-PLACE INTEGRAL COLORED CONCRETE WALKWAY \-. __ / al 0 CAST-IN-PLACE INTEGRAL COLORED CONCRETE STEPS WITH DECORATIVE HANDRAILS lY xi„ ' f _ r:' F, W l ! r� l 4i 1i Ir.'\::::: ` .,^. ' �� r- ,1 < 0 CAST-IN-PLACE INTEGRAL COLORED CONCRETE ADA RAMP WITH DECORATIVE HANDRAILS -- r f�� `l / 7; 1 0 \ C • OMODULAR CONCRETE PAVERS AT HOA QPI :I/ 1 6' HIGH DECORATIVE POOL FENCE AND GATE AT HOA REC AREA L_______N......N...... \,01 , :_.• :Ck-i'-'' --- , • iiii '�� • .n . ...z. + O11GI CONTROL GATE AT STEPSAND RAMP te4ii-.0 � HOA ',� '' , Q � �,' ; :<, i 11 ® DECOMPOSED GRANITE PEDESTRIAN FLEX SPACE r tc '______________\ ' -4: :0. 7 0 a A- , < _ __ _\,,I.---------. 9 �,�-.�- ti, � 8 WIDEBOARDWALK $ / �� �.� _ , yy^ .�. � \ 0 LAGOON/ ,./*,* '.... �]7�• .s� - ':( 1ZL ; • ® LAGOON SHORE . :: i -ram I 1 � , ,• _.. 4 i\ ' ., /�/I'� Z � � � 0 5'WALWAYALONG LAGOON , . - ��' 3'HIGH STONE VENEER RETAINING WALLWITH 5'GLASSABOVE -,::. ' 4 ' I 18 -._ ' 8. :b; -:g-':(i.:0; ',' 7-c;ir'1 • • , -,, TO • 3.5' DEEP POOL / ,. , ®�. . `` f...?...n.::::,:f._:_._ '_. 3.5'DEEP SPA �► _ � ....� ilkinn < e 0 1.. A C K E FLATS I�--- . OVER NIGHT BOARD STORAGE CONTAINER I ® ® OUTDOOR NATURAL GAS BARBECUE AREA 39 - IF ._.1\ ri at ` � � V "� �.t ® MULTI-PURPOSE LAWN -I -- - .... ® - 9 ■ 34' ; -� 4 �■� ►�.� e LAWN AREA - 30 —. 42 I, �" 1 ^ ' OUTDOOR SHOWERS / \�I / 21 it•.♦ 's3 4 ® STANDARD CABANA ' • �� DECORATIVE BACK DROP 38 `I :4 t 5 ® 18"HIGH STONE VENEER WALL WITH 5'HIGH GLASS PERIMETER FENCEATVILLAS r t r �� 6' HIGH PERIMETER MODULAR BLOCK WALL AT STACKED FLATS \ OD * + r - * ®•o BENCH s. . . • 2, . • • , - �` • _ r4 1COVERED BARBECUE AREA WITH SEATING . , .. itc, t1/4 1:\ , _ ;2. sit ® CHAISE LOUNGE •i ,t • : o ® DINING TABLES WITH UMBRELLA . , . ,i porik,Nittor \ 16 ® LOUNGE FURNITURE . ® >r .. :....::\'-‘,"."\s � • ' 0 LANDSCAPE BOULDERS 4' •W. ( 14\ \ • o PUBLIC RESTROOMS FOR LAGOON USERS �►♦ e ARTIFICIAL TURF PANELS AT RESIDENTIAL GUEST PARKING i %�� : BOARD STORAGE t . • L,,,i1* --... . : . L L A S TOT LOT WITH SEATING 4 1ft �; ' 1 SHADE STRUCTURE ATTRAINING LAWN � 0 "COOL" DECK ATTRAININGAREA . . • `Nu , .fin %� �i , 'CO SAND WITH INTEGRATED ACCESSIBLE SURFACES I , ,, . .. ICP44-/.:// \ i I. I��,•��y, !� "'�t��,'rq 'rF,� ak , is by °e . / ``- . • � :. � �l�'����,an nn�nnlp rnpai �nn�nml�� �n +�I���Nn0;i01�s ���,��:; � �� uu l �l mua�[avaua�e� �i ^ ' !C 1 a i1 11/111„II:. x)) �; I • � GENERAL DESIGN NOTES I ,___ 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. I. 4. + '� ale 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, ,.. 0 �"�'�• �' UTILITIES, POWER LINES AND EASEMENTS. , ,.../ . `..� "�• ►� It �I3.ALL REQUIRED LANDSCAPE AREAS(INCLUDING PUBLIC RIGHT-OF-WAY)SHALL BE MAINTAINED BY r ` '� , OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. �.r.�. Y__`, � % 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL I COMPOSITION AND AMENDMENT. ' ♦�����•• ��� , 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE V ♦♦ UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. idt Mit • 11"11.11.T. 6 ,4,,,...4. 0 r LANDSCAPE LIGHTING DESIGN NOTES I ' LANDSCAPE LIGHTING WILL INCLUDE TREE AND SHRUB UP LIGHTS, PATH LIGHTS,AND STEP LIGHTS. ALL LIGHTING WILL BE LOW VOLTAGE AND HAVE LOW MAINTENANCE LED FIXTURES. THE SELECTIVE USE OF ' UP LIGHTS WILL LIMITTHEIR NUMBERS TO ONLY HIGH PROFILE SPECIMEN TREES AND SHRUBS. THE LIGHTS WILL BE ANGLED TO REDUCE GLARE AND HOT SPOTS. THE GOAL IS TO SHOWCASE THE LIGHT ELEMENT Illril AND NOTTHE LIGHT SOURCE. • SCALE 1" = 20' ' 0 5 10 20 40 ���� • LANDSCAPE • • DSRT SURF • •• DSRT • Site Plan Architecture. • • PALM DESERT, CA • Design. SURF • d6m0 Relationships. • • • • • Scale Job No. DESERT WAVE VENTURES, L LC Date Zoe 04-06 IIMPUltri ilt IiIMI 411116 KEYNOTE LEGEND W__ d:o;. �' O PROPERTY LINE 4ov ©0 EXISTING LANDSCAPING TO REMAIN 4..4 • ,,,,, 4„,,,, © PROPOSED ENTRY DRIVE •• �� ' •Y O R OROSEDIONNDSCAPINGTYP. REFER TO TREE AND SHRUB PLANS FOR ADDITIONAL © CAST-IN-PLACE INTEGRAL COLORED CONCRETE WALKWAY *44. _ O LAWN AREA WITH UMBRELLAS I•,. O ACCESS PATH ■- 'ic4.0111111 :` 1 - 5'WALKWAYALONG LAGOON _:' 1111111111•.-. 0 LAGOON e 18"HIGH STONE VENEER WALL WITH 5'HIGH GLASS PERIMETER FENCE ATVILLAS is r ;, 11 rg, , ■� _ y� �� 1 0 0 BUILT IN BANQUETTE WITH SHADE STRUCTURE l 1r11r'Jr11ri 4` PICKLE BALL COURT I-!t•- A:-__A_____i___l.k ARTIFICIALTURF PANELS AT RESIDENTIAL GUEST PARKING NMAINTENANCE EASEMENT r\, -../ .•_ NL. its't,t Y,., A i0 .- -.----, . '''e''.4 lA1 1lRi 4 O.- ,i.l- Il L'alk iJ,.Ii-Ziia.-r-i ti .i 6',. .„e1.I...l.l4....4. i--1--'i.--''Ifi'.'!.'.,.'',2 vi ------il-4li/..i..i*, i,i,.r,iirX+.,.r_fAt_.N__,m—i r /*ai;;..;&.:..4..-Z.... C"8II"L1....,V.-.-...I. ...1•.•.•...-.. ....... -4a/. 1A/b 1/k i' 4 t .--'' ,'''--r..._.,. <'-'W---.•__., 7,-1 ,..›' ...,,-'-'"M iatr e.....I:--,--_:-I••I_ e116) 4 - 41 .' E1 ►` < f ~ • F'. ; - 3 46iiiiiii 11116.. . g$ --146. ar I q .* TI;lii , --__ . 0 .„, . 1P A , 3 . •, 1 1 LAGOON . 4. �, - - .. -M . C.I • MEP y • . h ei% 1411411% \r I k violt I ''••••.,_... ....... 2 1111:***C , . I 4:- .L4 w ' . I I = I-I Q - . t. IX J ' 11 El [1:\ \----------\. C 4 = I 6 13 .�f •, -. � -,.. �p� �'ito,,,,,,ft,„ `gee ��ii I S zip�`` �� vik �- �� icy- hs'��AF�°c�nn`I!�i 1'. u n NIiQ�� I *1111:::::71411:::.;119:::::44i:171::::: ■nnnI11 /� o• ��� :���s.. I 44%.444,4044/0 S lilt �,31 �`"�� � ��i'l''' GENERAL DESIGN NOTE ! � �= �. 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINESa. �, IE=" ! 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OFWAY, ,.' UTILITIES, POWER LINES AND EASEMENTS�,, * ', i � � 3.ALL REQUIRED LANDSCAPE AREAS(INCLUDING PUBLIC RIGHT-OF-WAY)SHALL BE MAINTAINED BY IN I 1 ���. �.�■ram OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. Y :::: \�',�,^ '� O; 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL � * , COMPOSITION AND AMENDMENT. ` ����nnnn `fit,, 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE i _ .„_ V�������� r n1 UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. ...._; ` `� LANDSCAPE LIGHTING DESIGN NOTES , LANDSCAPE LIGHTING WILL INCLUDE TREE AND SHRUB UP LIGHTS, PATH LIGHTS,AND STEP LIGHTS. ALL LIGHTING WILL BE LOW VOLTAGE AND HAVE LOW MAINTENANCE LED FIXTURES. THE SELECTIVE USE OF - - UP LIGHTS WILL LIMITTHEIR NUMBERS TO ONLY HIGH PROFILE SPECIMEN TREES AND SHRUBS. THE LIGHTS WILL BE ANGLED TO REDUCE GLARE AND HOT SPOTS. THE GOAL IS TO SHOWCASE THE LIGHT ELEMENT AND NOT THE LIGHT SOURCE. SCALE 1" = 20' 0 5 10 20 40 IP, LAN DSCAP E •• DSRTSURF . . 9. • Site Plan Architecture. 1 DSRT AM° Design. i SURF : PALM DESERT, CA Relationships. • Scale vewater'�' • DESERT WAVE VENTURES LLC : , Job No 2020-239 • • • Date 2021-04-06 LLEt-f. .. I KEYNOTE LEGEND t 0 PROPERTY LINE 1. I _ Q• � � --�) f I . i i i I I • 0)..411 �' r < 0 © EXISTING LANDSCAPING TO REMAIN r < 6 0 PROPOSED ENTRY DRIVE .210i1 J I 0 SERVICE ACCESS AT PARKING LOT � ---/-n- I ilell _ • 0 CAST-IN-PLACE INTEGRAL COLORED CONCRETE WALKWAY i Y 1 f 0 LAGOON • 0 PUMP TRACK •, b'HIGH PERIMETER MODULAR BLOCK WALL AT STACKED FLATS 111 0 PROPOSED LANDSCAPING TYP. REFER TO TREE AND SHRUB PLANS FOR ADDITIONAL ' vilif w . INFORMATION. - 5 e ARTIFICIAL TURF PANELS AT RESIDENTIAL GUEST PARKING :, • BUILT IN BANQUETTE WITH SHADE STRUCTURE y • 0 --7 -_ _ . .. / r„.„..,.........C:::::] i *-` r C< 10 .. 1 LAGOON � 4,, 5 , _., • 1 < 0. . i MEP I � QI 9 X I (0 ,, - - ' 141,1r, = r . . \ Y ,' \ N� 11 IC--- '-i Le le \ 0 \.__J_________ -.-. V a Cip- , {_ ill, . \- I I \..2____ ___,\7> I . ,1 < 10a ,---, „ ,.. ___ . ,.., . - _____ .. 1o0 \-_-_-_\ \-_-_-_\ . , y AC , : . r • � I to ç _ FLATS _ 6 '6 At' 4111PP" ' - ' ' �` �® , .... g. 0% . • _ , i I gi .. ,'~-j iImo, 0 i - 1 i .: \ ' � if c !I . -w _ STACKED FLATS - 1 ` ti . 0 .„,,f4‹. 1 r lI11111111 1 w - \ / MI il;i:::k4.,//' ‘,,A . 0 \ ,,.. .... , _ , ,... , // . _ _ 1 ... ... ,,... , i orgicr4Y/4.:Pl'-* ,-' ----- _:*;.,;/C.„.,./ ti . - ® . - \,..__,,r4,1=_,-;„ ... .. , � �... �nn�@��nn���nn�an��a��ai- \---- \ SaA•b'+'A `,/ � -1 •� r� 'ti I '�-�� ,� � � , III I 1 ► i1 r % �� • „ 77 'P a I ,� �.-=r �.- ` . r �. � •. �.;���� �, I GENERAL DESIGN NOTES '� `�` �i � 1hr; '6 II ,.: 1. THE LANDSCAPE PLAN WILLCOMPLYWITHALLCITYLANDSCAPESTANDARDSAND DESIGN GUIDELINES. C______Cive• �``c.�1 r... 1� ''!' 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, 1 "" UTILITIES, POWER LINES AND EASEMENTS. l� �' "4o. *' ice p, JI 3.ALL REQUIRED LANDSCAPE AREAS(INCLUDING PUBLIC RIGHT-OF-WAY)SHALL BE MAINTAINED BY \• _____--A„-,_ �I. � :a:', "' ♦ IL9►_ OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. coil OPt�.. �= f 1 �n .`` 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL --di COMPOSITION AND AMENDMENT. Atii 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE . 4 . - . - 4,r ' 4.0) an r; UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. mv�� "� • ' LANDSCAPE LIGHTING DESIGN NOTES _ iiiiiiiiiiiiis% •; - . LANDSCAPE LIGHTING WILL INCLUDE TREE AND SHRUB UP LIGHTS, PATH LIGHTS,AND STEP LIGHTS. ALL lail _ LIGHTING WILL BE LOW VOLTAGEAND HAVE LOW MAINTENANCE LED FIXTURES. THE SELECTIVE USE OF 1.11 UP LIGHTS WILL LIMITTHEIR NUMBERSTO ONLY HIGH PROFILE SPECIMEN TREES AND SHRUBS. THE LIGHTS WILL BE ANGLED TO REDUCE GLARE AND HOT SPOTS. THE GOAL IS TO SHOWCASE THE LIGHT ELEMENT - AND NOTTHE LIGHT SOURCE. - SCALE 1" = 20' 0 5 10 20 40 ����� LANDSCAPE • DSRT SURF . 98 DSRT Site Plan Architecture. • PALM DESERT CA Design. SURF d6m0 Relationships. • • • • Scale Job No.• DESERT WAVE VENTURES, LLC Date Zoe 04-06 qw- KEYNOTE LEGEND r1111� 0 PROPERTY LINE • ,- illi 4 \ MATCH L I N © EXISTING LANDSCAPING TO REMAIN • ■ 4 II *Pr ., • .. .:E ...... .. . I 0 PROPOSED ENTRY DRIVE I o.illi y)^� • . 0 CAST-IN-PLACE INTEGRAL COLORED CONCRETE WALKWAY 0 LAGOON Plotot. 11llll . `� E' O 5'WALKWAY ALONG LAGOON -- .g \ • O PUMP TRACK • r • I : ' �, .au, / 0 18" HIGH STONEVENEER WALLWITH 5' HIGH GLASS PERIMETER FENCEATVILLAS io• i �4 0 SHADE STRUCTURE s ` )3211 1 6 4 e1 ARTIFICIAL TURF PANELS AT RESIDENTIAL GUEST PARKING •• +.<•.:gym. ■ Q MAINTENANCE EASEMENT C- )1,. ,r...1 -..1644' i , -, I , iiii :; .4_,A1 i .... . J sue► 6 -- f ■ �M 2 ,< I! � x 0 411C10 . • I v I V I L - ,7-1 114 I Li it.iv- ! 1 =►mot 1111-=,. < 11 Li P.:141FA1100-111eili 2B .1 a ,.,.. lill . 1 ■ • J . 1 .. . Niro. ...t....„ ...111,IC I I ff++ '�t ' I 1P11 11 i' 0 ■ ii=is T . , 1111110. —Ili ihf‘i.__— f; Fry1. milli vie 706064.41, a _34 II re- :-, 4li IIII 4 '1111.4 /I^, Y ' ��aiia�ia. analv'V //' lit illtiltA _ _.. Iv- -,,,,_-.1. ......,.......in mlin.r.....s...... •ic (6050,1* mr ,14, Pe-9 p! I 11 ��i US I � �F.. I .,A ' NM 1 ,I ,__ Do, ni GENERAL DESIGN NOTES Mr, 4 6 v LE01, . iii dr" ' i'' *'� `r'' t. 31 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. - ��.` � � ` + 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, 111111114 V i` �����='"`�4+�: "' I'� I UTILITIES, POWER LINES AND EASEMENTS. - „_ Nr , _ . �� ■ �� �' >«:4I --`�.•,''� 3 ALL REQUIRED LANDSCAPE AREAS (INCLUDING PUBLIC RIGHT-OF-WAY) SHALL BE MAINTAINED BY �r = ��~��t ►` 1 ��s Ttl,.,\ �� OWNER.THELAND CAPE AREA SHALL BE MAINTAINED PER ITYOFPALMDE DESERT . �..L _� S S C S �W �` .., . .,,,_ ` p 4 ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL• i -- r vi �, , d. • 1 =_�i � COMPOSITION AND AMENDMENT. .• , : • �, �yi��mmn���� � .�.�, 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE • a ` 9 ���I �� �a UTILITIES, LANDSCAPEAND PROPOSED UTILITIES. * .2 1 y,.� ", LANDSCAPE LIGHTING DESIGN NOTES 111/841 ' — ?� LANDSCAPE LIGHTING WILL INCLUDE TREE AND SHRUB UP LIGHTS, PATH LIGHTS,AND STEP LIGHTS. ALL mramillhAll 4.. jo. 1� I'� *` — � _ � LIGHTING WILL BE LOW VOLTAGEAND HAVE LOW MAINTENANCE LED FIXTURES THE SELECTIVE USE OF ilh c ( \ - It-, s-,--_. , 0 . • ( ____. .< 9 C+I�' 1. —L \, r-----/- — UP LIGHTS WILL LIMITTHEIR NUMBERSTO ONLY HIGH PROFILE SPECIMEN TREESAND SHRUBS. THUES E LIGHTS i . �+� ' ` ` �~` MATCHLI WILL BEANGLEDTO REDUCE GLAREAND HOTSPOTS. THE GOAL ISTO SHOWCASETHE LIGHT ELEMENT ' k. ,� AND NOTTHE LIGHT SOURCE SCALE 1" = 20' 0 5 10 20 /d \ LANDSCAPE '.• DSRT SURF .SitePlan Architecture. • PALM DESERT CA99 • Design. • SURF Relationships. • Ak • Scale DESERT WAV E VENTURES LLC, Job No. 2020-239 • • Date 2021-04-06 KEYNOTE LEGEND O 3.5'DEEP POOL O 3.5' DEEP SPA O ADA POOL LIFT O ENHANCED WOOD DECK PATHWAY O MULTI-PURPOSE LAWN O CAST-IN-PLACE RAISED PLANTER BEDS O 6' HIGH DECORATIVE POOL FENCE AND GATE 0 TOWEL SERVICE AREA O COVERED BAR e BANQUETTE SEATING e STANDARD CABANAS e NATURAL GAS FIRE TABLES e CHAISE LOUNGE • 8' HIGH DECORATIVE BACKDROP WALL e BAR WITH DECORATIVE OVERHEAD ELEMENT eLOUNGE FURNITURE SUITE K K K 44 Q4 44 Q4 K K Q4 Q4 Q4 44 44 K SUITE • DECORATIVE POTTERY 492 SF 357 SF 357 SF 357 SF 357 SF 357 SF 373 SF 373 SF 373 SF 373 SF 373 SF 357 SF 357 SF 492 SF 373 SF 373 SF 373 SF 373 SF : PERIMETER GLASS GUARDRAIL ABOVE PARAPET , , iii , . Iiiii , , ii=71 . . Iii , . Iii , , ii1171 , . DECORATIVE COBBLE i rf f •JI', I 1J �1 rf 1 i , ®1 SCULPTURE CORRIDOR 3480SF RESIDENTIAL PATIOS i r _ p: SUITE 131S •r F 1 RR RR 357 ® FESTOON LIGHTING 663 SF ri 331 SF 2{I3 SF 203 SF 'AGE ! ® DECORATIVE WATER WALL K .QQ - CC 00 00 k k Il �—r 357 SF 434 SF 434 SF 434 5= 434 3= 434 S= �I 357 SPATREATMENT BED 28 SUITE Elk �' ® SHADE SAIL STRUCTURE 663 SF SOH - - I n II K '1 I O 176SF .i: , . 373 Sr IL ,_ I 6.-', I ,/- i Al i., i� 1%. 1 MODULAR PLANTERS ® I IY1 l� �'•. .i • 1 .. . L^ - �• `e• L r • im x I N 11 I: 11 • I ' ':II ": < 6 - ® STAIR ACCESS TO LEVEL I RR RR I 373 SF 24 2385E 238E 16 FLOATING CONCRETE STEPS WO i ��� < 17 SPA r 7 :.`•� \ / 885 SF 1 I lu( / • PORTAL WITH WOOD FENCE iiflHWIiBiiWUUWUHiUHrnI u \ _, . , , �I4 __„. 4 jir.H > ." < _ 0 2 _... :y ss IN RI JIl � STAIR ' \ �� y STAI 1' OL�J`�CJ 20 3563E 0 / tiC8 373SI 1 • FITNESS CENTER '.. , rr_. :, .t: _ G I I wl II ■ • - 920 SF CI.. �1MIIIEl �•ik •.-. _ i F _� s• 4: ,�. ‘- a:A �,. _�e-.�t •� k•' r � 373 Sr rfr- a > 1 I FLEX SPACE -....n 1=r1 s 04 mull I III 12293E I �: ��:'� �•,t•: I ' II --> 0 1--_, 6t ..I ,.;—.1-4'4\ :•r ' -c., ..- ir ..,_, . • I fir. L. 1 A 14 — .ie s 0 .-1t, '4' iv (� _ ti��, ! �'� �t� ~ I I +- . ;4. -.-r t -.: K SUITE + : • - F 357 SF 492 SF € 0 nom ':'. Ulu 1•1.4 .� . ' 41,, a s 1 }' 3 S. r' r S } 6 ' .me > 0 . - il i) illir'w Aillt4:4111114410.111. 1 LI i . i•Fi• i.1 LI lib NIP IIP IIP. IP -..--- 0 —1-4—r = J i p . 18 L -J. .., - , . ..„...„,,,, , ////c.. . ,,,, z/ , 1, moo, , / , A 4. , / , -,, ..,t , 4:, A, e �'< i _, fi t' ,"s 6 ,-.;,,,,, ,,_--i-tik, rortworso- .1,p,(0 ,- -.\ I '* Ilnr 11 04. iv- _,...r,.D.rt,7-,.,.., .,. \ ticTill _ad �l 11 l4i.„6' 0 `� z" GENERAL DESIGN NOTES '�i''A : ! 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. *ar`�.-. .. % f� -,�' 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, '4• t_„►�4* "`��'� UTILITIES, POWER LINES AND EASEMENTS. 44• -' p 3.ALL REQUIRED LANDSCAPE AREAS (INCLUDING PUBLIC RIGHT-OF-WAY) SHALL BE MAINTAINED BY � s T I1�� I OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. �� #"koit : / 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL �'i COMPOSITION AND AMENDMENT. n%' 4115.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE � ��s UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. fob, *Ali 04 -tat LANDSCAPE LIGHTING DESIGN NOTES LANDSCAPE LIGHTING WILL INCLUDE TREE AND SHRUB UP LIGHTS, PATH LIGHTS,AND STEP LIGHTS. ALL LIGHTING WILL BE LOW VOLTAGE AND HAVE LOW MAINTENANCE LED FIXTURES. THE SELECTIVE USE OF UP LIGHTS WILL LIMIT THEIR NUMBERS TO ONLY HIGH PROFILE SPECIMEN TREES AND SHRUBS. THE LIGHTS WILL BE ANGLED TO REDUCE GLARE AND HOT SPOTS. THE GOAL IS TO SHOWCASE THE LIGHT ELEMENT AND NOT THE LIGHT SOURCE. r( D SCALE 1" = 20' 0 5 10 20 •,...\ LANDSCAPE : DsRTsuRF . 1 00 pSRT Site Plan - Hotel Level 3 Amenity Deck Architecture. S• ite DESERT CA : Design. SURF Relationships. • Scale '�' • DESERT WAVE VENTURES L LC : • , Job No. 2020-239 • • • Date 2021-04-06 I , I III WALL AND FENCE LEGEND I --- —Lt. - - , — RESIDENTIAL C.M.U.WALL 0 R IiI I III II I LOW WALL WITH VIEW FENCE I 11 'II POOL ENCLOSURE FENCE I \' , ',\,, . . 3.5' HIGH RETAINING WALL WITH STONE VENEER AND GLASS RAILING ON WALL I \'' Q GATE I , I = — • • 1•� IL • • ti I 4\ \ \ .\ ,lior, 1 \ 4-'-'4 i •I • N I\J\\ .� \ \ \ t� • \ • . ) t I \��•_• I I r , . \_ �. , M,1 11 ' \` I ' 1 `. - . I \\ \ I; . 1 CJ 7 • L . II ;\• \ \ • , ,... .11k. ----..'" -\ -.4,...- W - /- • • = I •. • ca • ....\ HOTEL & PARKING GARAGE -� z, \.,� \ V \ \ \ 1 1 + +• 1 I •' 1 I •ii 1 ,• I ,.1 `ti ` / I �� ,� t / i• r R / y \N • \ + I r - . . ;1110 64 } .......4 4.976 427,-N 4.9% t / ,' ' ' 2?'//).1z -270.81 u 4,.:,itr I I I 1.1"I I I I..11:117*;4'::-/ / ' p_____Q). • ' e\.. , • „---, 4. ,...:•-` ,-- \444 <,\:::?? /' CIFAII '4. \ O J • l��O�n nn nn�nn�anrma • �� /t �nm��gml�,� I�I�O Ci1n_iA0',pU � �'1� ��I�Q@R@fiver �.��i ::::_,,,,,e.#,(,- "al �! V I p I�p t �C '�i'�m'' � s ���dil I'I i265.3 * & ::•'' � I -4'C ./> �� 1.1.!',,,:111 II it*> qir. 110 1 2% \ </42 . 4,74 ,,,,-,, , AI 44i14')• %., .,, ii::77;ii \ / z Y � ��`:<:.A�•6�;���• V op b • ��fit 1 ..4• s�rz .. _ . - 0/ , hv l' I .,.. , , stri;A •• rcri imam; t . �* �� ":ti. Ei I �� 3.� GENERAL DESIGN NOTES I �► 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, — UTILITIES, POWER LINES AND EASEMENTS. 26' :: :' ' ,,� 3.ALL REQUIRED LANDSCAPE AREAS (INCLUDING PUBLIC RIGHT-OF-WAY) SHALL BE MAINTAINED BY * M ATC H L I N E OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. i I 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL `y COMPOSITION AND AMENDMENT. 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE SCALE 1" = 20' UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. 0 5 10 20 • �,/\ LANDSCAPE • .. , DSRT SU RF . DSRT .. •• Wall and Fence Exhibit • Architecture. • • PALM DESERT CA :• Design. • SURF Relationships. • • Scale . • •DESERT WAV E VENTURES, LLC • : Job No. 2020-239 Date 2021-04-06 1i I I WALL AND FENCE LEGEND i nn RESIDENTIAL C.M.U.WALL • •• IIP • • 4 ..4 • in - _.,_ - LOW WALL WITH VIEW FENCE • ::'"(d r,' , _ POOL ENCLOSURE FENCE Iri IP . 3.5' HIGH RETAINING WALL WITH STONE VENEER AND GLASS RAILING ON WALL 40/sfe * ' t' I• w p = i Q GATE Ide . a c! I 1 I I / ' • 1 _ Ll L1 L'w I l 1 • '1L1�L1L L1L L1` '' I r lL L L1 L1 L1 .- , , ,� . If _ _ _ T f• L-, L1 Li ilQ L 1 C L., 1L oL 1L ~ ` I L1 L1 0 L1L --, 1L 4- - - - al_ • / L1 L1 Ll L1 L1 L1 \ • L1 L1 L1 L1 L1 .• s , CI CI CI CI CI ',..___ - — 11 LE I / • I * / 64 4 • '-'44e/ 1-- / il 4 0 0 0/. � , w. / `'';� -- - - / . • • / " fo HOTEL & PARKING :b Y , GAR Ar AGE . / r , E 0 7 /r V� 'i-i • + R� sir f\/. I!. It. - - ' 1�' II S '- r� Ate• .-_ ® SURF CENTER i.. - 4PG" .C4\%Q:C6:27Q,-l22-' a:cio.4%, ,0:44/' ,,oe- 1 'y r' W -� \ ' ''1�1N M. �\ •moo iii\''.1-',..isimmemil Ile le/lit, in. .. ■ \': i iiii.2fe‘6.4:2).z.-jlicio_ 4.9: i I : _ / //\ r � � i263t- • I \ • - vjA,\ / \\ \ y (i.-Z:! � r . \ <:;e:)\// /\,'.-,6a7 • 1 -V •T -... "%r � �� -zee � /% �• _2E. \ 4976VILLA ' - ' - . �, 26E I / I - �� t26- a �� Quo ❑ \ T . „ %% 1 i ••0 *Or', --•---- 1 / IiifI - --- 1t0', _ _------m.- -4...--- - ---••••.-----__._ " 0 1111111 2200/4\ \• z _cap ir,_____"____;„/: '. %,% -_____ +2- /Jr � I .\-..„_._-•/A „ A 1 . c,, .,,,-e<u-r„. ________- 64,*„*:. lo 1 ::.••� I= ` ONTR • L 0 Iff1 ��n� nnn� nrn ► yk 4- ,, , , �r=�� % OWE * l ./.------------% . %% \ 4 'lir At. • #40 t ■ r .- -.BSc' ,► 744;1,,,, ' 11\._.44 & A \., _ "F . _ . 1 % v Q � �Q///111nitt� `ram, ,,, ' ‘ ..///1 .., Vg" „ Sy '�', GENERAL DESIGN NOTES • o M0111° 10 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. I 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, UTILITIES, POWER LINES AND EASEMENTS. / - 3.ALL REQUIRED LANDSCAPE AREAS (INCLUDING PUBLIC RIGHT-OF-WAY) SHALL BE MAINTAINED BY I OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. • . V I' 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL * COMPOSITION AND AMENDMENT. • 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE • • r • � - - _ UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. 4 - SCALE 1" = 20' 0 5 10 20 /,,,, LANDSCAPE ', 2 . DSRT SU RF . • Wall and Fence Exhibit •• Architecture. L DSRTDesign. • SURF PALM DESERT, CA 4) Relationships• . • • Scale DESERT WAVE VENTURES LLC • : Job No. 2020-239 , • Date 2021-04-06 I . WALL AND FENCE LEGEND I RESIDENTIAL C.M.U.WALL LOW WALL WITH VIEW FENCE AT BAR I — — POOL ENCLOSURE FENCE 1 1 3.5' HIGH RETAINING WALL WITH STONE VENEER AND GLASS RAILING ON WALL I l Q GATE \. / .r ''._ ,- - _ ` ;• i it--- -..,7)- kilo rill..7, *- _. IC 4 - '• # ,..• ,... a 4 , 101 .• 4 10111.\' '6.17•Orki. . • I _ r .0_01, ,.. ,.‘ 4 - ___ -- -IC ,____ ei—siggra c . „, • ..6°I._......,..i 1....1°I.1111.7. .‘-'4'7, a�- �.' r I Z sal rins "s I i 1.0 �'� U H STACKED FLATS 4 � � • ,I. • • • T �� i• VILLAS ___. • • ei �. , • \ . :\ l �. a ,� IQ, %. to \i„,- • . . I0 t \ • . \ . \ , , ' 7 I - Y. • • : 11 r . OA- _ .. . • 1 •• N -I Q \ -4, 7., / . . STACKED FLATS - - - - - - - - - - - - - - - - - - — — — — —• — — — — — — — — — — — — — i---4 - .• \--A , . • MATC ' • I ' \ • . , •./I /tv.rr--- V iUI_ ‘* *17.:-2-'*!. / • A Iltrre --lwri&NArroA st. 1 a „,,•01110.1r.,, f-v ,*:e -1441k::::, i'- 'VS R Aar all S0i, - � t LI '44.a • f ii i, .42.,�ip1 r�°'""""""TelkWGENERAL DESIGN NOTES mmnn►� �� lk 91 - 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, laF�� UTILITIES, POWER LINES AND EASEMENTS. 3.ALL REQUIRED LANDSCAPE AREAS(INCLUDING PUBLIC RIGHT-OF-WAY) SHALL BE MAINTAINED BY EDOWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL COMPOSITION AND AMENDMENT. 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE SCALE 1" = 20' UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. 0 5 10 20 40 ����� LANDSCAPE DsRTsuRF • 103 pST Wall and Fence Exhibit • Architecture. • PALM DESERT CA • Design. • \SURF • Am0 Relationships. • • • • Scale • D E S E RT WAV E VENTURES/ L LC • Date Zoe 04-06 ' ❑ //. WALL AND FENCE LEGEND _ i , f;' c, RESIDENTIAL C.M.U.WALL It \ MATCH L I N E f444114% LOW WALL WITH VIEW FENCE AT BAR m• POOL ENCLOSURE FENCE Li( --Alialrir--- ` ` :'4'N\ 3.5'HIGH RETAINING WALL WITH STONE VENEER AND GLASS RAILING ON WALL ' i 1://:'�� ' — i O GATE 1,'\•• i Y....,......,.....„.........\ lli' j.4 it 1 1 1114,,. 01 / 11\‘'..\\,\ 11 I rt. - 1,1 , I r___J • /// - / \it.• \:::: _____ $ * 0 \..\4" • ; -S- W.,, _ .4. it 7 . \--- 4 111>( I; ::-:. -::1 :1•\ ;2> �F`�k 1 ''-14.(1::\4::::::::::::: �/: . 1___:_:, ' : r l: 116 13-) 11\411 1.11 • -I t: ; ,I I , . ,/ gill \-. -•' -------------_.i .,k 4 PI PI 74Zir;- '- ."1/ ...,_ i \ cc'? / ' .i7L,1:' IL i L i .` 5\ •• 0 1• I . 4111P fi ..) , :0/0. ii' :..-' 4.: * o _,z • A — - J ri:,\ 1%.-411'\ ‘(-'13alif :"1:- // / i `;, ///07's it . . (:}litti) -4 01'°1 °li \ a. 0 • l M • -7:...1 • ill I/ . • L • • • 44 R Mt 111 * • ." '''' I\ Nils a 0111111 4111611%41; , Os . IL .... ... .. . . : , .. .1nnnn 0 1 �, ilk Af ' ;74:: • / l• le ,,-, Mitb0 1&. / /4 SlAi 4. *:14(:,!/: 14 ' u�y V n 44.\?7`411 • `I4nnnnnir�la► ♦� tt�,i ''> 9 0n �o�a Va no % Ot II F' `4%, i r . ..,_.,„ itaT4 •., Piri 4, , i \ E. --' III a A �• �', ili� III 4. 4* f" ' Iffj 1 ) Alit nnmm ,� ► l�� l'� °� y ' , GENERAL DESIGN NOTES `,F 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. f# 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, UTILITIES, POWER LINES AND EASEMENTS. 3.ALL REQUIRED LANDSCAPE AREAS(INCLUDING PUBLIC RIGHT-OF-WAY)SHALL BE MAINTAINED BY OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL COM POSITION AND AMENDMENT. 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE SCALE 1" = 20' 0 UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. aMiiiiiini 1. 111MI o e a za ao • f1� SURF• LANDSCAPE . DSRT . Wall• and Fence Exhibit • Architecture. • 104 DSRTAODesign. SURF : PALM DESERT, CA Relationships. • • Scale '• • D E S E RT WAV E VENTURES, L LC • • Job No. 2020-239 Date 2021-04-06 WALL AND FENCE LEGEND - 8' HIGH C.M.U.WALL LOW WALL WITH VIEW FENCE POOL ENCLOSURE FENCE 5'HIGH RETAINING WALL WITH STONE VENEER 4/ ' CHAIN LINK FENCE WITH GATE , ' .• Et* IP I . . . i ,41. "Ili/ Ntiii6// is//////////i 0 I 1� r ® I r s NalION / . / / _ 4,_ . P + ': 0 • ,ram /. ;" '-..)'•-. : • • , . : - 1/.2. it:. • • I / / I • 1! I I • *41 r "---4/: 0Z T I I FF • 4 r! L-�•' rJ - I k, 4/44S . 4 % 1% : '' ------------ I • I W • 11411%.***44, ' Iz J s IU • I < � 1 • • • I L__ i Siciii.4.44: f IIIII4 1.1.:•b:://•,- ‘,A I. ' d .A*,.4/te A I I.1, 0 NiIntki \pp1�I girtrittrere‘AV: ..' l*_:*;:;/T,V til 1641 I -je Z y r ...yr:VT'. # �I ::•44;i:,ft,- > imil. i II4+ ,. E 711 Fi 4 *, IN , 1 -,i..4:, 5., �� iivillil --,‘‘t:".4ii;,.. ' ..... 3. , yII) r r i z`���' wa GENERAL DESIGN NOTES '`u ►' 1.,fib 1. THE LANDSCAPE PLAN WILL COMPLYWITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. ;Niglio2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, UTILITIES, POWER LINES AND EASEMENTS. 3.ALL REQUIRED LANDSCAPE AREAS(INCLUDING PUBLIC RIGHT-OF-WAY) SHALL BE MAINTAINED BY OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL COMPOSITION AND AMENDMENT. 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE SCALE 1" = 20' UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. 0 5 10 20 40 ���� LANDSCAPE • DSRT su RF • 105 DSRT Wall and Fence Exhibit ; Architecture. ; PALM DESERT CA . Design. • ; SURF Am0 Relationships. • • • Scale • •• DESERT WAVE VENTURES, LLC • Date No. Zo2 04206 1 Ar{ , #. �/171 \ - _. . MATCH LI N E WALL AND FENCE LEGEND — — — — — — — 1 — y f ..Ir— \ — — — — — — — — — — - — 8'HIGH C.M.U.WALL ++ f 1 ' f�j�Agill' it ` LOW WALL WITH VIEW FENCE * 1 ! • L .� �J J• 4". POOL ENCLOSURE FENCE illitsTi ( 7 EE J f -- 5'HIGH RETAINING WALL WITH STONE VENEER „ill.. '.• • • L 2 -L . ) - ) . ,---.' ., .41.1_7 - \i, _ o. . • - - tOw' 4 'N 11... NA...117, 0 0 %%4%444%44 1(1 --].... ■ 1 L t .. \ , '\ MIL ...."‘,4: Ill r'-'''''-'7'C:=:7(::::=7 IP • Itl%1 ' '''- -..• 1 • O 1\ • en WI '. .\ (S::::) sy: V . • 4 i• N I i • 1 . r_ • 00 a. • I ---. % 0. 4 . . • 7 \ ., . , i 4"--.... , • • .4 ' s • I APO . •• I ,. _ • V' <-. 00000000000 .1111. •\ b..%Fs; 44,..0 1 •annnn 4410......s.° i\ e:: IIIII Pri...:!:*./ # Niiiii..... ik.v,,://// N.,• \ 4 . r i atlFaITI�� tR� i �0 I_,��� ���� ' \ Fenn�nnnnyi�n��1@�nlgi�l l�1 � `f'A I '44111444, ,..44N4444444%......4.k.vaitskssiiit,„46 �WW�C��;uvIR�EI �G'►' f 1. A ''-;:-'‘:-;,11,:'°'...1711---,1411k 1 s7AA rr Algal ilitt Itliimmiongirs4400:•....•11010 • y . . f w � � �� � ' yGENERAL DESIGN NOTES i " . 47,5 • ' - ► rpt,_ 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. S �� �_ 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, �, 01 UTILITIES, POWER LINES AND EASEMENTS. _ 3.ALL REQUIRED LANDSCAPE AREAS(INCLUDING PUBLIC RIGHT-OF-WAY)SHALL BE MAINTAINED BY OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. 0 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL COM POSITION AND AMENDMENT. 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE SCALE 1" = 20' UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. 0 5 10 20 40 • • DSRT1f1� DSRTSURFLANDSCAPE •• . • Wa •I I a nd Fence Exhibit ; Architecture. • • 06 Design. • SURF • : PALM DESERT, CA Relationships. • • A • ca e '•vewaltir • DESERT WAV E VENTURES LLC : ; , • Job No. 2020-239 • • • Date 2021-04-06 h 1 _-_ MATCH LI N E WALL AND FENCE LEGEND 71 _ RESIDENTIAL C.M.U.WALL NM TEM , MIMI IMO IEEE r ��) LOW WALL WITH VIEW FENCE i 1 POOL ENCLOSURE FENCE 1 11o 5' HIGH RETAINING WALL WITH STONE VENEER • _ ti' 11 I it v:3i • 1I C 1.s•1 ,. 2\ i . r = r ...... _ . x , 1 1 ,________/ s ..:74.r..,,, ,,;:_tv, _1.1 • I ' JJ��� ' __ I i • .--__ _ . ,I 1 . , 1 1 1 ��FM s w Ir. t w • III C-i i• .- 1 i 4.a • . i gal • = . ��,F :k12:4:::14414, 40 : :/ i ,R��2 . ,,* �m��@I✓'� I�I�O�i11��Nnpi01�� ����.;.. 1:1 II , °. ,_�1 1 = -4-___ ___ • '(,.r_ ' ''� 0 . ( ��������� `Q �' '1 GENERAL DESIGN NOTES - ' 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES . ,\J •-• ►' �'. 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY • UTILITIES, POWER LINES AND EASEMENTS . '. t - _ � � � � 3.ALL REQUIRED LANDSCAPE AREAS (INCLUDING PUBLIC RIGHT-OF-WAY) SHALL BE MAINTAINED BY ii: 7, �� r r` r � �� M ATC H L I N E / OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS . 11111 �±� + R ` r -` 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL 'It 1f } COMPOSITION AND AMENDMENT . `+ � 1 1 ' � �, ,, — 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE SCALE 1" = 20' UTILITIES, LANDSCAPE AND PROPOSED UTILITIES . 0 5 10 20 • ,1 , SURFLANDSCAPE - . DSRT• . • Wall and Fence Exhibit ; Architecture. : r T Design. • SURF •. PALM DESERT, CA Relationships. • • Scale vewair'v' � D E S E RT WAV E VENTURES, L LC :• : Job No. 2020-239 Date 2021-04-06 WALL AND FENCE LEGEND RESIDENTIAL C.M.U.WALL LOW WALL WITH VIEW FENCE POOL ENCLOSURE FENCE 5'HIGH RETAINING WALL WITH STONE VENEER Q GATE I; 1 1 I - -- � - • • . •� ' •. • 14 , „ ;:, '. ,='n �j I . 11 \ 'JQ� Q // — 1' _� LI I LJ \ U/ �(f .. , ,, - - --,1' - _ . ,.l_ ...:—: 17j N . 1 . , . Ill I N x/ onl 4-- , 01 91, 91, ' "II/11111111H 1 1 1 N * :- C- ! '-- 1: r.--, :- r,1_' 1 - 17-- 1 /-/. .N nO - i- - . — .. ' ; rilli:til - , . 4,41 :,= f 1 I L'91 ` I `.W,Ir.: .�, 7 � r� ' � 1J Atipstrifor. `+ w dl ! ,1 0 0 4 , ,,.. i I - _. _ 71 Lk^7 AT.I4ij.414EZ ... fry' `�^ '— ►�;! �-— — — -f L J I 46 III ID ".1 `.. — 1 "•F r' ANt /EC r Q — — ff `i a __ .1 • •. ® ■ � � M _ .�` 1. � T I� Li D 0 •,. _ r_ � 0if,',� c� Illrilrei A, "s' ',;>' .---------- 41it.\?;7(147, AIJI rer Fa rm nn�nnnnri�l 1 �� a 17 1, �_.�� r���,�� (A „� � '�I it � IR'' . L11. it \ ''.4,. at i '"•;.'4,....:.-,ive'rri , .ftj \ .4*44.2;.' lr.' '' IV -,' ) '•"1-',-. ''s-,.-' WitV1:44 9Humnn•- ,i 1 I►��°iy � ��.n >�� h, GENERAL DESIGN NOTES iZ ray 3 �v •� 1. THE LANDSCAPE PLAN WILL COMPLY WITH ALL CITY LANDSCAPE STANDARDS AND DESIGN GUIDELINES. 2. ALL LANDSCAPE SHALL BE MAINTAINED FREE OF ENCROACHMENT INTO ALL PUBLIC RIGHT OF WAY, UTILITIES, POWER LINES AND EASEMENTS. 3.ALL REQUIRED LANDSCAPE AREAS(INCLUDING PUBLIC RIGHT-OF-WAY)SHALL BE MAINTAINED BY OWNER.THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF PALM DESERT REQUIREMENTS. 4.ALL LANDSCAPE SHALL BE INSTALLED PER THE APPROVED SOILS REPORT RECOMMENDATIONS FOR SOIL r( D COMPOSITION AND AMENDMENT. 5.THE LANDSCAPE SHALL COMPLY WITH ALL SEPARATION AND CLEAR ZONES RELATIVE TO EXISTING SITE SCALE 1" = 20' UTILITIES, LANDSCAPE AND PROPOSED UTILITIES. 0 5 10 20 40 f1rDsRTLANDSCAPE • • 108 DSRT Wall and Fence Exhibit - Hotel Level 3 Amenity Deck •; Architecture. ; PALM DESERT CA ; Design. ; SURF RelationshipsAO . • • • Scale • D E S E RT WAV E VENTURES, L LC Date Zoe 04-06 I , _ ] �� MASTER TREE LEGEND BOTANICAL NAME MATURE K ._s, 1 i . .� � SYMBOL COMMON NAME SIZE WUCOLS SIZE , PALMS TREES • .if , ... . - BRAHEAARMATA 30-40'H I \ \\ MEXICAN BLUE PALM 5 10'B.T.H. L M 10-15'W CHAMEROPS HUMILIS 36" BOX M 8 12'H MEDITERRANEAN FAN PALM 6-10'W 1 PHOENIX DACTYLIFERA 15 20'B.T.H. H 80' H DATE PALM 25'W �$ I — % •• • , • ,, ;_ �• WASHINGTONIA FILIFERA 40-60' H L,t ..... I . �,. . �. CALIFORNIA FAN PALM 15 25' H 15'W • \ WASHINGTONIA ROBUSTA 40 100'H y : * 1520' H . , ,+ MEXICAN FAN PALM 15'W -,-- / 407 %/ r :.ill Tt: b( ACCENT TREES 4 .-p`� l ALBIZIAJULIBRISSIN 24"BOX M 20 30' H / , , , t .•� PERSIAN SILKTREE 25-30'W jiikt. / 1' '\\N ) \ t PURPLEIORCHID TREE 24"BOX L-M 15-25'W 4. CHITALPA CHITALPAXTASHKENTENSIS 24"BOX M 20_�0'� ' / .._ -. ,� ,\ _ �. LAGERSTROEMIA INDICA 15 20'H I f '\ CRAPE MYRTLE 24"BOX L M 10-15'W IL ■. ► � TIPUANATIPU 24"BOX M 25-40' H TI PU TREE 40-60'W \ \ \ \\N( )1141° I I 1:PA*,rA4-/% ,, / 4 �� •� ��: z�•' •_: � MULTI-TRUN K TREES ,�' , - _ •+\,/// /// , / \/ ,/ * 1 ` ACACIA SALICINA 36"BOX L 25 30' H E.. -� �- , ' . �` o WILLOWACACIA 10 15'W .. • . .. - „, , , •. ' �; CERCIDIUM X'DESERT MUSEUM' 36" BOX L 20-25'H . •14\111/P. V 41 / / \ / z. / -1, — • -- ,► DESERT MUSEUM PALO VERDE 30-35'W ` � • • a I ill. 6 t ..\ OLEA EUROPAEA'SWAN HILL' 20 30' H \ / 4/. // / . / 7 , • -.... ----..._ _ •� • SWAN HILL OLIVE TREE 36" BOX M 25-35'W N / / �rs r • ' • • c�4 ti �' ,, CANOPYTREES / z / ,s? _c41*• • ft . / ,.. . ,, , N ,- /- , , . 4 '. �-- ACACIA SMALL!! 15-20'H - - SWEETACACIA 24"BOX L 15 20'W 4 . . _\ , __ ___ _� cf , PROSOPIS GLANDULOSA 20-25'H / ' \ - r� TEXAS HONEY MESQUITE 24"BOX L-M 30-35'W • i;004 QUERCUSVIRGINIANA 24"BOX M 40 50'H ./' / ,' / /IL\ ' SOUTHERN LIVE OAK 40-100'W r Ln �` •`\ R.. ' \ 1 1 L & PARKING GARAGE \; . . 1l 1 �*` '� SCREENING TREES /// ' /, ----,- \ \ ' r: . 444,, f" I I I �� / , , ' • •' 1 FICUS M.NITIDA 40 60' H �_ • \' 1 '''T ' INDIAN LAUREL FIG 24"BOX M 40-60'W W /4// I .J 1 • LIGUSTRUMJ.TEXANUM 6-8'H 4 / -•-- _-..�� �� % WAXLEAFPRIVET 24"BOX f�'1 4 6'W , " / /0\ ,„/ e.., I , ,/N c , A4.. ,. _ . • ril .. . / , . . ,_ , ,.,... . . , . \ ., / ,, . . < /,/ ./ # , , , . ::, ',::::,„,:„..,'„,„„,,,,,,,,:,,,,„,,,,,,,„,,,.... ., p. asw j. :'. y3 .. c :r > {_ .. ram : : a.vn ;:a 4/ / \ 's.. •:'q t�', :C`...'s. 4'"fit Alp • ,411/4/\////// ,,,\ \ \ ii: - 4,:".4 4.'Atlit,,44: : ,A`.`° . .-; ,,.,,, .• — 714::: '-V41: '''-j-- / ,L . , , . . -L... :,,,... „..::44„,1',,,..4:::::,.-7,...:),--..,. , -,, ,....*...,,,,...,. ,- ' • li �"z044 hsa '.'4.'''''-fis'81 -- ' 1r` } S. � ' �� �ti ��; 7- PLANTING DESIGN NOTES IFS= ' 4 .-.., — .„ ,-.-,„ i, �; i'' , ' ga L A \ ;R�``� Sa�L'� �.� THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE o VA .�1;;00...> 7" :, y 4 CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, o to / �l�r� ,,.�,,,���a�"a •� = FERTILIZERS,ANDAPPROPRIATESUPPLEMENTS BASED UPON ASOILS REPORT FROM AN AGRICULTURAL ,m__m�"""'wa_iaa_:imm� ;; ?‘,,,,,../ ./ �� ' ( TG'rm1���,o1,e2�o�r�1d� ,�� �► �j SUITABILITYSOILSAMPLETAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN 4* l �. .,.. . 1 _- ��,,,,� ,`:' h� BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN OFF. ALL / u , ,„ i W ` I� Y1, I THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TOA3" DEPTH TO HELP CONSERVE WATER, LOWER 1"ir , . - 4 ., % ��� .;a�a -z-- `; a�a - � ter ?- _pr,a -i. C ' W►� III 11 •.+. < ,` IIIC ' THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN / /' �, , THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF PALM DESERT . I 4/4, 1 2% ���'•. / ---- ,/ )ri4 ' A�r .�t , GUIDELINES. ' 'V'O . .4. .,.•,4. , NI. II. /;' / 7;,, a 1 • N44 k7-‘'-:i',11 /Cla v / .i., I lit--_,-- --, . ��`" - �t 5 IRRIGATION DESIGN NOTES ❑ ik. �f"`',, . • r� � THE IRRIGATION SYSTEM WILL BEA FULLY AUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW I • D �� a , �\ %^�. ±�,, ��+ G/ PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITYAPPLICABLE CODES. THE �4'' IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER ;:,�� vim. / ` EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY II I ��• �� ��,����! /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE s�°1110�►� =%' INCORPORATED INTO THE SYSTEM DESIGN. • .. ,� 11 sit mnnniu ,y, . IT= i Vg: �I � CLIMATE ZONES FACTOR , : ,,,, THIS PROJECT IS LOCATED IN 'WUCOLS' REGION'6: LOW DESERT'. I -2E' 111n11 - • - 9 M AT C H L I N E H= HIGH WATER NEEDS M =MODERATE WATER NEEDS L= LOW WATER NEEDS VL=VERY LOW WATER NEEDS SCALE 1" = 20' o 5 10 zo 40 SUNSET ZONE:15 USDA HARDINESS ZONE:9 � • ,���� LANDSCAPE • DSRT •SURF • DSRT Tree Planting Plan Architecture. • 1 0 9 • PALM DESERT CA Design. • SURF • AO Relationships. • • • • Scale • DESERT WAV E VENTURES, L LC Date Zoe 04-06 If MASTER TREE LEGEND �! - —fIC BOTANICAL NAME MATURE J, -- SYMBOL SIZE WUCOLS vs •-tom A COMMON NAME SIZE _ PALMS TREES #.4, a* -,i .. 0 - • qa I BRAHEAARMATA 5 10'B.T.H. L M 30-40'H . . . MEXICAN BLUE PALM 10-15'W I it• , , r I\44 CHAMEROPS HUMILIS 36" BOX M 8 12'H i ''' = l'',; �',. ='' '==:-''.>;;:: ''- MEDITERRANEAN FAN PALM b 10'W It I PHOENIX DACTYLIFERA 15 20'B.T.H. H 80' H DATE PALM 25'W I /• :;.�!,.'• ;a r...... : WASHINGTONIA FILIFERA 15-25' H 40-60' H ,: a: .� : - �:m.,..;. g°:=:..A; t.;Y 1 CALIFORNIA FAN PALM 15'W FMwI _ , K.. .. WASHINGTONIA ROBUSTA 15 20' H 40 100'H :: ... ' MEXICAN FAN PALM 1 — \D • • � ACCENT TREES r• \� • ALBIZIAJULIBRISSIN 20-30' H �� ��' L� ,LLILLI fq PERSIAN SILK TREE 24"BOX M 25 30'W r I 1� L�1- 1L ,L i * LLB.,L'�L,/ BAUHINIAPURPUREA 15 25' H / I : : PURPLE ORCHID TREE 24"BOX L-M 15-25'W ■ It / r ti r I 04 ini Fi j CHITALPAXTASHKENTENSIS 24"BOX M 20 30' H .:., CHITALPA 20-25'W • re \ \ , ., L \i, LAGERSTROEMIA INDICA 24"BOX L M 15 20'H �'I• 1....i; � i � � / � CRAPE MYRTLE 10-15'W 40•••••/ / fir- <\� I TIPUANATIPU 24"BOX M 25-40' H TIPU TREE 40 60 W , . , PO' \ - / HOTEL & PARKING MULTI-TRUNKTREES . \ ,p, . :,< • ,, G A RAGACACIA SALICINA 25 30' H • 36" BOX L 1 i :. G� 7 o WILLOW ACACIA 10-15'W • �� ,:a � •: ; CERCIDIUM X'DESERT MUSEUM' 20 25'H ..:. " '.''':::',�—:`...`.;.;;; ' 36" BOX L Z7L 3035'W c, '0. , 0 aC a `,„, ,( &o r � '' � �r q� Ii aE 0 ,� SWANHIROLIIVETRPAEA L 36" BOX M 25-3�,W - • �/• { 10k F&FI) . \� 111(/ '� 4Iiik : . *� �i / �\ CANOPYTREES _ `` ' �* I ACACIA SMALL!! 15-20'H �• .' 24"BOX I1(2i L • 4 . , i011, .. SWEETACACIA 15-20 W rz S V F T E _ e_ _ ,- _ *27+ i . , i' ?...kid:VI' lir I r PROSOPIS GLANDULOSA 20-25'H' ✓ • 111 y • 5 ! i a TEXAS HONEY MESQUITE 24"BOX L-M 30-35'W r. \ - ) _„ \ • �� ` .xn �, 4 QUERCUSVIRGINIANA 24"BOX M 40-50'H r,. -- D �� SOUTHERN LIVE OAK 40-100'W 271 ■ \ �I, - pV •• _ 3.11713 �■ o SCREENING TREES \ '4 I'''. --a 0 ' r1VH • %.°6 .272 el 0 I r M' ". . o.• `�. - �- � Q ` FICUS M.NITIDA 40-60' H ►� . r,� ... * .i,..4: ._.. _ \ ~i'i O / 24"BOX M ' 440 # I• icl Q 0 ` x INDIAN LAUREL FIG 40 60'W �i 4 Q' = r '2� r . LIGUSTRUMJ.TEXANUM 6 8'H r X �, ,►.- / ,, + ■ WAXLEAFPRIVET 24"BOX M 4 6'W 1111 II 1 I g j\ib%, • „ - .. ..,. , -,wki- :. ...4 . an.) ,,,,,..,.....„.,1110.„..,1/4., ,,,,....„,;..... 7,...._•.\''* . --;- I' . #s*so .2. • i. / .. , ,, . . . \\, . . .269 Al* N. *7.-;• ' .,...A . _ 1111" ill c/ I . 4 Cili \\ ----- - ---- \ I <,\.{ /\ 4 5t \ \ 41r& ',/\ - - ? Ao._\;,--- ,\I- 744 \t, - Ilik ..._ ..., ` ` x'1246 401k „iirmahmoi'$' vollb . ...- ....-' \ / \ Clir• ----. 1 * ".I. .4 % ,. . :- . - ...7—- . . ,-, , . I " ' .-2. . ,..-- 4 2 6 9 le , -14 1 1!,-, ,_._, u ug 000-0,0 _ - 4 -..ww- e ' *'. •0.- %"11‘ . . • •• % * ' tit" ' - +267 Iling°On,,ni C ) UN( , 'Alp ' . _ ------------.......,,_ /001•Eninw•------A,‘ 1 -•. • ilk , I/To - . \- ___ --') • .0 .. , . • . ' NV �'' ��` ��'' PLANTING DESIGN NOTES ■f r • ■ , , f;� bpi,‘IS.: __,..---'. -- 441) 4.2 - . Ai • `. ®����``" ��' /�p`� THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE _ ■ I ,�`` `G•= ' ��,e `� ` CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, �q "1/4•.a _ • _ "0.11!ItaftikillitatItti;i!.11:-.:iiik;iii.4.f:,,,, ! -f- e' An m` 4 o, ` / FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM AN AGRICULTURAL 'ji y ■n ., 10, , ` � SUITABILITYSOILSAMPLETAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN >-� I ' �' i BETWEEN THE SHRUBSTO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN OFF. ALL .� O N T R L 1lM THE FLOWERAND SHRUB BEDS SHALL BE MULCHED TOA3" DEPTH TO HELP CONSERVE WATER, LOWER 11/111 .-.-.1 -r : ;''C ° 1r'' � � �Itio f • I l � ��'+ °�i, THE SOILTEMPERATUREAND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWEDTO GROW IN O R' "�` "' < "5 ;_; THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOWTHE CITYOFPALM DESERT '_At FilL , ‘ ., / 0 a 1.• ,S 11 1 � �. lit �,� ,44..,„. 4,0 ■�Ar GUIDELINES. _,...,44.7. ......* imp., • ., 140 itt. * � '� mit ' IRRIGATION DESIGN NOTES '� f 'i'+,., r r THE IRRIGATION SYSTEM WILL BEA FULLY AUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW • • till I h-. p+ t' ) PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITYAPPLICABLE CODES. THE ......% . • ' -•4♦" IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER $ ' . 0)t 4ft-e4vgit. va-m-- =': '� • 4. i # I i � ` EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY���� � �p0! /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE ttA 1 hilli,tr ��-Nive �i it Pon INCORPORATED INTO THE SYSTEM DESIGN. f • 44, : g CLIMATE ZONES FACTOR THIS PROJECT IS LOCATED IN 'WUCOLS' REGION'6: LOW DESERT'. ` • ' • e.' r • # ► 4 R H= HIGH WATER NEEDS NNI- • ! ! ■ � * � � � + M =MODERATE WATER NEEDS r • • L= LOW WATER NEEDS I • i io lb ` . ! II IAII lk. 4•1 a t A,,,L. VL=VERY LOW WATER NE SCALE 1" = 20' A' . 0e. a PaibB ' ° 1 .' 64b ii--.1 ,i, 1 ■ o s �o zo ao SUNSET Z0NE:15 ■ ■ w - . USDA HARDINESS ZONE:9 Op LANDSCAPE DSRT SU RF DSRT Tree Planting Plan • Architecture. 110 • PALM DESERT CA Design.• • SURF AO Relationships. • • • • Scale • • DESERT WAVE VENTURES, LLC Date Zoe 04-06 MASTER TREE LEGEND SYMBOL BOTANICAL NAME SIZE WUCOLS MATURE COMMON NAME SIZE . PALMS TREES I I - BRAHEAARMATA 5 10'B.T.H. L M 30-40'H MEXICAN BLUE PALM 10 15'W 41V- CHAMEROPS HUMILIS 8-12'H ' ;: 36" BOX M 6-10'W • MEDITERRANEAN FAN PALM •-. � -. � .� -� '- - PHOENIX DACTYLIFERA 80' H 1 �' • DATE PALM 15 20'B.T.H. H 25'W I WASHINGTONIA FILIFERA 40-60' H I s • CALIFORNIA FAN PALM 15-25' H 15'W ` WASHINGTONIA ROBUSTA 40 100'H �I � MEXICAN FAN PALM 15-20' H 15'W C a - 1:„.44,41:,4111:-.41..!..11-1:11:-.'4V'45-4 ,;, :111:1111: � � t � �IST1 � .� - - � ACCENT TREES , a, d ', ALBIZIAJULIBRISSIN 20 30' H gill'7„:\ ,,, ,,,..j... t '' :.... I 24"BOX M sr 'e �► PERSIAN SILKTREE 25 30'W git. • ". ill. '.� . + I 1 BAUHINIA PURPUREA 15 25' H ' \II: ► 24"BOX L-M eng. • . _ .: �' ;4` �:`_` . �� ��\' PURPLE ORCHID TREE 15-25'W �. * k I , (4 CHITALPA XTASHKENTENSIS 24"BOX M 20-2520-30 W • A.9c, 4�k_ �� ti B ti;i.,. ,� 4° , I W LAGERSTROEMIAINDICA 15-20'H fso It 1 \' 'ti 't l l� Z CRAPE MYRTLE 24"BOX L-M 10-15'W so re,--- ' " --- At a fp ,....- , • ►�'ow so • yN\N>, I LI' I --I ;.;,tip �` >A` T llltlllll .. , . ��'� = TIPU/TREE IPU 24"BOX M 40 60'W ijki ,-_ri fia - v__1 -,,ss 1 2 - --\ VV:_l I 6 ...i.No.\'i,.....0-:-- al ♦ • •. ) �S ''l �. ti I� ►.� MULTI TRUNKTREES Alk "' • S TA C ` E `� F �' __ �'��- \-J ♦' • I►r . ACACIASALICINA 36" BOX L 25_30' H t n n — __ 40, WILLOWACACIA 10 15'W •• ■•. i :---------- NI It Lc- t�l' iks titi I�. l i, te' .111 .. f :'� .� CERCIDIUM X'DESERT MUSEUM' „ BOX L 20-25'H ~�\ _ :?___4 \V_____\--Ite? \' ,,,..0 ,___' =gip°•"`" 4t 1107� ! DESERT MUSEUM PALO VERDE 36 O 30 35'W y\---0--ct-------: „-_,,,i\,',,,,,vi__ L6 \ - ___ c_.. . . l`� 1q __. 4 , . OLEA EUROPAEA'SWAN 20 30' H AL%% " . ' F 1, 43 �' r ►, lU _--- _ ����♦ SWAN HILL OLIVE TREE 36" BOX M 25 35'W .; s. �_ ti�'' __- r Sri =:. o •////\ lzeo... . , ,._,... . i ... CANOPYTREES �ti� �1 r �l j 111�� �� �� 1, �Fp" e , 1 � ._ 111111� I ► � 1 i VILLA L y i ACACIA SMALL!! L 15-20'H SWEET ACACIA 24 BOX 15 20 W �4 1 � T111111016. PROSOPIS GLANDULOSA 20-25'H %14611-1k 24"BOX L-M /7 • ip \v. • . WPW I ° // 4 ` TEXAS HONEY MESQUITE 30-35'W M i%NIP , j QUERCUSVIRGINIANA 40 50'H �: I 24"BOX M } o y •'=, * i :' SOUTHERN LIVE OAK 40 100'W SCREENINGTREES \ - •i • . .. . . ..................... . . . . . . . .. . ...... . .. .. .. . ....................... . . .. • ••'•.• ,, �, I24"BOX M 40-60' H 44/I i INDIAN LAUREL FIG l'INiik, ///)iiP ,A.%. I + UMAN.�:::' �:' :.. �:.�.:•..:4;-5._::;'::..'.:..'�•:...:•..:Y:'S�.:::' �.' ,'.!:.�.:•.-:Y;-S�.":::' �.';:.. .•..�.:•.�y;_yYl . , WAXLEAFPRIVET( 24 BOX M 4-6'W :, :, � OI{y{jy{ 1 I _.1. , : . , ly ■ 1 7 A� V n�_ 1 II L _ 1 ►9 LI:\;"'- ir ".\: 1ti,� r`1` ° , 'IN I I I; ._. 11 �l T liu STACKED FLATS P4 . •�i - 440 �_ l�— t1111111tl_ -1\s ' 1 ■ '� 1 • - p� ' (emu �• %-..--.-----Z-N\--r-A N'N \\:114 t. = 1".,,,_ tist I n �, T1-7 * _ ATCH -- • vi _�� v , , I .._,_% ,, , _.„,_, , ___ ii::,._ -1;-. -- y .\_______A yy ,_\ . ., 4 V. m I� , ---t ft:,;4 %�- � � PLANTING DESIGN NOTES `` mite���y p �Q` THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,ANDMAINTENANCE ���'�',w. 4, ,a, )/ It CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, v p ft.51 :ivoie"i ' FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON ASOILS REPORT FROM AN AGRICULTURAL ,IWO�mPa�a��a�04'1' $.4; �j�lllhip�f► °"il�,� i SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN 71,�_�E rru',.�ff., 4 11 a BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL tW .grof I�►_ i, THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TOA3" DEPTH TO HELP CONSERVE WATER, LOWER Pt THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN � `� THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF PALM DESERT \ 4 II it' GUIDELINES. s0 I ; A'��., Mr IRRIGATION DESIGN NOTES '- y a �' ' THE IRRIGATION SYSTEM WILL BEA FULLY AUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW s`�a • � ��+ ,' ) PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITYAPPLICABLE CODES. THE ��$ i, IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER ma'skit1 �..�1 �� ` EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY ►�p��! /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE p� r INCORPORATED INTO THE SYSTEM DESIGN. f'44;f.1 rui CLIMATE ZONES FACTOR THIS PROJECT IS LOCATED IN 'WUCOLS' REGION'6: LOW DESERT'. H= HIGH WATER NEEDS GI) M =MODERATE WATER NEEDS L= LOW WATER NEEDS VL=VERY LOW WATER NEEDS SCALE 1" = 20' o s ,o zo SUNSET ZONE:15 USDA HARDINESS ZONE:9 • � • ���� LANDSCAPE DSRT su RF . 111 DSRT Tree Planting Plan • Architecture. • • PALM DESERT CA Design. • • SURF ` Relationships. • • • • Scale • • DESERT WAVE VENTURES, LLC • • Job Date No. Zo2 04-239 , „ ., �' : •.: . j t{ {`, / 11,II' . MASTER TREE LEGEND V i{ �.l 1 �- BOTANICAL NAME MATURE \ 46. ► `t \ SYMBOL SIZE WUCOLS or .� - it COMMON NAME SIZE � • ,I� l{ ►, l M AT C H L I N E' �� fr, �f`c •_ v f•. _ s � , ■-', Tff. �� '"` ag111t1ttLn - ��� ... 73 - - mmi 04 04` 1 1 PALMS TREES v. L �� � ems �;� s ,I1L.\\ = s• ' �� ■ -L - i i i l ''ram '+ r� l� 1 . , r �► �� . / r i • 0 �0 BRAHEAARMATA 30-40'H t r �� `�� ' yk ■ A MEXICAN BLUE PALM 5 10'B.T.H. L M 10 15'W -` '- .� ii,___________\ . ©3. ;�{, iviNprist r • _ CHAMEROPS HUMILIS 8 12'H ______\__________H ---;------"/ ' l �� ;- ', � ' '� � - clkttl: MEDITERRANEAN FAN PALM 36" BOX M % EID . ' 4* 6 10'W ‘1* )11,k_ , PHOENIX DACTYLIFERA 15 20'B.T.H. H 80' H -, ___\ _', u • (r.. : il4il '// + • • • DATE PALM 25'W 61 if ' se t--r. 1 ` ,0,0* �' WASHINGTONIA FILIFERA 40 60' H r-�c-;), . \___. : . -7. ---r . . '. !. 4._, ..•. ir [ r { J • • _ .III* * \ • CALIFORNIA FAN PALM 15 25' H 15'W \-. It *- '- - )r,. .r\ 0 " ' • WASHINGTONIA ROBUSTA 40 100'H ic:: ' * .' +�aat--7 �� Q $ •'I* Y '''' , AV fO? • . MEXICAN FAN PALM 15-20' H 15'W iiiii. %%% 1 , l ' 1 - * �* • • i /� ACCENT TREES r \--------..--.....27 . \.$ ' • /a44" ALBIZIAJULIBRISSIN 20 30' H --Cr-----\ , '� * • + / H OA - Y 1 ' N PERSIAN SILK TREE 24 BOX M 25-30'W I •...� a A 1 � • �. , y f / 1 0 BAUHINIA PURPUREA 24"BOX L M 15 25' H / z _ 4. y . PURPLE ORCHID TREE 15-25'W ,.;, ;• \ = j CHITALPAXTASHKENTENSIS 24"BOX M 20 30' H ►i r.;-.-11' �' \ CHITALPA 20 25'W • i•" �` LA ER TR EMIA INDI A 1 -2 'H / / �0^C �� G S O C 24"BOX L M 5 0, MI -\-' �r 1 ••w ? ' , Z / •- y"•-. I CRAPE MYRTLE 10 15 W �•••. , ' 4 * • • ► �`� 'ks"+. :11.1 r r 'r. .r:ice, ti T7 . ►:: ,;" ,�^1. 4 • Jb 40. I TIPUANATIPU 24"BOX M 25 40' H / '� �� 1_ TIPU TREE 40 60'W �- ® , . , " • - j KT, ;ft.e:All ��, y MULTI-TRUNKTREES ■ �� ��,. 7 OCR j iN •- �--- +270 1 �: i j�. - i /-1 1 ,,, , ACACIA SALICINA 25 30' H la& • ' STAKED� L AT a • 9:04„..t. ,-. vD. OOP. _ , ♦� o WILLOW ACACIA 36"BOX L 10-15'W voro C; _.,-----1_,., ( /-L - Nib 1 F hl / /7 1y ' 0111 CERCIDIUM X'DESERT MUSEUM' 36" BOX L 20 25'H / •.4.--:17 ' / . K • DESERT MUSEUM PALO VERDE 30 35'W i • • • ._ . ►�:I \ OLEA EUROPAEA'SWANHILL' 20-30' H ® `" `+ I y4 lir .+ SWAN HILL OLIVE TREE 36" BOX M 25-35'W 11 `�. : Sr �. �- ...; :;.2: :; , . ;. != = i 41 w # 1 gr • 0) CANOPY TREES \`i y I• ..ti l� ACACIA SMALL!! 15-20'H + ,. r I) _ MO it SWEET ACACIA 24"BOX L 15 20'W !� - T ��- * • ��I PROSOPIS GLANDULOSA 20 25'H • .'' ://j. � ��� \ TEXAS HONEY MESQUITE 24"BOX L-M 30 35'W ,,, c / • ....,■ + >' . - QUERCUS VIRGINIANA 24"BOX M 40 50'H �► • �■���r _ SOUTHERN LIVE OAK 40 100'W ef' ' .ti •+ ; _ ��‘ ='`I 1..) SCREENING TREES "I L.^- . it • . •i • f ■ � . .ow im i •~; r _ _ �1 111101 , \ ._ , • FICUS M.NITIDA 24"BOX M 40_60' H __ 4 INDIAN LAUREL FIG 40 60'W LIGUSTRUMJ.TEXANUM 6 8'H WAXLEAFPRIVET 24"BOX f�'1 4-b'W % _,__,, ' ' 4,' 4.,... . It ILL' . , \ \ , \ / ,,,..404 % . ., , . , , , 04 ): .. ii pri, tilik4 • (4 4\ \ i , ,,,\•44r)--. . . 1 iv' 1/4. 4: t X1,- VIL A • - - ..- ,.. .',. • ..- , - .',. • ..-- ,.. .',. • , 016 . i ir S - f.lk-- /e 0 1 Ilk . y • 7P1111 �f;�""'�� � PLANTING DESIGN NOTES ' No) ° I �44 j �4 �� R�``� � 4 •% %A\TalTHE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE �- ! Y �� �I • !••.' 4 til CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS• _ �r +- >;0.,0:1 - /""" FERTILIZERS,ANDAPPROPRIATESUPPLEMENTS BASED UPON ASOILS REPORT FROM AN AGRICULTURAL ',L"'�"�@� 1P1'�jp°"1°�D�a�a{ '� SUITABILITYSOILSAMPLETAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN N' s--� i�', �': 1:101:111-7:.:-Ii!.111,,,iiiill BETWEENTHESHRUBSTOSHIELDTHESOILFROMTHESUN, EVAPOTRANSPORATIONANDRUN OFF. ALL �. • ■ Gvl��►�. v i iyTHEFLOWERANDSHRUBBEDSSHALL WS MULCHEDTOA3" DEPTHTOHELPCONSERVEWATER, LOWER ,,,,,,,44...i4 - '� �' �� '� THESOILTEMPERATUREANDREDUCEWEEDGROWTH.THESHRUBSSHALLBEALLOWEDTOGROWIN'' THEIRNATURALFORMS.ALLLANDSCAPEIMPROVEMENTSSHALLFOLLOWTHECITYOFPALMDESERT IDELINES. Q' �`���, . ��� IRRIGATION DESIGN NOTES `•�`y;• ►�= THE IRRIGATION SYSTEM WILL BEA FULLY AUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW IP • • $ � PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITYAPPLICABLE CODES. THE �'"400/ IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER • 44"-Nsti; i ...... .-``,, . N*� 1 EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY �,,•�■umn►o■��� Pik /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE p� r�.- INCORPORATED INTO THE SYSTEM DESIGN. , . - %wee,, dr . r - i `" . � CLIMATE ZONES FACTOR - ' THIS PROJECT IS LOCATED IN 'WUCOLS' REGION'6: LOW DESERT'. H= HIGH WATER NEEDS M =MODERATE WATER NEEDS ' L= LOW WATER NEEDS • ' VL=VERY LOW WATER NEEDS SCALE 1" = 20' 0 5 10 20 40 SUNSET ZONE:15 ' USDA HARDINESS ZONE:9 �,���� • LANDSCAPE • . DSRT su RF • . 112 DSRT Tree Planting Plan • Architecture. • PALM DESERT CA • Design. SURF Am0 Relationships. • • • • Scale • DESERT WAVE VENTURES, LLC • Date Zoe 04206 7 immtri IMI • 411111b R r"' N• MASTER TREE LEGEND ..' .. '. SYMBOL BOTANICAL NAME SIZE WUCOLS MATURE A. eario ' COMMON NAME SIZE yr PALMS TREES //II � , • BRAHEAARMATA 30 40'H 6=Y �. _ • 5-10'B.T.H. L-M 9' �, ... • MEXICAN BLUE PALM 10-15'W CHAMEROPS HUMILIS 36" BOX M 8 12'H .;� �4I . MEDITERRANEAN FAN PALM b 10'W • . .4)4111( a PHOENIX DACTYLIFERA 80' H 15 20'B.T.H. H c. DATE PALM 25'W �`�� .� , 411 �R WASHINGTONIAFILIFERA 40-60' H ::. • , _ CALIFORNIA FAN PALM 15 25' H 15'W ,' WASHINGTONIA ROBUSTA 40 100'H : /1/ i 15 20' H :NN..›.....,....................„. ---- MEXICAN FAN PALM 15'W . / At' 14 -.....„........, ; .0 i ■411, _ �� I ACCENT TREES ALBIZIAJULIBRISSIN 24"BOX M 20 30 H 11111�11�111 I PERSIAN SILK TREE 25 30'W 4 . ' ;;J k F BAUHINIA PURPUREA 15-25' H 111+, �` T PURPLE ORCHID TREE 24 BOX L M 15-25'W 1r j CHITALPAXTASHKENTENSIS 20 30' H # �'�- w �� � CHITALPA 24"BOX M 20-25'W . 4Ji ► `� - . LA ER TR EMIA INDI A 1 2 'H CRAPE MYRTLE 10-15'W ® G S O C 24"BOX L M 5 0 :10- MN/ �; Jr +� r 4,{ TIPUANATIPU 25-40' H �� ? i� �- TIPU TREE 24"BOX M 40-60'W ]r �1 IF 4� ► i�� , �iii, � f; �� .... MULTI—TRUNKTREES ii. '� ACACIASALICINA 25 30' H rig /' / . - WILLOWACACIA 36 BOX L 10 15'W �� Fr _ . . il iiir iti ��C����j�`:+i ■ 1 r: a CERCIDIUM X'DESERT MUSEUM' " BOX L 20-25'H • ~ f DESERT MUSEUM PALO VERDE 36 O 30 35'W tir � � . • • M1 A*AT ��� !~ _ r � � � OLEA EU ROPAEA'SWAN H I LL' 20-30' H 141111111111.1111111 .` * ii ■..I�s r` „ _ SWAN HILL OLIVE TREE 36" BOX M 25-35'W Asir • ....._ i - ii Ili , 4 • I CANOPYTREES „ it ' 4.6 ;-:/ s ''� i 9 ACACIA SMALLII 15-20'H �(i �r r •' ~ a I SWEETACACIA 24"BOX L 15-20'W .. LAGOON- - - ---/mt I 24"BOX L-M PROSOPIS GLANDULOSA 20 25'H Al.. :::::1411 TEXAS HONEY MESQUITE 30-35'W .1- • AP:: ■itit, • ` MEP I dill QUERCUS VIRGINIANA 24"BOX M 40 50'H SOUTHERN LIVE OAK 40 100'W • �+ 1 SCREENING TREES likteol. I ,! 1 ■ 411 ` FICUS M.NITIDA 24"BOX M 40-60' H INDIAN LAUREL FIG 40-60'W fie LIGUSTRUMJ.TEXANUM 24"BOX M 6-8'H ',..,- ' -- jo, , i WAXLEAF PRIVET 4-6'W . , * . r. IL �: • U 41111.10.010- .. _ [1:\ 0 0 al. I ~ . • ••• I .4i- \%),-)-- 4. • I ' • ���'�•''� PLANTING DESIGN NOTES o� . • ,.. , � s��0�� 1i' • THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE '� '' ��`2 •�' CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, VE. roir c 014 �,.i 4 �='+ `, FERTILIIZERSANDAPPROPRIATESUPPLEMENTS BASED UPON AS OILS REPORT FROM AN AGRICULTURAL u „�,gym_��!��� '"""""'�� � o� 't * 1 SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN . ° ,a Tr 4►' 2' 1�T' BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL r-EA THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TOA3" DEPTH TO HELP CONSERVE WATER, LOWER I III „ THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN r itl-. THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF PALM DESERT imIP c ;' ,.1ertt.4,4" li 1 1 h::.4.4:4"Ii Nil = �' GUIDELINES. �` - '� � IRRIGATION DESIGN NOTES s • .t `'�4'+ ±~3 THE IRRIGATION SYSTEM WILL BEA FULLY AUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW `� �` ft- PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITY APPLICABLE CODES. THE '4„�.1 wF:' t' !' ' ' IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER •`•'. .fit I EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY -,..* „ I ; /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE iO1°,�/11i',' INCORPORATED INTO THE SYSTEM DESIGN. kliS 0 � CLIMATE ZONES FACTOR tau pb Niiiii THIS PROJECT IS LOCATED IN 'WUCOLS' REGION'6: LOW DESERT'. H= HIGH WATER NEEDS M =MODERATE WATER NEEDS L= LOW WATER NEEDS VL=VERY LOW WATER NEEDS SCALE 1" = 20' �� a zo ao SUNSET ZONE:15 USDA HARDINESS ZONE:9 �>���� LANDSCAPE • • DSRTSURF • . DS RT Tree Planting Plan Architecture. • 113 Design. SURF PALM DESERT, CA Relationships. • • • • • Scale DESERT WAVE VENTURES, LLC Job No. 2020-239 • Date 2021-04-06 is C - - - - - - �,� n_� . MASTER TREE LEGEND BOTANICAL NAME MATURE I� •� f- Il f f c SYMBOL COMMON NAME SIZE WUCOLS SIZE I ' L= �J ) I. (. PALMS TREES . Ill1111.11 + ' ■ f BRAHEAARMATA 30_40'H (. -- 5-10'B.T.H. L-M i 1 MEXICAN BLUE PALM 10 15'W M, .41 ' l'i411. !rr ;� r j ... CHAMEROPS HUMILIS 36" BOX M 8 12'H r � -� MEDITERRANEAN FAN PALM 6-10'W �. i A i , vi PHOENIX DACTYLIFERA 80' H DATE PALM 15 20'B.T.H. H 25'W ----d .- --. WASHINGTONIA FILIFERA 40-60' H CALIFORNIA FAN PALM 15 25' H 15'W R� ' :j r WASHINGTONIA ROBUSTA 40-100'H • ` ' s': MEXICAN FAN PALM 15 20' H 15'W -f. A.40 -ail N441111110) 4w ACCENT TREES ,1'ithillif..: .i 4'.*41/4446 P • A' r ALBIZIAJULIBRISSIN 24"BOX M 20 30' H PLBIZI A UL I BTREE 25 30'W 0: 0 iA BAUHINIA PURPUREA 24"BOX L-M 15-25' H PURPLE ORCHID TREE 15-25'W ' I CHITALPAXTASHKENTENSIS 24"BOX M 20-30' H A,AM _ 1� 'tiiV & '."," CHITALPA 20-25'W IYIW ?�- _ �; ,.. �. ;,;��; :. �� 24"BOX L-M � � �+ ��;; �: ��.�- ��. � ,, LAGERSTROEMIAINDICA 15-20'H ::, �, CRAPE MYRTLE 10-15'W Lt OON r, . TIPUANATIPU 24"BOX M 25_40' H ,R, _ TIPU TREE 40 60'W M - P I (.S1 ) 1 MULTI—TRUNKTREES W __ `- • r" ACACIASALICINA 25-30' H I Z I • t WILLOW ACACIA 36" BOX L 10 15'W k . ,L? �� r s • CERCIDIUM X'DESERT MUSEUM' 20 25'H = I • �' DESERT MUSEUM PALO VERDE 36" BOX Lc_ — - \ 30-35'W \ I I OLEA EUROPAEA'SWANHILL' 20-30' H _\, \ N SWAN HILL OLIVE TREE 36" BOX M 25-35'W CANOPY TREES ' ACACIA SMALL!! 15-20'H = � l SWEET ACACIA 24"BOX L 15-20'W s.:\" -- - ® s� PROSOPIS GLANDULOSA 20 25'H _ .. .„.... :.,. lAilli - 24"BOX L-M �� ..�::.'• � � fir,:. ::.. '.. l r TEXAS HONEY MESQUITE 30 35'W oi.A. \ . QUERCUSVIRGINIANA 24,,BOX M 40-50'H f.-: ]� r - SOUTHERN LIVE OAK 40-100'W I ! .` I' _ i "••\\>.-- -----\:.> 0 • � � 1 SCREENING TREES ' -1: `'' - FICUS M.NITIDA 24"BOX M 40 60' H 7 f.. INDIAN LAUREL FIG 40-60'W a S TA C K E • , LIGUSTRUM J.TEXANUM 24"BOX M 6 8'H :,.. '--- >� WAXLEAF PRI VET 4-6'W '7 F S. � �� FLATS y( I.. 7., 4/ i l �tk fir .1* 4. &:, ' 1 �T 1/ • I ' ( STACKED I FLATS ' :� TT \410 �................-----' risCi ..., - 4,4. .: /• 4 /,, --$.!-0----._ / .. W. 31,?;,="'-c=1-- \ � • � IIII It*: // ‘ PLANTING DESIGN NOTES fT IN/T TI (44.*('_\.°.‘4.* 1.04 ), �\�y4 ,A\ THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL AESTHETIC AND MAINTENANCE eit • •�, , ' •,` CONSIDERATIONS.RLLPLANTINGAREASSHALL BE PREPAREDWITHTAPPROPRIATE SOIL AMENDMENTS, 114' \:_ii_._:___16:. r1V,�.far� �■,,.�,,,���'" .C41 FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON ASOILS REPORT FROM AN AGRICULTURAL T V01441 � Mili=„'a,,a '1'ret, SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN • s �' s---� rry�l i i,� , 11 =a BETWEEN THE SHRUBSTO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL • - -�_ 7:_\:,__....\ � � �� � I� i THE FLOWERAND SHRUB BEDS SHALL BE MULCHEDTOA3" DEPTH O HELP CONSERVEL: WATER, LOWER L < �� P. �� ' THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF PALM DESERT t___,1_..± ,h ar li:!Vik. �= '' GUIDELINES. A �,�-,,s. . - IRRIGATION DESIGN NOTES • _ � >� �',. ,r zr,� _ THE IRRIGATION SYSTEM WILL BEA FULLY AUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW �� ` •� + ,, � ��� �, PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITYAPPLICABLE CODES. THE ' '" IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY 'mo /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE • 1�� INCORPORATED INTO THE SYSTEM DESIGN. u�im p ' � � CLIMATE ZONES FACTOR ' w � �T THIS PROJECT IS LOCATED IN 'WUCOLS' REGION'6: LOW DESERT. H= HIGH WATER NEEDS M =MODERATE WATER NEEDS L= LOW WATER NEEDS VL=VERY LOW WATER NEEDS ss SCALE 1" = 20' 0 a 10 20 40 SUNSET ZONE:15 USDA HARDINESS ZONE:9 ���� LANDSCAPE . DSRT su RF - DS RT • Tree Planting Plan • Architecture. . 114 • PALM DESERT CA Design. SURF Am0 Relationships. • • • • Scale • • DESERT WAVE VENTURES, LLC . Date No. 202 04206 MASTER TREE LEGEND BOTANICAL NAME MATURE r��11 - SYMBOL SIZE WUCOLS CICOMMON NAME SIZE MATCHLINE . "UV 1 PALMS TREES tin , M BRAHEAARMATA 5 10'B.T.H. L M 30-40'H j`� r�^� MEXICAN BLUE PALM 10 15'W tin . \ CHAMEROPS HUMILIS 36" BOX M 8-12'H MEDITERRANEAN FAN PALM 6 10'W . Illp 111111 , B.T.H.i 1 PHOENIX DACTYLIFERA 15 20' H 80' H DATE PALM 25'W WASHINGTONIA FILIFERA 15 25' H 40-60' H .`� CALIFORNIA FAN PALM 15'W 14 — ...414)1, til ,. WASHINGTONIA ROBUSTA 40-100'H , Jilif��� = MEXICAN FAN PALM 15 20' H 15'W •*�_lir • ACCENT TREES , .. ..:, ALBIZIAJULIBRISSIN 20-30' H 24"BOX M 111111� ::.;.::_,:__',. :,. .:::::.;.:.;- IliIPIIII- PERSIAN SILK TREE 25-30'W ` - BAUHINIA PURPUREA 24"BOX L-M 15-25' H I ►>�4. ' � L PURPLE ORCHID TREE 15-25'W n lb ? I CHITALPAXTASHKENTENSIS 24"BOX M 20 30' H '�■ CHITALPA 20-25 W r li ...,„ 1 IT LAGERSTROEMIA INDICA , 1 CRAPE MYRTLE TIPUANATIPU TIPU TREE 24,,BOX L-M 15-20'H _� 10 15'W • - 25-40' H !+1 24"BOX M 40-60'W 11 ..., n, .,,.. ..., .n: .. MULTI-TRUNKTREES ■ C . � ACACIASALICINA 25-30' H 10-15'W i - WILLOWACACIA 36"BOX L 1M J, '� �I • CERCIDIUM X'DESERT MUSEUM' 20 25'H 40 "y 'y DESERT MUSEUM PALO VERDE 36" BOX L 30 35'W OLEA EUROPAEA'SWANHILL' 20-30' H SWAN HILL OLIVE TREE 36" BOX M 25-35'W \,f I i V I A S r1 CANOPYTREES 1I ACACIA SMALLI I 15-20'H SWEETACACIA 24"BOX L 15-20'W —0.--rli ....Ps--4C .C. / cadak- 11, PROSOPIS GLANDULOSA 24 BOX L M 20 25'H TEXAS HONEY MESQUITE 30-35'W . QUERCUSVIRGINIANA 24,,BOX M 40-50'H li ":::"a+� 1 FA���11101 SOUTHERN LIVE OAK 40-100'W 2B 0 '■ 1 II , -,...;'•'; 1 SCREENING TREES iiiiii . : 1 'N WHO , _-- FICUS M.NITIDA 24,,BOX M 40 60' H cl F II u INDIAN LAUREL FIG 40-60'W LIGUSTRUM J.TEXANUM 6-8'H 114 WAXLEAFPRIVET 24"BOX M 4 6'W ='I'll.a-----111‘.--:( i 11 -_A i I II -,1-: 1 ■=lar �1►' r ti • = I. - ASO 1 Illrr�r�� .101 V . ims,, . 41 k ikirritilltillr, --__J '73 . . IF nue _ `��� �� PLANTING DESIGN NOTES !I A .; 1 e ��`� igo •%� 40 �p THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE ■ � 0 ,� �ti,,, ' �, ,, ,` CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, 4� 6'T_ - r u Vile@rVill ti WO" �'; FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM AN AGRICULTURAL '�' �,M �� -_ , �A SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN �� i '� 1 BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATIONANDRUN-OFF. ALL ��t41 = IT THE FLOWERAND SHRUB BEDS SHALL BE MULCHEDTOA3" DEPTH TO HELP CONSERVE WATER, LOWER ,' : 'y - I THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN �1�' - -- < `� =;' !' THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOWTHE CITYOFPALM DESERT • 144, # . R • + I irrr� i "� ,. 5.='F, I *V ' � aa� GUIDELINES. �. r .f �+ ■ ; . �� �\>s� i IRRIGATION DESIGN NOTES rr �� *' f�'is•. � 'sr THE IRRIGATION SYSTEM WILL BEA FULLYAUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW '" 4 = , ; " �T+� tilt/ -1 ) PREVENTION DEVICES WILL BE INSTALLEDTO MEETALL LOCAL AND CITYAPPLICABLE CODES. THE ' _ _ �= ° �'' IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER `_ ' _ _ , ��, EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY • '','\'''' /40.' ! - -------0\„7 .'''''., .•0,. LF.4 r:= '� 1i � �� LOW PRECIPITATION AND AN EVAPOTRANSPIRATION ET WEATHER BASED CONTROL SYSTEM WILL BE _ ' ,,������� , %' `�� INCORPORATED INTO THE SYSTEM DESIGN. I ' - -.- % — iiitort, VIA +L1r • CLIMATE ZONES FACTOR l_S r C- ._:7\*:1) THIS PROJECT IS LOCATED IN 'WUCOLS' REGION'6: LOW DESERT'. ! )11 '-r. NI . 7 ' . r' H= HIGH WATER - 4. _ _ r (=� �� �..� :7E: RATE WAT RSN E E DS 1 $1,11. I�'rI f '` \ - WATER NEEDS mijr"" MAT •.HLINEI ��� — \ n LOW WATER N EEDS SCALE 1" = 20' 0 a 10 20 40 SUNSET ZONE:15 USDA HARDINESS ZONE:9 • �,���� • LANDSCAPE • DSRT SU RF 115 - DS RT Tree Planting Plan • Architecture. • PALM DESERT CA esigo SURF ` Relationships. • • • Scale Job No. DESERT WAVE VENTURES, LLC Date Zoe 04-06 1 MASTER TREE LEGEND SYMBOL BOTANICAL NAME SIZE WUCOLS MATURE COMMON NAME SIZE PALMS TREES BRAHEAARMATA 30-40'H MEXICAN BLUE PALM 5 10' B.T.H. L M 10-15'W CHAMEROPS HUMILIS 8-12'H 36" BOX M MEDITERRANEAN FAN PALM 6-10'W PHOENIX DACTYLIFERAIlk 80'H DATE PALM 15-20'B.T.H. H 25'W WASHINGTONIA FILIFERA 40-60'H CALIFORNIA FAN PALM 15-25' H 15'W WASHINGTONIA ROBUSTA 40-100'H MEXICAN FAN PALM 15 20' H 15'W ACCENT TREES ALBIZIAJULIBRISSIN 20-30' H PERSIAN SILK TREE 24"BOX M 25-30'W BAUHINIA PURPUREA 15-25' H PURPLE ORCHID TREE 24" BOX L-M 15-25'W AiCHITALPAXTASHKENTENSIS 20-30' H CHITALPA 24"BOX M 20-25'W LAGERSTROEMIA INDICA 15-20'H 24,,BOX L-M CRAPE MYRTLE 10-15'W TIPUANATIPU 25-40'H S' ITE K K K QQ QQ QQ QQ K K 40 40 44 40 40 K 1m x TIPU TREE 24" BOX M 40-60'W 492 SF 357 SF 357 SF 357 SF 373 SF 373 SF 373 SF 373 SF 357 SF 357 SF 373 SF 373 SF 373 SF 373 SF 373 SF 357 SF 357 SF MU LTI—TRU N K TREES i- �I �� \-__ CORRIDOR I I 1-/ rJ I ' •1n ,,=. ACACIA SALICINA 25 30' H WILLOW ACACIA 36" BOX L 10-15'W 34803E CERCIDIUM X'DESERT MUSEUM' 36" BOX L 20 25' H ' I '1H I I f ICE ` DESERT MUSEUM PALO VERDE 30-35'W 76SF n , K SUITE BDH u 357 S" RR RR OLEA EUROPAEA'SWANHILL' 20 30' H I 2D3 SF 2D3 SF 36" BOX M 663 SF 33i SF I SWAN HILL OLIVE TREE 25-35'W L DECK STO�JIGE ] , - QQ 00 40 44 QQ QQ K 262 SF �� 434 c� 434 Sc 434 SF 434 SF 434 SF 434 cr 357 SF �� S.= CAN O PY TR E ES 357. J — - r - ACACIASMALLII 24"BOX L 15-20'H SUITE L_ _- 663 SF BOH 7 P `�1 II K L• On SWEETACACIA 15 20'W 176 SF y . III (.. .....0'ti [I y . I I .•; �' [I ti ft �y O , ® �1 357SF ai. .. c. • • r L I 24" BOX L-M L �.l L L PROSOPIS GLANDULOSA 20 25'H ' �� 'r�"I �ii TEXAS HONEY MESQUITE 30-35'W , P- , rc ° it Ir:'iI I J I�� �M Ire I kr +i 0 K 4Q N QUERCUSVIRGINIANA 40-50'H RR RR I a 357 SF f+� �t f 373 SI= SOUTHERN LIVE OAK 24"BOX M 40 100'W .06 238 SF a o SPA 238 SF 'a I I" �. ;;. E _71 885SF I y[V \' � LJ // ' SCREENING TREES ._ i %nr cRai a _ I 1 \ / •' u0 `1 J j� . T _ Z Z \ / ,.,4 SF ''== • -� i \ / / �' FICUS M.NITIDA 24,, BOX M 40-60'H XI INDICN LAUREL FIG 40-60'W r; Irk - ai I L, // \\ STAIR � Q •• - �1h 3565E - J� / \ • 4SF r -I STAIR LIGUSTRUMJ.TEXANUM M 6-8'H � — 1 F y' / - \ i _J 373 SF 24"BOX , A il®® .. WAXLEAF PRIVET 4 6'W - _ . ®'Y---'!" '.Y sirs 4�r. - •� ` . ��},� ,'^�'.•i / ` - 4. , �`? • -'TNESSCENTER Lr_.. = ,r: � .5 ?_ `'i �w I 920 SF 411 Q 00 'Cra 1 *� �� �II1III1 - _ ,,alr I 434 SF , a, 373 5= , j _ �� � + FLExSPAC'E T v l �I`IIUI 1229 SrSF 1. � A -,Ir, 1"� ram" �I I-4 ,/ TI7 ." _ I - IP ' - i e 0 , iC K K 3U17L '. M 357 SF 357 SF 357 SF 492 SF iiiiii IMBE EMI AV O' M- ® �. . . 4t■IIIIIIIIIIIIIIIIIIII,C ire) IP- 11V.,- . . • I■ - 11464 i �E��` ��° PLANTING DESIGN NOTES .;h``� �--:,-;',' • A 4'�.*/ A ' THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE IC • ���` � �, o ,,�� ``%,` CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, 0l` 00 n' i^^r'!J FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM AN AGRICULTURAL �f�^n�nnnn siAlva�mn•nio���k'ire4 '� y SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN I � I��i011010�0� �.�► I�•lb���� r�y„��v i ,;a' li BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL tatw _] iE��-�� ��� THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A3" DEPTH TO HELP CONSERVE WATER, LOWER l II t'm THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN 4.iihir'11 II'I THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF PALM DESERT �� A��, a i \, GUIDELINES. EC AK s ��tiik: ," IRRIGATION DESIGN NOTES Miftill__ A'�i's�: � ?Irk �I THE IRRIGATION SYSTEM WILL BE A FULLYAUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW *f:- `.� /,U+ PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITYAPPLICABLE CODES. THE ���" crP " J. IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER sp 3,�k..,t =y-,, ` EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY ,����! ►J1 /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE 0it INCORPORATED INTO THE SYSTEM DESIGN. 404,�i. i;.n )j��V4���o 1 �A CLIMATE ZONES FACTOR THIS PROJECT IS LOCATED IN 'WUCOLS' REGION'6: LOW DESERT'. H= HIGH WATER NEEDS M = MODERATE WATER NEEDS r( D L= LOW WATER NEEDS VL=VERY LOW WATER NEEDS SCALE 1" = 20' o s ,o zoo SUNSET ZONE:15 USDA HARDINESS ZONE:9 f1� SURFLANDSCAPE • DSRT • DSRT • Tree Planting Plan - Hotel Level 3 Amenity Deck •; Architecture. PALM DESERT CA Design. SURF AO Relationships. • • • • Scale • D E S E RT WAV E VENTURES, L LC : Date No. 202 04206 CLIMATE ZONES FACTOR MASTER SHRUB LEGEND THIS PROJECT IS LOCATED IN 'WUCOLS'REGION '6: LOW DESERT'. BOTANICAL NAME MATURE SYMBOL COMMON NAME SIZE WUCOLS SIZE H= HIGH WATER NEEDS M= MODERATE WATER NEEDS GROUNDCOVERS e - L= LOW WATER NEEDS VL=VERY LOW WATER NEEDS ACACIA REDOLENS'DESERT CARPET' 18-24" H 0— • • �• • • SUNSET ZONE:15 DESERT CARPET 5GAL. L 10-12'W 00 USDA HARDINESS ZONE:9 5 GAL. L CHRYSACTINIA MEXICANA 18-24" H DAMIANITA 18-24"W • LANTANA CAMARA'NEW GOLD' 5GAL. M 2-5'H .1 11111111111.111111111.MMI • NEW GOLD LANTANA 3-5'W LIRIOPE SPP. 12-18"H TURF LILY 5GAL. M 12"W CHIHUAHUAN PRIMROSE THERA RI 5 GAL. L 4,W • OA ci • VERBENA 8"H *0• • 4.4 0'1• • \ VERBENA 5GAL. M 4'W • o • „, . • • MEDIUM SHRUBS�I • ® • BACCHARISX'THOMPSON' 2-3" H �• ►�� \- ►�� BACCHARIS 15 GAL. L 6,W 1 ® •� O. 0 - E) •• •• I CISTUS PURPUREUS 5GAL. M 3'H 0 * Al; ORCHID ROCK ROSE 4'W LEUCOPHYLLUM CANDIDUM 3'H O VA �_� 5 GAL. L-M �) N'4'' SAGE 3'W } ', • LEUCOPHYLLUM ZYGOPHYLLUM'CIMARRON' 3'H �� i �� •�• ® BLUE RANGER 5GAL. L M 3'W 1_ .).,',N� ** ROSMARINUS OFFICINALIS 5GAL. M2-4' H n•® • • IIIII‘‘: ROSEMARY 3-4'W SALVIA GREGG!'SIERRA LINDA' 2-3'H �s /4 RED SALVIA 5GAL. M 2-3'W �\� ` • 4. • �� TRACHELOSPERMUM JASMINOIDES 5GAL. M 3-6' H ` ♦��\� STAR JASMINE 3-6'W ��ilfLARGE SHRUBS BOUGAINVILLEASPP. 20-40'H LJ.i • V1: ø BOUGAINVILLEA 5GAL. L M 20-30'W z n At \N• .\IY. \� \ CAESALPINIAPULCHERRIMA 5-8'H `, v?4i\ / 1 RED BIRD OF PARADISE 5GAL. M 5-8'W J I /• �• • COCCULUS LAURIFOLIUS 6-25'H ——— • LAUREL LEAF SNAIL SEED 5 GAL. M 8-25,W 1:? • 41 , DALEA FRUTESCENS'SIERRA NEGRA' 5GAL. M 3-5' H •� • �` �E BLACK DALEA 5-6'W 111r4 �� _ • O\ • DISTICTUS X'RIVERS' 25'H UUU 0 ROYAL TRUMPET VINE 5 GAL. M 25'W * © • DODONAEAVISCOSA 10 12' H to-f..•. �\ •• • O HOP BUSH 5 GAL. M g 10'W \ • 0O TEXAS RANGERM FRUTESCENS 4-8'8 H 5 GAL. L-M & ® v .'AN v< ® 1 HOTEL PARKING GARAGE • O ® v � %�I • �O LEUCOPHYLLUM LANGMANIAE'RIO BRAVO' 5 GAL. L-M 4-5'H RIO BRAVO SAGE 4-5'W • O\ LONICERAJAPONICA'HALLIANA' 5GAL. M 15'H • 1 �•�� HALLS HONEYSUCKLE 15'W ACCENTS \ \ AGAVE DESERTI 18-24" H . • * O • DESERTAGAVE 15 GAL. L 18-24"W `I .0 \ O / AGAVE GEMINIFLORA 15 GAL. L—M 3'H TWIN FLOWER AGAVE 3-4'W tsk4 : \ \ \ AGAVE PARRY! 15 GAL. M 2 H ��4g1 : PARRY'S AGAVE 2'W , 4 ALOE BARBADENSIS 3-4'H O •`* ALOE VERA 15 GAL. L 3 4'W AIA, 2 i 81 , • ALOE VAR IEGATA 15 GAL. L 12"H 1 �� _ -4 �� 0 ►.1 � PARTRINDGE BREAST ALOE 10"W 270.4 y 1� O� O ,� CEREUS HILDMANNIANUS 15 GAL. 10 15' H �' 2'°' ► • HILDMANN'S CEREUS L 8-10'W �� , i ��� �, � �� �. DASYLIRION LONGISSIMA 10' H • `��• �'�' IA.� � � V®�� �4 MEXICAN GRASS TREE 15 GAL. L 8,W • • j / DASYLIRION WHEELERI 15 GAL. L 4 5'H �•� jefr �• \ ,r," \ DESERT SPOON 5-6'W ° "� �f� �' a ! %/�._ ►�O 0 FOUQUIERIASPLENDENS 15 GAL. L 6-30'H 000 0 "OP W. O 0 OCOTILLO 15'W \ 4 0 o DO '�4 REDESPERALOE PARVIFLORA 15 GAL. L 2-3'H �� YUCCA 3-4'W DI o O G \ � ' ) 00 ��- ►������� PACHYCEREUS MARGINATUS 15 GAL. L 11-15'H s ► 4 V � MEXICAN FENCE POST 6-10'W -J � STIPATENUISSIMA 2-3'H oo �� •� • ` • • • ,`si„ . //'j�►► \,`� MEXICAN FEATHER GRASS 15 GAL. L 2-3'W 4,� 0 • ., ®l,4' . •• • 0� 1`s ,' ��+, ���i V, YUCCA ELATA 20'H \ •, A '• '�►i P 15 GAL. L ° f • O O . � RS`a�,� • i /� SOAP-TREE YUCCA 8-10'W v y ti • work ��� •..�� G� '�` �� YUCCA GLORIOSA 15 GAL. L 12'H °• O O ►.1 O O 0 • �i O URA 3�io� SPANISH DAGGER 8'W On iAoml�� �� �it.' YUCCAWHIPPLEI 15 GAL. L 3-4'H 1 �u'!"r �•i1► •r+� �� �y,� ►�► n i * its ' OUR LORD'S CANDLE 3-4'W — — — — — lipin - - — — — — — — 4 ii I �', PLANTING DESIGN NOTES , . I'C �'6, III — si • il'*> i� i MATCHLINE C H L I N E ' 4.. �- �� THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE -�� IbL, pro ,i CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, \P a �� � 1� 1 FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM AN AGRICULTURAL �•• � ��� >s ,� � ! SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN �tf,,'':. +�', ', BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL s:' ' ',•,ti' THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3" DEPTH TO HELP CONSERVE WATER, LOWER N th `41.�11'� ter p� Jim, THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN p THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOWTHE CITY OF PALM DESERT _,,AL • 40P ,! GUIDELINES. %, r IRRIGATION DESIGN NOTES et40, wis THE IRRIGATION SYSTEM WILL BE A FULLY AUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW V.446/41 Al Stif es PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITYAPPLICABLE CODES. THE �� IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE INCORPORATED INTO THE SYSTEM DESIGN. GI) SCALE 1" = 20' 0 5 10 20 40 � • ���P LANDSCAPE DSRTSURF . . 117 /DsRT\ Shrubs Planting Plan ; Architecture. ; mO • PALM DESERT, CA . Design. • SURFRelationships. Scale • � DESERT WAVE VENTURES, LLC ; ;• Job No. 2020-239 Date 2021-04-06 J CLIMATE ZONES FACTOR MASTER SHRUB LEGEND THIS PROJECT IS LOCATED IN 'WUCOLS'REGION '6: LOW DESERT'. BOTANICAL NAME MATURE N nSYMBOL COMMON NAME SIZE WUCOLS SIZE H= HIGH WATER NEEDS M= MODERATE WATER NEEDS GROUNDCOVERS L= LOW WATER NEEDS VL=VERY LOW WATER NEEDS ACACIA REDOLENS'DESERT CARPET' S GAL. L 18-24" H _ _ _ -W.,. _ _ !,:_ DESERT CARPET 10-12'W �� � �J i� i ce ` SUNSET ZONE:15 CHRYSACTINIA MEXICANA 18-24" H �� �' USDA HARDINESS ZONE:9 • ® • \ • ! ,1�,,:. DAMIANITA 5 GAL. L 18-24"W T o ® �� OPP O • LANTANA CAMARA'NEW GOLD' 2-5'H T NEW GOLD LANTANA ::: L. M 1H 11WL. M 12„W . ® .w 0 • OENOTHERABERLANDIERI 6"H • CHIHUAHUAN PRIMROSE 5 GAL. L 4'W • s''• VERBENA 5 GAL. M 8"H VERBENA 4'W �� Op • (( MEDIUM SHRUBS • / ' , / \ -0 BACCHARISX'THOMPSON' 2-3" H /� (1),4Q•• I • �OBACCHARIS15 GAL. L 6,W • • O CISTUS PURPUREUS 3'H • O // \\ • ORCHID ROCKROSE 5 GAL. M4 W 4A 00 * LEUCOPHYLLUM CANDIDUM3'H tom/ • �� • S� � O SAGE 5 GAL. L-M 3,W TT•�*�V • V O ® � �� — • LEUCOPHYLLUM ZYGOPHYLLUM'CIMARRON' 5 GAL. L M 3'H A*/ O �4 ►�1 �I �� 1 BLUE RANGER 3'W ri! r O a O • • ,�" ROSMARINUSOFFICINALIS 2 4' H �U -1•7 T P• ,v'TT ROSEMARY 5 GAL. M 3 4'W •, .• O O SALVIA GREGG!'SIERRA LINDA' 5 GAL. M 2 3'H I • • y ��� � /,/,/ �� � RED SALVIA 2-3'W TRACHELOSPERMUM JASMINOIDES 5 GAL. M 3-6' H • ' 140 / / STAR JASMINE 3 b'W LARGE SHRUBS „,*\471 * - BOUGAINVILLEA SPP. 20-40'H BOUGAINVILLEA 5 GAL. L M 20-30'W y4A, ��: �V ' CAESALPINIA PULCHERRIMA 5 8'H HOTEL PARKING RED BIRD OF PARADISE 5 GAL. M 5 8'W ®� \� ��1,;;;'` „ ,` � COCCULUS LAURIFOLIUS 5 GAL. M 6-25'H if-- .�` _ , _s \ • G A RAGE LAUREL LEAF SNAIL SEED 8-25'W • n A \ DALEA FRUTESCENS SIERRA NEGRA 5 GAL. M 3-5' H FF ®OO ® BLACK DALEA 5-6'W -)X1D1/* VipAIV ® ® \ W DISTICTUS X'RIVERS' 25'H W ®�: � •� ®° 0 ®y Z • ROYAL TRUMPET VINE 5GAL. M 25'W Z • • A .r4 �� DODONAEAVISCOSA 10 12' H •0• 00 ...r ® �::`;'` • HOP BUSH 5 GAL. M 8 10'W I 0'414,1 O LEUCOPHYLLUM FRUTESCENS 4 8'H �� %, .00A1 y`® O ►'� o � TEXAS RANGER 5 GAL. L M 4 8 W Q 02,e, O •® *.* of ►if • *,e. Q LEUCOPHYLLUM LANGMANIAE'RIO BRAVO' 4-5'H , � •, •', RIO BRAVO SAGE 5 GAL. L M 4 5'W O O T �" ��\� .}�Q1- LONICERAJAPONICA'HALLIANA' 5 GAL. M 15'H • 44,* • ��� HALLS HONEYSUCKLE 15'W • 00 V��� �'�� � % ACCENTS ����� ', , ► �1 �� • 'ZID AGAVE DESERT! 18 24" H � _ ���r c n� • di � DESERTAGAVE 15 GAL. L RA 18 24"W le) 4 1 o \ a 1.� 4s% ► � � � ®040 ATWIN FLOWER AGAGAVE VE 15 GAL. L-M 334'W ��\4 s 7 • VD iIIIIVII ''�� =� �� � o AGAVE PARRY! 2' H ® o >� t1. O O ��� PARRYSAGAVE 15 GAL. M 2,W • �� T o ALOE BARBADENSIS 3 4'H o • �p 00 's�e 41 6._ C ` ALOE VERA 15 GAL. L 3 4'W • O OUt% — Va: O ALOE VAR IEGATA 12"H • O �� 0 .&' �' O� PARTRINDGE BREAST ALOE 15 GAL. L 10„W 0 0 7wirlilL11 ��_►�� l•., CEREUS HILDMANNIANUS 10-15' H 10 10 / O D ; % 15 GAL. L ►� � HILDMANN'S CEREUS 8 10'W % 3 \ • • _ ` • �� DASYLIRION LONGISSIMA 10' H c V� ► ♦ O `��"*�. 14. '2' 4, Ardp= MEXICAN GRASS TREE 15 GAL. L 8'W I • 41- , lk /4t\-AL44 '" DASYLIRIONWHEELER! 4 5'H • O 15 GAL. L • ®0o 0 o \ , 1�� DESERT SPOON 5 6'W . ilikl FOUQUIERIASPLENDENS 6-30'H � • aD. , ��� . 15 GAL. L O e/ VILLAS .�, ./ ��U �� OCOTILLO 15'W ._,„, �� O • O T ���� *� HESPERALOE PARVIFLORA 2 3'H � • � � •, �� O • 15 GAL. L • t ° ��� ,.,5,. RED YUCCA 3 4 W A* ‘ , wi PACHYCEREUS MARGINATUS 11-15'H O lingonn, „ ��"""' MEXICAN FENCE POST 15 GAL. L 6 10'W r� +267 ° ® • ti3 T \ _ \ STIPATENUISSIMA 15 GAL. L 2 3'H OO /7j ,♦ , „F \,` MEXICAN FEATHER GRASS 2-3'W nee o .y ,,•� • • ��" •�' f �/ • o i 15 GAL. L T O �• �� �dv ��,`- .' %1, SOAP-TREE YUCCA 8-10'W • •• fi b s„. •" '�, . 14 YUCCA GLORIOSA 12'H tr, �� l� m i it �� 15 GAL. L Co . iiiik � nn�nn�a vivaga ,��i„►� z, SPANISH DAGGER u inn % 8'W Oa A • O C I�0➢ i011015�0� 1 YUCCA WHIPPLEI 3 4'H 000 �-[ ��y„��v tw;:;i 'If 11 a 15 GAL. L �Ww En - ► OUR LORD'S CANDLE 3-4'W �� • • • 4 O N T R L � .� _. ?� PLANTING DESIGN NOTES �O O W E R `e,•,�nr �, THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE • p �, %� ' ?oil E �' I> _ * ��ip� `� �- �� 7.1 CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, 1 • i 0 I \i ,� �.. 1�- _�, FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON ASOILS REPORT FROM AN AGRICULTURAL � .a�'�'"s����. alit. -r SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN �6� o. � �, 4. • • f �. '�, BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL �/ `�s:' ' �` ' THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TOA3" DEPTH TO HELP CONSERVE WATER, LOWER `r ffp THE SOILTEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BEALLOWED TO GROW IN .' • )THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOWTHE CITY OF PALM DESERT _,,,�, � i ' GUIDELINES. 40 IRRIGATION DESIGN NOTES �mm►P A .•. 414 �� • i /. . oil THE IRRIGATION SYSTEM WILL BEAFULLYAUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW 'b�` h 3, , PREVENTION DEVICES WILL BE INSTALLED TO MEETALL LOCALAND CITYAPPLICABLE CODES. THE r�F "' IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEETAND OR EXCEED MODELWATER I EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY — — /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE OT INCORPORATED INTO THE SYSTEM DESIGN. l off' > I SCALE 1" = 20' 0 5 10 20 40 OP LANDSCAPE • DSRT SURF . 118 DSRT ShrubPlanting Plan Architecture. • PALM DESERT CA •• Design. • • SURF Relationships. • Scale •vitome • DESERT WAV E VENTURES LLC • : : Job No. 2020-239 , • • • Date 2021-04-06 MASTER SHRUB LEGEND • SYMBOL BOTANICAL NAME SIZE WUCOLS MATURE COMMON NAME SIZE Ott% GROUNDCOVERS lilk \ ACACIA REDOLENS'DESERT CARPET' 5 GAL. L 18-24" H DESERT CARPET 10-12'W /• CHRYSACTINIA MEXICANA 5GAL L 18-24" H • DAMIANITA . 18-24"W \'/ O LANTANA CAMARA'NEW GOLD' 2-5'H NEW GOLD LANTANA 5 GAL. M 3 5'W •`\\'"''\\1r • LIRIOPESPP. 5GAL M 12-18"H . • ®*® TURF LILY 12"W OENOTHERABERLANDIERI 6"H sii: • I CHIHUAHUAN PRIMROSE 5GAL. L 4'W \ •• VERBENA 5GAL. M 8 H ��� ���� VERBENA 4'W G �- ,\,, ok: MEDIUM SHRUBS t Olt St 11- � 'sl BACCHARISX'THOMPSON' 15 GAL. L2-3" H �‘ BACCHARIS 6'W - 111. ® _______________________________ • CISTUS PURPUREUS 5GAL. M 3'H ORCHID ROCK ROSE 4'W le, go I■■■■■■=■■ o Zr' • __����■1 1■�■■�r- LEUCOPHYLLUM CANDIDUM 3'H �= ::���will I�'�� w. • I SAGE 5GAL. L M 3'W �. .. :::� o LEUCOPHYLLUM ZYGOPHYLLUM'CIMARRON' 5 GAL. L-M 3'H al ��. • . ® I 4006" , BLUE RANGER 3'W �` \ ___��. * + _ ROSMARINUS OFFICINALIS 5 GAL. M 2-4' H - - �� 1._■■■■.■■■■ t; ? •* • ROSEMARY 3-4'W � �1 ......■■■■1 �!;, 1 \ SALVIAGREGG!'SIERRALINDA' 2-3'H _ 1.1.811111111 1. �■■■,moo.► � tev \ `� /� RED SALVIA 5GAL. M 2 3,W es TRACHELOSPERMUMJASMINOIDES 3 6' H l I■■■a 5 GAL. M ■ j j■1 ■■■��e STAR JASMINE 3-6'W cm® 0 �I i1■��► iiii -�1 , OI • J LARGE SHRUBS ■. — _ _ _ - STACK - ''� ii �...�-immilivn- �.0 O 1►■■■ ■ � Rol:: '■��' � , � = BOUGAINVILLEASPP. 20-40'H • k t j ►, BOUGAINVILLEA 5 GAL. L-M20-30'W ' • _ _ _ ;..., �� Ilittivko'\ '�� OQ CAESALPINIA PULCHERRIMA 5GAL. M5 8'H c*�� 1■■■ ./* - ,,■' 1■■■ ■ _: , ® RED BIRD OF PARADISE 5-8'W k� \ O ' ■■1 1■■■�� , .. COCCULUS LAURIFOLIUS 5GAL. M6 25'H � ■■1 ►■��.-� 'IF , LAUREL LEAFSNAIL SEED 8-25'W ��� ■■■�� ����i� --- 4 ® ��1 �E ��,v �� O�O ��° DALEA FRUTESCENS'SIERRA NEGRA' 3-5' H ��■j■1 I . , ® -, \ BLACK DALEA 5 GAL. M• 5 b'W t oribi 1 If A • -, DISTICTUSX RIVERS 25'H 11■■ � �` ����� • • R Y MPET VI 5 GAL. M \)0 O -.room !' - �� \� ������ \ •,W O AL TRU NE 25 W �� �� iii,�� �, A. DODONAEAVISCOSA 10-12' H JI SI 5GAL. M • 1411111cp _� !*4vis O „, SO * y * HOP BUSH 8 10 W • O o • r WO • �`I .� �1 LEUCOPHYLLUM RAN GLUM FRUTESCENS 5 GAL. L-M 4 8'H I � ;.;. �y"�,, J TEXAS RANGER 4-8'W �_ -O® �• V I L LEUCOPHYLLUM LANGMANIAE'RIO BRAVO' 4-5'H \ • • ' 1111111011w•- RIO BRAVO SAGE 5 GAL. L-M 4-5'W \ t\ \emu LONICERAJAPONICA'HALLIANA' 15'H CO /:;tr/ 5GALMr5 � • HALLS HONEYSUCKLE15'W • 0 A ro•ttli :PI 7��' \ O ACCENTS- O • fje \ ]' �\ IAGAVE DESERT! 18 24" H O " (� y DESERTAGAVE 15 GAL. L 18-24"W 0 f 10 1 � __ ° AGAVE GEMINIFLORA 3'H * * • • j TWIN FLOWER AGAVE 15 GAL. L-M 3-4'W �� AGAVE PARRY! 2' H v PARRYSAGAVE 15 GAL. M 2'W O .O .1 _ ►Dla ill .6. / ALOE BARBADENSIS 15 GAL. L 3-4'H • I � l l 1 7 Allr / ALOE VERA 3-4'W O ��1 / ALOE VARIEGATA 15 GAL. L 12"H ® • O� I' -.WAN. ' I PARTRINDGE BREAST ALOE 10"W • T FLATS r O O ��� CEREUS HILDMANNIANUS 15AL 10 15' H - - \ , � � ��p • `�� � � HILDM G L . - y ` 0® .., ANN S CEREUS 8 10 W II a Oil ��! ■ _ „0„._ O _�� _ _ DASYLIRION LONGISSIMA15 GAL. L10' H ���� ATC H j�������� *\ • • 0s� �ODASYLIRION WHEELER! 4 5 H MEXICAN GRASS TREE 8'W 4111- 1k7T\Nk ��■ •�.►�.■■■ ■ ■■■■- • ►C 1�1 ,*' * "A ® 15 GAL. L ■■ ■1111■■ -4 ■111'■■■■:: \ DESERT SPOON 5-6'W n = will- �p11������ - - . " b � - �; • FOUQUIERIASPLENDENS 15 GAL. L 6-30'H OCOTILLO 15'W HESPERALOE PARVIFLORA 15 GAL. L 2-3'H RED YUCCA 3-4'W PACHYCEREUS MARGINATUS 15 GAL. L 11-15'H 17,71 MEXICAN FENCE POST 6-10'W ��� 1 STIPATENUISSIMA 15 GAL. Lll /,//' inlis 2-3'H //%�i %'` MEXICAN FEATHER GRASS 2-3'W lir!:;::;.* * ice �% YUCCA ELATA 20'H wC ---------------"t44C!**1-1111\?.111;-1.:( ' !� P15 GAL. L ____„,..r,„ „,,,,,,, ,,, t��od /�` SOAP TREE YUCCA 8-10'W �� ���� � ``,` YUCCAGLORIOSA 12'H '� " SPANISH DAGGER 15 GAL. L w � .!j dYUCCA WHIPPLE! 15 GAL. L 3-4'H ���V��� � v i�'"'� \ ''' OUR LORD'S CANDLE 3-4'W t` ir 1 Ill PLANTING DESIGN NOTES-1A . �' �'Zi I THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE '440,4% irg F � E"'LCONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, 16- ' 1FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON ASOILS REPORT FROM AN AGRICULTURAL -W." A•t.' , Mitt, SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN CLIMATE ZONES FACTOR I •V` '"�` . r BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL }'' �� � THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3" DEPTH TO HELP CONSERVE WATER, LOWER THIS PROJECT IS LOCATED IN 'WUCOLS'REGION 'b: LOW DESERT'. s`�f psi , I + `/I THE SOILTEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN - . /. THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF PALM DESERT H= HIGH WATER NEEDS _;;,� *op, ., GUIDELINES. M= MODERATE WATER NEEDS • /tt- ,,WA L= LOW WATER NEEDS 04 VL=VERY LOW WATER NEEDS ������i�►�r'%v ��� � IRRIGATION DESIGN NOTES �b��,� y ., 1� THE IRRIGATION SYSTEM WILL BE A FULLY AUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW 3, , SUNSET ZONE:15 �,F� � PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITY APPLICABLE CODES. THE USDA HARDINESS ZONE:9 IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE INCORPORATED INTO THE SYSTEM DESIGN. GI) SCALE 1" = 20' 0 5 10 20 40 ��� LANDSCAPE • DSRTSURF . 119 DSRT Shrub Planting Plan : Architecture. • PALM DESERT CA Design. • SURF Relationships. • • Scale visomeir DESERT WAV E VENTURES, LLC • : Job No. 2020-239 Date 2021-04-06 CLIMATE ZONES FACTOR MASTER SHRUB LEGEND THIS PROJECT IS LOCATED IN 'WUCOLS'REGION '6: LOW DESERT'. BOTANICAL NAME MATURE SYMBOL COMMON NAME SIZE WUCOLS SIZE • H= HIGH WATER NEEDS • 1.1 ® • M= MODERATE WATER NEEDS Or GROUNDCOVERS _ _ ,,,m\, _ • :c L= LOW WATER NEEDS M AT C H L I_ E © b p® o_ VL=VERY LOW WATER NEEDS ACACIAREDOLENS'DESERTCARPET' S GAL. L1111 I � fTJ ® 1.1 * DESERT CARPET 10 12'W ike, T. SUNSET ZONE:15 • ' ® • 000�• ► / IAMEXICANA,. •0 /, C H RYSACT I N 18 24" H illi'kri ���.�,,.����j� • p_____ / 5 GAL. L �\ .■■■■11111■■�� ��1 USDA HARDINESS ZONE:9 DAMIANITA 18 24"W ` • .■■■--��-����. •�� • ® LANTANA CAMARA'NEW GOLD' 2-5'H NEW GOLD LANTANA 5GAL. M 3-5'W ��T7: - 4 • • • 'AI 06 • ®• • ® •• ° LIRIOPE SPP. 12 18"H ��•\ *0 SO 0 • • •o O O • • O oil �� O o � O lo O TURF LILY 5GAL. M 12 W ®� �• �� re ::: g,,Fitia �• _ OENOTHERABERLANDIERI 5 GAL. L 6"H 00 / • f „ • \ � �1�► ••�� • ��� �e • O CHIHUAHUAN PRIMROSE 4'W • • VERBENA \ • 1� /r♦ +�� • �..•.'.. o �iI VERBENA 5GAL. M 4,W %.% 0�"li,�lillljli�� �i•/4, illik .. �e:;:eeeee:e:e: 2; • %,.%,% 10 16\'C7N, /•\ ' \ �� o I:::�::::::::::�::: _ MEDIUM SHRUBS e°`` ```Q``````'=°� BACCHARISX'THOMPSON' 2 3 H ® O • e°��i°�°�°�°i°�°�� ►� 15 GAL. L ®O °'••°•°•°•°•°•'• :r,; ® O \ i BACCHARIS 6'W • CISTUS PURPUREUS 3'H ® 0 • • •> ...„...... ORCHID ROCK ROSE 5GAL. M 4'W \:::: ♦♦♦♦♦♦ • • �• iiiiiiniiiiiiiiiiE • � .,.... •� LEUCOPHYLLUM CANDIDUM 5GAL. L M 3'H ��1♦♦♦1♦. • \0*O .•:..:•.'• hille , • SAGE 3'W 41, ♦ . •• pr-- ��T • �� ,. °e°�p° - Is LEUCOPHYLLUM ZYGOPHYLLUM'CIMARRON' 5GAL. L-M 3'H k •��♦1♦♦♦♦♦� \ • �-l� •o�i rails �e if, O� \ O BLUE RANGER 3'W ® ♦� `��� ROSMARINUS OFFICINALIS 2 4' H ���///// • ��1 0 ® � ROSEMARY 5GAL. M 3-4'W O O �i '# STA II LA S o • 7, o O O O o0 �` O,, • o••i ° I SALVIA GREGGI'SIERRA LINDA' 5GAL. M 2-3'H * • , UO * ��� ��� RED SALVIA 2-3'W ® �� �����% v • �,�,�,� �O TRACHELOSPERMUMJASMINOIDES 3 b' H I ®` / *• _ STAR JASMINE 5 GAL. M 3-6'W o: \�;le 0 \ 1♦ • -"I , 7*Boa Ai •• • • j +270 �!'�1�` LARGE SHRUBS 1 \ dal o0 4-yr isur, ♦♦ !j0 1 • .i�t�, BOUGAINVILLEASPP 5GAL. L M20-0'W 4 ,# �♦�isib • in.. •o0® O .. C:mormrIli-r,�J � +267 CAESALPINIA PULCHERRIMA 5 8'H .` - `0. ! RED BIRD OFPARADISE 5GAL. M5 8'W ® G �� • 0 • �' COCCULUS LAURIFOLIUS 5GAL. M 6 25'H •, � �� LAUREL LEAF SNAIL SEED 8 25'W �, , �\`�\\ , DALEA FRUTESCENS'SIERRA NEGRA' 3-5' H , *lb • ����� ' BLACK DALEA 5 GAL. M 5-6'W DISTICTUSX'RIVERS' 5 GAL. M 25'H ��� • 0 • • ROYAL TRUMPET VINE 25'W I `* w� ® ® DODONAEAVISCOSA 10 12' H ���� 4 , r. , �� HOP BUSH 5GAL. M 8-10'W • �� LEUCOPHYLLUM FRUTESCENS 4 8'H • • TEXAS RANGER 5 GAL. L M 4 8'W • * LEUCOPHYLLUM LANGMANIAE'RIO BRAVO' 4-5'H %, , RIO BRAVO SAGE 5GAL. L-M 4-5'W • • 1111 ;��'� * 0 p k ir A / LONICERAJAPONICA'HALLIANA' 15'H ® • • a * a • M _ HALLS HONEYSUCKLE 5GAL. M 15'W Ate -brAACCENTS � � • • to O i .4.\ O AGAVE DESERT! 15 GAL. L 18-24" H �� 0 O • DESERTAGAVE A 18-24"W AGAVE GEMINIFLOR 3 H • rC • • ® TWIN FLOWER AGAVE 15 GAL. L-M 3-4'W / * • \ AGAVE PARRY! 15 GAL. M 2 H off • PARRY'S AGAVE 2'W • 4.� N • VILLAS ALOE BARBADENSIS 15 GAL. L 3 4'H � ®• ALOE VERA 3-4'W N„ �f •• ALOE VARIEGATA 15 GAL. L 12"H 0 PARTRINDGE BREAST ALOE 10"W CEREUS HILDMANNIANUS 10-15' H HILDMANN'S CEREUS 15 GAL. L 8-10'W • DASYLIRION LONGISSIMA 15 GAL. L 10' H 11,41 , / O� '�' MEXICAN GRASS TREE 8'W * •• DASYLIRION WHEELER! 15 GAL. L 4-5'H ` • DESERT SPOON 5 6'W \'' • FOUQUIERIASPLENDENS 15 GAL. L 6 30'H • OCOTILLO 15'W tti O�0 O . • HESPERALOE PARVIFLORA 2 3'H • • p • © At/ i RED YUCCA 15 GAL. L 3-4'W PACHYCEREUS MARGINATUS 11 15'H ��y �nnnn , 15 GAL. L \ MEXICAN FENCE POST 6-10'W 1'1 \�� STIPATENUISSIMA 2-3'H 4 * � �8MEXICAN FEATHER GRASS 15 GAL. L2 3'W %i O O 0� �t;;ilik �� ��+„� ��ji��� �� YUCCA ELATA15 GAL. L20'H � r1SOAP TREE YUCCA 8 10'W ��� �. `����G,. � �, .,, � • ` YUCCA GLORIOSA 12'H O • _ tx� �-�. �n�n;m� ' � `` 15 GAL. L - • �1�� ;,an nn _- ridpol � : SPANISH DAGGER 8'W * � m��,oi�euaoo� � ��� Z 11� �, � YUCCA WHIPPLEI 15 GAL. L 3-4'H 0OUR LORD'S CANDLE 3-4'W 0 � �' II �� PLANTING DESIGN NOTES �C ^�' II ®� � �I II THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE '� �� �r a� j �� III CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, 1� 1 lIII FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON ASOILS REPORT FROM AN AGRICULTURAL �� '.,,, �'� SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN '*** 'h"`�. Ilb +�' III BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL • - -4°.? ��' vritir, p � I THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3" DEPTH TO HELP CONSERVE WATER, LOWER °' ,��r� � jl G/I ) THE SOILTEMPERATUREAND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN P, p THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOWTHE CITY OF PALM DESERT 4. _; tikat i,,! GUIDELINES. � �•. r4 IRRIGATION DESIGN NOTES to 1�.?v��,;;� WATHE IRRIGATION SYSTEM WILL BEA FULLY AUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW PREVENTION DEVICES WILL BE INSTALLED TO MEETALL LOCALAND CITYAPPLICABLE CODES. THE r�F ." IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE INCORPORATED INTO THE SYSTEM DESIGN. GI) SCALE 1" = 20' 0 5 10 20 40 OP LANDSCAPE . DSRT SURF • . 120 DSRT Shrub Planting Planm0 Architecture. • PALM DESERT CA • Design. • SURF Relationships. • • Scalevisom � DESERT WAV E VENTURES, LLC • : . Job No. 2020-239 Date 2021-04-06 A CLIMATE ZONES FACTOR MASTER SHRUB LEGEND _ • ` THIS PROJECT IS LOCATED IN'WUCOLS' REGION LOW DESERT'. BOTANICAL NAME MATURE O • , SYMBOL COMMON NAME SIZE WUCOLS SIZE © H= HIGH WATER NEEDS �,� M=MODERATE WATER NEEDS GROU N DCOVERS L= LOW WATER NEEDS �o •• I \ ,\ '. VL=VERY LOW WATER NEEDS ACACIA REDOLENS'DESERT CARPET' 18-24"H DESERT CARPET 5GAL. L 10-12'W 4 s * T SUNSET ZONE:15 CHRYSACTINIA MEXICANA 18-24"H O USDA HARDINESS ZONE:9 DAMIANITA 5GAL. L 18-24"W T �. LANTANA CAMARA'NEW GOLD' 2-5'H �, ® NEW GOLD LANTANA 5GAL. M 3-5'W T RI TURF LILY SPP. 5 GAL. M 12-5' H lO . /\ TURFLILY 12"W �/� OENOTHERA BERLANDIERI 5GAL. L 6"H '� CHIHUAHUAN PRIMROSE 4'W v VERBENA 8"H • \ VERBENA 5GAL. M 4,W k0 ' � MEDIUM SHRUBS I BACCHARISX'THOMPSON' 15 GAL. L 2-3"H dP . / > BACCHARIS 6'W ` T O # • \ CISTUS PURPUREUS 5GAL. M 3'H O 0.1 T ORCHID ROCK ROSE 4'W / • O 0 SAGEOPHYLLUM CANDIDUM 5 GAL. L-M 3,W 10* • • LEUCOPHYLLUM ZYGOPHYLLUM'CIMARRON' 5GAL. L-M 3'H �, _ BLUE RANGER 3'W *64 ROSMARINUS OFFICINALIS 5GAL. M 2-4'H e \ ROSEMARY 3-4'W Sr \ /� SALVIA GREGG!'SIERRA LINDA' S GAL. M 2-3'H Illi�` A / RED SALVIA 2-3'W ' O ®, �� TRACHELOSPERMUM JASMINOIDES 3-6'H +� '14 � STAR JASMINE 5GAL. M 3 6'W 4604 liv o ���� LARGE SHRUBS T \` BOUGAINVILLEA SPP. 20 40'H 41 ® :7111\ v1 �:Ai �` �' BOUGAINVILLEA5GAL. L M20-30'W O � CAESALPINIA PULCHERRIMA5GAL. M 5 8'H v ��Nt1106)1t �t r \ �� �� RED BIRD OFPARADISE 5 8'W V �� �� COCCULUS LAURIFOLIUS5 GAL. M 6-25'H T 7. ` I�' I® LAUREL LEAFSNAIL SEED 8-25'W C/ • \,l � � ';_� 5GAL. M'��� • DALEA FRUTESCENS'SIERRA NEGRA' 3-5'H �pip BLACKDALEA 5-6'W �• LieNV �� �� �� .� , DISTICTUSX RIVERS 25'H O ��� •� \ ROYAL TRUMPET VINE 5GAL. M25'W 7440Af "i- • O 4 �. M 1® �'� DODONAEAVISCOSA 5GAL. M10 12'H 'F HOP BUSH 8 10'W o44/4104 LEUCOPHYLLUM FRUTESCENS 5 GAL. L-M 4-8'H • t1 ��� ..• TEXAS RANGER 4-8'W � ", ;�`" ��' LEUCOPHYLLUM LANGMANIAE'RIO BRAVO' 5 GAL. L M 4-5'H 4�\ :*44 �` RIO BRAVO SAGE 4 5'W �� O LONICERAJAPONICA HALLIANA 15'H �it =, • LAG O HALLS HONEYSUCKLE 5 GAL. M 15'W •* �• \\\ '��''►�j� b M E P ACCENTS �1� f 4!� AGAVE DESERT! 18-24"H k I ` � VTR �� C� . DESERTAGAVE 15 GAL. L 18-24"W • **** _ - •� AGAVE TW/N FLOWER AGAVRA E15 GAL. L-M 33W4 4,W -4(\_ �� AGAVE PARRYI 2'H ar` ��� PARRYSAGAVE 15 GAL. M 2,W Alp W*# � r ALOE BAR BADENSIS 15 GAL. L 3-4'H ALOE VERA 3-4'W \ ., .iiiip, ALOE VARIEGATA 12"H -- PARTRINDGEBREASTALOE 15 GAL. L 10„W CEREUS HILDMANNIANUS 15 GAL. L 10 15'H 0 litotomit. = HILDMANN'S CEREUS 8-10'W DASYLIRION LONGISSIMA 15 GAL. L 10'H Q MEXICAN GRASS TREE 8'W Z ...*._ DASYLIRION WHEELER! 15 GAL. L 4-5'H DESERT SPOON 5-6'W a` OCOTILLO01q1 �� IASPLENDENS -30'H 15 GAL. L 615 W HESPERALOE PARVIFLORA 15 GAL. 2-3'H '� RED YUCCA L3-4'W PACHYCEREUS MARGINATUS 15 GAL. L 11 15'H 114411 ac. A'111: MEXICAN FENCE POST 6-10'W ', STIPATENUISSIMA 15 GAL. L 2-3'H �\A • . , .moo' .;�� �� MEXICAN FEATHER GRASS 2-3'W 's �0� f;,'��, +iii YUCCA ELATA 15 GAL. L 20'H • e� .�h`` �`'�'4V, '',' SOAP TREE YUCCA 8-10'W W • L �x�q �` �, . ' 14 YUCCAGLORIOSA 12'H `� �,, 14 15 GAL. L �1� ��n nMnn@^`ir1m, J �� ff � SPANISH DAGGER 8'W moolir ■ �R , ., 's \\ h� YUCCAWHIPPLEI 3-4'H = �►iEr i� "� ��� OUR LORD'S CANDLE 15 GAL. L3-4'W 1 � r M PLANTING DESIGN NOTES4 ��4'� 4 . � THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE pi� 2 , �� CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, � .4i'w ,,. ll� FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON ASOILS REPORT FROM AN AGRICULTURAL .ve ' Mt .' SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL ����'' ��" q-j THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A3"DEPTH TO HELP CONSERVE WATER, LOWER I THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN ~ skot .' J� THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF PALM DESERT ° :01/ as, i i , GUIDELINES. 4 . ; ( IRRIGATION DESIGN NOTES ninel r�' THE IRRIGATION SYSTEM WILL BE A FULLY AUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW A PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITY APPLICABLE CODES. THE �, IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE INCORPORATED INTO THE SYSTEM DESIGN. EDSCALE 1" = 20' 0 5 10 20 40 f1� DSRTSURF LANDSCAPE .. 121 DSRT ShrubPlanting Plan • Architecture. • PALM DESERT CA :• Design. • • SURF Relationships. • • Scale vewair • '�' � DESERT WAV E VENTURES, LLC • Job No. 2020-239 Date 2021-04-06 CLIMATE ZONES FACTOR MASTER SHRUB LEGEND THIS PROJECT IS LOCATED IN 'WUCOLS'REGION'6: LOW DESERT'. BOTANICAL NAME MATURE 11'L. ~ • ly * (4 �®v H -HIGH WATER NEEDS SYMBOL SIZE WUCOLS .<�� • -' = COMMON NAME SIZE M= MODERATE WATER NEEDS —_ MATCH LJ'�V E L- LOW WATER NEEDS GROUNDCOVERS Iliti r(---_,�\ _ • ` VL=VERY LOW WATER NEEDS ACDESAERATCARPET NS'DESERT CARPET' 5GAL. L 18-10�2'W 111�® (� I�II II SUNSET 15 I CHRYSACTINIA MEXICANA 18-24" H i116. �' I411)0\ � DAMIANITA 18-24"W tle * LANTANACAMARA'NEW GOLD' 2-5'H 55GGAAL '''- *. 4*. NEW GOLD LANTANA 3-5'W � • CS ‘,„:1i II 111 USDA HARDNESS ZONE:9 ML LIRIOPE SPP. 12-18"H 5GAL. M�t ' �O �� TURF LILY 12"W \� • MIN �� OENOTHERA BERLANDIERI 5GAL. L 6"H ' �����' c8j��`+ CHIHUAHUAN PRIMROSE 4'W /`. lei: ...'...1ill ��` \ VERBENA8"H � '� �� � \V VERBENA 5GAL. M 4'W %� S /� J \Iii MEDIUM SHRUBS./� , U S U S li 4 „,,, „ .1411108 BACCHARISX'THOMPSON' 15 GAL. L 2 3" H BACCHARIS 6'W ,� ,, ifi: , //Ott CISTUS PURPUREUS 3'H ,� A5GAL. M ' �Ir ORCHID ROCKROSE 4'W b LEUCOPHYLLUM CANDIDUM 3'H ,/ •/ , SAGE 5 GAL. L M 3'W ./ LEUCOPHYLLUM ZYGOPHYLLUM CIMARRON 3'H ,„ ,„ 11 * 04 5 GAL. L-M BLUE RANGER 3'W ROSMARINUS OFFICINALIS 2-4' H 1 _, ,,, • • 5 GAL. M AY1 may. / ROSEMARY 3-4'W � � �°, ®•� �- SALVIA GREGG!'SIERRA LINDA' 2-3'H LAGOON •� RED SALVIA 5 GAL. M 2-3'W TRACHELOSPERMUM JASMINOIDES 5GAL. M 3-6' H M E �s STAR JASMINE 3 b'W :0 al LARGE SHRUBS lia a-Ait-- 1 4-' \ 0 \ � ' BOUGAINVILLEA SPP. 20-40'H db • BOUGAINVILLEA 5 GAL. L M 20-30'W f) �**# � �� . /� CAESALPINIA PULCHERRIMA 5 8 H 101 ��40 RED BIRD OF PARADISE 5 GAL. M 5-8'W COCCULUS LAURIFOLIUS 5 GAL. M 6-25'H • '�: • �� LAUREL LEAF SNAIL SEED 8-25'W 1111 A -� 0. DALEA FRUTESCENS'SIERRA NEGRA' 5GAL. M 3 5' H # • 'K \ * _ 1001101 BLACK DALEA 5 b'W W • �i11 DISTICTUSX'RIVERS' 25'H Z I . �• • db • ••!� • ROYAL TRUMPET VINE 5 GAL. M 25'W • DODONAEAVISCOSA 10-12' H el .6 ,� HOP BUSH 5GAL. M 8-10'W • '�i LEUCOPHYLLUM FRUTESCENS 5GAL. L M 4-8'H V 1r[ ► ►►► TEXAS RANGER 4-8'W p,. , 7� LEUCOPHYLLUM LANGMANIAE'RIO BRAVO' 4-5'H a ` � 5 GAL. L-M if IpiRIO BRAVO SAGE 4 5'W illij, TACKE � LONICERAJAPONICA'HALLIANA' 15'H 5GAL. M 11 , HALLS HONEYSUCKLE 15'W � . � . FLATS \ ACCENTS � i■■■► tail AGAVE DESERTI18 24" H • • 4r. ®�� !O■■■■r �� ���� 15 GAL. LMMENalMEN � 4N.'IP� �� � DESERTAGAVE 18 24"W 1 LV41 •_A14i♦ /N !illA AGAVE GEMINIFLORA 3'H I A ooillg •� '� TWIN FLOWER AGAVE 15 GAL. L-M 3-4'W • '' �/ • • �►�\4,-t_-4/t-� ..0�'i AGAVE PARRY! 2' H IIIIC' '�1�.. \ r � ����, PARRY'S AGAVE 15 GAL. NI 2'W STACK ,. . ALOE BARBADENSIS 3-4'H � i1l��li�l%O� '••• ALOE VERA 15 GAL. L 3-4'W F il i!lli�- ALOE VARIEGATA 12"H • Ammo 15 GAL. L -�"U■■ PARTRINDGE BREAST ALOE 10"W ���% CEREUS HILDMANNIANUS 15 GAL. L 10-15' H _... ,...,‘ HILDMANN'S CEREUS 8-10'W •' . *�1!!��!!�i 15 GAL. L �`\ �1��:�1gill . DMEXICANDASYLIRIOGRASSN TREEI MA 18'W 010111111111111 � DESER RIOOOWHEELERI N 15 GAL. L 5-6'W H * � ll •••• •r oyill , i3Ok 15 GAL. L.• .•"•••••••`-ing,111 0 FOUQUIERIASPLENDENS6 30'H 1 •• , OCOTILLO 15'W ti • ' HESPERALOE PARVIFLORA15 GAL. L 2 3'H 1RED YUCCA 3 4'W r .I • I PACHYCEREUS MARGINATUS15 GAL. L 11 15'H \ �� 114411 MEXICAN FENCE POST 6 10'W *. �� ��� STIPATENUISSIMA15 GAL. L 2 3'H �oil� � it._,/0:111111111r.1 .1.N.::. ��•�� MEXICAN FEATHER GRASS 2-3'W �, � 0� �, � +„ �GO YUCCA ELATA 20'H 44*11141ke4:41t w �`�� °o A 15 GAL. L �� 1. ��d � �� ' ., SOAP-TREE YUCCA 8-10'W 7:11711:11';- ;tb ,° �� .,,��� ``•,` YUCCA GLORIOSA 12'H /uuu 15 GAL. L �1����a "" SPANISH DAGGER�nn� m♦""��o�avaa „ 8�W��� io���oi�euDno� 'a YUCCAWHIPPLE! 3-4'H [ta`T ���- , OUR LORD'S CANDLE 15 GAL. L3 4'W l ��r PLANTING DESIGN NOTES '4,11NN44441.1444 . .• 1 THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE 4 Eit' CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON ASOILS REPORT FROM AN AGRICULTURAL 4 �� !� SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN ce, '�' BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL �` '�,� _ • THE FLOWER AND SHRUB BEDS SHALL BE MULCHEDTOA3" DEPTH TO HELP CONSERVE WATER, LOWER j �t. =' � � THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN _ " THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF PALM DESERT 4 GUIDELINES. �'"''"" IRRIGATION DESIGN NOTES THE IRRIGATION SYSTEM WILL BE A FULLY AUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITYAPPLICABLE CODES. THE ' IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER :si EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE INCORPORATED INTO THE SYSTEM DESIGN. GI) SCALE 1" = 20' 0 5 10 20 40 ����� LANDSCAPE • DSRTSURF • . 122 DSRT Shrub Planting Plan ; Architecture. ; m0 • PALM DESERT CA ; Design. ; SURF Relationships. • Scale DESERT WAV E VENTURES, LLC • ; Job No. 2020-239 Date 2021-04-06 vo moo' /O v v .� ��• O o� �Z�O. r �o O CLIMATE ZONES FACTOR MASTER SHRUB LEGEND e* •* �, EillTHIS PROJECT IS LOCATED IN 'WUCOLS'REGION LOW DESERT'. BOTANICAL NAME MATURE • �� ,k o SYMBOL SIZE WUCOLS H= HIGH WATER NEEDS COMMON NAME SIZE * M AT C H L I N E M= MODERATE WATER NEEDS — — � ° o — — — — — — — — — — — — — — GROUNDCOVERS .zs, L= LOW WATER NEEDS �IIIId` • VL=VERY LOW WATER NEEDS ACACIA REDOLENS'DESERT CARPET' S GAL. L 18-24" H DESERT CARPET 10-12'W ,�It- I ,f ak I SUNSET ZONE:15 18-24" H f r-J DAMIANCTAINIA MEXICANA 5GAL. L 18-24"W USDA HARDINESS ZONE:9 �-� . 'NEW®* '� i\ / / NEW GOLD LANTANA 5 GAL. M 3 5'W o o LIRIOPESPP. 12-18"H II® o j' TURF LILY 5 GAL. M 12"W OENOTHERA BERLANDIERI 6"H Al► \ CHIHUAHUAN PRIMROSE 5 GAL. L 4'W 'lli VERBENA 5GAL. M 8 H �� X VERBENA 4'W [VE , T MEDIUM SHRUBS ��� , �� BACCHARISX'THOMPSON' 2-3" H • ® •04 `� BACCHARIS 15 GAL. L 6'W CISTUS PURPUREUS 5 GAL. M 3 H ORCHID ROCK ROSE 4'W I ICI Ibl LEUCOPHYLLUM CANDIDUM 3'H 5 GAL. L-M SAGE 3'W •® LEUCOPHYLLUM ZYGOPHYLLUM'CIMARRON' 3'H BLUE RANGER 5GAL. L M 3'W ® • \ \ \ ROSMARINUS OFFICINALIS 2-4' H • • ROSEMARY 5 GAL. M 3-4'W SALVIA GREGG!'SIERRA LINDA' 2-3'H RED SALVIA 5 GAL. M 2-3'W TRACHELOSPERMUMJASMINOIDES 3 6' H STAR JASMINE 5 GAL. M 3-6'W riiii0 \ „ LARGE SHRUBS O BOUGAINVILLEASPP. 20 40'H BOUGAINVILLEA 5GAL. L M 20-30'W I CAESALPINIA PULCHERRIMA 5-8'H , RED BIRD OF PARADISE 5GAL. M 5 8'W COCCULUS LAURIFOLIUS 6-25'H I '�0 LAUREL LEAF SNAIL SEED 5 GAL. M 8 25'W OBLALEA ACKDALEASCENS'SIERRANEGRA' 5GAL. M 5-6'W �j J) • DISTICTUSX'RIVERS' 5 GAL M. 25'H VILLAS ROYAL TRUMPET VINE 25'W I DODONAEAVISCOSA 10-12' H ' • / HOP BUSH 5 GAL. M 8-10'W r • O T LEUCOPHYLLUM FRUTESCENS 4-8'H * • TEXAS RANGER 5GAL. L M 4 8'W LEUCOPHYLLUM LANGMANIAE'RIO BRAVO' 4-5'H 3::\ • 5 GAL. L-M RIO BRAVO SAGE 4-5'W J • LONICERAJAPONICA'HALLIANA'\ , 5 GAL. M L Ji 15'H HALLS HONEYSUCKLE 15'W 1111 ®o I o •1 • ACCENTS \ \If) , 4 AGAVE DESERTI 18-24" H • DESERTAGAVE 15 GAL. L 18-24"W AGAVE GEMINIFLORA 3'H `� TWIN FLOWER AGAVE 15 GAL. L-M 3-4'W AGAVE PARRY! 15 GAL. M 2 H rPARRYSAGAVE 2'W r/:Iricg, \ ALOE BARBADENSIS 15 GAL. L 3-4'H I ALOE VERA 3-4'W ALOE VARIEGATA 15 GAL. L 12"H PARTRINDGEBREASTALOE 10"W CEREUS HILDMANNIANUS 10-15' H HILDMANN'S CEREUS 15 GAL. L 8-10'W • DASYLIRION LONGISSIMA 10' H r I MEXICAN GRASS TREE 15 GAL. L 8'W DASYLIRION WHEELERI 15 GAL. L 4-5'H ® ilI r- * DESERT SPOON 5-6'W FOUQUIERIASPLENDENS 6 30'H -•; , • •® o �:t 1O I OCOTILLO 15 GAL. L 15'W Lf • • ♦ HESPERALOE PARVIFLORA 15 GAL. L 2 3'H RED YUCCA 3-4'W ® 0 �� ��, �• P PACHYCEREUS MARGINATUS 11-15'H `y 15 GAL. L 6 10'W C�/.�/y� � 114411 MEXICAN FENCE POST 1 v, : — — A flr• *0 STIPATENUISSIMA 15 GAL. L 2 3'H —_ 11*.0._ �,, �� MEXICAN FEATHER GRASS 2-3'W iTCHLINE �` If��� \ \ � __� � 0 �`f�� �+„� �G�i��4��� � YUCCA ELATA15 GAL. L20'H � I, \ � � ( � l I ��,��d �s � .,�/�� ` SOAP-TREE YUCCA 8-10'W � � I I12'H • 4\ Ar / ��I �..�`� +G» �� . �� YUCCA GLORIOSA LI Ll � •�Id �155���mn�^^ alai SPANISH DAGGER 15 GAL. L �nNnml�� �1�0��I�O�Nnplip�p� s<s�� i - C ��„� i :� �� YUCCAWHIPPLEI 15 GAL. L 3 4'H [y�Wl� ����, v � t�e � OUR LORD'S CANDLE 3-4'W = . �h ®; PLANTING DESIGN NOTES w,�i�h�� =� THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE .i a � � ark �. �� +� p , �, ,� ; CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, Ai.t 4' ', FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM AN AGRICULTURAL � ' >S� �� 11ii SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN �`'4''''• •, , 1' BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL f'':14 ' '`%'-lift,.. 1 THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3" DEPTH TO HELP CONSERVE WATER, LOWER <-4 p� THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN itiii, I .' •' THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOWTHE CITY OF PALM DESERT ,i ,,! ,,/', GUIDELINES. %. r= IRRIGATION DESIGN NOTES �. THE IRRIGATION SYSTEM WILL BEAFULLYAUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW , 3$ PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITYAPPLICABLE CODES. THE r4 IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE INCORPORATED INTO THE SYSTEM DESIGN. GI) SCALE 1" = 20' 0 5 10 20 40 • ����� LANDSCAPE DSRT SURF • . 123 DSRT Shrub Planting Plan • Architecture. m0 • PALM DESERT CA . • • \ SLJ7/ Relationships. • Scale voome • D E S E RT WAV E VENTURES, L LC : : Job No. 2020-239 Date 2021-04-06 CLIMATE ZONES FACTOR MASTER SHRUB LEGEND THIS PROJECT IS LOCATED IN 'WUCOLS'REGION '6: LOW DESERT'. BOTANICAL NAME MATURE SYMBOL SIZE WUCOLS COMMON NAME SIZE H= HIGH WATER NEEDS M= MODERATE WATER NEEDS GROUNDCOVERS L= LOW WATER NEEDS VL=VERY LOW WATER NEEDS ACACIA REDOLENS'DESERT CARPET' 18-24" H S GAL. L DESERT CARPET 10-12'W SUNSET ZONE:15 CHRYSACTINIA MEXICANA 18-24" H USDA HARDINESS ZONE:9 DAMIANITA 5 GAL. L 18-24"W LANTANA CAMARA'NEW GOLD' 2-5'H • NEW GOLD LANTANA 5 GAL. M 3-5'W LIRIOPE SPP. 12-18"H TURF LILY 5 GAL. M 12"W OENOTHERA BERLANDIERI 6"H CHIHUAHUAN PRIMROSE 5 GAL. L 4'W VERBENA 8"H VERBENA 5 GAL. M 4'W MEDIUM SHRUBS BACCHARISX'THOMPSON' 2-3" H BACCHARIS 15 GAL. L 6'W CISTUS PURPUREUS 3'H ORCHID ROCK ROSE 5 GAL. M 4'W LEUCOPHYLLUM CANDIDUM 3'H 5 GAL. L M SAGE 3'W LEUCOPHYLLUM ZYGOPHYLLUM'CIMARRON' 3'H BLUE RANGER 5 GAL. L-M 3'W ROSMARINUS OFFICINALIS 2-4' H ROSEMARY 5 GAL. M 3-4'W L__ u SALVIA GREGG!'SIERRA LINDA' 2-3'H RED SALVIA 5 GAL. M 2-3'W TRACHELOSPERMUM JASMINOIDES 3-6' H STAR JASMINE 5 GAL. M 3-6'W LARGE SHRUBS BOUGAINVILLEASPP. 20-40'H BOUGAINVILLEA 5 GAL. L-M 20-30'W CAESALPINIA PULCHERRIMA 5-8'H RED BIRD OF PARADISE 5 GAL. M 5 8'W COCCULUS LAURIFOLIUS 6-25'H LAUREL LEAF SNAIL SEED 5 GAL. M 8 25'W DALEA FRUTESCENS'SIERRA NEGRA' 3-5' H BLACK DALEA 5 GAL. M 5-6'W • DISTICTUSX'RIVERS' 25'H ROYAL TRUMPET VINE 5 GAL. M 25'W 10-12' H -�1 o ® ® O ® <'� ® 1, ,1 ® HOP BUDODONSH A VISCOSA 5 GAL. M 8 10'W We I ® ® ® ® e ��. ® LEUCOPHYLLUM FRUTESCENS 4-8'H 0 ® • O � 0 O® TEXAS RANGER 5 GAL. L-M 4-8'W ❑ - _ J . L 0 LEUCOPHYLLUM LANGMANIAE'RIO BRAVO' 4-5'H �O �, RIO BRAVO SAGE 5 GAL. L-M 4-5'W ® 0 Hon non 0 I I _ 1 1 ® LONICERAJAPONICA'HALLIANA' 5 GAL. M 15'H -tf 0 u u u 0 0 0 HALLS HONEYSUCKLE 15'W I 1_ ��* * - - 11' II 1 IIII 11 II II 11 II 1 I IIII I I II 1 0 _ 0 ' ACCENTS❑a� �� — I � O® AGAVE DESERT! 15 GAL. L 18-24" H / ❑0 / * � O U 0 I DESERTAGAVE 18 24"W 1 ` * I - 0 0r40 . 0,40 . 0 7 0 0 < r 0 '— AGAVE GEMINIFLORA 15 GAL. L-M 3'H I �46, �� I Oo TWIN FLOWER AGAVE 3-4'W 0 '� •o �` _ 0 AGAVE PARRY! 2' H 0 �� I I I ® .��r-*so 11 iij\v 15 GAL. M PARRY'S AGAVE 2'W 0 tra 0 g i II ---n 0 -n -- • -- -- • -�� I I ALOE BARBADENSIS 15 GAL. L 3 4'H _ ALOE VERA 3-4'W oil .i . ,.- ro_ _ ALOE VARIEGATA 12"H �J 1 ® ® ® 10- ® ®® 0 — I I 15 GAL. L 1� ii ®� s**40 r O O �� �L� PARTRINDGEBREASTALOE 10"W r ® o` „• ® • I I CEREUS HILDMANNIANUS 10-15' H A �. �'�� 1 1 1� �ak A a � s r _ I I 1 1 1 i - - - HILDMANN'S CEREUS 15 GAL. L 8-10'W � D ®0 • ®�' —_ I- —I— _ T� DASYLIRION LONGISSIMA 15 GAL. L 10' H U 0 ' 1.1 ,� J MEXICAN GRASS TREE 8'W �, ♦ \� b� � � •�,/ �•�� . • w 0 * DASYLIRION WHEELER! 4 5'H la I � ®,.r, ®0 Oo m ——— O®"'•� 0 DESERT SPOON 15 GAL. L 5 6'W I r Q . ® ®O�DO 0��, d r OCOTILLO FOUQUIERIASPLENDENS 15 GAL. L 6-130'H W HESPERALOE PARVIFLORA 15 GAL. L 2-3'H RED YUCCA 3-4'W y� PACHYCEREUS MARGINATUS 15 GAL. L 11-15'H �� ► \ MEXICAN FENCE POST 6-10'W � - �' STIPATENUISSIMA 2 3'H � I ��' .4 �� � MEXICAN FEATHER GRASS 15 GAL. L 2-3'W �� • �,t����`` �� YUCCA ELATA 15 GAL. L 20'H ���Ro ,- .� � SOAP TREE YUCCA 8 10'W ���`�� � ,:•, 1:11111 YUCCAGLORIOSA 12'H y _ 15 GAL. L Tlrttpt.a::„,cts.lf....:skfj::•74.1r./r;:.1::%,,,,:.;:\4::;:#\ �nm� �a�iaa �. SPANISH DAGGER��ana�"ial�a��-�osOi,.,�, � � � 8W YUCCAWHIPPLEI '� ' �� 15 GAL. L 3 4'H ru � �G�►>:i' ;'a ��t �,a OUR LORD'S CANDLE 3-4'W - ;� � ,.:� I'' =mil _„ PLANTING DESIGN NOTES 1b6,\wiLR;r�� :. t; THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL,AESTHETIC,AND MAINTENANCE p�� '�'' '� - aa� �,� ��', CONSIDERATIONS.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, � ��`� 4*,'N FERTILIZERS,AND APPROPRIATE SUPPLEMENTS BASED UPON ASOILS REPORT FROM AN AGRICULTURAL � �: �* L' 1 ��, SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.GROUND COVERS OR BARK MULCH SHALL FILL IN �fv % BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL `�,:, ' '` ' 1 THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3" DEPTH TO HELP CONSERVE WATER, LOWER '.\'�':*I-.* dj ) THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.THE SHRUBS SHALL BE ALLOWED TO GROW IN '•' ri p O THEIR NATURAL FORMS.ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOWTHE CITY OF PALM DESERT _,,�, � ,,!iat GUIDELINES. ""it 4"o %, r IRRIGATION DESIGN NOTES ��'?���; THE IRRIGATION SYSTEM WILL BE A FULLY AUTOMATIC UNDERGROUND DRIP SYSTEM. BACKFLOW � ` PREVENTION DEVICES WILL BE INSTALLED TO MEET ALL LOCAL AND CITYAPPLICABLE CODES. THE �� IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO MEET AND OR EXCEED MODEL WATER EFFICIENT LANDSCAPE ORDINANCES(MWELO). WATER CONSERVATION PRODUCTS(HIGH EFFICIENCY /LOW PRECIPITATION)AND AN EVAPOTRANSPIRATION (ET)WEATHER BASED CONTROL SYSTEM WILL BE INCORPORATED INTO THE SYSTEM DESIGN. r( DSCALE 1" = 20' 0 5 10 20 40 • ����� LANDSCAPE DSRT SURF . 124 DSRT Shrub •Planting Plan - Hotel Level 3 Amenity Deck ; Architecture. ; • PALM DESERT CA . 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C ". • 6 w - .... y . _ 2[4:-ram r J `s r _ _TA- r .,....:, 44tru ,--.., • ~,_ - ti • ram .. J. ..•}•'. �_s - .-- :... y .; - Y .a.•^. 5 ry ^.-" r•'•`-' _ - _ _ r - - i :- _ - •`m• fi -� ' ,ue ~ 4itnigii • • • • Air .. -_ s -s+_ <` ate • - '�+rr. i • - - _ .-.- = - ! mil._ _ � " - may • • • �..,.., • RENDERING • 132 . DSRT SURF . • DSRT SURF CENTER & HOTEL Architecture. • • PALM DESERT, CA Design. • SURFRelationships. • Scale • • • Job No. 2020-239 • Date 2021-04-06 • DESERT WAVE VENTURES, L LC 1 TERRA NOVA PLANNING & RESEARCH, INC.® MEMORANDUM November 11, 2021 TO: Eric Ceja FROM: Kelly Clark SUBJECT: DSRT SURF Water Demand Analysis A Water Supply Assessment (WSA) was prepared for the DSRT SURF project (Project) in 2019 that analyzed Project-specific water demands and potential impacts to the local and regional water supply. At that time,the Project included a 5.5-acre surf lagoon and associated amenities, up to 350 hotel rooms, up to 88 residential villas, and landscaping. The WSA determined that the 2019 Project would result in a gross water demand of 165.21 acre-feet per year (AFY) and a net water demand of 58.46 AFY after accounting for the turf reduction program which resulted in a savings of 106.75 AFY. For comparison, the net 2019 Project water demand of 58.46 AFY is less than the gross water demand for the 350 hotel rooms and 88 villas combined (60.99 AFY) (see below). The 2019 water demand breakdown is as follows: • Surf Lagoon; 73.04 AFY: Cloward H2O (2019) provided an annual water demand based on the following: o Volume: 6,900,000 gallons. Assumed a complete filling annually; Area: 236,720 SF (approx. 5.5 acres) o Water Loss: An average of 1,121 gallons/day from backwash and 45,177 gallons/day from evaporation, for a total of 46,298 gallons/day (16,898,770 gallons/year). ■ Evaporation was calculated using two methods: 1) 25+ year weather data for average monthly temperatures, humidity, wind, cloud cover and solar radiation rates; 2) published monthly pan evaporation rates for the area.' • Surf Lagoon Amenities; 15.28 AFY: Includes café, restaurant, bar, restrooms, maintenance. Standards water demand rates. • Hotel and Villas; 60.99 AFY: Includes 350 hotel rooms, 88 villas, hotel spa, villa clubhouse, and maintenance and equipment buildings. Standards water demand rates. • Swimming Pools; 7.36 AFY: Onsite pools/spas. Assumed one complete fill annually and total loss due to evaporation. • Landscaping; 8.54 AFY of Recycled Water: 120,159 square feet of landscaped area, including 11,795 square feet of turf and 108,364 square feet of native plant materials. CVWD MAWA calculation was used. • Turf Reduction Program for Firecliff and Mountain View Golf Courses: - 106.75 AFY. Water Supply Assessment and Water Supply Verification for the DSRT SURF Project, prepared by Terra Nova Planning and Research Inc. May 2019. 42635 MELANIE PLACE, SUITE 101, PALM DESERT, CA 92211 (760) 341-4800 The Project was amended in 2020 and resulted in a 27% reduction in commercial space, 71% reduction in restaurant/bar space, and 53% reduction is hotel and villa building square footage compared to maximum buildout assumptions analyzed in the 2019 EIR and WSA. The water demand for the 2020 project was analyzed using the assumptions shown below: • Surf Lagoon 73.04 AFY: Same assumptions used in the 2019 EIR/WSA. • Surf Lagoon Amenities; 2.62 AFY: Includes ancillary uses, maintenance, general retail. • Hotel and Villas; 22.79 AFY: Includes 92 hotel rooms and 83 villas. • Pools/Landscaping; 15.9 AFY: Same assumptions used in the 2019 EIR/WSA. • Turf Reduction Program; -106.75 AFY: Same assumptions used in the 2019 EIR/WSA. Buildout of the 2020 Project would result in a gross water demand of 114.35 AFY and a net water demand of 7.6 AFY, after accounting for the turf reduction program. For comparison, the net 2020 Project water demand of 7.6 AFY is equivalent to the annual water demands of 58 villas. The 2020 Project's water demand is detailed in the EIR Addendum prepared for the Project and submitted for review as part of the current entitlement package. Similar projects in the Valley, specifically the Wave at Coral Mountain in La Quinta (the Wave), used an oversimplified CVWD evaporation rate for the wave pool based on a "Plant Factor of 1.10 for a stationary body of water, and 1.20 for a moving body of water."'The analysis does not appear to account for annual loss due to backwash, spilling, or potential refilling of the wave pool. Compared to the La Quinta Wave project, DSRT SURF used conservative water demand estimates that assume the surf lagoon will require complete filling each year, accounts for water loss due to backwash and spilling, and uses historical weather data to account for monthly temperatures, humility, wind, cloud cover, and solar radiation that affect evaporation rates. 2 Coral Mountain Specific Plan WSA, prepared by MSA Consulting, Inc. March 2020. DSRT Surf is paying to convert 24 acres at Desert Willows golf courses into + 1 I Ai --;01 /, , drought tolerant landscaping which will result in annual water savings34.0111 of 34.8m gallons. The DSRT Surf lagoon will use 23.8m gallons of water ilis..0 Gallons Saved by Landscape Conversion, paid fot by DSRT Surf each year through an annual lagoon drainage/refill, daily water filtration, and ..-1/44 evaporation. Much of this water will be reclaimed through dry wells which 0 jIJ recharge the aquifer effectively recycling our water back into the system. 23.8m Iiiiir110 Gallons Used by the Surf Lagoon 0 \Ili, 6 11 .0 M - rA---- DSRT I SURF "iri- Gallons of Water Saved! _ — __ 1 ;;l Annual lagoon drain and g 6°° daily use water going 1 back through the drywell and into the aquifer. Li 8 , Om IP ...AQ- pli 11 I Water coming up from the 4 k _ aquifer through the well. ' �J [alI • 'X ADDENDUM TO THE DSRT SURF PROJECT ENVIRONMENTAL IMPACT REPORT (SCH No. 2019011044) Ilia_ DSRT SURF Prepared for: City of Palm Desert 73510 Fred Waring Drive Palm Desert, CA 92260 Prepared by: r \ Terra Nova Planning & Research, Inc.® 42635 Melanie Place, Suite #101 Palm Desert, California 92211 June 2021 Table of Contents 1. Introduction and Project Background 1 1.1. Summary 1 1.2. Project Location 1 1.3. Existing Conditions and Current Proposal 2 1.4. Purpose of an EIR Addendum 18 2. Proposed Amendments 19 3. Impact Analysis 21 3.1. Aesthetics 22 3.2. Agriculture and Forestry Resources 28 3.3. Air Quality 28 3.4. Biological Resources 40 3.5. Cultural and Tribal Resources 44 3.6. Energy 47 3.7. Geology/Soils 53 3.8. Greenhouse Gas Emissions & Energy 60 3.9. Hazards & Hazardous Materials 64 3.10. Hydrology/Water Quality 67 3.11. Land Use/Planning 74 3.12. Mineral Resources 77 3.13. Noise 78 3.14. Population, Employment, and Housing 82 3.15. Public Services and Utilities 84 3.16. Transportation 89 3.17. Utilities 98 List of Tables Table 1 2019 DSRT SURF Specific Plan 3 Table 2 2019 DSRT SURF PA1 Precise Plan 4 Table 3 Construction Emissions Summary 30 Table 4 Unmitigated Operational Emissions Summary 31 Table 5 Localized Significance Thresholds 25 Meters, 5 Acres (lbs per day) 32 Table 6 Construction GHG Emissions Summary 61 Table 7 Special Events Operational Emissions: 2019 DSRT SURF EIR 61 Table 8 Operational GHG Emission Summary: 2019 DSRT SURF EIR (Metric Tons/Year) 62 Table 9 2019 DSRT SURF Specific Plan Specific Plan Land Uses 75 Table 10 2019 DSRT SURF Project Surf Lagoon Precise Plan Land Uses 76 List of Exhibits Exhibit 1 Regional Location Map 7 Exhibit 2 Area Location Map 8 Exhibit 3 Vicinity Map 9 Exhibit 4 Project Location Map 10 Exhibit 5 Project Site Plan 11 Exhibit 6 Tentative Tract Map 37639 12 Exhibit 7 Surf Center Elevations 13 Exhibit 8 Surf Center Ancillary Uses Elevations 14 Exhibit 9 Hotel Elevations 15 Exhibit 10 Typical Villa Elevations 16 Exhibit 11 Typical Stacked Flats Elevations 17 DSRT SURF PROJECT ADDENDUM TO THE DSRT SURF PROJECT ENVIRONMENTAL IMPACT REPORT (SCH No. 2019011044) 1. INTRODUCTION AND PROJECT BACKGROUND 1.1. SUMMARY This document is an Addendum to the 2019 DSRT SURF Project Environmental Impact Report (EIR, SCH No. 2019011044). This Addendum has been prepared to evaluate the potential environmental impacts of amending the DSRT SURF Specific Plan, Tentative Tract Map, Development Agreement, and buildout of the revised DSRT SURF Project, referred to herein as the "Project." In accordance with the California Environmental Quality Act (CEQA), this Addendum analyzes the proposed Project amendments and demonstrates that all potential environmental impacts associated with the Project at buildout would be within the envelope of impacts already evaluated in the approved EIR. In this document, Section I provides the detailed description of the City of Palm Desert's planning procedures and environmental review process under the California Environmental Quality Act (CEQA). Section 2 describes the proposed Specific Plan amendment and revised DSRT SURF Project. Section 3 describes the potential environmental impacts of the proposed amended Project in the context of the 2019 DSRT SURF Specific Plan EIR. 1.2. PROJECT LOCATION The 17.69-acre Project site is located on the west side of Desert Willow Drive, north of Country Club Drive in the City of Palm Desert, Riverside County, California. The irregularly shaped site is bounded by golf course on its west, south and east sides, and by the Desert Willow Clubhouse parking lot on the north. The Project site is located in Section 4, Township 5 South, Range 6 East, San Bernardino Baseline and Meridian and consists of three Assessor's Parcels: 620-420-023, 620-400-024 and -620-400-008. Regional location and project vicinity maps are provided in Exhibits 1 through 4. 1 1.3. EXISTING CONDITIONS AND CURRENT PROPOSAL Background The Project site is partially developed with the Desert Willow Clubhouse parking lot in its northwest corner (approximately 3 acres) and the balance of the site (approximately 14.7 acres) is vacant desert land. The site is designated as Resort and Entertainment District on the City's General Plan Land Use Map which allows bed and breakfast inns, recreational facilities, retail, lodging, and commercial services along with specialized entertainment with a commercial floor area ratio (FAR) of up to 0.10, and multi-family residential land uses of up to 10 dwelling units per acre (DU/AC). The City's Zoning Map designates the site as Planned Residential (PR-5), allowing 5 units per acre. Prior to adoption of the DSRT SURF Specific Plan, development of the site was governed by the North Sphere Specific Plan (NSSP), which encompassed a total of 515± acres and allowed for a wide range of resort and residential development. The DSRT SURF planning area generally occurs within Planning Area 10 of the NSSP. 2019 DSRT SURF Project In 2019, the City of Palm Desert certified the DSRT SURF Specific Plan EIR that analyzed development of the DSRT SURF Project (2019 Project). The 2019 Project would result in the development of a surf lagoon of up to 6 acres in size, a surf center to include restaurant, bar, retail and similar facilities, up to 350 hotel rooms, and up to 88 resort residential villas on the 17.69-acre site.The Project was to be implemented in two phases and consisted of two planning areas: the Surf Lagoon Planning Area (PA 1, 11.85 acres), and the Hotel and Villas Planning Area (PA 2, 5.84 acres). Planning Area 1 would be constructed first and include the development of the surf center and pie-shaped surf lagoon,which included a wave machine located in the central pier of the lagoon and in the mechanical building at the southeastern portion of the site. The Hotels and Villas Planning Area (PA 2) would be developed in phase 2 and result in the construction of the hotel(s) and villas on approximately 5.84 acres. The 2019 Project included a Specific Plan (SP) to guide the overall development of the site, a Precise Plan (PP) for the lagoon and surf center, and a Tentative Tract Map (TTM) to subdivide the site into five parcels.The Project also included a Disposition and Development Agreement to facilitate the sale of the property which is currently owned by the City, and establish development responsibilities of both the applicant and the City. The 2019 Specific Plan set forth the planning principles, land use policies, development standards, maximum development densities and design guidelines for the overall development of DSRT SURF and public improvements within the Specific Plan area.The architectural theme for the Project was Desert Mid-Century Modern, inspired by the Desert Modern and Mid-Century styles. The follow land use and development standards were set forth in the 2019 Specific Plan: 2 Table 1 2019 DSRT SURF Specific Plan Land Uses and Development Standards Planning Area 1 Surf Lagoon Planning Area (11.85 acres) Max/Min Allowed Surf Lagoon Max 6 acres Surf Center Building Max 35,000 SF ; Max Height 50 feet Café Juice Bar Max 1,750 SF Restaurant(120 Occupants w/seats) Max 2,250 SF* Bar(83 Occ w/seats, 180 Occs w/o seats) Max 1,250 SF** Events (233 Occ w/seats, 500 Occs w/o seats) Max 2,750 SF*** Ancillary Restrooms/Changing Rooms/Locker Buildings Max 1,500 SF Ancillary Rental Building(s) Max 1,500 SF East Lagoon Café and Bar Max 2,750 SF Maintenance and Equipment Buildings Max 12,500 SF Landscaping/OS/Pool /Recreational Space Minimum 20% Planning Area site coverage Parking Surf Lagoon: 1.5 per surfer (max. 95 surfers) Restaurant/Bar/Lounge: 8 per 1,000 SF Planning Area 2 Hotel and Villas Planning Area (5.84 acres) Max/Min Allowed Hotels Max 350 rooms, Max 200,000 SF; Max Height 50 feet Hotel Spa Max 12,500 SF Villas 15 units per acre/87 villas max. Villa Clubhouse Max 3,125 SF Maintenance and Equipment Buildings Max 2,500 SF Landscaping/OS/Pool/Recreational Space Minimum 25% Planning Area site coverage Parking Hotel: 1 per room Villas: 2 per unit The land use, design, and development standards of Planning Area 1 would be regulated through a Precise Plan based on the City's Municipal Code Section 25.72.030. A Precise Plan application was filed for the Lagoon and Surf Center, including a 5.5 acre lagoon, restaurants, bars, retail space and entertainment facilities and was considered and approved as part of the 2019 Project. A Precise Plan application was not submitted for the Hotel and Villa Planning Area at the time of the EIR analysis, therefore impact analysis was based on the Planning Area's maximum buildout potential of 350 hotel rooms and 88 resort residential villas on approximately 5.84 acres. 3 Table 2 2019 DSRT SURF PA1 Precise Plan Development Assumptions Land Use/Building SF AC Surf Lagoon 239,580 5.50 Surf Center Building 31,500 0.88 Café Juice Bar 1,500 Restaurant(120 Occupants w/seats) 2,000* Bar(83 Occ w/seats, 180 Occs w/o seats) 1,000** Events (233 Occ w/seats, 500 Occs w/o seats) 2,500*** Ancillary Restrooms/Changing Rooms/Locker Buildings 1,070 0.02 Ancillary Rental Building(s) 640 0.01 East Lagoon Café and Bar 1,000 0.06 Maintenance and Equipment Buildings 1,600 0.21 Landscape/OS/Pools/Rec./Amenities 104,789 2.41 Roadways/Driveways/Parking (asphalt paved areas) 120,307 2.76 90 Surface Parking 160 Underground Parking (not incl. in site total AC) * Restaurant=2,000 SF built space plus 1,000 SF exterior non-built space,total of 3,000 SF of usable space. ** Bar= 1,000 SF built space plus 500 SF exterior non-built space,total of 1,500 SF of usable space. ***Events=2,500 SF built space plus 1,000 SF exterior non-built space,total of 3,500 SF of usable space. On-site parking under the 2019 Project would include a mix of surface parking throughout the site and underground parking in proximity to the surf center and future hotels. The surf center building would be open to the public, including retail shops and surf center restaurants. Future guests could purchase a Beach Pass or Surf Pass to access the pool and recreational areas, lagoon- side surf shack/bars, and the surf lagoon for surf lessons and surf sessions. The lagoon's capacity was up to 75 surfers during regular days, and up to 95 surfers for special events. It was assumed that one special event would be held per month for a total of 12 special events annually, which could result in 3,500 ticketed spectators per event. Parking overflow during special events would be located off-site at a lot called "Lot E," which has a capacity for 500 vehicles, and at established parking lots elsewhere, including the Indian Wells Tennis Garden parking facilities. A shuttle service would be provided during special events to transport visitors to the Surf Lagoon. The 2019 Project also proposed off-site improvements including stormwater management and pool/lagoon discharge infrastructure, a lagoon water source, removal of golf course turf in several locations within the existing golf course and replacement with desert landscaping, other landscaping improvements, and soil removal and storage. The 2019 Project also included improvements to Lot E, the existing off-site parking lot southeast of the Project site that will provide overflow parking during special events. 4 Also part of the 2019 Project was a TTM that subdivided the site into five parcels, including the perimeter roadway, the surf lagoon and its associated buildings and facilities, the hotel(s) parcel, and multiple parcels for the residential villas. The Disposition and Development Agreement would facilitate the sale of the property between the City and the applicant, and establish responsibilities of both parties in the development process, including: • Infrastructure, public parking and overflow parking improvements • Performance requirements for the applicant to contribute fair share monies for the installation of the traffic signal at Market Place Drive, and for the City to install the signal prior to the issuance of a certificate of occupancy for the surf center • Various easements including: o Resort storm water drainage into the Mountainview Golf Course waste areas just south of the site o Lagoon Evacuation Line, though the City's Moutainview Golf Course and within the existing Embarc 40' Easement to the southeast of the Project site; o Access to Mountainview Golf Course well water and supply line, located to the south of lagoon; o Access to off-site parking lot (Lot E) for overflow parking • Off-site grading and turf reduction on the Desert Willow Golf Course Current Proposal The current proposal will amend the Specific Plan, Precise Plan, and TTM to accommodate proposed modifications to the hotel, surf center facilities, and villas. The Disposition and Development Agreement (DDA) is also being amended, to reflect the changes in the Project. The components of the DDA listed above, however, are not substantially changing. A summary of Project components is provided below, and a detailed description of the Project is provided in Section 2, Proposed Amendments. Specific Plan The amended Specific Plan will maintain the Project's original vision and aesthetic character, including the architectural themes, desert landscape palette and recreational amenities. The Specific Plan also maintains the existing land uses, including the development of a surf lagoon up to 6-acres and associated facilities, up to 350 hotel rooms, and up to 88 residential villas (see Specific Plan for details). Overall operations would remain the same with the average number of surfers in the lagoon at any given time reduced from 75 to 70 surfers. It is still assumed that 12 special events would be held annually. The Specific Plan build out is consistent with the 2019 Project in terms of land use intensity and density. Amendments are proposed to development standards, including residential setbacks; and the two previous Planning Areas are proposed to be combined into one, consistent with the revised Precise Plan, which establishes the design of the entire Project site. The DDA establishes the phasing schedule for the Project, which is expected to be constructed sequentially, with the surf lagoon and surf center occurring first, followed by the hotel and villas. 5 Precise Plan The site is no longer divided into two Planning Areas. Instead, a Precise Plan application was prepared for the entire site and for all Project components (Exhibit 5: Project Site Plan). The surf lagoon is in the same general location, of the same general size, and will utilize the same wave technology previously proposed and analyzed in the EIR. The surf lagoon will also include beach areas, a control tower, life guard towers, viewing decks, gathering areas, and pool-spa areas.The surf center includes the surf lagoon ticketing area, retail sales, offices for operations, areas for board and wetsuit rentals, lockers, bathrooms, flex space, and indoor/outdoor surf instruction areas. The hotel proposed in the Precise Plan application will include 92 keys and be four stories in height (see Exhibit 7 for hotel elevations). The ground level will have amenities including a restaurant, bar and lounge, all on the southwest side of the building, and a parking structure on the northeast side of the building. The second level is entirely parking. The third level includes a fitness center, spa, flex space, bar area, outdoor amenity deck, pool-spa areas, and guestrooms. The fourth level is entirely guestrooms. (see Precise Plan Application). The Precise Plan also includes 83 residential units located around the perimeter of the surf lagoon, as well as ancillary facilities to serve the residences, including recreational amenities, a homeowners' (HOA) clubhouses and open space. Off-site improvements will remain the same as the 2019 Project, including stormwater and lagoon drainage, turf removal in several locations within the existing golf course, landscaping improvements, Lot E parking facilities for special events and overflow parking, and soil removal and storage. Tentative Tract Map The Tentative Tract Map (see Exhibit 6 for TTM 37639) was amended to accommodate the revised residential component of the Project, which now proposes 33 private villas, a series of seven condominium style buildings called "stacked flats," and two private club houses (see Exhibits 8 and 9 for typical elevations). Combined, the stacked flats have a total of 50 units, resulting in a Project total of 83 residential units.The Precise Plan provides development specifics for City review, including the site plan, architectural elevations, floor plans, roof plans, cross sections, landscape plans, lighting plans, and utility plans. (see Precise Plan Application). 6 irdCALIFORNIA votri litiordris‘ it^ *or PACIFIC tad Likik OCEAN 10111.11k SIM _ in \ IOW MEXICO w K? I I Pan Sprinr 14c4 SP". Cathedral City 0 Rancho Wraps Palm DesertA ind10 Incgan Walls coaches; . . , . . .. .. --- v .. . RIVERSIDE COUNTY N kin, c4 0 r 1 DSRT SURF /c, • Exhibit L A TERRA NOVA Regional Location Map _ .i 1 PLANNING 6 RESCASICK'IC Palm Desert, California ' t,i �' w r ''09c Vyn. .. r. .2 ..... aitE ' tA 11, 1� .�'., 'fie R��, '•� "WSJ yr may. r; •1- f ,P;• , /,jr�, r . , t FP• a� ,� : , b...? • 1, ,,;. �""� < /�,��. 3•Jfi" t .�1 .T v J i. �:�J ..Z r 1 / ' •I� .` /l '1-� cw. . 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PURPOSE OF AN EIR ADDENDUM In accordance with CEQA Guidelines Section 15164, a Lead Agency is required to prepare an EIR Addendum to a previously certified EIR if some changes or additions to a project are necessary, but the proposed project modifications do not require preparation of a subsequent EIR, as provided in Guidelines Section 15162. In addition, the proposed modifications cannot result in new or substantially more significant environmental impacts compared with the impacts disclosed in the previously certified EIR. CEQA Guidelines Section 15162 states that a subsequent EIR would be required for a project if any of the following conditions exist: 1. Substantial changes to the project require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects. 2. Substantial changes occur with respect to the circumstances under which the project is undertaken that require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or 3. The availability of new information of substantial importance, which was not known or could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified, shows that the project will have one or more significant effects not discussed in the previous EIR, significant effects previously examined will be substantially more severe than shown in the previous EIR, or mitigation measures or alternatives that were previously found not to be feasible or that are considerably different from those analyzed in the previously certified EIR would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measure or alternative. This Addendum was prepared to analyze potential impacts of the proposed DSRT SURF Specific Plan and Project amendments as compared to those previously identified in the 2019 DSRT SURF Project EIR. Based on the evaluation of information provided in this EIR Addendum, no new significant impacts would occur as a result of the proposed Project, nor would there be any substantial increase in the severity of any previously identified adverse environmental impacts. Therefore, none of the conditions described in Section 15162 of the CEQA Guidelines has occurred. For this reason, an EIR addendum is the appropriate document to comply with CEQA requirements for the proposed Project. 18 2. PROPOSED AMENDMENTS The Project proposes amendments to the 2019 DSRT SURF Specific Plan, Precise Plan, and Tentative Tract Map to accommodate modifications to the hotel, surf center facilities, and villas. Amendments to the DDA are also proposed, consistent with the revised Project.The Specific Plan amendment will not change the overall land use approvals for the site, which included 350 hotel rooms, 88 villas, a surf center, surf lagoon and ancillary facilities, including parking, recreation and mechanical/service areas. The architectural style (Desert Mid-Century Modern) and landscape palette will also remain consistent and maximum building height will stay at 50 feet. Overall, the Project does not propose changes to the Specific Plan's land uses, and only minor changes to the development standards. The most notable change is the consolidation of the Project into one planning area as opposed to the two planning areas set forth the 2019 Specific Plan. The amended Precise Plan will result in the development of the entire site, consisting of a 92 key hotel, surf center, a 5-acre surf lagoon, 33 private villas and 50 stacked flat residential units, as well as ancillary facilities to support these uses. The following provides a comparison of the assumptions made in the EIR versus proposed Project amendments. • Architectural Themes and Design Guidelines: o The 2019 Specific Plan architectural theme is Desert Mid-Century Modern. Design guidelines were provided for height and mass (up to 4 stories or 50 feet), pathways and wayfinding, landscaping, signage, walls and fences, and lighting. o The proposed Specific Plan does not propose changes to the Project's design guidelines' and the current Precise Plan was designed in accordance to the Specific Plan. • Surf lagoon: o The EIR assumed buildout of a 6-acre surf lagoon per the 2019 Specific Plan. Details including water and energy demand were provided and analyzed in the EIR. o The proposed Specific Plan does not change development standards of the lagoon and therefore the same buildout assumptions would apply.The Precise Plan proposes a 5- acre lagoon, however 6-acres is assumed to represent potential maximum impacts. The same water and energy demands are assumed. • General Commercial: o The EIR assumed 45,000 square feet, including the surf center and mechanical rooms, changing room, and other ancillary buildings proposed for Phase 1. o The proposed Specific Plan generally maintains the same overall land use assumptions with minor amendments. The maximum buildout potential of the surf center and maintenance and equipment space remains 35,000 square feet and 15,000 square 1 The proposed Specific Plan includes clarifying text for parapets, towers, elevators, staircases and similar architectural elements that may extend above the 50' building height by no more than 10'. 19 feet respectively; however,the standalone surf center ancillary buildings (up to 3,000 square feet) have been removed, and it is assumed that any such use will be included in the surf center's maximum buildout potential. Also, the 8,000 square feet of restaurant space originally allowed and accounted for within the 35,000 square feet of surf center space was analyzed as a separate use in the 2019 EIR for air quality analysis purposes due to the different trip generation rates for general retail and restaurant uses. In total,the 2019 EIR analyzed 27,000 square feet of surf center space (after subtracting 8,000 square feet of restaurant from the 35,000 square feet), 3,000 square feet of ancillary uses, and 15,000 square feet of mechanical space for a total of 45,000 square feet of surf center/general retail. Therefore, it can assumed that the 45,000 square feet of retail space analyzed in the 2019 EIR was reduced to approximately 42,000 square feet (subtracting the 3,000 square feet of stand alone ancillary uses), representing a 7% reduction compared to the 2019 Project. The Precise Plan proposes approximately 7,414 square feet of surf center facilities, including ticketing, retail, lockers, control tower, and board and wetsuit rentals. In addition, there are approximately 4,909 square feet of lagoon maintenance and equipment space for a total of 12,323 square feet of surf center facilities. This represents an 27% reduction in commercial spaces compared to the 2019 Project. • Restaurant/Bars: o The EIR assumed 11,250 square feet of restaurant/bar space which only accounts for Phase 1 restaurant space. Hotels would include restaurant space for Phase 2, although the exact square footage was not known at the time of the EIR. Modeling for hotel uses for air quality, traffic, water use and similar quantifiable impacts included hotel services such as spas, restaurants, bars and conference rooms. o The proposed Specific Plan generally maintains the same overall land use assumptions including maximum allowable surf center and hotel space; however, the standalone east lagoon café and bar (up to 2,750 square feet) has been removed. The proposed Specific Plan is not explicit about the allowed square footage of restaurant/bar space in the surf center, other than it needs to fall within the surf center's maximum allowed buildout of 35,000 square feet. It is possible that buildout under the proposed Specific Plan could result in 11,250 square feet of restaurant/bar space and therefore, assumptions and impacts will be the same. The Precise Plan proposes approximately 3,271 square feet of restaurant/bar/grab and go cafe space located within the hotel, representing a 71% reduction in this space compared to the 2019 Project. • Hotel and Villas: o The EIR assumed the maximum Specific Plan buildout of 350 hotel rooms and 88 villas, and it assumed a combined total 500,000 square feet for analysis purposes. o The proposed Specific Plan does not propose limits or changes to hotel and villas development quantities and therefore the same maximum buildout assumptions would apply. The Precise Plan proposes 92 hotel rooms and 83 villas. The total gross building area for the hotel is 68,689 SF (84,363 square feet with amenity deck) and 168,529 square feet of villas and stacked flats (183,476 square feet with roof decks). Therefore, total hotel and villa building square footage would be approximately 237,218 square feet, representing a 53% reduction compared to the 2019 Project. 20 • Parking: o The EIR assumed 520 parking spaces and a multi-level structure with elevator. o The proposed Specific Plan does not propose limits or changes to parking requirements, and therefore the same assumptions as those used in the EIR would apply. The Precise Plan proposes an above ground parking garage with elevator and 443 parking stalls. This represents a 14% reduction in parking compared to the 2019 Project. • Capacity: o The 2019 Project assumed, on average, 75 surfers would be in the lagoon at one time with the ability to accommodate 95. Special events may be held that could result in 3,500 ticketed spectators. o The proposed Project reduces the lagoon capacity from 75 to 70 surfers. Special events assumptions would remain the same. • Off-site Improvements: o The 2019 Project included the following off-site improvements: stormwater and lagoon drainage, turf removal in several locations within the existing golf course, landscaping improvements and turf removal, Lot E parking facilities for special events and overflow parking, and soil removal and storage. o The proposed Project does not propose changes to off-site improvements, and therefore assumptions and impacts will be the same. 3. IMPACT ANALYSIS The proposed Specific Plan amendments are limited to updating the Project renderings, minor modifications and clarifications of development standards, and merging the two planning areas into one overall planning area. Maximum land use assumptions and quantities have not changed, and therefore impacts associated with buildout of the amended Specific Plan would be comparable, if not identical to those previously identified in the certified EIR. Changes in development standards are limited to residential setbacks, which have been reduced for front and side yards at the villas and stacked flats. Implementation of the proposed Specific Plan would not result in any new adverse impacts or significantly increase the severity of previously identified significant impacts in the certified EIR. Therefore, further analysis of the Specific Plan is not required in this document. In addition, the Project does not propose changes to off-site improvements previously analyzed in the EIR. Because no changes are proposed, impacts associated with off-site improvements would be the same as previously identified in the EIR. Buildout of off-site improvements would not result in any new adverse impacts or significantly increase the severity of previously identified significant impacts in the certified EIR.Therefore, further analysis of off-site improvements is not required in this document. 21 In accordance with CEQA Guidelines §15162, the following analysis addresses each of the environmental issues analyzed in the certified EIR as compared to the potential changes in environmental impacts due to the proposed Project.As discussed above, impacts associated with the proposed Specific Plan and off-site improvements are identical to those analyzed in the EIR, and further analysis is not detailed below. Changes related to the Precise Plan application, and ultimate build out of the Project site, are the focus of this document. The certified EIR identified two environmental issues associated with the 2019 DSRT SURF Project that could result in potentially significant impacts: Air Quality and Greenhouse Gas Emissions. Significant impacts are primarily attributed to the increase in vehicle trips generated by the Project during special events, resulting in significant levels of mobile source criteria pollutants and greenhouse gas emissions. The EIR analysis determined that air quality impacts associated with NOX emissions during the life of the Project and greenhouse gas emissions could not be mitigated to less than significant levels,and were therefore considered an unavoidable significant impact. The City determined that the social and economic benefits of developing the DSRT SURF Project outweighed the severity of these impacts, and Findings and a Statement of Overriding Considerations were adopted. 3.1. AESTHETICS Summary of Findings in the EIR Scenic Vistas The Coachella Valley is a low desert basin surrounded by dramatic mountainous terrain created by the active geology that is characteristic of Southern California. Surrounding mountains include the San Jacinto, Santa Rosa, and San Bernardino Mountain ranges. At its peak, Mount San Jacinto rises to an elevation of 10,834 feet above mean sea level. The Santa Rosa Mountains, with Toro Peak at an elevation of 8,715 feet above mean sea level, generally form the southerly boundary of the valley. In the northerly portion of the valley are the Indio Hills, with elevations rising to about 1,600 feet, and the Little San Bernardino Mountains further north, forming the northeasterly boundary of the valley. Emanating from the mouths of mountain canyons are numerous alluvial fans. Surrounding mountain views are of high aesthetic value across all of the Coachella Valley, including the City of Palm Desert. The Project site is generally flat and lies on the valley floor at an elevation of about 250 feet above mean sea level. From the Project site,foreground views to the north, south, and east include golf course greens, cart paths, and desert landscaping of the surrounding Desert Willow Golf Course, as well as the clubhouse and parking lot to the northeast. Views to the west include two-, three- and four-story residential villas and parking lots of the Westin Desert Willow villas. Distant views include the middle and upper elevation slopes of the Santa Rosa Mountains approximately 3 miles to the south and southwest, and the San Jacinto Mountains approximately 10 miles to the west. In some locations, the Indio Hills (5 miles to the north) and Little San Bernardino Mountains (8 miles to the north) are visible. Predominant views from the Project site are of the Santa Rosa Mountains to the south. The aesthetic value of the other mountain ranges 22 is somewhat diminished due to distance from the Project site and intervening development and landscaping.The Project site is not located along a designated State scenic highway and contains no scenic resources, such as trees, rock outcroppings, or historic buildings. Construction of the surf lagoon, surf center, hotels, villas, and off-site improvements would require the use of heavy equipment for grading, paving and excavation. Standard construction methods would be used for the construction of the one- and two-story buildings proposed in PA 1 and up to 4-story (50 feet) buildings allowed in PA 2. Construction activities would be visible from the surrounding golf course, Montecito and Retreat developments, and the Westin Desert Willow project. Impacts from construction are temporary and would be limited by distance and grade differences. Buildout of PA 1 would result in a 2-story surf center, at the north end of the Project site, and 2- story equipment building at the southeast corner of the Project site, representing the tallest buildings in the Planning Area at 42± feet. No development application(s) for Planning Area 2 (hotel and villas) were filed at the time of the EIR, so specific architectural plans were not available. However, the Project Specific Plan allows the hotel building(s) to have a maximum height of 50 feet and the villas were envisioned as 2-story units. Project building heights were found to be consistent with the Desert Willow Golf Course Clubhouse and other nearby resort development, including the two-to four-story Westin Desert Willow villas to the immediate west and southwest. The PA 1 site plan (Precise Plan) preserved views of the Santa Rose Mountains to the south by clustering the surf center, swimming pools, event lawn, and other gathering spaces in the northerly portion of the site and orienting them toward the surf lagoon and scenic views to the south and southwest. No perimeter fencing,walls, or other barriers that would obstruct scenic views were proposed. Lower level views of mountain foothills would be somewhat reduced, but the peaks and the extent of the range would still be visible above the proposed structures. The EIR determined that Project impacts to scenic vistas would be limited by distance and strategic site planning, and impacts were found to be less than significant. Visual Character The Specific Plan would guide overall development of the 2019 Project, including maximum development densities, standards, and design guidelines.The 2019 Project was found consistent with the visual character and scenic quality of the area, which is characterized by resort development, native and drought-tolerant landscaping, and architectural themes, materials, and colors that complement the desert environment. The EIR determined the 2019 Specific Plan would not conflict with City policies preserving view corridors or scenic roadways. The 2019 Specific Plan and Precise Plan allowed for buildings of up to 50 feet in height and surf lagoon light poles of up to 80 feet.The Precise Plan lighting plan for the lagoon showed a total of 11 pole lights, ranging in height from 40 to 80 feet. Of this total, one was proposed at 40 feet, three at 60 feet, four at 70 feet, and three at 80 feet in height, distributed on all sides of the lagoon, and on the central pier. Given the heights proposed, these pole lights had the potential to impact the visual character of the area, because the maximum building height within both the proposed Project and surrounding projects ranges to approximately 50 feet. 23 Visual simulations from 7 photo location points on the outer edge of the public golf course were prepared to demonstrate where the surf lagoon light poles would be located. Overall, it was determined that the light poles would not significantly impact the visual character of the area because of their limited mass, light color, and because views would already be partially screened by the Project's structures. Overall, the EIR determined that the DSRT SURF Project would not significantly impact the visual character of the area, or impact public views, because the mass and scale of the 2019 DSDRT SURF Project was consistent with existing development within the Desert Willow golf course, and the mass of the structures would be softened and blocked by existing golf course landscaping. Impacts associated with visual character and public views were found to be less than significant. Light and Glare The 2019 DSRT SURF Project would increase light and glare from the following sources: 1. Pole-mounted lighting was proposed along the central pier and both sides of the outer boardwalk. This included a total of 34 luminaires mounted on eleven (11) galvanized steel poles that will be 40 to 80 feet in height. Of this total, one was proposed at 40 feet, three at 60 feet,four at 70 feet, and three at 80 feet in height. Section 24.16.015(F) of the Palm Desert Municipal Code states that the maximum pole heights for sport courts shall be thirty (30) feet. The Specific Plan allowed for the construction of light poles of up to 80 feet in height. Section 24.16.015(E)of the Municipal Code requires that sports lighting fixtures use the latest technology to control spill light from the lighting fixture. Each luminaire will be fitted with a light/glare control visor that directs light downward onto the lagoon and reduces glare and light spillage. Section 24.16.045(C) of the Municipal Code states that outdoor recreational sports lighting shall be turned off at 10:00 pm with partial lighting remaining on until 10:30 pm to allow participants to safely vacate the field/venue. The Specific Plan's proposed surf lagoon operational hours that allow surfers in the water until 12:00 am on holidays, weekends and during special events, and 10 pm on weekdays. 2. Other lighting fixtures proposed in the 2019 Project include lights mounted in the concrete pony wall along the entire boardwalk (18 inches above the boardwalk deck), and fixtures mounted on handrail vertical posts along the entire pier (20 inches above the pier deck), as well as landscaping lighting throughout the site. 3. The Project would involve the installation of photovoltaic (PV) solar panels, which would convert sunlight directly into electricity. 4. Vehicles accessing and parking onsite will generate new sources of light and glare. 5. Windows will increase glare to some extent; however,exterior surfaces will be non-reflective. Typical interior and exterior lighting will be installed. 24 The 2019 Specific Plan required that the Project comply with the City's lighting standards, which require that light be shielded and not spill onto adjoining properties. Windows will increase glare to some extent; however, exterior surfaces will be non-reflective, and impacts related to glare will be less than significant. Typical interior and exterior lighting will be installed at the surf center, hotels and villas. The lighting plan prepared for the perimeter of the site, which included all areas of the Project, included photometric analysis of the proposed outdoor lighting. Light generated from these fixtures would meet the City's requirements for screening and limitations associated with light levels being non-existent at the property line. Light would illuminate the Promenade roadway, parking lots, hotel, villas, surf lagoon boardwalk and pier, and common areas around the surf center, including ancillary buildings, swimming pools, and the event lawn. The 2019 Precise Plan application provided the design of the lighting fixtures for the light poles, including a large focusing visor which significantly limits light spillage. Analysis in the EIR demonstrated that lighting levels at the property line would be reduced to imperceptible levels to the north and south of the site at the property line, conforming to City standards. Light pole luminaires would emit a total of 112,455 lumens, which is less than the 130,000 lumens allowed for commercial light poles in Municipal Code Section 24.16-015, Outdoor Lighting Requirements. The lighting impacts associated with the lagoon lighting as it relates to light fixture outputs would therefore be less than significant. The EIR found that lighting levels at the villas immediately adjacent to the lagoon could experience higher lighting levels. Per Mitigation Measure AES-1 of the EIR, architectural plans for the villas in proximity to the lagoon will be required to demonstrate that interior light levels in those villas will not exceed 1 footcandle, the lower allowable standard under the City's standards. This mitigation measure will assure that impacts associated with lighting at the lagoon villas will be less than significant. Solar panels were proposed for the roof of the surf center building. Reflectivity levels of solar panels are significantly lower than standard glass or galvanized steel, and would not pose a reflectance hazard to area viewers. Furthermore, these solar panels would be directed upward so that they would not be reflecting sunlight onto the site to cause glare. The City will review and approve all lighting plans prior to development to assure they provide sufficient safety and security and comply with the Palm Desert Municipal Code. With implementation of these standard requirements, impacts will be less than significant. The City does not have specific numeric standards for glare. However, based on the findings in the EIR, the lagoon lighting as proposed (40-80 foot tall poles) will result in minimal glare off-site, and impacts were determined to be less than significant. Summary of Impacts The EIR determined that impacts related to scenic vistas and resources, degradation of existing visual character, and creation of new sources of light or glare that would adversely affect nighttime views were to be less than significant because of the development policies, programs, and design performance standards set forth in the 2019 Specific Plan and City's General Plan and Municipal Code, and the implementation of Mitigation measure AES-1. 25 Mitigation Measures AES-1 In order to assure that lighting levels at the Lagoon Villas do not exceed City standards, architectural plans for these villas will be accompanied by a lighting plan that demonstrates that the interior lighting level at the windows located facing the lagoon does not exceed 1.0 footcandle. Analysis of the Proposed Project Specific Plan Amendments The proposed Specific Plan amendments are limited to minor modifications to development standards, updating the Project renderings and merging the two planning areas into one overall planning area. Land uses and quantities have not changed, and therefore impacts associated with buildout of the amended Specific Plan would be the same as previously identified in the certified EIR. Implementation of the proposed Specific Plan would not result in any new adverse impacts or significantly increase the severity of previously identified significant impacts in the certified EIR. Therefore, impacts are considered less than significant Precise Plan The proposed Project will result in the development of a 92 key hotel with adjoining surf center facilities, a 5-acre surf lagoon, 33 private villas and 50 stacked flat residential units.The proposed hotel is 4-stories2 (50 feet), the surf center is single story (26 feet), villas are 2-stories (up to 30 feet), and stacked flats are 2- to 3-stories (up to 40 feet). These proposed building heights are consistent with those previously analyzed in the EIR, which assumed 4-stories for the hotel, 2- stories for the villas, and 2-stories for the surf center. The surf lagoon is in the same general location, of the same general size, and will utilize the same wave technology previously proposed and analyzed in the EIR. No perimeter fencing, walls, or other barriers that would obstruct scenic views are proposed. Lower level views of mountain foothills would be somewhat reduced, but the peaks and the extent of the range would still be visible above the proposed structures. Similar to the previously approved Project, proposed Project impacts to scenic vistas would be limited by distance and strategic site planning, and impacts will be less than significant. The proposed DSRT SURF Project would not significantly impact the visual character of the area, or impact public views, because the mass and scale of the proposed Project are consistent with what was previously analyzed in the EIR and existing development within the Desert Willow golf course. As with the 2019 Project, the mass of the proposed structures will be softened and blocked by existing golf course landscaping. The location of structures has been modified from what was analyzed in the EIR, but their overall mass has not changed. The hotel structure will be located on the northeastern portion of the site, generally in the location of the surf center in the 2019 project. Although the hotel proposes a taller structure than the surf center, that structure 2 Maximum building height is 50 feet;The Specific Plan has special provisions for parapets, towers, mechanical screening etc.that allow such features 26 will be screened by distance and landscaping from existing development to the northeast. The villas and stacked flats occur in generally the same locations as previously analyzed, and are of the same mass and scale as that considered in the 2019 EIR. Impacts to viewers to the west of the Project would be equivalent to or somewhat less than analyzed in the EIR, because the hotel structure would not occur within that field of view. Impacts associated with visual character and public views would be generally equivalent to those analyzed in the EIR, and will be less than significant. The site is currently vacant,therefore the Project will result in an increase in light associated with development. The level of lighting will be consistent with what was previously analyzed in the certified EIR, including lighting for the hotel, surf center, surf lagoon, villas, stacked flats, and landscaping. The photometric analysis provided in the Precise Plan demonstrates that light impacts will be controlled at the property line, and that the impacts of lagoon lighting will be consistent with that analyzed in the EIR. Mitigation Measure AES-1, requiring limited light levels at villas located adjacent to the lagoon,will also be applied to the proposed Precise Plan to lower impacts of lagoon lighting on residents of the Project. The City will review and approve all lighting plans prior to development to assure they provide sufficient safety and security and comply with the Palm Desert Municipal Code. With implementation of these standard requirements, impacts will be less than significant.The City does not have specific numeric standards for glare. However, it was previously determined in the EIR that the lagoon lighting as proposed (40-80 foot tall poles) will result in minimal glare off-site, and the currently proposed lighting plan does not change from that analyzed in the EIR. Impacts will be consistent with that analyzed in the EIR, and less than significant with the implementation of mitigation measures. Off-Site Improvements The Project does not propose changes to off-site improvements previously analyzed in the EIR. Being that no changes are proposed, impacts associated with off-site improvements would be the same as previously identified in the EIR. Buildout of off-site improvements would not result in any new adverse impacts or significantly increase the severity of previously identified significant impacts in the certified EIR. Therefore, impacts are considered less than significant. Summary of Impacts The proposed Project would not create any new impacts associated with views, and any impacts would be comparable to those identified in the EIR. Thus, potential impacts to scenic vistas and views associated with the proposed Project would be less than significant with implementation of applicable Specific Plan, General Plan policies and design performance standards. Impacts associated with lighting and glare will be less than significant as they relate to architectural lighting, landscape and safety lighting, consistent with the EIR. Lighting levels resulting from the light poles at the lagoon will, consistent with the findings of the EIR, have the potential to impact residential villas, but will be required to implement Mitigation Measure AES-1, which will reduce light impacts to assure that they comply with City standards, and result in less than significant impacts. 27 3.2. AGRICULTURE AND FORESTRY RESOURCES Summary of Findings in the EIR The Project site is within the urban core of the City, and does not contain agricultural or forestry resources. Nor is there any zoning for such resources in the City. The Initial Study Notice of Preparation determined there would be no impacts to these resources, and therefore impacts were not further analyzed in the EIR. Analysis of the Proposed Project The site is currently vacant and contains sparse native vegetation. There are no existing or mapped agricultural or forestry resources within or in proximity to the Project site, and such uses are not proposed as part of the proposed Project. Therefore, the proposed Project would not create any new impacts associated with these resources, consistent with those identified in the EIR. No impacts to agricultural or forestry resources would occur under the proposed Project. 3.3. AIR QUALITY Summary of Findings in the EIR The City of Palm Desert is located in the Salton Sea Air Basin (SSAB) portion of the South Coast Air Quality Management District (SCAQMD). The SCAQMD is the air pollution control district principally responsible for comprehensive air pollution control in the Basin. Local development and population growth, traffic, construction activities, and various site disturbances in the City contribute to air quality emissions. The Coachella Valley portion of the SSAB is classified as a "non-attainment" area for PM10 and ozone. State and federal standards for carbon monoxide, nitrogen oxides, sulfur dioxide, and lead are in attainment within the City and the SSAB. SCAQMD has adopted a series of Air Quality Management Plans (AQMPs) to meet the state and federal ambient air quality standards. In March 2017, the SCAQMD approved the 2016 AQMP. The 2016 AQMP continues to evaluate current integrated strategies and control measures to meet the National Ambient Air Quality Standards (NAAQS) and explore new and innovative methods to reach its goals. The 2016 AQMP incorporates scientific and technological information and planning assumptions, including the 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (2016-2040 RTP/SCS), a planning document that supports the integration of land use and transportation to help the region meet the federal Clean Air Act (CAA) requirements. The EIR determined that the DSRT SURF Project would be consistent with SCAG projections, and therefore consistent with the AQMP. Coachella Valley PM10 State Implementation Plan PM10 emissions consist of fine suspended particles of ten microns or smaller in diameter, and are the byproducts of road dust, sand, diesel soot, windstorms, and the abrasion of tires and brakes. 28 The proposed Project area lies on the valley floor of the central Coachella Valley where wind erosion can be severe. The Project area and vicinity have a Very High Wind Erodibility Rating per figure 8.3 in the General Plan. Strong winds lift and transport large quantities of sand and dust and contribute to regional exceedances of PM10. The Coachella Valley has a history of elevated PM10 emissions and is subject to the 2003 Coachella Valley PM10 State Implementation Plan (CV PM10 SIP). The CV PM10 SIP includes control measures for the abatement of large particles by targeting construction and earth moving activities, disturbed vacant lands, unpaved roads and lots, paved road dust, and agriculture. To reduce the impacts of local fugitive dust and PM10 emissions, the City of Palm Desert adopted a Fugitive Dust(PM10) Control Ordinance (Chapter 24.12 of the Palm Desert City Municipal Code). The ordinance establishes minimum dust control requirements for construction and demolition activities, including: preparation and approval of a fugitive dust mitigation plan, reductions in vehicular speeds on unpaved roads and at construction sites, the application of chemical and/or vegetative dust suppressants and stabilizers, paving of parking lots and roadways, installation of wind fencing, vegetation of disturbed areas, and implementation of street and vehicle cleaning programs at construction sites. Local PM10 Air Quality Inspectors working for SCAQMD out of the Coachella Valley Association of Governments (CVAG) offices are tasked with monitoring and identifying development activities that are not meeting emission standards, and help educate developers and cities on meeting PM10 standards. Ozone and Regional Air Quality Management Plans Chapter 7 in the 2016 AQMP constitutes the ozone SIP for the 2008 8-hour ozone NAAQS, which addresses the current status of ozone air quality and provides the strategy toward future attainment of the federal 8-hour ozone standards in the Coachella Valley Construction Emissions Buildout of the 2019 DSRT SURF Project would result in the direct and indirect generation and emission of air pollutants during construction and operation. The California Emissions Estimator Model (CalEEMod), version 2016.3.2, was used to estimate potential air pollutant emissions associated with the Project. Assumptions were based on buildout of the Specific Plan and represent potential maximum emissions. Due to the cumulative nature of assessing air quality impacts, the DSRT SURF air quality analysis addressed the entire Project as a whole and the combined impacts associated with the components listed below. • Surf Lagoon and Surf Center—demolition of existing parking lot, grading, excavation, soil export, construction, operational energy use, operational and construction-related vehicle and haul trips for soil export. o Assumes 12 special events per year for analysis purposes. • Hotel and Villas — grading, excavation, soil export, construction, operational energy use, operational and construction-related vehicle and haul trips for soil export. • Off-Site Improvements: o Stormwater Management—grading, excavation, potential soil export o Pool/Lagoon Discharge—grading, excavation, potential soil export o Golf Course Turf Reduction—soil disturbance 29 o Landscaping Improvements—soil disturbance o Special Events Parking— limited grading, paving, soil disturbance associated with landscape improvements o Soil Removal/Storage—soil export and storage Construction of the Project would require the export of approximately 103,000 cubic yards' of surplus earthen material to the Classic Club, which has a designated fill site for excess soils and is located approximately 3.5 miles northeast of the subject property'. Therefore, it was assumed that each haul round trip would be approximately 7 miles. This represents a worse-case hauling distance, since the City may also allow the off-loading of Project-related soil export within vacant areas of the Desert Willow project, which are much closer than the 7 miles associated with the Classic Club location. Additional assumptions included: • Surf lagoon: 6-acre "recreation swimming pool" (CalEEMod terminology, model inputs have been adjusted to reflect Project specifics) • General Retail: 45,000 square feet. This includes the Surf Center and square footage for mechanical rooms, changing room, and other ancillary buildings proposed for Phase 1 • Restaurant/Bars: 11,250 square feet. This only accounts for Phase 1 restaurant space; however, CalEEMod assumes "hotels" will include restaurant space for Phase 2. • Hotel: 438 rooms (350 hotel rooms and 88 villas), assumes 500,000 square feet • Parking: 520 parking spaces, multi-level structure with elevator • Other asphalt: 1 acre for off-site parking and internal roadways The following table (Table 2.3-6 in the EIR) described pollutant emissions during construction of the DSRT SURF Project. Data represent maximum daily emissions expected over the 2-year buildout period. Table 3 Construction Emissions Summary 2019 DSRT SURF Project (lbs./day) CO NOR ROG SO, PM10 PM2.5 Max. Daily Emissions 64.85 92.32 65.90 0.14 9.58 6.11 SCAQMD Threshold* 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds Threshold No No No No No No Source:Table 2.3-6 of the EIR. The EIR determined that SCAQMD daily thresholds for CO, NOR, ROG, SOx, PM10 and PM2.5 would not be exceeded during construction of the 2019 DSRT SURF Project and construction-related emission impacts would be less than significant No mitigation measures were required. 3 Based on Project Grading Plan.Assumes grading of entire project(both Planning Areas). a CalEEMod assumes the average haul load is 20 tons(or 16 cy) per trip. 30 Long-term Operation Emissions Operational emissions are those released over the long-term life of the Project. They include emissions generated by area, energy, and mobile sources. Area sources include consumable products, such as building maintenance and cleaning supplies, kitchen and restroom supplies, pavement off-gassing, and periodic reapplication of architectural coatings. Energy sources include the direct and indirect use of fossil fuels for energy, including natural gas and electricity use in buildings, parking lot lighting, ventilation equipment, and elevators. Mobile emissions are generated by motor vehicle trips. The EIR determined that 2019 Project-generated operational emissions would not exceed SCAQMD thresholds for CO, ROG, SOX, PM10, or PM2.5 during typical operations or special events. However, Project-generated NOx emissions will exceed SCAQMD thresholds during both types of operations, as shown in the table below (Table 2.3-7 in EIR). Table 4 Unmitigated Operational Emissions Summary 2019 DSRT SURF Project: Typical Operation vs. Special Events (lbs./day) CO NO, ROG SO, PM10 PM2.5 Typical Operation: Area 0.13 0.00 14.16 0.00 0.00 0.00 Energy 7.48 8.91 0.98 0.05 0.68 0.68 Mobile 129.16 107.65 12.85 0.45 26.60 7.35 TOTAL: 136.77 116.56 27.99 0.50 27.28 8.03 SCAQMD Threshold* 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds Threshold No Yes No No No No Special Event Operation: Area 0.13 0.00 14.16 0.00 0.00 0.00 Energy 7.48 8.91 0.98 0.05 0.68 0.68 Mobile 173.61 143.63 17.13 0.61 35.96 9.94 TOTAL: 181.22 152.54 32.27 0.66 36.64 10.62 SCAQMD Threshold* 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds Threshold No Yes No No No No Source:Table 2.3-7 of the EIR. Projected NOx exceedances were largely associated with the number of vehicle trips expected to be generated at Project buildout. Approximately 94% of Project-related NOx emissions are due to motor vehicle trips. Because Project-related NOx emissions are directly linked to motor vehicle trip generation rates associated with the proposed land uses, the EIR determined there are no feasible ways to mitigate NOx emissions without changing project land uses, or project density. The number of vehicle trips could be reduced, to some extent, by the use of alternative modes of transportation by those accessing the Project site. However, the EIR determined that the elective use of alternative modes of transportation by Project patrons could not be confidently quantified and applied as a mitigation measure. Therefore, operational impacts would continue to exceed NOx emissions, and impacts would be significant and unavoidable.The City determined 31 that the social and economic benefits of developing the DSRT SURF Project outweighed the severity of these impacts, and Findings and a Statement of Overriding Considerations were adopted. Sensitive Receptors The EIR analyzed Localized Significance Thresholds (LST) to determine whether the 2019 DSRT SURF Project would generate significant adverse localized air quality impacts to the nearest exposed individual or sensitive receptor. The nearest sensitive receptors to the proposed Project are resort residences approximately 150 feet to the west, in the Westin Desert Willow villas project.The Mass Rate Look-Up tables for LSTs were used to determine if the Project would have the potential to generate significant adverse localized air quality impacts during construction. The LST for Source Receptor Area (SRA) 30(Coachella Valley)was used to determine LST emission thresholds. The distance from the emission source and the maximum daily site disturbance also determines emission thresholds. For analysis purposes, the worst-case scenario of a sensitive receptor being within 25 meters was used. The EIR determined that LST thresholds are not expected to be exceeded for any criteria pollutant during construction. Because the proposed land uses do not include major stationary polluters (such as a landfill, chemical plant, oil field, refineries etc.), LST analysis was not conducted or required for Project operation. Therefore, impacts to sensitive receptors were determined to be less than significant. Table 5 Localized Significance Thresholds 25 Meters, 5 Acres (lbs per day) CO NO, PM10 PM2.5 Construction 64.85 92.32 9.58 6.11 LST Threshold* 2,292.00 304.00 14.00 8.00 Exceed? No No No No Source:Table 2.3-8 of the EIR. Health Impacts The 2019 DSRT SURF would exceed NOx emissions under both typical operations and during special events. During typical operations, the Project traffic is expected to exceed NOx emissions by 16.56 lbs. per day. During special events, which is assumed to be 12 times a year, the Project traffic is expected to exceed NOx emissions by 52.54 lbs. per day. As it relates to health impacts, short-term exposure to NOx can result in airway constriction and diminished lung capacity and is highly toxic by inhalation. Populations living near roadways are more likely to experience the effects of nitrogen oxides due to elevated exposure to motor vehicle exhaust. The EIR determined that it is not scientifically possible to calculate the degree to which exposure to various levels of NOx emissions will impact an individual's health with today's technology. Although there is a scientific consensus that there are health risks associated with exposure to 32 elevated levels of NOx,there are several factors that make predicting a Project-specific numerical impact difficult: • Not all individuals will be affected equally due to medical history. Some may have medical pre-dispositions and diet and exercise levels tend to vary across a population. • Due to the dispersing nature of the pollutant and transient nature of vehicles (the emission source), it is difficult to locate and identify which group of individuals will be impacted, either directly or indirectly. • There are currently no approved methodologies or studies to base assumptions on, such as baseline health levels or NOx emission level-to-health risk ratios. On-site health risks associated with NOx were expected to be less than significant because the project is not located in proximity to a major roadway and will not be directly be exposed to concentrated vehicle emissions or elevated levels of NOx. However,for the reasons stated above, it is uncertain how the 2019 Project will impact health in the region. Because the Project's NOx exceedances are due to motor vehicle travel, and motor vehicle travel increases with population growth, it can be assumed that individuals in the region are already exposed to increasing levels of NOx emissions and that the Project with only marginally contribute to existing conditions. Additionally, Project emissions assume full capacity traffic conditions. In reality, the Project site will not reach capacity most days, especially in the winter months due to the seasonal nature of Project activities (surfing). Due to the limitations described above, the EIR determined that the extent to which the 2019 Project poses a health risk is uncertain but unavoidable. It is anticipated that impacts associated with NOx will be less than significant overall, and will only pose a significant risk during summer special events due to the seasonal nature of Project activities and the reality that the Project is not expected to reach maximum capacity often, thus generating fewer vehicle trips. Nuisance Odors Certain commercial and industrial land uses may have the potential to cause odor impacts, including fast food restaurants, photographic studios, and laundry facilities, and other industrial uses.The 2019 DSRT SURF Project has the potential to result in short-term odors associated with operation of heavy equipment during grading, excavation, and other construction activities. However, construction-related odors would be temporary and quickly dispersed below detectable levels as distance from the construction area increases. During Project operation, odors may be emitted from onsite restaurants and food service facilities; however, all facilities would be equipped with proper ventilation systems to effectively remove grease, smoke, and other odors. Therefore, the EIR determined that impacts related to nuisance odors would be less than significant and no mitigation measures were required. Cumulative Impacts Cumulative potential impacts to air quality are assessed on a regional scale given the dispersing nature of pollutant emissions and aggregate impacts from surrounding jurisdictions and air management districts.Any activity resulting in emissions of PM10, ozone, or ozone precursors will 33 contribute, to some degree, to regional non-attainment designations of ozone and PM10. However, the level of cumulative impact a single project may have on regional air quality is difficult to measure. PM10 is regulated through the SCAQMD 2016 Air Quality Management Plan and 2003 PM10 Coachella Valley State Implementation Plan (CVSIP). Additional PM10 reduction measures include applicable state code and AQMD Rules, such as Rule 403 (Fugitive Dust), which enforces fugitive dust compliance for all activities within the SSAB. The EIR determined the DSRT SURF Project would not exceed local daily thresholds for PM10 during construction or operation. Therefore, cumulative impacts to PM10 were considered less than significant. As previously discussed, operational NOx emissions could not be reduced through conventional mitigation measures. Because NOx is a precursor to ozone, impacts were considered Significant and Unavoidable and would have cumulatively considerable impacts to regional non-attainment designation for ozone. The City determined that the social and economic benefits of developing the 2019 DSRT SURF Project outweighed the severity of these impacts, and Findings and a Statement of Overriding Considerations were adopted. Mitigation Measures The following mitigation measures were identified to improve operational air emissions. However, even with the implementation of these identified measures, mobile NOx emissions will not be reduced to less than significant levels. As previously discussed, there are no feasible ways to mitigate for NOx emissions that are directly linked to a land use vehicle trip rate. Therefore, operational impacts will continue to exceed NOx emissions under the current analysis methods, and impacts will be significant and unavoidable. AQ-1 Electric Vehicle Charging Stations At least 6% of all vehicle parking spaces shall include EV charging stations and 8% of all vehicle parking spaces shall include designated parking for clean air vehicles. AQ-2 Delivery Vehicle Idling Time Delivery vehicle idling time shall be limited to no more than five minutes. For any delivery that is expected to take longer than five minutes, the vehicle's operator shall be required to shut off the engine. The Project proponent shall notify vendors of these idling requirements at the time the delivery purchase order is issued and again when vehicles enter the facility. Signs shall be posted at entry to the facility's delivery area stating that idling longer than five minutes is not permitted. AQ-3 Employee Commute Any employer than employs 250 or more employees at a work site, on a full or part- time basis, shall implement an Employee Commute Reduction Program (ECRP) under SCAQMD Rule 2202, On-Road Motor Vehicle Mitigation Option. 34 AQ-4 Paving and Roofing Materials Light-colored paving and roofing materials shall be utilized onsite,to the greatest extent practical. AQ-5 Energy Star Energy Star heating, cooling, and lighting devices, and appliances shall be installed onsite to the greatest extent practical. AQ-6 Sweepers Electric or alternatively fueled sweepers with HEPA filters shall be used onsite to the greatest extent practical. AQ-7 Lawn Maintenance Electric lawn mowers and leaf blowers shall be used onsite to the greatest extent practical. AQ-8 Cleaning Products Water-based or low VOC cleaning products shall be used to the greatest extent practical. AQ-9 Dust Control Plan: SCAQMD Rule 403.1 SCAQMD Rule 403 (403.1 specific to the Coachella Valley): A Dust Control Plan shall be prepared and implemented by all contractors during all construction activities, including ground disturbance, grubbing, grading, and materials import and export. Said plan shall include but not be limited to the following best management practices: • Treated and stabilized soil where activity will cease for at least four consecutive days; • All construction grading operations and earth moving operations shall cease when winds exceed 25 miles per hour; • Water site and equipment morning and evening and during all earth-moving operations; • Operate street-sweepers on impacted paved roads adjacent to site; • Establish and strictly enforce limits of grading for each phase of construction; • Wash off trucks as they leave the project site to control fugitive dust emissions • Cover all transported loads of soils, wet materials prior to transport, provide freeboard (space from the top of the material to the top of the truck) to reduce PM10 and deposition of particulate matter during transportation • Use track-out reduction measures such as gravel pads at project access points to minimize dust and mud deposits on roads affected by construction traffic. AQ-10 Off-Road Emission Standards It shall be required that all off-road diesel-powered construction equipment meets or exceeds the California Air Resources Board (CARB) and U.S. Environmental Protection Agency (USEPA) Tier 4 off-road emissions standards for equipment rated at 50 horsepower or greater during Project construction. 35 Analysis of the Proposed Project The EIR analyzed maximum daily emissions based on buildout of the 2019 Specific Plan. Similar to the EIR, air quality analysis considers the entire Project as a whole and the combined impacts associated with both on-site and off-site improvements and operations. The following provides a comparison of the assumptions made in the EIR versus proposed Project revisions. • Grading: o The EIR determined construction would require the export of approximately 103,000 cubic yards of surplus earthen material to the Classic Club, which has a designated fill site for excess soils and is located approximately 3.5 miles northeast of the subject property. o The proposed Project would assume the same quantities as site conditions have not changed since certification of the EIR. • Surf lagoon: o The EIR assumed buildout of a 6-acre surf lagoon per the Specific Plan. Details including water and energy demand were provided by the applicant. o The proposed Specific Plan does not change development standards of the lagoon and therefore the same CalEEMod assumptions would apply. The Precise Plan proposes a 5-acre lagoon, however 6-acres is assumed to represent potential maximum emissions. The same water and energy demand are assumed. • General Commercial: o The EIR assumed 45,000 square feet, including the Surf Center (not including the 8,000 square feet of restaurant space, which is accounted for under "Restaurant/Bars")and square footage for mechanical rooms,changing room,and other ancillary buildings proposed for Phase 1. o The proposed Specific Plan reduces the overall commercial by approximately 3,000 square feet (removal of standalone surf center ancillary uses). Therefore, it can be assumed that impacts associated with the revised Specific Plan would have a comparable or less intense impact to air quality when compared to the 2019 EIR and that previous CalEEMod assumptions would still apply. The Precise Plan proposes 12,323 square feet of surf center facilities, including ticketing, retail, lockers, control tower, maintenance space, and board and wetsuit rentals. This represents a 27% reduction in retail spaces compared to the previously analyzed Project. • Restaurant/Bars: o The EIR assumed 11,250 square feet of restaurant/bar space which only accounts for Phase 1 restaurant space. The CalEEMod model assumed "hotels" would include restaurant space for Phase 2. o The proposed Specific Plan reduces the overall restaurant/bar space by removing the standalone east lagoon café and bar (up to 2,750 square feet). Therefore, it can be assumed that impacts associated with the revised Specific Plan would have a comparable or less intense impact to air quality when compared to the 2019 EIR and that previous CalEEMod assumptions would still apply. The Precise Plan 36 proposes approximately 3,271 square feet of restaurant/bar/grab and go cafe space, representing a 71% reduction in this space compared to the previously analyzed Project. • Hotel and Villas: o The EIR assumed the maximum Specific Plan buildout of 350 hotel rooms and 88 villas, and it assumes a combined total 500,000 square feet for analysis purposes. o The proposed Specific Plan does not propose limits or changes to hotel and villa development quantities and therefore the same CalEEMod assumptions would apply. The Precise Plan proposes 92 hotel rooms and 83 villas. The total gross building area for the hotel is 68,689 SF (84,363 square feet with amenity deck)and 168,529 square feet of villas (183,476 square feet with roof decks). Therefore, total hotel and villa building structure square footage would be approximately 237,218 square feet, representing a 52% reduction compared to the 2019 Project. • Parking: o The EIR assumed 520 parking spaces and a multi-level structure with elevator. o The proposed Specific Plan does not propose limits or changes to parking requirements, and therefore the same CalEEMod assumptions would apply. The Precise Plan proposes an above ground parking garage with elevator and 443 parking stalls. This represents a 14% reduction in parking compared to the previously analyzed Project. Construction Emissions The Specific Plan does not limit or change the maximum potential buildout assumptions made in the EIR, and impacts of maximum buildout potential of the site under the proposed Specific Plan would be virtually the same as those analyzed in the EIR. Construction on the property would still be phased, with lagoon and surf center construction occurring first, followed by villas and hotel construction. The Precise Plan would result in a 27% reduction in commercial space, 71% reduction in restaurant/bar space, 53%reduction is hotel and villa building square footage,a 14% reduction in parking and the same off-site improvements compared to maximum buildout assumptions analyzed in the EIR. Therefore, emissions associated with buildout of the Precise Plan would be less intense than those previously analyzed in the EIR due to the reduction in overall development intensity and building square footage compared to maximum buildout of the Specific Plan. Similar to findings in the EIR, impacts related to criteria pollutant emissions during construction would be less than significant and no mitigation measures are required. Lonq-term Operation Emissions The Specific Plan amendment and proposed Project do not propose changes to operations or the frequency and size of special events when compared to that analyzed in the EIR. Therefore, impacts would be the same as those analyzed in the EIR. As previously discussed, the EIR determined that Project-generated operational emissions would not exceed SCAQMD thresholds for CO, ROG, SON, PM10, or PM2.5 during typical operations or special events. However, Project- generated NON emissions will exceed SCAQMD thresholds during both types of operations due to mobile trips.The City adopted Findings and a Statement of Overriding Considerations finding that significant adverse effects are acceptable because expected benefits of 2019 DSRT SURF Project 37 outweigh unavoidable adverse environmental impacts associated with the marginal increase in daily NOx emissions. The Project has not substantially changed, and the adopted Findings apply to the revised Project currently proposed. The proposed Precise Plan, as described above, will reduce the number of hotel rooms and villas analyzed in the EIR, and will result in lower air emissions than that analyzed in the EIR. The proposed Project will be subject to the Mitigation Measures included in the EIR. Although impacts associated with NOx emissions may exceed SCAQMD thresholds, the benefits of the Project, being equivalent to those analyzed in the EIR, outweigh the impacts, and the revised Project can rely on the adopted Findings and Statement of Overriding Considerations. Consistency with Air Quality Management Plans The proposed Project site is located within the Salton Sea Air Basin (SSAB) and will be subject to SCAQMD's 2016 Air Quality Management Plan (2016 AQMP) and the 2003 Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP). The AQMP is a comprehensive plan that establishes control strategies and guidance on regional emission reductions for air pollutants. The AQMP is based, in part, on the land use plans of the jurisdictions in the region. The proposed Project and Specific Plan amendment are consistent with the General Plan land use designation and approved 2019 Specific Plan. The 2016 AQMP is based in part on the land use plans of local jurisdictions, including the City of Palm Desert's General Plan. Therefore, it is expected that the proposed Project will result in emissions consistent with those anticipated in the 2016 AQMP. In addition, projects that are consistent with the projections of population forecasts in the 2016 RTP/SCS are considered consistent with the AQMP. The proposed Project is consistent with the City's land use designations and would not impact population, as employees of the proposed Project are expected to be residents of the City and region and the villas are anticipated to be for vacation purposes and for permanent residents. The site's land use designation allows for permanent residency; therefore, the AQMP has already accounted for a slight population increase for the site. The proposed Project would be implemented in accordance with all applicable air quality management plans to ensure impacts to air quality are reduced to the greatest extent possible. Actions include, but are not limited to, the preparation of a standard dust control management plan in compliance with the CVSIP. In conclusion, consistent with the findings of the EIR, the proposed Project is consistent with the assumptions underlying the AQMP and will not conflict with or obstruct implementation of the applicable air quality plan. No impact is anticipated. Health Impacts The proposed Specific Plan does not increase land use intensities or change development standards from those previously analyzed in the EIR, and therefore health related impacts are anticipated to be the same or less intense. The EIR determined that the extent to which the Project poses a health risk is uncertain but unavoidable. It is anticipated that impacts associated with NOx will be less than than that analyzed in the EIR overall, and will only pose a significant risk during summer special events due to the seasonal nature of Project activities,thus generating fewer vehicle trips. 38 CO Hot Spot Analysis A CO Hot Spot is a specific location where sensitive receptors are exposed to high localized concentrations of CO. Motor vehicles, and traffic-congested roadways and intersections are the primary source of high localized CO concentrations. SCAQMD recommends an evaluation of potential localized CO impacts when a project causes the level of service (LOS) at a study intersection to worsen from C to D, or if a project increases the traffic volume (or demand) to capacity (V/C) ratio at any intersection rated D or worse by 2 percent or more. Level of Service (LOS) is a qualitative measure used to define the performance of a roadway system. Currently, the desired and optimal level of service for intersections and roadway segments within the City is LOS C; however, LOS D is considered the generally acceptable service level.5 Although the EIR did not provide a specific discussion of CO Hot Spot analyses, impacts can be inferred from results of the 2019 Project-specific Traffic Impact Analysis (TIA). The TIA determined that all 12 studied intersections were operating at acceptable LOS during one or more peak hours, except for the intersection at Cook Street and Market Place Drive, which is operating at LOS F during the PM peak hour only. The EIR determined that with installation of a traffic signal (Mitigation Measure TRANSP-1), the Cook Street and Market Place Drive intersection will operate at an acceptable LOS under all buildout scenarios. Expansion of the eastbound left turn lane on Market Place Drive at Cook Street to a minimum of 165 feet (Mitigation Measure TRANSP-2) would also reduce Project impacts at this intersection. With mitigation, the EIR determined that none of the studied intersections would meet the evaluation criterion for a hot spot analysis, and therefore, the DSRT SURF Project (2019 or proposed) would not result in the creation of a CO hotspot. Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations as the result of Specific Plan traffic, and impacts would remain less than significant. Nuisance Odors The Project does not propose land uses that cause odor impacts, such as fast-food restaurants, photographic studios, and laundry facilities,and other commercial and industrial uses. Odors may be emitted from onsite restaurants and food service facilities; however, all facilities would be equipped with proper ventilation systems to effectively remove grease, smoke, and other odors. Similar to findings in the EIR, impacts related to nuisance odors would be less than significant and no mitigation measures are required. Summary of Impacts Implementation of the Specific Plan amendment and proposed Project would not result in any new impacts or increase the severity of a previously identified significant impact than those analyzed in the EIR. Overall impacts are expected to be less than those previously identified in the EIR due to the reduction in overall development intensity and square footage proposed in the Precise Plan. Therefore, implementation of the proposed Project and Specific Plan amendment would not result in any new adverse impacts or increase the severity of previously identified significant impacts in the Certified EIR. 5 Palm Desert General Plan (DEIR)—Page 4.15-14,The City of Palm Desert,2016. 39 3.4. BIOLOGICAL RESOURCES Summary of Findings in the EIR The EIR included a comprehensive analysis of special-status and sensitive species, local habitats and vegetation communities, and jurisdictional waters in the Project area, including the Project site. The Project site lies at an elevation of 247 to 263 feet above mean sea level and is surrounded by a mix of golf resort development, residential areas, and commercial operations of the existing Desert Willow Golf Resort. It consists of three parcels: the two northern parcels consist of existing parking lots and have no native vegetation, while the southerly 14.65-acre parcel had been significantly impacted by development activities, including grading and the installation of irrigation systems. This parcel did contain some native vegetation dominated by brittle bush scrub. However, its disturbed condition results in poor quality native habitat. The Project site is within the boundaries of the CVMSHCP/NCCP but is not within any designated Conservation Area. The Project site does not contain wetlands or riparian areas and therefore no impacts would occur. Soils According to the EIR, the Project site contains two distinct types of soils • Myoma fine sand (MaB) — A nearly level soil (0 to 5 percent slopes) that is found on alluvial fans, lacustrine basins, and flood plains of the Coachella Valley. This soil type is found on nearly all of the Project site, except the southeasterly edge. • Myoma fine sand (MaD)—A moderately sloping to rolling soil (5 to 15 percent slopes) that is found on dunes and alluvial fans.This soil type is found along the southeasterly edge of the Project site. Vegetation Communities and Flora Species A total of twenty-three (23) plant species were identified during the field survey, which occurred on July 18, 2018. The vegetation that occurs on the project site most closely resembles Desert Scrub, dominated by brittle bush scrub (Encelia farinosa). Other native plants observed include: scattered broom baccharis (Baccharis sarothroides), California croton (Croton californicus), scalebroom (Lepidospartum squamatum), Emory's indigo bush (Psorothamnus emoryi), and desert twin bugs (Dicoria canescens). Wildlife During the reconnaissance survey in 2018, a total of thirteen (13) vertebrate wildlife species (twelve birds and one reptile) and eight dragonfly species were detected. Among the bird species observed were western kingbird (Tyrannus verticalis), Berwick's wren (Thryomanes bewickii), common raven (Corvus corax), greater roadrunner (Geococcyx californianus), and Costa's hummingbird (Calypte costae). No nesting birds were detected. One reptile, the desert iguana (Dipsosaurus dorsalis), was observed, and other common species, 40 including side-blotched lizard (Uta stansburiana) and Great Basin whiptail (Aspidoscelis tigris tigris), not seen during the site survey are likely to occur in the survey area. None of these are sensitive species. Given the disturbed nature of the site, including conversion to asphalt parking areas, clearing, and installation of irrigation systems, the site is an island of poor-quality habitat surrounded by non-native developed areas. This results in poor habitat for native species, as many of these species require natural habitats of better quality. Sensitive Species A literature review was conducted to identify sensitive biological resources known from the Project vicinity. The results indicated that there is a potential for as many as 43 sensitive species to occur in the Project vicinity. As indicated in the EIR, many of the species known to occur in the general Project area are not expected to occur onsite or have "Very low" to "Low" occurrence probabilities due to lack of habitat, incorrect elevational range, degraded nature of the site, or other reasons. No sensitive species were observed or detected on the Project site during the biological survey. Project Impacts Construction of the Project would result in the direct disturbance and/or removal of soils, vegetation, and plant and animal species occupying the site. Development of the surf lagoon and surf center will involve demolition of the existing parking lot, grading of 11.85 acres, and construction of the lagoon, buildings, and associated improvements. Development of the hotel and villas will result in grading and construction on 5.84 acres. Off-site improvements, including those for stormwater management, golf course turf reduction and overflow parking would all occur on areas current disturbed and containing ornamental plantings. The development of the Project will result in the disturbance of the entire site and areas where there will be off-site improvements. Impacts to biological resources would be consistent across all components of the proposed Project. The EIR determined that due to the level of existing disturbance onsite from parking lot development, grading, installation of irrigation systems, development of surrounding parcels, and daily disturbances of human activity on the adjacent Desert Willow Golf Resort, there is a low potential for the Project to adversely impact sensitive biological species. Furthermore, the Surf Lagoon component of the Project will operate daily from 6 AM to 12 AM, resulting in constant motion on the surf lagoon. This water activity, combined with the human activity associated with surfers, will prevent water fowl from taking up residence in the Surf Lagoon. No sensitive plant species were observed or detected on the Project site during the biological field survey. The following sensitive plant species were found to have a very low or low potential to occur on the Project site: 1) Coachella Valley milk-vetch, 2) Glandular ditaxis, 3) Abrams' spurge, 4) Flat-seeded spurge, and 5) slender cottonheads. However, only marginally suitable 41 habitat occurs onsite, and due to the degraded nature of the site, Project-related impacts would be less than significant. Further, Coachella Valley milk-vetch and Glandular ditaxis are covered species under the CVMSHCP, and any Project-related impacts to them would be further mitigated through the payment of standard CVMSHCP developer impact fees (EIR Mitigation Measure BIO- 1). No sensitive wildlife species were observed or detected onsite during field surveys.The following sensitive wildlife species were found to have a very low or low potential to occur onsite: 1) prairie falcon, 2) loggerhead shrike, 3) black-tailed gnatcatcher, 4) burrowing owl, 5) vermilion flycatcher, 6) pocketed free-tailed bat, and 7) Western yellow bat. However, their occurrence potential is very low to low given a lack of suitable habitat onsite. Prairie falcon, loggerhead shrike, and black-tailed gnatcatcher would have no to low potential for nesting due to lack of suitable habitat, but could forage over the site. Pocketed free-tailed bat has a low potential to forage over the site, but would not be expected to roost onsite due to the lack of roosting habitat. In addition, Western yellow bat is a covered species under the CVMSHCP, and any potential Project-related impacts to it would be mitigated through payment of standard CVMSHCP developer impact fees. The biologist determined that suitable burrowing owl habitat is present on the vacant portion of the Project site, however the species was not detected during site surveys. A focused burrowing owl survey was not performed as part of the survey effort. According to the California Department of Fish and Wildlife, projects not in a Coachella Valley MSHCP Conservation Area (the proposed Project site is not in a MSHCP Conservation Area) do not require burrowing owl protocol surveys, according to the Coachella Valley MSHCP Section 9, Burrowing Owl, page 9- 143. However, they are still required by law (DFW codes and MBTA) to avoid take of burrowing owls. The EIR determined that Project-related impacts to the species will be mitigated through implementation of EIR Mitigation Measure BIO-3 which requires pre-construction surveys to identify any burrowing owls present onsite, and consultation with CDFW regarding the use of exclusion devices, if appropriate, to minimize impacts to the species. Special-status bird species which may nest in the Project area are protected from take by the MBTA. Nesting bird surveys in compliance with the MBTA will mitigate any potential Project- related impacts to these species (EIR Mitigation Measure BIO-2). The surveys would determine whether nesting birds are present onsite immediately prior to site disturbance and, if present, prohibit project-related work within avoidance buffers until the young have fledged. Summary The EIR determined that the 2019 Project would result in less than significant impacts to biological resources with implementation of Mitigation Measures BIO-1 through BIO-3 set forth in the EIR. Development conducted in adherence to these mitigation measures and existing federal, state, and City regulations would ensure potential impacts are reduced to less than significant levels. 42 Mitigation Measures BIO-1 Payment of CVMSHCP Fees The Project proponent shall be required to pay the CVMSHCP local development mitigation fee to mitigate for impacts to covered species and natural communities within the Project site. BIO-2 MBTA Compliance For any grading or other site disturbance or tree or vegetation removal occurring during the nesting season between February 1st and August 31st, a qualified biologist shall conduct at least one nesting bird survey, and more if deemed necessary by the consulting biologist, immediately prior to initiation of project-related ground disturbing activities. If nesting birds are present, no work shall be permitted near the nest until the young birds have fledged. While there is no established protocol for nest avoidance, when consulted, the CDFW generally recommends avoidance buffers of about 500 feet for birds-of-prey, and 100—300 feet for songbirds . BIO-3 Burrowing Owl Surveys A qualified biologist shall conduct two (2)take avoidance pre-construction burrowing owl surveys onsite. The first shall occur between 14 and 30 days prior to ground disturbance, and the second shall occur within 24 hours of ground disturbance. If burrowing owls are detected, the project proponent shall consult with CDFW to determine what course of action is needed, such as the use of exclusion devices (if applicable) to discourage owls from using burrows that are believed to be in jeopardy of being impacted by implementation of the project. Analysis of the Proposed Project Specific Plan and Precise Plan Implementation of the proposed Specific Plan amendment and buildout of the currently proposed Project would not significantly change impacts to biological resources, because the Project site would be expected to be graded and fully disturbed under either the 2019 Project or the proposed Project. The implementation of either Project would result in similar impacts, and therefore less than significant impacts on biological resources with adherence to Mitigation Measures BIO-1 through BIO-3 set forth in the EIR. The Project does not propose a land use designation change that would convert protected or open space lands to urban uses. The site is not located in a Conservation Area as defined by the CVMSHCP, and is subject to the payment of mitigation fees as identified in the EIR. The Project site does not contain wetlands or riparian areas, and is not suitable as a migratory corridor because the site is surrounded by development on all sides. This would be true under either the existing or proposed Project. 43 Off-Site Improvements The Project does not propose changes to off-site improvements previously analyzed in the EIR. Being that no changes are proposed, impacts associated with off-site improvements would be the same as previously identified in the EIR. Buildout of off-site improvements would not result in any new adverse impacts or significantly increase the severity of previously identified significant impacts in the certified EIR. Therefore, impacts are considered less than significant. Summary Overall, the proposed Project will not result in any new significant impacts or increase the severity of impacts already identified in the EIR with implementation of Mitigation Measures BIO- 1 through BIO-3 set forth in the EIR. Development conducted in adherence to these mitigation measures and existing federal, state, and City regulations would ensure potential impacts are reduced to less than significant levels, consistent with the findings of the EIR. 3.5. CULTURAL AND TRIBAL RESOURCES Summary of Findings in the EIR Historic Resources According to the EIR, roughly 40% of land within the one-mile radius of the Project site had been included in previous cultural resources studies completed over the past 30 years. Results of the Eastern Information Center(EIC) records search identified a total of 2 recorded cultural resources - one archaeological site and one isolate - within a one-mile radius of the site. Site 33-005080 (CA-RIV-5080) consists of small ceramic scatter and is located approximately a quarter-mile northwest of the Project area.The isolate, 33-012698, is comprised of a pottery sherd and a mano fragment located nearly three quarters of a mile to the northeast. Neither resource would be impacted by the Project. The previous cultural resource study that included the Project site was completed in 1993 and involved an intensive-level survey of approximately 500 acres that now hold the existing Desert Willow Golf Resort. The 1993 survey noted the remains of 15 buildings constructed between 1952 and 1960 as being within the surveyed site. Two of those buildings were located within the currently proposed Project boundaries, but they were not formally recorded since they were less than 45 years old at the time. These buildings were "jackrabbit homesteads," a term used to describe homes that were built rapidly as a result of post-WWII streamlining of the Small Tract Act of 1938. The 2018 cultural resource site survey conducted for the 2019 Project found that the two buildings and their remains are no longer visible onsite. The parking lot that is currently onsite was built between 2009 and 2011, but the remainder of the property has remained undeveloped.Therefore,the EIR determined that both on-and off-site improvements associated with the 2019 DSRT SURF Project would have no impact on historical resources because no such resources occur onsite. 44 Archaeological Resources No archaeological resources were observed during the site-specific cultural resources field survey, and none were found or recorded during previous surveys.The Project area is within the traditional use area of the Agua Caliente Band of Cahuilla Indians, and the potential exists for archaeological resources to be uncovered during ground-disturbing activities.The EIR found that although the site has been previously graded, features or artifacts of prehistoric origin may be uncovered during Project development, particularly since excavation for parking structure and pool and lagoon backwash drainage structure construction will be at greater depths than previously occurred. The EIR determined that this would represent a potentially significant impact. To reduce the impact, Mitigation Measure CUL-1 requires educating construction personnel about possible archaeological artifacts, human remains, and other cultural materials that could be uncovered during construction activities, pursuant to CEQA Guidelines § 15064.5. If any of those materials are unearthed during construction, Mitigation Measure CUL-2 would require further actions to secure those materials and assure their proper disposition. Overall, the EIR found that impacts to archaeological resources pursuant to § 15064.5 would be mitigated to less than significant levels through implementation of Mitigation Measures CUL-1 and CUL-2. Human Remains The subject site and off-site improvement locations do not contain a formal cemetery; however, it is within the traditional use area of Native American tribes, and the potential exists for human remains to be unearthed during ground-disturbing activities, such as grading and excavation. During site excavation, California Health and Safety Code Section 7050.5 requires that all excavation stop, and that the County coroner inspect the site if remains are uncovered. Should the remains be identified as Native American by the coroner,the NAHC is required to contact the most likely descendant, and that descendant may recommend appropriate burial. This requirement, reflected in Mitigation Measure CUL-3 in the EIR, would assure that impacts associated with human remains are less than significant. Tribal Resources AB 52 and SB 18 require that the consultation process between local and tribal governments begin prior to the release of an environmental impact report, negative declaration, or mitigated negative declaration. On February 8, 2019, the City of Palm Desert distributed AB 52 and SB 18 consultation letters for the Project to each of the following 13 Native American tribes identified by the NAHC as having traditional lands or cultural places within City boundaries. Written responses were received from 2 tribes. The Morongo Band of Mission Indians deferred to the Agua Caliente Band of Cahuilla Indians (ACBCI), and the ACBCI requested copies of cultural reports and site records. Tribal representatives indicated that the site does not contain any tribal cultural resources. However, the site is within the Traditional Use Area of the ACBCI. Therefore, the potential exists for archaeological resources to be uncovered during ground-disturbing activities, including the deep excavation required for the parking structure and pool and lagoon backwash drainage structures. The inclusion of construction staff training, and the requirement for monitoring should resources be identified, will reduce these potential impacts to less than significant levels with implementation of Mitigation Measures CUL-1 and CUL-2. 45 Summary The cultural resources survey conducted for the DSRT SURF Project in 2018 evaluated a wide range of literature, data, and information on historic, archaeological, and tribal resources that has added to a baseline of knowledge and understanding of these resources. Tribal representatives were contacted for their knowledge, input, and coordination regarding the presence of tribal resources in the Project area. No historical resources were identified onsite as listed or eligible for listing under the California Register of Historical Resources or the National Register of Historic Places. No archaeological resources were identified onsite. The potential for buried artifacts or resources to be unearthed during Project development exists; however, potential impacts would be mitigated to less than significant levels through implementation of mitigation measures. Mitigation Measures CUL-1 Worker Education Program: Prior to commencing any phase of Project ground disturbance, all personnel working onsite shall be required to complete a worker education program performed by a qualified archaeologist that describes potential archaeological artifacts, human remains, and other cultural materials that could be unearthed during the Project development process, and the procedures required in the event such a discovery is made. CUL-2 Monitoring: If buried cultural materials are encountered inadvertently during any earth-moving operations associated with the Project, all work within 50 feet of the discovery should be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds. The archaeologist shall prepare a findings report summarizing the methods and results of the investigation, including an itemized inventory and detailed analysis of recovered artifacts upon completion of field and laboratory work. The report shall include an interpretation of the cultural activities represented by the artifacts and discussion of their significance. The submittal of the report to the City and Tribal representative, as appropriate, along with final disposition of the recovered artifacts in a manner consistent with determination of the lead agency, Project archaeologist, and consulting tribes, will signify the completion of the monitoring program and, barring unexpected findings of significance, the mitigation of potential project impacts on cultural and tribal resources. CUL-3 Human Remains: Should buried human remains be discovered during grading or other construction activities, in accordance with State law, the County coroner shall be contacted. If the remains are determined to be of Native American heritage, the Native American Heritage Commission and the appropriate local Native American Tribe shall be contacted to determine the Most Likely Descendant (MLD). 46 Analysis of the Proposed Project Specific Plan and Precise Plan The majority of the proposed Project site is currently vacant, with the exception of the Desert Willow parking lot at the northern portion of the site, and contains sparse native vegetation.The proposed Project will disturb the same area of land as that analyzed in the EIR. Excavation activity will be similar, and somewhat reduced from that analyzed in the EIR, insofar as the subterranean parking garages proposed for the 2019 Project are not proposed under the current Precise Plan. No historical, archaeological, or tribal resources were identified during the 2018 site survey. Development under either the 2019 Project or proposed Project would result in grading of the entire site, disturbance of off-site improvement locations, and equivalent earth moving activities. Impacts would therefore be identical under either condition.Should cultural resources be located on the site during grading and excavation, the impacts to these resources would be considered significant. In order to reduce these impacts to less than significant levels, the proposed Project will be required to implement Mitigation Measures CUL-1 through CUL-3 set forth in the EIR. Consultation was undertaken by the City for the proposed Project, and one letter was received from the ACBCI, requesting copies of the cultural resources reports. The Tribe was sent the reports and the EIR, and no further communication has occurred. The Tribe was satisfied with the mitigation measures provided in the EIR, insofar as they would mitigate any potential resources uncovered during Project construction. Summary Overall, the proposed Project will not result in any new significant impacts or increase the severity of impacts already identified in the EIR. Development conducted pursuant to the mitigation measures set forth in the EIR, and in adherence to existing federal, state, and City regulations will ensure potential impacts associated with cultural resources are reduced to less than significant levels. 3.6. ENERGY Summary of Findings in the EIR Primary energy sources include nuclear energy, fossil energy (oil, coal and natural gas) and renewable sources like wind, solar, geothermal and hydropower. These primary sources are converted to electricity, a secondary energy source, which flows through power lines and other transmission infrastructure to developments. Electricity The Project site is located within the SCE service area which covers approximately 50,000 square miles and serves approximately 4.4 million residential service accounts and 520,000 commercial service accounts. The California Energy Commission estimated that the total electricity consumption for Riverside County was 15,906.31 million kWh in 2017.6 According to the Palm 6 California Energy Commission -California Energy Consumption Database for Riverside County, total electricity consumption for 2017. 47 Desert Greenhouse Gas Inventory Update, city-wide electricity usage in Palm Desert in 2013 was 756,834,386 kWh'. This includes all electricity consumed by municipal buildings, residential, commercial, and industrial land uses, and resorts and golf courses, combined.The report had not been updated at the time of the EIR, and a more recent estimate was not available. However, it can be assumed that current(2019) electricity usage per capita will be comparable to 2013, if not less, due to the increased energy efficiency standards of the California Building and Energy Codes. Currently, the Project site is predominantly undeveloped and not using any electricity. A negligible amount of electricity is used by pole-mounted lights in the existing parking area. SCE distribution lines are located in proximity to Project site, from Portola Avenue, bordering Desert Willow Resort on the west, through Desert Willow Westin Villas, and along the northerly boundary of the Project site toward Desert Willow Drive and the existing clubhouse. Electricity consumed during Project construction of both on-site and off-site improvements would vary throughout the construction period based on the construction activities being performed. Activities requiring electricity could include powering outdoor security or worksite lighting, operation and charging of electronic equipment, and powering a temporary worksite office or trailer. Such electricity demand would be temporary, nominal, and would cease upon the completion of construction. Overall, electricity will not be the primary energy source used during construction. Instead,the use of equipment fuels such as diesel and petroleum will be the primary energy source, and impacts from consumption of electricity during construction would be less than significant. During operation of the Project, energy would be consumed for multiple purposes including, but not limited to, heating/ventilating/air conditioning (HVAC), refrigeration, lighting, electronics, office equipment, residential and commercial machinery (including kitchen appliances), and swimming pool operations, including wave generation at the surf lagoon. Off-site improvements are limited to utility infrastructure expansion and landscaping improvements. Such improvements will not generate an operational demand for electricity and therefore have no impact on the electrical grid. According to the CalEEMod outputs and Lagoon specific utility data8, the 2019 Project would consume approximately 21,711,725 kWh per year of electricity.This represents a 2.87% increase in annual city-wide kWh usage. The 2019 Project proposed the installation of solar panels onsite which could generate an estimated 1,700,000 kWh per year. Operation of the solar panels will offset the Project's electrical demand, thereby reducing it to approximately 20,011,725 kWh per year, which represents approximately 2.64% of the city's total annual electricity demand. In addition, adherence to current California Building Code and Energy Code standards will ensure the most energy efficient technologies and practices are used for the development and operation of the Project. The EIR determined the 2019 Project would not result in wasteful, inefficient, or ' Palm Desert Greenhouse Gas Inventory 2013 Update. 8 Per the Project-specific lighting plan,pole/tower lighting for the lagoon will have a max load of 39 kw for 7 hours per day (night lighting) for 365 days per year, totaling 99,645 kWh/yr. The average wave machine requires a maximum average load of 1,622 kw for 18 hours a day for 365 days per year,totaling 10,656,540 kWh/yr. 48 unnecessary consumption of electrical energy resources during project operation. Construction and operation-related electricity impacts associated with the surf lagoon, surf center, hotels, villas, and off-site improvements would be less than significant. Natural Gas According to the Palm Desert Greenhouse Gas Inventory Update, city-wide natural gas consumption totaled 17,532,930 therms in 20139. This includes natural gas consumed by residential, commercial, and industrial land uses, and resorts and golf courses. The report had not been updated at the time of the EIR, and a more recent estimate was not available. However, similar to statewide predictions, it can be assumed that the annual consumption of natural gas per capita within the City of Palm Desert would be comparable to 2013 or would decline. The Project site does not currently consume any natural gas. Construction of the 2019 Project typically would not involve the consumption of natural gas. Construction would, however, involve installation of new natural gas connections to serve the Project site. Prior to ground disturbance, Project contractors would notify and coordinate with SoCalGas to identify the locations and depths of all existing gas lines and avoid disruption of gas service. The use of natural gas during Project construction would not be wasteful, inefficient, or unnecessary. Construction-related impacts to natural gas supplies and infrastructure were determined to be less than significant. Operation of the Project would consume natural gas for heating, cooking, and powering equipment such as furnaces.According to the CalEEMod outputs and Lagoon specific utility data, operation of the Project at buildout would consume approximately 331,811 therms per year of natural gas, which is equivalent to a 1.89% increase in annual City-wide therm usage. Adherence to current California Building Code and Energy Code standards would ensure the most energy efficient technologies and practices are used for the development and operation of the 2019 Project. The EIR found that the Project would not result in wasteful, inefficient, or unnecessary consumption of natural gas energy resources during project operation. Transportation Energy According to the Palm Desert Greenhouse Gas Inventory Update,there were 510,875,864 vehicle miles traveled in Palm Desert in 2013. This includes both the municipal fleet and community- wide miles traveled. It should be noted that the original 2008 inventory reported an annual VMT of 368,694,193, which represented a 35% increase in VMTs but only a 2% increase in CO2e emission. This difference in emissions is attributed to increased vehicle fuel efficiency standards meaning less fuel energy is required for increased VMTs.The undeveloped portion of the Project site currently generates no VMT. Fuel consumed by construction equipment, such as petroleum and diesel, would be the primary energy resource expended over the course of construction, and VMT associated with the transportation of construction materials and construction worker commutes would also result in petroleum consumption. Heavy-duty construction equipment associated with construction 9 Palm Desert Greenhouse Gas Inventory 2013 Update. 49 activities, as well as haul trucks involved in moving dirt around the project area, would rely on diesel fuel. Construction workers would travel to and from the project area throughout the duration of construction. The EIR assumed that construction workers would travel to and from the project area in gasoline-powered vehicles. According to the CalEEMod outputs generated for air quality analysis, it was assumed that worker trip lengths were 11 miles, vendor trip lengths 5.4 miles, and hauling trip lengths 3.5 miles. Based on the number of trips required to complete project construction that were generated by the CalEEMod software, combined VMTs for workers, vendors, and hauling would be 39,732 miles. Overall, petroleum and diesel use during construction would be temporary and minimal and would not be wasteful or inefficient. Construction-related transportation energy impacts associated with the surf lagoon, surf center, hotels, villas, and off-site improvements would be less than significant. During operation, the 2019 Project would result in the consumption of petroleum-based fuels related to vehicular travel to and from the Project site. According to the Project-specific traffic analysis, the Project was estimated to generate 5,496 daily vehicle trips under typical daily operations, and 7,288 daily vehicle trips during a special event. Daily visitors will include a mix of local residents and out of town visitors. For analysis purposes, the EIR assumed that the average daily trip length was 25 miles. This accounts for local residents who are estimated to travel approximately 15 miles to the Project site from within the Coachella Valley, and out of town visitors who are estimated to travel further to the Project site from outside the valley. Based on this estimate, the Project could potentially generate 12,213,217 VMTs. This represents a 2.4% increase in City-wide VMTs. It should be noted that VMTs are regional in nature, and that not all Project VMTs will occur solely within the City's boundaries. Although the 2019 Project will result in a direct increase in VMTs, the EIR found that the Project will not interfere with increased fuel efficiency standards and will not result in wasteful, inefficient, or unnecessary consumption of transportation energy resources during operation. Impacts were determined to be less than significant. State and Local Energy Efficiency Plans The 2019 Project would be designed, built and operated in accordance with all existing, applicable regulations that would serve to reduce energy demand and avoid conflict with any applicable energy standards, including energy conservation standards. Such regulations and standards included the 2016 Building Code, California Green Building Code, and 2019 Energy Code to ensure the most efficient construction/building technologies are used, which will benefit overall building operations. The 2019 Project included the installation of solar panels to reduce energy use in the surf center and might include solar installation in the hotel and villa component. The EIR found that the Project will not interfere with any state or local plan that promotes renewable energy or energy efficiency. Adherence to the applicable state standards enforced by the City will ensure the project is consistent with current energy standards and conservation goals.Therefore, no impact related to compliance with applicable energy standards would result. 50 Summary For the reasons described above, the EIR determined the 2019 DSRT SURF Project would not place a substantial demand on regional energy supply or require significant additional capacity, or significantly increase peak and base period electricity demand, or cause wasteful, inefficient, and unnecessary consumption of energy during project construction, operation, and/or maintenance, or preempt future energy development or future energy conservation. Therefore, this impact would be less than significant. Analysis of the Proposed Project Electricity Under both buildout scenarios (2019 and proposed), electricity would be consumed during construction and would vary throughout the construction period based on the construction activities being performed. Such electricity demand would be temporary, nominal, and would cease upon the completion of construction. During operation, electricity will be used for multiple purposes including but not limited to air conditioning, lighting, electronics, refrigeration and other kitchen appliances, powering the lagoon machinery, equipment and ancillary facilities. The EIR analyzed maximum buildout potential under the 2019 Specific Plan, and because the Project does not propose changes to the Specific Plan that would increase development intensities and maximum buildout potential, electricity impacts would be comparable to those analyzed in the EIR. The Precise Plan would result in a 27% reduction in commercial space, 71% reduction in restaurant/bar space, 53% reduction is hotel and villa building square footage. Therefore, demand for electricity generated by the proposed Precise Plan would further reduce future energy demands of the site. Adherence to current California Building Code and Energy Code standards, which are more stringent than those in place when the EIR was prepared, will ensure the most energy efficient technologies and practices are used for the development and operation of the Project. The Project reduces the use of electricity analyzed in the EIR, and therefore impacts remain less than significant. Natural Gas Construction of the Project site under any buildout scenario typically would not involve the consumption of natural gas. Construction would, however, involve installation of new natural gas connections to serve the Project site, and would be required under both buildout scenarios. As determined in the EIR, the use of natural gas during construction would not be wasteful, inefficient, or unnecessary. Operation of the proposed Project would consume natural gas primarily for heating and cooking and powering equipment such as furnaces. The EIR analyzed maximum buildout potential under the 2019 Specific Plan, and because the Project does not propose changes to the Specific Plan that would limit or increase development intensities and maximum buildout potential, natural gas impacts would be comparable to those analyzed in the EIR. 51 The Precise Plan would result in a 27% reduction in commercial space, 71% reduction in restaurant/bar space, 53% reduction is hotel and villa building square footage. Therefore, it can be assumed that demand for natural gas would further reduce future energy demands of the site. Adherence to current California Building Code and Energy Code standards will ensure the most energy efficient technologies and practices are used for the development and operation of the Project. The Project reduces the amount of natural gas analyzed in the EIR, and therefore impacts remain less than significant. Transportation Energy Under both buildout scenarios (2019 and proposed), transportation energy would be consumed during construction and would vary throughout the construction period based on the construction activities being performed. During construction, petroleum and diesel would be the primary fuel source consumed by construction equipment, material hauling equipment, and worker commutes. It is assumed that construction equipment would consume the most diesel fuel,while worker commutes would consume the most gasoline traveling to and from the project area in their private vehicles. Similar to assumptions made in the EIR, it is expected that most construction workers will live locally, which would minimize the need for long commutes and limit fuel consumption. Overall, petroleum and diesel use during construction of both on-site and off-site improvements would be temporary and minimal and would not be wasteful or inefficient. During operation, the Project would result in the consumption of petroleum-based fuels related to vehicular travel to and from the Project site. The EIR analyzed maximum buildout and operational potential under the Specific Plan, and because the Project does not propose changes to the Specific Plan that would limit or increase daily operations or special events, impacts from vehicular travel would be comparable to those analyzed in the EIR. Development plans for the proposed Precise Plan would result in 258 fewer hotel rooms and 5 fewer residential villas than those assumed for maximum site buildout, which would reduce VMTs. The Precise Plan reduces the vehicle trips analyzed in the EIR, and therefore impacts associated with transportation energy will remain less than significant. Summary of Impacts Buildout of the site would be subject to the same General Plan policies, programs, and current SCAQMD Rules and Regulations analyzed in the EIR. Implementation of the proposed Project would not result in any new impacts or increase the severity of a previously identified impact as analyzed in the EIR. Overall impacts are expected to be less than those identified in the EIR due to the reduction in overall building space proposed in the Precise Plan. Therefore, implementation of the proposed Project and Specific Plan amendment would not result in any new adverse impacts or increase the severity of previously identified significant impacts in the Certified EIR. 52 3.7. GEOLOGY/SOILS Summary of Findings in the EIR The Project area is located in the Colorado Desert Geomorphic Province. More specifically, the City is located within the central portion of the Coachella Valley where elevations range from approximately 5,100 feet above mean sea level (AMSL) in the Santa Rosa Mountains, to a low of about 60 feet AMSL in the Bermuda Dunes area. The City is primarily located on the desert floor, at an elevation of approximately 250 feet AMSL. Fault Rupture (Primary Seismic Hazard) The Project planning area is located within the central portion of the Coachella Valley, which is a rift valley associated with the San Andreas Fault System in Southern California. The valley is located in the northwestern portion of the Salton Trough, a tectonic depression roughly 130 miles long and 70 miles wide that extends from the San Gorgonio Pass to the Gulf of Mexico. No portion of the City is located within a fault zone, as defined by the Alquist-Priolo Act. Based on information from the California Geological Survey, no known major active faults are located in the City.According to the EIR,the closest active faults to Palm Desert are the San Andreas fault, located approximately 4 miles to the north; the San Jacinto fault, located 10 miles to the southwest; and the Elsinore fault, located 30 miles to the southwest. These faults are capable of generating earthquakes of magnitude>5.0; however,fault rupture is not expected on the Project site Seismic Groundshaking (Primary Seismic Hazard) The Project site is located in a seismically active region where earthquakes originating on local and regional seismic faults can produce severe ground shaking. Although no active faults run through the City, Palm Desert's soils and geologic characteristics result in other potential secondary seismic hazards. The Modified Mercalli Intensity scale describes the magnitude of an earthquake in terms of actual physical effects. Six historic seismic events (M 5.9 or greater) have significantly affected the Coachella Valley region in the past 100 years. To address seismic hazards, the City has codified the 2016 CBC in Municipal Code Section 15.24.010, which requires that structures be designed with adequate strength to withstand the lateral dynamic displacements induced by the Design Basis Ground Motion, which the CBC defines as the earthquake ground motion that has a 10% chance of being exceeded in 50 years. The Project is required to comply with the CBC and all California seismic design requirements, which would ensure that it would not expose persons or property to significant injury or damage from strong seismic ground shaking hazards. To further minimize ground shaking and strengthen the building foundations, the site-specific Geotechnical Investigation Report for the 2019 Project included several recommendations, included as mitigation measures in the EIR. Implementation of mitigation measures GEO-6 and GEO-7 will ensure adequate uniform structural support for enclosed walls during strong seismic groundshaking events. GEO-10 requires appropriate Asphalt Concrete Pavement design and 53 construction measures to minimize potential damage to proposed structures if strong seismic ground shaking is encountered. GEO-13 requires compaction of up to 90% to minimize cracking of concrete flatworks. Adherence to the CBC, California seismic design requirements,the City's Municipal Code, and the mitigation measures set forth in the EIR would ensure potential impacts related to seismic groundshaking would be less than significant. Expansive and Collapsible Soils (Primary Seismic Hazard) Expansive soils,also referred as swelling soils,are soils that have a tendency to increase in volume with an increase in the moisture content. These soils swell when water is added to them and shrink when they dry out. Foundations with swelling soils will heave and can cause lifting of a building or structure when the moisture content rises. This can ultimately lead to the failure of foundations and structures. No specific expansive soil area is identified in the City. Collapsible soils are unsaturated soils that exhibit a high strength when dry but experience a large and rapid volume reduction upon saturation, which can result in substantial structural damage. Alluvial and aeolian sediments in the City have the potential for settlement and collapse even under relatively low loads. The surface soils on the Project site consist of silty sand, which has very low collapse potential.1° The site is located on relatively flat ground but could be subject to slope instability, collapse, or slumping during an earthquake, particularly in areas where excavation would be required, including both the subsurface parking garage and pool and Lagoon backwash drainage structures, and the surf lagoon. In order to minimize the potential for collapse, instability or slumping, mitigation measures GEO-1 through GEO-5 will assure that soil is clean, adequately compacted, and that excavated slopes remain stable during a seismic event. Due to a lack of expansive soils onsite, the proposed Project would not create a substantial risk to life or property. With implementation of these mitigation measures, the EIR found that impacts will be reduced to less than significant levels. Subsidence In the Coachella Valley, the main source of ground subsidence has been associated with the pumping of groundwater. Beginning in the late 1940s, pumping of groundwater resulted in water-level declines of as much as 15 meters. Since 1996, the U.S. Geological Survey (USGS) and Coachella Valley Water District (CVWD) have investigated land subsidence associated with groundwater level declines. Results show that the land surface subsided about 220 to 600 millimeters (0.72 to 1.97 ft) in three areas of the Coachella Valley near Palm Desert, Indian Wells, and La Quinta; the subsidence is associated with areas of substantial and on-going groundwater pumping.'The potential for groundwater extraction-related ground subsidence is considered to 10 Shalaby, S.Ibrahim: Potential Collapse for Sandy Compacted Soil During Inundation. International Journal of Innovative Science, Engineering and Technology,Vol.4 Issue 5, May 2017. ii Land Subsidence, Groundwater Levels, and Geology in the Coachella Valley, California, 1993-2010 by Michelle Sneed,Justin T. Brandt,and Mike Solt. 54 be limited due to reduction in pumping in these areas and replenishment of regional groundwater aquifers with imported water. As discussed in the EIR, the surf lagoon and surf center facilities would require approximately 88.32 AFY of domestic water and the hotel and villas portion of the site would require approximately 76.89 AFY of water, for a total of 165.21 AFY. After applying the water demand offsets associated with implementation of the proposed turf reduction program at the Desert Willow Golf Course (106.75 AFY), the net total water demand for the Project is expected to be 58.46 AFY. The EIR identified that the Project will provide water for the surf lagoon in one of three ways: installation of a new groundwater well at the southeastern corner of the site; connection to the existing Desert Willow groundwater well located south of the site near Country Club Drive; or utilization of the potable water from CVWD. Water demand for the surf lagoon is 73.04 AFY, which represents 0.00025% of total water in storage. If the Project installs a new groundwater well on the site, the groundwater well will be metered and in compliance with requirements of the Regional Water Quality Control Board (RWQCB). Other components of the Project will be connected to CVWD's water distribution system. If the Project connects to the existing Desert Willow groundwater well located south of the site near Country Club Drive, then the project would require construction and extension of underground pipes to supply approximately 73.04 AFY per year. Otherwise, CVWD would provide approximately 73.04 AFY per year of water for the surf lagoon. Overall, the EIR determined that no excessive withdrawal of water was anticipated at the site, and the potential for subsidence was considered low. Consequently, impacts from subsidence, liquefaction or collapse would be less than significant. Soils and Geologic Units According to the EIR, the majority of the City is underlain by fine drained sand of alluvial and aeolian deposition. During the Project-specific Geotechnical Investigation, approximately 2 to 3 feet of fill/disturbed soil was encountered whose composition and appearance varied throughout the depth of bores; however, density increased with depth.The artificial fill and native sandy soil encountered at the site are generally dry throughout and grayish brown in color. Wind/Soil Erosion Hazard The City of Palm Desert faces exposure to potential erosion hazards due to wind. Due to sparse desert vegetation, little groundcover exists to hold materials in place which accelerates the soil erosion at the surface. The sand dunes along Interstate 10 and the Whitewater River are the two most significant sources of wind-blown sand in the city.The subject site is not located in proximity to these areas, however the Project site is located in an area with a Very High Wind Erodibility rating.12 12 Palm Desert General Plan; Figure 8-3. 55 The EIR found that the Project would include demolition of the existing parking lot, excavation, site preparation, grading, paving, building construction, off-site improvements and other ground disturbance by heavy machinery that could result in the loss of some topsoil and generate particulate matter. Grading and construction activities would occur in accordance with erosion control requirements, including dust control measures, imposed by the City pursuant to grading permit regulations. Specifically, project construction would be required to comply with the City's Municipal Code Section 27.28.09013, including submittal and approval of grading permits to ensure that the project does not generate excessive soil erosion. City Municipal Code Sections 24.12.01014 and 24.20.05015 require preparation of a fugitive dust (PM10) mitigation plan and compliance with National Pollutant Discharge Elimination System (NPDES) standards prior to and during construction. Furthermore, Policy 1.13 (Soil Erosion) of the City's General Plan requires the prevention of water-born soil erosion from new development especially during grading activities.16 A Water Quality Management Plan (WQMP)17 was prepared for the Project which included Best Management Practices (BMPs). These BMPs would be implemented during grading and construction to reduce sedimentation and soil erosion, and in compliance with City standards. Mitigation measures GEO-16 through GEO-18 were also provided to specifically address and mitigate the potential for soil erosion through watering or covering soils, and by prohibiting construction activities during significant storms or wind events. In addition, project construction contractors would be required to comply with City grading permit regulations18, which require dust control measures to reduce sedimentation and erosion.19 Compliance with regulatory requirements, implementation of PM10 mitigation plan, NPDES, and BMPs, and mitigation measures GEO-16, GEO-17, and GEO-18 would reduce potential impacts to less than significant levels. Landslides (Secondary Seismic Hazard) The Project site is currently partially developed and does not contain unstable soils or geologic units. No fissure or other surficial evidence of subsidence was observed at the Project site. Based on the Geotechnical Investigation Report for the 2019 Project, the site is not susceptible to on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse; this is due to on-site conditions, distance from sloping terrain and foothills, and depth to groundwater. Mitigation measure GEO-3 of the EIR required use of engineered fill free of unstable soil at the site to reduce potential risks associated with lateral spreading, subsidence, liquefaction or collapse for all components of the project. The EIR found that implementation of this mitigation measure would reduce impacts to less than significant levels. 13 Palm Desert Municipal Code 27.28.090—Plans to Accompany Application. 14 Chapter 24.12 Fugitive Dust(PM10)Control, Palm Desert Municipal Code 24.12.010—Purpose and Intend. 15 Palm Desert Municipal Code 24.20.050-Discharge of pollutants. 16 Palm Desert General Plan, City of Palm Desert 2016; Page 135. 17 Preliminary Water Quality Management Plan for Tentative Map 37639 — DSRT SURF prepared by The Altum Group, December 31, 2018. 18 Palm Desert Municipal Code 27.12.180—Building Permits and Chapter 24.12—Fugitive Dust(PM10)Control. 19 Palm Desert Municipal Code 27.12.065—Erosion Control. 56 Liquefaction (Secondary Seismic Hazard) Liquefaction occurs primarily in saturated, loose,fine to medium-grained soils in areas where the groundwater table is generally 50 feet or less below the surface. The site-specific Geotechnical Investigation Report for the 2019 Project indicated that the depth to groundwater is greater than 200 feet beneath the surface of the subject property, and therefore, onsite liquefaction is unlikely.20 Therefore, potential impacts related to liquefaction would be less than significant. Seiches and Tsunamis A seiche is defined as "an occasional and sudden oscillation of the closed water body (enclosed water body, lake, bay, estuary, etc.) producing fluctuations in the water level." There are many causes of seiches, for example, wind, earthquakes, and changes in barometric pressure. The seiche hazard in the valley includes above-ground water reservoirs, golf course lakes and other impoundments. Domestic water reservoirs in the valley have been constructed to resist the effects of groundshaking that could compromise the integrity of these structures. The EIR found that the proposed surf lagoon will contain approximately 23,798,770 gallons of water and could present a seiche hazard; potential impacts were analyzed in the Hydrology Section, below. Wastewater Disposal Systems Soils in the project area are capable of supporting septic tanks. However, the 2019 Project did not propose septic tanks. Therefore, the EIR found that there would be no impacts associated with subsurface waste disposal systems. Paleontological Resources Paleontological resources are the remains and/or traces of prehistoric life, exclusive of remains from human activities, and include the localities where fossils were collected and the sedimentary rock formations from which they were obtained. In the Coachella Valley, paleontological resources are associated with the Lake Cahuilla sediments which generally consist of freshwater mollusks. The project site contains Quaternary-age alluvium in the subsurface which has an unknown paleontological resource sensitivity. The Project site is not known to contain unique paleontological features; however, construction activities have the potential to reveal Quaternary-age alluvium. To reduce the potential impacts to paleontological resources due to excavation activities, Mitigation Measure GEO-15 is provided in the EIR. A qualified paleontologist would be required to evaluate any buried paleontological materials discovered during earth-moving operations at the site to reduce Project impacts to less than significant levels. Summary of Impacts Overall, the EIR found that adherence to the CBC, California seismic design requirements, the City's Municipal Code, site specific Geotechnical Report, and the mitigation measures set forth in the EIR (and herein) would ensure potential impacts related to geologic hazards would be less than significant. 20 Geotechnical Investigation Report for the project site by Sladden Engineering in December 2018. 57 Mitigation Measures GEO-1 Site Clearing: Prior to commencement of remedial grading within the site, all existing vegetation, associated root systems, and debris shall be cleared. Areas planned to receive fill shall be cleared of old fill and any irreducible matter. GEO-2 At Grade Structure Areas Requirements: All undocumented artificial fill and low- density native surface soil shall be removed and re-compacted for the at-grade structures (e.g., spa building and cabanas). Over-excavation should extend to a minimum depth of 3 feet below existing grade or 3 feet below the bottom of the footings, whichever is deeper. The exposed native soil shall be moisture conditioned to within 2 percent of optimum moisture content and compacted to at least 90 percent relative compaction. Removals shall extend at least 5 feet laterally beyond the footing limits. GEO-3 Fill Placement and Compaction: Engineered fill shall be free of organic material, debris, and other deleterious substances, and should not contain irreducible matter greater than 3-inches in maximum dimensions. The imported fill shall meet the following criteria: Plastic Index <12 Liquid Limit <35 %Soil Passing#200 Sieve Between 15% and 35% Maximum Aggregate Size 3 inches GEO-4 Shrinkage and Subsidence: Volumetric shrinkage of the material shall be between 10 and 15 percent. GEO-5 Temporary Excavation: Temporary excavation up to 20 feet in depth may be required to accomplish the proposed construction. Excavations to depth of 20 feet shall have slope cuts no steeper than horizontal to one vertical (1:1). GEO-6 Conventional Shallow Spread Footings: Adequate support for the proposed resort buildings and surf lagoon enclosed walls will be provided through Conventional Shallow Spread Footings. GEO-7 Slabs-on-Grade: Concrete slabs-on-grade must be placed on compacted engineered fill to provide uniform support. A minimum slab thickness of 4-inches and a minimum reinforcement consisting of#3 bars at 18-inches on center in each direction shall be required. GEO-7 Slabs-on-Grade: Concrete slabs-on-grade must be placed on compacted engineered fill to provide uniform support. A minimum slab thickness of 4-inches and a minimum reinforcement consisting of#3 bars at 18-inches on center in each direction shall be required. 58 GEO-8 Structure Mat Slabs: Structure Mat Slabs shall be required for the below grade structures associated with the wave generating equipment which would meet an allowable soil bearing pressure of 3,000 psf. GEO-9 Retaining Walls: Subterranean parking levels and the surf lagoon would require retaining walls. Ground surface behind retaining walls shall be sloped to drain. GEO-10 Asphalt Concrete Pavement: This shall be designed in accordance with Topic 608 of the Caltrans Highway Design Manual to meet the following thickness for the site: Pavement Material Required Thickness Asphalt Concrete Surface Course 3 inches Class II Aggregate Base Course 4 inches Compacted Subgrade Soil 12 inches GEO-11 Corrosion Series: Prior to ground disturbing activities, a corrosion expert shall be consulted regarding appropriate corrosion protection measures for corrosion sensitive installation. GEO-12 Utility Trench Backfill: All utility trench backfill shall be compacted to a minimum relative compaction of 90%. GEO-13 Exterior Concrete Flatwork:The subgrade soil below concrete flatwork areas shall first be compacted to minimum relative compaction of 90 percent to minimize cracking of concrete flatworks. GEO-14 Drainage: To provide rapid removal of surface water runoff to an adequate discharge point,all final grades shall be provided with positive gradients away from foundations. In addition, surface water shall be directed away from building foundations to an adequate discharge point to reduce water infiltration into the subgrade soil. GEO-15 If buried paleontological materials are discovered inadvertently during any earth- moving operations associated with the project, all work within 50 feet of the discovery shall be halted or diverted until a qualified paleontologist can evaluate the nature and significance of the finds. GEO-16 All project grading plans shall include a soil erosion prevention/dust control plan. Blowing dust and sand during excavation and grading operations shall be mitigated by adequate watering of soils prior to and during excavation and grading, and limiting the area of dry, exposed and disturbed materials and soils during these activities. To mitigate against the effects of wind erosion after site development, a variety of measures shall be implemented, including maintaining moist surface soils, planting stabilizing vegetation, establishing windbreaks with non-invasive vegetation or perimeter block walls, and using chemical soil stabilizers. 59 GEO-17 There shall be a cessation of grading activities during rainstorms or high wind events. The project contractor shall install flow barriers and soil catchments (such as straw bales, silt fences, and temporary detention basins) during construction to control soil erosion. GEO-18 All materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of spillage or dust. GEO-19 Prior to ground disturbing activities, all employees at the construction site shall be trained in earthquake preparedness and identify safe places near the construction site to facilitate emergency evacuation. Analysis of the Proposed Project Specific Plan and Precise Plan The site would be fully developed, regardless of buildout scenario (2019 or proposed Project). The entire site will be disturbed, and the same mitigation measures associated with stabilizing soils and assuring adequate geotechnical design would apply to the proposed Project. The EIR analyzed maximum buildout potential under the Specific Plan. The proposed Specific Plan amendment would not increase the maximum development intensities, including site density and building heights, and therefore the Project would not generate new significant impacts or a substantial increase in previously identified impacts associated with geology and soils. Instead, impacts would less intense due to the reduction in building square footage, hotel rooms, and villas associated with the Precise Plan. Adherence to the City's Municipal Code, General Plan policies, Project-specific Geotechnical Report, and mitigation measures contained in the EIR would result in less than significant impacts, consistent with the findings of the EIR. Mitigation measures will apply to the currently proposed Project. Therefore, implementation of the proposed Project and Specific Plan amendment would not result in any new adverse impacts or increase the severity of previously identified significant impacts in the Certified EIR. 3.8. GREENHOUSE GAS EMISSIONS & ENERGY Summary of Findings in the EIR Construction of the 2019 Project was anticipated to occur over a two-year period starting in mid- 2019 with build out in mid-2021. Project components are listed below; during construction of each component, fossil fuel use by construction equipment, machinery, haul trucks, and employees' commuter vehicles will generate short-term GHG emissions. • Surf Lagoon and Surf Center • Hotel and Villas • Off-Site Improvements: o Stormwater Management 60 o Pool/Lagoon Discharge o Golf Course Turf Reduction o Landscaping Improvements o Special Events Parking o Soil Removal/Storage The California Emissions Estimator Model (CalEEMod), version 2016.3.2, was used to estimate Project-related GHG emissions during construction. The results are summarized in the following table. GHG emissions will be temporary and will end once construction is complete. All components of construction, including equipment, fuels, and materials, will be subject to current regulations of GHGs and equipment efficiency standards, which are meant to reduce GHG emissions. Construction emissions were amortized over a 30-year period and added to annual operational emissions to be compared to applicable GHG thresholds Table 6 Construction GHG Emissions Summary 2019 DSRT SURF EIR (Metric Tons) CO2 CH4 N2O Total CO2e 2019 766.21 0.16 0.00 770.34 2020 1,404.68 0.17 0.00 1,408.87 2021 289.61 0.03 0.00 290.37 TOTAL 2,460.5 0.33 0.00 2,469.58 Table 2.8-1 of EIR. Operational emissions will occur throughout the life of the Project. At buildout, five emission source categories will contribute either directly or indirectly to operational GHG emissions: energy/electricity usage, water usage, solid waste disposal, area emissions (pavement and architectural coating off-gassing), and mobile sources. CalEEMod was used to estimate annual operational GHG emissions generated by the Project under two scenarios: 1) typical operations, and 2) special event operations. The table below shows daily emissions for a one-day special event. For analysis purposes, it was assumed that 12 special events would be held per year. Special event emissions have been added to typical operation emissions and amortized construction emissions, as shown below. Table 7 Special Events Operational Emissions: 2019 DSRT SURF EIR CO2 CH4 N2O CO2e Pounds/Day 73,327.33 4.97 0.20 73,510.04 Conversion to Metric Tons 33.26 0.00 0.00 33.34 Table 2.8-2 of EIR. 61 Table 8 Operational GHG Emission Summary: 2019 DSRT SURF EIR (Metric Tons/Year) CO2 CH4 N20 COze Typical Operations 16,907.63 24.91 0.12 17,565.85 12 Special Events' 399.12 0.00 0.00 400.08 Amortized Construction2 82.01 0.01 0.00 83.02 Total Operational Emissions 18,048.95 Table 2.8-s of EIR.. The EIR assessed Project impacts using the SCAQMD tiered test approach,which states a project's greenhouse gas emissions would be considered significant if it could not comply with at least one of the following "tiered" tests: Tier 1: Is there an applicable exemption? Does Not Comply: The proposed Project does not qualify for an applicable exemption under CEQA. Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a minimum, consistent with the goals of AB 32? Does Not Comply: Although the City of Palm Desert has an adopted Environmental Sustainability Plan which is consistent with AB 32, the Project would not comply with Tier 2 because the Plan is not a CEQA certified document. SCAQMD requires that the "greenhouse gas reduction plan," in this case the Sustainability Plan, have a certified Final CEQA document. Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/yr for industrial projects; 3,000 MTCO2e/yr for residential and commercial projects)? Does Not Comply: The proposed Project is considered a commercial project and is estimated to emit 18,048.97 MT of CO2e annually. Tier 4: Is the project below a (yet to be set) performance threshold? Does Not Comply: There are currently no performance thresholds applicable to the proposed Project to measure against. Tier 5: Would the project achieve a screening level with off-site mitigation? Does Not Comply:The off-site mitigation proposed for the Project (Turf Reduction Plan) will offset water demands, but will not reduce Project GHG emissions to achieve a screening level. The Project did not comply with any of the tiered tests presented above, and would therefore have significant and unavoidable impacts associated with GHG emissions. However, Mitigation Measure GHG-1 assured that the Project would adhere to the Palm Desert Environmental Sustainability Plan21, and its implementation would help reduce GHG emission impacts. In addition, all new development within the City is required to implement energy efficiency design 21 It should be noted that adherence to the Environmental Sustainability Plan, which is consistent with AB 32, would not comply with Tier 2 because the Plan is not a CEQA certified document. SCAQMD requires that the "greenhouse gas reduction plan," in this case the Sustainability Plan, have a certified Final CEQA document. 62 requirements consistent with the California Green Building Standards Code. Nonetheless,the EIR determined that the GHG emissions generated by the 2019 DSRT SURF Project were cumulatively considerable and significant and unavoidable. In its consideration of the EIR, the City determined that the social and economic benefits of the Project outweighed the severity of these impacts, and Findings and a Statement of Overriding Considerations were adopted. Consistency with Greenhouse Gas Emissions Reduction Plans All components of construction and operation, including equipment, fuels, materials, and management practices, would be subject to current SCAQMD rules and regulations related to greenhouse gases. The Project will also adhere to the required state Low Carbon Fuel Standard for construction equipment and heavy-duty vehicle efficiency standards. Construction-related GHG emissions would not exceed GHG thresholds for construction because no such thresholds have been established. However, because the Project would result in significant and unavoidable impacts, as discussed above, the EIR determined that the Project would conflict with GHG reduction goals because operation of the Project would either exceed or not comply with SCAQMD's interim tiered thresholds. By exceeding such thresholds, the Project is contributing to GHG emissions at a level that is not conducive to reducing state and local GHG emissions. Although implementation of Mitigation Measure GHG-1 will assure the Project complies with the Palm Desert Environmental Sustainability Plan,the EIR determined that impacts were considered significant and unavoidable. As described above, the City determined that the social and economic benefits of the Project outweighed the severity of these impacts, and Findings and a Statement of Overriding Considerations were adopted. Mitigation Measures GHG-1 The Project shall implement the policies of the Palm Desert Environmental Sustainability Plan applicable to its development. The Project shall adhere to the following principals, goals, and actions: • Adherence to California Building Code, Title 24; • Assess potential for light-colored surfaces and shading to reduce urban heat island effect; • Incorporate solar power; • Use water efficient technologies to reduce water waste; • Require mandatory waste diversion of 100% inert and 75% other debris from residential, commercial, and construction debris; • Promote programs that replace turf with native low water-use plants, trees, ground cover and "hard-scapes," including the redesign of golf courses to reduce the amount of irrigation required; • Use "desert style landscaping" and require "time-of-use" irrigating to reduce evaporation. 63 Analysis of the Proposed Project Specific Plan and Precise Plan The Specific Plan amendment does not limit or change the maximum potential buildout assumptions made in the EIR, and therefore impacts of maximum buildout potential of the site under the proposed Specific Plan would be virtually the same as those analyzed in the EIR. The Precise Plan would result in a 27% reduction in commercial space, 71% reduction in restaurant/bar space, 53% reduction in hotel and villa building square footage, a 14% reduction in parking and the same off-site improvements compared to maximum buildout assumptions analyzed in the EIR. Because the entire site would be graded and constructed upon, GHG emissions associated with construction of the Precise Plan would be equivalent to those analyzed in the EIR. Operational emissions associated with buildout of the Precise Plan would be less than those previously analyzed in the EIR due to the reduction in overall development density and building square footage. Implementation of the Specific Plan amendment and proposed Project would not result in any new impacts or increase the severity of a previously identified significant impact as analyzed in the EIR. Overall impacts are expected to be less than those previously identified in the EIR due to the reduction in overall development intensity and square footage proposed in the Precise Plan. Impacts are expected to remain significant and unavoidable, however, because of the number of vehicle trips and energy use associated with the proposed Project. Because the Specific Plan and proposed Project are consistent with the analysis of the EIR, however, the Findings and Statement of Overriding Considerations which applied to the 2019 Project are applicable to the currently proposed Project. 3.9. HAZARDS& HAZARDOUS MATERIALS Summary of Findings in the EIR The Riverside County Department of Environmental Health Hazardous Materials Branch is responsible for overseeing the six hazardous materials programs in the County, including in the City of Palm Desert. The County-wide Hazardous Materials Emergency Response Team consists of personnel from the Riverside County Fire Department and Environmental Health HazMat Program staff. This team responds jointly to hazardous materials incidents in the County and any CalFire-contracted city, including Palm Desert.The City implements regular consultation with the State Water Resource Control Board (SWRCB) and Regional Water Quality Control Board (RWQCB), and also monitors and regulates industrial plants and commercial areas through the City's Municipal Code. Areas with Potential Hazardous Materials Contamination SWRCB maintains an online database (GeoTracker) which includes information on existing locations of hazardous waste sites and their status. According to the GeoTracker database at the time the EIR was prepared, 40± sites within the City were either listed or permitted as hazardous material sites under the California Department of Toxic Substances Control (DTSC). No hazardous material site was recorded at the Project site. 64 Government Code Section 65962.5 requires the California Department of Toxic Substances Control (DTSC)compile and regularly update a list of hazardous waste sites, known as the Cortese List. No properties in the Planning Area were identified on the DTSC's Cortese List. Transportation of Hazardous Materials Major transportation corridors such as Highway 111 or Interstate 10 (1-10) may be used to transport hazardous materials and represent accident risks that could result in releases of hazardous materials. The City does no designate specific haul routes for hazardous materials; however, the California Highway Patrol (CHP) must be notified when acutely toxic hazardous materials are transported. Airports The Bermuda Dunes Airport (UDD) is a privately owned public use airport located 5 miles east of the Project site in the Palm Desert sphere of influence (501) and offers charter flights, hangar rentals, and a flight school. The Palm Springs International Airport (PSP) is located approximately 9 miles west of the City and is the largest and primary air transportation link for the region. Schools The Project site is within the Desert Sands Unified School District (DSUSD) service boundary. The nearest elementary school is James Earl Carter Elementary School, located approximately 1.10 miles southwest of the project site. No school sites are located within a quarter mile of any component of the proposed Project. Wildfire The City of Palm Desert is exposed to fire-related hazards from two potential sources: wildfires and fires that occur in urban settings. Wildfire hazards are highest in areas of the community near the wildland-urban interface (WUI). Southern portions of the City are susceptible to the risk of wildland fires. To reduce the wildfire risk, the City has adopted an emergency response plan which established procedures for fire conditions. The Project is located in the urban core of the City, and more than three miles from an area of wildland fire potential. Emergency Response and Evacuation Routes The primary emergency evacuation routes in the City of Palm Desert include 1-10, Highway 111, Monterey Avenue, Portola Avenue, Cook Street, and Washington Street. The project site is located between Portola Avenue and Cook Street, which provide access in an emergency for the majority of the central city. The project is not proposing to modify any City roadway. Project Impacts Construction of the 2019 Project, including both on- and off-site improvements would involve the temporary use of potentially hazardous materials, including vehicle fuels, paints, oils, and transmission fluids. However,all potentially hazardous materials would be contained,stored,and used in accordance with the manufacturers' instructions and handled in compliance with applicable federal, State, and local regulations. Any associated risk would be adequately reduced to a less than significant level through compliance with these standards and regulations. 65 Operational activities that would occur at the site would involve the use of limited quantities of hazardous materials. The surf lagoon would use cleaning equipment and chemicals to maintain the pH levels for surfers. The hotel and residential units would also involve use of limited quantities of hazardous materials such as cleaning and degreasing solvents,fertilizers, pesticides, and similar materials. These chemicals will be transported and stored within the project site in limited quantities and will not require a hazardous material handling/storage permit. Quantities stored at the site would be comparable to typical commercial uses, and would be regulated by State and local law, including Fire Department regulations requiring proper storage and inspection. These regulations, including those imposed by both the County of Riverside and the Fire Department, are designed to lower impacts to less than significant levels. Therefore, the EIR determined that long-term impacts would be less than significant. Access for emergency vehicles would be maintained throughout Project construction and operation. Appropriate traffic management and control plans would be followed pursuant to mitigation measures TRANSP-15 through -19 in the EIR (see the Transportation and Traffic Section). During normal operations, the Project will not impact existing evacuation routes, as it does not propose any change in the street grid. Emergency access to the site will be provided via the internal loop road, and an emergency access point will be located at Willow Ridge Road, in addition to the two public access points onto Desert Willow Drive. Special events would occur on-site, increasing traffic on major roadways such as Country Club Drive, Portola Avenue, Cook Street, and Frank Sinatra Drive. However, this increase in traffic will not cause significant deterioration in roadway operations, as described in the Project TIA. In addition, to control the traffic on these roads, a Special Event Traffic Management Plan would be prepared for each special event., as described in Mitigation Measures TRANSP-5 though -14 in the EIR. With implementation of these measures, daily operations and special events would not physically interfere with emergency response or evacuation plans. The EIR determined that impacts would be less than significant with implementation of these mitigation measures. The EIR determined that the Project site is not within the land use plan for the Bermuda Dunes Airport, and would have no impact on its operations.The EIR further determined that the Project site is located on the valley floor, and not subject to wildfires. The EIR determined that with the imposition of mitigation measures relating to traffic operations at and surrounding the site, and compliance with and enforcement of existing federal, state, and local laws and regulations concerning the handling, transport, or disposal of hazardous materials impacts would be reduced to less than significant levels Mitigation Measures See Mitigation measures (TRANSP-5 through TRANSP -14 and TRANSP -15 through -19) provided in Section 3.16. 66 Analysis of the Proposed Project Currently (2021) within the City there are no hazardous waste sites listed on the Cortese List and there are no LUFT sites listed in proximity to the Project site per the SWRCB GeoTracker. Specific Plan and Precise Plan The proposed Specific Plan amendment would not result in changes to development intensities or densities that would increase the severity of impacts, therefore impacts associated with the proposed Specific Plan would be the same as those analyzed in the EIR. Buildout of the revised Precise Plan has the potential to result in a 27% reduction in commercial space, 71% reduction in restaurant/bar space, 53% reduction is hotel and villa building square footage, a 14% reduction in parking and the same off-site improvements compared to maximum buildout assumptions analyzed in the EIR. Therefore, construction and operational emissions associated with buildout of the Precise Plan would be less intense than those previously analyzed in the EIR due to the reduction in overall development density and building square footage, and a parallel reduction in the less than significant impacts identified in the EIR would occur. Implementation of proposed Specific Plan amendment and revised DSRT SURF Project would not result in any new impacts or increase the severity of a previously identified significant impact as previously analyzed in the EIR. Overall impacts are expected to be less than those previously identified in the EIR due to the reduction in hotel rooms, residential density, and overall building square footage proposed in the Precise Plan.Therefore, implementation of the proposed Project would not result in any new adverse impacts or increase the severity of previously identified significant impacts in the Certified EIR. 3.10. HYDROLOGY/WATER QUALITY Summary of Findings in the EIR The City of Palm Desert is located at the southwesterly boundary of the Colorado River Hydrologic Region (HR) in the Whitewater River Hydrologic Unit (HU) and falls under the jurisdiction of the Colorado River Regional Water Quality Control Board (Region 7). Within the Whitewater River Hydrologic Unit, the Project site lies in the Whitewater River watershed. Surface Water and Drainage Patterns The Whitewater River is the principal drainage course in the Coachella Valley; it is typically dry, but flows southeasterly when it carries water. The Whitewater River has a total drainage area of approximately 850 square miles and drains areas as far away as the summit of Mount San Gorgonio and the steep southern and eastern slopes of Mount San Gorgonio. The majority of local surface water is derived from runoff from the San Bernardino and San Jacinto Mountains with lesser amounts from the Santa Rosa Mountains. This runoff either percolates in the streambeds or is captured in mountain-front debris basins where it recharges the groundwater basin. 67 The Coachella Valley Water District (CVWD) and the Riverside County Flood Control and Water Conservation District are responsible for the management of regional drainage within and in the vicinity of Palm Desert, including rivers, major streams and their tributaries, and areas of significant sheet flooding. Topographically, the Project site consists of flat terrain with a gradual slope toward the south.22 Stormwater percolates into ground surface soils or sheet flows to the south. There are no streams or rivers onsite. The 2019 Project would alter existing drainage patterns both on- and off-site, but proposed stormwater management improvements were designed to adequately manage Project drainage such that the Project will not result in substantial erosion or siltation.23 The designed drainage system met all standards of rainstorm protection as adopted by the City of Palm Desert. Drainage waste areas are already available off-site to retain the 100-year storm event, and there will be no adverse impact, because the Desert Willow drainage plan was designed to accommodate all 100 year storm flows throughout the development. The Project drainage plans integrate into the existing Desert Willow drainage program, and tie into the existing facilities to the northwest and southeast of the site. The 2019 Project also included a WQMP which provides for BMPs to control erosion and sedimentation entering the proposed drainage pipes. These requirements, to be implemented by mitigation measure HYD-1, will assure that impacts associated with erosion and siltation are reduced to less than significant levels. Off-site improvements would be undertaken to City standards, including storm water BMPs included in both WQMP(s) and SWPPP(s) for these parts of the Project. Because these off-site improvements will be subject to mitigation measure HYD-1 and HYD-2, and with City requirements for the protection of surface waters, impacts associated with off-site improvements will be reduced to less than significant levels. Groundwater The Whitewater River Groundwater Basin underlies the valley which generally extends from the Whitewater River in the northwest to the Salton Sea in the southeast. The aquifer is naturally subdivided by fault barriers into subbasins,which are further divided into subareas. Desert Water Agency (DWA) and the Coachella Valley Water District (CVWD) jointly utilize and manage a replenishment program for the local groundwater basin, the Upper Whitewater River Subbasin. Estimates of groundwater storage in the Upper Whitewater River Subbasin range from 10.5 to 14.2 million acre-feet. In total, the subbasins underlying the Coachella Valley contain approximately 39.2 million acre-feet of water in storage, of which about 28.8 million are within the Whitewater River Subbasin. Natural recharge from precipitation and runoff, supplemented with artificial recharge from imported Colorado River, State Water Project water, and recycled water from wastewater treatment plants also provide water to the Coachella Valley. The Project site is located within the CVWD service area, where urban water demands are estimated to grow from 114,600 AFY in 2020 to 194,300 AFY in 2040. The Project would require approximately 88.32 AFY of water at buildout of both the lagoon and surf center and 22 Geotechnical Investigation Report prepared by Sladden Engineering in 2018(Page 2). 23 Preliminary Hydrological Report for Tentative Tract Map No.37639—DSRT SURF prepared by The Altum Group, December 3, 2018. 68 approximately 76.89 AFY of water for the Hotel and Villas Planning Area, resulting in a total demand approximately 165.21 AFY of water at buildout. This is approximately 0.14 percent of CVWD's anticipated 2020 total urban water demand of 114,600 AF, and approximately 0.09 percent of CVWD's anticipated 2040 total urban water demand of 194,300 AF. After applying the water demand offsets associated with implementation of the proposed turf reduction program at the Desert Willow Golf Course (106.75 AFY) provided in Mitigation Measure HYD-4, the net total water demand for the Project is expected to be 58.46 AFY. This represents approximately 0.05 percent of the total projected water supply of 114,600 AF for 2020, and would represent 0.03 percent of the total projected water supply of 194,300 AF for 2040. The EIR determined that water demands for off-site improvements would be negligible and primarily associated with temporary construction activities. Less than significant impacts are expected. The Project will provide water for the lagoon in one of three ways: installation of a new groundwater well at the southeastern corner of the site; connection to the existing Desert Willow groundwater well located south of the site near Country Club Drive; or utilization of potable water from CVWD. Water demand for the lagoon is projected to be approximately 73.04 AFY per year. If the Project installs a new groundwater well on the site, then approximately 73.04 AFY of groundwater would be extracted every year for the surf lagoon. The groundwater well will be metered and in compliance with requirements of the Regional Water Resources Control Board (RWRCB). Other components of the Project will be connected to CVWD's domestic water distribution system. If the Project connects to the existing Desert Willow groundwater well located south of the site near Country Club Drive, then the Project would need construction and extension of underground pipes to supply approximately 73.04 AFY per year. Otherwise, CVWD would provide water for the lagoon. As described in the EIR and WSA, CVWD has sufficient water supplies to meet the demands of the Project for the next 20 years and the 2019 Project, including off-site improvements, will not substantially deplete groundwater supplies or interfere with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. Flood Hazards and Storm water Runoff Stormwater flows and flash flood runoff from the Indio Hills and the foothills of the San Jacinto and San Bernardino Mountains generate flooding hazards in the City. The majority of the northern portion of the City, north of 1-10, is located within the 100- or 500-year flood zone. The Project site is not located within the 100- or 500-year flood zone.24 According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM), the site is located in Zone D, which represents "areas in which flood hazards are undetermined, but possible." No Project structures would be placed within a 100-yr flood hazard area such that flood flows would be impeded or redirected. 24 Palm Desert General Plan, City of Palm Desert, 2016—Figure 8.4. 69 Construction impacts due to development of the entire Project area, including off-site improvements, would be minimized through compliance with the General Construction Activity Stormwater Permit, including implementation of a SWPPP and the MS4 Permit.The 2019 Project would not alter a floodway in a manner that would redirect or impede flow during construction, and impacts will be less than significant. The Project's planning areas are divided into four sub-areas, from where storm water will be conveyed to three existing drainage waste areas via underground pipes. These pipes will be constructed to City standards, and will carry storm flows after they have been treated by the Best Management Practices (BMPs) specific to the Project site per the Water Quality Management Plan (WQMP). Based on the hydrological analysis discussed in the EIR, the existing drainage waste areas and lake in the Desert Willow Golf Course have adequate capacity to accommodate projected flows from all components of the 2019 Project. While the Project would increase the amount of impervious surfaces on the site, the proposed drainage plan includes well-connected drainage areas that would retain runoff during storm events, allowing it to be released in a metered fashion that can be accommodated by the storm drain system. The National Pollutant Discharge Elimination System (NPDES) mandates that plans and programs for stormwater management be developed, adopted, and implemented to assure that municipalities "effectively prohibit non-stormwater discharge into storm drains, and requires controls to reduce the discharge of pollutants from stormwater systems to waters of the United States to the maximum extent possible." The City of Palm Desert is a co-permittee with the County of Riverside, CVWD, Riverside County Flood Control and Water Conservation District, and municipalities in the Whitewater River subbasin for NPDES management.The Palm Desert Public Works Department manages the City's NPDES program. The Project site, including off-site improvements, is not in a flood hazard or tsunami inundation zone and would not be subject to inundation by a flood or tsunami. In addition, the surf lagoon would be a reinforced concrete structure to contain the seismically-induced oscillations within the lagoon without any structural damage to result in spill over or release of pollutants. Less than significant impacts are anticipated. Overall, the Project would generate runoff due to increased amounts of impervious surfaces; however, it is not anticipated to create or make a significant contribution to runoff which would exceed the capacity of the existing storm drain system within the Desert Willow Golf Course and add substantial additional sources of polluted runoff. With compliance with the MS4 Permit, and implementation of Mitigation Measures HYD-1 through HYD-3,the operational impacts would be less than significant. Water Quality Groundwater quality in the Coachella Valley varies with depth, proximity to faults and recharge basins, presence of surface contaminants, and other hydrogeological or human factors. CVWD conducts water quality monitoring in accordance with federal and state drinking water 70 requirements and analyzes water samples for more than 100 regulated and unregulated substances. Based on the most current water quality report available at the time of the EIR (CVWD 2017-2018), drinking water delivered from CVWD's potable water system supplied from groundwater wells complied with all state and federal drinking water quality regulations.25 Two naturally occurring substances, arsenic and chromium-6, are among the over 100 constituents that are monitored in the Coachella Valley's groundwater supply. CVWD treats some of its groundwater wells to reduce arsenic and chromium-6 levels in the drinking water supply and is conducting ongoing water treatment efforts to reduce chromium-6 levels delivered from groundwater wells. The Project is required to comply with a number of regulations designed to reduce or eliminate construction-related water quality effects, including the National Pollutant Discharge Elimination System (NPDES),which will regulate stormwater discharges to surface waters during construction of the lagoon and surf center. Adherence to NPDES protocols will protect the quality of surface waters from potential construction-related impacts. A Preliminary Water Quality Management Plan (WQMP) was prepared for the proposed Project which includes Best Management Practices (BMPs) specific to the Project site. Mitigation Measures HYD-1 and HYD-3 will effectively reduce or avoid the discharge of any pollutants of concern that might enter nearby receiving waters by establishing limits of construction and the use of a variety of standard practices. Implementation of these mitigation measures will minimize impacts to surface water quality without substantially degrading surface or groundwater quality. In order to assure that sediment and silt are controlled, mitigation measures HYD-1 and HYD-2 were provided in the EIR, requiring the implementation of WQMP BMPs and the stabilization of exposed soils. These mitigation measures will assure that impacts to water quality related to sediments will be reduced to less than significant levels. The EIR determined that buildout of the 2019 Project would increase the amount of impervious surface area, thereby increasing the total volume and peak discharge rate of stormwater runoff and associated pollutants. At Project buildout, runoff from the lagoon and surf center could contain pollutants common in urban runoff, including metals, oils and grease, pesticides, herbicides, nutrients, pet waste, and garbage/litter. Without BMPs to remove these pollutants, stormwater leaving the lagoon and surf center site could degrade the quality of receiving waters. To reduce urban runoff impacts associated with potential pollutants, the city's General Plan contains policies with requirements that address surface water quality impacts. For example, the City requires on-site stormwater retention and infiltration to improve stormwater quality and reduce flows into the storm drain system. Furthermore, the City of Palm Desert Municipal Code Chapter 24.20 establishes requirements for stormwater and non-stormwater quality discharge and control by prohibiting discharges of pollutants or waters containing pollutants that cause or contribute to a violation of applicable water quality standards 25 Coachella Valley Water District 2017-2018 Water Quality Report Annual Review Report. 71 The surf lagoon will be a "self-treating area," which will be required to meet water standards for users. Water from the lagoon will be treated prior to discharging to the artificial lake located south of the golf course via an evacuation line.According to the hydrological map,the surf center and associated parking structure are located in sub-drainage areas 3 and 4. Stormwater from sub-drainage areas 3 and 4 would be conveyed to two existing drainage waste areas located northwest and southeast of the site within the Desert Willow Golf Course. The hotel and villas are located in sub-drainage areas 1 and 2. Stormwater from sub-drainage area 1 would be conveyed to an existing drainage waste area located northwest of the site within the Desert Willow Golf Course. Whereas stormwater from sub-drainage area 2 will be conveyed to an existing drainage waste area located south of the site within the Desert Willow Golf Course. The 2019 Project also proposed a system of underground tanks, pipes and drywells to convey and control daily pool and lagoon backwash discharge. This system will consist of holding tanks, connected to the pools or lagoon and drywells connected by pipes at four locations. The anticipated daily discharge could be as high as 4,000 gallons per day, but is expected to average 2,200 gallons per day. The backwash will enter the tanks, where sediments and debris will be removed,treated as needed, and released in a metered manner to the drywells.The drywells will drain the water into the soil, for eventual recharge. The system would be regulated by the City and the RWQCB, and would be required to meet all required water quality standards. These requirements will assure that the backwash system will not exceed water quality standards, and impacts are expected to be less than significant. The 2019 Project, including off-site improvements, would be required to comply with NPDES regulations and the BMPs set forth in the Project-specific WQMP, which minimize the pollutant load associated with urban runoff during construction and operation of the 2019 Project. The Project is within the CVWD's boundaries requiring that it meet water quality requirements in the production and delivery of domestic water and sewage management. The imposition of conditions of approval, local, and state standard requirements and the requirements of the law will assure that the Project will not violate any water quality standards or waste discharge requirements. With the implementation of Mitigation Measures HYD-1 through HYD-4, Project impacts would be less than significant. Mitigation Measures HYD-1 BMPs, as described in the Project-specific WQMP, shall be implemented to ensure that water quality impacts resulting from the Project meet the City's NPDES standards. HYD-2 Exposed soil from excavated areas, stockpiles, and other areas where ground cover is removed shall be stabilized by wetting or other approved means to avoid or minimize the inadvertent transport by wind or water. HYD-3 The Project shall be subject to NPDES Construction General Permit requirements. 72 HYD-4 The Turf Reduction Program shall be completed prior to the issuance of certificates of occupancy for the surf center. Analysis of the Proposed Project Specific Plan and Precise Plan Buildout of the proposed Precise Plan would result in a 92 room hotel, 12,323 square foot surf center and associated facilities, 83 residential units and a 5-acre surf lagoon, which is a less intense development than maximum buildout of the Specific Plan. The EIR analyzed the maximum buildout potential of the site under the Specific Plan. Therefore impacts associated with the less intense Precise Plan would be within the envelope of impacts already evaluated in the approved EIR and a subsequent EIR or WSA is not required. After applying the water demand offsets associated with implementation of the proposed turf reduction program at the Desert Willow Golf Course (106.75 AFY), the net total water demand for the proposed Project is expected to be 7.6 AFY due to the reduction in overall development density and building square footage. (see section 3.17 Utilities). This represents approximately 0.006 percent of the total projected water supply of 114,600 AF for 2020, and would represent 0.004 percent of the total projected water supply of 194,300 AF for 2040. A Project-specific WQMP and Preliminary Hydrology Report were prepared for the proposed Project. According to the Hydrology Report, storm drain runoff generated from the Project site is designed to be conveyed to the adjacent East and South Golf Course via an underground storm drain piping system in a similar manner to the systems employed by existing adjacent resort developments.As with the 2019 Project,the surf lagoon will act as a "self-treating area" since no rainfall tributary to the Lagoon is intended to be directed to the existing golf course waste areas. Areas immediately adjacent to the Lagoon will be designed to carry storm runoff away from the Lagoon, into the storm drain system that leads to the proposed drywells and to the existing golf course. The proposed Surf Lagoon is designed to be evacuated annually using the series of drywells designed to collect storm water runoff for the project site toward the East and South Golf Course within Desert Willow Resort where it will infiltrate into the soils, consistent with the planned annual maintenance analyzed in the EIR. Summary Implementation of the proposed Project would not result in any new impacts or increase the severity of a previously identified significant impact as previously analyzed in the EIR. Water demand will be reduced based on the reduced intensity of development proposed in the Precise Plan. Development of the site would increase the amount of impervious surfaces in the City under both buildout scenarios. The Project will be required to comply with all City regulations, and control the 100-year storm on-site. The Project will also be required to prepare SWPPP and WQMP documents to prevent surface and ground water pollution. Buildout of the site is required to comply with local and state regulations, and policies set forth in the General Plan update that pertain to the protection of local hydrology and water quality. The currently proposed Project will be required to comply with the same mitigation measures identified in the EIR,to assure that impacts are reduced to less than significant levels. 73 Overall impacts are expected to be similar to, or less than, those previously identified in the EIR. Therefore, implementation of the Specific Plan amendment and buildout of the DSRT SURF Project would not result in any new adverse impacts or increase the severity of previously identified significant impacts in the Certified EIR. 3.11. LAND USE/PLANNING Summary of Findings in the EIR General Plan Consistency The Project site is designated as Resort and Entertainment District on the City's General Plan Land Use Map, which allows theme parks, hotels, sports facilities, bed and breakfast inns, recreational facilities, small retail, large retail, and lodging, support retail, and commercial services along with specialized entertainment with a commercial floor area ratio (FAR) of up to 0.10, and multi-family residential land uses of up to 10 dwelling units per acre (DU/AC). The City's Zoning Map designates the site as Planned Residential (PR-5), allowing 5 DU/AC. The NSSP allows for a "Luxury Hotel" with a maximum of 500 rooms. The Project site is located within planning area 10 (PA 10) of that plan and is designated for hotel and resort development. The site was partially developed with an existing surface parking lot and is located within the Desert Willow Golf Course. The Desert Willow development includes two championship golf courses, the Firecliff Course and Mountain View Course, as well as residential and resort developments. The following describes lands surrounding the Project site. • North: Desert Willow Golf Course, Clubhouse and a parking lot • South: Desert Willow Golf Course • East: Desert Willow Golf Course and Desert Willow Drive • West: Desert Willow Golf Course, the Westin Desert Willow Villas, Willow Ridge Drive. All lands adjacent to the site are currently designated as Resort and Entertainment and developed as golf course except the Westin Desert Willow Villas to the southwest of the subject development site. The DSRT SURF Specific Plan proposed a mix of entertainment, recreation, commercial, and resort residential development uses consistent with those described in the General Plan and NSSP. The EIR provided a consistency analysis of all applicable goals, policies and programs contained in the General Plan. The findings of that analysis considered the Project as a whole. To summarize the consistency analysis, the EIR determined the Project site was an appropriate location for mixed used development of the type proposed, and all components of the Project were found to be consistent with the City's General Plan and NSSP. Municipal Code and Zoning Consistency The City's Zoning Map designates the site as Planned Residential (PR-5), allowing 5 units per acre. The Planned Residential zone also allows for the development of hotels with approval of a 74 Conditional Use Permit (CUP) but prohibits the development of "Commercial Recreation Facilities" (Section 25.10.030-Allowed Land Uses and Permit Requirements). Commercial Recreation Facilities are defined as "any use or development either public or private, providing amusement, pleasure, or sport, which is operated or carried on primarily for financial gain." Municipal Code Section 25.10.40 (Specific Use Standards), however, inconsistently states that Commercial Recreational Facilities are permitted in the PR zone with approval of a Conditional Use Permit "when not related to a permitted residential development." This portion of the Zoning Ordinance would allow the proposed surf lagoon with approval of a CUP. This inconsistency is rectified through preparation of the DSRT SURF Specific Plan. The 2019 Specific Plan would supersede the current zoning designations on the Project site and will guide the development of the Project overall. The 2019 Specific Plan set forth the planning principles, land use policies, development standards, and design guidelines for the proposed development, and on-site and off-site public improvements. The Specific Plan addressed maximum development densities as shown in the Table below. All development on the Project site is required to adhere to the standards Table 9 2019 DSRT SURF Specific Plan Specific Plan Land Uses Surf Lagoon Planning Area (11.85 acres) Max/Min Allowed Surf Lagoon Max 6 acres Surf Center Building, including: Max 35,000 SF; Max Height 50 feet Restaurants/Bars Max. 8,000* SF Meetings/Events Max. 6,000 SF Retail Max. 4,000 SF Ancillary Restrooms/Changing Rooms/Locker Max 1,500 SF Buildings Ancillary Rental Building(s) Max 1,500 SF East Lagoon Café and Bar Max 2,750 SF Maintenance and Equipment Buildings Max 15,000 SF Landscaping/OS/Pool /Recreational Space Minimum 20% Planning Area site coverage Parking Per SP parking development code Hotel and Villas Planning Area (5.84 acres) Max/Min Allowed Hotels Max 350 rooms, Max 200,000 SF; Max Height 50 feet Hotel Spa Max 12,500 SF Villas Max 88 Villas; 1 to 4 bedrooms Villa Clubhouse Max 3,125 SF Maintenance and Equipment Buildings Max 2,500 SF Landscaping/OS/Pool /Recreational Space Minimum 25% Planning Area site coverage Parking Per SP parking development code Source:Table 2.11-1 of EIR 75 The 2019 Project also included a Precise Plan, Tentative Tract Map and a Development Agreement. The design, and development standards of the proposed Surf Lagoon Planning Area would be regulated through the 2019 Specific Plan and a Precise Plan based on City Municipal Code Section 25.72.030 (Precise Plan). The Surf Lagoon Planning Area was designed in accordance with the 2019 Specific Plan and is therefore consistent with the Municipal Code and zoning standards. A Precise Plan further defines and implements the goals and objectives of the Specific Plan by providing specific designs and plans that ultimately regulate the construction of the surf lagoon and surf center. Additional Precise Plan application(s) would be required for the hotel and villa development proposed in Planning Area II. The following Table breaks down the Precise Plan land uses for the Surf Lagoon Planning Area. Overall, the EIR found the Surf Lagoon Planning Area to be consistent with applicable municipal code and zoning regulations through adherence to the 2019 Specific Plan, thus resulting in no adverse impacts. Table 10 2019 DSRT SURF Project Surf Lagoon Precise Plan Land Uses Land Use/Building SF AC Surf Lagoon 239,580 5.50 Surf Center Building, including: 30,300 0.88 Restaurants, Bars and associated kitchens 8,475 -- Meeting Rooms 5,625 -- Administrative offices 2,275 -- Gallery 3,275 -- Mechanical, restrooms, storage, corridors, etc. 11,925 Ancillary Restrooms/Changing Rooms/Locker Buildings 450 0.02 Ancillary Rental Building(s) 600 0.01 East Lagoon Café and Bar 650 0.06 Maintenance and Equipment Buildings 13,950 0.21 Landscape/OS/Pools/Rec./Amenities 104,789 2.41 Roadways/Driveways/Parking (asphalt paved areas) 120,307 2.76 Parking 239 spaces Source:Table 2.11-2 of the EIR. The design, and development standards of the Hotels and Villas Planning Area would be regulated through the 2019 Specific Plan. Prior to approval, a Precise Plan for the Hotels and Villas Planning area would be submitted to the City for review per City Municipal Code Section 25.72.030 (Precise Plan). The City would review the Precise Plan for consistency with the Specific Plan to ensure the Hotels and Villas Planning area development is consistent with the Municipal Code and zoning standards, thus resulting in no adverse impacts. 76 Habitat Conservation Plan (CVMSHCP) The City of Palm Desert is a signatory to and participates in the implementation of the CVMSHCP. The subject property is located within the boundaries of the CVMSHCP but is outside the boundaries of any of the Plan's Conservation Areas. Lands not developed prior to 1996 are subject to the payment of a Development Mitigation Fee to mitigate impacts of urban development to covered species. The site is not within or adjacent to a CVMSHCP-designated Conservation Area; thus, the implementation of the 2019 Project would not conflict with the provisions of an adopted habitat conservation plan, natural community conservation plan, or other related plans designed to avoid an environmental impact. Overall, the EIR determined that the 2019 DSRT SURF Project would have a less than significant impact to land use or land use planning. Analysis of the Proposed Project Specific Plan and Precise Plan The proposed Specific Plan amendment does not propose an increase to overall land use densities or development standards. As a result, the consistency identified in the EIR with the General Plan's policies and programs also applies to the currently proposed Project. The proposed Specific Plan is consistent with the previously approved 2019 Specific Plan and development of the proposed Project will be in accordance with the requirements of the Specific Plan and other applicable regulations, including payment of the CVMSHCP development impact fee and the implementation of its standards. The Precise Plan is consistent with the revised Specific Plan, and proposes development that will meet or exceed the development standards in the Specific Plan. As the Specific Plan acts as the zoning document for the Project, the Precise Plan will be consistent with the City's zoning standards, since it meets of exceeds the Specific Plan development standards. Summary Implementation of proposed Project would not result in any new impacts or increase the severity of a previously identified significant impact previously analyzed in the EIR. Overall impacts are expected to be similar to those previously identified in the EIR. Therefore, implementation of the proposed Project and Specific Plan amendment would not result in any new adverse impacts or increase the severity of previously identified significant impacts in the Certified EIR. 3.12. MINERAL RESOURCES Summary of Findings in the EIR The City of Palm Desert is located in an MRZ-3 zone, which is a classification indicating the area has known mineral deposits that may qualify as mineral resources (MRZ-3a), or the area may have inferred deposits which may qualify as mineral resources (MRZ-3b). Mining has not historically occurred within the planning area, thus the EIR determined that mineral resources are present, but the significance of the resource is considered speculative. There are no active mining sites in the City, nor are there future mining sites designated in the General Plan. 77 Mineral Resources was not discussed in the EIR because the Initial Study/Notice of Preparation determined there would be no environmental impacts as a result of the proposed Project Analysis of the Proposed Project The currently proposed Project occurs on the same site as that analyzed in the EIR.The land uses proposed in the Specific Plan are the same as those in the 2019 Specific Plan. The Project does not propose mining activities and there are no mining land uses or activities in the vicinity. The land is not planned for mining activities, and no impact will occur as a result of the currently proposed Project. Implementation of proposed Project would not result in any new impacts or increase the severity of a previously identified significant impacts in the Initial Study/Notice of Preparation for the Project. Consistent with the Certified EIR, there will be no impacts to mineral resources. 3.13. NOISE Summary of Findings in the EIR Primary sources of noise in the City include traffic, freeways, and major roadways. The City has the authority to set land use noise standards and place restrictions on private activities that generate excessive or intrusive noise. However, 1-10 is under the purview of the Federal Highway Administration (FHWA). The FHWA has developed noise standards that are typically used for federally funded roadway projects or projects that require either federal or Caltrans review. Land uses that are sensitive to noise include, but are not limited to, residences, schools, libraries, churches, hospitals and nursing homes, and destination resort areas. Least sensitive to noise are heavy commercial and industrial uses, transportation, communication and utility land uses. Project-Wide Off-Site Traffic Noise Impacts The Noise Impact Analysis prepared for the 2019 Project established criteria for potential noise impacts based on a number of sources, including the City's General Plan and Municipal Code, where standards were available,and on outside sources,where the City had no standard. In these cases, the noise study established noise impact thresholds based on the National Institute for Occupational Safety and Health, and the Riverside County General Plan, respectively. The Noise Impact Analysis considered the impacts of the 2019 Project's traffic on off-site locations to determine whether the Project would impact noise levels off-site. The analysis considered current (2018-2019) noise levels, Existing Off-Site Noise Contours, and then added ambient growth (increased traffic due to the anticipated annual growth in traffic volumes), as well as growth based on approved cumulative projects (projects approved and/or under construction). The trips added to the regional road system by the 2019 Project were then added, to determine the level of impact in 2022, which was the anticipated opening year for the Project. 78 Based on a comparison of 2022 without and with Project conditions,the EIR analysis determined the 2019 Project would not significantly increase off-site noise levels associated with the Project's increases in traffic within the area surrounding the proposed site. Project-Wide Operational Impacts The 2019 Project would generate noise from commercial recreational activities, hotel activities, and villa activities. These were analyzed to determine the level of noise that would be created by typical project activities, and the impacts of these activities on surrounding sensitive receptors. The EIR determined that the impact of typical project activities on surrounding sensitive receptors will be less than significant during both daytime and nighttime hours, when compared to the significance criteria thresholds. Construction Noise Impacts Construction noise from development and redevelopment projects would be short term and exempt during the hours of 7:00 a.m.to 5:30 p.m.weekdays and 8:00 a.m.to 5:00 p.m. Saturdays. The General Plan Noise Element includes policies to limit exposure of noise sensitive land uses to excessive noise levels from point sources, including construction activities. In addition, future development projects are required to conduct project-level noise analysis. Construction of all 2019 Project components would require the use of heavy equipment for the demolition of the existing on-site parking lot, Project site preparation/excavation, installation of new utilities, and building fabrication. Construction activities would also involve the use of smaller power tools, generators, and other sources of noise. During each stage of construction, a different mix of equipment would be operating, and noise levels would vary based on the amount of equipment in operation and the location of the activity. Six locations where sensitive receptors currently occur were analyzed in the EIR with distances ranging from 10 feet to 1,705 feet from the Project site. The noise analysis prepared for the 2019 Project further considered whether the project noise levels would exceed the National Institute of Occupational Safety and Health (NIOSH) standards for construction noise standards. Those standards consider a noise level in excess of 85 dBA Leq to be significant. Based on this threshold, noise levels affecting sensitive receptors closest to the Project were found to be less than significant. Any increase in noise levels during construction would be temporary in nature, would occur during daytime hours, and would not generate continuously high noise levels. In addition, the construction noise during the heavier initial periods of construction (i.e., excavation and grading work) would typically be reduced in the later construction phases (i.e., interior building construction) as the physical structure would obstruct the line-of-sight noise emitting from the construction area. Therefore, overall, the EIR determined that impacts would be less than significant during the construction phase of the lagoon and surf center, hotels and villas, and off- site improvements. 79 Operational Noise Impact The City of Palm Desert has developed exterior land use compatibility standards that rate compatibility using the terms normally acceptable, possibly acceptable, and normally unacceptable, and also provide standards for interior acceptable noise levels. These standards also establish maximum interior noise levels for new residential development, requiring that sufficient insulation be provided to reduce interior ambient noise levels to 45 dBA CNEL/Ldn. In addition to the noise normally associated with commercial recreational activities, described above under "Project-wide Operational Impacts," the Surf Lagoon will include equipment used to generate waves. It is also anticipated that at build out, surf competitions and other special events would be organized at the site. During recreational/competitive surf and other events, amplified musical equipment could be used. Notable noise generating activities include surf lagoon/wave machine activity, outdoor game activities, and special events/outdoor event activity. The dominant noise sources attributable to the lagoon and surf center planning area are the wave generating machine and special events outdoor activities. Based on the analysis in the EIR, the noise levels of 83.6 and 66.8 dBA at 50 feet would attenuate to 49.2 dBA Leq at the closest sensitive receiver. None of the project components is expected to exceed the City's exterior noise level standards for either daytime or nighttime conditions at any of the sensitive receivers. Therefore, impacts would be less than significant. The dominant noise sources in the Hotel and Villas Planning Area would be vehicular traffic accessing the site, grounds maintenance equipment, heating, ventilation and air conditioning (HVAC) units, and outdoor swimming pool/spa activities which could reach up to 57.8 dBA Leq at 50 feet. Based on the Project's noise impact analysis, the City's noise standards allow outdoor noise levels of 65 and 55 dBA CNEL in the commercial area during the day and night times, respectively. None of the project components is expected to exceed the City's exterior noise level standards for either daytime and nighttime. Therefore, impacts would be less than significant. The EIR also determined that all noise-related impacts associated with the construction and operation of the off-site improvements would be less than significant. Groundborne Vibration Both the planning areas and off-site improvements analyzed in the EIR were expected to be constructed in phases, over a two-year period. Construction activities such as grading activities, construction equipment and trucks hauling project materials would have the potential to generate low levels of ground-borne vibration within the Project area. The EIR found that construction vibration velocities would reach up to 0.009 inches per second RMS. The threshold for construction vibration velocity in Riverside County is 0.01 inches per second RMS. Construction vibration velocities at all six locations would be below the threshold and therefore were considered less than significant. 80 According to the Federal Transit Administration (FTA), construction vibration levels ranging from 0.12 to 0.5 inches per second PPV are damaging for buildings. As discussed in the EIR, Project- related construction vibration levels would reach up to 0.013 inches per second PPV, which is below the 0.12 inches per second PPV. Therefore, a less than significant impact was anticipated. At buildout, no operational components of the 2019 Project would generate significant groundborne noise or vibration sources and no significant vibrations sources currently exist, or are planned, in the Project area. Thus, no significant groundborne noise or vibration impacts would occur with the operation of the 2019 Project. The EIR also determined that all groundborne vibration impacts associated with the construction and operation of the off-site improvements would be less than significant. Summary of Impacts The EIR determined that noise impacts resulting from adoption and implementation of the 2019 Project, including all Project components, would be less than significant and would not require mitigation. Results of the Noise Study show that adding the 2019 Project's noise levels to future noise levels would not result in an adverse cumulative noise increase as defined by the Noise Element at the closest sensitive receptor location, because of the low project noise levels and distance. Therefore, the proposed Project's contribution to area-wide noise levels would not be cumulatively considerable. Analysis of the Proposed Project Currently, the Project site is partially developed with an existing surface parking lot where the noise sources include vehicles traveling to and from the golf course. Other noise sources in the vicinity of the golf course include stationary noise sources in existing residential and commercial areas such as pool and spa equipment or heating, ventilating and air conditioning (HVAC) units. Temporary noise sources include landscape maintenance activities, home stereo systems, golf course users and carts, and barking dogs, which are governed by the provisions of the City Noise Ordinance and Municipal Code. Specific Plan and Precise Plan The proposed Specific Plan amendment would result in a consistent maximum buildout potential as the approved 2019 Specific Plan and therefore, impacts would be the same as those analyzed in the EIR for maximum buildout. Buildout of the revised Precise Plan has the potential to result in a 27% reduction in commercial space, 71% reduction in restaurant/bar space, 53% reduction is hotel and villa building square footage, and a 14% reduction in parking compared to maximum buildout assumptions analyzed in the EIR. Therefore construction and operational noise levels associated with buildout of the Precise Plan would be less intense than those previously analyzed in the EIR due to the reduction in development density and building square footage. 81 Construction noise would be expected to be similar under both buildout scenarios (2019 and proposed), since the entire site would still be graded and constructed upon. Construction activities associated with build out of the proposed Project would adhere to the City's allowable construction hours, and would also be temporary in nature. Since temporary construction noise is exempt from the City's noise ordinance requirements, construction-related noise would result in less than significant noise impacts. Therefore, construction-related noise due to the proposed Project would not result in any new impacts or increase the severity of a previously identified significant impact previously analyzed in the EIR, and impacts would remain less than significant. Post-construction activities would be limited to hotel, surf center, surf lagoon, and residential operations and activities that would not be expected to generate long-term or excessive groundborne noise or vibration. Operational noise under the Precise Plan would consist of the same noise sources, including the outdoor activities of the surf lagoon, hotel and residential pools and activity areas, but these would be marginally reduced because of the decrease in residents and guests resulting from the smaller hotel and fewer residences. Operational noise under the proposed Precise Plan is expected to be less than significant and less than that of maximum buildout of the site under the Specific Plan due to reduced density and associated traffic to and from the site. Long-term operations would not result in any new impacts and would reduce the impacts previously analyzed in the EIR. Similar to the 2019 Project, it is anticipated that surf competitions and other special events would be organized at the site which may result in the use of amplified musical equipment. Other notable noise generating activities include surf lagoon/wave machine activity, outdoor game activities, and outdoor event activity. However, proposed Project operations are the same as those proposed in the approved 2019 Project, and therefore impacts associated with operational noise for special events will be the same as those analyzed in the EIR, and would remain less than significant. Operation-related noise due to the proposed Project would not result in any new impacts or increase the severity of a previously identified significant impact previously analyzed in the EIR. Summary Overall, build out of the proposed Project will result in impacts that are comparable to, or lower than, what was analyzed for the 2019 DSRT SURF Specific Plan. With the implementation of General Plan policies and Municipal Code requirements, impacts will remain less than significant. 3.14. POPULATION, EMPLOYMENT,AND HOUSING Summary of Findings in the EIR According to city's General Plan EIR, the City's 2015 population was 49,335, making Palm Desert the third largest city in the Coachella Valley and the twelfth largest city in Riverside County, accounting for 2.2 percent of the county's total population. Between 2000 and 2014, the annual population growth in Palm Desert was 662 persons per year, representing a 22.5 percent level of growth. 82 According to the 2019 Project EIR, the 2018 population of the City of Palm Desert was 52,769, which represents a 1.4 percent increase over 2017.The City is composed of a mix of single-family and multi-family development, but the majority (55%) of housing units are single-family homes. The Southern California Association of Governments (SCAG) estimates that the City will have a total population of 61,700 in 2040.26 The 2019 Project would result in the construction of 88 new resort style villas, up to 350 hotel rooms and amenities, and a surf lagoon with surf center facilities to include restaurant, bar, retail and similar facilities. All of the proposed uses will generate a variety of new jobs, including retail, restaurant service jobs, recreational instructors and management personnel. However, on-site employment opportunities are expected to be filled by people already living in the valley; therefore, new employment opportunities associated with the proposed Project are expected to be minor and less than significant. The 2019 Project anticipated that the 88 villas would operate as either timeshares and/or an extension of a future hotel. However, the 2019 Specific Plan allows for permanent single-family housing units. Given the city's average household size of 2.17 persons in 201822, 88 new residential villas of the Project could potentially increase the permanent population by approximately 191 persons. This represents 0.3% of the City's anticipated 2040 population of 61,700, which would have a less than significant impact on the overall population of the area. Buildout of the 2019 Project will not require the expansion, extension or construction of new public streets or utilities that would indirectly induce population growth because all infrastructure required to serve the Project exists adjacent to the Project. Impacts were found to be less than significant. Off-site improvements include stormwater management, pool/lagoon discharge, golf course turf reduction, landscaping improvements, overflow parking, and soil removal/storage. These activities will not induce population growth either directly or indirectly, and therefore there will be no impacts. Analysis of the Proposed Project Specific Plan and Precise Plan The proposed Specific Plan does not change the residential densities or development intensities previously analyzed in the 2019 Specific Plan. Therefore, Specific Plan-related impacts to population and housing would be the same, and the proposed Project would not result in any new impacts or increase the severity of a previously identified significant impact previously analyzed in the EIR. 26 2016-2040 Demographics and Growth Forecast by Southern California Association of Governments—Page 27. 27 "Report E-5 Population and Housing Estimates for Cities, Counties and the State,January 1, 2011-2018, with a 2010 Benchmark,"California Department of Finance, released May 1,2018. 83 Buildout of the Precise Plan would result in a 92 room hotel, 83 villas, and surf lagoon. Compared to the 2019 Project, and using the 2020 average household size of 2.15 persons, the proposed Project could potentially increase the city's permanent population by approximately 179 persons, resulting in a 12 person population decrease compared to the 2019 Project. This also represents 0.3%of the City's anticipated 2040 population of 61,700, which would have a less than significant impact on the overall population of the area. Summary Implementation of the proposed Project would not result in any new impacts or increase the severity of a previously identified significant impact as previously analyzed in the EIR. The purposed Precise Plan would lower the site's residential density when compared to the maximum density allowed in the Specific Plan, resulting in a reduced population potential compared to that analyzed in the EIR. The site is vacant and will not displace any existing population or cause a need for additional housing elsewhere. The proposed Project does not change or propose additions to existing infrastructure, such as streets or utility lines, and those impacts will be consistent with that analyzed in the EIR, and remain less than significant. Overall impacts associated with the build out of the Precise Plan are expected to be less than those previously identified in the EIR. Therefore, implementation of the proposed Specific Plan and buildout of the Project would not result in any new adverse impacts or increase the severity of previously identified significant impacts in the Certified EIR. 3.15. PUBLIC SERVICES AND UTILITIES Summary of Findings in the EIR Fire Protection The City of Palm Desert contracts with Riverside County Fire Department (RCFD) for fire protection services. RCFD is one of the largest regional fire service organizations in the State of California. At the time of the EIR, the nearest fire station to the Project site was Riverside County Fire Station 71 at 73995 Country Club Drive, approximately 0.5 mile southwest of the Project site. This station also receives backup fire support from station No. 55 in Indian Wells and Stations No. 50 and No. 69 in Rancho Mirage. The station physically closest to the emergency will respond even if it is outside the station's official jurisdiction. The RCFD service area consists of all unincorporated areas in Riverside County, 18 contract cities, and one Community Service District (CSD). Under contract with the California Department of Forestry and Fire Protection (CAL FIRE), the RCFD is the Operational Area Coordinator for the California Fire and Rescue Mutual Aid System for all fire service jurisdictions in the County of Riverside. As such, RCFD has also been given the authority to enter into several automatic aid agreements with city jurisdictions, as well as with adjacent National Forests. 84 Construction and operation of the 2019 Project as a whole would increase the demand for fire protection and emergency response services.The construction of all components within the 2019 Project will result in a marginal potential increase in fire and medical response demand associated with construction activities and equipment. However, the Fire Code requires that water connections be available prior to the initiation of construction, thereby assuring that should a fire occur, water will be available to extinguish it. In addition to the two public access points provided on Desert Willow Drive, a third emergency access was to be be provided at the northwestern portion of the site, from the adjacent Westin Willow Ridge roadway. Emergency vehicles would circulate through the Project area using the internal roadway loop. The internal roadway would be designed to provide looped secondary emergency vehicle access and egress. Fire lanes,turning radii and back up space around buildings will require approval of the Fire Marshall, so as to assure adequate access for emergency and fire equipment vehicles. Pavements are required to support loads created by emergency vehicle traffic. Standpipe and fire suppression system connections are required for architectural design elements and in locations accessible to fire equipment. The 2019 Project's demand for services was expected to be consistent with that of other residential, commercial, and resort developments in the Project vicinity. It was not expected to require the construction of new or physically altered fire facilities that might result in physical environmental impacts. Impacts were expected to be less than significant. The surf lagoon includes lifeguard facilities, including a lifeguard tower on the north end of the lagoon with visibility over all parts of the lagoon.This design feature supplements emergency fire response, and assures that impacts associated with emergency medical events at the lagoon would remain less than significant. The 2019 Project would be required to pay the Fire Facilities Impact Fee,which is charged on new residential and commercial development. Funding provided by the Project would result in capital that would be used toward future fire facilities. All off-site improvements would result in no impact, with the exception of overflow parking. The use of the off-site parking facility will be associated with the special events held at the surf lagoon, and would be tied to safety and traffic plans for these events. The use of the parking lot will have similar impacts to fire protection during special events as the surf center, and would be subject to Mitigation Measures PS-2 and PS-3, assuring that impacts are reduced to less than significant levels. Police Protection The City of Palm Desert Police Department (PDPD) is contracted through the Riverside County Sheriff's Department (RCSD) for police protection services. RCSD provides several law enforcement services, such as general community policing, as well as the operation and maintenance of several correctional facilities, to areas under its jurisdiction. The RCSD is a "demand response" agency that maintains limited patrol services throughout the County of 85 Riverside. The RCSD has established a criteria of one sworn officer per 1,000 population; one supervisor and one support staff employee per seven officers; one patrol vehicle per three sworn officers; and one school resource officer per school. The nearest police station is the Palm Desert Police Station on Gerald Ford Drive, approximately 1.6 mile to the northwest. When the EIR was certified, staffing consisted of 70 sworn officers that included 45 deputies, 10 of which were dedicated to traffic enforcement.The City of Palm Desert provided about 1.75 sworn officers for every 1,000 residents. The average response time by priority is as follows:28 Priority 1 calls < 5 minutes Priority 2 calls < 19 minutes Priority 3 calls < 35 minutes Adoption and implementation of the 2019 Project would increase visitors, patrons, population, and employees onsite, thereby generating a potential increase in the level of police protection service calls from the Project site. The Project is expected to host special events that could attract an estimated 3,500 ticketed spectators. Such events may require coordination with the Palm Desert Police Department for additional onsite police support, such as directing traffic or increased foot patrols. Special events will occur occasionally and are expected to be consistent with other regional entertainment venues and sporting competitions, requiring additional police support but not increasing demand to the extent that new or expanded police personnel or facilities are needed. The 2019 Project also included bars, restaurants, and a surf center that could attract late-night patrons. Trained security personnel were required, per Mitigation Measure PS-1, to be employed to minimize impacts to the Palm Desert Police Department at onsite facilities and during daily operations and special events. Overall, with the buildout of all components of the 2019 Project, the net increase in persons at the project site on a daily basis would not require a substantial increase in police protection services in order to maintain the current officer to civilian ratio. No new or expanded police stations, the construction of which could cause significant environmental impacts, would be needed as a result of the 2019 Project. However, the EIR determined that additional police support may be required during special events, and private security personnel should be employed onsite to minimize additional demands for police services. To assure that impacts associated with public safety services are mitigated, Mitigation Measures PS-1 through PS-3 were required, and are provided below.These measures require the provision of private security services on site, and the coordination and approval of RCSD for special events. With implementation of Mitigation Measures PS-1 through PS-3,the EIR determined that impacts to police protection services would be less than significant. 28 Provided by Lieutenant Robert Castro at Riverside County Sheriff's Department in August 2018. 86 All off-site improvements would result in no impact, with the exception of overflow parking. The use of the off-site parking facility will be associated with the special events held at the Surf Lagoon, and would be tied to safety and traffic plans for these events. The use of the parking lot will have similar impacts to fire protection during special events as the surf center, and would be subject to Mitigation Measures PS-2 and PS-3, assuring that impacts are reduced to less than significant levels. Schools Public education services and facilities are provided to Palm Desert by the Desert Sands Unified School District (DSUSD) and the Palm Springs Unified School District (PSUSD). At the time the EIR was prepared, DSUSD consisted of 19 elementary schools, one charter elementary school, six middle schools, one charter middle school, four comprehensive high schools, two continuation high schools, one alternative education school, and one preschool.29 The project site is within DSUSD's jurisdiction.30 The nearest school is James Earl Carter Elementary School, located approximately 1.10 miles southwest of the project site. The residential portion of the 2019 Project would introduce approximately 191 new residents to the Project site. When the EIR was prepared, schools that serve the Project area were over capacity. Based on DSUSD student generation rates at the time the EIR was prepared, the 2019 Project has the potential to generate approximately 31 kindergarten through twelfth grade students, if the villas are occupied by permanent residents. This is a conservative estimate based on the Project's 88 new villas being occupied by families with children residing on the project site on a fulltime,year-round basis. In actuality,these units were likely to be occupied on a temporary basis by individuals and families during vacations. Nonetheless, the potential student increase represents less than 1% of DSUSD's current student body. The EIR determined that existing laws and regulations would require funding for the provision or expansion of new school facilities to offset impacts from new residential or commercial development, including payment of the required developer fees, and therefore impacts were considered less than significant. None of the off-site improvements would generate permanent population and, therefore, will have no impact on schools. These components of the Project will not increase the student population and there will be no impacts. Parks The City of Palm Desert has a total of 163 acres of park lands and an additional 56 acres dedicated for future parks.31 Beyond the Desert Willow golf course, within which the Project is located, the nearest public park to the project site is Hovley Soccer Park, approximately 1.1 mile south of the proposed Project. 29 Desert Sands Unified School District; https://www.dsusd.us,accessed November 2018. 3° Desert Sands Unified School District Boundary Map; https://www.dsusd.us/sites/default/files/DSUSD SchoolFacilities.pdf,accessed November 2018. 31 Palm Desert General Plan Draft EIR—Page 4.14-18. 87 Implementation and buildout of all components of the 2019 Project would result in the development of a surf center, surf lagoon, up to 350 hotel rooms, restaurants, retail, and up to 88 new villas that could generate approximately 191 new residents, including approximately 31 school-aged children, if the villas are developed as permanent housing units. The Project proposed resort hotel and residential uses, outdoor use areas, and multiple options for recreational amenities, including lounges, swimming pools, a spa/wellness center, and a surf lagoon.The surf lagoon was expected to be the primary attraction for Project patrons and guests. Some visitors may attend events and undertake activities at local parks however, such visits are expected to be minimal and are not expected to require new or expanded park facilities that could result in adverse environmental impacts. In addition, the Project will be located within the Desert Willow golf course, providing additional recreational opportunities. The Project's proposed recreational amenities, in conjunction with the City's current parks and recreational facilities and the collection of Developer Impact Fees (DIF) that support the City's park and recreation fund (as required by City's Municipal Code 25.40.13032), would be adequate to accommodate the Project's demand for parks and recreational services. Therefore, Project impacts to parks would be less than significant. None of the off-site improvements would_generate demand for park services and, therefore, no impact was anticipated. Other Public Services Other public facilities in the City include city hall, the public library, museums, and medical/emergency facilities. As mentioned above, the Project's recreational facilities, particularly the surf lagoon, were expected to be the primary attraction for Project patrons and guests. Some visitors may attend the local library, museums, or other attractions, and some may require medical services at local hospitals. However, such visits are expected to be minimal and are not expected to require new or expanded facilities that could result in adverse environmental impacts. Project-related impacts to other public facilities were expected be less than significant, and no mitigation measures were required. Mitigation Measures PS-1. All components of the Project shall be required to employ on-site private security. PS-2. Per the City's Municipal Code Sections 5.87.180 and 5.100.02033, at least two weeks prior to a special event at the lagoon area, the applicant shall file a "Special Event Temporary Entertainment Permit." Event notifications and specifics shall be approved in advance with the RCSD and Fire Marshall prior to scheduled events. 32 Palm Desert Municipal Code 25.40.130(Required Park Dedication Fees). No building permit shall be issued for any new development until the use established is in compliance with all applicable regulations of the City's local park dedication or payment of fees in lieu thereof requirement,as provided by the Subdivision Ordinance. (Ord. 1259§ 1, 2013). 33 Palm Desert Municipal Code 5.87.180 (Special events notification required) and 5.100.020 (Special event temporary entertainment permit required). 88 PS-3. Project facilities shall be designed and maintained to maximize public safety, including providing secure facilities access and parking, adequate nighttime lighting, maximization of defensible space and minimization of "dead zones," and professional security personnel. The Project proponent shall coordinate with the Police Department to assure the Project is designed to address these and other safety concerns. PS-4. During construction, excavation areas, construction staging, and storage areas shall be fenced and locked. All equipment shall be returned to staging and storage areas at the end of each work day. Analysis of the Proposed Project Specific Plan and Precise Plan The proposed Specific Plan amendment would not increase the overall project density or development intensity of the approved 2019 Specific Plan, and therefore impacts to public facilities associated with population increases would be comparable to what was previously analyzed in the EIR. The Precise Plan would result in a reduction in potential dwelling units from the maximum buildout potential of 88 units to 83 units.This change will also result in a corresponding reduction in population.These reductions will also reduce demand from fire and police services, since fewer incidents would occur due to reductions in density at both the villas and the hotel. Similarly, impacts associated with libraries, schools and parks would be reduced with buildout of the Precise Plan, due to reductions in units and population requiring these services. Summary Implementation of proposed Project would not result in any new impacts or increase the severity of a previously identified significant impact as previously analyzed in the EIR. The proposed Project will be subject to the same mitigation measures as the 2019 Project. Overall, impacts are expected to be comparable to or less than those previously identified in the EIR due to the reduction in hotel room guests, residential density and population proposed by the proposed Precise Plan. Therefore, implementation of the Specific Plan amendment and buildout of the Project would not result in any new adverse impacts or increase the severity of previously identified significant impacts in the Certified EIR. 3.16. TRANSPORTATION Summary of Findings in the EIR Roadway Network Regional connectivity to the City is provided by Interstate 10, Highway 111, and State Route 74. Major roadways include Highway 111, Fred Waring Drive, Country Club Drive, Frank Sinatra Drive, Gerald Ford Drive, Dinah Shore Drive, Monterey Avenue, Portola Avenue, Cook Street, and Washington Street. Higher volume roadways include Washington Street, Monterey Avenue, 89 Highway 111, and Fred Waring Drive which are designed to carry approximately 51,000 (avg.), 37,400 (avg.), 39,800 (avg.), and 36,300 (avg.) vehicles per day at General Plan buildout (2040), respectively. Major roadways in the vicinity of the Project site include Country Club Drive to the south, Portola Avenue to the west, Cook Street to the east, and Frank Sinatra Drive to the north.At General Plan buildout, these major roadways could carry approximately 34,900 (avg.), 14,600 (avg.), 21,700 (avg.), and 12,300 (avg.) vehicles per day, respectively.34 Level of Service (LOS) is a qualitative measure used to define the performance of a roadway system. The desired and optimal level of service for intersections and roadway segments within the City is LOS C; however, LOS D is considered the generally acceptable service level. Transit Public transportation in the Coachella Valley consists of transit bus service operated by the SunLine Transit Agency. When the EIR was written, six SunLine bus routes served the City of Palm Desert:20, 21, 32,54,70, 111,and Commuter Link 220.35 Sunline also provides paratransit service to supplement fixed route service. Service headways ranged from 20 minutes to 60 minutes during the weekdays. Less frequent service was provided on nights and weekends. The closest bus route to the Project site is Route 20 which extends along Cook Street.The nearest bus stop to the Project site is located at Cook Street and Country Club Drive, approximately 1/2 mile to the east. Bicycle and Golf Cart Facilities When the EIR was prepared, bicycle facilities in the immediate Project area included Class III bike lanes along Country Club Drive, Cook Street, Portola Avenue, and Frank Sinatra Drive.36 The Project site is located within the Desert Willow golf course property, and golf cart paths run along all sides of the property. Meandering pathways also extend along much of Desert Willow Drive.37 CV Link CV Link is a multi-modal transportation pathway which, at full buildout, will extend ±49 miles through 12 Coachella Valley jurisdictions,from Palm Springs on the west to the Salton Sea on the east.38 At the time the EIR was written, approximately 2.4 miles of CV Link had been constructed in the City of Cathedral City. In the City of Palm Desert, CV Link was to be constructed along the Whitewater River Stormwater Channel, and generally along Parkview Drive and Magnesia Falls Drive. It is anticipated that CV Link, once fully constructed, will contribute to increased fitness, local reductions in traffic volumes and associated air pollutants, and expanded economic opportunities. 34 Palm Desert General Plan (DEIR)—Table 4.15-24,The City of Palm Desert, 2016. 36 SunLine Transit Agency Website, https://www.sunline.org,accessed February 2019. 36 "Coachella Valley Association of Governments Active Transportation Plan," Michael Baker International, 2016. 37 Google Earth Pro Version 7.3.2.5491. 38 CV Link Draft EIR(2017). 90 Pedestrian Environment Connections between roadways and transit facilities are provided through a network of sidewalks and crosswalks. The nearest pedestrian sidewalk to the Project site is along Desert Willow Drive. Sidewalks also exist along Country Club Drive, Cook Street, Portola Avenue, and Frank Sinatra Drive. Airports The Coachella Valley is served by three airports. The Palm Springs International Airport is the largest and primary air transportation link for the region. It is located approximately 8 miles northwest of the subject property and is classified in the National Plan of Integrated Airport Systems(NPIAS) as a long-haul commercial service airport. It also handles air freight and provides heliport access that is largely limited to medical evacuation flights between the Desert Regional Medical Center and Eisenhower Medical Center. The Bermuda Dunes Airport is a privately owned, public use airport located approximately 5.5 miles northeast of the subject property. It accommodates corporate and private aircraft and is the designated airport for medivac flights for John F. Kennedy Hospital and Eisenhower Medical Center. The Jacqueline Cochran Regional Airport is located in the unincorporated community of Thermal, approximately 15 miles southeast of the Project site. It caters to business and private aviation aircraft. Intersection Operations The Project-specific Traffic Impact Analysis (TIA) studied twelve (12) intersections in the Project area based on the Project description and input from City staff. Conditions were evaluated for weekday PM peak hours and Saturday peak hours, when the proposed Project is expected to be busiest. Data in the EIR demonstrated that all studied intersections are operating at acceptable LOS during one or more peak hours, except for the intersection at Cook Street and Market Place Drive, which is unsignalized and operating at LOS F during the PM peak hour only. The EIR requires mitigation to reduce impacts to less than significant levels, as provided in Mitigation Measure TRANSP-1,which requires that the Project pay its fair share of the installation of a traffic signal at this location. Further, the Development Agreement requires that the payment be made by the Project proponent, and that the City install the signal prior to the issuance of a certificate of occupancy for the Surf Center.This assures that the improvement will be complete at the time that the Project is operational, and that the impact will be less than significant when the Project begins operations. The TIA also analyzed potential impacts of the 2019 Project on the 1-10 freeway ramps at Cook Street, since special events are expected to attract travelers from more distant locations that will require freeway travel.The EIR determined that the freeway off-ramps will operate at acceptable levels during special events. 91 Vehicle Miles Traveled CEQA Guidelines Section 15064.3, as amended December 2018, states that vehicle miles traveled (VMT) is the most appropriate measure of transportation impacts.A lead agency may use models or other methods to analyze a project's VMT quantitatively or qualitatively. For land use projects, such as the proposed DSRT SURF Project, "projects within one-half mile of either an existing major transit stop or a stop along an existing high-quality transit corridor should be presumed to cause a less than significant transportation impact. Projects that decrease vehicle miles traveled in the project area compared to existing conditions should be considered to have a less than significant transportation impact." During construction, an estimated 12,875 haul trips (equivalence)39 will transport excess soils to either: 1) vacant land on the Desert Willow Golf Course, less than 1/4 mile from the Project site, or 2) along Cook Street to the Classic Club 21/2 miles to the north. For conservative analysis, it was assumed that all excess soil will be hauled to the Classic Club, resulting in approximately 32,188 VMT. Once construction is complete, this Project component would generate no VMT. Impacts would be less than significant. The EIR determined that buildout of the entire Project would generate a combined total of 5,496 weekday daily trips during typical operation, and a combined total of 7,288 weekend daily trips during special events. The Project is centrally located in the Coachella Valley; vehicles traveling from the furthest points of the valley from the Project site would travel approximately 15 miles to the Project, while those in the denser population centers would travel 10 miles or less. During special events,spectators could travel from areas outside the Coachella Valley; western Riverside County and Los Angeles, for example, are 60 miles and 100 miles from the Project site, respectively. For analysis purposes, it was assumed that the average distance traveled per trip was 25 miles, resulting in an annual VMT of 12,213,217 under typical operation and 16,511,125 when accounting for special events. The EIR determined that the Project's central location and proximity to arterials, 1-10, and established transit routes are expected to reduce the amount of driving required to access the Project. Therefore, impacts were considered less than significant. Emergency Access Emergency vehicles will be able to access the surf lagoon, surf center, hotel, and villas via two main driveways on Desert Willow Drive and a gated emergency entrance on Willow Ridge. The internal roadway will provide vehicular access around the perimeter of the Project. Prior to the initiation of any site disturbance, the Project proponent will be required to confer with the City Public Works, Fire, and Police departments to assure that demolition (of the existing parking lot), grading, and construction plans provide adequate emergency access. After the construction and installation of off-site improvements is complete, these project components will have no impact on emergency access. 39 CalEEMod generates the number of"haul trips"and associated hauling emissions based on the quantity/weight of material being hauled and the distance to the haul site. The number of haul trips generated in CalEEMod provides an equivalent emissions projection based on haul load assumptions programmed into the software. Based on project haul data, CalEEMod assumes that the project will require 12,875 material haul trips. It is assumed that an average haul load is 20 tons(or 16 cubic yards). 92 All development plans will be reviewed by the Police and Fire Departments to assure that adequate fire lanes,vehicle turning radius, and signage is provided for emergency vehicles during all phases of operation (Mitigation Measures TRANSP-15 through TRANSP-19). With implementation of these mitigation measures, Project-related impacts will be less than significant. Parking and Special Events Overflow parking improvements are planned for the southeast corner of Desert Willow Drive and Market Place Drive. Preliminary designs for this parking lot estimate that approximately 285± parking spaces can be provided at this location in a fully improved parking lot. During standard operations,the lot will be vacant, and no special traffic management strategies will be necessary. However, during special events, up to 1,459 vehicles would require parking and vehicles will access the overflow parking lot via Cook Street, Country Club Drive, and Market Place Drive. The EIR determined that without additional off-site parking, potential impacts associated with parking and site access could result in significant impacts to the Project site and surrounding roadway network. However, implementation of Mitigation Measures TRANSP-5 through TRANSP-14 will reduce potential impacts to less than significant levels. They require the Project proponent to implement a Special Event Traffic Management Plan that uses temporary signage, flaggers, traffic signal timing adjustments, shuttle services, and other mechanisms to facilitate the movement of special event traffic and reduce impacts to roads in the Project vicinity. Transit Service The surf lagoon, surf center, hotel, and villas will have no impact on transit, bicycle, or pedestrian facilities. The Project site is % mile from the nearest Sunline transit route and bus stops on Cook Street, and %3-mile from the nearest sidewalk and bike lane on Country Club Drive. The Project will not impact sidewalks or golf paths within Desert Willow Golf Course. It does not propose new transit or bicycle facilities, or modifications to existing ones, and will not conflict with any such programs, plans, ordinances, or policies. Internal walkways and trails will connect to existing sidewalks and pathways on Desert Willow Drive, which then connect to sidewalks on Country Club Drive. Summary of Impacts The TIA assumed that all project components would be built out by 2022, studying both typical daily operations and special events. Although the 2019 Project was to be implemented in two phases, and both phases may not be completed by 2022, this represents a worst-case scenario in which all traffic impacts occur simultaneously. Typical daily operations were assumed to include up to 95 surfers at one time in the lagoon, activity at surf center retail and restaurant facilities, and full occupancy of the 350 hotel rooms and 88 villas. Special event operations considered the addition of up to 3,500 ticketed guests at the surf lagoon, in addition to the operational characteristics described above. As previously discussed, the intersection at Cook Street and Market Place Drive would operate at LOS F during the PM peak hour only. With installation of a traffic signal (Mitigation Measure TRANSP-1), the Cook Street and Market Place Drive intersection will operate at an acceptable LOS. Expansion of the eastbound left turn lane on Market Place Drive at Cook Street to a 93 minimum of 165 feet (Mitigation Measure TRANSP-2) would also reduce Project impacts at this intersection. TRANSP-3 and TRANSP-4 will further enhance site access and traffic safety at the Project site by requiring implementation of onsite traffic signing and striping plans and review of sight distance at Project access points. Primary access to the surf lagoon, surf center, hotel, and villas will be provided at two access points on Desert Willow Drive, and emergency access will be provided via a gated access point on Willow Ridge. An internal road will be used to access onsite facilities and parking. No roads, intersections, or design features are proposed that would increase hazards. During long-term operation, vehicles accessing the site will be similar to those accessing the adjacent golf course. Off-site improvements would have no impact on traffic-related hazards at buildout. Overall, No impact would occur. In regard to off-site improvements, stormwater management, pool/lagoon discharge, soil removal and storage, golf course turf reduction, and landscaping improvements would have no impact on circulation plans, policies, or programs. Mitigation Measures Site Access Improvements TRANSP-1 The Project proponent shall pay its fair share of the costs of installing a traffic signal at the intersection of Cook Street and Market Place Drive. The fair share amount shall be 12.1%, as defined in Table 1-5 of the "Desert Wave Traffic Impact Analysis, City of Palm Desert," prepared by Urban Crossroads, March 4, 2019. Signal timing shall be coordinated with the traffic signal at the intersection of Cook Street and Country Club Drive. TRANSP-2 The Project shall extend the eastbound left turn lane on Market Place Drive at Cook Street to provide a minimum of 165 feet of storage. TRANSP-3 Onsite traffic signing and striping shall be implemented in conjunction with detailed construction plans for the Project site. TRANSP-4 Sight distance at each Project access point shall be reviewed with respect to Caltrans and City of Palm Desert sight distance standards at the time of preparation of final grading, landscape, and street improvement plans. Special Event Traffic Management TRANSP-5 The Project proponent shall coordinate with City staff to prepare, refine, and approve a Special Event Traffic Management Plan that facilitates the safe and efficient movement of special event traffic, shuttles, and pedestrians. A master management plan shall be prepared that details all potential measures required for a special event, which shall be supplemented with individual plans addressing specific special events based on their size and duration. The Special Event Traffic Management Plan shall be submitted to the City prior to certificate of occupancy for 94 the Surf Center. Individual management plans for specific special events shall be submitted at least 30 days prior to the start of the event. The Special Event Traffic Management Plan shall include the measures identified in Mitigation Measures TRANSP-6 through 14, below. TRANSP-6 Shuttle service shall be provided to transport spectators between the Project site and overflow parking lot via Desert Willow Drive, and for any other off-site parking location required to accommodate the parking requirements for each special event. The calculation for number of parking spaces required shall be based on the number of planned attendees, divided by 2.4, and multiplied by 0.70 (70%) (as described in Section 1.10 of the "Desert Wave Traffic Impact Analysis, City of Palm Desert," prepared by Urban Crossroads, March 4, 2019). Shuttle routes and stops shall be identified in the Special Event Traffic Management Plan. TRANSP-7 In developing the Special Event Traffic Management Plan, the Project proponent shall include the use of portable changeable message signs (CMS) along Country Club Drive and Cook Street to facilitate event traffic to and from on-site and off-site parking. TRANSP-8 In developing the Special Event Traffic Management Plan, the Project proponent shall include the use of law enforcement personnel and/or special event flaggers to direct traffic at the following locations: 1) Desert Willow Drive &Country Club Drive, 2) Cook Street & Market Place Drive, 3) Desert Willow Drive & Market Place Drive, and 4) Desert Willow Drive & Project entrance. Any plans involving law enforcement personnel shall be coordinated with the Palm Desert Police Department. TRANSP-9 In developing the Special Event Traffic Management Plan, the Project proponent and City shall include the use of public service announcements (PSA) to provide information to event guests prior to the event. Examples include, but are not limited to, online event information (i.e., suggested routes, parking, etc.), changeable message signs (CMS) prior to the event, and brochures. TRANSP-10 The City shall provide traffic signal timing adjustments based on the expected peak arrival and departure periods of the special event at the following locations: 1) Desert Willow Drive & Country Club Drive, 2) Cook Street & Market Place Drive, and 3) Cook Street & Country Club Drive. TRANSP-11 In developing the Special Event Traffic Management Plan, the Project proponent shall include the designation of convenient and accessible drop-off and pick-up areas to promote ridesharing and reduce parking demands. The Plan may also include short-term parking with time restrictions of 10-15 minutes for staging areas for ridesharing vehicles. TRANSP-12 In developing the Special Event Traffic Management Plan, the Project proponent shall include providing off-site parking facilities for employees to increase available on-site parking for guests. Employee parking sites shall be served by shuttles that transport employees to and from the Project site. 95 TRANSP-13 In developing the Special Event Traffic Management Plan, the Project Proponent shall include implementing valet parking to increase available on-site parking capacity. TRANSP-14 The Project proponent shall demonstrate availability of additional parking spaces at Desert Springs Marketplace, the Indian Wells Tennis Garden or other location(s) prior to each special event. Shuttle service to/from the Project site shall be provided to serve all off-site parking locations. Emergency Access TRANSP-15 Prior to site disturbance, construction staging plans shall be approved by the Public Works, Fire, and Police Departments to assure they adequately consider and account for temporary detours, changing access to business and residential areas, and emergency access, and that they cause minimal disruption to adjoining streets and land uses, during all phases of Project development. TRANSP-16 The Construction Manager shall be required to identify and promptly repair any Project-related damage to existing public roads upon completion of each phase of Project development. The Construction Manager shall monitor the condition of these routes throughout the construction process and, in the event of an accidental load spill or other Project-related incident, shall arrange for the immediate clean-up of any material with street sweepers or other necessary procedures. TRANSP-17 The final location and design of the site access points and internal circulation improvements shall comply with City of Palm Desert access and design standards and be reviewed by the City Engineer and Fire and Police Departments. TRANSP-18 Parking adjacent to the surf lagoon, surf center, hotel, villas, and other buildings shall be prohibited, where necessary,to provide unobstructed access by emergency service vehicles and first responders. TRANSP-19 The Police and Fire Departments shall be provided with a Knox Box or other master key or access code that enables immediate entry to the Project's secured emergency access gate on Willow Ridge. Cumulative Impact Mitigation TRANSP-20 The Project proponent shall participate in the CVAG's TUMF program by paying the requisite TUMF fees. 96 Analysis of the Proposed Project Specific Plan and Precise Plan The Specific Plan amendment would facilitate the same buildout potential as the 2019 Specific Plan, and therefore would result in similar impacts to traffic and circulation.Access to bicycle and golf cart facilities,transit,the pedestrian networks, and CV Link is the same as previously analyzed in the EIR. Buildout of the revised Precise Plan has the potential to result in a 27% reduction in commercial space, 71% reduction in restaurant/bar space, 53% reduction is hotel and villa building square footage, and a 14% reduction in parking compared to maximum buildout assumptions analyzed in the EIR. To calculate traffic trips for the Precise Plan, the same trip generation rates used in the 2019 EIR were used to calculate Project-specific trip generation.The following trip generation rates were used: • Hotel: The 2019 EIR analyzed 350 rooms at a rate of 8.36 daily trips per room for a total of 2,926 daily trips. The Precise Plan proposes 92 rooms for a daily trip generation of 770 daily trips; • Surf Center/Surf Lagoon: The 2019 EIR and Traffic Impact Analysis (TIA) used the number of guests per day as the metric to assess the surf center and lagoon trip generation. Daily capacity and usage rates will remain the same, and therefore the same assumptions used in the EIR were used for a total of 1,126 daily trips; • Villas/Stacked Flats: The 2019 EIR analyzed 88 villas at a rate of 8.36 daily trips per unit for a total of 736. The Precise Plan proposes 83 units for a daily trip generation of 694; • Retail: The 2019 EIR and TIA analyzed 4,000 square feet of retail space separate from the surf center and hotel at a rate of 46.12 daily trips per 1,000 square feet for a total of 152 daily trips. The Precise Plan proposes 418 square feet of retail to be located within the surf center building for a total of 20 daily trips; • Restaurant/Bars: The 2019 EIR and TIA analyzed 11,250 square feet of restaurant/bar space at 112.18 daily trips per 1,000 square feet for a total of 1,264 daily trips.The Precise Plan proposes 3,271 square feet of restaurant/bar space for a total of 367 daily trips; • Special Events: The Precise Plan does not propose changes to special event capacity, therefore it is assumed that the same daily trips would apply (3,500 guests for a total of 2,918 daily trips during special events) Based on the factors above, the Precise Plan has the potential to generate approximately 2,977 daily trips (before internal trip capture) during typical operations (no special event). Compared to the maximum buildout assumptions analyzed in the 2019 EIR, the Precise Plan has the potential to reduce daily trips by 52%, from 6,204 daily trips (also before internal trip capture)to 2,977 daily trips. These trips will be further reduced by the internal capture created by the use synergies. Therefore, it can be assumed that daily trips and peak hour trips associated with buildout of the Precise Plan would be less intense than those previously analyzed in the EIR due to the reduction in overall development density and building square footage. 97 The Precise Plan would maintain the three emergency access points (two main driveways and Desert Willow Drive) previously analyzed in the 2019 EIR and will therefore not result in a new adverse impact. The Precise Plan will also have access to the same external network of transit, golf cart, bicycle, and pedestrian networks in Project vicinity, and proposes an internal network of multimodal paths to encourage non-vehicular travel throughout the site. The proposed Project will adhere to the same mitigation measures set forth in the EIR and no new mitigation measures are required. Therefore, implementation of the proposed Specific Plan amendment and buildout of the Project would not result in any new adverse impacts or increase the severity of previously identified significant impacts in the Certified EIR 3.17. UTILITIES Summary of Findings in the EIR Water Service The main water source used by CVWD for urban potable water use is local groundwater. The CVWD operates more than 100 wells to obtain groundwater from both the Whitewater River and the Mission Creek subbasins of the Coachella Valley Groundwater Basin.40 The Coachella Valley Groundwater Basin has been identified by the Department of Water Resources (DWR) as being in a condition of overdraft since the 1940s. CVWD, through its water replenishment programs, estimates that overdraft in both the West and East Whitewater River subbasins has been curtailed, but must be maintained.Although Colorado River and SWP water are used to replenish the groundwater basin, the potable water distribution system does not currently receive water directly from either imported water source. As discussed in the Hydrology and Water Quality Section, and per the Project-specific Water Supply Assessment(WSA),the proposed Project would require approximately 165.21 AF of water annually. Of that demand, it is anticipated that the 2019 Project will use up to 8.54 AFY of recycled water for landscaping. Implementation of the Turf Reduction Plan would reduce irrigation water consumption in the immediate Project area, serving to offset the water demand of the proposed Project by approximately 106.75 AFY. Use of recycled water for landscaping and the Turf Reduction Plan would reduce the Project's overall net water demand to 58.46 AFY. The Project's net domestic water demand of 58.46 AFY represents approximately 0.05 percent of the total water supply(114,600 AFY) for 2020 and 0.03 percent of the total water supply(194,300 AFY) for 2040 estimated by the CVWD in its Urban Water Management Plan. The EIR and WSA determined that CVWD has sufficient water supplies available to serve the Project in future during normal, dry and multiple dry years. The Project's incremental effect would not be cumulatively considerable with respect to water supply and, therefore, impacts would be less than significant, with the implementation of the Turf Reduction Program required in Mitigation Measure HYD-4. 40 Engineer's Report on Water Supply and Replenishment Assessment 2017-2018, CVWD. 98 The 2019 Project would require extension of water lines within the site to connect to the existing CVWD water lines under Willow Ridge Road and the traffic circle at Desert Willow Drive. The Project may construct a new onsite well to supply the lagoon water demands, which will be metered in compliance with requirements of the RWRCB. This would not significantly affect CVWD water facilities, and once connected to the CVWD water lines, CVWD will have sufficient water to accommodate the proposed Project. Extension of water lines will have less than significant impacts on expanded water services because the physical expansion will occur within already disturbed areas of the golf course and its roadways, and because the proposed Project's mandate to implement a Turf Reduction Program will substantially reduce net water demand of the Project. Wastewater CVWD also provides wastewater and sewage collection and treatment services in the city. Wastewater is conveyed through sewer trunk lines generally ranging in size from 4 to 24 inches, relying primarily on gravity flow. When the EIR was prepared, CVWD treated and recycled wastewater at two wastewater treatment plants (WRP-9 and WRP-10)for the City of Palm Desert and surrounding areas.These two plants had a total capacity of 18.40 million gallons per day.The EIR estimated that the Project would generate a total of 161,500 gpd of wastewater per day, which will constitute an increase of 1 percent of the treatment flows currently entering the CVWD's WRP-10 daily. Recycled water from these facilities has been used for golf course and greenbelt irrigation in the City for many years, including irrigation at the Desert Willow golf course, thereby reducing demand on the groundwater basin. CVWD implements all requirements of the Regional Water Quality Control Board pertaining to water quality and wastewater discharge. According to the CVWD, the existing sewer lines under Willow Ridge Road and the traffic circle at the clubhouse entrance on Desert Willow Drive have the capacity to handle the additional sewage generated by the Project, based on the number of lateral tie-ins presently contributing to the sewer flow. The Proposed Project will require construction of on-site sewer infrastructure to connect to the existing sewer mains located in the Desert Willow Drive and Willow Ridge Road rights-of-way. Overall, the EIR determined that CVWD has sufficient treatment capacity to treat wastewater generated by the 2019 Project, and the Project is not anticipated to result in the construction or relocation of a wastewater treatment plant. The 2019 Project's impact on wastewater treatment systems would be less than significant. Storm water Management and Protection Within CVWD's boundaries, there are 16 stormwater protection channels. The entire system includes approximately 135 miles of channels built along the natural alignment of dry creeks that naturally flow from the surrounding mountains into the Whitewater River. Along with the channels, a number of dikes and levees have been designed and built to collect rapidly flowing flood water as it drains from the adjacent mountains onto the floor of the Coachella Valley. 99 The backbone of the stormwater protection system is a 50-mile stormwater channel that runs from the Whitewater area north of Palm Springs to the Salton Sea. The western half of the channel, known as the Whitewater River Stormwater Channel, runs along the natural alignment of the Whitewater River that cuts diagonally across the valley to Point Happy in La Quinta. Because the riverbed flattens out naturally downstream from La Quinta, a constructed stormwater channel funnels flood waters to the Salton Sea. East of Point Happy, the channel is known as the Coachella Valley Stormwater Channel.The channel was built to withstand a flow of 80,000 cubic feet per second, which is greater than flows generated by a 100-year flood event.41 The Project would introduce impervious surfaces in the project area through the construction of buildings, pedestrian pathways, parking lots, and internal roadways. As explained in the Hydrology and Water Quality Section, the Project site is divided into four drainage areas from which onsite runoff will be conveyed into three existing Desert Willow Golf Course drainage waste areas. These drainage waste areas do not have drain pipes to the Project site currently. Drain pipes will need to be constructed and extended from the Project site in these areas as part of the proposed Project.The drainage pipe extensions are considered off-site improvements,and their impacts discussed separately below. The preliminary hydrology study for the 2019 Project demonstrates that the existing waste areas have capacity to accommodate Project 100-year flows. Therefore, the 2019 Project will not result in a need to construct additional drainage facilities beyond those envisioned for the Desert Willow project, and impacts will be less than significant. Electricity Southern California Edison (SCE) provides electrical service to the City of Palm Desert and many areas of the Coachella Valley, serving approximately fifteen (15) million people within a service area of approximately 50,000 square miles, including the Coachella Valley. According to the Palm Desert Greenhouse Gas Inventory Update, city-wide electricity usage in Palm Desert in 2013 was 756,834,386 kWh.42 This includes all electricity consumed by municipal buildings, residential, commercial, and industrial land uses, and resorts and golf courses, combined. Operation of the proposed Project would consume approximately 21,711,725 kWh per year of electricity in total43.This represents a 2.87 percent increase in annual City-wide electricity usage. Installation of solar panels would offset the Project's electrical demand, thereby reducing it to approximately 20,011,725 kWh per year, which represents approximately 2.64 percent of the City's total electricity demand. The Project will connect to the existing nearest SCE underground distribution lines located east of the site. Construction of the Project will comply with applicable SCE guidelines regarding installation, extensions, and connections to limit impacts to electricity infrastructure and avoid service interruptions. No new SCE electric power facilities will need to be constructed or relocated. Impacts will be less than significant. 41 Ibid. 42 Palm Desert Greenhouse Gas Inventory 2013 Update. 43 See Section 2.6 Energy for detailed discussion.Annual kWh were estimated in CalEEMod using historical energy data for similar land use/building types,and Project-specific engineering estimates for the surf lagoon. 100 Natural Gas Natural gas is provided to the City of Palm Desert by the Southern California Gas Company (SoCalGas). According to the Palm Desert Greenhouse Gas Inventory Update, city-wide natural gas consumption totaled 17,532,930 therms in 2013.44 This includes natural gas consumed by residential, commercial, and industrial land uses, and resorts and golf courses. Operation of the proposed Project would consume approximately 331,811 therms per year45 of natural gas in total, which is equivalent to a 1.89 percent increase in annual City-wide natural gas usage (City-wide usage is approximately 17,532,930 therms per year, according to the Palm Desert Greenhouse Gas Inventory 2013 Update). The Project site would connect to the existing SoCalGas distribution lines located at the perimeter of the Desert Willow traffic circle. Prior to ground disturbance, Project contractors would notify and coordinate with SoCalGas to identify the locations and depths of all existing gas lines and avoid disruption of gas service. No additional natural gas facilities will need to be constructed or relocated. Impacts will be less than significant. Telecommunications Landline phone services in the City are mainly provided by Frontier Communications Corporation. It is the fourth largest provider of digital subscriber lines (based on coverage area) in the County. The project site will connect to the existing telecommunication lines located adjacent to the site in Desert Willow Drive. Lines currently in place are sufficient to supply the Project, and no new lines are expected to be required. No impact is anticipated. Solid Waste Solid waste disposal services in Palm Desert are provided by the commercial vendor Burrtec.Solid waste collected from residents and businesses is hauled to the Edom Hill Transfer Station in Cathedral City and is then transported to regional landfills. When the EIR was prepared, the remaining capacities for these landfills were as follows: Lamb Canyon Sanitary Landfill Location: Beaumont Remaining Capacity=19,242,950 Cubic Yards Ceased Op Date=04/01/2029 _ Oasis Sanitary Landfill Location: Oasis Remaining Capacity=433,779 Cubic Yards Ceased Op Date=09/01/2055 Mecca Landfill II Location: Mecca Remaining Capacity=6,371 Cubic Yards Ceased Op Date=01/01/2098 _ Source: Solid Waste Information System database, CalRecycle. 44 Palm Desert Greenhouse Gas Inventory 2013 Update. 45 See Section 2.6 Energy for detailed discussion.Therms were estimated in CalEEMod using historical energy data for similar land use/building types. 101 Solid waste from the future development in the City would be disposed of in the Mecca II and Oasis landfills when the Lamb Canyon Sanitary Landfill has reached its capacity. All development is required to comply with the mandatory commercial and multi-family recycling requirements of Assembly Bill 341. The City of Palm Desert has implemented many programs within the community as well as within its own organization to meet AB 341 goals. Construction of the 2019 Project would generate solid waste in the form of sediments, trash and debris, oil and grease, fuels, lubricants, asphalt and concrete waste, and similar materials. Based on the Estimated Solid Waste Generation Rates established by CalRecycle, the Project would dispose of approximately 355 tons of solid waste per year46 at buildout. The Project would be required to achieve 50 percent waste diversion in accordance with Riverside County's Integrated Waste Management Plan (CIWMP); based on this requirement, the total solid waste generation for the Project will be approximately 212.66 tons per year. Implementation of State and municipal requirements to reuse and recycle construction and operation waste would lessen the amount of solid waste generated by the Project. The 2019 Project would contribute 0.02% to Lamb Canyon's remaining capacity.47 The EIR determined that less than significant impacts would occur from the Project, and no mitigation will be required. Analysis of the Proposed Project Specific Plan and Precise Plan The Specific Plan amendment would facilitate the same buildout potential of the 2019 Specific Plan, resulting in the same demand for utilities. Therefore, the Specific Plan amendment would not result in any new impacts or increase the severity of a previously identified significant impact as previously analyzed in the EIR. Buildout of the revised Precise Plan has the potential to result in a 27% reduction in commercial space, 71% reduction in restaurant/bar space, 53% reduction is hotel and villa building square footage compared to maximum buildout assumptions analyzed in the EIR. Therefore, it can be assumed that demands for water, wastewater, telecommunication facilities, energy infrastructure, and solid waste disposal would be less than those previously analyzed in the EIR under maximum buildout conditions. Utility demands of the surf lagoon would remain less than significant under either buildout scenario (2019 or proposed Project). To calculate water demands for the Precise Plan,the same water demand factors used in the EIR were used to calculate Project-specific water demands.The following water demand factors were used: • Hotel: 115 gal per room per day. Precise Plan proposes 92 rooms for a daily demand of 10,695 gallons per day, or 11.85 acre-feet per year (AFY); 46 Retail = 0.02 lb/SF/day; Office = 0.006 lb/SF/day; Hotel = 2 lb/room/day; Multi-family = 5.1 lb/unit/day. CalRecycle. 47 Assumes that 1 CY of commercial and residential recyclable solid waste is equivalant to 100 lbs (averaged). "Volume to Weight Conversion Factors," US EPA Office of Resource Conversion and Recovery.April 2016. 102 • Surf Center Ancillary Uses/Maintenance/General Retail: 0.19 gallons per square foot per day. Precise Plan proposes 12,323 square feet of surf center and maintenance space resulting in a daily demand of 2,341.37 gallons per day, or 2.62 AFY; • Surf Lagoon:The same assumptions used in the EIR were used for a total demand of 73.04 AFY; • Villas: 117.7 gallons per unit per day. 83 units would generate a water demand of 9,769.1 gallons per day, or 10.94 AFY; • Pools/Landscaping: The same assumptions used in the EIR were used for a total demand of 15.9 AFY. • Turf Reduction Program: The same assumptions used in the EIR were used for a total reduction of 106.75 AFY. Based on the factors above, buildout of the proposed Precise Plan would result in a water demand of 114.35 AFY. If the 106.75 AFY of water saved from the Turf Reduction Program is applied to the proposed Project, the Project's remaining net domestic water demand would be 7.6 AFY. This represents an 87% reduction in net annual water demand compared to the 2019 Project net water demand of 58.46 AFY.The reduction is primarily due to the significant reduction in hotel rooms,which were originally assumed to total 350.The proposed Precise Plan represents a 74% reduction in hotel rooms. In addition, the reductions associated with less surf center restaurant area, and the minor reduction in the total number of villas, from 88 to 83, contribute to a substantial reduction in water demand for the proposed Project. Therefore, buildout of the Precise Plan would be less intense than what was previously analyzed in the EIR, and impacts to water supply would be substantially reduced, and less than significant. Using the wastewater generation rate of 230 gallons per day per room/unit and 100 gallons per day per 1,000 square feet of commercial, buildout of the Precise Plan would generate approximately 41,782.3 gallons per day of wastewater, which is 119,717.7 gallons per day less (74%) than maximum buildout of the site under the existing and proposed Specific Plan (161,500 gallons per day) analyzed in the EIR.Therefore, buildout of the Precise Plan would be less intense than that previously analyzed in the EIR due to the reduction in residential density and building square footage, and would represent a less than significant impact on sanitary sewer service. Based on the Estimated Solid Waste Generation Rates established by CalRecycle48, the proposed Precise Plan would dispose of approximately 853.76 pounds per day or 155.8 tons of solid waste per year at buildout. This represents a 27% reduction is annual tons of solid waste when compared to maximum buildout of the site under the existing and proposed Specific Plan (212.66 tons per year). Therefore, buildout of the Precise Plan would be less intense than that previously analyzed in the EIR due to the reduction in residential density and building square footage, and impacts would remain less than significant. 48 Retail=0.02 lb/SF/day;Office=0.006 lb/SF/day; Hotel=2 lb/room/day;Multi-family=5.1 lb/unit/day.CalRecycle. 103 Summary Both the buildout of the Specific Plan and the proposed Project will be required to comply with General Plan policies, and regulations associated with CVWD water and wastewater use, and solid waste disposal. These standards and conditions will serve to further reduce impacts, when compared to those analyzed in the EIR. Therefore, implementation of the proposed Specific Plan amendment and buildout of the Precise Plan would not result in any new adverse impacts or increase the severity of previously identified significant impacts in the Certified EIR. 104 CITY COUNCIL RESOLUTION NO. 2019-82 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING THE DSRT SURF SPECIFIC PLAN, PRECISE PLAN, AND TENTATIVE TRACT MAP CASE NOS. SP 18-0002/PP 18-0009/EA 18-0002/TTM 37639 WHEREAS, the DSRT SURF Project ("DSRT SURF" or "Project") proposes the development of a six-acre surf lagoon and surf center facilities to include a restaurant, bar, retail, up to 350 hotel rooms, and up to 88 residential villas on 17.69 acres of vacant land within the Desert Willow Golf Resort, including a Specific Plan (SP), Precise Plan (PP), Tentative Tract Map (TTM), Environmental Impact Report (EIR), and a Disposition and Development Agreement (DDA); and WHEREAS, pursuant to section 21067 of the Public Resources Code of the California Environmental Quality Act (Pub. Res. Code §§ 21000 et seq.) ("CEQA"), Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert's ("City's") Local CEQA Guidelines, the City is the lead agency for the proposed Project; and WHEREAS, in accordance with State CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the Project may have a significant effect on the environment and to evaluate whether an EIR was required; and WHEREAS, pursuant to CEQA and the State CEQA Guidelines, the City Council did, on the 14th day of November 2019, adopt Resolution No. 2019-83 certifying the DSRT SURF EIR and adopted a Statement of Overriding Consideration in evaluating potentially adverse environmental impacts; and WHEREAS, on the 15th day of October, 2019, the Planning Commission conducted a duly noticed public hearing and adopted Resolution No. 2764, recommending approval of the project and EIR to the City Council; and WHEREAS, the City Council of the City of Palm Desert, California, did on the 14th day of November 2019, hold a duly noticed public hearing to consider the request by Desert Wave Ventures, LLC, for approval of The DSRT SURF SP, PP, TTM, a DDA, and adopted Resolution No. 2019-83 certifying the project EIR and adopting a Statement of Overriding Consideration for the above-noted project; and WHEREAS, all of the findings, recommendations, and conclusions made by the City Council pursuant to this Resolution are based upon the oral and written evidence presented to it as a whole and not based solely on the information provided in this Resolution; and WHEREAS, prior to taking action, the City Council has heard, been presented with, reviewed, and considered all of the information and data in the administrative record, including by not limited to the Final EIR, SP, PP, TTM, and DDA, all of which is incorporated herein by this reference; and 1 CITY COUNCIL RESOLUTION NO. 2019-82 WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred. w..r WHEREAS, the City Council has not received any comments or additional information that constituted substantial new information requiring recirculation or additional environmental review under Public Resources Code Sections 21166 and 21092.1 and State CEQA Guidelines section 15088.5; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the City Council did find the following facts and reasons to exist to justify the approval of said request: SECTION 1. Recitals. The City Council hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. SECTION 2. Compliance with the California Environmental Quality Act. The City Council has reviewed and considered the EIR, and administrative record on file with the City and available for review at 73510 Fred Waring Drive, Palm Desert, California. The City Council finds that the EIR has been completed in compliance with the CEQA (Pub. Res. Code § 21000 et seq.: "CEQA") and the State CEQA Guideline and has adopted Resolution No. 2019-83 certifying the EIR. SECTION 3. Findings of Approval of Tentative Map 37639. 1. That the density of the proposed subdivision is consistent with applicable general and specific plans. "" The project includes a surf lagoon and hotel development within the Desert Willow Golf Resort. The General Plan provides a land-use designation of "Resort and Entertainment District"for the entire Desert Willow Golf Resort, and describes the purpose of the District as providing "a range of entertainment and resort destinations uses that require large amounts of land and that draw visitors to the City such as theme parks, hotels, and sports facilities. DSRT SURF is consistent with the intent of the general plan in that a sports amenity and resort are part of the project. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The design and improvements of the parcel map have been reviewed by the Planning Department, Fire Department, and Public Works Department for consistency with the General Plan and emergency services. The lot sizes, street and utility improvements, circulation patterns, and drainage improvements meet all requirements of the General Plan. All perimeter streets are in conformance with the General Plan and modifications to the surrounding roadways will improve vehicle circulation in the vicinity. ... 4nN 2 CITY COUNCIL RESOLUTION NO. 2019-82 3. That the site is physically suitable for the type of development. The site has previously been rough graded and stabilized as part of the Desert Willow Resort development. A portion of the site has been developed with an asphalt parking lot, and all utilities to support the development are nearby to serve the development. The EIR for the project has studied all potentially significant environmental impacts and finds that the site is suitable for this type of development. 4. That the site is physically suitable for the proposed density of development. The project site is surrounded by the existing golf course and multi-story timeshare development to the north, south, east, and west. As proposed, the site layout and distribution of land uses are consistent with surrounding development and the intent of the "Resort and Entertainment District"land use identified in the General Plan. The Specific Plan includes allowances for the development of hotel, commercial, and recreational development within the project area at heights and intensities similar to existing timeshare development within the immediate area. 5. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. For purposes of the CEQA, an EIR has been adopted for the project. The action to approve the TTM to further subdivide the property will not cause substantial environmental damage or injure fish, wildlife, or their habitat since the surrounding area has been developed with similar densities and limited wildlife is present at the site. Environmental studies performed at the site did not identify any endangered or sensitive species. In addition, the project will pay into the Coachella Valley Multi- Species Habitat Conservation fund for the development of raw land. 6. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The design and layout of the tract map are in compliance with all grading, drainage, shared vehicle access, and parking requirements of the SP. The properties will be developed in accordance with the Uniform California Building Code. Grade changes and utility easements are accommodated by the building and street layout and open space provided throughout the project site. Pedestrian access is provided to adjoining land uses via sidewalks and other pedestrian walkways. Mitigation measures are also in place to minimize air and noise impacts from the project to nearby properties. 7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the planned subdivision. The project will utilize and enhance existing drainage, water, and electrical distribution easements located within and adjacent to the project site. The tract 3 CITY COUNCIL RESOLUTION NO. 2019-82 map identifies the use of this area and will record an easement for drainage OEM purposes. Improvements related to drainage will be provided to ensure the project area accommodates 100 percent of the 100-year storm. Surrounding perimeter City streets are built-out to the General Plan designation. In addition, the developer and the City will make modifications to install a new traffic signal at the intersection of Cook Street and Marketplace Drive to accommodate existing and increased vehicular traffic demand. SECTION 4. Findings for Recommended Approval of Specific Plan. 1. The DSRT SURF SP, as proposed, is consistent with the goals and policies of the Palm Desert General Plan, including that the project provides a unique resort destination and recreational amenity consistent with the intent of the Resort and Entertainment District, provides an appropriate scale of development that is compatible with the Desert Willow Golf Resort, expands local employment offerings, and increases the City's sales tax base. 2. The DSRT SURF SP is compatible with adjacent properties and surrounding uses and development standards are similar to existing standards for the Desert Willow Golf Resort, and the Westin Desert Willow Villas, in that building heights and setback standards are similar, that the new buildings are substantially setback from existing residential development, and the resort nature of DSRT SURF is compatible with the existing resort uses at Desert Willow. 3. The DSRT SURF SP is suitable and appropriate for the location, access, and topography for development because the intent of Desert Willow is to provide a resort-style development, the site has been previously mass graded and identified for future resort-style development, all infrastructure to support the project is nearby and improvements to infrastructure to support the project are feasible, and access to the site has been studied and is deemed sufficient to support the project. 4. The proposed SP and TTM are not detrimental to the health, safety, or general welfare, or will be materially injurious to the surrounding properties or improvements in the City of Palm Desert. SECTION 5. Project Approval. The City Council hereby approves SP 19-0002, PP 18- 0009, EA 18-0002, and TTM 37639, subject to the conditions of approval. SECTION 6. Custodian of Records. The documents and materials that constitute the record of proceedings, which these findings are based are located at the City's office at 73510 Fred Waring Drive, Palm Desert, CA 92260. Rachelle Klassen, the City Clerk, is the custodian of the record of proceedings. SECTION 7. Notice of Determination. The City Council in approving the project directs Staff to file a Notice of Determination with the County of Riverside and the State Clearinghouse within five (5) working days of any Project approval. SECTION 8. Execution of Resolution. The Mayor of the City of Palm Desert signs this Resolution, and the City Clerk shall attest and certify to the passage and adoption thereof. „m„ 4 CITY COUNCIL RESOLUTION NO. 2019-82 NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the City Council in this case. 2. That the City Council does hereby approve the DSRT SURF SP, PP, TTM, EIR, and DDA, subject to the conditions of approval. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm Desert, California, at its regular meeting held on the 14th day of November 2019, by the following vote, to wit: AYES: HARNIK, JONATHAN, KELLY, NESTANDE, and WEBER NOES: NONE ABSENT: NONE ABSTAIN: NONE SUSAN MARIE WEBER, MAYOR ATTEST: RAC ELLE D. KLASSEN, CITY CLERK CITY OF PALM DESERT, CALIFORNIA 5 CITY COUNCIL RESOLUTION NO. 2019-82 CONDITIONS OF APPROVAL _ CASE NOS. SP 18-0002/PP 18-0009/EA 18-0002/TTM 37639 limodP DEPARTMENT OF COMMUNITY DEVELOPMENT: 1. The development of the property and all buildings pads within the SP boundaries shall conform substantially with exhibits on file with the Department of Community Development, and as modified by the following conditions. 2. The applicant shall record TTM 37639 within two (2) years of project approval. Construction of improvements, in accordance with the approved SP and PP, shall commence within two (2) years from the date of approval unless a time extension is granted, otherwise said approval shall become null, void, and of no effect whatsoever. 3. The applicant agrees that in the event of any administrative, legal or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these Project Approvals for the Project, or the Project Approvals themselves, Developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. Developer, at its sole expense shall defend, indemnify, and hold harmless the City (including its agents, officers and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to Developer's approval of counsel, which shall not be unreasonably denied, and at Developer's sole expense. If the City is aware of such an action or proceeding, it shall promptly notify Developer and cooperate in the defense. Developer upon such notification shall deposit on% with City sufficient funds in the judgment of City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both Parties elect to defend, the Parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement in order to share and protect information, under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and Developer shall coordinate their defense in order to make the most efficient use of legal counsel and to share and protect information. Developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third party litigation of Project Approvals without Developer's consent, which consent shall not be unreasonably withheld, conditioned or delayed, unless Developer materially breaches this indemnification requirement. 4. The applicant shall comply with all terms and conditions as outlined in the DDA approved by the City Council. 5. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to the approved SP and all Palm Desert Municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 6. Prior to issuance of a building permit for construction of any use or structure .,m contemplated by this approval, the applicant shall first obtain permits or clearance from the following agencies: 6 CITY COUNCIL RESOLUTION NO. 2019-82 Coachella Valley Water District (CVWD) Public Works Department Building and Safety Department Fire Department Evidence of said permit or clearance from the above agencies shall be presented to the Department of Building & Safety at the time of issuance of a building permit for the use contemplated herewith. 7. A cultural resources inventory shall be completed by a qualified archeologist prior to any development activities within the project area. 8. Should human remains be discovered during the construction of the proposed project, the project coordinator will be subject to either the State Law regarding the discovery and disturbance of human remains or the Tribal burial protocol. In either circumstance, all destructive activity in the immediate vicinity shall halt, and the County Coroner shall be contacted pursuant to the State Health and Safety Code 7050.5. If the remains are determined to be of Native American origin, the Native American Heritage Commission (NAHC) shall be contacted. The NAHC will make a determination of the Most Likely Descendant (MLD). The City and Developer will work with the designated MLD to determine the final disposition of the remains. 9. Land uses identified in the DSRT SURF SP and Planned Residential Zoning District are permitted within the SP boundaries. 10. Each developable parcel shall be subject to all applicable fees at the time of issuance of building permits for improvements within that parcel. 11. The applicant shall finalize a Turf Reduction Program (TRP) with the Community Development and Economic Development Department prior to a Certificate of Occupancy for the surf center. 12. All parcels shall develop in a manner consistent with the development standards contained in the SP. All other development standards not addressed in the SP shall comply with the Palm Desert Municipal Code (PDMC). 13. All future Phase 2 development within the SP boundaries shall generally conform to the architectural renderings provided in the SP and PP applications. Building design deviations are permitted, but shall conform to the architectural guidelines, colors, and material samples provided for in the SP. 14. Architectural plans for Phase 1 development, including the surf center, surf lagoon, and ancillary buildings were approved by the City's Architectural Review Commission. All other buildings associated with the Phase 2 development shall submit an Architectural Review application to the Department of Community Development for review prior to issuance of a building permit. The application will be forwarded to the City's Architectural Review Commission for a hearing and final approval. 7 CITY COUNCIL RESOLUTION NO. 2019-82 15. Final landscape plans shall be prepared by a registered and licensed landscape architect .M and submitted to the Department of Community Development for review. The plans shall be consistent with the preliminary landscape plans reviewed by the Planning _, Commission unless changes are requested by Department staff. Changes shall be limited to plant quantities, sizes, types, and phasing of landscape improvements at the project site. Landscape plans must meet the following criteria: A. Must be water efficient in design and meet the City of Palm Desert's Water Efficiency Landscape Ordinance. B. Planting plans must show the location of proposed and existing utilities. C. Must match approved civil plans. D. All specifications and details must be site-specific. E. Applicants must have CVWD approval of their irrigation plans prior to City approval. F. Applicants must have a stamp or signature from the County Agricultural Commissioner before City approval. 16. The applicant shall pay into the City's Public Art Fee as part of the development of the SP. It is recommended that this fee be used for an on-site public art project within the SP boundaries. Public Art Fees are due at the time a Building Permit is issued for the development of any Planning Areas. 17. Lighting and photometric plans shall be submitted in accordance with the PDMC Section 24.16 for any landscape, architectural, street, or parking lot lighting. ... 18. Sports Lighting is permitted for use of the surf lagoon as identified in the SP. Generally, the use of sports lighting is permitted until 10:00 p.m. Monday through Thursday, and "" midnight Friday through Sunday. 19. Special events, which exceed 1,500 spectators, shall not exceed a maximum site capacity of 5,000 spectators. Prior to hosting any special event, the operator shall finalize a Parking Management Plan (PMP) for special events with the City's Community Development Department and identify all traffic control and off-site parking strategies. 20. All mitigation measures identified in the EIR Mitigation Monitoring Reporting Program (MMRP) shall be incorporated into the planning, design, development, and operation of the project. DEPARTMENT OF PUBLIC WORKS: Public Works has reviewed TTM 37639. Following are the conditions of approval. Prior to recordation of the tract map and any permits: 21. The tract map shall be submitted to the Director of Public Works for review and approval. 22. Horizontal control requirements shall apply to this map, including state plane coordinates, ..,. which shall conform to the City of Palm Desert specifications. .r 23. Park fees in accordance with PDMC Section 26.48.060 shall be paid prior to the 8 CITY COUNCIL RESOLUTION NO. 2019-82 recordation of the tract map. 24. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to issuance of any permits associated with this project or the recordation of the tract map. 25. Drainage fees in accordance with PDMC Section 26.49 and Ordinance No. 653 shall be paid prior to recordation of the tract map. 26. Pad elevations, as shown on the tentative map, are subject to review and modification in accordance with Chapter 27 of the PDMC. 27. The applicant shall construct or enter into an agreement and post security, in a form and amount acceptable to the City Engineer, guaranteeing the construction of all public improvements as specified in the DDA. Improvements include, but are not limited to: A. The proportionate share of the installation of a traffic signal at Cook Street and Market Place representing 12.1% of the cost of the signal and its installation, as required by Mitigation Measure TRANS-1 of the Project EIR. B. Public parking improvements. Prior to the issuance of grading permits, the applicant shall do the following: 28. The applicant shall enter into and record a drainage easement agreement with the City of Palm Desert for facilities shown on the approved tentative map. 29. Submit a grading plan to the Department of Public Works for review and approval. Any changes to the approved civil plans must be reviewed for approval prior to work commencing. 30. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP shall identify the Best Management Practices (BMPs) that will be used on the site to control predictable pollutant runoff. Prior to the issuance of grading permit, the Operation and Maintenance Section of the approved final WQMP shall be recorded with County's Recorder Office and a conformed copy shall be provided to the Public Works Department. 31. Submit a PM10 application to the Department of Public Works for approval. The applicant shall comply with all provisions of the PDMC Section 24.12 regarding Fugitive Dust Control. 32. The applicant shall abide by all provisions of City of Palm Desert Ordinance 843, Section 24.20 Stormwater Management and Discharge Ordinance. BUILDING AND SAFETY: 33. This project shall comply with the latest adopted edition of the following codes: A. 2016 California Building Code and its appendices and standards. 9 CITY COUNCIL RESOLUTION NO. 2019-82 B. 2016 California Plumbing Code and its appendices and standards. C. 2016 California Mechanical Code and its appendices and standards. D. 2016 California Electrical Code. E. 2016 California Energy Code. F. 2016 California Green Building Standards Code G. 2016 California Administrative Code. H. 2016 California Fire Code and its appendices and standards. 33. An approved automatic fire sprinkler system shall be installed as required per the City of Palm Desert Code Adoption Ordinance 1310. 34. A disabled access overlay of the precise grading plan is required to be submitted to the Department of Building and Safety for plan review of the site accessibility requirements as per 2016 CBC Chapters 11A & B (as applicable) and Chapter 10. 35. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 & 11 B- 206) 36. Detectable warnings shall be provided where required per CBC 11 B-705.1.2.5 and 11 B- 705.1.2.2. The designer is also required to meet all ADA requirements. Where an ADA requirement is more restrictive than the State of California, the ADA requirement shall supersede the State requirement. 37. Provide an accessible path of travel to the trash enclosure. The trash enclosure is "` required to be accessible. Please obtain a detail from the Department of Building and Safety. for 38. Public pools and spas must be first approved by the Riverside County Department of Environmental Health, and then submitted to the Department of Building and Safety. Pools and spas for public use are required to be accessible. 39. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per PDMC, Title 5. 40. All contractors or owner-builders must submit a valid Certificate of Workers' Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700 41. Address numerals shall comply with Palm Desert Ordinance No. 1310 (PDMC 15.28. Compliance with Ordinance 1310 regarding street address location, dimension, stroke of line, distance from the street, height from grade, height from street, etc. shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds, or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1310 or Municipal Code Section 15.28 from the Department of Building and Safety counter staff. .1m 42. Please contact the Department of Building and Safety at (760) 776-6420 regarding the We addressing of all buildings and/or suites. 10 CITY COUNCIL RESOLUTION NO. 2019-82 FIRE DEPARTMENT: 43. The project proponents/developers will pay required capital improvements and/or impact fees prior to the issuance of building permits. 44. Fire Department emergency vehicle apparatus access road location and design shall be in accordance with the current California Fire Code, the PDMC, and Riverside County Fire Department Standards, and as modified by the Fire Marshal as shown on page F.1 of the PP design book. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance. NOTE: SECONDARY FIRE ACCESS IS REQUIRED FROM THE PROPERTY. 45. Fire Department water systems(s) for fire protection shall be in accordance with the current California Fire Code, City of Palm Desert, and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance. 46. Tract/Parcel map development cases — Prior to building permit issuance, the required water system, including all fire hydrant(s), shall be installed and accepted by the appropriate water agency and the Riverside County Fire Department prior to any combustible building materials placed on an individual lot. 47. The applicant shall secure secondary access onto Willow Ridge Drive via a gate with Knox locks. 11 CITY COUNCIL RESOLUTION NO. 2019-82 .r 12 C C 0w0 al 01 toE E v 4.)`o o aa)) aa, o 0 C al Q! pa N 00 a) N a) u u o U " L./ H A 0/ VVII U N V .N+ a, a, o f o f a) c v a, rraa E ro E o a) o a, VV a) N Q, ro r0 N N Q, , Q, n C n ‘E'Cc v, n NO. 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E 4 dit CITY COUNCIL RESOLUTION NO. 2019-8 3 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT CERTIFYING THE ENVIRONMENTAL IMPACT REPORT(SCH # 2019011044) FOR THE DSRT SURF PROJECT; ADOPTING ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM WHEREAS,the DSRT SURF Project ("DSRT SURF" or"Proposed Project") proposes the development of a 5.5-acre surf lagoon and surf center facilities to include restaurant, bar, retail, up to 350 hotel rooms and up to 88 residential villas on 17.69 acres of vacant land within the Desert Willow Golf Resort, including a Specific Plan, Precise Plan, Tentative Tract Map and Development Agreement; and WHEREAS, pursuant to section 21067 of the California Environmental Quality Act (Pub. Res. Code §§ 21000 et seq.) ("CEQA"), and section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), the City of Palm Desert ("City") is the Lead Agency for the Proposed Project; and WHEREAS, pursuant to CEQA and the State CEQA Guidelines, the Lead Agency determined that an Environmental Impact Report ("EIR") should be prepared in order to analyze all potential adverse environmental impacts of the Proposed Project; and WHEREAS, the City issued a Notice of Preparation ("NOP") of a Draft EIR for DSRT SURF on or about January 17, 2019, and it was transmitted to the State Clearinghouse, local and regional agencies, and posted at the Riverside County Clerk's office for a 30-day comment period; and WHEREAS, in the NOP, comments and participation were sought from the public and all interested and affected groups and agencies; and WHEREAS, on or about May 21, 2019, the City initiated a 45-day public review and comment period of the Draft EIR for the Proposed Project and released the Draft EIR for public review and comment; and WHEREAS, pursuant to State CEQA Guidelines section 15086, the City consulted with and requested comments from all responsible and trustee agencies, other regulatory agencies, and other interested parties during the 45-day public review and comment period; and WHEREAS, the City received one comment letter from a State agency, one from the regional air quality management district, one from a County of Riverside agency, one from a non-profit organization and one from an individual during the 45-day public review and comment period; and WHEREAS, the City has prepared a Final EIR, consisting of the comments received during the public review and comment period on the Draft EIR, written responses to those comments, and revisions to the Draft EIR. For the purposes of this Resolution, the "EIR" shall RESOLUTION NO. 2019-83 refer to the Draft EIR, as revised by the Final EIR, together with the other sections of the Final EIR; and WHEREAS, on November 14, 2019, the City Council held a public hearing on the Project, at which all persons wishing to testify were heard; and WHEREAS, the environmental impacts identified in the EIR that the Lead Agency finds are of no impact or constitute a less than significant impact and do not require mitigation are described in Section 3 and Section 4 hereof; and WHEREAS, the environmental impacts identified in the EIR as potentially significant but which the Lead Agency finds can be mitigated to a less than significant level through the incorporation of feasible Mitigation Measures identified in the EIR and set forth herein, are described in Section 5 hereof; and WHEREAS, the environmental impacts identified in the EIR as potentially significant but which the Lead Agency finds cannot be mitigated to a less than significant level, despite the imposition of feasible Mitigation Measures identified in the EIR and set forth herein, are described in Section 6 hereof; and WHEREAS, the cumulative impacts of the Proposed Project identified in the EIR and set forth herein, are described in Section 7 hereof; and WHEREAS, the significant and irreversible environmental changes that would result .. from the Proposed Project, but which would be largely mitigated, and which are identified in the EIR and set forth herein, are described in Section 8 hereof; and ,,,., WHEREAS,the existence of any growth-inducing impacts resulting from the Proposed Project identified in the EIR and set forth herein, are described in Section 9 hereof; and WHEREAS, alternatives to the Proposed Project that might eliminate or reduce significant environmental impacts are described in Section 10 hereof; and WHEREAS, the Mitigation Monitoring and Reporting Program setting forth the mitigation measures to which the Lead Agency shall bind itself in connection with the Proposed Project, is attached hereto as Exhibit "A"; and WHEREAS, prior to taking action, the Lead Agency has heard, been presented with, reviewed and considered all of the information and data in the administrative record, including the EIR, and all oral and written evidence presented to it during all meetings; and WHEREAS, the EIR reflects the independent judgment of the City Council and is deemed adequate for purposes of making decisions on the merits of the Proposed Project; and WHEREAS, the Lead Agency has not received any comments or additional information that constituted substantial new information requiring recirculation under Public ... Resources Code section 21092.1 and State CEQA Guidelines section 15088.5; and +r 2 RESOLUTION NO. 2019-83 WHEREAS, all the requirements of CEQA, and the State CEQA Guidelines, have been satisfied by the City in the EIR, which is sufficiently detailed so that all of the potentially significant environmental effects of the Proposed Project have been adequately evaluated; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred. THE CITY COUNCIL OF THE CITY OF PALM DESERT DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1: RECITALS The recitals above are true and correct and are incorporated into this Resolution by reference as findings of fact. SECTION 2: SUMMARY OF FINDINGS Based on all of the evidence presented and the entirety of the administrative record, including but not limited to the EIR, written and oral testimony given at public hearings, and the submission of testimony from the public, organizations and regulatory agencies, the following environmental impacts associated with the Project are either: (1) less than significant and do not require mitigation; or (2) potentially significant but will be avoided or reduced to a level of insignificance through the identified Mitigation Measures; or (3) significant and cannot be fully mitigated to a level of less than significant but will be lessened to the extent feasible by the identified Mitigation Measures. SECTION 3: FINDINGS REGARDING NO IMPACT DETERMINATIONS IN THE INITIAL STUDY/NOTICE OF PREPARATION. The City prepared an Initial Study/Notice of Preparation for the Project and circulated it for public comment from January 22, 2019 to February 20, 2019. State CEQA Guidelines section 15091 does not require specific findings to address environmental effects that an EIR identifies as "no impact". Nevertheless, the City Council hereby finds that the Project would have no impact or on the following resource areas: A. AGRICULTURE AND FORESTRY RESOURCES Thresholds: 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) Conflict with existing zoning for, or cause rezoning of, forest land(as defined in Public Resources Code section 12220(g)), timberland(as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government 3 RESOLUTION NO. 2019-83 Code section 51104(g))? 011ie d) Result in the loss of forest land or conversion of forest land to non-forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? Finding: No Impact (IS/NOP page 19-20) Explanation: The Initial Study determined that the Project would result in "No Impact" to agriculture or forestry resources within the immediate project vicinity because no agricultural or forestry lands occur in the City. B. BIOLOGICAL RESOURCES Thresholds: b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service. c) Have a substantial adverse effect on State or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. Finding: No Impact (IS/NOP page 21-24) Explanation: The Project site does not contain any streams, riparian habitat, marshes, protected wetlands, vernal pools or sensitive natural communities protected by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. The subject property is an isolated piece of land located within an urban area and surrounded by golf courses, landscaping, residential and commercial developments, and roadways. Due 4 RESOLUTION NO. 2019-83 to surrounding human activity over many years, the site does not contain features that are suitable for a migratory wildlife corridor. The site is not within or adjacent to a CVMSHCP-designated Conservation Area, has been disturbed, and no CVMSHCP-covered species were found on the property. The implementation of the proposed Project would not conflict with the provisions of an adopted habitat conservation plan, natural community conservation plan, or other related plans. C. GEOLOGY AND SOILS Thresholds: The following significance criteria were not discussed further in the EIR because the Initial Study/Notice of Preparation determined there would be no environmental impacts as a result of the proposed Project: a) Directly or indirectly cause 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. iv) Landslides? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? Finding: No Impact (IS/NOP page 32-35) Explanation: The subject property is not located within or adjacent to an Alquist-Priolo Earthquake Fault Zone. The nearest earthquake fault is the Banning fault of the San Andreas Fault Zone, approximately six miles northeast of the site. The Project site is on the sand ridge portion of the valley floor, which consists of and is surrounded by gently sloping land and relatively flat terrain. The nearest hillsides and mountainous slopes are approximately 3.40 miles southwest of the property. Therefore, no impacts associated with landslides would occur. The Project site is located in an area served by existing sewerage infrastructure, including lines serving the development site. The CVWD Cook Street plant will receive and treat sewage discharged into its collection system. The Project would not require the use of septic tanks or alternative wastewater disposal systems. D. HAZARDS AND HAZARDOUS MATERIALS 5 RESOLUTION NO. 2019-83 Thresholds: The following significance criteria were not discussed further in the EIR because the Initial Study/Notice of Preparation determined there would be no environmental impacts as a result of the proposed Project: c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962,5 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 or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? Finding: No Impact (IS/NOP page 37-39) Explanation: There is no school located within 1/4mile of the Project site. James Earl Carter Elementary twee School is the nearest public elementary school and is located approximately 1.10 miles south of the proposed site. The Project site is partially developed with an existing parking lot. There are no hazardous materials or waste sites located on or near the Project site. In addition, the proposed site is not included on a list compiled pursuant to Government Code Section 65962.5. The Bermuda Dunes Airport (UDD) is located approximately 4.8 miles east of the subject property. The Project planning area is located well outside the airport planning boundary and operational and navigational hazard area. Therefore, the proposed Project would not result in a safety hazard or excessive noise for people residing or working at the Project site. The Project site is located in the City's urban core, and is not located in a wildland fire hazard zone and is not susceptible to wildfires. Therefore, the Project would not subject people or structures to a significant risk of loss, injury, or death as a result of exposure to wildland fires. E. LAND USE AND PLANNING Threshold: Orddi mom RESOLUTION NO. 2019-83 The following significance criteria were not discussed further in the EIR because the Initial Study/Notice of Preparation determined there would be no environmental impacts as a result of the proposed Project: a) Would the Project physically divide an established community? Finding: No Impact (IS/NOP page 44-45) Explanation: The subject property is currently partially developed with an existing surface parking lot and is located within the Desert Willow Golf Course. The Desert Willow Firecliff Course and Mountain View Course, will not be affected by the proposed Project. The surrounding established communities are physically separate from and operate independently of the proposed Project. The proposed Project will not be physically divided any community. F. MINERAL RESOURCES Thresholds: a) Result in the loss of availability of a known mineral 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 mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Finding: No Impact (IS/NOP page 46) Explanation: The Project site occurs in an urban setting and is not designated for mineral resource extraction so it would not result in the loss of availability of a mineral resource or a mineral resource recovery site. G. NOISE The following significance criteria were not discussed further in the EIR because the Initial Study/Notice of Preparation determined there would be no environmental impacts as a result of the proposed Project: c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Finding: No Impact (IS/NOP page 47-48) Explanation: RESOLUTION NO. 2019-83 The Project site is located approximately five miles west of the Bermuda Dunes Airport (UDD) and is well outside existing and modeled future airport noise contours. H. POPULATION AND HOUSING Threshold: The following significance criteria were not discussed further in the EIR because the Initial Study/Notice of Preparation determined there would be no environmental impacts as a result of the proposed Project: b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? Finding: No Impact (IS/NOP page 49-50) Explanation: The subject property is largely vacant, with the exception of a portion of the clubhouse parking lot, and the proposed Project would not displace any existing housing. The development of the Project would also not cause the displacement of any persons or require the construction of housing elsewhere. I. RECREATION ,.,. Thresholds: a) Would the Project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the Project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Finding: No Impact (IS/NOP page 54) Explanation: The primary Project uses that might generate a demand for City recreation facilities would be residents associated with the proposed 88 villa residences. To a lesser degree hotel and surf park guests may also make use of some City recreational facilities. The proposed villas could generate an estimated permanent population of 190 residents, depending on how they are sold and occupied. The proposed villas and the hotel(s) will include their own onsite recreational amenities including swimming pools, gymnasium and event spaces. Hotel guests can be expected to utilize onsite recreational amenities as well as local and regional recreational facilities. In the overall, and in light of the planned on-site recreational facilities associated with the proposed Project, it will not induce substantial population growth that would result in significant impacts to existing neighborhood and regional parks or other `"" 8 RESOLUTION NO. 2019-83 recreational facilities. J. WILDFIRES Thresholds: a) Substantially impair an adopted emergency response plan or emergency evacuation plan? b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? Finding: No Impact (IS/NOP page 65-63) Explanation: The primary emergency evacuation routes in the City include 1-10, Highway 111, Monterey Avenue, Portola Avenue, Cook Street, and Washington Street. Development on the subject property would not substantially impair the City's adopted emergency response plan or Palm Deserts' emergency evacuation plan as the project is not proposing to amend these routes to impede the emergency evacuation. The project site is not located within a wildfire hazard severity zone nor a wildland-urban interface (WUI). The project is located in the urban core of the City, and miles from an area of wildland fire potential. The implementation of the proposed Project would not expose people or structures to significant risks such as downslope or downstream flooding or landslides, post-fire slope instability, or drainage changes because the site is in the City's urban core, and miles from surrounding mountain slopes. 9 RESOLUTION NO. 2019-83 SECTION 4: FINDINGS REGARDING LESS THAN SIGNIFICANT IMPACTS NOT REQUIRING MITIGATION. Consistent with Public Resources Code Section 21002.1 and Section 15128 of the '"" State CEQA Guidelines, the EIR focused its analysis on potentially significant impacts, and limited discussion of other impacts for which it can be seen with certainty there is no potential for significant adverse environmental impacts. State CEQA Guidelines section 15091 does not require specific findings to address environmental effects that an EIR identifies as "no impact" or a "less than significant" impact. Nevertheless, the City Council hereby finds that the Project would have either no impact or a less than significant impact on the following resource areas. A. AESTHETICS 1. Scenic Vistas Threshold: a) Would the Project have a substantial adverse effect on a scenic vista? Finding: Less than significant impact. (EIR, p. 2.2-4 through 2.2-20) Explanation: Surf Lagoon and Surf Center Construction of the Surf Lagoon and Surf Center will require the use of heavy equipment r„„ which has the potential to impact views from surrounding uses, including the golf course, Westin Desert Willow, and residents of the Montecito and Retreat developments. Construction impacts will be limited by distance, grade, and occur only while construction is active. These limited view impacts will stop when construction is complete and are therefore less than significant. Building heights within the Surf Center complex will be limited to a maximum of 2 stories with the tallest building at 42±feet, although the Specific Plan allows a maximum height of 50 feet for the surf center. These building heights are consistent with the Desert Willow Golf Course Clubhouse to the north, and other nearby resort development, including the two-to four-story Westin Desert Willow villas to the immediate west and southwest. In general, the site plan preserves the most prominent scenic views of the Santa Rosa Mountains to the south. Most of the golf course lies further north, east, and south of the Project, and the Project will have no impact on mountain views from those locations, and therefore no impact on views from most of the golf course. The proposed building sizes are relatively small in the context of the golf course fairways, and views through the site, between the surf center and equipment buildings, will be generally unaffected, as the lagoon will be low-lying. Overall, impacts will be limited by distance and grade, which reduces the potential impacts to scenic vistas to less than significant levels. Hotels and Villas Construction of the hotel(s) and villas will require the use of heavy equipment which has the potential to impact views from surrounding uses. Short term views from the golf course areas io RESOLUTION NO. 2019-83 located immediately north and south may be impacted by heavy equipment and construction activities. However, as golf course viewers move through the area, they will be impacted for short periods and will move on to other areas of the course. Construction of the hotel and villa buildings will occur in close proximity to the Westin Desert Willow on its eastern boundary. The Westin's guests immediately adjacent to the Project site, and in third or fourth story units, will view the construction activities to the east. Buildings planned adjacent to these existing units will be one- and two-story spa and villas, with the hotel buildings occurring beyond. The Westin guests will experience obstruction of low range views to the east, but will still see views of the mountain peaks above. These limited view impacts will stop when construction is complete, and are therefore less than significant. The Project Specific Plan allows the hotel building(s) to have a maximum height of 50 feet and are envisioned as 3- and 4-story buildings, and the villas are envisioned as 2-story units. These heights are consistent with the proposed surf center, Desert Willow Golf Course clubhouse to the north, and Westin Desert Willow villas to the west. Views to the north, of the San Bernardino Mountains, will be reduced as regards the foothills, but the peaks and the extent of the range will still be visible above the hotel and villa buildings Similar to the Surf Lagoon and Surf Center, overall impacts will be limited by distance and grade, which reduces the potential impacts to scenic vistas to less than significant levels. Off-site Improvements Construction of off-site improvements will be temporary, and impacts are expected to be less than significant. Stormwater Management: Stormwater management infrastructure will be underground and will have no impact on a scenic vista. Pool/Lagoon Discharge: Pool/lagoon discharge infrastructure will be underground and will have no impact on a scenic vista. Golf Course Turf Reduction: Removal of golf course turf and installation of desert landscaping materials will have a less than significant impact on scenic vistas. New vegetation will be similar in height, scale, and density to existing golf course landscaping and will not block views of the mountains. Landscaping Improvements: Desert landscaping along the edge of the Project site will have a less than significant impact on scenic vistas. Vegetation will be similar in height, scale, and density to existing landscaping in the Project area and will not block views of the mountains. Overflow Parking: The overflow parking lot will be paved and improved to City standards. New lighting fixtures and trees will be evenly spaced throughout the site and will not block views of the mountains. Impacts will be less than significant. 2. Scenic Resources Threshold: b) Would the Project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? It RESOLUTION NO. 2019-83 Finding: No impact. (EIR, pp. 2.2-20 and 2.2-21) Explanation: The Project site is not located adjacent to a state scenic highway and does not contain scenic resources. There will be no impact resulting from development of the surf lagoon and surf center, the hotels and villas, or off-site improvements. 3. Existing Visual Character Threshold: c) In non-urbanized areas, would the Project substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? Finding: No impact. (EIR, pp. 2.2-21 and 2.2-25) Explanation: Surf Lagoon and Surf Center The development of the lagoon and surf center would have short-term impacts on the visual character of the site due to the presence of heavy equipment and related construction .., activities. However, the views from the surrounding golf course of construction equipment will end once construction is complete, and will not permanently impact scenic quality. Impacts „„ will be less than significant. The Project is consistent with the visual character and scenic quality of the area, which is characterized by resort development, native and drought-tolerant landscaping, and architectural themes, materials, and colors that complement the desert environment. It will not conflict with City policies preserving signature view corridors or scenic roadways. Visual impacts are reduced via site planning, grade differences, and relative distances from surrounding land uses. Impacts to visual character and public views will be less than significant. Hotels and Villas The development of the hotel and villas components of the Project would have short-term impacts on the visual character of the site due to the presence of heavy equipment and related construction activities. The views from the surrounding golf course of construction equipment will end once construction is complete, and will not permanently impact scenic quality. Impacts will be less than significant. The hotel and villas portion of the Project will be subject to the Specific Plan regulations, and the City's Municipal Code. It will be consistent with the prevailing desert-themed architectural styles of other hotel and resort development in the region. The hotel and villas will not conflict with applicable zoning or other regulations governing scenic quality, including those aimed at ""% preserving view corridors, scenic roadways, and night skies. Impacts will be less than significant. 12 RESOLUTION NO. 2019-83 Off-site Improvements The construction of the off-site infrastructure for the Project would have short-term impacts on the visual character of portions of the golf course due to the presence of heavy equipment, trenching and similar activities. The views from the surrounding golf course of construction equipment will end once infrastructure facilities are complete, and will not permanently impact scenic quality. Impacts will be less than significant. Stormwater Management: Stormwater infrastructure will be buried underground and will have no impact on visual character or regulations governing scenic quality. Pool/Lagoon Discharge: Pool/lagoon discharge infrastructure will be buried underground and will have no impact on visual character or regulations governing scenic quality. Golf Course Turf Reduction: The replacement of golf course turf with desert landscaping will have no impact on visual character or regulations governing scenic quality. Landscaping Improvements: Installation of desert landscaping along the edge of the Project site will be consistent with and a continuation of existing desert landscaping in the Project area. No impact will occur. Overflow Parking: The overflow parking lot has already been disturbed by vehicle use and is consistent with existing parking lots to the south and southeast. Paving and improvement of the lot will have no impact on visual character or regulations governing scenic quality. B. AIR QUALITY 1. Conflict with Air Quality Plan Threshold: a) Would the Project conflict with or obstruct implementation of the applicable air quality plan? Finding: No impact. (EIR, pp. 2.3-12 and -13) Explanation: Under CEQA, a significant air quality impact could occur if the Project is not consistent with the applicable Air Quality Management Plan (AQMP) or would obstruct the implementation of the policies or hinder reaching the goals of that plan. The 2016 AQMP is based in part on the land use plans of local jurisdictions, including the City of Palm Desert's General Plan. The proposed Project site is designated as Resort and Entertainment District on the City's General Plan Land Use Map and the proposed Project is consistent with the land use designation. Therefore, it is expected that the proposed Project (including the surf lagoon and surf center, hotel and villas, and off-site improvements) will result in emissions consistent with those anticipated in the 2016 AQMP. The proposed Project would be implemented in accordance with all applicable air quality management plans to ensure impacts to air quality are reduced to the greatest extent possible. The proposed Project is consistent with the assumptions underlying the AQMP and will not conflict with or obstruct implementation of the applicable air quality plan. No impact is anticipated. 13 RESOLUTION NO. 2019-83 2. Expose Sensitive Receptors to Substantial Pollutant Concentrations awe Threshold: d) Would the Project expose sensitive receptors to substantial pollutant concentrations? Finding: Less than significant impact. (EIR, p. 2.3-19) Explanation: The nearest sensitive receptors to the proposed Project are resort residences approximately 150 feet to the west, in the Westin Desert Willow villas project. Results of the Localized Significance Threshold (LST) analysis conclude that thresholds are not expected to be exceeded for any criteria pollutant during construction of the Surf Lagoon and Surf Center, the Hotel and Villas, or off-site improvements (EIR Table 2.3-8, page 2.3- 19). Because the proposed land uses do not include major stationary polluters (such as a landfill, chemical plant, oil field, refineries etc.), LST analysis was not conducted or required for Project operation. Therefore, impacts to sensitive receptors will be less than significant. 3. Objectionable Odors Threshold: e) Would the Project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? Finding: Less than significant impact. (EIR, pp. 2.3-20) Explanation: The proposed Project has the potential to result in short-term odors associated with operation of heavy equipment during construction, however construction-related odors would be temporary and quickly dispersed below detectable levels as distance from the construction area increases. During Project operation, odors may be emitted from onsite restaurants and food service facilities; however, all facilities would be equipped with proper ventilation systems to effectively remove grease, smoke, and other odors. Impacts associated with odors will be less than significant. The Project (including the Surf Center and Surf Lagoon, Hotel and Villas, and off-site improvements) is not expected to result in odor emissions adversely affecting a substantial number of people. C. CULTURAL AND TRIBAL RESOURCES 1. Historical Resources Threshold: a) Would the Project cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? Finding: No impact. (EIR, p. 2.5-12 and -13) 14 RESOLUTION NO. 2019-83 Explanation: As described in Section 2.5.5 of the EIR, the subject property once contained two "jackrabbit homestead" structures built between 1952 and 1960; however, they were not formally recorded as historic structures, and no remnants of them were found during the 2018 cultural resources field survey. No other historical structures exist onsite, and the site is not designated as a local historic landmark or property. Development of the surf lagoon and surf center, hotels and villas, and off-site improvements will have no impact on historic resources. 2. Tribal Cultural Resources Threshold: a) Would the Project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American Tribe, and that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? Finding: No Impact (EIR, p. 2.5-15 and -16) Explanation: The proposed Project (including the surf lagoon and surf center, hotels and villas, and off-site improvements) will not impact a tribal historic resource that is eligible for listing in the California Register of Historical Resources or in a local register of historical resources because none occur onsite. As explained in Section 2.5.6.a of the EIR, the site- specific cultural resources survey determined that the Project site contains no historical resources. The proposed Project area is not identified by the City of Palm Desert as a historic site or landmark. No impact will occur. D. ENERGY 1. Energy Consumption Threshold: a) Would the Project result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Finding: Less than significant (EIR, p. 2.6-10 through -15) Explanation: During Project construction, energy would be consumed in petroleum-based fuels for equipment, electricity associated with water conveyance and site lighting, and energy used in the production of construction materials. Overall, construction impacts associated with the surf lagoon, surf center, hotels, villas, and off-site improvements would be temporary, minimal and would not be wasteful or inefficient. During operation of the Project, energy would be consumed for heating/ventilating/air conditioning (HVAC), refrigeration, lighting, electronics, office equipment, residential and 15 RESOLUTION NO. 2019-83 commercial machinery (including kitchen appliances), and swimming pool operations, including wave generation at the surf lagoon. Energy would also be consumed for water pumping, solid waste disposal, and vehicle trips. r.. Surf Lagoon, Surf Center, Hotels and Villas Operation of these land uses would consume approximately 21,711,725 kWh per year of electricity, and 331,811 therms per year of natural gas, which represents a 2.87 percent increase in annual City-wide kWh usage and 1.89 percent increase in annual City-wide therm usage. The Project proposes the installation of solar panels onsite which could generate an estimated 1,700,000 kWh per year. Operation of the solar panels will offset the Project's electrical demand, thereby reducing it to approximately 20,011,725 kWh per year, which represents approximately 2.64 percent of the City's total annual electricity demand. Adherence to California Building Code and Energy Code standards will ensure the most energy efficient technologies and practices are used for the development and operation of the Project. The Project will not result in wasteful, inefficient, or unnecessary consumption of electricity or natural gas energy resources during project operation. Impacts are less than significant. With regard to transportation energy, the Project would result in the consumption of petroleum-based fuels related to vehicular travel to and from the Project site. The Project could potentially generate 12,213,217 VMTs. This represents a 2.4 percent increase in City- wide VMTs. It should be noted that VMTs are regional in nature, and that not all Project VMTs will occur solely within the City's boundaries. The EPA and CARB continue to require ,,,,et increased vehicle fuel efficiency standards to reduce vehicle emissions. Increased fuel efficiency also means that less fuel energy is required per mile traveled. Although the Project will result in a direct increase in VMTs, the Project will not interfere with increased fuel efficiency standards and will not result in wasteful, inefficient, or unnecessary consumption of transportation energy resources during operation. Impacts are less than significant. Off-site Improvements Offsite improvements are limited to utility infrastructure expansions, offsite parking, and landscaping improvements. Such improvements will not generate an operational demand for electricity, natural gas, or transportation energy, and will therefore have no impact on energy supplies. 2. Energy Efficiency Compliance Threshold: b) Will the Project conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Finding: No impact (EIR, p. 2.6-15) Explanation: All aspects of the Project (including the surf lagoon, surf center, hotels, villas, and off-site improvements) would be designed, built and operated in accordance with all 16 RESOLUTION NO. 2019-83 existing, applicable regulations that would serve to reduce the energy demand of the Project and avoid conflict with any applicable energy standards, including energy conservation standards. Such regulations and standards include the 2016 Building Code, California Green Building Code, and 2019 Energy Code to ensure the most efficient construction/building technologies are used, which will benefit overall building operations. Adherence to the applicable state standards enforced by the City will ensure the project is consistent with current energy standards and conservation goals. Therefore, no impact related to compliance with applicable energy standards would result. E. GEOLOGY AND SOILS 1. Expansive Soils Threshold: d) Would the Project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Finding: Less than significant (EIR, p. 2.7-20 and -21) Explanation: The site-specific geotechnical report determined that onsite soils consist of silty sand which has a very low expansion potential; therefore, Project impacts (including the surf lagoon, surf center, hotels, villas, and off-site improvements) would be less than significant. F. HAZARDS AND HAZARDOUS MATERIALS Threshold: a) Would the Project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Would the Project 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? Finding: Less than significant (EIR, p. 2.9-9 through -11) Explanation: Surf Lagoon, Surf Center, Hotels and Villas Construction of the surf lagoon, surf center, hotel and villas would involve the temporary use of potentially hazardous materials, including vehicle fuels, paints, oils, and transmission fluids. However, all potentially hazardous materials would be contained, stored, and used in accordance with the manufacturers' instructions and handled in compliance with applicable federal, State, and local regulations. Any associated risk would be adequately reduced to a less than significant level through compliance with these standards and regulations. RESOLUTION NO. 2019-83 Operation would involve use of limited quantities of hazardous materials such as cleaning and degreasing solvents, fertilizers, pesticides, and similar materials. The surf lagoon would use basic cleaning equipment and chemicals to maintain the pH levels for surfers. These chemicals will be transported and stored within the project site. These will occur in limited ... quantities and will not require a hazardous material handling/storage permit. The manner in which commercial chemicals are stored and handled is highly regulated by the Fire Department, County and State. These standard requirements will assure that impacts associated with commercial quantities of chemicals will be less than significant. Off-Site Improvements The proposed off-site improvements are limited to underground utility extensions, stormwater management, landscaping, and parking. These activities and land uses will not require the routine transport, use, or disposal of hazardous materials. This portion of the Project will not create a significant hazard to the public or environment. There will be no impacts. G. HYDROLOGY AND WATER QUALITY Threshold: d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? Finding: Less than significant (EIR, p. 2.10-31 and -32) Explanation: Surf Lagoon, Surf Center, Hotel, Villas, and Off-site Improvements The Project site is not located close to a large body of water, tidal or otherwise, that could result in inundation by seiche or tsunami. The proposed Project site is not in a flood hazard or tsunami inundation zone and would not be subject to inundation by a flood or tsunami. The surf lagoon would be a reinforced concrete structure designed to contain any seismically- induced oscillations within the lagoon without any structural damage to result in spill over or release of pollutants. Less than significant impact is anticipated. H. LAND USE AND PLANNING Threshold: b) Would the Project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Finding: Less than significant (EIR, p. 2.11-11 through -23) Explanation: Surf Lagoon and Surf Center All lands adjacent to the site are currently designated as Resort and Entertainment and developed as golf course except the Westin Desert Willow Villas to the southwest of the site. %sr 18 RESOLUTION NO. 2019-83 The Surf Lagoon and Surf Center are proposing a mix of entertainment, recreation and commercial uses consistent with those described in the General Plan, including the surf lagoon, pools, recreational activities, restaurants, bars, and event space for live music and other entertainment activities. The Project site is appropriate for mixed used development of the type proposed. Therefore, the proposed plans for the Surf Lagoon and Surf Center are consistent with the City's General Plan. The design, and development standards of the proposed Surf Lagoon Planning Area will be regulated through the Specific Plan and a Precise Plan based on City Municipal Code Section 25.72.030 (Precise Plan). The Surf Lagoon Planning Area was designed in accordance with the proposed Specific Plan and is therefore consistent with the Municipal Code and zoning standards. A Precise Plan further defines and implements the goals and objectives of the Specific Plan by providing specific designs and plans that ultimately regulate the construction of the Project. The site is not within or adjacent to a CVMSHCP-designated Conservation Area; thus, the implementation of the proposed Project would not conflict with the provisions of an adopted habitat conservation plan, natural community conservation plan, or other related plans designed to avoid an environmental impact. Hotels and Villas The Project proposes resort residential development comparable to that permitted elsewhere within the Desert Willow development. The proposed hotel(s) will also be consistent with the other hotels in the surrounding area, and is consistent with the hotels proposed for Planning Area 10 of the North Sphere Specific Plan, which established the Desert Willow project. Therefore, the proposed land use plans for the Hotels and Villas are consistent with the City's General Plan. The design, and development standards of the proposed Hotels and Villas Planning Area will be regulated through the Specific Plan. A Precise Plan for the Hotels and Villas Planning area shall be submitted to the City for review per City Municipal Code Section 25.72.030. The City shall review the Precise Plan for consistency with the Specific Plan to ensure the Hotels and Villas Planning area development is consistent with the Municipal Code and zoning standards. The site is not within or adjacent to a CVMSHCP-designated Conservation Area; thus, the implementation of the proposed Project would not conflict with the provisions of an adopted habitat conservation plan, natural community conservation plan, or other related plans designed to avoid an environmental impact. Off-Site Improvements With the exception of off-site parking, other off-site improvements will not result in a land use change and will not involve zoning. The off-site parking improvements (overflow parking) will occur on lands owned by the City and currently used as additional parking. Off-site improvements are consistent with General Plan land uses and the City's Municipal Code. 19 RESOLUTION NO. 2019-83 The site is not within or adjacent to a CVMSHCP-designated Conservation Area; thus, the implementation of the proposed Project would not conflict with the provisions of an adopted habitat conservation plan, natural community conservation plan, or other related plans designed to avoid an environmental impact. I. NOISE 1. Ambient Noise Levels Threshold: a) Would the Project result in generation of substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Finding: Less than significant (EIR, p. 2.12-13 through -28) Explanation: Surf Lagoon and Surf Center Construction of the proposed Project would require the use of heavy equipment for Project site preparation/excavation, installation of new utilities, and building construction. Development activities would involve the use of smaller power tools, generators, and other .,. sources of noise. The highest construction noise levels will be perceived at receiver location R2 during grading which could reach up to 68.4 dBA Leq at 90 feet. These noise levels would emir reduce with distance from the construction site at a rate of approximately 6 dB(A) per doubling of distance. As shown in Table 2.12-13 of the EIR (p.2.12-20), Unmitigated Construction Equipment Noise Level Summary, the maximum unmitigated construction noise level will range from approximately 28.5 dBA to 68.4 dBA Leq at the receiver locations. Construction activities will not exceed the NIOSH standard, and will be less than significant. The dominant noise sources attributable to the lagoon and surf center are the wave generating machine and special events outdoor activities. Based on the analysis described in the EIR, noise levels of 83.6 and 66.8 dBA at 50 feet would attenuate to 49.2 dBA Leq at the closest sensitive receiver, R2. None of the project components is expected to exceed the City's exterior noise level standards for either daytime or nighttime conditions at any of the sensitive receivers. Therefore, impacts would be less than significant. Hotel and Villas The highest construction noise levels will be perceived at receiver location R2 during grading which could reach up to 68.4 dBA Leq at 90 feet. These noise levels would reduce with distance from the construction site at a rate of approximately 6 dB(A) per doubling of distance. As shown in Table 2.12-13 of the EIR (p.2.12-20), Unmitigated Construction Equipment Noise Level Summary, the maximum unmitigated construction noise level will range from approximately 28.5 dBA to 68.4 dBA Leq at the receiver locations. Construction activities will not exceed the NIOSH standard, and will be less than significant. 20 RESOLUTION NO. 2019-83 The dominant noise sources in this planning area would be vehicular traffic accessing the site, grounds maintenance equipment, heating, ventilation and air conditioning (HVAC) units, and outdoor swimming pool/spa activities which could reach up to 57.8 dBA Leq at 50 feet. Based on the project's noise impact analysis, the City's noise standards allow outdoor noise levels of 65 and 55 dBA CNEL in the commercial area during the day and night times, respectively. None of the project components is expected to exceed the City's exterior noise level standards for either daytime and nighttime hours. Therefore, impacts would be less than significant. Off-site Improvements Construction activities associated with off-site improvements would generate temporary noise for trenching, excavation, turf removal, landscaping, and paving. These noise levels would not be expected to be any greater than the noise levels generated by Project construction. As demonstrated above, Project construction noise levels will be less than significant at all the closest sensitive receptors. Therefore, construction of off-site improvements would also result in less than significant noise impacts. Once off-site improvements are completed, with the exception of off-site parking, no noise would be generated. At buildout, the off-site parking lot will be used to accommodate vehicles off-site during special events where the main noise source would be vehicular traffic. As shown in Table 2.12-5 in the EIR, Reference Noise Level Measurements, parking lot activities can be expected to generate noise levels of 50.0 dBA at 50 feet. Since the off-site parking area is located adjacent to commercial development, this noise level will be less than significant, based on the City's noise thresholds. 2. Groundborne Vibration and Noise Levels Threshold: b) Would the Project result in generation of excessive groundborne vibration or groundborne noise levels? Finding: Less than significant (EIR, p. 2.12-29 through -31) Explanation: Surf Lagoon, Surf Center, Hotel, Villas, and Off-site Improvements Construction activities such as grading activities, construction equipment and trucks hauling project materials would have the potential to generate low levels of ground-borne vibration within the Project area. As shown in Table 2.12-17 of the EIR (p. 2.12-19), construction vibration velocities would reach up to 0.009 inches per second RMS. The threshold for construction vibration velocity in Riverside County is 0.01 inches per second RMS. Construction vibration velocities at all six receiver locations would be below the threshold and therefore are considered less than significant. According to the Federal Transit Administration (FTA), construction vibration levels ranging from 0.12 to 0.5 inches per second PPV are damaging for buildings. Project-related construction vibration levels would reach up to 0.013 inches per second PPV, which is below the 0.12 inches per second PPV. Therefore, a less than significant impact is anticipated. 21 RESOLUTION NO. 2019-83 At buildout, no operational components of the proposed Project include significant groundborne noise or vibration sources and no significant vibrations sources currently exist, or are planned, in the Project area. Thus, no significant groundborne noise or vibration impacts would occur with the operation of the proposed Project. J. POPULATION AND HOUSING Threshold: a) Would the Project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Finding: Less than significant (EIR, p 2.13-4 and -5) Explanation: Surf Lagoon and Surf Center The surf center and lagoon will generate a variety of new jobs, including retail, restaurant service jobs, recreational instructors and emergency personnel. However, on-site employment opportunities are expected to be filled by people already living in the valley, or those moving to the valley as part of expected population growth; therefore, impacts associated with new employment opportunities associated with the proposed Project are __ expected to be minor and less than significant. ear Development of the Surf Lagoon Planning Area will not require the expansion, extension or construction of new public streets or utilities that would indirectly induce population growth because all infrastructure required to serve the Project exists adjacent to the Project. Impacts will be less than significant. Hotels and Villas The Hotels and Villas will generate new jobs. However, on-site employment opportunities are expected to be filled by people already living in the valley, or those moving to the valley as part of expected population growth; therefore, impacts associated with new employment opportunities associated with the proposed Project are expected to be minor and less than significant. Although timeshares and/or hotel-serviced villas are anticipated,the Specific Plan also allows for single-family housing units. Given the city's average household size of 2.17 persons', 88 new residential villas of the Project could potentially increase the permanent population by approximately 191 persons. This represents 0.3°I0 of the City's anticipated 2040 population of 61,700, which would have a less than significant impact on the overall population of the area. M.. I "Report E-5 Population and Housing Estimates for Cities, Counties and the State, January 1, 2011- 2018, with a 2010 Benchmark,"California Department of Finance, released May 1, 2018. 22 RESOLUTION NO. 2019-83 Development of the Hotels and Villas Planning Area will not require the expansion, extension or construction of new public streets or utilities that would indirectly induce population growth because all infrastructure required to serve the Project exists adjacent to the Project. Impacts will be less than significant. Off-Site Improvements Off-site improvements include stormwater management, pool/lagoon discharge, golf course turf reduction, landscaping improvements, overflow parking, and soil removal/storage. These activities will not induce population growth either directly or indirectly, and therefore there will be no impacts. K. PUBLIC SERVICES Threshold: a) 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 public services: • Schools • Parks • Other public facilities Finding: Less than significant (EIR, p. 2.14-11 through -14) Explanation: Schools Surf Lagoon and Surf Center This component of the proposed Project will not generate permanent population and, therefore, will have no impact on schools. The Project will, however, be required to pay the mandated school mitigation fees imposed by the State for commercial construction. Based on Section §65996 of the California Government Code, the payment of such fees is deemed to fully mitigate the impacts of new development on school services. Therefore, with payment of these required developer fees, Project impacts to school services would be less than significant. 23 RESOLUTION NO. 2019-83 Hotel and Villas The demand for new or expanded school facilities and services is determined by permanent increases to the local population. The Project would result in development of 88 villas and a hotel(s) facility. The nature of the villas has not been determined, and they could be either hotel-related resort units occupied by tourists, or permanent housing units. At buildout, the villas could introduce approximately 191 new residents to the Project site.2 Based on DSUSD student generation rates, the Project has the potential to generate approximately 31 kindergarten through twelfth grade students, if the villas are occupied by permanent residents. This is a conservative estimate based on the Project's 88 new villas being occupied by families with children residing on the project site on a fulltime, year-round basis. In actuality, these units are likely to be occupied on a temporary basis by individuals and families during vacations. Nonetheless, the potential student increase represents less than 1% of DSUSD's current student body. The hotel(s) and villas will, like the surf center, be required to pay the State mandated school mitigation fee. Based on Section §65996 of the California Government Code, the payment of such fees is deemed to fully mitigate the impacts of new development on school services. Therefore, with payment of these required developer fees, Project impacts to school services would be less than significant, and no mitigation measures are required. Off-site Improvements None of the off-site improvements would generate permanent population and, therefore, will have no impact on schools. These components of the Project will not increase the student ,.. population and there will be no impact. Parks Surf Lagoon and Surf Center The proposed surf lagoon is expected to be the primary attraction for Project patrons and guests. Some visitors may attend events and undertake activities at local parks however, such visits are expected to be minimal and are not expected to require new or expanded park facilities that could result in adverse environmental impacts. Project-related impacts to parks will be less than significant. Hotel and Villas The Project proposes resort hotel and residential uses, outdoor use areas, and multiple options for recreational amenities, including lounges, swimming pools, a spa/wellness center, and a surf lagoon. In addition, the Project will be located within the Desert Willow golf course, providing additional recreational opportunities. The Project's proposed recreational amenities, in conjunction with the City's current parks and recreational facilities and the collection of Developer Impact Fees (DIFs) that support the City's park and recreation fund (as required by City's Municipal Code 25.40.1303), would be adequate to accommodate the Project's demand for parks and recreational services. 2 "Report E-5 Population and Housing Estimates for Cities, Counties and the State, January 1, 2011- 2018, with a 2010 Benchmark," California Department of Finance, released May 1, 2018. 3 Palm Desert Municipal Code 25.40.130(Required Park Dedication Fees). No building permit shall be issued for any new development until the use established is in compliance with all applicable 24 RESOLUTION NO. 2019-83 The Project could increase the usage of local parks and recreational facilities. However, the Project's other component, the surf lagoon, is expected to be the main recreational attraction; use of local parks and recreational facilities is expected to be secondary and minimal. Therefore, Project impacts to parks would be less than significant. Off-site Improvements None of the off-site improvements would_generate demand for park services and, therefore, no impact is anticipated. Other Public Facilities The Project's recreational facilities, particularly the surf lagoon, are expected to be the primary attraction for Project patrons and guests. Some visitors may attend the local library, museums, or other attractions, and some may require medical services at local hospitals. However, such visits are expected to be minimal and are not expected to require new or expanded facilities that could result in adverse environmental impacts. Project-related impacts to other public facilities will be less than significant, and no mitigation measures are required. L. TRAFFIC AND TRANSPORTATION 1. Vehicle Miles Traveled Threshold: b) Would the Project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? Finding: Less than significant (EIR, p. 2.15-24 through -28) Explanation: CEQA Guidelines Section 15064.3, as amended December 2018, states that vehicle miles traveled (VMT) is the most appropriate measure of transportation impacts. A lead agency may use models or other methods to analyze a project's VMT quantitatively or qualitatively. For land use projects, such as the proposed DSRT SURF Project, "projects within one-half mile of either an existing major transit stop or a stop along an existing high-quality transit corridor should be presumed to cause a less than significant transportation impact. Projects that decrease vehicle miles traveled in the project area compared to existing conditions should be considered to have a less than significant transportation impact." Surf Lagoon, Surf Center, Hotel and Villas Construction: The CalEEMod software used to calculate air emissions considers construction-related vehicle emissions from vendor deliveries, use of construction equipment, regulations of the City's local park dedication or payment of fees in lieu thereof requirement, as provided by the Subdivision Ordinance. (Ord. 1259§ 1, 2013). 25 RESOLUTION NO. 2019-83 and worker commutes. Based on Project-specific construction details, it is estimated that total worker trips would result in 6,578 VMT, vendor trips would result in 967 VMT, and hauling Nob trips would result in 32,188 VMT. CalEEMod does not generate VMT for construction equipment, however air quality impacts associated with construction equipment are captured «r. and analyzed in Section 2.3, Air Quality, of the EIR. Potential impacts associated with haul trucks are further discussed below (see Off-Site Improvements, Soil Removal/Storage). Operations: The TIA estimated the proposed Project's trip generation using trip generation rates provided in the Institute of Transportation Engineers (ITE) Trip Generation Manual (10th edition, 2017) for the hotel, villas, and retail portions of the Project. The ITE Manual does not include trip generation rates for a surf lagoon, so trip generation for the lagoon was based on assumptions about the anticipated number of guests and vehicle occupancy. Two trip generation estimates were prepared — one for typical operation, and one for special events. The Project would generate a combined total of 5,496 weekday daily trips under typical operation, and 7,288 weekend daily trips during special events. During typical operation, it is anticipated that many surf lagoon guests will be those staying at the Project's hotel/villa component and other resort projects within Desert Willow; local residents and visitors already in the area for other attractions may also attend. The Project is centrally located in the Coachella Valley; vehicles traveling from the furthest points of the valley from the Project site would travel approximately 15 miles to the Project, while those in the denser population centers would travel 10 miles or less. During special events, spectators could travel from areas outside the Coachella Valley; western Riverside County and Los Angeles, for example, are 60 miles and 100 miles from the Project site, respectively. For ...,, analysis purposes, it was assumed that the average distance traveled per trip was 25 miles, resulting in an annual VMT of 12,213,217 under typical operation and 16,511,125 when accounting for special events. Additionally, the Project site is 1/2-mile west of Sunline Transit Agency's Bus Lines 20 and 21 which travel along Cook Street (see TIA Exhibit 3-8 in Appendix H of the EIR). Line 21 connects northern Palm Desert (Cook Street and Gerald Ford Drive) with the Highway 111 commercial corridor in Palm Desert (Town Center Way). Line 20 follows the same route but extends further to Desert Hot Springs via 1-10. The two closest bus stops are at Cook Street/Country Club Drive and Cook Street/Frank Sinatra Drive. Lines 20 and 21 connect to other Sunline routes serving the Coachella Valley. The Project's central location and proximity to arterials, 1-10, and established transit routes are expected to reduce the amount of driving required to access the Project. Impacts will be less than significant. Off-Site Improvements Installation of off-site stormwater infrastructure, pool/lagoon discharge, turf reduction and landscaping improvements will involve the operation of construction vehicles, but they will be largely contained onsite and will not travel on area roadways. After construction is complete, off-site improvements will not generate any vehicle trips. Construction vehicles involved in the off-site parking lot will be contained onsite and generally will not travel on area roadways. Once operational, the overflow parking lot will not generate 26 RESOLUTION NO. 2019-83 trips or impact VMT, because it will be used to accommodate vehicles already accessing the site during special events. Soil Removal/Storage: During construction, an estimated 12,875 haul trips (equivalence)4 will transport excess soils to either: 1) vacant land on the Desert Willow Golf Course, less than 1/4 mile from the Project site, or 2) along Cook Street to the Classic Club 21/2 miles to the north. For conservative analysis, it was assumed that all excess soil will be hauled to the Classic Club, resulting in approximately 32,188 VMT. Once construction is complete, this Project component would generate no VMT. Impacts would be less than significant. 2. Design Hazards Threshold: c) Would the Project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Finding: Less than significant (EIR, p. 2.15-28 and -29) Explanation: Surf Lagoon, Surf Center, Hotel and Villas Primary access to the surf lagoon, surf center, hotel, and villas will be provided at two access points on Desert Willow Drive, and emergency access will be provided via a gated access point on Willow Ridge. An internal road will be used to access onsite facilities and parking. No roads, intersections, or design features are proposed that would increase hazards. Construction vehicles using Desert Willow Drive and/or Willow Ridge to access the site could inconvenience passenger vehicles on those roads; however, their presence would be only temporary (limited to the construction phase), would be managed through the City's requirements for construction management planning, and would not increase hazards. During long-term operation, vehicles accessing the site will be similar to those accessing the adjacent golf course. No impact would occur. Off-Site Improvements Installation of off-site stormwater infrastructure, pool/lagoon discharge, turf reduction and landscaping improvements will involve the operation of construction vehicles which will be largely contained onsite and will not increase traffic hazards. Once operational, these components will have no impact on traffic-related hazards. 4 CalEEMod generates the number of "haul trips" and associated hauling emissions based on the quantity/weight of material being hauled and the distance to the haul site. The number of haul trips generated in CalEEMod provides an equivalent emissions projection based on haul load assumptions programmed into the software. Based on project haul data, CalEEMod assumes that the project will require 12,875 material haul trips. It is assumed that an average haul load is 20 tons (or 16 cubic yards). 27 RESOLUTION NO. 2019-83 Improvement of the overflow parking lot will not increase hazards due to dangerous features or incompatible uses. During standard operations, the lot will remain vacant. During special events, the vehicle mix will be compatible with other vehicles on area roadways. No impact will occur. •bwif During construction, excavated soils will be removed and hauled to either a vacant site within Desert Willow Golf Course or a material storage site adjacent to the Classic Club 2.5 miles to the north. The presence of construction vehicles on area roadways may be a temporary nuisance but will not increase hazards. Haul trips will cease once construction is complete, and no impact will occur during Project operation. M. UTILITIES AND SERVICE SYSTEMS 1. Water, Wastewater, Storm Drainage, Electric, Natural Gas and Telecom Thresholds: a) Would the Project require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) Would the Project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? Nos c) Would the Project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Finding: Less than significant (EIR, p. 2.16-8 through -14) Explanation: Surf Lagoon, Surf Center, Hotel and Villas Domestic Water Infrastructure The Project will require extension of water lines within the site to connect to the existing CVWD water lines under Willow Ridge Road and the traffic circle. In addition, the Project may construct a new onsite well to supply the lagoon water demands, which will be metered in compliance with requirements of the RWRCB. This would not significantly affect CVWD water facilities, and once connected to the CVWD water lines, CVWD will have sufficient water to accommodate the proposed Project. Extension of water lines will have less than significant impacts on expanded water services because the physical expansion will occur within already disturbed areas of the golf course and its roadways, and because the proposed Project's mandate to implement a Turf Reduction Program will substantially reduce net water demand of the Project. Domestic Water Supply 28 RESOLUTION NO. 2019-83 As discussed in Section 2.10 of the EIR, Hydrology and Water Quality, and per the Project- specific Water Supply Assessment (WSA), the Project's net domestic water demand of 58.46 AFY represents approximately 0.05 percent of the total water supply (114,600 AFY) for 2020 and 0.03 percent of the total water supply (194,300 AFY) for 2040 estimated by the CVWD in its Urban Water Management Plan. Based on the WSA findings, CVWD has sufficient water supplies to meet the demands of the Project for the next 20 years. The future water supplies available to CVWD, including the Project site, are assured and reliable under normal, single-dry years, and multiple-dry years by Colorado River water rights, the permanent surface water entitlement held by the CVWD, and based on historical conditions of the groundwater aquifer. The City can reliably expect water from surface and groundwater sources. Given the existing available water supply versus the water needs of the Project, CVWD has sufficient water supplies available to serve the Project in future during normal, dry and multiple dry years. The Project's incremental effect would not be cumulatively considerable with respect to water supply and, therefore, impacts would be less than significant. Wastewater Services and Infrastructure Upon implementation of the Project, wastewater would be collected and discharged into CVWD sewer mains at all components of the Project. Wastewater will periodically be generated by the surf lagoon and pools, which will be treated on-site and either directed to on-site dry wells or discharged into one of the Desert Willow golf course lakes for course irrigation. The proposed Project will require construction of on-site sewer infrastructure to connect to the existing sewer mains located in the Desert Willow Drive and Willow Ridge Road rights-of- way. Sewage will be conveyed south along Cook Street to the CVWD treatment plant (WRP- 10) near the Whitewater River Stormwater Channel two miles to the south. The Project wastewater discharges will be typical of residential and commercial uses and would not exceed wastewater treatment requirements of the CVWD or Regional Water Quality Control Board. CVWD is currently treating and recycling City-generated wastewater at two wastewater treatment plants (WRP-9 and WRP-10). These two plants have a total capacity of 18.40 mgd.5 WRP-10 has a current capacity of 18 mgd, and is currently treating about 13.4 mgd. It is estimated that the Project would generate a total of 161,500 gallons of wastewater per days, which will constitute an increase of 1 percent of the treatment flows currently entering the CVWD's WRP-10 daily. According to the CVWD, the existing sewer lines under Willow Ridge Road and the traffic circle at the clubhouse entrance have the capacity to handle the additional sewage generated by the Project, based on the number of lateral tie-ins presently contributing to the sewer flow. CVWD has sufficient treatment capacity to treat wastewater generated by the proposed Project, and the Project is not anticipated to result in the construction or relocation of a 5 Coachella Valley Water Management Plan Update 2012 (Final Report)-Page 4-23, CVWD. 6 Assumes hotel and residential uses use 250 gallons per day per room/unit.Commercial uses assume 100 gallons per day per 1,000 SF. 29 RESOLUTION NO. 2019-83 wastewater treatment plant. The proposed Project's impact on wastewater treatment systems would be less than significant. Stormwater Drainage •�' The Project would introduce impervious surfaces in the project area through the construction of buildings, pedestrian pathways, parking lots, and internal roadways. To fully capture the surface runoff at Project buildout, the Project site is divided into four drainage areas from which onsite runoff will be conveyed into three existing Desert Willow Golf Course drainage waste areas. These drainage waste areas do not have drain pipes to the Project site currently. Drain pipes will need to be constructed and extended from the Project site in these areas as part of the proposed Project. The drainage pipe extensions are considered off-site improvements, and their impacts discussed separately below. The design of the stormwater drainage system for the Project is consistent with, and integrates into, the master plan for drainage established with the development of the Desert Willow project as a whole. The preliminary hydrology study demonstrates that the existing waste areas have capacity to accommodate Project 100-year flows. Therefore, the proposed Project will not result in a need to construct additional drainage facilities beyond those envisioned for the Desert Willow project, and impacts will be less than significant. Electric Power Operation of the proposed Project would consume approximately 21,711,725 kWh per year of electricity in total'. This represents a 2.87 percent increase in annual City-wide electricity usage (City-wide usage is approximately 756,834,386 kWh per year, according to the Palm .., Desert Greenhouse Gas Inventory 2013 Update). To reduce electricity demand, the Project proposes the installation of solar panels on-site at the Surf Center, which could generate an estimated 1,700,000 kWh per year8. Operation of the solar panels will offset the Project's electrical demand, thereby reducing it to approximately 20,011,725 kWh per year, which represents approximately 2.64 percent of the City's total electricity demand. Impacts will be less than significant. The Project will connect to the existing nearest SCE underground distribution lines located east of the site. Construction of the Project will comply with applicable SCE guidelines regarding installation, extensions, and connections to limit impacts to electricity infrastructure and avoid service interruptions. No new SCE electric power facilities will need to be constructed or relocated. Impacts will be less than significant. Natural Gas Underground natural gas lines exist at the perimeter of the Desert Willow traffic circle. The Project site will connect to the existing lines. Construction impacts associated with the installation of natural gas connections are expected to be confined to trenching in order to extend them from Desert Willow Drive to the Project site. Prior to ground disturbance, Project contractors would notify and coordinate with SoCalGas to identify the locations and depths of all existing gas lines and avoid disruption of gas service. 7 See Section 2.6 Energy for detailed discussion. Annual kWh were estimated in CalEEMod using .. historical energy data for similar land use/building types, and Project-specific engineering estimates for the surf lagoon. 8 Per project specific solar design. '"' 30 RESOLUTION NO. 2019-83 Operation of the proposed Project would consume approximately 331,811 therms per years of natural gas in total, which is equivalent to a 1.89 percent increase in annual City-wide natural gas usage (City-wide usage is approximately 17,532,930 therms per year, according to the Palm Desert Greenhouse Gas Inventory 2013 Update). No additional natural gas facilities will need to be constructed or relocated. Impacts will be less than significant. Telecommunication The City is located within Frontier Communications' service area for telecommunication services. The project site will connect to the existing telecommunication lines located adjacent to the site in Desert Willow Drive. Lines currently in place are sufficient to supply the Project, and no new lines are expected to be required. No impact is anticipated. Off-site Improvements Stormwater Management: This component of the Project will extend storm drains from the proposed Project site at several locations (please see Section 2.10 of the EIR for a comprehensive discussion of the drainage system) to existing waste areas within the golf course. The pipes will be installed within existing disturbed areas of the golf course, and extend to existing disturbed waste areas. Although extension will be necessary, it will not result in the need for expanded facilities, because the drainage system designed for the entire Desert Willow project included serving the Project site, and other development sites within the master planned project. Therefore, the implementation of the proposed Project will not result in a need for expanded drainage facilities, and will not have a significant environmental effect on the golf course waste areas. Impacts will be less than significant. Pool/Lagoon Discharge: This component of the Project will require the extension of underground pipes to an existing lake within the golf course, to the south of the Project site. The extension of these pipes will occur within existing disturbed areas of the golf course, and will require only trenching and the installation of pipes. The water will be treated prior to its discharge into the existing lake, and will be used for irrigation within the golf course. The pool and lagoon discharge will not require the expansion of water, wastewater, storm drain, electric, natural gas or telecommunication facilities, and will have less than significant impacts on existing facilities. Golf Course Turf Reduction and Landscaping Improvements: This component of the Project would replace existing turf areas within the existing golf course with desert landscaping,which would reduce irrigation water demand and have an overall net benefit to water supplies. This component of the Project will not require any wastewater treatment, electric power, natural gas, or telecommunications. No long-term impacts are expected. Overflow Parking: This component of the Project will require up to 0.5 AFY in irrigation water when developed, and will be required to retain the 100 year storm on-site by installing a self- contained drainage system meeting City standards. No expansion of water, wastewater, drainage, electrical, natural gas or telecommunication facilities will be required, and impacts are expected to be less than significant. 9 See Section 2.6 Energy for detailed discussion.Therms were estimated in CalEEMod using historical energy data for similar land use/building types. 31 RESOLUTION NO. 2019-83 Soil Removal/Storage: This component of the Project will require water during excavation to suppress wind erosion, which will be temporary and will end once the excavation is completed. Impacts will be less than significant. This component will not require any wastewater treatment, electric power, natural gas, or telecommunications. No long-term impacts are expected. 2. Solid Waste Threshold: d) Would the Project generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? e) Would the Project comply with federal, state, and local management and reduction statutes and regulations related to solid waste? Finding: Less than significant (EIR, p. 2.16-15 and -16) Explanation: Surf Lagoon, Surf Center, Hotel and Villas Construction Impacts All construction debris would be placed in appropriate onsite containers and periodically disposed of in accordance with all applicable standards of waste disposal. Non-hazardous construction materials that cannot be reused or recycled would be accepted for disposal at Riverside County landfills. As required by CalGreen, demolition of the existing parking lot and the waste created by construction activities will be required to be recycled, and demonstration of compliance will be required by the City as a condition of the building permits for the Project. This standard requirement will assure that impacts associated with construction waste remain less than significant. Any hazardous materials (e.g. chemicals, oils fuels, lubricants, paints, and solvents) used during construction would be recycled, treated, and/or disposed of in accordance with federal, State, and local laws. Construction-related solid waste generation will be short-term and local and/or regional landfills would have sufficient permitted capacity to accommodate the Project's construction-related solid waste disposal needs. Impacts will remain less than significant. Operational Impacts Based on the Estimated Solid Waste Generation Rates established by CalRecycle, the Project would dispose of approximately 355 tons of solid waste per year10 at buildout. The Project would be required to achieve 50 percent waste diversion in accordance with Riverside 10 Retail=0.02 lb/SF/day;Office=0.006 lb/SF/day; Hotel=2 lb/room/day; Multi-family=5.1 lb/unit/day. CalRecycle. ``a0 32 RESOLUTION NO. 2019-83 County's Integrated Waste Management Plan (CIWMP); based on this requirement, the total solid waste generation for the Project will be approximately 212.66 tons per year. Solid waste collected from the site will be hauled to the Edom Hill Transfer Station in Cathedral City and then transported to Lamb Canyon landfill in Beaumont. The Project will contribute 0.02% to Lamb Canyon's remaining capacity." Commingled recyclable materials will be transported to Burrtec's material recovery facilities for recycling and reuse. Less than significant impacts would occur from the Project. Off-site Improvements Stormwater Management and Pool/Lagoon Discharge: These components of the Project would not generate any solid waste; no impact is anticipated. Landscaping Improvements and Golf Course Turf Reduction: The Turf Reduction program and landscaping activities may result in plant waste, and in some solid waste associated with plant containers, that Burrtec will sort and dispose of as green waste, or recycle. Green waste will then be recycled as compost per Mandatory Organics Recycling requirements (AB 1826). Impacts will be less than significant. Overflow Parking: The proposed overflow parking site is currently vacant and will not result in construction or demolition waste. At buildout, the parking lot will not generate solid waste; no impact is expected. Soil Removal/Storage: Other than excavated soil, this Project component is not anticipated to generate any other solid waste; no impact is anticipated. " Assumes that 1 CY of commercial and residential recyclable solid waste is equivalant to 100 lbs (averaged). "Volume to Weight Conversion Factors," US EPA Office of Resource Conversion and Recovery. April 2016. 33 RESOLUTION NO. 2019-83 SECTION 5: FINDINGS REGARDING ENVIRONMENTAL IMPACTS MITIGATED TO A LESS THAN SIGNIFICANT LEVEL. The City Council hereby finds that feasible Mitigation Measures have been identified •.' in the EIR and this Resolution that will avoid or substantially lessen the following potentially significant environmental impacts to a less than significant level. The potentially significant impacts, and the Mitigation Measures that will reduce them to a less than significant level, are as follows: A. AESTHETICS 1. New Source of Light and Glare Threshold: d) Would the Project a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? Finding: Less than significant with mitigation incorporated. (EIR, p. 2.2-31 through -41) Explanation: The surf lagoon will increase light and glare from the following sources: 1. Pole-mounted lighting is proposed along the central pier and both sides of the outer boardwalk (see EIR Exhibit 2.2-2). This includes a total of 34 luminaires mounted on eleven (11) galvanized steel poles that will be 40 to 80 feet in height. Of this total, one is proposed at 40 feet, three at 60 feet, four at 70 feet, and three at 80 feet in height, t,,,,, distributed on all sides of the lagoon, and on the central pier (see EIR Exhibit 2.2-20). Section 24.16.015(F) of the Palm Desert Municipal Code states that the maximum pole heights for sport courts shall be thirty (30) feet. The proposed Specific Plan allows for the construction of light poles of up to 80 feet in height. Section 24.16.015(E) of the Municipal Code requires that sports lighting fixtures use the latest technology to control spill light from the lighting fixture. Each luminaire will be fitted with a light/glare control visor that directs light downward onto the lagoon and reduces glare and light spillage.12 Section 24.16.045(C) of the Municipal Code states that outdoor recreational sports lighting shall be turned off at 10:00 pm with partial lighting remaining on until 10:30 pm to allow participants to safely vacate the field/venue. The Specific Plan proposes surf lagoon lighting consistent with operational hours that allow surfers in the water until 12:00 am on holidays, weekends and during special events, and 10 pm on weekdays. 2. Other proposed lighting fixtures include lights mounted in the concrete pony wall along the entire boardwalk (18 inches above the boardwalk deck), and fixtures mounted on 12 Exhibits SP6.1 and SP6.2, Light Fixture Cutsheets, DSRT Surf Precise Plan Package, March 25, 2019. 34 RESOLUTION NO. 2019-83 handrail vertical posts along the entire pier (20 inches above the pier deck), as well as landscaping lighting throughout the Planning Area.13 3. The Project would involve the installation of photovoltaic (PV) solar panels, which would convert sunlight directly into electricity. 4. Vehicles accessing and parking onsite will generate new sources of light and glare. Surf Lagoon and Surf Center Light fixtures will illuminate the Promenade roadway, parking lots, surf lagoon boardwalk and pier, and common areas around the surf center, including ancillary buildings, swimming pools, and the event lawn. Lighting of these features is intentional for after-dark activities, safety, and security. The lighting plans for these fixtures incorporates standards of the Municipal Code, will be typical of the lighting provided at other developments within the area, and will not significantly impact the lighting environment of the Desert Willow Golf Resort. Specialized and stronger lighting is proposed for the surf lagoon. As shown in Exhibit 2.2-20 of the EIR, pole lights ranging from 40 to 80 feet in height are proposed at this location. They will occur on all sides of the lagoon, and along the central pier to illuminate the water and allow night surfing. Exhibit 2.2-20 of the EIR also shows the levels of light occurring on the lagoon to its edge, while Exhibit 2.2-21 of the EIR depicts the levels of light generated by the light poles in the areas surrounding the lagoon. As shown in Exhibit 2.2-21, lighting levels at the property line will be reduced to imperceptible levels to the north and south of the site, conforming to City standards. Light pole luminaires will emit a total of 112,455 lumens, which is less than the 130,000 lumens allowed for commercial light poles in Municipal Code Section 24.16-015, Outdoor Lighting Requirements. The lighting impacts associated with the proposed lagoon lighting as it relates to light fixture outputs will therefore be less than significant. Impacts associated with glare from the structures at the surf lagoon area are expected to be less than significant. However, the lighting generated by the light poles proposed for the lagoon also have the potential to generate glare resulting from lights reflected from the water. The City does not have specific numeric standards for glare. However, based on the findings of Exhibit 2.2-17 of the EIR, the lagoon lighting as proposed (40-80-foot-tall poles) will result in minimal glare off-site, and impacts will be less than significant. Hotel and Villas No development application(s) for Specific Plan Planning Area 2 have been filed at this time and, therefore, architectural elevations for the hotel and villas are not available. However, as required by the Specific Plan, building styles and materials will complement those used for the surf center. As shown in Exhibits 2.2-17 through 2.2-19 in the EIR, lighting levels at the site boundary will be imperceptible, and will meet City standards. Lighting from the light poles at the surf lagoon will spill onto the Villas along the southwest edge of the surf lagoon, and to the hotel and villas to the west of the lagoon. It will not spill onto Desert Willow Drive, the clubhouse parking lot, or the Westin Desert Willow resort to the immediate southwest. As shown in EIR Exhibit 2.2-21, the highest lighting level along the 13 Exhibit LT1.0, Site Lighting Plan, DSRT Surf Precise Plan Package, March 25, 2019. 35 RESOLUTION NO. 2019-83 south edge of the lagoon, where the villas are located, will range from 2.1 to 4.7 footcandles. The City's standard for illumination in lighting plans is 1 to 3 footcandles (Municipal Code Section 24.16.035). Lighting levels at the rear patios and balconies of the Lagoon Villas will be higher in some locations. The architectural plans for these villas are not part of this Y.r application, but the concepts provided in the Specific Plan are illustrated in EIR Exhibit 2.2-4. They show deep covered balconies and patios that will shield the interior of these villas from the light levels occurring at these locations. However, since these architectural plans are not definitive, the impacts from the surf lagoon light poles to interior spaces of the villas along the south edge of the lagoon could be significant, and should be mitigated. As provided in Mitigation Measure AES-1, the architectural plans for the villas at this location will be required to demonstrate that interior light levels in those villas will not exceed 1 footcandle, the lower allowable standard under the City's standards. This mitigation measure will assure that impacts associated with lighting at the south Lagoon Villas will be less than significant. Mitigation Measures AES-1: In order to assure that lighting levels at the Lagoon Villas do not exceed City standards, architectural plans for these villas will be accompanied by a lighting plan that demonstrates that the interior lighting level at the windows located facing the lagoon does not exceed 1.0 footcandle. Lighting plans will be prepared according to the City's lighting design standards as part of Mitigation Measure AES-1. AES-1 will assure that the lighting levels at the lagoon villas are acceptable. This mitigation measure will reduce impacts to less than significant levels for the Proposed Project. 0.0 Off-site Improvements The majority of off-site improvements will be buried, and will generate no light or glare. The w overflow parking lot is already impacted by occasional vehicle use. It will be improved to City standards, including new pole-mounted lighting to enhance visibility and security. Lighting will be required to comply with Chapter 24.16, Outdoor Lighting Requirements, of the Palm Desert Municipal Code, and the City will review and approve the lighting plan prior to development. With implementation of these standard requirements, impacts will be less than significant. B. BIOLOGICAL RESOURCES 1. Habitat Modifications Threshold: a) Would the Project 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? Finding: Less than significant with mitigation incorporated. (EIR, p. 2.4-19 through -21) Explanation: The development of the Project will result in the disturbance of the entire site. Impacts to biological resources, as discussed below, would be consistent across all mom components of the Project, including the surf lagoon, surf center, hotels, villas, and off-site improvements.The following discussion, therefore, applies to all components of the proposed 36 RESOLUTION NO. 2019-83 Project equally. Tables 2.4.1 through 2.4.3 of the EIR (p. 2.4-12 through -14) summarize information on all special-status species that have been reported in the Project vicinity, or that have the potential to occur onsite based on geographic distribution and presence of potentially suitable habitat. Given the level of existing disturbance onsite from parking lot development, grading, installation of irrigation systems, development of surrounding parcels, and daily disturbances of human activity on the adjacent Desert Willow Golf Resort, there is a low potential for the proposed Project to adversely impact sensitive biological species. No sensitive plant species or wildlife species were observed or detected on the Project site during the biological field survey, and any potential Project-related impacts would be mitigated through payment of standard CVMSHCP developer impact fees (Mitigation Measure BIO-1). Mitigation Measure B1O-1 Payment of CVMSHCP Fees The Project proponent shall be required to pay the CVMSHCP local development mitigation fee to mitigate for impacts to covered species and natural communities within the Project site. Although burrowing owl is a covered species under the CVMSHCP, neither the federal 404 permit nor the state NCCP for the CVMSHCP provides for take of this species, which is further protected by the MBTA. The species nests and roosts underground and is particularly vulnerable to ground-disturbing activities. The biologist determined that suitable burrowing owl habitat is present on the vacant portion of the Project site, however the species was not detected during site surveys. Project-related impacts to the species will be mitigated through implementation of Mitigation Measure BIO-3 which requires pre-construction surveys to identify any burrowing owls present onsite, and consultation with CDFW regarding the use of exclusion devices, if appropriate, to minimize impacts to the species. Special-status bird species which may nest in the Project area are protected from take by the MBTA. Nesting bird surveys in compliance with the MBTA will mitigate any potential Project- related impacts to these species (Mitigation Measure BIO-2). The surveys would determine whether nesting birds are present onsite immediately prior to site disturbance and, if present, prohibit project-related work within avoidance buffers until the young have fledged. Mitigation Measure B/O-2 MBTA Compliance For any grading or other site disturbance or tree or vegetation removal occurring during the nesting season between February 1st and August 31st, a qualified biologist shall conduct at least one nesting bird survey, and more if deemed necessary by the consulting biologist, immediately prior to initiation of project-related ground disturbing activities. If nesting birds are present, no work shall be permitted near the nest until the young birds have fledged. While there is no established protocol for nest avoidance, when consulted, the CDFW generally recommends avoidance buffers of about 500 feet for birds-of-prey, and 100 — 300 feet for songbirds . 37 RESOLUTION NO. 2019-83 Mitigation Measure B/O-3 Burrowing Owl Surveys ""' A qualified biologist shall conduct two (2) take avoidance pre-construction burrowing owl surveys onsite. The first shall occur between 14 and 30 days prior to ground disturbance, and ..e the second shall occur within 24 hours of ground disturbance. If burrowing owls are detected, the project proponent shall consult with CDFW to determine what course of action is needed, such as the use of exclusion devices (if applicable) to discourage owls from using burrows that are believed to be in jeopardy of being impacted by implementation of the project. With implementation of Mitigation Measures BIO-1 through BIO-3, potential Project-related impacts to sensitive species would be less than significant. C. CULTURAL AND TRIBAL RESOURCES 1. Archaeological Resources Threshold: b) Would the Project cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? Finding: Less than significant with mitigation (EIR, p. 2.5-13 through -15) Explanation: Surf Lagoon, Surf Center, Hotels and Villas, r„r, No archaeological resources were observed during the site-specific cultural resources field survey, and none were found or recorded during previous surveys. The Project area is within the traditional use area of the Agua Caliente Band of Cahuilla Indians, and the potential exists for archaeological resources to be uncovered during ground-disturbing activities. Although the site has been previously graded, features or artifacts of prehistoric origin may be uncovered during Project development, particularly since excavation for parking structures and pool and lagoon backwash drainage structure construction will be at greater depths than previously occurred. To reduce the potential impacts, Mitigation Measure CUL-1 requires educating construction personnel about possible archaeological artifacts, human remains, and other cultural materials that could be uncovered during construction activities, pursuant to§ 15064.5. If any of those materials are unearthed during construction, Mitigation Measure CUL-2 would require further actions to secure those materials and assure their proper disposition. Off-Site Improvements Stormwater Management: Installation of subsurface stormwater management infrastructure will involve excavation and other soil disturbances that could uncover archaeological resources. Impacts will be less than significant with implementation of Mitigation Measures CUL-1 and CUL-2. MUIR Pool/Lagoon Discharge: Installation of pooVlagoon discharge infrastructure will result in soil disturbances that could uncover archaeological resources. Impacts will be less than significant with implementation of CUL-1 and CUL-2. 38 RESOLUTION NO. 2019-83 Golf Course Turf Reduction: Removal and replacement of existing turf with native landscaping will result in soil disturbances. These areas have been previously disturbed for existing landscaping, and since the replacement with drought-tolerant landscaping will occur in areas and at depths that have previously been significantly disturbed, no impact is expected. Overflow Parking: The Project will result in improvement of an existing parking lot southeast of the subject property. The parking lot has already been disturbed from grading and vehicle use, and it is unlikely to harbor subsurface archaeological resources. Nonetheless, there is limited potential for such resources to be unearthed during ground-disturbing activities. Impacts will be less than significant with implementation of CUL-1 and CUL-2. Soil Removal/Storage: Project development will result in excavation, removal and placement, and storage of soils. The placement of soils off-site will not impact architectural resources, and any resources would have been identified during site disturbance. This activity will not result in any impact to prehistoric resources. Mitigation Measure CUL-1 Worker Education Program: Prior to commencing any phase of Project ground disturbance, all personnel working onsite shall be required to complete a worker education program performed by a qualified archaeologist that describes potential archaeological artifacts, human remains, and other cultural materials that could be unearthed during the Project development process, and the procedures required in the event such a discovery is made. Mitigation Measure CUL-2 Monitoring:If buried cultural materials are encountered inadvertently during any earth-moving operations associated with the Project, all work within 50 feet of the discovery should be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds. The archaeologist shall prepare a findings report summarizing the methods and results of the investigation, including an itemized inventory and detailed analysis of recovered artifacts upon completion of field and laboratory work. The report shall include an interpretation of the cultural activities represented by the artifacts and discussion of their significance. The submittal of the report to the City and Tribal representative, as appropriate, along with final disposition of the recovered artifacts in a manner consistent with determination of the lead agency, Project archaeologist, and consulting tribes, will signify the completion of the monitoring program and, barring unexpected findings of significance, the mitigation of potential project impacts on cultural and tribal resources. Overall, impacts to archaeological resources pursuant to Section 15064.5 will be mitigated to less than significant levels through implementation of Mitigation Measures CUL-1 and CUL- 2. 2. Human Remains Threshold: c) Would the Project disturb any human remains, including those interred outside of formal cemeteries? 39 RESOLUTION NO. 2019-83 Finding: Less than significant with mitigation (EIR, p. 2.5-14 and -15) Explanation: Surf Lagoon, Surf Center, Hotels and Villas, The subject site does not contain a formal cemetery; however, it is within the traditional use area of Native American tribes, and the potential exists for human remains to be unearthed during ground-disturbing activities, such as grading and excavation. California Health and Safety Code Section 7050.5 requires that all excavation stop, and that the County coroner inspect the site. Should the remains be identified as Native American by the coroner, the NAHC is required to contact the most likely descendant, and that descendant may recommend appropriate burial. This requirement, reflected in Mitigation measure CUL- 3, will assure that impacts associated with human remains are less than significant. Off-Site Improvements Stormwater Management: Installation of subsurface stormwater management infrastructure is unlikely to unearth human remains, because the golf course area in which these facilities will occur has been previously graded. However, this activity will be subject to the same requirements of law contained in Mitigation Measure CUL-3. Pool/Lagoon Discharge: Installation of subsurface pool and lagoon discharge pipes is unlikely to unearth human remains, because the golf course area in which these facilities will occur .�., has been previously graded. However, this activity will be subject to the same requirements of law contained in Mitigation Measure CUL-3. ,,,, Golf Course Turf Reduction: Removal of golf course turf and replacement with desert landscaping is expected to affect only shallow depth soils. However, this activity will be subject to the same requirements of law contained in Mitigation Measure CUL-3. Overflow Parking: The proposed overflow parking lot has already been disturbed by grading and vehicle use. Nonetheless, the potential exists for human remains to be uncovered during proposed improvements. This activity will be subject to the same requirements of law contained in Mitigation Measure CUL-3. Soil Removal/Storage: The removal and storage of soils has no potential to unearth human remains, insofar as the soils will have been inspected as part of the construction activities described above. Soil removal and storage will not impact human remains. Mitigation Measure CUL-3 Human Remains: Should buried human remains be discovered during grading or other construction activities, in accordance with State law, the County coroner shall be contacted. if the remains are determined to be of Native American heritage, the Native American Heritage Commission and the appropriate local Native American Tribe shall be contacted to determine the Most Likely Descendant(MLD). 3. Tribal Resources 0"4 16.41 40 RESOLUTION NO. 2019-83 Threshold: a) Would the Project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American Tribe, and that is: ii) a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1 h, the lead agency shall consider the significance of the resource to a California Native American tribe. Finding: Less than significant with mitigation (EIR, p. 2.5-16 through -18) Explanation: Surf Lagoon, Surf Center, Hotels and Villas No tribal cultural resources are known to exist on the Project site. However, the site is within the Traditional Use Area of the ACBCI. Therefore, the potential exists for archaeological resources to be uncovered during ground-disturbing activities, including the deep excavation required for the parking structure and pool and lagoon backwash drainage structures. As described in Section 2.5.6.b. of the EIR, the inclusion of construction staff training, and the requirement for monitoring should resources be identified contained in Mitigation Measures CUL-1 and CUL-2, will reduce these potential impacts to less than significant levels. Off-Site Improvements Stormwater Management: Installation of subsurface stormwater management infrastructure will involve excavation and other soil disturbances that could uncover tribal resources. Impacts will be less than significant with implementation of Mitigation Measures CUL-1 and CUL-2. Pool/Lagoon Discharge: Installation of subsurface pool and lagoon discharge pipes will involve excavation and other soil disturbances that could uncover tribal resources. Impacts will be less than significant with implementation of Mitigation Measures CUL-1 and CUL-2. Golf Course Turf Reduction: Removal and replacement of existing turf with native landscaping will result in soil disturbances. These areas have been previously disturbed for existing landscaping, and since the replacement with drought-tolerant landscaping will occur in areas and at depths that have previously been significantly disturbed, no impact is expected. Overflow Parking: The parking lot has already been disturbed from grading and vehicle use, and it is unlikely to harbor subsurface tribal resources. Nonetheless, there is limited potential for such resources to be unearthed during ground-disturbing activities. Impacts will be less than significant with implementation of CUL-1 and CUL-2. 41 RESOLUTION NO. 2019-83 Soil Removal/Storage: The placement of soils off-site will not impact tribal resources, as any resources would have been identified during collection of soils. This activity will not result in any impact to tribal resources. Mitigation Measure CUL-1 Worker Education Program: Prior to commencing any phase of Project ground disturbance, all personnel working onsite shall be required to complete a worker education program performed by a qualified archaeologist that describes potential archaeological artifacts, human remains, and other cultural materials that could be unearthed during the Project development process, and the procedures required in the event such a discovery is made. Mitigation Measure CUL-2 Monitoring: If buried cultural materials are encountered inadvertently during any earth-moving operations associated with the Project, all work within 50 feet of the discovery should be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds. The archaeologist shall prepare a findings report summarizing the methods and results of the investigation, including an itemized inventory and detailed analysis of recovered artifacts upon completion of field and laboratory work. The report shall include an interpretation of the cultural activities represented by the artifacts and discussion of their significance. The submittal of the report to the City and Tribal representative, as appropriate, along with final disposition of the recovered artifacts in a manner consistent with determination of the lead agency, Project archaeologist, and consulting tribes, will signify the completion of the monitoring program and, barring unexpected findings of significance, the ... mitigation of potential project impacts on cultural and tribal resources. Overall, impacts to Tribal resources will be mitigated to less than significant levels through implementation of Mitigation Measures CUL-1 and CUL-2. D. GEOLOGY AND SOILS 1. Groundshaking Threshold: a) Would the Project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: ii) Strong seismic ground shaking? Finding: Less than significant with mitigation (EIR, p.2.7-10 through -13) Explanation: Surf Lagoon, Surf Center, Hotel and Villas The Project is located within a seismically active area which could expose people or structures to strong seismic ground shaking. wwr 42 RESOLUTION NO. 2019-83 To address seismic hazards, the City has codified the 2016 CBC in Municipal Code Section 15.24.010, which requires that project structures be designed with adequate strength to withstand the lateral dynamic displacements induced by the Design Basis Ground Motion, which the CBC defines as the earthquake ground motion that has a 10-percent chance of being exceeded in 50 years. The project will be required to comply with the CBC and all California seismic design requirements, which would ensure that it would not expose persons or property to significant injury or damage from strong seismic ground shaking hazards. The site-specific Geotechnical Investigation Report includes several recommendations, included as mitigation measures in the EIR. Implementation of mitigation measures GEO-6 and GEO-7 will ensure adequate uniform structural support for enclosed walls during strong seismic groundshaking events. GEO-10 requires appropriate Asphalt Concrete Pavement design and construction measures to minimize potential damage to proposed structures if strong seismic ground shaking is encountered. GEO-13 requires compaction of up to 90 percent to minimize cracking of concrete flatworks. Construction sites are at higher risk than fully developed structures during strong seismic shaking because the standard measures that would protect a building and its occupants from an earthquake are not yet in place. This means the damage could be more extensive to a building under construction than for the same building after the construction is complete. To minimize the loss of life during excavation, mitigation measure GEO-19 requires all employees at the construction site to be trained in earthquake preparedness and identify safe places near the construction site to make emergency evacuation possible. With implementation of this mitigation measure, impacts associated with strong groundshaking will be less than significant. Adherence to the CBC, California seismic design requirements, the City's Municipal Code, and the mitigation measures set forth herein would ensure potential impacts related to seismic groundshaking at the surf lagoon, surf center, hotels, and villas would be less than significant. Off-site Improvements Stormwater Management: Active faults in the region have the potential to cause strong groundshaking in the proposed Project area, and could result in shifting, breakage, or other damage to proposed off-site storm drainage improvements and leakage of water. Mitigation measure GEO-12 will require appropriate compaction of all utility trench backfill to minimize damage caused by strong seismic shaking. With implementation of GEO-12, impacts would be less than significant. Pool/Lagoon Discharge: Water from the swimming pools and lagoon will be flushed to golf course lakes via underground pipes which could be damaged during strong ground shaking. New underground pipelines will be designed and installed accordingly to the California Building Code to withstand ground shaking, and flushing of water from swimming pools and the surf lagoon to the existing golf course lake will not create any new ground shaking hazards to these lakes. As with the stormwater management system, mitigation measure GEO-12 requires the compaction of trench backfill, to minimize hazards to the pipes carrying the discharge. Impacts would be less than significant with implementation of this mitigation measure. 43 RESOLUTION NO. 2019-83 Golf Course Turf Reduction: Removal and replacement of existing turf areas with desert landscaping will not create any ground shaking hazards in the Desert Willow Golf Course. ins No impact will occur. bar Landscaping Improvements: Hardscape surfaces in landscaped areas could crack or buckle during a seimic event; however, such damage would not pose a substantial risk or hazard to people or property, and would be reduced to less than significant levels with the implementation of mitigation measures GEO-10 and GEO-13, which address impacts to hardscapes, asphalt and concrete. Overflow Parking: The off-site parking area is already graded, and no new permanent structures are proposed at the site. Seismic groundshaking could cause pavement to crack or buckle; however, potential damage and hazards to people and property would be less than significant with the implementation of mitigation measure GEO-10, which specifically addresses impacts to asphalt and concrete. Soil Removal/Storage: The project may require excavations of up to 20 feet of soil for placing foundations and constructing the parking structures. Soils removed from the site will be hauled either to other vacant areas of Desert Willow, or to an off-site location. Groundshaking would not impact soil stockpiles. Mitigation Measure GEO-6 Conventional Shallow Spread Footings: Adequate support for the proposed resort buildings and surf lagoon enclosed walls will be provided through Conventional Shallow Spread ... Footings. ..r Mitigation Measure GEO-7 Slabs-on-Grade: Concrete slabs-on-grade must be placed on compacted engineered fill to provide uniform support. A minimum slab thickness of 4-inches and a minimum reinforcement consisting of#3 bars at 18-inches on center in each direction shall be required. Mitigation Measure GEO-10 Asphalt Concrete Pavement: This shall be designed in accordance with Topic 608 of the Caltrans Highway Design Manual to meet the following thickness for the site: Pavement Material Required Thickness Asphalt Concrete Surface Course 3 inches Class II Aggregate Base Course 4 inches Compacted Subgrade Soil 12 inches Mitigation Measure GEO-12 Utility Trench Backfill: All utility trench backfill shall be compacted to a minimum relative compaction of 90%. Mitigation Measure GEO-13 ••• 44 RESOLUTION NO. 2019-83 Exterior Concrete Flawwork: The subgrade soil below concrete flatwork areas shall first be compacted to minimum relative compaction of 90 percent to minimize cracking of concrete flatworks. Mitigation Measure GEO-19 Prior to ground disturbing activities, all employees at the construction site shall be trained in earthquake preparedness and identify safe places near the construction site to facilitate emergency evacuation. 2. Seismic-Related Ground Failure Threshold: a) Would the Project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: iii) Strong seismic ground failure, including liquefaction? Finding: Less than significant with mitigation (EIR, p. 2.7-13 and -14) Explanation: Surf Lagoon, Surf Center, Hotel and Villas The site is located on relatively flat ground but could be subject to slope instability, collapse, or slumping during an earthquake, particularly in the subsurface parking garage, buildings, pool and Lagoon backwash drainage structures, and the surf lagoon. In order to minimize the potential for collapse, instability or slumping, mitigation measures GEO-1 through GEO-5 will assure that soil is clean, adequately compacted, and that excavated slopes remain stable during a seismic event. With implementation of these mitigation measures, impacts will be reduced to less than significant levels. Based on the Geotechnical Investigation Report14, the potential for liquefaction at the project site is low due to depth to groundwater, which is greater than 200 feet below the surface. Therefore, potential impacts related to liquefaction would be less than significant. Off-site Improvements Stormwater Management: Ground failure is usually caused by surface rupture along faults, unstable soils, or liquefaction. The Project's connections to existing off-site storm drainage systems will not result in a ground failure risk at the site because pipes will be located in narrow trenches properly backfilled, and impacts would be less than significant. Pool/Lagoon Discharge: Flushing of water from swimming pools and surf lagoon to the existing golf course lakes will be via underground pipelines located in narrow trenches properly compacted as described above. The discharge system will not be significantly impacted by ground failure. 14 Geotechnical Investigation Report for the project site by Sladden Engineering in December 2018. 45 RESOLUTION NO. 2019-83 Golf Course Turf Reduction: Removal and replacement of existing turf areas with desert landscaping will not create any ground failure hazards in the Desert Willow Golf Course because no structural alterations will be required, and the replacement of turf with desert landscaping will not expose these areas to ground failure. No impact is anticipated. Landscaping Improvements: Landscaping improvements at the edges of the project to connect to the existing golf course landscaping will not involve structures, and will not cause any ground failure hazards in the Desert Willow Golf Course. No impact is anticipated. Overflow Parking: The off-site parking area is already graded, and will be improved with pavement, curbs and gutters. The installation of these facilities, with implementation of the mitigation measures described above, will not result in ground failure or liquefaction. Soil Removal/Storage: The proposed Project would involve some excavation. The excavations are limited to 20 feet for the lagoon and subsurface parking garages. Localized excavations, vehicle access and grading could potentially destabilize the soils and trigger a localized landslide within excavated areas. Adverse effects to people or structures could be significant if a shallow ground failure were to occur. Mitigation measure GEO-1, GEO-2, and GEO-5 require the contractor to incorporate appropriate engineering design and construction measures to address soil prone to ground failure. The potential for construction activities to expose and adversely impact people and structures due to ground failure would be less than significant with implementation of these mitigation measures. Mitigation Measure GEO-1 Site Clearing: Prior to commencement of remedial grading within the site, all existing vegetation, associated root systems, and debris shall be cleared. Areas planned to receive fill shall be cleared of old fill and any irreducible matter. Mitigation Measure GEO-2 At Grade Structure Areas Requirements:All undocumented artificial fill and low-density native surface soil shall be removed and re-compacted for the at-grade structures(e.g., spa building and cabanas). Over-excavation should extend to a minimum depth of 3 feet below existing grade or 3 feet below the bottom of the footings, whichever is deeper. The exposed native soil shall be moisture conditioned to within 2 percent of optimum moisture content and compacted to at least 90 percent relative compaction. Removals shall extend at least 5 feet laterally beyond the footing limits. Mitigation Measure GEO-3 Fill Placement and Compaction: Engineered fill shall be free of organic material, debris, and other deleterious substances, and should not contain irreducible matter greater than 3-inches in maximum dimensions. The imported fill shall meet the following criteria: Plastic Index <12 Liquid Limit <35 % Soil Passing#200 Sieve Between 15% and 35% Maximum Aggregate Size 3 inches 46 RESOLUTION NO. 2019-83 Mitigation Measure GEO-4 Shrinkage and Subsidence: Volumetric shrinkage of the material shall be between 10 and 15 percent. Mitigation Measure GEO-5 Temporary Excavation: Temporary excavation up to 20 feet in depth may be required to accomplish the proposed construction. Excavations to depth of 20 feet shall have slope cuts no steeper than horizontal to one vertical(1:1). 3. Soil Erosion Threshold: b) Would the Project result in substantial soil erosion or the loss of topsoil? Finding: Less than significant after mitigation (EIR, p. 2.7.15-2.7.17) Explanation: Surf Lagoon, Surf Center, Hotel and Villas The Project site is highly susceptible to wind erosion.15 Grading and construction will require removal of the topsoil; however, grading and construction activities would occur in accordance with erosion control requirements, including dust control measures, imposed by the City pursuant to grading permit regulations. Specifically, project construction would be required to comply with the City's Municipal Code Section 27.28.09016, including submittal and approval of grading permits to ensure that the project does not generate excessive soil erosion. City Municipal Code Sections 24.12.01017 and 24.20.05018 require preparation of a fugitive dust (PM10) mitigation plan and compliance with National Pollutant Discharge Elimination System (NPDES) standards prior to and during construction. A Water Quality Management Plan (WQMP)19 has been prepared for the proposed Project which includes Best Management Practices (BMPs). These BMPs would be implemented during grading and construction to reduce sedimentation and soil erosion, and in compliance with City standards. Mitigation measures GEO-16 through GEO-18 specifically address and mitigate the potential for soil erosion through watering or covering soils, and by prohibiting construction activities during significant storms or wind events. In addition, project 15 Palm Desert General Plan, City of Palm Desert 2016; Figure 8-3. 16 Palm Desert Municipal Code 27.28.090— Plans to Accompany Application. 17 Chapter 24.12 Fugitive Dust (PM10) Control, Palm Desert Municipal Code 24.12.010—Purpose and Intend. 18 Palm Desert Municipal Code 24.20.050- Discharge of pollutants. 19 Preliminary Water Quality Management Plan for Tentative Map 37639 — DSRT SURF prepared by The Altum Group, December 31, 2018. 47 RESOLUTION NO. 2019-83 construction contractors will be required to comply with City grading permit regulations20, which require dust control measures to reduce sedimentation and erosion.21 Off-site Improvements Stormwater Management, Pool/Lagoon Discharge, Golf Course Turf Reduction, Landscaping Improvements and Overflow Parking: The construction of these improvements will result in loss of topsoil during construction.The same fugitive dust(PM10) mitigation plan requirements applicable to other components of the project would be applied to these improvements, which would prevent substantial soil erosion and fugitive dust generation. Once constructed, these facilities will not be subject to erosion. Soil Removal/Storage: The project would require excavation of an estimated 20 feet deep area, and the removal of 151,000 cubic yards of soil which could cause erosion and generate blowsand. However, construction will occur incrementally and in measured stages, which will allow control of soil moisture and stability. Mitigation measures GEO-16, GEO-17, and GEO- 18 will ensure that the loss of soils from strong wind events will be less than significant. Mitigation Measure GEO-16 All project grading plans shall include a soil erosion prevention/dust control plan. Blowing dust and sand during excavation and grading operations shall be mitigated by adequate watering of soils prior to and during excavation and grading, and limiting the area of dry, exposed and disturbed materials and soils during these activities. To mitigate against the effects of wind erosion after site development, a variety of measures shall be implemented, including ... maintaining moist surface soils, planting stabilizing vegetation, establishing windbreaks with non-invasive vegetation or perimeter block walls, and using chemical soil stabilizers. .,., Mitigation Measure GEO-17 There shall be a cessation of grading activities during rainstorms or high wind events. The project contractor shall install flow barriers and soil catchments (such as straw bales, silt fences, and temporary detention basins) during construction to control soil erosion. Mitigation Measure GEO-18 All materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of spillage or dust. 4. Unstable Soils Threshold: c) Would the Project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Finding: Less than significant after mitigation (EIR, p. 2.7-17-2.7-20) 20 Palm Desert Municipal Code 27.12.180—Building Permits and Chapter 24.12—Fugitive Dust(PM10) Control. 21 Palm Desert Municipal Code 27.12.065—Erosion Control. 48 RESOLUTION NO. 2019-83 Explanation: Surf Lagoon and Surf Center The surf lagoon and surf center portion of the project site is currently partially developed and does not contain unstable soils or geologic units. No fissure or other surficial evidence of subsidence was observed at the project site. Based on the Geotechnical Investigation Report, it is not susceptible to on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse; this is due to on-site conditions, distance from sloping terrain and foothills, and depth to groundwater. The depth to groundwater is reported below 200 feet below ground surface in this area. Mitigation measure GEO-3 will require use of engineered fill free of unstable soil at the site to reduce potential risks associated with lateral spreading, subsidence, liquefaction or collapse for all components of the project. The implementation of this mitigation measure will reduce impacts to less than significant levels. Ground subsidence has been documented by the U.S. Geological Survey and CVWD in portions of La Quinta, Palm Desert, and Indian Wells; the principal cause is believed to be extraction of groundwater. The projected water consumption which could be drawn from the on-site well, existing golf course well or from existing CVWD water supplies to accommodate the lagoon is 73.04 AFY, which represents 0.00025% of total water in storage. No excessive withdrawal of water is anticipated at the site, and so the potential for subsidence is considered low. Consequently, impacts from subsidence, liquefaction or collapse would be less than significant. The project site is located at a distance of approximately 3.10 miles from the Santa Rosa Mountains, therefore, it does not have any potential for landslide or lateral spreading. No impact is anticipated. Hotel and Villas The hotel and villas portion of the Project is not susceptible to liquefaction, landslides, or lateral spreading. Mitigation measure GEO-3 will require use of engineered fill free of unstable soil at the site to reduce potential risks associated with lateral spreading, subsidence, liquefaction or collapse for all components of the project. The implementation of this mitigation measure will reduce impacts to less than significant levels. The proposed hotel and villas would require approximately 76.89 AFY of water, or 0.00025% of total water in storage. This component of the proposed Project is anticipated to use approximately 8.54 AFY of recycled water for landscaping. The remaining 68.35 AFY of water will be provided via connection to existing CVWD domestic water infrastructure. No excessive withdrawal of water is planned at the site. No new well will be installed to serve this portion of the Project, and therefore, it will not contribute to subsidence. Off-site Improvements Stormwater Management: The existing golf course waste areas which accommodate existing storm flows are not located on an unstable soil to cause lateral spreading, subsidence, or liquefaction. Similarly, the project's connection to off-site storm drain improvements to 49 RESOLUTION NO. 2019-83 accommodate the Project's increase in stormwater runoff will not cause lateral spreading, subsidence, or liquefaction. No impact is anticipated. Pool/Lagoon Discharge: Flushing of water from swimming pools and surf lagoon to the existing golf course lake located south of the Project site will not disturb any unstable soil to cause lateral spreading, subsidence, or liquefaction. No impact is anticipated. Golf Course Turf Reduction: Removal and replacement of existing turf areas with desert landscaping will not involve use of unstable soil to result in lateral spreading, subsidence, or liquefaction. No impact is anticipated. Landscaping Improvements: Landscaping at the project site will not involve use of unstable soil to result in lateral spreading, subsidence, or liquefaction. No impact is anticipated. Overflow Parking: The off-site parking area is already graded; it will be improved using engineered fill compacted to City standards, through implementation of mitigation measure GEO-3, which will assure that impacts are less than significant. Soil Removal/Storage: Mitigation measure GEO-3 will require use of engineered fill free of unstable soil at the site to reduce potential risks associated with lateral spreading, subsidence, liquefaction or collapse. With mitigation, impacts will be less than significant. Mitigation Measure GEO-3 Fill Placement and Compaction: Engineered fill shall be free of organic material, debris, and ..,, other deleterious substances, and should not contain irreducible matter greater than 3-inches in maximum dimensions. The imported fill shall meet the following criteria: __ Plastic Index <12 Liquid Limit <35 % Soil Passing #200 Sieve Between 15% and 35% Maximum Aggregate Size 3 inches 3. Unique Paleontological/Geologic Feature Threshold: f) Would the Project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Finding: Less than significant after mitigation (EIR, p.2.7-21 and -22) Explanation: Surf Lagoon, Surf Center, Hotel and Villas The Project site is not known to contain unique paleontological features; however, .�.� construction activities have the potential to reveal Quaternary-age alluvium which has an unknown paleontological resource sensitivity. To reduce the potential impacts to .r 50 RESOLUTION NO. 2019-83 paleontological resources due to excavation activities, mitigation measure GEO-15 is required. A qualified paleontologist will be required to evaluate any buried paleontological materials discovered during earth-moving operations at the site to reduce Project impacts to less than significant levels. Off-site Improvements Stormwater Management: No unique paleontological resource or geologic feature is anticipated to be affected by connecting the site to the golf course's storm drainage system because it will not require deep excavation or grading. No impact is anticipated. Pool/Lagoon Discharge: Extension of the pipelines to the golf course lake would not require deep excavation so no unique paleontological resource or geologic feature is anticipated to be affected. No impact is anticipated. Golf Course Turf Reduction: Removal and replacement of existing turf areas with desert landscaping in the Desert Willow Golf Course will not affect any paleontological resource or geologic feature as these activities will be surf icial. No impact is anticipated. Landscaping Improvements: Landscaping at the project site will not affect any paleontological resource or geologic feature as these activities will be surf icial improvements. No impact is anticipated. Overflow Parking: The off-site parking area is already graded. Improvements to the parking area would not affect any paleontological resource or geologic feature as these activities will be surf icial. No impact is anticipated. Soil Removal/Storage: The removal of soils has the potential to unearth paleontological resources. However, implementation of mitigation measure GEO-15 will reduce potential impacts to less than significant levels. Mitigation Measure GEO-15 If buried paleontological materials are discovered inadvertently during any earth-moving operations associated with the project, all work within 50 feet of the discovery shall be halted or diverted until a qualified paleontologist can evaluate the nature and significance of the finds. E. HAZARDS AND HAZARDOUS MATERIALS Threshold: f) Would the Project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Finding: Less than significant with mitigation incorporated. (EIR, p. 2.9-11 through -13) Explanation: Surf Lagoon, Surf Center, Hotel and Villas 51 RESOLUTION NO. 2019-83 The majority of construction activities would be confined to the Project site itself; however, limited infrastructure improvements may require some work in adjacent street rights-of-way (Desert Willow Drive and Willow Ridge). These roadways could be used by people evacuating �r the area during an emergency. Although construction activities may require temporary lane closures, appropriate traffic management and control plans would be followed pursuant to mitigation measures TRANSP-15 and -16. Therefore, the proposed Project would not physically interfere with emergency response or evacuation plans. Impacts would be less than significant. Access to the Project will be taken from Desert Willow Drive, and through the perimeter roadway within the proposed Project. Occasionally, special events would be conducted at the lagoon site, increasing traffic on major roadways. This increase in traffic will not cause significant deterioration in roadway operations (See EIR Section 2.15 Transportation). In addition, to control the traffic on these roads, a Special Event Traffic Management Plan would be prepared for each special event, as described in Mitigation Measures TRANSP-5 through -14 (see Section 5.1., below). With implementation of these measures, special events occurring within the Project will have less than significant impacts on emergency evacuation plans. Off-Site Improvements: Stormwater Management, Pool/Lagoon Discharge, Golf Course Turf Reduction, Landscaping Improvements, and Overflow Parking: The areas where off-site improvements will occur are not located within or along a designated emergency evacuation route. In addition, w construction vehicles trips and activities would not physically interfere with any emergency response plan. No impact is anticipated. Soil Removal/Storage: To minimize impacts on major roadways, all Project components, including the staging of haul trucks, will be subject to plan review by the Public Works, Fire, and Police Departments as required by mitigation measure TRANSP-15 (see Section 5.1, below). Any trucks transporting soil off-site to the Classic Club will be temporary travel and after construction is complete, soil removal/storage will cease, and this Project component will have no impact on emergency access or plan. Mitigation Measure TRANSP-5 The Project proponent shall coordinate with City staff to prepare, refine, and approve a Special Event Traffic Management Plan that facilitates the safe and efficient movement of special event traffic, shuttles, and pedestrians. A master management plan shall be prepared that details all potential measures required for a special event, which shall be supplemented with individual plans addressing specific special events based on their size and duration. The Special Event Traffic Management Plan shall be submitted to the City prior to certificate of occupancy for the Surf Center. Individual management plans for specific special events shall be submitted at least 30 days prior to the start of the event. The Special Event Traffic Management Plan shall include the measures identified in Mitigation Measures TRANSP-6 through 14, below. Mitigation Measure TRANSP-6 52 RESOLUTION NO. 2019-83 Shuttle service shall be provided to transport spectators between the Project site and overflow parking lot via Desert Willow Drive, and for any other off-site parking location required to accommodate the parking requirements for each special event. The calculation for number of parking spaces required shall be based on the number of planned attendees, divided by 2.4, and multiplied by 0.70 (70%) (as described in Section 1.10 of the "Desert Wave Traffic Impact Analysis, City of Palm Desert," prepared by Urban Crossroads, March 4, 2019). Shuttle routes and stops shall be identified in the Special Event Traffic Management Plan. Mitigation Measure TRANSP-7 In developing the Special Event Traffic Management Plan, the Project proponent shall include the use of portable changeable message signs (CMS) along Country Club Drive and Cook Street to facilitate event traffic to and from on-site and off-site parking. Mitigation Measure TRANSP-8 In developing the Special Event Traffic Management Plan, the Project proponent shall include the use of law enforcement personnel and/or special event flaggers to direct traffic at the following locations: 1) Desert Willow Drive & Country Club Drive, 2) Cook Street & Market Place Drive, 3) Desert Willow Drive & Market Place Drive, and 4) Desert Willow Drive & Project entrance. Any plans involving law enforcement personnel shall be coordinated with the Palm Desert Police Department. Mitigation Measure TRANSP-9 In developing the Special Event Traffic Management Plan, the Project proponent and City shall include the use of public service announcements (PSA) to provide information to event guests prior to the event. Examples include, but are not limited to, online event information (i.e., suggested routes, parking, etc.), changeable message signs (CMS) prior to the event, and brochures. Mitigation Measure TRANSP-10 The City shall provide traffic signal timing adjustments based on the expected peak arrival and departure periods of the special event at the following locations: 1) Desert Willow Drive & Country Club Drive, 2) Cook Street & Market Place Drive, and 3) Cook Street & Country Club Drive. Mitigation Measure TRANSP-11 In developing the Special Event Traffic Management Plan, the Project proponent shall include the designation of convenient and accessible drop-off and pick-up areas to promote ridesharing and reduce parking demands. The Plan may also include short-term parking with time restrictions of 10-15 minutes for staging areas for ridesharing vehicles. Mitigation Measure TRANSP-12 In developing the Special Event Traffic Management Plan,the Project proponent shall include providing off-site parking facilities for employees to increase available on-site parking for guests. Employee parking sites shall be served by shuttles that transport employees to and from the Project site. Mitigation Measure TRANSP-13 In developing the Special Event Traffic Management Plan,the Project Proponent shall include implementing valet parking to increase available on-site parking capacity. 53 RESOLUTION NO. 2019-83 Mitigation Measure TRANSP-14 The Project proponent shall demonstrate availability of additional parking spaces at Desert Springs Marketplace, the Indian Wells Tennis Garden or other location(s) prior to each special event. Shuttle service to/from the Project site shall be provided to serve all off-site parking locations. Mitigation Measure TRANSP-15 Prior to site disturbance, construction staging plans shall be approved by the Public Works, Fire, and Police Departments to assure they adequately consider and account for temporary detours, changing access to business and residential areas, and emergency access, and that they cause minimal disruption to adjoining streets and land uses, during all phases of Project development. Mitigation Measure TRANSP-16 The Construction Manager shall be required to identify and promptly repair any Project- related damage to existing public roads upon completion of each phase of Project development. The Construction Manager shall monitor the condition of these routes throughout the construction process and, in the event of an accidental load spill or other Project-related incident, shall arrange for the immediate clean-up of any material with street sweepers or other necessary procedures. F. HYDROLOGY AND WATER QUALITY 1. Water Quality Standards and Groundwater Management 01% Thresholds: a) Would the Project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? e) Would the Project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Finding: Less than significant with mitigation incorporated. (EIR, p. 2.10-13 through -18) Explanation: Surf Lagoon, Surf Center, Hotels, Villas and Off-site Improvements All aspects of the Project will be required to comply with NPDES regulations and the BMPs set forth in the Project-specific WQMP, which minimize the pollutant load associated with urban runoff during construction and operation of the lagoon, surf center, hotel, or villas. The imposition of conditions of approval, local, and state standard requirements and the requirements of the law will assure that the Project will not violate any water quality standards or waste discharge requirements. With the implementation of mitigation measures HYD-1 through HYD-3, Project impacts would be less than significant. Mitigation Measure HYD-1 "e' BMPs, as described in the Project-specific WQMP, shall be implemented to ensure that water quality impacts resulting from the Project meet the City's NPDES standards. war 54 RESOLUTION NO. 2019-83 Mitigation Measure HYD-2 Exposed soil from excavated areas, stockpiles, and other areas where ground cover is removed shall be stabilized by wetting or other approved means to avoid or minimize the inadvertent transport by wind or water. Mitigation Measure HYD-3 The Project shall be subject to NPDES Construction General Permit requirements. 2. Groundwater Supplies Threshold: b) Would the Project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? Finding: Less than significant with mitigation (2.10-18 through -25) Explanation: Surf Lagoon, Surf Center, Hotels, Villas and Off-site Improvements The proposed Project will require water for domestic use and landscape irrigation. Based on the Water Supply Assessment (WSA) prepared for the Project, the whole Project would require approximately 165.21 AFY of water at buildout. This is approximately 0.14 percent of CVWD's anticipated 2020 total urban water demand of 114,600 AF, and approximately 0.09 percent of CVWD's anticipated 2040 total urban water demand of 194,300 AF. The WSA requires that the Project implement a Turf Reduction Plan on the Firecliff and Mountain View Golf Courses, which will reduce current irrigation water consumption and offset the water demand of the proposed Project for the lagoon, surf center, hotel, and villas. It is anticipated that the replacement of 1,035,325 square feet of turf with desert landscaping (drought tolerant plants) will save approximately 106.75 AFY of water. On that basis, the net water demand will be 58.46 AFY. This represents approximately 0.05 percent of the total projected water supply of 114,600 AF for 2020, and would represent 0.03 percent of the total projected water supply of 194,300 AF for 2040. The Turf Reduction Program is anticipated to occur concurrent with the construction of the Project, and implementation of Mitigation Measure HYD-4 will assure that the Turf Reduction Program is completed prior to the lagoon's operation. As described in the Project's WSA, CVWD has sufficient water supplies to meet the demands of the Project for the next 20 years. This result is based on the volume of water available in the aquifer, CVWD's Colorado River contract supply, SWP Table A amounts, water rights, and water supply contracts, and CVWD's commitment to eliminate overdraft and reduce per capita water use in CVWD's service area. Based on these findings, the Project will not substantially deplete groundwater supplies or interfere with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. With implementation of mitigation measure HYD-4, impacts will be less than significant. 55 RESOLUTION NO. 2019-83 Mitigation Measures HYD-4 The Turf Reduction Program shall be completed prior to the issuance of certificates of occupancy for the surf center. 3. Drainage Patterns: Erosion and Siltation Threshold: c) Would the Project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i) result in substantial erosion or siltation on- or off-site? Finding: Less than significant with mitigation (EIR, p. 2.10-25 through -27) Explanation: Surf Lagoon, Surf Center, Hotels and Villas Topographically, the Project site consists of flat terrain with a gradual slope toward the south.22 Stormwater percolates into ground surface soils or sheet flows to the south. There are no streams or rivers onsite. Development of the proposed Project will result in demolition of the existing parking lot, onsite grading, and removal of soils to accommodate construction of the lagoon and surf center, construction of impermeable surfaces (buildings, pools, driveways, sidewalks, patios, hardscapes, etc.), as well as new stormwater conveyance pipes that connect to existing drainages within the Desert Willow Golf Course. The proposed Project will alter existing drainage patterns onsite, but proposed stormwater management improvements are designed to adequately manage Project drainage such that the Project will not result in substantial erosion or siltation.23 Drainage waste areas are already available off-site for retaining the 100-year storm event. The Desert Willow drainage plan was designed to accommodate all 100-year storm flows throughout the development. The Project drainage plans integrate into the existing Desert Willow drainage program, and tie into the existing facilities to the northwest and south of the site. The proposed Project also includes a WQMP which provides for BMPs to control erosion and sedimentation entering the proposed drainage pipes. These requirements, to be implemented by mitigation measure HYD-1, will assure that impacts associated with erosion and siltation are reduced to less than significant levels. Off-site Improvements 22 Geotechnical Investigation Report prepared by Sladden Engineering in 2018(Page 2). 23 Preliminary Hydrological Report for Tentative Tract Map No. 37639— DSRT SURF prepared by The Altum Group, December 3, 2018. 56 RESOLUTION NO. 2019-83 Stormwater Management and Pool/Lagoon Discharge: The development of the Project will result in an increase in surface runoff, due to increases in the amount of impervious surfaces. This lowers the infiltration rate through the Project site, resulting in the necessity for an on- site drainage system connecting to the existing Desert Willow drainage facilities. Construction of the connections to the existing system will consist of trenching in the existing golf course, laying pipe, and covering and restoring landscaping. These activities will be undertaken to City standards, including storm water BMPs included in both WQMP(s) and SWPPP(s) for these parts of the Project. Because these off-site improvements will be subject to mitigation measure HYD-1, and with City requirements for the protection of surface waters, impacts will be reduced to less than significant levels. Golf Course Turf Reduction: The existing turf areas are not causing any erosion or siltation. Implementation of mitigation measures HYD-1 and HYD-2 will reduce the potential of erosion and siltation during turf reduction activities. Impacts would be less than significant with the implementation of these measures. Landscaping Improvements: The landscaping of the edge of the proposed Project's transition to the golf course could result in both wind and water erosion. Implementation of mitigation measures HYD-1 and HYD-2 will reduce the potential of erosion and siltation during landscaping activities. Impacts would be less than significant with the implementation of these measures. Overflow Parking: The existing off-site parking area is graded. Improvement of the lot will increase the impermeable surfaces on the site. As discussed above,the off-site parking would be required to retain storm waters on site, and to implement BMPs to contain eroded materials, consistent with City standards. Mitigation measures HYD-1 and HYD-2 will assure that impacts associated with erosion and siltation are reduced to less than significant levels. Soil Removal/Storage: Construction of the proposed Project would require excavation and grading for new utility lines, access roads, trenching for the underground parking structures, and excavation and grading for surface parking lots. Soil material would be exposed to erosion or siltation. However, mitigation measures HYD-1 and HYD-2, and the City's requirements for dust control plans will reduce potential of soil erosion during excavation and transportation of excavated soil to less than significant levels. Mitigation Measure HYD-1 BMPs, as described in the Project-specific WQMP, shall be implemented to ensure that water quality impacts resulting from the Project meet the City's NPDES standards. Mitigation Measure HYD-2 Exposed soil from excavated areas, stockpiles, and other areas where ground cover is removed shall be stabilized by wetting or other approved means to avoid or minimize the inadvertent transport by wind or water. 57 RESOLUTION NO. 2019-83 4. Drainage Patterns: Runoff and Flooding Threshold: c) Would the Project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site; iii) 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; or iv) impede or redirect flood flows? Finding: Less than significant with mitigation (EIR, p. 2.10-28 through -30) Explanation: Surf Lagoon, Surf Center, Hotel and Villas During construction, the proposed Project would not alter a floodway in a manner that would redirect or impede flow during construction. Construction impacts due to development of the lagoon, surf center, hotel and villas would be minimized through compliance with the General Construction Activity Stormwater Permit, including implementation of a SWPPP and the MS4 v„r, Permit. The permit requires preparation and implementation of a SWPPP that must include erosion and sediment control BMPs that would meet or exceed measures required by the determined risk level of the Construction General Permit. A construction site monitoring program that identifies monitoring and sampling requirements during construction is a required component of the SWPPP. Impacts will be less than significant. Development of the lagoon, surf center, hotel and villas would alter existing on-site drainage patterns and flowpaths with the addition of new impervious surfaces. The Project includes tie- in to the existing storm drain system within the Desert Willow Golf Course for all planned components. The lagoon will be designed as a "self-treating area," which would not be generating any surface runoff during regular operational activities. Water from the lagoon will be discharged in to the artificial lake located south of the golf course via evacuation line. This water will be treated prior to discharge. The surf center and associated parking structure are located in sub-drainage areas 3 and 4, which are designed to carry stormwater into two existing drainage waste areas located northwest and southeast of the site within the Desert Willow Golf Course. The lake and existing drainage waste areas have enough capacity to accommodate water from the lagoon and subareas 3 and 4 and would not exceed its capacity to cause surface runoff and flooding. The hotel and villas are located in sub-drainage areas 1 and 2 which are designed to carry "" surface runoff or stormwater into two existing drainage waste areas located northwest and ..r 58 RESOLUTION NO. 2019-83 south of the site within the Desert Willow Golf Course. These existing drainage waste areas in the Desert Willow Golf Course have adequate capacity to accommodate projected flows from the hotel and villas. Overall, the Project would generate runoff due to increased amounts of impervious surfaces; however, it is not anticipated to create or make a significant contribution to runoff which would exceed the capacity of the existing storm drain system within the Desert Willow Golf Course and add substantial additional sources of polluted runoff. With compliance with the MS4 Permit, and implementation of mitigation measures HYD-1 through HYD-3, the operational impacts would be less than significant. Off-site Improvements Stormwater Management: The off-site stormwater pipes that will connect to the existing golf course facilities will be part of the overall drainage plan for the Project, and will therefore not increase runoff, but instead manage it. Pollutant control will be effected through the implementation of mitigation measures HYD-1 through HYD-3. With implementation of these mitigation measures, impacts will be reduced to less than significant levels. Pool/Lagoon Discharge: Water flushed from pools and the lagoon during daily operations will be treated, as required, and conveyed via an underground pipe to the golf course lake. These activities are part of the daily maintenance of the Project, and will not impact flooding, as any water accumulated in the lagoon or pools would be accommodated in these facilities, and would not increase on-site flows. Golf Course Turf Reduction and Landscaping Improvements: Turf areas within the golf course currently are part of the existing golf course drainage plan, and drain into existing facilities. Replacement of turf with desert landscaping will not change these conditions, or the amount of stormflow generated in these areas. No impact is anticipated. Overflow Parking: This parking lot will be improved without any significant changes to its existing drainage pattern, with the addition of required retention facilities. The requirements of mitigation measures HYD-1 through HYD-3 will apply to this component of the Project, reducing impacts to less than significant levels Soil Removal/Storage: Soil removal and distribution on off-site locations will not contribute to increased storm flows. The distribution of soils on other parts of the golf course, or its transport to an off-site location at the Classic Club would not impact flood control systems. In either case, soil would be integrated into existing facilities, and storm flows would not be affected. No impact is anticipated. Mitigation Measure HYD-1 BMPs, as described in the Project-specific WQMP, shall be implemented to ensure that water quality impacts resulting from the Project meet the City's NPDES standards. Mitigation Measure HYD-2 59 RESOLUTION NO. 2019-83 Exposed soil from excavated areas, stockpiles, and other areas where ground cover is removed shall be stabilized by wetting or other approved means to avoid or minimize the inadvertent transport by wind or water. Mitigation Measure HYD-3 The Project shall be subject to NPDES Construction General Permit requirements. G. PUBLIC SERVICES Threshold: a) 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 public services: • Fire protection • Police protection Finding: Less than significant with mitigation (EIR, p. 2.14-6 through -14) Explanation: The construction of all components within the proposed Project will result in a potential increase in the need for security to prevent theft or vandalism of construction activities and equipment. This potential impact can be avoided with the implementation of mitigation measure PS-4, which requires that construction sites and equipment and storage areas be fenced and locked outside of construction hours. Surf Lagoon and Surf Center In addition to the public access points provided on Desert Willow Drive, a third emergency access will be provided at the northwestern portion of the project, from the adjacent Westin project Willow Ridge roadway. The internal roadway system would be designed to provide looped secondary emergency vehicle access and egress. Fire lanes, turning radii and back up space around buildings will require approval of the Fire Marshall, so as to be assure adequate access for emergency and fire equipment vehicles. The operation of the lagoon and surf center will increase the demand for police and fire protection and emergency response services. Increased risks may include water safety and emergency medical incidents, particularly at the surf lagoon and during special events. Overall, with the buildout of the proposed lagoon and surf center, the net increase in persons at the project site on a daily basis would not require a substantial increase in police or fire protection services in order to maintain the current service ratio for these services. No new or expanded stations, the construction of which could cause significant environmental impacts, would be needed as a result of the proposed Project. However, additional police and ..w fire department support may be required during special events, and private security personnel r.r 60 RESOLUTION NO. 2019-83 should be employed onsite to minimize additional demands for police services. To assure that impacts associated with public safety services are mitigated, Mitigation Measures PS-1 through PS-3 require the provision of private security services on site, and the coordination and approval of RCSD for special events. With implementation of Mitigation Measures PS-1 through PS-3, impacts to police and fire protection services would be less than significant. Hotel and Villas The major public roads that serve the Project site are the same as those described above for the surf lagoon and surf center. The same requirements for fire lanes, turning radii and back up space around buildings will apply to the hotel(s) and villas, and will require approval of the Fire Marshall. The Project's demand for services is expected to be consistent with that of other residential and resort development in the Project vicinity. It is not expected to require the construction of new or physically altered facilities that might result in physical environmental impacts. Impacts are expected to be less than significant. Off-site Improvements Stormwater Management, Pool/Lagoon Discharge, Golf Course Turf Reduction and Landscaping Improvements: These components of the Project would not generate any demand for police or fire protection services, therefore, no impact is anticipated. Overflow Parking: The use of the off-site parking facility will be associated with the special events held at the Surf Lagoon, and would be tied to safety and traffic plans for these events. The use of the parking lot will have similar impacts to fire protection during special events as the surf center, and would be subject to Mitigation Measures PS-2 and PS-3, assuring that impacts are reduced to less than significant levels. Soil Removal/Storage: These components of the Project would not generate any demand for police or fire protection services, therefore, no impact is anticipated. Mitigation Measure PS-1 All components of the Project shall be required to employ on-site private security. Mitigation Measure PS-2 Per the City's Municipal Code Sections 5.87.180 and 5.100.02024, at least two weeks prior to a special event at the lagoon area, the applicant shall file a "Special Event Temporary Entertainment Permit." Event notifications and specifics shall be approved in advance with the RCSD and Fire Marshall prior to scheduled events. Mitigation Measure PS-3 Project facilities shall be designed and maintained to maximize public safety, including providing secure facilities access and parking, adequate nighttime lighting, maximization of defensible space and minimization of"dead zones,"and professional security personnel. The 24 Palm Desert Municipal Code 5.87.180 (Special events notification required) and 5.100.020 (Special event temporary entertainment permit required). 61 RESOLUTION NO. 2019-83 Project proponent shall coordinate with the Police Department to assure the Project is designed to address these and other safety concerns. Mitigation Measure PS-4 '"" During construction, excavation areas, construction staging, and storage areas shall be fenced and locked. All equipment shall be returned to staging and storage areas at the end of each work day. H. TRAFFIC AND TRANSPORTATION 1. Circulation System Compliance Threshold: a) Does the Project conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? Finding: Less than significant with mitigation (EIR, p. 2.15-12 through -23) Explanation: Surf Lagoon, Surf Center, Hotels and Villas Palm Desert LOS Policy .., According to the Palm Desert General Plan, the City's optimal level-of-service for intersections and roadway segments is LOS C, but LOS D is considered the minimum ere acceptable service level. The Traffic Impact Analysis (TIA) determined that the intersection at Cook Street and Market Place Drive currently operates at an unacceptable LOS during PM peak hours, and with the addition of the Project, it will continue to operate at an unacceptable LOS during one or more peak hours. Mitigation will be required to reduce impacts to less than significant levels, as provided in mitigation measure TRANSP-1, which requires that the Project pay its fair share of the installation of a traffic signal at this location. Further, the Development Agreement requires that the payment be made by the Project proponent, and that the City install the signal prior to the issuance of a certificate of occupancy for the Surf Center. This assures that the improvement will be complete at the time that the Project is operational, and that the impact will be less than significant when the Project begins operations. TIA Assumptions and Scenarios The TIA evaluated five (5) Project impact scenarios. Detailed descriptions, data tables, and exhibits are contained in the TIA (Appendix H of the EIR). Where ambient growth was included in the analysis, an ambient growth factor of 6.12% (2% per year over 3 years, compounded annually) was used to account for background traffic growth. 1. Existing Conditions Plus Project E+P: As shown in Tables 2.15-2 through -3 of the EIR, E+P conditions will result in unacceptable LOS at the intersection of Cook Street and Market Place Drive. owe 62 RESOLUTION NO. 2019-83 2. Existing Conditions + Ambient Growth + Project (EAP (2022, Typical Operation)): As shown Tables 2.15-5 and -6 of the ElR, EAP (2022, Typical Operation) conditions will result in unacceptable LOS at the intersection of Cook Street and Market Place Drive. 3. EAP (2022, Special Event) (Existing Conditions + Ambient Growth + Project): Special event analysis assumes weekend arrival and departure peak hours. As shown in Tables 2.15-8 and -9 of the EIR, EAP (2022, Special Event) conditions will result in unacceptable LOS at the intersection of Cook Street and Market Place Drive. The TIA also analyzed potential impacts of the proposed Project on the 1-10 freeway ramps at Cook Street, since special events are expected to attract travelers from more distant locations that will require freeway travel. As shown in Table 2.5-11 of the EIR, the freeway off-ramps will operate at acceptable levels during special events. With installation of a traffic signal (Mitigation Measure TRANSP-1), the Cook Street and Market Place Drive intersection will operate at an acceptable LOS. Expansion of the eastbound left turn lane on Market Place Drive at Cook Street to a minimum of 165 feet (Mitigation Measure TRANSP-2) will also reduce Project impacts at this intersection. Mitigation measures TRANSP-3 and TRANSP-4 will further enhance site access and traffic safety at the Project site by requiring implementation of onsite traffic signing and striping plans and review of sight distance at Project access points. Transit, Bicycle, and Pedestrian Facilities The surf lagoon, surf center, hotel, and villas will have no impact on transit, bicycle, or pedestrian facilities. The Project will not impact sidewalks or golf paths within Desert Willow Golf Course. It does not propose new transit or bicycle facilities, or modifications to existing ones, and will not conflict with any such programs, plans, ordinances, or policies. Internal walkways and trails will connect to existing sidewalks and pathways on Desert Willow Drive, which then connect to sidewalks on Country Club Drive. Off-Site Improvements Stormwater Management, Pool/Lagoon Discharge, Golf Course Turf Reduction and Landscaping Improvements: These Project component involve installation of subsurface infrastructure and landscaping. They will have no impact on circulation system plans, policies, or programs. Overflow Parking: It is expected that the proposed Project will host special events that could result in up to 3,500 guests. Additional parking for such events is planned at the overflow parking lot at the southeast corner of Desert Willow Drive and Market Place Drive. Preliminary designs for this parking lot estimate that approximately 285± parking spaces can be provided in a fully improved parking lot. The TIA determined that with a fully attended special event, up to 1,459 vehicles would require parking during a special event day. This estimate is based on the estimated number of guests at special events (3,500) and a vehicle occupancy ratio of 2.4 persons per vehicle. The TIA further determined that since these guests would be coming and going, up to 1,021 parking spaces would be required to accommodate a special event. In addition to the 285 parking spaces available at the overflow parking lot, up to 736 additional parking spaces would be required. Off-site parking venues and shuttle service would be required to 63 RESOLUTION NO. 2019-83 supplement the Project's parking demand. A number of off-site locations are possible, including a portion of the 13,000 parking spaces available at the Indian Wells Tennis Garden, Imo which has indicated that it would have capacity to rent parking spaces to the proposed Project for special events. Without additional off-site parking, however, potential impacts associated "'r' with parking and site access could result in significant impacts to the Project site and surrounding roadway network. However, implementation of mitigation measures TRANSP-5 through TRANSP-14 will reduce potential impacts to less than significant levels. They require the Project proponent to implement a Special Event Traffic Management Plan that uses temporary signage, flaggers, traffic signal timing adjustments, shuttle services, and other mechanisms to facilitate the movement of special event traffic and reduce impacts to roads in the Project vicinity. With implementation of these mitigation measures, parking impacts during special events will be reduced to less than significant levels. Soil Removal/Storage: The removal and storage of soils will have no impact on circulation plans, policies, or programs. Any haul trucks transporting excess Project soils to the Classic Club (2.5 miles to the north) can be expected to use Country Club Drive and Cook Street, both of which are designated truck routes. Mitigation Measure TRANSP-1 The Project proponent shall pay its fair share of the costs of installing a traffic signal at the intersection of Cook Street and Market Place Drive. The fair share amount shall be 12.1%, as defined in Table 1-5 of the "DSRT SURF Traffic Impact Analysis, City of Palm Desert," prepared by Urban Crossroads, March 4, 2019. Signal timing shall be coordinated with the traffic signal at the intersection of Cook Street and Country Club Drive. Mitigation Measure TRANSP-2 The Project shall extend the eastbound left turn lane on Market Place Drive at Cook Street to wig provide a minimum of 165 feet of storage. Mitigation Measure TRANSP-3 Onsite traffic signing and striping shall be implemented in conjunction with detailed construction plans for the Project site. Mitigation Measure TRANSP-4 Sight distance at each Project access point shall be reviewed with respect to Caltrans and City of Palm Desert sight distance standards at the time of preparation of final grading, landscape, and street improvement plans. Mitigation Measure TRANSP-5 The Project proponent shall coordinate with City staff to prepare, refine, and approve a Special Event Traffic Management Plan that facilitates the safe and efficient movement of special event traffic, shuttles, and pedestrians. A master management plan shall be prepared that details all potential measures required for a special event, which shall be supplemented with individual plans addressing specific special events based on their size and duration. The Special Event Traffic Management Plan shall be submitted to the City prior to certificate of occupancy for the Surf Center. Individual management plans for specific special events shall be submitted at least 30 days prior to the start of the event. The Special Event Traffic Management Plan shall include the measures identified in Mitigation Measures TRANSP-6 .� through 14, below. 64 RESOLUTION NO. 2019-83 Mitigation Measure TRANSP-6 Shuttle service shall be provided to transport spectators between the Project site and overflow parking lot via Desert Willow Drive, and for any other off-site parking location required to accommodate the parking requirements for each special event. The calculation for number of parking spaces required shall be based on the number of planned attendees, divided by 2.4, and multiplied by 0.70 (70%) (as described in Section 1.10 of the "DSRT SURF Traffic Impact Analysis, City of Palm Desert," prepared by Urban Crossroads, March 4, 2019). Shuttle routes and stops shall be identified in the Special Event Traffic Management Plan. Mitigation Measure TRANSP-7 In developing the Special Event Traffic Management Plan, the Project proponent shall include the use of portable changeable message signs (CMS) along Country Club Drive and Cook Street to facilitate event traffic to and from on-site and off-site parking. Mitigation Measure TRANSP-8 In developing the Special Event Traffic Management Plan, the Project proponent shall include the use of law enforcement personnel and/or special event flaggers to direct traffic at the following locations: 1) Desert Willow Drive & Country Club Drive, 2) Cook Street & Market Place Drive, 3) Desert Willow Drive & Market Place Drive, and 4) Desert Willow Drive & Project entrance. Any plans involving law enforcement personnel shall be coordinated with the Palm Desert Police Department. Mitigation Measure TRANSP-9 In developing the Special Event Traffic Management Plan, the Project proponent and City shall include the use of public service announcements (PSA) to provide information to event guests prior to the event. Examples include, but are not limited to, online event information (i.e., suggested routes, parking, etc.), changeable message signs (CMS) prior to the event, and brochures. Mitigation Measure TRANSP-10 The City shall provide traffic signal timing adjustments based on the expected peak arrival and departure periods of the special event at the following locations: 1) Desert Willow Drive & Country Club Drive, 2) Cook Street & Market Place Drive, and 3) Cook Street & Country Club Drive. Mitigation Measure TRANSP-11 In developing the Special Event Traffic Management Plan, the Project proponent shall include the designation of convenient and accessible drop-off and pick-up areas to promote ridesharing and reduce parking demands. The Plan may also include short-term parking with time restrictions of 10-15 minutes for staging areas for ridesharing vehicles. Mitigation Measure TRANSP-12 In developing the Special Event Traffic Management Plan, the Project proponent shall include providing off-site parking facilities for employees to increase available on-site parking for guests. Employee parking sites shall be served by shuttles that transport employees to and from the Project site. Mitigation Measure TRANSP-13 In developing the Special Event Traffic Management Plan, the Project Proponent shall include implementing valet parking to increase available on-site parking capacity. 65 RESOLUTION NO. 2019-83 Mitigation Measure TRANSP-14 The Project proponent shall demonstrate availability of additional parking spaces at Desert Springs Marketplace, the Indian Wells Tennis Garden or other location(s)prior to each special event. Shuttle service to/from the Project site shall be provided to serve all off-site parking locations. 2. Emergency Access Threshold: d) Would the Project result in inadequate emergency access? Finding: Less than significant with mitigation (EIR, p. 2.15-29 and -30) Explanation: Surf Lagoon, Surf Center, Hotel and Villas Emergency vehicles will be able to access the surf lagoon, surf center, hotel, and villas via two main driveways on Desert Willow Drive and a gated emergency entrance on Willow Ridge. The internal roadway will provide vehicular access around the perimeter of the lagoon. Prior to the initiation of any site disturbance, the Project proponent will be required to confer with the City Public Works, Fire, and Police departments to assure that demolition (of the existing parking lot), grading, and construction plans provide adequate emergency access. All development plans will be reviewed by the Police and Fire Departments to assure that adequate fire lanes, vehicle turning radius, and signage is provided for emergency vehicles during all phases of development and operation (Mitigation Measures TRANSP-15 through TRANSP-19). With implementation of these mitigation measures, Project-related impacts will be less than significant. Off-Site Improvements Stormwater Management, Pool/Lagoon Discharge: Construction of all Project components, including stormwater management infrastructure, will be subject to plan review by the Public Works, Fire, and Police Departments (TRANSP-15), which will reduce potential impacts to less than significant levels. After construction is complete, this Project component will have no impact on emergency access. Golf Course Turf Reduction: The replacement of turf with desert landscaping will have no impact on emergency access. After the program is complete, this Project component will have no impact on emergency access. Landscaping Improvements: Installation of perimeter landscaping will be incorporated into project plans, and will be subject to the same coordination with Public Works, Fire and Police as other project components, which will reduce impacts to less than significant levels. After installation is complete, this Project component will have no impact on emergency access. Overflow Parking: Direct emergency access to the overflow parking lot is currently provided via Market Place Drive on the north and Desert Willow Drive on the west; this will remain the Imo 66 RESOLUTION NO. 2019-83 same after the parking lot is paved and improved. Construction and vehicle staging plans associated with improvement of the parking lot will be subject to review by the Public Works, Fire, and Police Departments (TRANSP-15), which will reduce potential impacts to less than significant levels. After improvements are complete, access will remain via both roads currently serving the site, and will provide emergency access for Fire and Police calls. Soil Removal/Storage: All Project components, including the staging of haul trucks, will be subject to plan review by the Public Works, Fire, and Police Departments (TRANSP-15), which will reduce potential impacts to less than significant levels. Any trucks transporting soil off-site to the Classic Club will travel on existing roads; Mitigation measure TRANSP-16 will assure that any Project-related spills are cleaned up immediately. After construction is complete, soil removal/storage will cease, and this Project component will have no impact on emergency access. Mitigation Measure TRANSP-15 Prior to site disturbance, construction staging plans shall be approved by the Public Works, Fire, and Police Departments to assure they adequately consider and account for temporary detours, changing access to business and residential areas, and emergency access, and that they cause minimal disruption to adjoining streets and land uses, during all phases of Project development. Mitigation Measure TRANSP-16 The Construction Manager shall be required to identify and promptly repair any Project- related damage to existing public roads upon completion of each phase of Project development. The Construction Manager shall monitor the condition of these routes throughout the construction process and, in the event of an accidental load spill or other Project-related incident, shall arrange for the immediate clean-up of any material with street sweepers or other necessary procedures. Mitigation Measure TRANSP-17 The final location and design of the site access points and internal circulation improvements shall comply with City of Palm Desert access and design standards and be reviewed by the City Engineer and Fire and Police Departments. Mitigation Measure TRANSP-18 Parking adjacent to the surf lagoon, surf center, hotel, villas, and other buildings shall be prohibited, where necessary, to provide unobstructed access by emergency service vehicles and first responders. Mitigation Measure TRANSP-19 The Police and Fire Departments shall be provided with a Knox Box or other master key or access code that enables immediate entry to the Project's secured emergency access gate on Willow Ridge. 67 RESOLUTION NO. 2019-83 SECTION 6: FINDINGS REGARDING ENVIRONMENTAL IMPACTS NOT FULLY MITIGATED TO A LEVEL OF LESS THAN SIGNIFICANT The City Council hereby finds that, despite the incorporation of Mitigation Measures outlined i-+ in the EIR and in this Resolution, the following impacts from the DSRT SURF Project and related approvals cannot be fully mitigated to a less than significant level and a Statement of Overriding Considerations is therefore included herein: A. AIR QUALITY Threshold: b) Would the Project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? Finding: Significant and unavoidable with mitigation incorporated. (EIR, p. 2.3-13 through - 18) Explanation: Due to the cumulative nature of assessing air quality impacts, the following discussion and analysis addresses the entire Project as a whole, including the surf lagoon, surf center, hotels, villas, and off-site improvements. Buildout of the proposed Project will result in the direct and indirect generation and emission 11..1111 of air pollutants during construction and operation. The California Emissions Estimator Model (CalEEMod), version 2016.3.2, was used to estimate potential air pollutant emissions ..., associated with the proposed Project. As shown in Table 2.3-6 Construction Emissions Summary, as revised (EIR, p 2.3-14), SCAQMD daily thresholds for CO, NOR, ROG, SOx, PM10 and PM2.5 will not be exceeded during construction of the proposed Project, and those impacts will be less than significant. However, as described below, emissions during the life of the Project will exceed SCAQMD thresholds. Operational emissions are those released over the long-term life of the proposed Project. They include emissions generated by area, energy, and mobile sources. Separate emissions estimates were provided for typical operations versus special event operations. As explained in Section 1 of the EIR, the Project could host special events that attract up to 3,500 spectators and require use of an overflow parking lot and shuttle service. It is currently unknown how many special events will be held annually. However, it is assumed that 12 special events would be held annually. Trip generation numbers are those reported in the Project-specific traffic impact analysis (Appendix H of the EIR), and represent conservative maximum potential trips: 5,496 weekday daily trips during typical operations, and 7,288 weekend daily trips during special events. It is also assumed that the average trip length is 25 miles to account for visitors traveling to the project site from greater distances throughout the valley25. OMNI 25 It is assumed as an average of local commuters (workers and valley residents traveling an average of 7 miles) and regional/southern California commuters traveling approximately 75-100 miles, most 68 RESOLUTION NO. 2019-83 As shown in Table 2.3-7 Unmitigated Operational Emissions Summary, as revised (EIR, p. 2.3-17), Project-generated operational emissions will not exceed SCAQMD thresholds for CO, ROG, SOX, PM,o, or PM2.5 during typical operations or special events. However, Project- generated NOx emissions will exceed SCAQMD thresholds during both types of operations. Projected NOX exceedances are largely associated with the number of vehicle trips expected to be generated at Project buildout. Approximately 94 percent of Project-related NOx emissions are due to motor vehicle trips. Because Project-related NOx emissions are directly linked to motor vehicle trip generation rates associated with the proposed land uses, there are no feasible ways to mitigate NOx emissions without changing project land uses, or project density. The number of vehicle trips could be reduced, to some extent, by the use of alternative modes of transportation by those accessing the Project site. A Sunline Transit Agency bus stop is located immediately adjacent to Desert Willow Golf Resort, at the intersection of Country Club Drive and Desert Willow Drive. A Class III bike lane extends along Country Club Drive, just outside the Desert Willow Golf Resort. Use of these facilities by Project patrons and employees would reduce Project-related vehicle trips and consumption of fossil fuels. However, the elective use of alternative modes of transportation by Project patrons cannot be confidently quantified and applied as a mitigation measure. Therefore, operational impacts will continue to exceed NOx emission thresholds, and impacts will be significant and unavoidable. Health Impacts With today's technology, it is not scientifically possible to calculate the degree to which exposure to various levels of NOx emissions will impact an individual's health. Although there is a scientific consensus that there are health risks associated with exposure to elevated levels of NOx, there are several factors that make predicting a Project-specific numerical impact difficult: • Not all individuals will be affected equally due to medical history. Some may have medical pre-dispositions and diet and exercise levels tend to vary across a population. • Due to the dispersing nature of the pollutant and transient nature of vehicles (the emission source), it is difficult to locate and identify which group of individuals will be impacted, either directly or indirectly. • There are currently no approved methodologies or studies to base assumptions on, such as baseline health levels or NOx emission level-to-health risk ratios. On-site health risks associated with NOx are expected to be less than significant because the project is not located in proximity to a major roadway and will not directly be exposed to concentrated vehicle emissions or elevated levels of NOx. However, for the reasons stated above, it is uncertain how the Project will impact health in the region. Because the Project's NOx exceedances are due to motor vehicle travel, and motor vehicle travel increases with population growth, it can be assumed that individuals in the region are already exposed to increasing levels of NOx emissions and that the Project with only marginally contribute to existing conditions. Additionally, Project emissions assume full capacity traffic conditions. In of whom will be staying at the proposed hotels. Hotel guests will commute 75-100 miles to and from the project site, but the duration of their stay will be local and limited to approximately 2-5 miles. Therefore, a daily length of 25 miles was applied to provide an average trip length. 69 RESOLUTION NO. 2019-83 reality, the Project site will not reach capacity most days, especially in the winter months due to the seasonal nature of Project activities (surfing). The extent to which the Project poses a health risk is uncertain but unavoidable. It is `.r anticipated that impacts associated with NOx will be less than significant overall, and will only pose a significant risk during summer special events due to the seasonal nature of Project activities and the reality that the Project is not expected to reach maximum capacity often, thus generating fewer vehicle trips. Cumulative Contribution: Non-Attainment Criteria Pollutants CO, NOR, and ROG are precursors to ozone, for which the Coachella Valley is in non- attainment. The Project will not exceed thresholds for CO or ROG; however, it will contribute to increased regional NOR emissions. Mitigation measures AQ-1 through AQ-8 provide a number of strategies to reduce operational air emissions to the greatest extent possible, including but not limited to the provision of electric charging stations, the limitation of idling delivery vehicle times, and the creation of Employee Commute Reduction Programs for large employers within the Project, such as the future hotels. Mitigation Measure AQ-1 Electric Vehicle Charging Stations At least 6% of all vehicle parking spaces shall include EV charging stations and 8% of all vehicle parking spaces shall include designated parking for clean air vehicles. Mitigation Measure AQ-2 ,,.. Delivery Vehicle Idling Time Delivery vehicle idling time shall be limited to no more than five minutes. For any delivery that __ is expected to take longer than five minutes, the vehicle's operator shall be required to shut off the engine. The Project proponent shall notify vendors of these idling requirements at the time the delivery purchase order is issued and again when vehicles enter the facility. Signs shall be posted at entry to the facility's delivery area stating that idling longer than five minutes is not permitted. Mitigation Measure AQ-3 Employee Commute Any employer than employs 250 or more employees at a work site, on a full or part-time basis, shall implement an Employee Commute Reduction Program (ECRP) under SCAQMD Rule 2202, On-Road Motor Vehicle Mitigation Option. Mitigation Measure AQ-4 Paving and Roofing Materials Light-colored paving and roofing materials shall be utilized onsite, to the greatest extent practical. Mitigation Measure AQ-5 Energy Star Energy Star heating, cooling, and lighting devices, and appliances shall be installed onsite to the greatest extent practical. 110.01 Mitigation Measure AQ-6 Sweepers 70 RESOLUTION NO. 2019-83 Electric or alternatively fueled sweepers with HEPA filters shall be used onsite to the greatest extent practical. Mitigation Measure AQ-7 Lawn Maintenance Electric lawn mowers and leaf blowers shall be used onsite to the greatest extent practical. Mitigation Measure AQ-8 Cleaning Products Water-based or low VOC cleaning products shall be used to the greatest extent practical. However, as previously described, even with the implementation of these measures, impacts associated with operations of the proposed Project at build out will remain significant and unavoidable. B. GREENHOUSE GASES Threshold: a) Would the Project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Finding: Significant and unavoidable with mitigation incorporated. (EIR, p. 2.8-7 through -10) Explanation: Due to the cumulative nature of assessing GHG emission impacts, the following discussion and analysis addresses the entire Project as a whole, including the surf lagoon, surf center, hotels, villas, and off-site improvements. Buildout of the proposed Project will result in the direct and indirect generation and emission of GHGs during construction and operation. The California Emissions Estimator Model (CalEEMod), version 2016.3.2, was used to estimate potential GHG emissions associated with the proposed Project. Construction emission results are summarized in Table 2.8-1, as revised (EIR, p. 2.8-7). GHG emissions will be temporary and will end once construction is complete. All components of construction, including equipment, fuels, and materials, will be subject to current regulations of GHGs and equipment efficiency standards, which are meant to reduce GHG emissions. There are currently no construction-related GHG emission thresholds for projects of this nature. To determine if construction emissions will result in a significant impact, build out GHG emissions were amortized over a 30-year period and added to annual operational emissions to be compared to applicable GHG thresholds.26 Operational emissions will occur throughout the life of the Project. At buildout, five emission source categories will contribute either directly or indirectly to operational GHG emissions: 26 "Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans," SCAQMD, December 5, 2008. 71 RESOLUTION NO. 2019-83 energy/electricity usage, water usage, solid waste disposal, area emissions (pavement and architectural coating off-gassing), and mobile sources. Annual operational GHG emissions generated by the proposed Project were analyzed under two scenarios: 1)typical operations, and 2) special event operations. For analysis purposes, it was assumed that 12 special events would be held per year. Special event emissions have been added to typical operation emissions and amortized construction emissions, as shown in Table 2.8-3, as revised, of the EIR (p. 2.8-9). Operation of the Proposed Project would emit approximately 18,000 MT/CO2E annually. The bulk of operational emissions are largely due to the number of vehicle trips generated by the Project. The SCAQMD draft interim guidance document27 recommends a threshold for all projects using a tiered approach. It was recommended by SCAQMD staff that a project's greenhouse gas emissions would be considered significant if it could not comply with at least one of the following "tiered" tests: Tier 1: Is there an applicable exemption? Does Not Comply: The proposed Project does not qualify for an applicable exemption under CEQA. Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a minimum, consistent with the goals of AB 32? Does Not Comply: Although the City of Palm Desert has an adopted Environmental Sustainability Plan which is consistent with AB 32, the Project would not comply with Tier 2 because the Plan is not a CEQA certified document. SCAQMD requires that the"greenhouse gas reduction plan," in this .-. case the Sustainability Plan, have a certified Final CEQA document. Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/yr for industrial projects; 3,000 MTCO2e/yr for residential and commercial projects)? Does Not Comply: The proposed Project is considered a commercial project and is estimated to emit 18,048.97 MT of CO2e annually. Tier 4: Is the project below a (yet to be set) performance threshold? Does Not Comply: There are currently no performance thresholds applicable to the proposed Project to measure against. Tier 5: Would the project achieve a screening level with off-site mitigation? Does Not Comply: The off-site mitigation proposed for the Project (Turf Reduction Plan) will offset water demands, but will not reduce Project GHG emissions to achieve a screening level. The Project would not comply with any of the tiered tests presented above, and will therefore have significant and unavoidable impacts associated with GHG emissions. Mitigation Measure GHG-1 assures that the Project adheres to the Palm Desert Environmental Sustainability PIan28, and its implementation would help reduce GHG emission 27 Draft Guidance Document — Interim CEQA Greenhouse Gas (GHG) Significance Threshold, prepared by SCAQMD, October 2008. 28 It should be noted that adherence to the Environmental Sustainability Plan, which is consistent with mom AB 32, would not comply with Tier 2 because the Plan is not a CEQA certified document. SCAQMD requires that the"greenhouse gas reduction plan,"in this case the Sustainability Plan,have a certified Iwo Final CEQA document. 72 RESOLUTION NO. 2019-83 impacts. However the reductions associated with GHG-1 cannot be quantified, and emissions will remain significant and unavoidable. Mitigation Measure GHG-1 The Project shall implement the policies of the Palm Desert Environmental Sustainability Plan applicable to its development. The Project shall adhere to the following principals, goals, and actions: • Adherence to California Building Code, Title 24; • Assess potential for light-colored surfaces and shading to reduce urban heat island effect; • Incorporate solar power; • Use water efficient technologies to reduce water waste; • Require mandatory waste diversion of 100% inert and 75% other debris from residential, commercial, and construction debris; • Promote programs that replace turf with native low water-use plants, trees, ground cover and "hard-scapes," including the redesign of golf courses to reduce the amount of irrigation required; • Use "desert style landscaping" and require "time-of-use" irrigating to reduce evaporation. Threshold: b) Does the Project conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Finding: Significant and unavoidable with mitigation incorporated. (ElR, p. 2.8-7 through -10) Explanation: All components of construction and operation, including equipment, fuels, materials, and management practices, would be subject to current SCAQMD rules and regulations related to greenhouse gases. The Project will also adhere to the required state Low Carbon Fuel Standard for construction equipment and heavy-duty vehicle efficiency standards. Because the Project would result in Significant and Unavoidable impacts, as discussed above, it can be argued that operational impacts would conflict with GHG reduction goals because operation of the Project would either exceed or not comply with SCAQMD's interim tiered thresholds. By exceeding such thresholds, the Project is contributing to GHG emissions at a level that is not conducive to reducing state and local GHG emissions. Although implementation of Mitigation Measure GHG-1 (above) will assure the Project complies with the Palm Desert Environmental Sustainability Plan, impacts are considered significant and unavoidable. 73 RESOLUTION NO. 2019-83 SECTION 7: FINDINGS REGARDING CUMULATIVE ENVIRONMENTAL IMPACTS The State CEQA Guidelines (14 CCR 15130) require a reasonable analysis of the significant cumulative impacts of a Proposed Project. Cumulative impacts are defined by CEQA as "two or more individual effects which, when considered together, are considerable or which compound or increase other environmental impacts" (State CEQA Guidelines, Section 15355). Currently there are several projects with approved environmental documentation proposed to occur within or near the project vicinity. Consistent with CEQA's requirements, the EIR for the DSRT SURF Specific Plan includes an analysis of cumulative impacts, which include the impacts of DSRT SURF plus all other pending or approved projects within the affected area for each resource. The geographic scope of the analysis the jurisdictions of the Coachella Valley, unless specifically identified below. The City Council hereby finds as follows: A. AESTHETICS Visual resources in Palm Desert at build out of the General Plan were considered to determine the extent to which the proposed Project would impact aesthetic resources. General Plan and zoning policies and standards relating to visual resources and lighting were also evaluated. The hillsides and the slopes of surrounding mountain ranges are a defining feature of the Coachella Valley and highly valued by residents and visitors. The Project site is on the valley bar floor and not within or near a scenic roadway or view corridor that showcases scenic views. It is in an urban area characterized by commercial, residential, resort, and other development that generates traffic and light sources. The Project is consistent with these land uses and golf course and resort residential development in the immediate vicinity, as well as building heights and architectural styles in the area, and permitted in the General Plan and Zoning Ordinance. It will not significantly change the visual character of the area or contribute to cumulative increases in visual effects. Aesthetic impacts associated with the Project will be less than cumulatively considerable. (EIR, p. 2.2-42). B. AGRICULTURE AND FORESTRY RESOURCES The Project will not affect any agricultural and forestry resources because it will not occur on or adjacent to any such resource. (EIR, p. 2.1-2) C. AIR QUALITY The SSAB is designated as nonattainment under both the CAAQS and the NAAQS for ozone and PMlo. Emissions of CO, NOx, and ROG that exceed the SCAQMD operational thresholds would contribute to the ozone nonattainment designation, while emissions of PM,o that exceed the SCAQMD thresholds would contribute to the PM,o nonattainment designation of the SSAB. .m Cumulative potential impacts to air quality are assessed on a regional scale given the dispersing nature of pollutant emissions and aggregate impacts from surrounding jurisdictions `"d 74 RESOLUTION NO. 2019-83 and air management districts. Any activity resulting in emissions of PM10, ozone, or ozone precursors will contribute, to some degree, to regional non-attainment designations of ozone and PM10. However, the level of cumulative impact a single project may have on regional air quality is difficult to measure. The Coachella Valley is subject to the SCAQMD 2016 Air Quality Management Plan and the 2003 PM10 Coachella Valley State Implementation Plan (CVSIP) to ensure levels of criteria pollutants are regulated and minimized to the best of the region's ability. The 2016 AQMP has set forth attainment deadlines and future emission level projections for criteria pollutants within the project area, which satisfy Section 15130(b)(1)(B) of the CEQA guidelines for analyzing cumulative impacts. These regional plans provide guidelines and rules for achieving state and federal air quality standards, which aim to reduce cumulative impacts, particularly through the enforcement of SCAQMD daily thresholds and implementation of time-sensitive reduction strategies to achieve attainment status. Regulation of Ozone SCAQMD studies indicate that most ozone is transported to the Salton Sea Air Basin from the upwind sources in the South Coast Air Basin. The amount of ozone contributed from other air basins is difficult to quantify; however, improved air quality in the project area depends upon reduced ozone emissions in the South Coast Air Basin. Therefore, cumulative impacts to ozone are better managed on a multi-regional scale as opposed to single projects. The SCAQMD 2016 AQMP provides current and future measures to reduce both stationary and mobile source ozone emissions. Proposed measures to reduce ozone include emission reductions from coatings and solvents, RECLAIM facilities, early transitions to cleaner mobile technologies, and incentives to adopt net zero and near zero technologies.29 CalEEMod does not calculate ozone emissions directly and therefore emissions of ozone precursors (CO, NOx, and ROG) were evaluated to determine Project-related impacts to ozone. Ozone precursors are the primary pollutants involved in the chemical reaction process that forms ozone. The proposed Project will not exceed thresholds for CO, NOx, or ROG during construction. During operation, the Project will not exceed thresholds for CO or ROG; however, it will exceed thresholds for NOx, largely due to mobile sources. As discussed above, operational NOx emissions cannot be reduced through conventional mitigation measures. Because NOx is a precursor to ozone, impacts are considered significant and unavoidable and will have cumulatively considerable impacts to regional non- attainment designation for ozone. Regulation of PM10 Similar to ozone, PM10 is regulated through the SCAQMD 2016 Air Quality Management Plan and 2003 PM10 Coachella Valley State Implementation Plan (CVSIP). Additional PM10 reduction measures include applicable state code and AQMD Rules, such as Rule 403 (Fugitive Dust), which enforces fugitive dust compliance for all activities within the SSAB. As shown in Section 2.3.6.b, the proposed Project will not exceed local daily thresholds for PM10 during construction or operation. Therefore, cumulative impacts to PM10 are considered less than significant. (EIR, p. 2.3-22 and -23) 29 Final 2016 Air Quality Management Plan, South Coast Air Quality Management District, 2016. 75 RESOLUTION NO. 2019-83 D. BIOLOGICAL RESOURCES moo Using the summary of projections method to analyze cumulative impacts set forth in State CEQA Guidelines Section 15130 (b)(1)(B), impacts have been assessed on both a regional war and local level. The primary document used to determine cumulative impacts was the CVMSHCP, which was designed for the long-term protection and regulation of biological resources in the Project area. The Project site is not within any CVMSCHP designated Conservation Area and does not contain any wildlife movement corridors or linkages. It does not contain any riparian areas or jurisdictional water features. The site has been disturbed by paving, grading, and installation of irrigation systems, and it is completely surrounded by urban development. As such, onsite habitat quality has been degraded, and the potential for it to harbor sensitive species is very low to low. As described above, potential impacts to biological resources will be mitigated to less than significant levels. Therefore, the Project's impacts to biological resources will be less than significant, and the Project's contribution to cumulative impacts will not be cumulatively considerable. (EIR, p. 2.4-22). E. CULTURAL AND TRIBAL RESOURCES The geographic scope of analysis of potential cumulative impacts on cultural, historical, and tribal resources includes the Project site, its immediate vicinity, and the traditional use areas of the Cahuilla people in the Coachella Valley. The Project would contribute considerably to cumulative impacts if it were to have a substantial or significant adverse effect on such resources in the Coachella Valley. The cultural resources survey conducted for the proposed Project evaluated a wide range of literature, data, and information on historic, archaeological, and tribal resources that has added to a baseline of knowledge and understanding of these resources. Tribal representatives were contacted for their knowledge, input, and coordination regarding the presence of tribal resources in the Project area. No historical resources have been identified onsite as listed or eligible for listing under the California Register of Historical Resources or the National Register of Historic Places. No archaeological resources have been identified onsite. The potential for buried artifacts or resources to be unearthed during Project development exists; however, potential impacts will be mitigated to less than significant levels through implementation of the mitigation measures set forth above. No new unmitigated impacts to historic or archaeological resources will result from the construction or operation of the proposed Project that are cumulatively considerable. (EIR, p. 2.5-19 and -20) F. ENERGY Potential cumulative impacts on energy would result if the proposed Project, in combination with past, present, and future projects, would result in the wasteful or inefficient use of energy. This could result from development that would not incorporate sufficient building energy efficiency features, would not achieve building energy efficiency standards, or would result in the unnecessary use of energy during construction and/or operation. The cumulative projects within the areas serviced by the energy service providers would be applicable to this analysis. Projects that include development of large buildings or other structures that would have the potential to consume energy in an inefficient manner would have the potential to contribute WI0 76 RESOLUTION NO. 2019-83 to a cumulative impact. Projects that would mostly include construction, such as transportation infrastructure, could also contribute to a cumulative impact; however, the impact of these projects would be limited because they would typically not involve substantial ongoing energy use. The proposed Project would result in an increase in the consumption of electricity, natural gas, and transportation-related energy, however, it would not result in wasteful, inefficient, or unnecessary use of energy due to design features, including design to accommodate a balanced mix of uses internal to the proposed Project, installation of energy-efficient appliances and efficient water fixtures, and the offset of electrical energy usage through the installation of PV solar panels. Similar to the proposed Project, other cumulative projects would be subject to CALGreen, which provides energy efficiency standards for commercial and residential buildings. CALGreen would implement increasingly stringent energy efficiency standards that would require the proposed Project and the cumulative projects to minimize the wasteful and inefficient use of energy. In addition, cumulative projects would be required to meet or exceed Title 24 building standards, further reducing the inefficient use of energy. Future development would also be required to meet even more stringent requirements, including the objectives set in the AB 32 Scoping Plan (CARB 2017), which would seek to make all newly constructed residential homes zero net energy (ZNE) consumers by 202030 and all new commercial buildings zero net energy (ZNE) consumers by 2030.31 Furthermore, various federal, state and local regulations would serve to reduce the transportation fuel demand of cumulative projects. Therefore, cumulative impacts related to energy resources are considered less than significant. (EIR, p 2.6-16 and -17). G. GEOLOGY AND SOILS Potential cumulative impacts on geology and soils could result from projects that combine to create geologic hazards, including unstable geologic conditions. However, most geology and soil hazards associated with development projects in the surrounding area would be site- specific. Nonetheless, cumulative growth in the Project area would expose a greater number of people to seismic hazards. However, as with the Project, all future projects in the region would be subject to established guidelines and regulations pertaining to building design and seismic safety, including those set forth in the California Building Code and the Palm Desert Building Code. With adherence to such regulations, Project impacts with regard to geology and soils would not be cumulatively considerable. (EIR, p. 2.7-25) H. GREENHOUSE GAS EMISSIONS Cumulative impacts were analyzed on a regional scale due to the dispersing nature of pollutant emissions and aggregate impacts from surrounding jurisdictions and air management districts. Through analysis of the regional and statewide plans for GHG reductions, a summary of projects approach was used. The geographic scope for the analysis of potential cumulative greenhouse gas impacts is the overall Salton Sea Air Basin region in 3° New Residential Zero Net Energy Action Plan 2015-2020— Executive Summary by California Public Utilities Commission Energy Division and California Energy Commission Efficiency Division. 31 Zero Net Energy - California Public Utilities Commission Energy Division; http://www.cpuc.ca.gov/ZNE/, accessed December 2018. 77 RESOLUTION NO. 2019-83 which the projects are being constructed and operated. However, some percentage of vehicular GHG emissions associated with the construction and operation of the proposed "' Project may also come from sources outside of the SSAB. lea Operation of the proposed Project would exceed established SCAQMD thresholds and potential impacts would be reduced through adherence to the City's Environmental Sustainability Plan. However, because the Project has significant and unavoidable impacts related to GHG emissions, the proposed Project will also make a cumulatively considerable contribution to GHG levels. (EIR, p. 2.8-11 and -12). I. HAZARDS AND HAZARDOUS MATERIALS Hazardous materials and risk of upset conditions are largely site-specific, and would occur on a case-by-case basis for each individual project affected, in conjunction with development proposals on these properties. All new developments in the City are required to evaluate potential threats to public safety, including those associated with the accidental release of hazardous materials into the environment during construction and operation, emergency response, transport/use/disposal of hazardous materials, and hazards to sensitive receptors (including schools). Implementation of the regulatory compliance measures and traffic-related mitigation measures would reduce the proposed Project's potential impacts associated with the accidental release of hazardous materials during construction and operation as well as emergency response to less than significant levels, such that the proposed Project would not .16 combine with any of the related projects to cause a cumulatively significant impact. Further, each related project would be required to follow local, State and federal laws regarding - hazardous materials and other hazards. Therefore, with compliance with local, State and federal laws pertaining to hazards and hazardous materials, cumulative impacts would be less than significant. (EIR, p. 2.9-13 and -14). J. HYDROLOGY AND WATER QUALITY Implementation of the proposed Project, along with related projects in the Project vicinity, would have a potential impact on storm drainage and water quality. The proposed Project is located in an urbanized area where most of the surrounding properties are already developed, and the related projects are located in the Desert Willow Golf Course. The storm drainage system serving the Project vicinity has been designed to accommodate runoff from all sites within this nearly built-out environment. Development of the site would convert it to impervious surfaces contributing surface runoff. However, the proposed Project would be designed to minimize impacts to the local storm drainage system, and would integrate into it, as would other future projects on the remaining vacant sites. Thus,the proposed Project would mitigate its incremental contribution to the local storm drainage system and would not contribute to a significant cumulative impact. With the implementation of the required City, CVWD, and other water discharge requirements, impacts on hydrology and water quality would be less than significant. (EIR, p. 2.10-33). K. LAND USE 1104111/ The geographic scope for the analysis of cumulative impacts on land use consists of each project area and the immediate vicinity around each of these sites where adverse land use liege 78 RESOLUTION NO. 2019-83 impacts could occur. Any cumulative project impacts related to land use would be consistent with the land uses in the cumulative study area. There are no potential project conflicts or inconsistencies with applicable adopted plans, policies and regulations, and the project would not combine with others to result in a substantial cumulative impact. Overall, there will be a less than cumulatively substantial effect on existing and planned land uses generated by this Project. (EIR, p. 2.11-23) L. NOISE Noise levels tend to diminish quickly with distance from a source; therefore, the geographic scope for the analysis of cumulative impacts related to noise would be limited to projects within approximately 0.25 mile of proposed Project components and access routes. This area is defined as the geographic extent of the cumulative impact area because noise impacts would generally be localized, mainly within approximately 500 feet from any noise source; however, it is possible that noise from different sources within 0.25 mile of each other could combine to create a significant impact to receptors at any point between the projects. At distances greater than 0.25 mile, construction noise would be briefly audible and steady construction noise from the proposed Project would generally dissipate into background noise levels. A cumulative traffic noise impact occurs when the noise level would exceed the applicable standard and result in a substantial noise level increase. The Project's contribution to the future noise level on area roadways is determined by comparing future noise conditions without and with the proposed Project. Results show that adding the proposed Project's noise levels to the future noise levels would not result in an adverse cumulative noise increase as defined by the Noise Element, at the closest sensitive receptor location, because of the low project noise levels and distance. Therefore, the proposed Project's contribution would not be cumulatively considerable. (EIR, p. 2.12-31). M. POPULATION & HOUSING It is expected that Project-related employment opportunities will be filled by current residents and therefore will not significantly increase the local population or increase demand for housing. Cumulative impacts would be less than significant. (EIR, p. 2.13-5). N. PUBLIC SERVICES Police Protection Implementation of the proposed Project in conjunction with the other related projects in the area would increase the demand for police services. Over time, increases in population in the City have the potential to increase calls for police protection services. The project alone would marginally increase both the permanent and tourist populations whose impacts would be reduced by the incorporation of Mitigation Measures PS-1 through PS-4. The proposed Project's contribution would not be cumulatively considerable. Fire Protection 79 RESOLUTION NO. 2019-83 Implementation of the proposed Project in conjunction with the other related projects in the area would further increase the demand for fire protection services over time. The project alone would marginally increase both the permanent and tourist populations; impacts would be reduced by the incorporation of Mitigation Measures PS-1 and PS-2 and payment of Fire - Facilities Fees. The proposed Project's contribution would not be cumulatively considerable. Schools It is expected that land designated for residential development in Palm Desert will be developed in the future, increasing the student population and impacts to public schools. The proposed Project, in combination with related projects, is expected to result in a cumulative increase in the demand for school services. As discussed above, as of 2018, the DSUSD is over its capacity. The DSUSD has determined that approximately 4.49 additional elementary schools, 1.96 middle schools, and 1.24 high schools will need to be constructed in order to provide adequate facilities to house students in the future. The estimated costs of these school facilities, excluding interim housing requirements, is over $450 million dollars.32 Payment of school impact fees will help the DSUSD expand its facilities as needed. The proposed Project will generate only a minimal student population, if any, and its contribution to school impacts would not be cumulatively considerable. Parks and Other Public Facilities The proposed Project in combination with the related projects would be expected to increase residents' demands upon parks, recreational, and other public facilities in the project area. ... Although the proposed Project would contribute to the cumulative demand for parks and recreational services, its contribution would be minimal because it would provide ample onsite __ recreational opportunities. The Project's cumulative impact would be less than significant. (EIR, p. 2.14-15) O. TRAFFIC AND TRANSPORTATION The geographic scope for the analysis of cumulative impacts on transportation systems consists of 95 development projects that are either approved or currently being processed in the Project area, including Palm Desert, Rancho Mirage, Indian Wells, and portions of unincorporated Riverside County. A list and map of the projects are provided in the TIA (see Appendix H of the EIR, Table 4-3 and Exhibit 4-5). Two cumulative impact scenarios were analyzed -- one for typical operation, and one for special events — and both scenarios included Project-generated traffic in addition to existing conditions, background traffic from ambient growth, and background traffic from cumulative development projects. An ambient growth rate of 6.12% was used. 1) EAPC (2022, Typical Operation) (Existing Conditions + Ambient Growth + Proiect + Cumulative) 32 Desert Sands Unified School District - Fee Justification Study For New Residential And Commercial/Industrial Development (May 2018)— Page iii-iv. " 80 RESOLUTION NO. 2019-83 As shown in Table 2.15-14 and -15 in the EIR (p. 2.15-34 and -35), EAPC-Typical Operation conditions will result in unacceptable LOS at the intersection of Cook Street and Market Place Drive. As shown in Table 2.15-16 of the EIR (p. 2.15-35), with installation of a traffic signal (Mitigation Measure TRANSP-1), the intersection of Cook Street and Market Place Drive will operate at an acceptable LOS. Payment of TUMF fees (TRANSP-20) will also reduce Project- related cumulative impacts to less than significant levels. 1) EAPC (2022, Special Event) (Existing Conditions + Ambient Growth + Project + Cumulative) As shown in Tables 2.15-17 and -18 in the EIR (p. 2.15-36 and -37), EAPC-Special Event conditions will result in unacceptable LOS at the intersection of Cook Street and Market Place Drive. As shown in Table 2.15-19 of the EIR (p. 2.15-37), with installation of a traffic signal (Mitigation Measure TRANSP-1), the intersection of Cook Street and Market Place Drive will operate at an acceptable LOS. Payment of TUMF fees (TRANSP-20) will also reduce Project- related cumulative impacts to less than significant levels. In summary, with implementation of Mitigation Measures TRANSP-1 through TRANSP-20, Project-related cumulative impacts during typical operation and special events will be less than significant. P. UTILITIES & SERVICE SYSTEMS The scope for the analysis of cumulative impacts on utilities and service systems is adherence to the City's General Plan build out assumptions for 2035. CVWD maintains and operates water and wastewater services in the Project vicinity. CVWD has identified adequate capacity to serve the Project along with current and future projects. The proposed Project will result in an increase of less than 1 percent of CVWD total water demand. Construction and operation of the Proposed Project would not require the construction or expansion of stormwater or wastewater facilities because their impacts on these facilities will be minimal and sufficient capacity exists. When considered in conjunction with other projects in the City's General Plan boundaries, the proposed Project will have a marginal and fractional impact on services. Therefore, the Project's contribution to cumulative impacts related to these services would not be cumulatively considerable. SCE and SoCal Gas have adequate policies, programs, and projects in place to provide energy to their users, including the proposed Project, for the foreseeable future. As discussed above, the Project would only increase the City's overall electricity demand by an estimated 2.87 percent and natural gas demand by 0.002 percent. Therefore, the Proposed Project's incremental demand for energy would not be cumulatively considerable. Regarding solid waste, implementation of State and municipal requirements to reuse and recycle construction and operation waste would lessen the amount of solid waste generated by the Project. When considered in conjunction with other development projects in the Valley, the solid waste generated by the proposed Project will result in a fractional increase in waste to landfills. Cumulative impacts would be less than significant. 81 RESOLUTION NO. 2019-83 Overall, implementation of the proposed Project would not result in cumulatively considerable impacts related to utilities and service systems; and cumulative impacts would be less than significant. (EIR, p. 2.16-16 and -17). wood. email 0.. 82 RESOLUTION NO. 2019-83 SECTION 8: FINDINGS REGARDING SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES Sections 15126.2(b) and (c) of the State CEQA Guidelines require discussion of significant environmental effects which cannot be avoided if the Project is implemented and significant irreversible environmental changes which would be caused by DSRT SURF should it be implemented, respectively. Where there are significant impacts that cannot be alleviated without imposing an alternate design, their implications and the reasons why the project is being proposed, notwithstanding the effect, should be described. Irretrievable commitments of resources may include large commitments of nonrenewable resources, commitment of future generations to similar uses, and irreversible damage resulting from environmental accidents. Irretrievable commitments of resources should, therefore, be evaluated to assure that such current consumption is justified. The development of the Project will result in the irretrievable and irreversible commitment of non-renewable natural resources, including energy resources such as petroleum and natural gas, water resources, and mineral resources used for construction materials, such as concrete and steel. Construction of the proposed Project will result in the permanent loss of fossil fuels through the consumption of coal, petroleum or natural gas for the manufacture of steel, Portland Cement and concrete, and to fuel construction and maintenance vehicles. As detailed in Section 2.6, the construction of proposed Project could result in electricity demand associated with power tools and security lighting, but will not be the primary source of power during the construction of components of the proposed Project. The use of diesel fuel and gasoline for operation of equipment and for worker vehicle trips will be the primary source of energy during construction. Because construction equipment and workers are expected to come from local sources, it is expected that the use of fuel is already occurring for other projects and worker trips in the Coachella Valley, and this use will therefore not be excessive or wasteful. On-going operation of the proposed Project will generate demand for approximately 21,711,725 kWh of electricity annually. This demand will be reduced by approximately 1.7 million kWh at the surf center and lagoon via the construction of solar panels. This reduction is known for the surf center because it is included in the Precise Plan application for the Project. Plans for the hotels and villas have not yet been submitted, and their use of solar panels or other technology is not known. Future development would be required to meet even more stringent requirements, than the current CalGreen building code, including the objectives set in the AB 32 Scoping Plan (GARB 2017), which would seek to make all newly constructed residential homes zero net energy (ZNE) consumers by 202033, and all new commercial buildings zero net energy (ZNE) consumers by 2030.34 Electricity demand generated by the proposed Project would increase electricity consumption by 2.9% over current City-wide demand. Natural gas will be used during operation of the proposed Project. It is estimated that at build out, natural gas consumption is expected to total 331,811 therms per year, and to increase 33 New Residential Zero Net Energy Action Plan 2015-2020— Executive Summary by California Public Utilities Commission Energy Division and California Energy Commission Efficiency Division. 34 Zero Net Energy - California Public Utilities Commission Energy Division; http://www.cpuc.ca.gov/ZNEl. Accessed December 2018. 83 RESOLUTION NO. 2019-83 City-wide use of natural gas by 1.9%. As is the case with electricity, adherence to existing and future building codes will assure the efficient use of natural gas, and continued improvements in technology, particularly related to appliances and HVAC equipment, will reduce long term demand. ... During operation, the Project would result in the consumption of petroleum-based fuels related to vehicular travel to and from the Project site. According to the Project-specific traffic analysis, the Project is estimated to generate 5,496 daily vehicle trips under typical daily operations, and 7,288 daily vehicle trips during a special event. Daily visitors will include a mix of local residents and out of town visitors. The Project could potentially generate 12,213,217 VMTs. This represents a 2.4% increase in City-wide VMTs. Although the Project will result in a direct increase in VMTs, the Project will not interfere with increased fuel efficiency standards and will not result in wasteful, inefficient, or unnecessary consumption of transportation energy resources during operation. The construction of the proposed Project will change the physical environment of the Project site. As discussed in Section 2.4 of the EIR, the proposed Project will not result in significant loss of biological resources. The site is surrounded by development, and has previously been graded and irrigated. Further, approximately 2 acres of the site is currently developed as a parking lot. No special status species were identified on the Project site. The Project will be required to pay mitigation fees to assure the off-site conservation of habitat lands for sensitive species covered by the Coachella Valley Multiple Species Habitat Conservation Plan. Therefore, although the proposed Project will result in the permanent loss of approximately 15 acres of vacant land, that loss will not be significant. .,_ As discussed in Section 2.10 of the EIR, construction of the proposed Project will generate ,,,,N demand for water resources. The total Project water demand is projected to be 162.1 AFY, of which 10.87 AFY will be accommodated through the use of recycled water for landscaping irrigation. In addition, the Water Supply Assessment for the proposed Project includes a requirement for the implementation of a turf reduction program on the adjacent Desert Willow golf course. This turf reduction program will result in a reduction of 106.74 AFY in water use on the golf course, and a net water demand for the Project as a whole of 44.49 AFY. Given the size and scope of the Project, the net annual demand for domestic water will be low, and impacts to the region's water supply will be less than significant. In summary, although the proposed Project will result in the irreversible loss of finite resources, the loss will not be significant, and is consistent with or less than that expected for a project of similar scope consistent with the City's General Plan. (EIR, p. 5.1 through 5.3) or 84 RESOLUTION NO. 2019-83 SECTION 9: FINDINGS REGARDING GROWTH-INDUCING IMPACTS CEQA specifies that growth-inducing impacts of a project must be addressed in an EIR (PRC § 21100[b][5]). Specifically, Section 15126.2(d) of the CEQA Guidelines requires an EIR to discuss the ways the DSRT SURF Project could foster economic or population growth or the construction of additional housing, directly or indirectly, in the surrounding environment. Growth-inducing impacts include the removal of obstacles to population growth (e.g., the expansion of a wastewater treatment plant allowing more development in a service area) and the development and construction of new service facilities that could significantly affect the environment individually or cumulatively. In addition, growth must not be assumed as beneficial, detrimental, or of little significance to the environment. Construction of the proposed Project is projected to occur over a two year period. Given the scope of the project, construction personnel are available in the region who are qualified in the trades required to build low rise buildings, concrete structures such as the lagoon, and landscaping for a resort project. The Project does, however, have the potential to attract workers and crew members to the area for a temporary construction opportunity. Because of the availability of local workers, and the relatively short-term opportunity created by the Project, it is not anticipated that the proposed Project would result in an increase in permanent population in the City beyond anticipated growth over time. Operation of the various components of the Project will result in new jobs in the service, retail and management sectors, which are likely to be filled by a combination of existing and new residents. Population growth in 2018 in the City was 1.4%, or about 700 people. The Southern California Association of Governments predicts that by 2040, the City's population will increase to 61,700, an increase of 8,900 people. The natural growth in population experienced in the City will result in a demand for jobs, a portion of which will be supplied by the proposed Project. Therefore, the proposed Project is not expected to induce population growth. The proposed Project occurs on a site which has long been planned for resort development. As part of the original North Sphere Specific Plan, the City envisioned a master planned community centered around the Desert Willow golf course. In order to facilitate the vision, the City planned for and installed master infrastructure to serve the build out of the site, not just the golf course and clubhouse. As a result, all infrastructure is in place adjacent to the Project site, and no additional or larger infrastructure is required to implement the Project, and projects on adjacent remaining sites. In conclusion, the Project will not result in growth inducing impacts that could cumulatively impact the environment. No new infrastructure, services or utilities, will be required for the proposed Project, and its impacts on the local population will be less than significant. (EIR, p. 6.1) 85 RESOLUTION NO. 2019-83 SECTION 10: FINDINGS REGARDING ALTERNATIVES pm A. PROJECT OBJECTIVES As required by CEQA, project objectives have been developed to describe the project. These are set forth below. • Continue the mission of the Desert Willow Golf resort by providing a world-class recreational opportunity unique to the Coachella Valley. • Expand the City's tourism economy and expand transient occupancy tax revenues. • Implement water conservation and recycling measures to minimize the impacts to water supply from lagoon and golf course water use. • Energy efficient resort development to meet the City's sustainability goals. B. SIGNIFICANT AND UNAVOIDABLE IMPACTS Based upon the Final Project EIR and the CEQA Findings of Fact contained herein, as well as the evidentiary materials supporting these documents, the City Council finds that implementing the Proposed Project could result in the following list of significant and unavoidable impacts to the environment: Air Quality Operational emissions are those released over the long-term life of the proposed Project. ••■ They include emissions generated by area, energy, and mobile sources. Area sources include consumable products, such as building maintenance and cleaning supplies, kitchen and .r restroom supplies, pavement off-gassing, and periodic reapplication of architectural coatings. Energy sources include the direct and indirect use of fossil fuels for energy, including natural gas and electricity use in buildings, parking lot lighting, ventilation equipment, and elevators. Mobile emissions are generated by motor vehicle trips. The air quality analysis quantified air emissions for the life of the project for two scenarios: daily operations, and special event operations. Assumptions included daily trips totaling 5,496 weekday daily trips during typical operations, and 7,288 weekend daily trips during special events, an average trip length is 25 miles, and full operation of all the potential components of the Project, including the surf center and lagoon, hotel(s) and villas. Maximum build out as allowed in the Specific Plan was assumed for all land uses, to provide the most conservative analysis. As shown in Section 2.3, Table 2.3-7, Project-generated operational emissions will not exceed SCAQMD thresholds for CO, ROG, SON, PM10, or PM2.5 during typical operations or special events. However, Project-generated NOx emissions will exceed SCAQMD thresholds during both types of operations. Emissions projections represent worst-case conditions, and actual emissions may be lower than projected. Projected NOx exceedances are largely associated with the number of vehicle trips expected ,,,,+ to be generated at Project buildout. Feasible mitigation measures have been provided in Section 2.3.7, including but not limited to delivery vehicle idling time limitations, employee 0.00 86 RESOLUTION NO. 2019-83 commute reduction programs for large employers, and use of Energy Star appliances. However, although these mitigation measures may provide reductions in emissions, they will not reduce NO. emissions to levels below SCAQMD thresholds. Impacts associated with operational air emissions will remain significant and unavoidable. Cumulative Contribution: Non-Attainment Criteria Pollutants The Coachella Valley portion of the SSAB is classified as a "non-attainment" area for PM10 and ozone. CO, NOR, and ROG are precursors to ozone, for which the Coachella Valley is in non-attainment. The Project will contribute to increased regional NO. emissions. Motor vehicle trips are the primary source of NOx emissions during operation and cannot be mitigated through traditional means. Even with the implementation of mitigation measures, cumulative impacts associated with operations of the proposed Project at build out will remain significant and unavoidable. Greenhouse Gas Emissions All components of construction, including equipment, fuels, materials, and management practices, would be subject to current SCAQMD rules and regulations related to greenhouse gases. Applicable SCAQMD rules include, but are not limited to, source-specific standards that reduce the greenhouse gas content in engines and limit equipment idling durations. The Project will also adhere to the required state Low Carbon Fuel Standard for construction equipment and heavy-duty vehicle efficiency standards. Operational emissions will occur throughout the life of the Project. At buildout, five emission source categories will contribute either directly or indirectly to operational GHG emissions: energy/electricity usage, water usage, solid waste disposal, area emissions (pavement and architectural coating off-gassing), and mobile sources. The bulk of operational emissions are largely due to the number of vehicle trips generated by the Project. As shown in Table 2.8-2, one special event (33.34 MTCO2e/yr) will increase overall GHG emissions by a marginal 0.19 percent. It was recommended by SCAQMD staff that a project's greenhouse gas emissions would be considered significant if it could not comply with at least one of the "tiered" tests based upon an October 2008 staff report and draft interim guidance document35, as described in Section 2.8.6 of the ElR (p. 2.8-9). Construction-related GHG emissions will not exceed GHG thresholds for construction because no such thresholds have been established. However, the Project would not comply with any of the tiered tests for overall operational (annual) emissions, and will therefore have Significant and Unavoidable Impacts associated with GHG emissions. Because the Project would result in significant and unavoidable impacts, it can be argued that operational impacts would conflict with GHG reduction goals because operation of the Project would either exceed or not comply with SCAQMD's interim tiered thresholds. By exceeding such thresholds, the Project is contributing to GHG emissions at a level that is not conducive to reducing state and local GHG emissions. Although implementation of Mitigation Measure GHG-1 will assure the Project complies with the Palm Desert Environmental Sustainability 35 Draft Guidance Document — Interim CEQA Greenhouse Gas (GHG) Significance Threshold, prepared by SCAQMD, October 2008. 87 RESOLUTION NO. 2019-83 Plan, impacts are considered significant and unavoidable." C. ALTERNATIVES CONSIDERED AND REJECTED Two Project alternatives were identified and considered but not analyzed in detail. The reasons why these alternatives are not considered further are described below: Alternative Site The applicant considered other available sites within the Desert Willow Golf Course, prior to entering into negotiations with the City for the proposed Project site. Two vacant parcels located east of Desert Willow Drive were evaluated. The parcel furthest to the southeast, and adjacent to the existing commercial shopping center, was not of adequate size to accommodate the Project components, and was rejected for that reason. The site closest to the proposed Project was of a similar size, but was rejected because the access to the site is restricted and its expansion would require reconstruction of existing golf course holes. In addition, the site's proximity to existing single family residential development to the northeast would have resulted in greater impacts to these residents, particularly as related to noise, traffic and air quality. All-Retail Alternative An alternative that would have resulted in an all-retail specialty shopping center was considered and rejected. This alternative would have resulted in up to 250,000 square feet of mixed retail development, including restaurants and shopping opportunities. This alternative, however, would not meet the Project's objectives for world-class recreational facilities and ...• transient occupancy tax generation, considered key in the development of Desert Willow pad sites when the City conceived of the project. These goals have been critical in leading the City's efforts toward development of the remaining pad sites for the long term economic viability of the Desert Willow project area. In addition, the intensity of development would result in greater impacts associated with traffic and air quality. D. ALTERNATIVES SELECTED FOR ANALYSIS IN THE EIR Three alternatives were selected for consideration, based on the potential of each alternative to reduce the significant and unavoidable impacts of the proposed Project, and the ability to meet the stated project objectives. Each alternative is summarized below. Alternative A— No Project — Northern Sphere Specific Plan Alternative A, the No Project Alternative, assumes the site will build out according to land use designations and development standards of the North Sphere Specific Plan (NSSP), which is the current Specific Plan regulating development within the Project area. The Project site is located in Planning Area 10 (PA 10) of the NSSP. According to the Section 4 North Sphere EIR, PA 10 was planned for a "Luxury Hotel" with a maximum of 500 rooms. Buildout of Alternative A would result in the development of a 5-story hotel with a maximum of 500 rooms totaling 665,000 square feet (including 100,000 square feet of meeting/hall space), as well as 300,000 square feet of landscaping/pool/recreation facilities, and 660 parking spaces. 88 RESOLUTION NO. 2019-83 "No Project" Alternative A: Northern Sphere Specific Plan (Assumes conformance to Northern Sphere SP: PA 10 Luxury Hotel) Land Use (Total 17.69 AC) SF Max 500 Rooms, 5 stories (incid. 100,000SF meeting/hall 665,000 SF space) Landscaping/pool/recreation 300,000 SF Parking 660 The majority of the site (15 AC) is classified as Planning Area 10 (PA 10) within the NSSP. See Table 4.1 Statistical Summary Table, Section 4 North Sphere EIR. Alternative B — Mixed Use Alternative Alternative B, the Mixed Use Alternative, assumes the entire Project site will be developed according to existing General Plan land use designations and standards. The site is currently designated as Resort and Entertainment on the City's General Plan Land Use Map, which allows bed and breakfast inns, recreational facilities, small retail, large retail, and lodging, support retail and commercial services along with specialized entertainment with a commercial floor area ratio (FAR) of up to 0.10, and multi-family residential land uses of up to 10 dwelling units per acre (du/ac). For analysis purposes, it is assumed site standards are applied to the entire site acreage (as opposed to dividing the acreage in half) for both commercial and residential land uses. At buildout, Alternative B would include approximately 77,100 square feet of commercial development, 177 dwelling units, and 817 parking spaces. This alternative would reduce significant air quality and greenhouse gas impacts because of reduced vehicle trips. Mixed Use Alternative B (Assumes buildout under existing GP land use) Land Use SF/DU Commercial (17.69 AC) Commercial (0.10 FAR) 77,100 SF *Parking (6 per 1,000 SF) 463 Residential (17.69 AC) Residential (10 DU/AC) 177 units Parking (2 per unit) 354 The site is currently designated as Resort and Entertainment District on the City's General Plan Land Use Map, which allows bed and breakfast inns, recreational facilities, small retail, large retail, and lodging, support retail and commercial services along with specialized entertainment with a commercial floor area ratio (FAR) of up to 0.10, and multi-family residential land uses of up to 10 dwelling units per acre (DU/AC). Assumes site standards are applied to entire site for both commercial and residential, with Council approval. 89 RESOLUTION NO. 2019-83 Mixed Use Alternative B (Assumes buildout under existing GP land use) Land Use SF/DU "'' *Parking Standards per PDMC. Commercial: Restaurants = 8 per 1,000SF; Shopping Centers 4 per 1,000 SF. Assumes 6 per 1,000 SF. Alternative C — Residential Alternative Alternative C, the Residential Alternative, assumes the entire site will build out as a residential development, allowing the maximum residential density under the existing Planned Residential District (PR-5) zoning standards. The purpose of this district is to provide for flexibility in residential development by encouraging creative and imaginative design, and the development of parcels of land as coordinated projects involving a mixture of residential densities (4.0 — 40.0 du/ac), mixed housing types, and community facilities. City staff has indicated that it will not allow multi-family, apartment style development on the Project site due to its location within the Desert Willow property. Therefore, the maximum density in the PR-5 zone allowed for the Project site is 5 dwelling units per acre. At buildout, Alternative C would include approximately 89 dwelling units and 178 parking spaces. This alternative would reduce significant air quality and greenhouse gas impacts because of reduced vehicle trips. .�. Residential Alternative C (Assumes buildout under max res. density allowed under PR-5 zoning) Imo (Total 17.69 AC) DU Residential (5 DU/AC) 89 units Parking (2 per unit) 178 Planned Residential District (PR). The purpose of this district is to provide for flexibility in residential development, by encouraging creative and imaginative design, and the development of parcels of land as coordinated projects involving a mixture of residential densities (4.0-40.0 du/ac), mixed housing types, and community facilities. The maximum project density shall be as expressed in dwelling units per gross acre of not more than the number following the zoning symbol PR (5 DU/AC). The table below summarizes whether the proposed Project or any of the Project Alternatives meet project objectives. Alternative C, which would result in 89 single family homes, meets none of the project objectives because it does not result in a resort development which would bring recreational opportunities and long-term revenues associated with transient occupancy tax. The City Council hereby rejects Alternative C on the following grounds: r.w 90 RESOLUTION NO. 2019-83 (1) the alternative fails to meet any of the project objectives because it would not provide a resort or recreational amenity consistent with the goals of the North Sphere Specific Plan or the Desert Willow Golf Resort. (2) the alternative is technically infeasible because it would not provide the City with long term revenues. Alternative B, the mixed-use alternative, also does not meet Project objectives, insofar as it would not consist of a resort development, and would not expand tourism opportunities in the City. The City Council hereby rejects Alternative B on the following grounds: (1) the alternative fails to meet most of the project objectives, insofar as it would not provide a resort project consistent with the goals of the North Sphere Specific Plan and Desert Willow Golf Resort. (2) the alternative is technically infeasible because it would not provide the City with long term revenues. Alternative A, which would implement the North Sphere Specific Plan and result in a 500- room hotel, could meet most of the Project objectives, because it is consistent with the resort atmosphere planned for the Desert Willow project area. It would not, however, include the recreational feature of a surf lagoon, or enable the water conservation created by the turf reduction project included in the proposed Project. Alternative A would, however, reduce the air quality impacts resulting from implementation of the proposed Project, but would not reduce greenhouse gas emissions to less than significant levels. The City Council hereby rejects Alternative A on the following grounds: (1) the alternative fails to substantially reduce or eliminate the project's significant and unavoidable greenhouse gas emission impacts. Comparison of Project Objectives and Alternatives Proposed Objectives Proposed Alternative Alternative Alternative Project A B C Continue the mission of the Desert Willow Golf Resort by providing a Yes No No No world-class recreational opportunity unique to the Coachella Valley. Expand the City's tourism economy and expand transient occupancy tax Yes Yes No No revenues. Implement water conservation and recycling measures to minimize the Yes No No No impacts to water supply from lagoon and golf course water use. Energy efficient resort development to meet the City's sustainability Yes Yes No No goals. E. ENVIRONMENTALLY SUPERIOR ALTERNATIVE 91 RESOLUTION NO. 2019-83 Section 15126.6(e)(2) of the State CEQA Guidelines indicates that an analysis of alternatives to a proposed Project shall identify an environmentally superior alternative among the alternatives evaluated in an EIR. Each sub-section of the alternatives analysis in the EIR considered the potential impacts of each alternative, and compared them to the proposed Project on a categorical basis. The following tables provide summaries of these findings, and results in a conclusion regarding the overall environmentally superior alternative. Environmentally Superior Development Alternative Comparison Level of Significance* Proposed Alternative Alternative Alternative Environmental Issue Project A B C Aesthetics LSM LS LS LS Air Quality SU LS LS LS Biological Resources LSM LSM LSM LSM Cultural & Tribal Resources LSM LSM LSM LSM Energy LS LS LS LS Geology and Soils LSM LSM LSM LSM Greenhouse Gas Emissions SU SU LS LS Hazards and Hazardous LSM LSM LSM LSM Materials �+ Hydrology and Water Quality LSM LSM LSM LSM Land Use and Planning LS LS LS LS """ Noise LS LS LS LS Population and Housing LS LS LS LS Public Services LS LS LS LS Transportation and Traffic LSM LSM LSM LSM Utilities and Service Systems LS LS LS LS SU= Significant and Unavoidable LSM= Less than Significant with Mitigation LS-- Less than Significant As can be seen in the table, the level of significance associated with the alternatives is consistent with the proposed Project's impacts, with the exception of Air Quality and Greenhouse Gas Emissions. Under the proposed Project, vehicular emissions of NOx and CO2E would be significant and unavoidable, due to the higher number of trips generated by the hotels, villas and surf center. Under all alternatives, air quality impacts would not exceed SCAQMD thresholds, and impacts would be less than significant. Alternatives B and C would result in less than significant greenhouse gas emissions; however, Alternative A, similar to the proposed Project, would also result in significant and unavoidable impacts. The same categorical comparison was conducted to determine the environmentally superior alternative.The result of that analysis is depicted in the following table. As shown in that table, Alternative C, which would result in 89 single family homes, would be the environmentally .,. 92 RESOLUTION NO. 2019-83 superior alternative, insofar as its impacts on the environment would be the least of all the alternatives and the proposed Project. Alternative 3, however, would not meet the Project's objectives. Environmentally Superior Development Alternative Comparison Environmentally Superior Alternative Proposed Alternative Alternative Alternative Environmental Issue Project A B C Aesthetics X Air Quality X Biological Resources Equivalent for all scenarios —full site disturbance Cultural Resources Equivalent for all scenarios —full site disturbance Geology and Soils X Greenhouse Gas Emissions X Energy X Hazards and Hazardous Materials X Hydrology and Water Quality X Land Use and Planning X Noise X Population and Housing X Public Services X Transportation and Traffic X Utilities and Service Systems X The City Council finds that the Proposed Project is the environmentally superior alternative that best meets the project purpose and need and project objectives. 93 RESOLUTION NO. 2019-83 SECTION 11: ADOPTION OF STATEMENT OF OVERRIDING CONSIDERATIONS In compliance with Section 15093 (a)(b) of the State CEQA Guidelines, the City of Palm Desert, as Lead Agency, must "balance, as applicable, the economic, legal, social, �► technological or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project." The adverse environmental effects may be considered "acceptable" where the benefits of a project outweigh its unavoidable adverse environmental effects. When the Final EIR identifies significant effects that are not avoided or substantially lessened, the Lead Agency must state the specific reasons to support approval The City Council, having considered the entire administrative record on the DSRT SURF Project, and having weighed the benefits of the Proposed Project against the unavoidable adverse impacts to air quality and greenhouse gas emissions after mitigation, has determined that each and every one of the following social, economic and environmental benefits of the Proposed Project individually outweigh all of the potential significant and unavoidable adverse impacts and render those potential adverse environmental impacts acceptable based upon the following overriding considerations: 1. The Proposed Project proposes a high quality development which will complement and enhance the existing development within the Desert Willow Golf Resort, as the Proposed Project involves reutilizing parking lot areas and developing land that was previously graded as part of the Desert Willow golf course but never developed. 2. The Proposed Project will bring a recreational technology to the City that is the first of moo its kind in the United States, providing a unique venue to broaden the City's tourism market and bring people, including surfers, to the City who would not have considered .r the Coachella Valley for tourism. This will include an increase in room nights and associated revenues to existing hotels in the City and region. 3. The Proposed Project will bring a year-round surf venue to the desert, helping to stabilize the tourism economy in the shoulder and summer seasons, because the use of the surf lagoon will be a year-round activity not subject to the heat of summer which currently keeps tourists away from the City. 4. The Proposed Project will expand the City's recreational resources and provide a unique recreational opportunity to all City residents and visitors. 5. Implementation of the Proposed Project will continue to enhance the Desert Willow Golf Resort and provide additional revenues, in the form of sales tax, transient occupancy tax and property tax, which will ensure the economic stability of the City. 6. The Proposed Project will stimulate the City's economy by bringing additional tourism into Palm Desert, as visitors would travel to utilize the surf lagoon and surf center facilities including the restaurant, bar, and retail uses, as well as attend special events. Additionally, tourism would increase as visitors utilize the hotel and villas. Increased tourism would bring in revenue for commercial areas in the vicinity of the Project, such as dining and shopping activities. 94 RESOLUTION NO. 2019-83 7. Implementation of the Proposed Project will result in an energy efficient resort development designed to meet the City's sustainability goals, as the Proposed Project involves the conversion of existing turfed landscaping surrounding both golf courses to desert landscaping, resulting in a reduction of 106 acre feet of water use per year in perpetuity. Additionally, the Proposed Project involves the installation of solar panels which would offset the Project's electrical demand. 8. Construction of the Proposed Project will generate temporary employment opportunities over an estimated two year period until construction is complete. Once constructed, the surf center and lagoon will generate more than 300 permanent new jobs, including management mechanical and technical, retail, restaurant service jobs, recreational instructors and emergency personnel. The hotel and villas would also generate a variety of new jobs, including management, retail and hotel service jobs. Thus, the Proposed Project supports the City's General Plan policy regarding a jobs- housing balance and will provide jobs to current and future residents, thereby allowing residents to work within the City, rather than traveling to distant jobs outside the City. The City Council hereby declares that each and every one of the foregoing individual benefits provided through approval and implementation of the DSRT SURF Project outweigh all of the identified significant environmental impacts which cannot be mitigated. The City Council finds that each of the benefits, separately and individually, outweighs the unavoidable adverse environmental effects identified in the EIR and therefore finds those impacts to be acceptable. SECTION 12: ADOPTION OF THE MITIGATION MONITORING AND REPORTING PROGRAM Public Resources Code Section 21081.6 requires that a Mitigation, Monitoring, and Reporting Program be adopted upon certification of an EIR to ensure that the mitigation measures are implemented. The Mitigation, Monitoring, and Reporting Program specifies what the mitigation is, the entity responsible for monitoring the program, and when in the process it should be accomplished. The City Council hereby adopts the Mitigation Monitoring and Reporting Program attached to this Resolution as Exhibit "A." Implementation of the Mitigation Measures contained in the Mitigation Monitoring and Reporting Program is hereby made a condition of approval of the Project. In the event of any inconsistencies between the Mitigation Measures set forth herein and the Mitigation Monitoring and Reporting Program, the Mitigation Monitoring and Reporting Program shall control. SECTION 13: CERTIFICATION OF THE EIR The City Council finds that it has been presented with the EIR, which it has reviewed and considered, and further finds that the EIR is an accurate and objective statement that has been completed in full compliance with CEQA, the State CEQA Guidelines and the City's Local CEQA Guidelines and that the EIR reflects the independent judgment and analysis of the City Council. 95 RESOLUTION NO. 2019-83 The City Council declares that no evidence of new significant impacts as defined by the State CEQA Guidelines section 15088.5 have been received by the City Council after circulation of the Draft EIR which would require recirculation. -+ Therefore, the City Council hereby certifies the EIR based on the entirety of the record of proceedings. SECTION 14: CUSTODIAN OF RECORD The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at Palm Desert City Hall, 73510 Fred Waring Dr, Palm Desert, CA 92260. The custodian for these records is the City Clerk of the City of Palm Desert or designee. This information is provided in compliance with Public Resources Code section 21081.6. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm Desert, California, at its regular meeting held on the 14th day of November, 2019, by the following vote, to wit: AYES: HARNIK, JONATHAN, KELLY, NESTANDE, and WEBER NOES: NONE ABSENT: NONE .r ABSTAIN: NONE SUSAN MARIE WEBER, MAYOR ATTEST: -Atreatigeii‘ _ R -HELL D. 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N N H i- H F c) Lo CU J cc J J J CU J vs _0.1 In 01 m C e0 C 0 f0 Pm,'0 a) a) a) 7 N t CD t 0 Z trot/ E v (7 w RESOLUTION NO. 2019-83 0 m 2 r0 O ._ m ••' 7 c C V1 Q •O — O 0 't 0 C47,C c o in 0Y 3 CD V U N U N f0 c _ O U i C w C w N O• C • __/ y0 fO o ,o ro 0 C 'D c ` i^ C i^ > H '^ • a1 , 0 a/ 4+ f0 N p • u1 C H N V C a1 O - E C 4+ m 4+ m j:.1 V fo O u ra a °J ° >_ >_ E > 'E CL .. `E n n a; a U ;. 0 :. :. o t U c 0 t u E Q yr co ruo 0 rroo 0 ruo d u 0 U d u o > t CO U Y a a) a) U c 2O O Q1 �' a u a � C •� cu O r`a d C a1 !-' O E a) c °1 no '•' n a` ac o a)CO O C — ;I,aci o o p T C N m Qa'1ro CD 4U, L Na w :. a/ w c a ''- CO ..., a) a1 .>. c .>• n C O ra > c Cr d 0 U d V w U 0 vo d J a v c ? v aa) a) u L C '� L -p !-' c Q 0 Lfl a/ " O N E ro CC m :• L t6 a 3 o a) ai 7^ 0 c r�o c 3 - on 7 s a`°i a m a ^ O 3 ° 3 7 0 v ..' co n 3 co L c CC ro L O O c �- a/ L E co O a/ ~ > Q. v1 w a1 u al p _ 2 a/ C O O /� v ra .c > .. 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V o y ~ a O ro C i .0 ~ 3 d 'O E 7 a H o a, > a Y v 3 r u c — V 1 y Nc .0 ri V — —al Yo a Y rs " a o a — 3CL " rl E a0 z 2 'Q .� E v z E °- c w a`i z c r a z z o al z co • ID 7 u 01C o Q x .o < o 2 cc as CO �o E a` CC n $ a` E m Co H 0 7 I- m° a` I— n u Y Y Y Q CO CO C C C C V V CD V V co V no t w w w w C E E E a m m m m _m oa E LT,c c i, rn rn `n `n ,� «., CO co co c c c ° m L _c ._c _c _c _c > i.. 0 N N 0 0 0 aI C CD 1/1 LA J C _IJ J J J J 00 _C ro al a E STAFF REPORT CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT MEETING DATE: December21, 2021 PREPARED BY: Rosie Lua, Principal Planner REQUEST: Consideration for a recommendation for approval to the City Council for a Zoning Ordinance Amendment to modify Palm Desert Municipal Code Section 25.60.60 (Public Hearing and Public Notice), add Section 25.60.160 "Community Engagement," and adding Section 5.11 "Disclosures Upon Transfer of Residential Property" for said project regulating the public engagement process, and apply said regulations. Recommendation Waive further reading and adopt Planning Commission Resolution No. 2803, recommending to the City Council approval of Zoning Ordinance Amendment 21- 0002 to modify Palm Desert Municipal Code Section 25.60.60, add Section 25.60.160 "Community Engagement," and add Section 5.11 "Disclosures Upon Transfer of Residential Property" for said project regulating the public engagement process, and apply said regulations. Background On July 8, 2021, City Council adopted Resolution No. 2021-50 by unanimous vote, acknowledging that public participation early in the planning and development process leads to better outcomes in addressing community concerns. In the passing of the resolution, the Council directed staff to proceed with a Zoning Ordinance Amendment (ZOA) of Section 25.60.60 to provide regulations increasing public notification beyond the City's typical 300-feet as required by the current Palm Desert Municipal Code (PDMC) to 1,000 feet radius for new projects that are five (5) acres or more. This ordinance also requires developments that are five (5) acres or more to submit a Community Engagement Plan, detailing the developer's engagement with the public as a requirement of the entitlement application. The Community Engagement's intended purpose is to provide the following: • City staff and developers should engage the surrounding community early in the process to ensure potential community concerns are heard and addressed. • The City supports increasing the public mailing notification of certain development projects to a broader audience. • Larger development projects, particularly those that are five (5) acres or more, benefit from greater public participation and community support. G:\Planning\Monica Oreilly\Planning Commission\Staff Reports\2021\12-21-21\ZOA 21-0002 Community Engagement\Community Engagement ZOA 21-XXXX-PC Staff Report.Docx December 21, 2021 —Staff Report Case No. ZOA 21-0002 Community Engagement Page 2 of 4 • Public notification for projects that are five (5) acres or more should be increased from 300 feet to 1,000 feet to achieve the above-referenced statements. • As part of the planning application and review process, developers will submit a "community engagement plan"to be reviewed and approved by City staff to ensure adequate community engagement efforts are achieved. • Homebuyers should receive sufficient notification through closing documents of long- term planning efforts and potential future development identified in the City's General Plan, Zoning, and Housing Element. Discussion To implement the various standards and regulations as listed above, the following are the proposed ordinances recommended to City Council: 1) Modify Section 25.60.060 (Public Hearing and Public Notice) of Title 25 of the PDMC as follows: Section 25.60.060 (2)(a): Projects of five (5) acres or more in size shall notify property owners within 1,000 feet of the exterior boundaries of the property involved in the application to ensure adequate community engagement efforts are achieved pursuant to requirements in Section 25.60.160. 2) Add Section 25.60.160 (Community Engagement) of Title 25 of the PDMC as follows: 25.60.160 Community Engagement Intent and purpose. It is the intent of this chapter to relate the provisions of this title and all other applicable projects to the appropriate City provisions that have been adopted to comply with the Community Engagement Plan's intended purpose of requiring developers to present and engage in a public outreach meeting early in the entitlement process of new projects and address concerns of the public prior to an action of the approving body. Scope of regulations. This chapter shall be applied pursuant to the adopted "Resolution of the City Council of the City of Palm Desert Establishing Policies related to Community Engagement (Resolution No. 2021-50). Requirements related to Community Engagement for new projects are as follow: A. Developers shall prepare and submit a Community Engagement Plan to the Planning/Land Development Division at the time of entitlement application. B. Meet the public notification requirements of Section 25.60.060. December 21, 2021 —Staff Report Case No. ZOA 21-0002 Community Engagement Page 3 of 4 C. The Community Engagement Plan must contain the following: 1. Developer shall provide method(s) of communication with the public, including proposed location(s) where public outreach will take place. 2. Submit written publications distributed to the public that includes any informational items of the project. 3. A minimum of one (1) meeting with the public is required, follow-up meetings may be required as requested by the Director of Development Services. 4. Developer shall provide written responses to staff on how each public concern will be addressed. 5. The Director of Development Services may require the developer to provide additional plans or studies including, but not limited to, line of sights, photometric plans, massing studies, three-dimensional plans, and any other studies that may be deemed relevant for the project's engagement with the public. D. The developer shall coordinate with staff for the notification of community meetings with property owners within 1,000 feet of the proposed project. E. Staff is to be present at the meeting(s) as observers and summarize concerns and developer's responses in the final staff report(s). F. The entitlements will include a condition of approval on residential and/or owner- occupied projects, the developer will disclose, as part of any closing documents, the City's General Plan Land Use, Circulation, and Housing Elements adjacent to their project. Refer to PDMC Section 5.11 "Disclosures Upon Transfer of Residential Property"for requirements. 3) Add Section 5.11 (Disclosures Upon Transfer of Residential Property) in Title 5 of the PDMC to require the seller of any single-family residential property located within the City to deliver to the prospective buyer a real estate transfer disclosure statement pursuant to Civil Code Section 1102.6a. The full ZOA is attached in Exhibit A of the Resolution. General Plan The General Plan promotes goals and policies to ensure new projects are compatible with the surrounding developments, as well as encourages public participation in this process. Land Use and Community Character Policy 1.1 (Scale of development) promotes the City's corridors to use design techniques to a moderate height and use and ensure compatible fit with surrounding development. If approved, this ZOA, which requires certain new developments (five acres or more) to allow the public to express concerns early in the inception of the project. In addition, providing disclosures upon the transfer of a residential property allows the property owner to be informed of future potential development adjacent to their property. Therefore, this civic engagement and disclosures will support the City's goal in meeting the intent of the General Plan. December 21, 2021 —Staff Report Case No. ZOA 21-0002 Community Engagement Page 4 of 4 Public Input Public noticing was conducted in accordance with State law. A public hearing notice was published on Saturday, December 11, 2021, in The Desert Sun. To date, the Development Services Department has received no letters in opposition to or in favor of the proposed ordinance amendment. Environmental Review Staff has determined the proposal to amend the Zoning Ordinance is not a project as defined in Public Resource Code Section 21065 and that this action will not have an impact on the environment. Findings of Approval Findings can be made in support of the amendment and in accordance with the City's Municipal Code. Findings in support of this ZOA are contained in the Resolution No. 2803, attached to this staff report. LEGAL REVIEW DEPT. REVIEW FINANCIAL ASSISTANT CITY REVIEW MANAGER N/A Ma rtikv Alwa.re/z N/A N/A Robert W. Hargreaves Martin Alvarez, Dir. of Janet Moore Andy Firestine City Attorney Development Services Director of Finance Assistant City Manager City Manager L. Todd Hileman: N/A ATTACHMENTS: 1. Draft Resolution No. 2803 2. Public Hearing Notice 3. City Council Adopted Resolution No. 2021-50 PLANNING COMMISSION RESOLUTION NO. 2803 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING APPROVAL OF A ZONING ORDINANCE AMENDMENT TO MODIFY PALM DESERT MUNICIPAL CODE SECTION 25.60.60 (PUBLIC HEARING AND PUBLIC NOTICE), ADD SECTION 25.60.160 "COMMUNITY ENGAGEMENT," AND ADD SECTION 5.11 "DISCLOSURES UPON TRANSFER OF RESIDENTIAL PROPERTY" FOR SAID PROJECTS REGULATING THE PUBLIC ENGAGEMENT PROCESS, AND APPLY SAID REGULATIONS CASE NO: ZOA 21-0002 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 21st day of December 2021, hold a duly noticed public hearing to consider the request by the City of Palm Desert for approval of the above-noted; and WHEREAS, the Zoning Ordinance Amendment (ZOA) expands public notification for projects five (5) acres or more to 1,000 feet radius by modifying Palm Desert Municipal Code (PDMC) Section 25.60.60 (Public Hearing and Public Notice) and implements a Community Engagement Plan requirement for developers by adding Section 25.60.160 (Community Engagement), adding Section 5.11 (Disclosures Upon Transfer of Residential Property) requirement for developers to include disclosures of long-term planning efforts and potential future development identified in the City's General Plan, Zoning, and Housing Element; and WHEREAS, the Planning Commission of the City of Palm Desert, in reviewing all the facts and any testimony given, adopts the following as its Findings in recommended approval of the Zoning Ordinance Amendment to the City Council: SECTION 1. Findings. The Planning Commission of the City of Palm Desert hereby finds that: A. The City of Palm Desert, California ("City") is a municipal corporation, duly organized under the constitution and laws of the State of California. B. The City desires to amend its local regulatory scheme to implement an ordinance with specific requirement to increase public notification to 1,000 feet radius for projects five (5) acres or more and Community Engagement requirements for those projects. C. The ZOA is consistent with the General Plan, which promotes goals and policies to ensure new projects are compatible with the surrounding developments as well as encourages public participation in this process. Pursuant to Land Use and Community Character Policy 1.1 (Scale of development), it promotes the City's corridors to use design techniques to a moderate height and use and ensure compatible fit with surrounding development. This ZOA allows public participation early in the inception of the project. Therefore, the civic engagement will support the City's goal in meeting the intent of the General Plan. PLANNING COMMISSION RESOLUTION NO. 2803 D. The Planning Commission of the City of Palm Desert finds that the adoption of this ordinance has been analyzed for compliance with the California Environmental Quality Act (CEQA) pursuant to CEQA(Pub. Resources Code, § 21000 et seq.) ("CEQA") and the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.) it has been determined that the amendments do not meet the definition of a project because the amendments do not have the potential to cause either a direct physical change or a reasonably foreseeable indirect physical change in the environment. The amendments prohibit types of allows for public engagement, which is consistent with the General Plan goals of ensuring the quality of life for the community. Because the amendments are not a project under CEQA, they are not subject to further environmental review. SECTION 2. Amendment. The Planning Commission of the City of Palm Desert recommends that the City Council of the City of Palm Desert, California, approve, and adopt the PDMC amendment to Section 25.60.60 (Public Hearing and Public Notice), add Section 25.60.160 "Community Engagement," add Section 5.11 (Disclosures Upon Transfer of Residential Property), as shown in Exhibit A, which is attached hereto and incorporated herewith. SECTION 3. Severability. If any section, subsection, subdivision, paragraph, sentence, clause, or phrase in this ordinance or any part thereof is for any reason held to be unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this ordinance or any part thereof. The Planning Commission hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase thereof irrespective of the fact that one (1) or more subsections, subdivisions, paragraphs, sentences, clauses, or phrases be declared unconstitutional, invalid, or ineffective. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings for approval of the Planning Commission in this case. 2. That the Planning Commission does hereby recommend approval to the City Council of ZOA 21-0002. 2 PLANNING COMMISSION RESOLUTION NO. 2803 PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 21st day of December 2021, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN GREENWOOD, CHAIR ATTEST: MARTIN ALVAREZ, SECRETARY PALM DESERT PLANNING COMMISSION 6141 .1114 EXHIBIT A Zoning Ordinance Amendments 1. Amend Section 25.60.060 (Public Hearing and Public Notice) Title 25 (Zoning) as follows (red indicates changes/additions): B. Notice of hearing. Pursuant to California Government Code Sections 65090 to 65094, not less than 10 days before the scheduled date of a hearing, public notice shall be given of such hearing in the manner listed below. The notice shall state the date, time, and place of hearing, identify the hearing body, and provide a general description of the matter to be considered and the real property which is the subject of the hearing. 1. Notice of public hearing shall be published in at least one newspaper of general circulation in the City. 2. Except as otherwise provided herein, notice of the public hearing shall be mailed, postage prepaid, to the owners of property within a radius of 300 feet of the exterior boundaries of the property involved in the application, using for this purpose the last known name and address of such owners as shown upon the current tax assessor's records. The radius may be increased as determined to be necessary and desirable by the Director based on the nature of the proposed project. If the number of owners exceeds 1,000, the City may, in lieu of mailed notice, provide notice by placing notice of at least one eighth (1/Q) page in one newspaper of general circulation within the City. a. Public notification for projects 5 acres or more projects shall be 1,000 feet for public notifications related to development projects and to ensure adequate community engagement efforts are achieved pursuant to requirements in Section 25.60.160. 2. Add Section 25.60.160 (Community Engagement) to Title 25 (Zoning) as follows: 25.60.160 Community Engagement Intent and purpose. It is the intent of this chapter to relate the provisions of this title and all other applicable projects to the appropriate City provisions that have been adopted to comply with the Community Engagement Plan's intended purpose of requiring developers to present and engage in a public outreach meeting early in the entitlement process of new projects and address concerns of the public prior to an action of the approving body. Scope of regulations. This chapter shall be applied pursuant to the adopted "Resolution of the City Council of the City of Palm Desert Establishing Policies related to Community Engagement (Resolution No. 2021-50). Requirements related to Community Engagement for new projects are as follow: a) Developers to prepare and submit a Community Engagement Plan to the Planning/Land Development Division at the time of entitlement application. b) Meet the public notification requirements of Section 25.60.060. c) The Community Engagement Plan must contain the following: 1. Developer's method (s) of communication with the public. Proposed location (s) of public outreach shall be provided; 2. Submit written publications distributed to the public that includes any informational items of the project; 3. A minimum of one (1) meeting with the public is required, follow up meetings may be required as requested by the Director of Development Services; 4. Developer shall provide written responses to staff on how each public concern will be addressed; 5. The Director of Development Services may require the developer to provide additional plans or studies including but not limited to line of sights, photometric plans, massing studies, three dimensional plans, and any other studies that may be deemed relevant for the project's engagement with the public. d) The developer to coordinate with staff for the notification of community meetings with property owners within 1,000 feet of the proposed project. e) Staff is to be present at the meeting(s) as observers and summarize concerns and developer's responses in the final staff report (s). f) The entitlements will include a condition of approval on residential and/or owner- occupied projects, the developer will disclose, as part of any closing documents, the City's General Plan and Housing Elements adjacent to the project. 3. Add Section 5.11 "Disclosures Upon Transfer of Residential Property" to Title 5 (BUSINESS TAXES, LICENSES AND REGULATIONS) subsequently as follows: 5.11.010 Statement Required. A. Pursuant to Civil Code section 1102.6a, in addition to those disclosures required by Civil Code section 1102.6, the seller of any single-family residential property located within the City shall deliver to the prospective buyer a real estate transfer disclosure statement containing the following statement: "Know Your Neighborhood: The City of Palm Desert maintains a website that provides important information on potential development throughout the City. The City recommends that you visit the website as part of your consideration in buying a home in the City. The website can be accessed at https://www.cityofpalmdesert.org/departments/planning. Alternatively, you can call the City's Development Services Department at (760) 346-0611, ext. 483." B. The real estate transfer disclosure statement required by this chapter shall be delivered at the same time as those disclosures required by Civil Code section 1102.6 or as soon as practicable thereafter. C. For purposes of this section, 1. "City" means the City of Palm Desert, California. 2. "Single-family residential property" means either of the following: (a) real property improved with one to four dwelling units, including any leasehold exceeding one year's duration of such, (b) a unit in a residential stock cooperative, condominium, or planned unit development, or (c) a mobile home or manufactured home when offered for sale or sold through a real estate broker pursuant to Business and Professions Code section 10131.6. 3. "Seller" means a transferor in a real property transaction, and includes an owner who lists real property with a licensee, whether or not a transfer results, or who receives an offer to purchase real property of which he or she is the owner from a licensee on behalf of another. "Seller" includes both a vendor and lessor of real property. 4. "Buyer" means a transferee in a real property transaction, and includes a person who executes an offer to purchase real property from a seller through a licensee, whether or not a transfer results, or who seeks the services of a licensee in more than a casual, transitory, or preliminary manner, with the object of entering into a real property transaction. "Buyer" includes a purchaser, vendee, or lessee of real property 5.11.020 Form of Statement. The real estate transfer disclosure statement required by this chapter shall be in the following form in accordance with Civil Code section 1102.6a: LOCAL OPTION REAL ESTATE TRANSFER DISCLOSURE STATEMENT THIS DISCLOSURE STATEMENT CONCERNS THE REAL PROPERTY SITUATED IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, DESCRIBED AS . THIS STATEMENT IS A DISCLOSURE OF THE CONDITION OF THE ABOVE-DESCRIBED PROPERTY IN COMPLIANCE WITH ORDINANCE NO. OF THE PALM DESERT CITY CODE AS OF , 20 . IT IS NOT A WARRANTY OF ANY KIND BY THE SELLER(S) OR REAL ESTATE LICENSEE(S) REPRESENTING ANY PRINCIPAL(S) IN THIS TRANSACTION, AND IS NOT A SUBSTITUTE FOR ANY INSPECTIONS OR WARRANTIES THE PRINCIPAL(S) MAY WISH TO OBTAIN. SELLER'S INFORMATION The Seller discloses the following information with the knowledge that even though this is not a warranty, prospective Buyers may rely on this information in deciding whether and on what terms to purchase the subject property. Seller hereby authorizes any real estate licensee(s) representing any principal(s) in this transaction to provide a copy of this statement to any person or entity in connection with any actual or anticipated sale of the property. THE FOLLOWING ARE REPRESENTATIONS MADE BY THE SELLER(S) AS REQUIRED BY THE CITY OF PALM DESERT, AND ARE NOT THE REPRESENTATIONS OF THE REAL ESTATE LICENSEE(S), IF ANY. THIS INFORMATION IS A DISCLOSURE AND IS NOT INTENDED TO BE PART OF ANY CONTRACT BETWEEN THE BUYER AND SELLER. 1. Know Your Neighborhood: The City of Palm Desert maintains a website that provides important information on potential development throughout the City. The City recommends that you visit the website as part of your consideration in buying a home in the City. The website can be accessed at https://www.cityofpalmdesert.org/departments/planning. Alternatively, you can call the City's Development Services Department at (760) 346-0611, ext. 483. Seller certifies that the information herein is true and correct to the best of the Seller's knowledge as of the date signed by the Seller. Seller Date Seller Date I I BUYER(S) MAY WISH TO OBTAIN PROFESSIONAL ADVICE AND/OR INSPECTIONS OF THE PROPERTY AND TO PROVIDE FOR APPROPRIATE PROVISIONS IN A CONTRACT BETWEEN BUYER AND SELLER(S) WITH RESPECT TO ANY ADVICE/INSPECTIONS/DEFECTS. I/WE ACKNOWLEDGE RECEIPT OF A COPY OF THIS STATEMENT. Buyer Date Buyer Date A REAL ESTATE BROKER IS QUALIFIED TO ADVISE ON REAL ESTATE. IF YOU DESIRE LEGAL ADVICE, CONSULT YOUR ATTORNEY." CITY OF PALM DESERT LEGAL NOTICE NOTICE OF A PUBLIC HEARING BEFORE THE PLANNING COMMISSION OF THE CITY OF PALM DESERT TO CONSIDER APPROVAL OF A RECOMMENDATION OF APPROVAL TO THE CITY COUNCIL FOR A ZONING ORDINANCE AMENDMENT TO MODIFY THE PALM DESERT MUNICIPAL CODE SECTION 25.60.60 (PUBLIC HEARING AND PUBLIC NOTICE) AND ADD SECTION 25.60.160 "COMMUNITY ENGAGEMENT", FOR SAID PROJECTS REGULATING THE PUBLIC ENGAGEMENT PROCESS, AND APPLY SAID REGULATIONS. The City of Palm Desert Planning Commission finds that this Ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly; it prevents changes in the environment pending the completion of the contemplated study of impacts. Project Location/Description: Project Location: City wide Project Description: Approval of staff's recommendation will implement new regulations for STRs within Single Family Residential Zones within the city. Recommendation: Planning Commission recommending to the City Council approval of the first reading of the Community Engagement and Public Notification process and pass to second reading. Public Hearing: The public hearing will be held before the Planning Commission on December 21, 2021, at 6:00 p.m. via Zoom. The hearing will be conducted in accordance with the City's emergency protocols for social distancing. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.cityofpalmdesert.org/our-city/committees-and- commissions/planning-commission-information-center. Comment Period: The public comment period for this project is from December 11, 2021, to December 21, 2021. Public Review: The plans and related documents are available for public review Monday through Thursday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Rosie Lua, Principal Planner. Please submit written comments to the Planning/Land Development Division. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the Planning Commission hearing. All comments and any questions should be directed to: Rosie Lua, Principal Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611, Extension 480 rlua@cityofpalmdesert.org PUBLISH: DESERT SUN MARTIN ALVAREZ, SECRETARY DECEMBER 8, 2021 PALM DESERT PLANNING COMMISSION RESOLUTION NO. 2021-50 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, INCREASING PUBLIC NOTIFICATION REQUIREMENTS FOR CERTAIN DEVELOPMENT PROJECTS, ESTABLISHING POLICIES RELATED TO COMMUNITY ENGAGEMENT FOR SAID PROJECTS, AND DIRECTING STAFF TO INITIATE A ZONING ORDINANCE AMENDMENT (ZOA) RELATED TO CHANGES TO CHAPTER 25.60.060 PUBLIC HEARING AND PUBLIC NOTICE WHEREAS, the City acknowledges the importance of public participation in the planning and development of the community and that public participation in this process leads to better outcomes in addressing community concerns and requests; and WHEREAS, City staff and developers should engage the surrounding community early in the process to ensure potential community concerns are heard and addressed; and WHEREAS, the City supports increasing the public mailing notification of certain development projects to a broader audience; and WHEREAS, larger development projects, particularly those that are non-exempt from the California Environmental Quality Act (CEQA), benefit from greater public participation and community support; and WHEREAS, public notification for non-exempt CEQA projects should be increased from 300 feet to 1 ,000 feet to achieve the above-referenced statements; and WHEREAS, as part of the planning application and review process, developers will submit a "community engagement plan"to be reviewed and approved by City staff to ensure adequate community engagement efforts are achieved; and WHEREAS, homebuyers should receive sufficient notification through closing documents of long-term planning efforts and potential future development identified in the City's General Plan; and WHEREAS, these acknowledgments should be codified by an ordinance, and the City Council is supportive of amending Palm Desert Municipal Code Chapter 25.60.060 Public Hearing and Public Notices, and directs staff to initiate a ZOA in support of the statement above to be brought back at a later date; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: SECTION 1. Recitals. The City Council hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. RESOLUTION NO. 2021-50 SECTION 2. Custodian of Records. The documents and materials that constitute the record of proceedings in which these findings are based are located at the City's office at 73- 510 Fred Waring Drive, Palm Desert, California 92260. Gloria Sanchez, the Acting City Clerk, is the custodian of the record of proceedings. SECTION 3. Execution of Resolution. The Mayor of the City Council signs this Resolution and the City Clerk shall attest, and certify to the passage and adoption thereof. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm Desert, California, at its regular meeting held on the 8t day of July 2021, by the following vote, to wit: AYES: HARNIK, JONATHAN, NESTANDE, QUINTANILLA, and KELLY NOES: NONE ABSENT: NONE ABSTAIN: NONE KATHLEE ELLY, MAY�R\ ATTEST: „fi M. GLOR A ANCHEZ, AC,T1N CITY CLERK CITY OFF M DESERT,(CALI ORNIA 2