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Supplemental Packet No. 2 - 01-26-2023
CITY OF PALM DESERT CITY MANAGER’S OFFICE INTEROFFICE MEMORANDUM Date: January 26, 2023 To: Honorable Mayor and Councilmembers From: Anthony J. Mejia, City Clerk Subject: City Council Meeting of January 26, 2023 Below you will find questions received from the Mayor or Councilmembers and answers provided by City staff regarding tonight’s City Council meeting: ITEM 1G: RECEIVE AND FILE THE ANNUAL LOW- AND MODERATE-INCOME HOUSING ASSET FUND REPORT RELATIVE TO SB 341 (Housing Authority) Q1: What are the revenue sources for the Low and Moderate Income Housing Fund? A1: The Low and Moderate Income Housing Asset Fund does not have a direct revenue source supporting it. The revenue generated in the 2022 Fiscal Year is directly related to interest earnings and loan payoff’s. The balance in the account has a few sources (the Former Redevelopment Agency (ROPS) has provided payments for our old City loans, the Stipulated Judgement, our Old Housing Bond Funds, property sales, and other loan payoff’s (including the Hovley Garden’s Loan) ITEM 2D: REQUEST FOR DIRECTION ON A WORK PLAN FOR THE DISPOSITION OF PROPERTIES IDENTIFIED IN THE CITY’S CENTRAL INVENTORY OF THE SURPLUS LAND ACT (Joint Consideration with Successor Agency) Q1: What exactly is staff asking us to do at this time? A1: The staff report is a follow-up to the December 15, 2022, staff report on the Central Inventory work plan. This report is intended to update the City Council on the work completed to date (Mountain View, Alessandro Alley, and Wallaroo) and to seek confirmation for the release of additional properties for this next year (Joslyn, others). Supplemental Packet Q & A Memorandum No. 2 Roles of the City Council City of Palm Desert January 2023 Study Session Roles of Council PPT-1 Role of the Mayor/Presiding Officer (PDMC 2.36.140) Mayor/Presiding Officer Other Duties Explain to the public how the meeting will be conducted Determining, based on the agenda, a schedule for breaks May reasonably limit time for public comment State questions coming before the City Council Decide all questions of order Typically offers commentary after all other members have had an opportunity May move, second, and vote on all motions Announce decisions on all subjects Preserve order and decorum at all meetings Sign ordinances and other documents approved by the City Council W/Mayor Pro Tem, approve the issuance of proclamations/recognitions Represent the City of Palm Desert at ceremonial events Study Session Roles of Council PPT-2 Role of the Mayor Pro Tem ProclamationsIn The Absence Serves on a subcommittee with the Mayor, to review and approve all requests for proclamations and other recognitions In the absence of the Mayor, the Mayor Pro Tem shall serve as the Presiding Officer at City Council meetings Serves on a subcommittee with the Mayor to review matters of interest with the City Manager Subcommittee to CM Study Session Roles of Council PPT-3 Role of the Mayor & Mayor Pro Tem Are there other norms, formal or informal, expected of the Mayor & Mayor Pro Tem? Discussion: Study Session Roles of Council PPT-4 Propriety of Conduct - City Council (PDMC 2.36.240) "Members of the City Council must preserve order and decorum and shall not by conversation or otherwise delay nor interrupt the proceedings of the council in any way, nor disturb any other member of the council while speaking, nor refuse to obey the orders of the council or presiding officer, except as otherwise provided in this chapter." Study Session Roles of Council PPT-5 Role of a Member of City Council - Best Practices Represent and work for the common good of the city Refrain from taking action where there may be a conflict of interest Provide unbiased, fair, and equal treatment to all persons and matters Work with staff prior to meetings on questions of clarification Refrain from abusive conduct, personal charges, or attacks upon others Limit distractions and provide your undivided attention at public hearings and quasi-judicial proceedings Study Session Roles of Council PPT-6 Role of the City Council Liaison The City Council liaison facilitates communication between the City Council and the advisory body. A City Council Liaison is not a member or advocate of the advisory body and does not give direction or influence decisions but can assist and provide information. Study Session Roles of Council PPT-7 Attending Meetings as a Member of the Public When attending a city meeting as a member of the public, such as a commission or community input meeting, where two other councilmembers are attending in an official capacity the third coucilmember should not communicate in any fashion (verbal or non-verbal) with the other councilmembers, except under limited circumstances (please contact the city attorney for more guidance). Study Session Roles of Council PPT-8 Role of the City Council & Liaison Are there other norms, formal or informal, expected of Councilmembers and City Council Liaisons? Discussion: Study Session Roles of Council PPT-9 Questions Study Session Roles of Council PPT-10 PP/CUP/EA 22-0006 Appeal of 394-Unit Apartments PALM DESERT CITY COUNCIL JANUARY 26, 2023 1/26/2023 CC -AGENDA ITEM 3.B.1Supplemental 3B-1 Vicinity Map Highway 111 Larkspur LaneCC -AGENDA ITEM 3.B.21/26/2023 Supplemental 3B-2 Project Description •Project Applicant: Hayes Dietrich, LLC. •Project Overview •Precise Plan (PP) –A Precise Plan for a 394-Unit on an 18.31-acre site located at the southwest corner of Frank Sinatra Drive and Portola Avenue. •13 three-story, residential buildings, 816 parking spaces •Site amenities including clubhouse, pools, parking, offsite improvements •Conditional Use Permit (CUP) •Environmental Assessment (EA) –Initial Study (IS) and Mitigated Negative Declaration in accordance with California Environmental Quality Act (CEQA) •Planning Commission adopted Resolutions No. 2826 approving the project. On December 6, 2022. CC -AGENDA ITEM 3.B.31/26/2023 Supplemental 3B-3 Project Compliance •Zoning Designation –Planned Residential –22 Dwelling Units per Acre. •General Plan –Town Center Neighborhood (7 to 40 dwelling units per acre). CC -AGENDA ITEM 3.B.41/26/2023 STANDARD PR-22 ZONE PROJECT CONFORMS Height 40’-0”33’ to 37’ (tower 40’)Yes Front Setback -20’ to 46’Yes Rear Setback -24’ to 60’Yes Street Side Setback -22’ Yes Parking 788 Onsite Spaces 816 Onsite Spaces Yes Density 22 units per acre 21.5 units per acre Yes Lot Coverage Maximum 50%24%Yes Open Space Minimum 20%29%Yes Density per acre 22 units 21.5 units Yes Supplemental 3B-4 CC -AGENDA ITEM 3.B.51/26/2023 Supplemental 3B-5 CC -AGENDA ITEM 3.B.61/26/2023 Supplemental 3B-6 CC -AGENDA ITEM 3.B.71/26/2023 Supplemental 3B-7 CC -AGENDA ITEM 3.B.81/26/2023 Supplemental 3B-8 CC -AGENDA ITEM 3.B.91/26/2023 Supplemental 3B-9 CEQA -Process Overview CC -AGENDA ITEM 3.B.10 1/26/2023 1. Is the action a Project? 2. Is the project exempt from further CEQA Review? 3. Prepare an Initial Study (IS) to assess potential environmental impacts on 21 factors 4. If project will have no impacts prepare a Negative Declaration (ND) or Mitigated Negative Declaration (MND) 5. If project will have impacts, prepare an Environmental Impact Report (EIR) 1. 394 is a Project 2. Project did not qualify for exemption 3. Project prepared Initial Study 4. IS concluded project would have less than significant impacts with mitigation and a MND was prepared 5. EIR not required as project had no significant impacts that could not be mitigated Supplemental 3B-10 CEQA -Process Overview CC -AGENDA ITEM 3.B.111/26/2023 Aesthetics Agriculture and Forestry Resources Air Quality Biological Resources Cultural Resources Energy Geology/Soils Greenhouse Gas Hazards & Hazardous Materials Hydrology/Water Quality Land Use/Planning Mineral Resources Noise Population/Housing Public Services Recreation Transportation/Traffic Tribal Cultural Resources Utilities/Service Systems Wildfire Mandatory Findings of Significance Supplemental 3B-11 Project Overview Timeline •December 6, 2022 –Planning Commission adopts Resolution 2826 approving the project and adopting a Mitigated Negative Declaration in a 4-0 vote (Commissioner Gregory recused). •December 8, 2022 –City of Palm Desert files a notice of determination (NOD) with the Riverside County Clerk. •December 21, 2022 –Palm Desert City Clerk Receives a request for appeal from Don Mess (Appellant). •December 28, 2022 –Palm Desert Planning requests the Appellant provide additional supporting documentation for the appeal by January 10, 2023 •January 11, 2023 –Staff did not receive supporting documentation for the appeal request. None received prior to City Council meeting. CC -AGENDA ITEM 3.B.121/26/2023 Supplemental 3B-12 Appeal Procedures •Palm Desert Municipal Code Section 25.60.080 •The City Council is the appeal authority for Planning Commission decisions •15 days to appeal the decision •Request for appeal and fee •All appeals must specifically state the basis of grounds for appeal •Hearing on the appeal must be heard within 40 days CC -AGENDA ITEM 3.B.131/26/2023 Action Date Required Date Completed Date of Planning Commission Approval (Resolution No. 2826) -December 6, 2022 Deadline to file appeal (15 Calendar Days per PDMC 25.60.080 (A)) December 21, 2022 December 21, 2022 Date to schedule public hearing for appeal (40 calendar days of filing appeal per PDMC 25.60.080 (D) (2)) January 30, 2023 January 26, 2023 Supplemental 3B-13 Appeal Request Request for appeal states: “The Mitigated Negative Declaration prepared for the “Frank Sinatra and Portola Multifamily Development”(the “Project”)violates the California Environmental Quality Act (“CEQA”),and an Environmental Impact Report (“EIR”))needed to be prepared for the Project instead because substantial evidence supports fair arguments that the Project will result in potentially significant and unmitigated impacts in several areas.” No substantial evidence was provided to support the request. CC -AGENDA ITEM 3.B.141/26/2023 Supplemental 3B-14 Appeal Response •An Initial Study prepared and analyzed 21 environmental factors •Mitigated Negative Declaration •Mitigation Monitoring and Reporting Program •No new substantial evidence was presented by the Appellant CC -AGENDA ITEM 3.B.151/26/2023 Aesthetics Agriculture and Forestry Resources Air Quality Biological Resources Cultural Resources Energy Geology/Soils Greenhouse Gas Hazards & Hazardous Materials Hydrology/Water Quality Land Use/Planning Mineral Resources Noise Population/Housing Public Services Recreation Transportation/Traffic Tribal Cultural Resources Utilities/Service Systems Wildfire Mandatory Findings of Significance Supplemental 3B-15 California Housing Accountability Act (HAA) The California Housing Accountability Act (HAA),Government Code Section 65589.5,establishes limitations to a local government’sabilitytodeny,reduce the density of,or make infeasible housing development projects that are consistent with objective localdevelopmentstandardsandcontributetomeetinghousingneed.Both affordable and market-rate development are protected by thecomponentsoftheHAA.Objective,as used in the Act,means involving no personal or subjective judgment by a public official and beinguniformlyverifiablebyreferencetoanexternalanduniformbenchmarkorcriterionavailableandknowablebyboththedevelopmentapplicantorproponentandthepublicofficial. When a proposed housing development project complies with applicable,objective general plan,zoning,and subdivision standards andcriteria,including design review standards,in effect at the time that the application was deemed complete,but the local agencyproposestodisapprovetheprojectortoimposeaconditionthattheprojectbedevelopedatalowerdensity,the local agency shall baseitsdecisionregardingtheproposedhousingdevelopmentprojectuponwrittenfindingssupportedbyapreponderanceoftheevidenceontherecordthatbothofthefollowingconditionsexist: •The housing development project would have a specific,adverse impact upon the publichealthorsafetyunlesstheprojectisdisapprovedorapprovedupontheconditionthatthe project be developed at a lower density. •There is no feasible method to satisfactorily mitigate or avoid the adverse impact,other than the disapproval of the housingdevelopmentprojectortheapprovaloftheprojectupontheconditionthatitbedevelopedatalowerdensity.Feasible meanscapableofbeingaccomplishedinasuccessfulmannerwithinareasonableperiodoftime,taking into account economic,environmental,social,and technological factors. A “specific,adverse impact”means a significant,quantifiable,direct,and unavoidable impact,based on objective,identified writtenpublichealthorsafetystandards,policies,or conditions as they existed on the date the application was deemed complete.Pursuant toGovernmentCodeSection65589.5 (a)(3)it is the intent of the Legislature that the conditions that would have a specific,adverse impactuponthepublichealthandsafetyariseinfrequently. An example of a condition that does not constitute a specific adverse impact,as indicated by the Department of Housing andCommunityDevelopment,would be criteria that requires a project to conform with “neighborhood character.”Such a standard is notquantifiable;therefore,would not meet the conditions set forth under the HAA. CC -AGENDA ITEM 3.B.161/26/2023 Supplemental 3B-16 Recommendation Adopt a Resolution denying the appeal and confirming the Planning Commission’s approval of Precise Plan/Conditional Use Permit/Environmental Assessment 22-0006,and thereby approving the development of a 394-unit multifamily apartment development at the southwest corner of Frank Sinatra Drive and Portola Avenue. CC -AGENDA ITEM 3.B.171/26/2023 Supplemental 3B-17 CC -AGENDA ITEM 3.B.381/26/2023 Supplemental 3B-18 CC -AGENDA ITEM 3.B.391/26/2023 Supplemental 3B-19 CC -AGENDA ITEM 3.B.401/26/2023 Supplemental 3B-20 CC -AGENDA ITEM 3.B.411/26/2023 Supplemental 3B-21 CC -AGENDA ITEM 3.B.421/26/2023 Supplemental 3B-22 CC -AGENDA ITEM 3.B.431/26/2023 Supplemental 3B-23 CC -AGENDA ITEM 3.B.441/26/2023 Supplemental 3B-24 CITY OF PALM DESERT DEVELOPMENT SERVICES DEPARTMENT CITY COUNCIL MEMORANDUM To: Honorable Mayor and City Council Members From: Nick Melloni, Senior Planner Date: January 26, 2023 Subject: Agenda Item No. 3B – Appeal of approval PP/CUP/EA22-0006 for 394 Unit Apartment Development Below are responses to the additional items requested by Council Members regarding inclusion of attachments to the Palm Desert Planning Commission Staff Report. These attachments were extracted from the project case file presented to the Planning Commission on December 6, 2022, and are included to complete the City Council record: 1)Attachment No. 1 - Applicant Response to Comment Letter Dated October 3, 2022 2)Attachment No. 2 - Architectural Review Commission Notice of Action and Minutes 3)Attachment No. 3 - Preliminary Water Quality Management Plan 1 Supplemental 3B-25 ATTACHMENT NO. 1 2 Supplemental 3B-26 October 3, 2022 Nick Melloni Senior Planner City of Palm Desert – Development Services 73510 Fred Waring Drive Palm Desert, CA 92260 Nmelloni@cityofpalmdesert.org RE: Frank Sinatra and Portola Development – Response to Neighborhood Concerns Dear Mr. Melloni, Please find this memo as a supplemental submission for the proposed multifamily development at Frank Sinatra and Portola. This memo is intended to provide a response to the concerns of the residents in the neighborhood and how we have addressed or mitigated those concerns. The concerns, questions and comments listed below have been combined and/or summarized from the 10 opposition letters and emails provided to Hayes Dietrich through September 30th, 2022. 1. Neighborhood Changes: Our neighborhood, The Retreat at Desert Willow, consists of 112 units on 15 acres. The proposed complex is 395 units on 18 acres. Although the recently changed zoning for that property allows 22 units per acre, installing a development such as that within an area which is primarily 12 units per acre, is a drastic shift in our community. It will change the entire dynamic of the desert community that we love. Also note large three- story boxy buildings. a. Response: The General Plan updates were studied from 2013 to 2016. In 2016 the City Council adopted the Town Center Neighborhood designation at this site, which allows for three stories and up to 40 units per acre. The zoning code was subsequently adopted by the City Council in 2017 to allow for 22 units per acre. Figure 1 below shows the growth of the area and building out vacant and infill sites like the one we are proposing to develop. The northern sphere of the city is mostly zoned Planned Residential (see Figure 2 - Orange). As stated in Chapter 25.10 Residential Districts, “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 district is characterized as providing for the optimum integration of urban and natural amenities within developments and is organized around formal, walkable, and highly connected streetscapes.” This project incorporates mixing of housing types across arterial roads and follows what is been recommended and ATTACHMENT NO. 1 3 Supplemental 3B-27 planned for by the city through the General Plan and Zoning Code designations. The standards for this district also go on to say, “The PR district is also established to give a land developer assurance that innovative and unique land development techniques will be given reasonable consideration for approval and to provide the city with assurances that the completed project will contain the character envisioned at the time of approval.” The development is a high-quality project that has been designed to have the first elevator building in a non-senior rental project and the first residential project with underground parking in Palm Desert. This allows the project to provide more open space and more view corridors through the site for the neighbors to the east. The three-story buildings were originally designed as a more traditional style architecture. After review with the Architectural Review Commission on June 28th, the design was modified to be a more modern simple structure. The buildings have recessed windows, undulating walls and built secondary walls to create shadow lines and slight differences in the plane of the façade while maintaining the modern aesthetic. The three-story structures also provide for further views through the site that would be blocked by shorter buildings that are closer together. Figure 1. ATTACHMENT NO. 1 4 Supplemental 3B-28 Figure 2. 2. Detrimental Noise: A high-density housing complex would alter the quiet enjoyment that we relish in this neighborhood. The introduction of a high-density housing project would significantly increase the amount of street traffic and noise that we currently encounter. a. Response: The development is across an arterial road from the neighbors to the east and the north. The General Plan has planned for the increase in traffic and there is infrastructure in place along the arterial roads to accommodate the density of this development. This will not change the noise level of traffic on Portola Avenue or Frank Sinatra Drive. The development will be made with high quality materials, and the Applicant provides additional framing details, subfloor treatments and additional drywall details to reduce the sound transmission from unit to unit and we take the overall development just as seriously. The pool, clubhouse, and courtyard area are in the central portion of the site to reduce sound transmission. As part of our efforts to ATTACHMENT NO. 1 5 Supplemental 3B-29 enhance the view corridors through the site, we moved a building to where we originally had pickleball and tennis courts. There has been more feedback about these amenities in recent years that they are a noise nuisance. Due to this we decided it would be best for the neighbors and our future residents to remove them entirely from the project to avoid this noise concern. The level of density doesn’t alter the noise levels as these are people’s homes no different than a lower density multifamily housing project like the Retreat at Desert Willow or a single-family home. This is evidenced by Palm Desert Municipal Code section 9.24.030 Sound Level Limits. This section of the code applies average sound level limits and all residential zones from single-family homes to multifamily homes follow the same standard of 55 decibel limits over a 10-minute average between the hours of 7 a.m. and 10 p.m.. 3. There are 671 parking spaces planned for the project. That is a variance from the current required parking spaces for this type of development which is 2 parking spaces per unit. A complex with 395 apartments and 671 parking spaces makes for a very busy and loud project. There are only 78 visitor parking spaces allocated for 395 units. That equates to less than 2% of the population of the complex being able to have visitors at any given time. Where are all the excess visitors going to park? Overflow parking would spill over to residential properties across Frank Sinatra. a. Response: The development has been modified and is proposing to build out the full parking requirement of 2 stalls per unit and contains an additional 27 stalls in the underground parking that are tandem. These stalls are above the 2:1 requirement and would be used by the same home that has the stall in front of the tandem stall and it would be the resident’s responsibility to rotate their vehicles. The Applicant added an alternate plan for the Commissioners to consider reducing the unneeded parking and to provide more open space as previously contemplated. The Applicant would highly encourage the Commissioners to consider this as the difference to the plans adds 144 parking stalls to the development and takes away from the great open spaces that could be provided. Past projects completed by the applicant have had parking ranges for projects of this size and of similar locations of 1.5-1.6 stalls per unit, so we as the Applicant feel very comfortable with the parking ratio of 1.7 stalls per unit on the site. These three areas are the dog park/retention basin, the park area along Portola Avenue, and the green space behind the fitness center. It is our best interest as the Owners of the development to have sufficient parking in order to lease apartments, if we don’t have parking for the residents, they will not sign leases. The 78 visitor stalls item is being misconstrued from our note about stalls per bedroom at the neighborhood meetings. This response will not be needed unless the Commissioners decide to reduce the unneeded parking in exchange for more open space. To answer their concerns, their assumption for the 1.15 stalls per bedroom is that each bedroom uses a stall and the extra 0.15 stalls per bedroom would be for guests. All of the project underground garage stalls, garage stalls, and carports ATTACHMENT NO. 1 6 Supplemental 3B-30 (there may be several that are unassigned), will be assigned to residents. This would leave 180 surface stalls (if the open space is reimplemented) that will be shared between extra cars of residents and guests and not the 78 noted by this concern. Even at 78 stalls, that would be approximately 20% and not less than 2% of the units as noted having a guest over at the same time, which would be extremely unlikely. 4. Traffic: The main entrance to the development is planned to be located almost directly across from The Retreat at Desert Willow. Our homeowners that face Portola will be subjected to car headlights being directed straight toward their homes in addition to the increased street traffic. Cars exiting the project on Portola will only be allowed to turn right. This means that the number of U-turns made on Portola, next to the Desert Willow Golf Academy will be very high. The increased risk for motor vehicle collisions will significantly increase. a. Response: The development is utilizing a left-turn in at the main entrance that is similar to the entry to the Retreat at Desert Willow and offset to allow for both to have individual access from the outside traffic direction. This is a common practice throughout the city and allows for traffic to keep flowing. We also worked with the city’s public works department and the city’s consulting traffic engineer to make this work and avoid adding an unnecessary stop light as a traffic control. In addition, we prepared a Traffic Analysis for the development that was also reviewed by the public works department and the city’s consulting traffic engineer. All concerns were addressed from these groups. As part of the move-in documentation provided to each resident, a map will be provided to highlight the best exits to use depending on the direction the resident is intending to travel. Currently, the Retreat makes U-Turns at the Frank and Sinatra intersection to travel south and this development would require the same to travel west at that intersection. The map will recommend using the Frank Sinatra exit to go north, east or U-Turn west. The Applicant is happy to add some additional signage in the street median to deter individuals from turning around. As for the car headlights, both the Retreat at Desert Willow (Figure 3) and the homes to the north (Figure 4) have 6-foot perimeter walls and landscaping to buffer the lights. Early in the process, the Applicant was recommended to have a perimeter wall design that allowed for more views into the development to provide more aesthetic interest. The previous design of the perimeter wall was 6-foot walls that are 4-feet of a block wall with the top 2-feet as rod iron pickets. There are pockets where there were 6-foot picket walls only. In response to the neighbor concerns, the Applicant has revised all perimeter walls along the street to the 4-foot-tall block wall with a 2-foot picket railing. ATTACHMENT NO. 1 7 Supplemental 3B-31 Figure 3. Figure 4. ATTACHMENT NO. 1 8 Supplemental 3B-32 5. Light Pollution: Lighting standards installed over the vast areas of outdoor parking will impact the Dark Sky Initiative that we all rely upon in this area. It is important to our local wildlife as well as local sky/star watchers. a. Response: The Applicant has paid close attention to avoiding light pollution as part of the overall design. A photometric plan along with lighting cut sheets were submitted as part of the development application displaying this. The lighting design for the development is intended to provide a small neighborhood residential setting with low-scale lighting. The light poles are set at 12 feet tall to accomplish this. The light poles are designed to luminate light to the ground and are Dark Sky Friendly (Figure 5). In addition, the site design includes lit bollards along the sidewalk paths that project light down to illuminate those paths of travel. For the parking, the Applicant has used the creative technique of including underground parking, which is the first residential development in Palm Desert to do so. The underground parking accounts for over 25% of the overall parking and does not add to the parking on-site that would require lighting. By not building out the unneeded proof of parking, the development also doesn’t need to provide additional unnecessary lighting to service those parking areas, even though the lighting would be Dark Sky Friendly. Figure 5. ATTACHMENT NO. 1 9 Supplemental 3B-33 6. Loss of Views: As the project is currently designed, even though the developer has stated that they have created “view corridors” between the buildings, the obstruction of our beautiful mountain views will be almost complete obliteration. The proposed 3 story apartment buildings are massive and a supposed “view corridor” is a sad excuse for mitigating the views that we will lose. We paid a lot of money for our views when we purchased at The Retreat. Also note that when The Retreat project was approved and construction began, the project property was zoned R-8. There was no way for prospective homebuyers at The Retreat to even begin to think that the city would make such an aggressive change in zoning for this area. For the city to change the zoning from R-8 to R-22 is shocking. We realize the need for growth and the need to develop the property in question, but to do so in such a drastic fashion is not conducive to the area. Homeowners along Frank Sinatra will be subject to complete view loss. A 3 story building will obliterate their south facing views. In addition to the fact that residents on the 3rd floor would have views directly into homes along Frank Sinatra. a. When The Retreat at Desert Willow had started construction, the General Plan framework was put in place and the development was guided for up to 40 units an acre per the Town Center Neighborhood designation. While The Retreat was under construction in 2017, the city approved the updated zoning to PR-22, which was within the 40 units per acre allowed in the General Plan that was approved in 2016 and the framework started in 2013. Please note that if a development were to propose a 40 unit per acre project that was in accordance with the zoning code, the City would have to consider revising the zoning code to allow for the development as the General Plan supersedes the zoning code, and the zoning code is required to match what is allowed in the General Plan. Initial concept plans of the development had the majority of buildings along Portola Avenue set up parallel with the street. Through discussions with staff, and reviewing further, we revised these to be perpendicular with Portola Avenue, which would provide view corridors. These view corridors were setup as approximately 110-foot wide between buildings. After the initial neighborhood meeting on April 25th, we took the main building impacting the views of The Retreat and tucked it in the back to open up the view corridor further. This moving of the building required us to modify that building to remove a stack of units to allow it to be pushed to the south further. The results of moving this building created an approximate 310-foot uninterrupted view corridor that allowed the buildings at The Retreat facing the west to continue to have views through the development. Figure 6 shows the views prior to the moving of the one building and Figure 7 shows the current view corridors after making that modification. For the homes to the north, it becomes inherently difficult to allow for view corridors through the site as the north portion of the site is more square and allows for layering of buildings. With buildings layered throughout this area the buildings behind still block views through the site. Due to the site being shaped like a piece of pie to the south, this allows the development to provide view corridors through the site. If the site was a rectangle or square, the entire site would be layered and would not be able to have ATTACHMENT NO. 1 10 Supplemental 3B-34 view corridors. See site plan for the Bravo Gardens development (Previously The Sands) as Figure 8 that shows the layering of buildings through a site. Lastly, please see Figure 9 showing the 8-foot wall at the neighboring former Santa Rosa Country Club and Figure 10 showing the 1.5-2 story building Avenida about a mile south from the site on Portola Avenue. Although Figure 9 is an 8-foot wall, you will notice that it blocks half of the views of the mountains to the south. Figure 10 shows that a 1.5-2 story building along Portola blocks the entire view of the mountains. By providing 3-story buildings, the development is able to provide the views throughout the site, whereas a 2-story product of single-family homes, townhomes or condos would block the entirety of views of the mountains from the neighbors at the Retreat. Also, please note that the ends of the buildings perpendicular to Portola are 33’ 6” tall. The buildings at The Retreat range from approximately 28’ tall to 30’ 6” tall. The Retreat is a high-quality development, but a similar type of product would not allow for the view preservation that has been incorporated into this development. As it related to privacy of the homes along Frank Sinatra, the development team took drone photos from the buildings along Frank Sinatra looking at the Pele Place neighbors and looking across Portola at The Retreat neighbors. Photos were taken at 5, 15 and 25 feet above finished grade to exemplify a resident sitting on their patio or in their dining room (buildings perpendicular on Portola do not have balconies facing the street) of each level. Figure 11 shows a view of the Pele Place neighbors from the third-floor balcony and Figure 12 shows a view of The Retreat property from the third-floor dining room of the building on the south side of the main entrance. As the images show, the residents at the development will not be able to see the pools and into the backyard of the Pele Place neighbors. You will see the denser landscaping along The Retreat in Figure 12, and the development will have this level of landscaping as well that generally shields the lower two levels. The Applicant has also discussed with several of the Pele Place neighbors including the President of their HOA and we have agreed to provide them with some additional landscaping along the north side of Frank Sinatra. The Applicant will walk this area and determine what is best on a home-by-home basis with that HOA. ATTACHMENT NO. 1 11 Supplemental 3B-35 Figure 6. Figure 7. ATTACHMENT NO. 1 12 Supplemental 3B-36 Figure 8. Figure 9. ATTACHMENT NO. 1 13 Supplemental 3B-37 Figure 10. Figure 11. ATTACHMENT NO. 1 14 Supplemental 3B-38 Figure 12. 7. Design of Project: The developer is trying to sell this as a high-end, upscale residential complex. However, as designed all the building will have exterior staircases. Buildings with exterior staircases are unattractive and in no way say “upscale”. I find it hard to believe that they will be able to charge $4,000/month for a 3-bedroom unit in a building with no elevator. The design as proposed tends to make me think that multiple families will start to share units to cover the “upscale” rent. The only building with elevator service is located in the center of the complex. a. Response: While the Applicant appreciates the concern with the business plan by the neighbors, these claims are made with no facts or knowledge of the rental market. As part of the Applicant’s due diligence, we hired a professional consultant to conduct a market analysis and feasibility study to fully comprehend the rental market. They initially conducted a phone survey of the most “comparable properties” in the area and then followed that up with in-person surveys of those properties where they were able to view the physical condition, in-unit features and amenity features of each of those properties and then compare to our property. After completion of their research, we received a report identifying this information, vacancy rates, and estimated rents for the property. Please note that the “most comparable properties” referenced were built in 2002, 2008 and 2010. These “comparable properties” have minimal amenities, are older vintage, and some are mixed-income properties with a portion of the units being affordable. Their research showed that this area had a ATTACHMENT NO. 1 15 Supplemental 3B-39 vacancy rate of less than 1.5%. A market is deemed to be in equilibrium when the vacancy rate equals 5%. At 5%, this means there is enough supply to satisfy the rental demand in the market, and under 1.5% vacancy would make this one of the markets that is most undersupplied in the entire country. This is further evidenced by the support letter provided by Cannon Management that they only have 12 vacant units throughout their portfolio of 2,000 units in the Coachella Valley. This would equal a 0.6% vacancy and is a staggering number that shows the lack of housing in Palm Desert and the Coachella Valley. Walk-up style buildings with exterior stairwells are common throughout the entire southern region of the country from the west to east coast. All comparable non-senior rental communities in Palm Desert currently have exterior stairwells and no elevators. The design intentionally had the stairwells tucked inside the exterior of the building to provide for a higher aesthetic. The development will only include 1,2, 3- bedrooms units at the currently estimated $4,000 per month, and all of those units will be in the elevator building, which was incorrectly noted in the concern. Figure 11 shows a 2-bedroom unit at The Vineyards at Palm Desert that is marketed for rent at $3,935 per month as of September 14th and does not include an elevator. Over 27% of our units will have access to the elevators and underground parking in that building. This development is designed to be a resort-styled community that is highly amenitized. We expect our community to serve lifestyle renters who choose to rent rather than own and others who are upgrading from the current properties available in the market. This lifecycle housing will allow others to upgrade to those vacated units at the older vintage properties and hopefully open more affordable housing down the line. Migration patterns and the effects of COVID both emotionally tied to loneliness and financially have had households combine and separate through the different stages as they see fit for their households. Per the Federal Fair Housing Act, the Applicant and any other landlord are not allowed to deny and or discriminate against any rental applications based on family status. At the same time, the U.S. Department of Housing has a “two heads per bed” rule that does not allow for more than two people to occupy a bedroom limiting the number of people that can live in a unit. We expect our target market to be primarily a mix of empty nesters and young professionals with other residents filling in the gaps. ATTACHMENT NO. 1 16 Supplemental 3B-40 Figure 13. 8. Property Perimeter: As currently designed, the project has only vertical slat fencing to surround the property. This will do nothing to mitigate noise and car headlights. The actual distance between the street and fence line is quite narrow. It has been stated that the developer will install a meandering sidewalk around the property. However, the drawings that we have been shown that installing a sidewalk will be quite tight on space. a. Response: This statement is incorrect and that only applies to the west property line, not along street frontage. Early on in discussions with city staff we were informed that the city would like to start having more visibility into developments to create interesting visuals rather than provide complete privacy from a block wall. The Applicant agrees with this approach to create more visual interest. The design that has been shown since the initial renderings created for the neighborhood meeting has always included a 4-foot tall block wall with a 2-foot picket railing at the top and 6- foot picket fencing at opening throughout the site to create that visual interest. In response to the neighbor concerns, the Applicant has revised all perimeter walls along the street to the 4-foot tall block wall with a 2-foot picket railing. Please see Figures 14 as a reference point. In regards to the meandering sidewalk, this has also always been shown in the plans. The meandering sidewalk will be 8-foot wide and match the width of the sidewalks on ATTACHMENT NO. 1 17 Supplemental 3B-41 the north side of Frank Sinatra Drive and Portola Avenue. Figure 15 includes an image of the site plan (alternate park option) overlayed on an aerial plan. The image shows that the sidewalk design has been designed to mimic these adjacent sidewalks and meet Palm Desert’s standards. Figure 14. ATTACHMENT NO. 1 18 Supplemental 3B-42 Figure 15. 9. Property Value Loss: The installation of a high density housing project across the street from The Retreat at Desert Willow and neighboring homes bordering Frank Sinatra will have a detrimental effect on area home values. The City of Palm Desert should be applying transitional land use management practices. Permitting the installation of a 395 unit, high density apartment complex next to low density neighborhoods will have a negative impact on our property values. a. The Planned Residential zoning district is intended to provide for a mix of housing types and densities. This development brings a high-quality luxury resort-styled community to the area and provides for a housing type that is not currently available in the area. The development will be a $150M+ investment in the community that will encourage additional investment in the area for both public and private development. An example of public investment that can help be spurred by this development is the Portola Interchange project at Interstate 10 that would provide additional ease of access throughout this area. Research has shown that apartments generally do not decrease values even if the apartments are set aside for low-income residents and all ATTACHMENT NO. 1 19 Supplemental 3B-43 apartment types can actually increase property values. This is a development that is investing a significant amount of money in the area and is a luxury product that will signal that property values are justified to remain strong and continue to increase throughout the area. 10. The project is too close to the street. a. The project was originally designed at the 20-foot minimum setback from the property line, but the buildings were shifted back approximately 3 to 6 feet on the perpendicular buildings on Portola (except Building 5) and 12 and 26 feet on the parallel buildings (Buildings 4 And 6). The Applicant looked to push these buildings in as far as possible while ensuring adequate room for the roads and utility infrastructure needed. Originally, the layout was designed to follow the guidance of the Town Center Neighborhood designation in the General Plan, where they encourage buildings along the street with small to moderate yards. The increased setbacks of the building were pushed back as far as reasonably possible at the request of the neighbors. 11. Such a large complex would create a transient community of perhaps 600 plus people surround by an otherwise stable population. a. As noted in the letter from our property management company, Cannon Management, turnover throughout the region has hit historic lows and most people stay in their apartments for multiple years. This notion that the development will be transient is an unbased claim. Typically we see retention of 70-80% of our residents due to the quality of project we build, which is in-line with how the building will be operated by our property management partner. This building will be unmatched in terms of quality for general market-rate apartments in the area and the lifestyle renters that it attracts will choose to remain here due to the high quality and lack of comparable properties. Most of the residents who move out of our properties are doing so for a life change that could be related to a job, family need or choosing to purchase a home. We create and foster communities that our residents feel at home, which keeps them in place similar to an owned-home. 12. Moving the powerlines underground along Portola would go a long way in making the street look like a modern city. a. The powerlines to the west of the development are not on the development’s property. The Developer did reach out to the power company to see the cost of moving those sections of powerlines underground and was told the number would be a minimum of $5-6M to do so, which is unfeasible for the adjacent property owner to complete. The Applicant also supports the efforts of the city to underground the power lines and consider making Portola Avenue a primary area for doing so with the City’s undergrounding utilities fund. ATTACHMENT NO. 1 20 Supplemental 3B-44 13. Potential safety concerns for the area with a portion of the residents potentially being short term rentals. a. This was mentioned in the neighborhood meetings, but none of the units will be short- term rentals. All residents will be required to sign long-term leases to maintain residence at the development. In addition, all of the residents prior to moving in will be required to complete an application and background check for all members of the household 18 and over, and all of those members will be required to be on the lease. 14. Noted that the neighbors had not seen traffic, parking and noise studies for the development and wanted to understand the impact of public utilities and infrastructure. a. The entitlement package and subsequent traffic studies, hydrology reports and CEQA documents were all sent to The Retreat leadership on June 24th. The studies found there to be no adverse impacts from the development. In addition, the street infrastructure and utilities are already sized to handle this development as they were planned out for in the General Plan that this area could see up to 40 units per acre. 15. Concerns over exterior stairwells. a. The stairwells on the walk-up buildings have been designed to be internal open-air breezeways and not be outside the footprint of the building. The open-air sections have been designed to look like window openings to match the sizes of the actual window openings. These also are not enclosed to be more environmentally friendly by not cooling these areas for limited amounts of units. 16. Concerns about items being stored on the balconies such as bikes and surf boards with DSRT Surf coming to the area. a. As part of the lease for every unit, the residents will be required to comply with the property handbook. This handbook will explicitly not allow for the storage of bikes, surf boards, or other items and will also require the residents to keep their balconies generally tidy. Patio furniture and small plants will be allowed on the balconies. ATTACHMENT NO. 1 21 Supplemental 3B-45 ATTACHMENT NO. 1 22 Supplemental 3B-46 ARCHITECTURAL REVIEW COMMISSION NON-ACTION ITEM July 12, 2022 Hayes Dietrich, LLC 5021 Vernon Ave S, Suite 201 Edina, MN 55436 Subject: Request for a preliminary review and discussion to provide architectural comments on a proposed 394-unit apartment community located on the southwest corner of Frank Sinatra Drive and Portola Avenue. The Architectural Review Commission of the City of Palm Desert considered your request at its meeting of June 28, 2022: Design comments were provided by the Commission for the applicant’s consideration for Case No. PP/CUP22-0006. No action was taken by the Commission on this item. Comments and concerns provided during the discussion include, but are not limited to: • Provide more recess on windows. • All roof and ground mounted utilities should be fully screened. • Revisit multifamily building design elements including but not limited to, repetitive patterns, flat facades, break up large massing; details such as mansard roof and large bare areas of façades. • Consider use of architectural elements to overlap vertical sections of multifamily building to blend sections and create more horizontal play. • Increase setback of three-story residential buildings from street fronts. • Revisit use of three different design styles for project; consider incorporating design elements/principles of the clubhouse to the other buildings for coherence between all building types. To view video or audio for the discussion on this item, including comments provided by the Commission, please visit the Architectural Review Commission Information Center website at, https://www.cityofpalmdesert.org/our-city/committees-and-commissions/architectural- review-commission-information-center. ATTACHMENT NO. 2 23 Supplemental 3B-47 If you have any questions, please contact Associate Planner, Kevin Swartz, at (760) 346- 0611, Extension 485 or kswartz@cityofpalmdesert.org. Sincerely, ROSIE LUA, SECRETARY ARCHITECTURAL REVIEW COMMISSION cc: File ATTACHMENT NO. 2 24 Supplemental 3B-48 ARCHITECTURAL REVIEW COMMISSION NOTICE OF ACTION October 21, 2022 Hayes Dietrich, LLC 5021 Vernon Ave S, Suite 201 Edina, MN 55436 Subject: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan, Conditional Use Permit, and a Mitigated Negative Declaration to construct a 394-unit market-rate multifamily community consisting of thirteen three- story apartment buildings, a two-story fitness center, a single-story clubhouse, two (2) pool areas, and private outdoor recreation areas on an 18.67-acre site located at the southwest corner of Frank Sinatra Drive and Portola Avenue (APNs: 620-400-030 and 620-400-031). The Architectural Review Commission of the City of Palm Desert considered your request at its meeting of October 11, 2022: Following discussion, MOTION BY COMMISSIONER MCAULIFFE, SECOND BY COMMISSIONER LATKOVIC, CARRIED 6-0 to: 1. Continue Case No. PP/CUP22-0006 to a date uncertain. 2. Provide a more comprehensive landscape plan for street facing frontages and main entry on Frank Sinatra and Portola Avenue. 3. Provide more elements for texture and variation to enhance entryway including entry gate design and roundabout, such as decorative pavers and increased landscaping. 4. Revisit setbacks with consideration to the heights of the buildings to provide an increase to proposed setbacks. 5. Revisit design and explore options for enclosing street facing stairwells. 6. Provide more articulation and design elements to enhance corner of Frank Sinatra and Portola Ave. including signage, landscaping, layering, and height variation for more interest to this prominent corner. 7. Consider incorporating more green space in plan (Area #8), utilizing elements of alternative option as shown by applicant. 8. Revisit balconies, provide design which allow balconies to integrate with the building, incorporate variation for balcony design as opposed to uniformity and explore solid railing as an option to mitigate concerns for visibility of stored items. ATTACHMENT NO. 2 25 Supplemental 3B-49 9. Revisit scale of buildings and incorporate a hierarchy of buildings to break down massing and avoid repetitive building masses. 10. Provide more variation and design for exterior wall surrounding community. 11. Revisit architecture of garages and incorporate elements which better relate to architecture of residential units. 12. Ensure openings of enclosures for mechanical equipment are not visible from all vantage points. 13. Provide variation in parapet heights to avoid repetition. 14. Break down building masses and create more interest through use of one and two- story elements that overlap different vertical pieces of the building. 15. Provide more architectural elements to elevator housing to avoid utilitarian look. 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 Senior Planner, Nick Melloni, at (760) 776-6479 or nmelloni@cityofpalmdesert.org. Sincerely, ROSIE LUA, SECRETARY ARCHITECTURAL REVIEW COMMISSION cc: File ATTACHMENT NO. 2 26 Supplemental 3B-50 City of Palm Desert Page 1 ARCHITECTURAL REVIEW COMMISSION CITY OF PALM DESERT, CALIFORNIA MINUTES (HYBRID MEETING) Pursuant to Assembly Bill 361, this meeting was conducted by teleconference and there was no in-person public access to the meeting location. 1. CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order by Chair Vuksic on Tuesday, October 11, 2022, at 12:31 p.m. 2. ROLL CALL Present: Commissioners Dean Wallace Colvard, Nicholas Latkovic, Michael McAuliffe, Francisco Sanchez, Vice Chair McIntosh, and Chair John Vuksic. Absent: None City Staff Present: Chris Escobedo, Assistant City Manager/Director of Development Services; Richard Cannone, Deputy Director of Development Services; Rosie Lua, Planning Manager; Nick Melloni, Senior Planner, and Melinda Gonzalez, Recording Secretary, were present at Roll Call. 3. NON-AGENDA PUBLIC COMMENT Chair Vuksic opened and closed the non-agenda public comment period. No public comments were provided. 4. CONSENT CALENDAR Associated staff reports, memos, attachments, and discussion on the following items can be viewed by visiting the Architectural Review Commission Information Center website at, https://www.cityofpalmdesert.org/our-city/committees-and-commissions/commission- information. MOTION BY COMMISSIONER MCAULIFFE, SECOND BY COMMISSIONER LATKOVIC, CARRIED 6-0, to approve the consent calendar. Tuesday October 11, 2022 12:30 p.m. Regular Meeting ATTACHMENT NO. 2 27 Supplemental 3B-51 Architectural Review Commission Minutes October 11, 2022 City of Palm Desert Page 3 Senior Planner, Nick Melloni, narrated a PowerPoint presentation on the item and responded to Commission inquiries. Rick Leventhal, Applicant, presented additional details on the project and answered questions from the Commission. Discussion on the item ensued with Commissioners providing comments and concerns for the project. Chair Vuksic opened the public comment period. The following comments were provided: Geoff Gregory, a Palm Desert resident, voiced opposition for the project, noting concern regarding excessive noise. Kim McFarland, a Palm Desert resident, voiced opposition for the project, noting concern regarding excessive noise. There being no others desiring to speak, the public comment period was closed. Following discussion, MOTION BY VICE CHAIR MCINTOSH, SECOND BY COMMISSIONER COLVARD, CARRIED 6-0 to: 1. Continue Case No. MISC22-0020 to a date uncertain. 2. A sound analysis be conducted to record actual noise decibels to determine if the sports court is within the Palm Desert Municipal Code (PDMC) allowable noise requirements. 3. Staff will provide Commissioners further clarification of PDMC Noise Requirements, specifically on the “average” decibel of noise. During the course of deliberation, individual Commissioner(s) offered commentary as follows. The below points do not necessarily reflect consensus: • Consider the addition of another wall to further mitigate noise from the court. • Plant specimen should be of sufficient size, ideally 24-inch box Ficus, spaced 24- inches apart. 3. CASE NOS: PP/CUP22-0006 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan, Conditional Use Permit, and a Mitigated Negative Declaration to construct a 394-unit market-rate multifamily community consisting of thirteen three-story apartment buildings, a two-story fitness center, a single-story clubhouse, two (2) pool areas, and private outdoor recreation areas on an 18.67-acre site located at the southwest corner of Frank Sinatra Drive and Portola Avenue (APNs: 620-400-030 and 620-400- 031). APPLICANT AND ADDRESS: Hayes Dietrich, LLC, Edina, MN 55436 LOCATION: SW Corner of Frank Sinatra Drive and Portola Avenue ZONE: PR-22 (Planned Residential – 22 dwellings per acre) ATTACHMENT NO. 2 28 Supplemental 3B-52 Architectural Review Commission Minutes October 11, 2022 City of Palm Desert Page 4 Senior Planner, Nick Melloni, narrated a PowerPoint presentation on the item and responded to Commission inquiries. Cody Dietrich, Applicant, and his team including, Nathan Cantley with ESG Architecture and Design, and Mike Rowe with MSA, presented additional details on the project and answered questions from the Commission. Discussion on the item ensued with Commissioners providing comments and concerns for the project. Chair Vuksic opened the public comment period. The following comments were provided: Maria Crema, a Palm Desert resident, voiced opposition for the project, noting concerns regarding density and visibility of items stored on balconies. Jeff Cameron, a Palm Desert resident, voiced opposition for the project, noting concern that the elevation design which faces the Retreat development is bland and boxy. There being no others desiring to speak, the public comment period was closed. Following discussion, MOTION BY COMMISSIONER MCAULIFFE, SECOND BY COMMISSIONER LATKOVIC, CARRIED 6-0 to: 1. Continue Case No. PP/CUP22-0006 to a date uncertain. 2. Provide a more comprehensive landscape plan for street facing frontages and main entry on Frank Sinatra and Portola Avenue. 3. Provide more elements for texture and variation to enhance entryway including entry gate design and roundabout, such as decorative pavers and increased landscaping. 4. Revisit setbacks with consideration to the heights of the buildings to provide an increase to proposed setbacks. 5. Revisit design and explore options for enclosing street facing stairwells. 6. Provide more articulation and design elements to enhance corner of Frank Sinatra and Portola Ave. including signage, landscaping, layering, and height variation for more interest to this prominent corner. 7. Consider incorporating more green space in plan (Area #8), utilizing elements of alternative option as shown by applicant. 8. Revisit balconies, provide design which allow balconies to integrate with the building, incorporate variation for balcony design as opposed to uniformity and explore solid railing as an option to mitigate concerns for visibility of stored items. 9. Revisit scale of buildings and incorporate a hierarchy of buildings to break down massing and avoid repetitive building masses. 10. Provide more variation and design for exterior wall surrounding community. 11. Revisit architecture of garages and incorporate elements which better relate to architecture of residential units. 12. Ensure openings of enclosures for mechanical equipment are not visible from all vantage points. 13. Provide variation in parapet heights to avoid repetition. 14. Break down building masses and create more interest through use of one and two- story elements that overlap different vertical pieces of the building. 15. Provide more architectural elements to elevator housing to avoid utilitarian look. ATTACHMENT NO. 2 29 Supplemental 3B-53 ARCHITECTURAL REVIEW COMMISSION NOTICE OF ACTION November 23, 2022 Hayes Dietrich, LLC 5021 Vernon Ave S, Suite 201 Edina, MN 55436 Subject: PP/CUP22-0006 - Consideration of a recommendation to the Planning Commission for approval of a Precise Plan, Conditional Use Permit, and a Mitigated Negative Declaration to construct a 394-unit market-rate multifamily community consisting of thirteen three-story apartment buildings, a two-story fitness center, a single-story clubhouse, two (2) pool areas, and private outdoor recreation areas on an 18.67-acre site located at the southwest corner of Frank Sinatra Drive and Portola Avenue (APNs: 620-400-030 and 620-400-031). The Architectural Review Commission of the City of Palm Desert considered your request at its meeting of October 25, 2022: Following discussion, MOTION BY CHAIR VUKSIC, SECOND BY COMMISSIONER MCAULIFFE, CARRIED 6-0 to: 1. Recommendation of denial of Case No. PP/CUP22-0006 with comments. 2. Balconies should be better integrated into the architectural design. 3. Revisit horizontal eyebrow element. 4. Revisit sloped parapets, including visibility of top and backside of parapet, ensure it cannot be seen by the public from all vantage points. If top is visible ensure its massing is such that it appears as three-dimensional architecture. 5. Revisit and improve massing along street frontages to break down massing, create better hierarchy, and variation. 6. Create more interest through use of one and two-story elements that overlap different vertical sections of the building. During the course of deliberation, individual Commissioner(s) offered commentary as follows. The below points do not necessarily reflect consensus: • Support for incorporating more green space as shown in alternative parking option plan provided by applicant. • Revisit horizontal eyebrow element incorporated into the balconies, integrate element into building versus it appearing as an extension to the building. • Consider variation in building types and setbacks to avoid repetition and allow relief of large masses along street frontages. ATTACHMENT NO. 2 30 Supplemental 3B-54 • Reconsider sloped parapets, they do not enhance architecture, high corners are not cohesive with desert architecture, and add height that is unnecessary. • Building walls appear flat, add more depth in between planes. • Revisit metal panel elements and how they terminate into window. • Walls at stairwells and balconies need to be thickened. If you have any questions, please contact Senior Planner, Nick Melloni, at (760) 776-6479 or nmelloni@cityofpalmdesert.org. Sincerely, ROSIE LUA, SECRETARY ARCHITECTURAL REVIEW COMMISSION cc: File ATTACHMENT NO. 2 31 Supplemental 3B-55 City of Palm Desert Page 1 ARCHITECTURAL REVIEW COMMISSION CITY OF PALM DESERT, CALIFORNIA MINUTES (HYBRID MEETING) Pursuant to Assembly Bill 361, this meeting may be conducted by teleconference and there will be no in-person public access to the meeting location. 1. CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order by Chair Vuksic on Tuesday, October 25, 2022, at 12:31 p.m. 2. ROLL CALL Present: Commissioners Dean Wallace Colvard, Nicholas Latkovic, Michael McAuliffe, Francisco Sanchez, Vice Chair McIntosh, and Chair John Vuksic. Absent: None City Staff Present: Richard Cannone, Director of Development Services; Rosie Lua, Deputy Director of Development Services; Nick Melloni, Senior Planner, and Melinda Gonzalez, Recording Secretary, were present at Roll Call. 3. NON-AGENDA PUBLIC COMMENT Chair Vuksic opened and closed the non-agenda public comment period. No public comments were provided. 4. CONSENT CALENDAR Associated staff reports, memos, attachments, and discussion on the following items can be viewed by visiting the Architectural Review Commission Information Center website at, https://www.cityofpalmdesert.org/our-city/committees-and-commissions/commission- information. MOTION BY COMMISSIONER COLVARD, SECOND BY COMMISSIONER LATKOVIC, CARRIED 6-0, to approve the consent calendar. Tuesday October 25, 2022 12:30 p.m. Regular Meeting ATTACHMENT NO. 2 32 Supplemental 3B-56 Architectural Review Commission Minutes October 25, 2022 City of Palm Desert Page 2 A. APPROVAL OF MINUTES MOTION BY COMMISSIONER COLVARD, SECOND BY COMMISSIONER LATKOVIC, CARRIED 6-0, to approve the Architectural Review Commission Special Meeting minutes of October 5, 2022. MOTION BY COMMISSIONER COLVARD, SECOND BY COMMISSIONER LATKOVIC, CARRIED 6-0, to approve the Architectural Review Commission Regular Meeting minutes of October 11, 2022, with comments. CONSENT ITEMS HELD OVER: Items removed from the Consent Calendar for separate discussion will be considered at this time. None 5. ACTION CALENDAR A. FINAL DRAWINGS 1. CASE NOS: PP/CUP22-0006 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of a recommendation to the Planning Commission for approval of a Precise Plan, Conditional Use Permit, and a Mitigated Negative Declaration to construct a 394-unit market-rate multifamily community consisting of thirteen three-story apartment buildings, a two-story fitness center, a single-story clubhouse, two (2) pool areas, and private outdoor recreation areas on an 18.67-acre site located at the southwest corner of Frank Sinatra Drive and Portola Avenue (APNs: 620-400-030 and 620-400-031). APPLICANT AND ADDRESS: Hayes Dietrich, LLC, Edina, MN 55436 LOCATION: SW Corner of Frank Sinatra Drive and Portola Avenue ZONE: PR-22 (Planned Residential – 22 dwellings per acre) Senior Planner, Nick Melloni, narrated a PowerPoint presentation on the item and responded to Commission inquiries. Cody Dietrich and Calvin Hayes, Applicant(s), and their team including, Christine Pecard, with ESG Architecture and Design, and Mike Rowe, with MSA Consulting, presented additional details on the project and answered questions from the Commission. Discussion on the item ensued with Commissioners providing comments and concerns for the project. Chair Vuksic opened the public comment period. The following comments were provided: Edith Taylor, a Palm Desert resident, asked if there were any changes to the proposed Type C building and voiced concerns regarding existing external guide poles and added there was discussion about having electrical installed underground. Jeff Cameron, a Palm Desert resident, voiced opposition for the project, stating the design appeared “corporate,” and not community. Further concerns included massing of buildings and the sound of traversing vehicles bouncing off building walls that are too close to the street. ATTACHMENT NO. 2 33 Supplemental 3B-57 Architectural Review Commission Minutes October 25, 2022 City of Palm Desert Page 3 Cameron Cameron, a Palm Desert resident, voiced opposition for the project, noting concerns regarding overall building height including revised parapets which add height. Further concerns were regarding the project design which was compared to a school dormitory and presented utilitarian and boxy. Linda James, a Palm Desert resident, voiced concerns regarding the building height which will block her views. Pam Hoekstra, a Palm Desert resident, voiced concerns regarding added height to three story buildings placed on a grade that sits higher than the curb. Further concerns were the building design which presented as industrial and requested assurance the proposed landscaping will be part of the final landscape plan. There being no others desiring to speak, the public comment period was closed. Following discussion, MOTION BY CHAIR VUKSIC, SECOND BY COMMISSIONER MCAULIFFE, CARRIED 6-0 to: 1. Recommendation of denial of Case No. PP/CUP22-0006 with comments. 2. Balconies should be better integrated into the architectural design. 3. Revisit horizontal eyebrow element. 4. Revisit sloped parapets, including visibility of top and backside of parapet, ensure it cannot be seen by the public from all vantage points. If top is visible ensure its massing is such that it appears as three-dimensional architecture. 5. Revisit and improve massing along street frontages to break down massing, create better hierarchy, and variation. 6. Create more interest through use of one and two-story elements that overlap different vertical sections of the building. During the course of deliberation, individual Commissioner(s) offered commentary as follows. The below points do not necessarily reflect consensus: • Support for incorporating more green space as shown in alternative parking option plan provided by applicant. • Revisit horizontal eyebrow element incorporated into the balconies, integrate element into building versus it appearing as an extension to the building. • Consider variation in building types and setbacks to avoid repetition and allow relief of large masses along street frontages. • Reconsider sloped parapets, they do not enhance architecture, high corners are not cohesive with desert architecture, and add height that is unnecessary. • Building walls appear flat, add more depth in between planes. • Revisit metal panel elements and how they terminate into window. • Walls at stairwells and balconies need to be thickened. 2. CASE NOS: MISC22-0009 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a request for a new front entry façade modification and minor addition to the Palm Desert Community Center located within the Civic Center Park. APPLICANT AND ADDRESS: Desert Recreation District, Indio, CA 92201 LOCATION: 43900 San Pablo Avenue ATTACHMENT NO. 2 34 Supplemental 3B-58 Whitewater River Region WQMP Project Specific Preliminary Water Quality Management Plan For: Frank Sinatra and Portola Multifamily Development Southwest Corner of Frank Sinatra Dr and Portola Ave in the City of Palm Desert, CA DEVELOPMENT NO. APNS 620-400-030 AND -031 DESIGN REVIEW NO. N/A Prepared for: Hayes Dietrich, LLC 5021 Vernon Avenue, Suite 201 Edina, MN 55436 Telephone: (507) 440-5702 Prepared By: Jesus Herrera-Cortes, CPSWQ, QSD/QSP Prepared Under the Direction of: Michael S. Rowe, PE MSA Consulting, Inc. 34200 Bob Hope Drive Rancho Mirage, CA 92270 Telephone: (760) 320-9811 Fax No. (760) 323-7893 Original Date Prepared: September 30, 2022 Revision Date(s): N/A ATTACHMENT NO. 3 35 Supplemental 3B-59 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development OWNER'S CERTIFICATION This project-specific Final Water Quality Management Plan (WQMP) has been prepared for: Hayes Dietrich, LLC for the project known as Frank Sinatra and Portola Multifamily Development located at the Southwest Corner of Frank Sinatra Dr and Portola Ave in the City of Palm Desert. This Final WQMP is intended to comply with the requirements of City of Palm Desert for APNs 620- 400-030 and -0310 which includes the requirement for the preparation and implementation of a project- specific Final WQMP. The undersigned, while owning the property/project described in the preceding paragraph, shall be responsible for the implementation of this Final WQMP and will ensure that this Final WQMP is amended as appropriate to reflect up-to-date conditions on the site. This Final WQMP will be reviewed with the facility operator, facility supervisors, employees, tenants, maintenance and service contractors, or any other party (or parties) having responsibility for implementing portions of this Final WQMP. At least one copy of this Final WQMP will be maintained at the project site or project office in perpetuity. The undersigned is authorized to certify and to approve implementation of this Final WQMP. The undersigned is aware that implementation of this Final WQMP is enforceable under City of Palm Desert Water Quality Ordinance (Palm Desert Municipal Code – Title 24.20). If the undersigned transfers its interest in the subject property/project, the undersigned shall notify the successor in interest of its responsibility to implement this Final WQMP. "I, the undersigned, certify under penalty of law that I am the owner of the property that is the subject of this Final WQMP, and that the provisions of this Final WQMP have been reviewed and accepted and that the Final WQMP will be transferred to future successors in interest." ATTEST Owner's Signature Owner's Printed Name Owner's Title/Position Date 5021 Vernon Avenue, Suite 201 Edina, MN 55436 THIS FORM SHALL BE NOTARIZED BEFORE ACCEPTANCE OF THE FINAL PROJECT SPECIFIC WQMP Notary Signature Printed Name Title/Position Date ATTACHMENT NO. 3 36 Supplemental 3B-60 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 i Contents SECTION PAGE I. Project Description ......................................................................................................................... 1 II. Site Characterization ..................................................................................................................... 5 III. Pollutants of Concern..................................................................................................................... 7 IV. Hydrologic Conditions of Concern .............................................................................................. 9 V. Best Management Practices ........................................................................................................ 10 V.1 SITE DESIGN BMP CONCEPTS, LID/SITE DESIGN AND TREATMENT CONTROL BMPS .... 10 V.1.A SITE DESIGN BMP CONCEPTS AND LID/SITE DESIGN BMPS ................................. 12 V.1.B TREATMENT CONTROL BMPS ................................................................................ 18 V.1.C MEASURABLE GOAL SUMMARY ............................................................................. 20 V.2 SOURCE CONTROL BMPS ................................................................................................. 21 V.3 EQUIVALENT TREATMENT CONTROL BMP ALTERNATIVES ............................................ 23 V.4 REGIONALLY-BASED BMPS ............................................................................................. 23 VI. Operation and Maintenance Responsibility for BMPs .......................................................... 24 VII. Funding .......................................................................................................................................... 28 TABLES TABLE 1. POLLUTANT OF CONCERN SUMMARY 7 TABLE 2. BMP SELECTION MATRIX BASED UPON POLLUTANT OF CONCERN REMOVAL EFFICIENCY 11 TABLE 3. IMPLEMENTATION OF SITE DESIGN BMP CONCEPTS 13 TABLE 4. LID/SITE DESIGN BMPS MEETING THE LID/SITE DESIGN MEASURABLE GOAL 17 TABLE 5: TREATMENT CONTROL BMP SUMMARY 19 TABLE 6: MEASURABLE GOAL SUMMARY 20 TABLE 7. SOURCE CONTROL BMPS 21 APPENDICES A. CONDITIONS OF APPROVAL B. VICINITY MAP, WQMP SITE PLAN, AND RECEIVING WATERS MAP C. SUPPORTING DETAIL RELATED TO HYDROLOGIC CONDITIONS OF CONCERN (IF APPLICABLE) D. EDUCATIONAL MATERIALS E. SOILS REPORT F. STRUCTURAL BMP AND/OR RETENTION FACILITY SIZING CALCULATIONS AND DESIGN DETAILS G. AGREEMENTS – CC&RS, COVENANT AND AGREEMENTS, BMP MAINTENANCE AGREEMENTS AND/OR OTHER MECHANISMS FOR ENSURING ONGOING OPERATION, MAINTENANCE, FUNDING AND TRANSFER OF REQUIREMENTS FOR THIS PROJECT-SPECIFIC WQMP H. PHASE 1 ENVIRONMENTAL SITE ASSESSMENT – SUMMARY OF SITE REMEDIATION CONDUCTED AND USE RESTRICTIONS I. PROJECT-SPECIFIC WQMP SUMMARY DATA FORM ATTACHMENT NO. 3 37 Supplemental 3B-61 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 1 I. Project Description Project Owner: Calvin Hayes Hayes Dietrich, LLC 5021 Vernon Avenue, Suite 201 Edina, MN 55436 Telephone: (507) 440-5702 WQMP Preparer: Under the Direct Supervision of Michael S. Rowe, PE 34200 Bob Hope Drive Rancho Mirage, CA 92270 (760) 320-9811 Project Site Address: Southwest Corner of Frank Sinatra Dr and Portola Ave Palm Desert, CA 92211 Planning Area: N/A Community Name: City of Palm Desert Development Name: Frank Sinatra and Portola Multifamily Development APN Number(s): 694-310-002, -003 & -006 Latitude & Longitude: 33.77080, -116.37240 Receiving Water: Whitewater River, Coachella Valley Stormwater Channel Project Hydrologic Area: 17.185 Standard Industrial Classification (SIC) Code(s): SIC not applicable to residential dwellings Formation of Home Owners' Association (HOA) or Property Owners Association (POA): Y N HOA/POA may not apply to portions of the project with renter tenure ATTACHMENT NO. 3 38 Supplemental 3B-62 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 2 Additional Permits/Approvals required for the Project: AGENCY Permit required State Department of Fish and Wildlife, Fish and Game Code §1602 Streambed Alteration Agreement Y N State Water Resources Control Board, Clean Water Act (CWA) Section 401 Water Quality Certification Y N US Army Corps of Engineers, CWA Section 404 permit Y N US Fish and Wildlife, Endangered Species Act Section 7 biological opinion Y N Statewide Construction General Permit Coverage Y N Statewide Industrial General Permit Coverage Y N Other: City of Palm Desert Grading Permit Y N City of Palm Desert Building Permit Y N • The proposed project activity will not divert or obstruct the natural flow or change the bed, channel, or bank of any stream, river or lake. Therefore, a State Department of Fish and Game, 1601 Streambed Alteration Agreement is not required. • The proposed project activity will not result in discharge into navigable waters; therefore, a Clean Water Act Section 401 Water Quality Certification permit is not required. • The proposed facility will not result in the discharge of dredged or fill materials into the waters of the United States, including wetlands. A Clean Water Act Section 404 Permit is not required for this project. • The proposed project site is not recognized as a habitat of an endangered species nor does it form part of a Conservation Area under the Coachella Valley Multiple Species Habitat Conservation Plan. A U.S. Fish and Wildlife, Endangered Species Act Section 7 biological opinion is not required for this project. • The proposed project is not industrial in nature. Therefore, coverage under the General Permit for Storm Water Discharges Associated with Industrial Activities is not required. This project will obtain coverage under the State Water Board NPDES General Permit for Storm Water Discharges Associated with Construction and Land Disturbance Activities. ATTACHMENT NO. 3 39 Supplemental 3B-63 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 3 Existing Conditions and Proposed Project and Improvements: The scope of this WQMP applies to a hydrologic area of approximately 17.185 acres located at the southwest corner of Frank Sinatra Drive and Portola Avenue, consisting of undeveloped, relatively flat land with sparse vegetation coverage and a gentle elevation descent toward the southeast. The proposed development involves a residential community configured in 13 multi-story residential buildings, a clubhouse, fitness center, community pools, and open space areas, in addition to paved drive aisles and pathways, landscaping, and associated parking. Vehicular access to the site will occur from two points along Portola Avenue (east) and one point at Frank Sinatra Drive (north). Consistent with the preliminary hydrology report, the project’s total hydrologic area is divided into six (6) drainage management areas (A through F). The stormwater quality design volume (VBMP) was calculated for each drainage management area using the Whitewater Watershed BMP Design Volume Worksheet. The final impervious cover for each drainage area will be updated and provided in the Final WQMP based on final engineering design. The proposed condition would allow for residential runoff (structures, hardscape, and pavement) to be conveyed via surface and piped flows into a retention facility corresponding to each drainage management area. Each on-site retention facility is sized to provide sufficient storage to retain the flood volume from the controlling 100-year storm event. In drainage Areas A through E, retention will be provided in the form of surface basins. In Drainage Area F, retention will be provided in the form of one underground structure. The specific drainage area calculations, impervious percentage, design capture volume, and provided retention capacities are provided in Table A below. Table A – Summary of Drainage Areas and Retention Capacities Drainage Area ID On-Site Area (Acres) Impervious Area (Acres) Impervious Percentage WQMP VBMP (Cubic Feet) Provided Retention Capacity (Cubic Feet) DA - A 11.499 9.199 80% 10,006 68,215 Underground DA - B 1.531 1.225 80% 1,333 18,898 Underground DA - C 0.457 0.366 80% 398 8,251 (Basin) DA - D 0.260 0.208 80% 226 5,121 (Basin) DA - E 3.121 2.497 80% 2,716 9,849 (Basin) DA - F 0.317 0.253 80% 275 1,813 (Underground) Total Site 17.185 13.748 80% (Av) 14,954 112,147 Location of Operations and Activities: The Project does not have a specific area where heightened pedestrian or vehicular circulation would warrant additional site design, source control or treatment measures other than those provided for the project’s drainage management areas. Waste Generation, Materials Storage, and Delivery Areas The proposed project is expected to generate non-hazardous solid waste typical of most residential land uses. The project’s waste will be collected and managed by Burrtec Waste Industries on a typical residential schedule. The project does not include any outdoor material storage or delivery areas. ATTACHMENT NO. 3 40 Supplemental 3B-64 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 4 Appendix A of this document will include a complete copy of the final Conditions of Approval. Appendix B of this project-specific WQMP includes: a. A Vicinity Map identifying the project site and surrounding planning areas in sufficient detail; and b. A Site Plan for the project. The Site Plan included as part of Appendix B depicts the following project features: Location and identification of all structural BMPs, including Source Control, LID/Site Design and Treatment Control BMPs. Landscaped areas. Paved areas and intended uses (i.e., parking, outdoor work area, outdoor material storage area, sidewalks, patios, tennis courts, etc.). Number and type of structures and intended uses (i.e., buildings, tenant spaces, dwelling units, community facilities such as pools, recreation facilities, tot lots, etc.). Infrastructure (i.e., streets, storm drains, etc.) that will revert to public agency ownership and operation. Location of existing and proposed public and private storm drainage facilities (i.e., storm drains, channels, basins, etc.), including catch basins and other inlets/outlet structures. Existing and proposed drainage facilities should be clearly differentiated. Location(s) of Receiving Waters to which the project directly or indirectly discharges. Location of points where onsite (or tributary offsite) flows exit the property/project site. Delineation of proposed drainage area boundaries, including tributary offsite areas, for each location where flows exit the project site and existing site (where existing site flows are required to be addressed). Each tributary area should be clearly denoted. Pre- and post-project topography. Appendix I is a one-page form that summarizes pertinent information relative to this project-specific WQMP. ATTACHMENT NO. 3 41 Supplemental 3B-65 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 5 II. Site Characterization Land Use Designation or Zoning: Existing General Plan Land Use: Town Center Neighborhood (up to 40 du/ac) Proposed Land Use: Town Center Neighborhood (22 du/ac) Existing Zoning: Planned Residential (P.R. 4.0 – 40.0 du/ac) Proposed Zoning: Planned Residential (P.R. 22 du/ac) Current Property Use: Vacant Proposed Property Use: Residential Availability of Soils Report: Y N Phase 1 Site Assessment: Y N ATTACHMENT NO. 3 42 Supplemental 3B-66 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 6 Receiving Waters for Urban Runoff from Site Receiving Waters EPA Approved 303(d) List Impairments Designated Beneficial Uses Proximity to RARE Beneficial Use Designated Receiving Waters Whitewater River Not listed as impaired. MUN, AGR, GWR, REC I, REC II, WARM (Intermittent) COLD, WILD, POW Water body not classified as RARE Coachella Valley Stormwater Channel Pathogens FRSH, REC I c, REC II c, WARM, WILD, RARE d Approximately 5.6 miles The preceding table is based on the 2012 Integrated Report (Clean Water Act Section 303(d) List/305(b) Report. Abbreviations: I – Intermittent Beneficial Use FRSH – Freshwater Replenishment REC I – Water Contact Recreation REC II – Non-Contact Water Recreation WARM – Warm Freshwater Habitat WILD – Wildlife Habitat RARE – Preservation of Rare, Threatened, or Endangered Species MUN – Municipal & Domestic Supply AGR – Agricultural Supply GWR – Groundwater Recharge AQUA – Acuaculture COLD – Cold Freshwater Habitat POW – Hydropower Generation a. Although it is not encouraged, children play in the water infrequently on the wildlife reserve b. Section of perennial flow from approximately Indio to the Salton Sea. c. Unauthorized use. d. Rare, endangered, or threatened wildlife exists in or utilizes some of this waterway. ATTACHMENT NO. 3 43 Supplemental 3B-67 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 7 III. Pollutants of Concern Table 1. Pollutant of Concern Summary Pollutant Category Potential for Project and/or Existing Site Causing Receiving Water Impairment Bacteria/Virus (Pathogens) Yes Yes (Pathogens) Heavy Metals No No Nutrients Yes No Toxic Organic Compounds No No Sediment/Turbidity Yes No Trash & Debris Yes No Oil & Grease Yes No The Coachella Valley Stormwater Channel is impaired by DDT (Dichlorodiphenyltrichloroethane), Dieldrin, Indicator Bacteria, PCBs (Polychlorinated Biphenyls), Toxaphene, Toxicity and Total Ammonia (Nitrogen, ammonia). • The project is not anticipated to generate DDT contamination because the use of this substance (synthetic organic compound) has been banned since 1972; therefore, it will not be handled or form part of the proposed residential development. • The project is not anticipated to generate Dieldrin contamination because the use of this substance (synthetic organic compound) was related to agricultural operations (found in pesticides for crops) and it has been illegal since 1987; therefore, it will not be handled or form part of the proposed residential development. • The project is not anticipated to produce polychlorinated biphenyls (PCBs) because manufacturing this substance (synthetic organic compound) stopped in 1977 and its application was banned in 1979; therefore, it will not be handled or form part of the proposed residential development. • The proposed development is not anticipated to produce toxaphene because the use of this substance (synthetic organic compound) has been illegal since 1990; therefore, it will not be handled or form part of the proposed residential development. • The proposed office development is not anticipated to produce Nitrogen, ammonia (Total Ammonia). Ammonia is a nutrient typically associated with commercial fertilizers utilized in agricultural operations. The project’s retention facilities will contain runoff, such that it will not reach the impaired receiving waters. • The project has the potential to generate small amounts of pathogens (bacteria/virus). These pollutants are generally associated with various human activities, but pathogens are also present in natural environments. Moreover, pathogens can be associated with wild and domesticated animal waste. Source control measures to address this potential pollutant are discussed in the subsequent sections of this report. Runoff from the project will be conveyed to proposed retention facilities sized to capture and infiltrate the controlling 100-year storm event and the design capture volume for water quality purposes (Vbmp). Therefore, no discharge of pathogens in runoff is expected as part of the standard operating condition. ATTACHMENT NO. 3 44 Supplemental 3B-68 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 8 Table 1 (Potential Pollutants Generated by Land Use Type) of the Riverside County Whitewater River Region Stormwater Quality Best Management Practice Design Handbook for Low Impact Development identifies eight (8) land use categories with their corresponding potential pollutants that may be generated. The project’s type of development consists of detached residential uses. Type of Development (Land Use) Sediment/ Turbidity Nutrients Toxic Organic Compounds Trash & Debris Bacteria & Viruses (Also: Pathogens) Oil & Grease Heavy Metals Attached Residential Development P P N P P P(2) N Abbreviations: P = Potential N = Not potential Notes: (1) A potential Pollutant if non-native landscaping exists or is proposed onsite; otherwise not expected. (2) A potential Pollutant if the project includes uncovered parking areas; otherwise not expected. (3) A potential Pollutant if land use involves food or animal waste products. (4) Specifically, petroleum hydrocarbons. (5) Specifically, solvents; however, this Pollutant is not expected at commercial office or commercial retail sites, unless said retail is vehicle related. (6) A potential Pollutant if the project includes outdoor storage or metal roofs; otherwise not expected. Potential Project Pollutants: The project’s land uses have the generalized potential to produce sediment/turbidity; nutrients; toxic organic compounds; trash and debris; bacteria and viruses (including pathogens); oil and grease; and heavy metals. Legacy Pollutants: There is no evidence or other known information of legacy pollutants on-site. Pollutants of Concern: Based on the comparison of potential project pollutants with the pollutant categories causing receiving water impairments, the pollutants of concern include bacteria/virus. The project’s proposed storm drain improvements are designed to intercept and retain the flood volume resulting from the 100-year storm event. Therefore, the project will not produce pollutants that could affect off-site or downstream resources, such as the proximate receiving waters. ATTACHMENT NO. 3 45 Supplemental 3B-69 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 9 IV. Hydrologic Conditions of Concern Local Jurisdiction Requires On-Site Retention of Urban Runoff: Yes The project will be required to retain urban runoff onsite in conformance with local ordinance (See Table 6 of the WQMP Guidance document, "Local Land use Authorities Requiring Onsite Retention of Stormwater"). This section does not need to be completed; however, retention facility design details and sizing calculations must be included in Appendix F. Note: Local on-site retention requirements will be met by conveying project runoff into on-site retention facilities (surface and underground) sized to contain the volume resulting from the controlling 100-year storm event. As a result, the project will not result in changes to the hydrologic regime that will permanently impact downstream channels, receiving waters, or habitat integrity. No Hydrologic Conditions of Concern are expected to result from the project. The local jurisdiction requirements for on-site retention of urban runoff will be met. No This section must be completed. This Project meets the following condition: Condition A: 1) Runoff from the Project is discharged directly to a publicly-owned, operated and maintained MS4 or engineered and maintained channel, 2) the discharge is in full compliance with local land use authority requirements for connections and discharges to the MS4 (including both quality and quantity requirements), 3) the discharge would not significantly impact stream habitat in proximate Receiving Waters, and 4) the discharge is authorized by the local land use authority. Condition B: The project disturbs less than 1 acre and is not part of a larger common plan of development that exceeds 1 acre of disturbance. The disturbed area calculation must include all disturbances associated with larger plans of development. Condition C: The project's runoff flow rate, volume, velocity and duration for the post- development condition do not exceed the pre-development condition for the 2-year, 24-hour and 10-year 24-hour rainfall events. This condition can be achieved by, where applicable, complying with the local land use authority's on-site retention ordinance, or minimizing impervious area on a site and incorporating other Site-Design BMP concepts and LID/Site Design BMPs that assure non-exceedance of pre-development conditions. This condition must be substantiated by hydrologic modeling methods acceptable to the local land use authority. None: Refer to Section 3.4 of the Whitewater River Region WQMP Guidance document for additional requirements. Supporting engineering studies, calculations, and reports are included in Appendix C. ATTACHMENT NO. 3 46 Supplemental 3B-70 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 10 V. Best Management Practices This project implements Best Management Practices (BMPs) to address the Pollutants of Concern that may potentially be generated from the use of the project site. These BMPs have been selected and implemented to comply with Section 3.5 of the WQMP Guidance document, and consist of Site Design BMP concepts, Source Control, LID/Site Design and, if/where necessary, Treatment Control BMPs as described herein. V.1 SITE DESIGN BMP CONCEPTS, LID/SITE DESIGN AND TREATMENT CONTROL BMPS Local Jurisdiction Requires On-Site Retention of Urban Runoff: Yes The project will be required to retain Urban Runoff onsite in conformance with local ordinance (See Table 6 of the WQMP Guidance document, "Local Land use Authorities Requiring Onsite Retention of Stormwater). The LID/Site Design measurable goal has thus been met (100%), and Sections V.1.A and V.1.B do not need to be completed; however, retention facility design details and sizing calculations must be included in Appendix F, and '100%' should be entered into Column 3 of Table 6 below. Note: Local on-site retention requirements will be met by conveying project runoff into on-site retention facilities (surface and underground) sized to contain the volume resulting from the controlling 100-year storm event. As a result, the project will not result in changes to the hydrologic regime that will permanently impact downstream channels, receiving waters, or habitat integrity. No Hydrologic Conditions of Concern are expected to result from the project. The local jurisdiction requirements for on-site retention of urban runoff will be met. No Section V.1 must be completed. This section of the Project-Specific WQMP documents the LID/Site Design BMPs and, if/where necessary, the Treatment Control BMPs that will be implemented on the project to meet the requirements detailed within Section 3.5.1 of the WQMP Guidance document. Section 3.5.1 includes requirements to implement Site Design Concepts and BMPs, and includes requirements to address Pollutants of Concern with BMPs. Further, sub-section 3.5.1.1 specifically requires that Pollutants of Concern be addressed with LID/Site Design BMPs to the extent feasible. LID/Site Design BMPs are those BMPs listed within Table 2 below which promote retention and/or feature a natural treatment mechanism; off-site and regionally-based BMPs are also LID/Site Design BMPs, and therefore count towards the measurable goal, if they fit these criteria. This project incorporates LID/Site Design BMPs to fully address the Treatment Control BMP requirement where and to the extent feasible. If and where it has been acceptably demonstrated to the local land use authority that it is infeasible to fully meet this requirement with LID/Site Design BMPs, Section V.1.B (below) includes a description of the conventional Treatment Control BMPs that will be substituted to meet the same requirements. In addressing Pollutants of Concern, BMPs are selected using Table 2 below. ATTACHMENT NO. 3 47 Supplemental 3B-71 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 11 Table 2. BMP Selection Matrix Based Upon Pollutant of Concern Removal Efficiency (1) (Sources: Riverside County Flood Control & Water Conservation District Design Handbook for Low Impact Development Best Management Practices, dated September 2011, the Orange County Technical Guidance Document for Water Quality Management Plans, dated May 19, 2011, and the Caltrans Treatment BMP Technology Report, dated April 2010 and April 2008) Pollutant of Concern Landscape Swale2, 3 Landscape Strip2, 3 Biofiltration (with underdrain)2, 3 Extended Detention Basin2 Sand Filter Basin2 Infiltration Basin2 Infiltration Trench2 Permeable Pavement2 Bioretention (w/o underdrain)2, 3 Other BMPs Including Proprietary BMPs4, 6 Sediment & Turbidity M M H M H H H H H Varies by Product5 Nutrients L/M L/M M L/M L/M H H H H Toxic Organic Compounds M/H M/H M/H L L/M H H H H Trash & Debris L L H H H H H L H Bacteria & Viruses (also: Pathogens) L M H L M H H H H Oil & Grease M M H M H H H H H Heavy Metals M M/H M/H L/M M H H H H Abbreviations: L: Low removal efficiency M: Medium removal efficiency H: High removal efficiency Notes: (1) Periodic performance assessment and updating of the guidance provided by this table may be necessary. (2) Expected performance when designed in accordance with the most current edition of the document, "Riverside County, Whitewater River Region Stormwater Quality Best Management Practice Design Handbook". (3) Performance dependent upon design which includes implementation of thick vegetative cover. Local water conservation and/or landscaping requirements should be considered; approval is based on the discretion of the local land use authority. (4) Includes proprietary stormwater treatment devices as listed in the CASQA Stormwater Best Management Practices Handbooks, other stormwater treatment BMPs not specifically listed in this WQMP (including proprietary filters, hydrodynamic separators, inserts, etc.), or newly developed/emerging stormwater treatment technologies. (5) Expected performance should be based on evaluation of unit processes provided by BMP and available testing data. Approval is based on the discretion of the local land use authority. (6) When used for primary treatment as opposed to pre-treatment, requires site-specific approval by the local land use authority. ATTACHMENT NO. 3 48 Supplemental 3B-72 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 12 V.1.A SITE DESIGN BMP CONCEPTS AND LID/SITE DESIGN BMPS Note: This section is not applicable Due to conformance with local retention ordinance per Section 3.5.1.2 of Whitewater River Region WQMP Guidance Document. This section documents the Site Design BMP concepts and LID/Site Design BMPs that will be implemented on this project to comply with the requirements detailed in Section 3.5.1 of the WQMP Guidance document. • Table 3 herein documents the implementation of the Site Design BMP Concepts described in sub-sections 3.5.1.3 and 3.5.1.4. • Table 4 herein documents the extent to which this project has implemented the LID/Site Design goals described in sub-section 3.5.1.1. ATTACHMENT NO. 3 49 Supplemental 3B-73 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 13 Table 3. Implementation of Site Design BMP Concepts Included Brief Reason for BMPs Indicated as No or N/A Design Concept Technique Specific BMP Yes No N/A Site Design BMP Concept 1 Minimize Urban Runoff, Minimize Impervious Footprint, and Conserve Natural Areas (See WQMP Section 3.5.1.3) Conserve natural areas by concentrating or clustering development on the least environmentally sensitive portions of a site while leaving the remaining land in a natural, undisturbed condition. The project site is not designated as a conservation area or other recognized environmentally sensitive condition. Conserve natural areas by incorporating the goals of the Multi- Species Habitat Conservation Plan or other natural resource plans. The project site is not designated as a conservation area or other recognized environmentally sensitive condition. Preserve natural drainage features and natural depressional storage areas on the site. There are no natural drainage features or depressional storage areas. Maximize canopy interception and water conservation by preserving existing native trees and shrubs, and planting additional native or drought tolerant trees and large shrubs. The project site does not have trees or dense vegetation coverage. Native and drought tolerant vegetation will be part of the landscape design. Use natural drainage systems. The site does not contain natural drainage courses. Where applicable, incorporate Self-Treating Areas The project doesn’t have areas that would qualify as self-treating. Where applicable, incorporate Self-Retaining Areas This project does not have unused open space that would qualify as self-retaining. Increase the building floor to area ratio (i.e., number of stories above or below ground). The project adheres to the City’s lot coverage requirements. Construct streets, sidewalks and parking lot aisles to minimum widths necessary, provided that public safety and a walkable environment for pedestrians are not compromised. Widths of sidewalks and streets are designed per City standards. Reduce widths of streets where off-street parking is available. Street improvements will be designed according to the City standards. Minimize the use of impervious surfaces, such as decorative concrete, in the landscape design. Landscaping improvements are proposed to reduce impervious surfaces. Other comparable and equally effective Site Design BMP concept(s) as approved by the local land use authority (Note: Additional narrative required to describe BMP and how it addresses site design concept). No other Site Design BMP concepts are proposed other than the retention facilities. ATTACHMENT NO. 3 50 Supplemental 3B-74 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 14 Table 3. Site Design BMP Concepts (continued) Included Brief Reason for Each BMP Indicated as No or N/A Design Concept Technique Specific BMP Yes No N/A Site Design BMP Concept 2 Minimize Directly Connected Impervious Area (See WQMP Section 3.5.1.4) Design residential and commercial sites to contain and infiltrate roof runoff, or direct roof runoff to landscaped swales or buffer areas. Drain impervious sidewalks, walkways, trails, and patios into adjacent landscaping. Sidewalks will be curb-adjacent and will drain toward the proposed wedge curbs. Incorporate landscaped buffer areas between sidewalks and streets. Curb-adjacent sidewalks are proposed. Use natural or landscaped drainage swales in lieu of underground piping or imperviously lined swales. Imperviously lined conveyances and underground piping are proposed throughout the project. Where soil conditions are suitable, use perforated pipe or gravel filtration pits for low flow infiltration. Not proposed with the site or storm drain design. Maximize the permeable area by constructing walkways, trails, patios, overflow parking, alleys, driveways, low-traffic streets, and other low- traffic areas with open-jointed paving materials or permeable surfaces such as pervious concrete, porous asphalt, unit pavers, and granular materials. Not proposed based on preliminary engineering, street, and storm drain plans. To be confirmed in the final design. Use one or more of the following: Rural swale system: street sheet flows to landscaped swale or gravel shoulder, curbs used at street corners, and culverts used under driveways and street crossings. Not proposed based on preliminary engineering, street, and storm drain plans. To be confirmed in the final design. Urban curb/swale system: street slopes to curb; periodic swale inlets drain to landscaped swale or biofilter. Not proposed based on preliminary engineering, street, and storm drain plans. To be confirmed in the final design. Dual drainage system: first flush captured in street catch basins and discharged to adjacent vegetated swale or gravel shoulder; high flows connect directly to MS4s. Not proposed based on preliminary engineering, street, and storm drain plans. To be confirmed in the final design. Other comparable and equally effective Site Design BMP concept(s) as approved by the local land use authority (Note: Additional narrative required to describe BMP and how it addresses site design concept). None are proposed. Use one or more of the following for design of driveways and private residential parking areas: Design driveways with shared access, flared (single lane at street), or wheel strips (paving only under the tires). Not proposed based on preliminary engineering, street, and storm drain plans. To be confirmed in the final design. ATTACHMENT NO. 3 51 Supplemental 3B-75 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 15 Included Brief Reason for Each BMP Indicated as No or N/A Design Concept Technique Specific BMP Yes No N/A Uncovered temporary or guest parking on residential lots paved with a permeable surface, or designed to drain into landscaping. Not proposed based on preliminary engineering, street, and storm drain plans. To be confirmed in the final design. Table 3. Site Design BMP Concepts (continued) Included Brief Reason for Each BMP Indicated as No or N/A Design Concept Technique Specific BMP Yes No N/A Site Design BMP Concept 2 (cont'd) Minimize Directly Connected Impervious Area (See WQMP Section 3.5.1.4) Other comparable and equally effective Site Design BMP concept(s) as approved by the local land use authority (Note: Additional narrative required to describe BMP and how it addresses site design concept). On-site retention. Use one or more of the following for design of parking areas: Where landscaping is proposed in parking areas, incorporate parking area landscaping into the drainage design. Overflow parking (parking stalls provided in excess of the Permittee's minimum parking requirements) may be constructed with permeable pavement. Permeable pavement is not proposed. Other comparable and equally effective Site Design BMP (or BMPs) as approved by the local land use authority (Note: Additional narrative required describing BMP and how it addresses site design concept). No additional comparable or equally effective BMPs are proposed under Site Design Concept 2. Landscaping improvements are proposed to help minimize directly connected impervious areas. ATTACHMENT NO. 3 52 Supplemental 3B-76 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 16 Project Site Design BMP Concepts: Note: This section is not applicable Due to conformance with local retention ordinance per Section 3.5.1.2 of Whitewater River Region WQMP Guidance Document. Alternative Project Site Design BMP Concepts: Not Applicable ATTACHMENT NO. 3 53 Supplemental 3B-77 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 17 Table 4. LID/Site Design BMPs Meeting the LID/Site Design Measurable Goal (1) (2) (3) (4) (5) (6) (7) DRAINAGE SUB-AREA ID OR NO. LID/SITE DESIGN BMP TYPE* POTENTIAL POLLUTANTS OF CONCERN WITHIN DRAINAGE SUB-AREA POTENTIAL POLLUTANTS WITHIN SUB-AREA CAUSING RECEIVING WATER IMPAIRMENTS EFFECTIVENESS OF LID/SITE DESIGN BMP AT ADDRESSING IDENTIFIED POTENTIAL POLLUTANTS BMP MEETS WHICH DESIGN CRITERIA? TOTAL AREA WITHIN DRAINAGE SUB-AREA (See Table 2) (Refer to Table 1) (Refer to Table 1) (U, L, M, H/M, H; see Table 2) (Identify as VBMP OR QBMP) (Nearest 0.1 acre) DA - A Infiltration BMP Bacteria/virus Bacteria/virus H (High Effectiveness) VBMP = 10,006 CF 68,215 CF of Storage Provided 11.499 AC. DA - B VBMP = 1,333 CF 18,898 CF of Storage Provided 1.531 AC. DA - C VBMP = 398 CF 8,251 CF of Storage Provided 0.457 AC. DA - D VBMP = 226 CF 5,121 CF of Storage Provided 0.232 AC. DA - E VBMP = 2,716 CF 9,849 CF of Storage Provided 3.159 AC. DA - F VBMP = 275 CF 1,813 CF of Storage Provided 0.317 AC. TOTAL PROJECT AREA TREATED WITH LID/SITE DESIGN BMPs (NEAREST 0.1 ACRE) 17.185 AC. * LID/Site Design BMPs listed in this table are those that completely address the 'Treatment Control BMP requirement' for their drainage sub-area. Note: Retention requirements will be satisfied by conveying the project runoff into retention facilities corresponding to each drainage management area. ATTACHMENT NO. 3 54 Supplemental 3B-78 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 18 Justification of infeasibility for sub-areas not addressed with LID/Site Design BMPs Insert text here listing each drainage sub-area wherein the design criteria of VBMP and/or QBMP are not treated using LID/Site Design BMPs as required in WQMP Guidance Section 3.5.1.1, and provide justification of infeasibility for each. V.1.B TREATMENT CONTROL BMPS Conventional Treatment Control BMPs shall be implemented to address the project's Pollutants of Concern as required in WQMP Section 3.5.1 where, and to the extent that, Section V.1.A has demonstrated that it is infeasible to meet these requirements through implementation of LID/Site Design BMPs. The LID/Site Design BMPs described in Section V.1.A of this project-specific WQMP completely address the 'Treatment Control BMP requirement' for the entire project site (and where applicable, entire existing site) as required in Section 3.5.1.1 of the WQMP Guidance document. Supporting documentation for the sizing of these LID/Site Design BMPs is included in Appendix F. *Section V.1.B does not need to be completed. The LID/Site Design BMPs described in Section V.1.A of this project-specific WQMP do NOT completely address the 'Treatment Control BMP requirement' for the entire project site (or where applicable, entire existing site) as required in Section 3.5.1.1 of the WQMP. *Section V.1.B must be completed. The Treatment Control BMPs identified in this section are selected, sized and implemented to treat the design criteria of VBMP and/or QBMP for all project (and if required, existing site) drainage sub-areas which were not fully addressed using LID/Site Design BMPs. Supporting documentation for the sizing of these Treatment Control BMPs is included in Appendix F. ATTACHMENT NO. 3 55 Supplemental 3B-79 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 19 Table 5: Treatment Control BMP Summary (1) (2) (3) (4) (5) (6) (7) DRAINAGE SUB-AREA ID OR NO. TREATMENT CONTROL BMP TYPE* POTENTIAL POLLUTANTS OF CONCERN WITHIN DRAINAGE SUB-AREA POTENTIAL POLLUTANTS WITHIN SUB-AREA CAUSING RECEIVING WATER IMPAIRMENTS EFFECTIVENESS OF TREATMENT CONTROL BMP AT ADDRESSING IDENTIFIED POTENTIAL POLLUTANTS BMP MEETS WHICH DESIGN CRITERIA? TOTAL AREA WITHIN DRAINAGE SUB-AREA (See Table 2) (Refer to Table 1) (Refer to Table 1) (U, L, M, H/M, H; see Table 2) (Identify as VBMP OR QBMP) (Nearest 0.1 acre) N/A N/A N/A N/A N/A N/A N/A TOTAL PROJECT AREA TREATED WITH TREATMENT CONTROL BMPs (NEAREST 0.1 ACRE) N/A Note: This section is not applicable Due to conformance with local retention ordinance per Section 3.5.1.2 of Whitewater River Region WQMP Guidance Document. Retention requirements will be satisfied by conveying the project runoff into on-site retention facilities corresponding to each drainage management area. ATTACHMENT NO. 3 56 Supplemental 3B-80 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 20 V.1.C MEASURABLE GOAL SUMMARY This section documents the extent to which this project has met the measurable goal described in WQMP Section 3.5.1.1 of addressing 100% of the project's 'Treatment Control BMP requirement' with LID/Site Design BMPs. Projects required to retain Urban Runoff onsite in conformance with local ordinance are considered to have met the measurable goal; for these instances, '100%' is entered into Column 3 of the Table. Table 6: Measurable Goal Summary (1) (2) (3) Total Area Treated with LID/Site Design BMPs Total Area Treated with Treatment Control BMPs % of Treatment Control BMP Requirement addressed with LID/Site Design BMPs (Last row of Table 4) (Last row of Table 5) 17.185 AC. N/A Due to conformance with local retention ordinance per Section 3.5.1.2 of Whitewater River Region WQMP Guidance Document. 100 Based on conformance with local retention ordinance per Section 3.5.1.2 of Whitewater River Region WQMP Guidance Document. ATTACHMENT NO. 3 57 Supplemental 3B-81 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 21 V.2 SOURCE CONTROL BMPS This section identifies and describes the Source Control BMPs applicable and implemented on this project. Table 7. Source Control BMPs BMP Name Check One If not applicable, state brief reason Included Not Applicable Non-Structural Source Control BMPs Education for Property Owners, Operators, Tenants, Occupants, or Employees Activity Restrictions Irrigation System and Landscape Maintenance Common Area Litter Control Street Sweeping Private Streets and Parking Lots Drainage Facility Inspection and Maintenance Structural Source Control BMPs Storm Drain Inlet Stenciling and Signage Landscape and Irrigation System Design Protect Slopes and Channels Not proposed with the project. Provide Community Car Wash Racks Not proposed with the project. Properly Design*: Fueling Areas Not proposed with the project. Air/Water Supply Area Drainage Not proposed with the project. Trash Storage Areas Loading Docks Not proposed with the project. Maintenance Bays Not proposed with the project. Vehicle and Equipment Wash Areas Not proposed with the project. Outdoor Material Storage Areas Not proposed with the project. Outdoor Work Areas or Processing Areas Not proposed with the project. Provide Wash Water Controls for Food Preparation Areas The project does not have a restaurant or other food preparation facilities. *Details demonstrating proper design must be included in Appendix F. ATTACHMENT NO. 3 58 Supplemental 3B-82 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 22 Non-Structural Source Control BMPs Education Program: (Property management/operator): Employees, maintenance staff, and residents should be informed on topics related to stormwater pollution and prevention through various means, which can include the distribution of printed materials or public posting of rules or activity restrictions. A series of guidelines should be formulated and promoted to communicate beneficial habits and restricting activities which could impact the storm drain system. Appendix D includes samples of the educational materials that can be used in implementing this project-specific WQMP. Activity Restrictions: (Property management/operator): The following activities should be prevented or prohibited on-site: littering; discharge and waste dumping into paved area storm drain inlets; blowing, sweeping or hosing of debris into streets or hardscape; nuisance water flows from irrigation. Irrigation System and Landscape Maintenance: (Property management/operator): Operation and Maintenance responsibilities and scheduling should be adhered to throughout the life of the project. The irrigation and landscape maintenance will help increase the effectiveness of these systems and minimize the amount of runoff that enters the storm drain system. Erosion and the conveyance of pesticides/fertilizers in runoff should also be prevented through proper routine maintenance. Routine irrigation system and landscape maintenance will also serve as a vector control measure due to the minimization of nuisance water runoff and stagnation. Common Area Litter Control: (Property management/operator): Common area litter control should be implemented to reduce pollution in runoff. Routine or scheduled monitoring should be performed in the common areas, landscaped areas, paved areas, in and around the trash enclosures, and along the perimeter areas of the project. Any observed accumulated trash, vegetation debris or improper disposal should be addressed promptly by the designated staff. Common area litter control measures can be coordinated and improved by the landscaping maintenance that will take place at the site. The raking or sweeping of trash shall only be performed in manner that avoids trash from entering the storm drain system. All landscape-related debris or maintenance deficiencies are to be corrected promptly. Paved Area Sweeping and Cleaning: (Property management/operator): Paved area sweeping and cleaning should be performed on-site on a routine basis to prevent trash, sediment, and other debris from being conveyed into the on-site storm drain system. Paved area sweeping should be performed during dry weather and the frequency should be flexible to accommodate climate conditions and areas of concern. Street sweeping equipment must be operated only by trained personnel based on the manufacturer’s specifications. Street sweeping equipment should be properly maintained off-site by the operator. All collected debris must be taken to an approved permanent disposal site. Structural Source Control BMPs The project will incorporate measures to discourage illegal dumping in the proposed private storm drain system. Additional details in regard will be provided in the Final WQMP. • MS4 Stenciling: (Property management/operator) At each storm drain inlet, a stencil or fixed sign (including medallions) should contain a brief statement that prohibits dumping of improper materials into the urban runoff conveyance system. The legibility of markers and signs should be maintained throughout the life of the project. ATTACHMENT NO. 3 59 Supplemental 3B-83 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 23 • Rules and Regulations: (Property management/operator) The management should establish and implement rules that prohibit improper non- stormwater discharge into the storm drain system. This measure may also be considered non- structural and form part of the activity restrictions associated with the site’s standard operating procedures. • Signage at the Trash Enclosures: (Property management/operator) Language prohibiting illegal dumping into the storm drain system should be integrated in the signage posted on the side of trash enclosures with the intent to discourage trash and waste misplacement that could ultimately impact the on-site storm drain system. Landscape and Irrigation System Design: (Property management/operator): The site’s structural source control BMP involves an efficient landscape irrigation design. The system will include native or drought-tolerant plants and mechanisms to minimize excess irrigation and nuisance water into the stormwater conveyance system while working to reduce soil amendments and irrigation frequency. The system should also minimize the conveyance of landscape related chemicals, including pesticides. Trash Containers: (Property management/operator): Trash containers shall be leak proof and have attached covers or lids. Connection of trash to the MS4 shall be prohibited. Storm Drain System Facilities: (Property management/operator): Storm drain inlets and storm drainage facilities on-site should be inspected, cleaned, and maintained routinely. Maintenance staff should take prompt action to correct or repair malfunctioning facilities. Safer Alternative Products (CASQA SC-35): (Property management/operator): The use of less harmful products as alternatives to chemical fertilizers, pesticides, cleaning solutions, janitorial chemicals, and consumables. The objective of this Source Control BMP will be to integrate the measures as much as possible with the future programs at this facility. Building and Grounds Maintenance (CASQA SC-41): (Property management/operator): A series of maintenance practices can be implemented to prevent or reduce the discharge of potential pollutants into the storm drain system resulting from building and grounds maintenance activities. The BMP implementation will be achieved with the following guidelines under SC-41: washing and cleaning up with as little water as possible; following good landscape management practices; preventing and cleaning up spills immediately; keeping debris from entering the storm drains; and properly maintaining the stormwater collection system. Note about Wash Water Controls for Food Preparation Areas: Pursuant to Section E.4.b.v of the Whitewater River Region MS4, illicit discharges to the MS4 of food-related wastes (e.g. grease, fish processing, and restaurant kitchen mat and trash bin water, etc.) are prohibited. Food preparation areas (per State Health & Safety Code 27520) shall have either contained areas or sinks, each with connections to the sanitary sewer for disposal of wash waters containing kitchen and food wastes. The entry of wash water controls into urban runoff or the proposed storm drain system is prohibited. V.3 EQUIVALENT TREATMENT CONTROL BMP ALTERNATIVES Not applicable. V.4 REGIONALLY-BASED BMPS Not applicable. ATTACHMENT NO. 3 60 Supplemental 3B-84 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 24 VI. Operation and Maintenance Responsibility for BMPs Hayes Dietrich, LLC is the responsible party for assuring that the proper operations and maintenance take place. TABLE 8 -OPERATIONS AND MAINTENANCE BMP Requiring Maintenance Party Responsibility Recommended Inspection and Maintenance Frequency Recommended Self-Inspection and Record Keeping Implementation Period Recommended O & M Activities and Process Landscaped Areas Property Owner, Operator, Hired Management, Home Owner’s Association At least twice monthly and adjusted as necessary to a facility maintenance schedule Quarterly summaries of inspection and maintenance activities should be appended to the WQMP. Post-Construction (See the following page) Irrigation System Property Owner, Operator, Hired Management, Home Owner’s Association At least twice monthly and adjusted as necessary to a facility maintenance schedule Trash Enclosures and Common Area Litter Control Property Owner, Operator, Hired Management, Home Owner’s Association Based on trash pick- up intervals and according to a maintenance schedule. Paved Area Sweeping Property Owner, Operator, Hired Management, Home Owner’s Association Twice monthly and adjusted as necessary to a facility maintenance schedule Storm Drain System Property Owner, Operator, Hired Management, Home Owner’s Association Quarterly and after storm events Retention Basins Property Owner, Operator, Hired Management, Home Owner’s Association Quarterly and after storm events CMP Underground Retention System Property Owner, Operator, Hired Management, Home Owner’s Association Quarterly and after storm events *Note: “Storm events” refer to precipitation events producing 0.5 inches of rain or greater within a 48-hour period. The occurrence of these events may be confirmed against the local rain event summaries published in the National Weather Service or National Oceanic and Atmospheric Administration web site (www.noaa.gov). The recommended inspection, maintenance, and recordkeeping practices in this WQMP may be addressed by a formal schedule, operations manual, and other standard operating procedures which may be developed for this site. Note: The following maintenance recommendations, including the responsible parties, inspection intervals, and maintenance intervals, are not intended to be exhaustive in nature and should not serve as the sole source of on-site operating procedures. Where applicable, refer to the equipment manufacturer’s recommendations and other relevant maintenance recommendations. ATTACHMENT NO. 3 61 Supplemental 3B-85 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 25 Description of Maintenance Requirements: Landscaped Areas: All trimming, pruning, and removal of fallen organic material from plants, shrubs, and trees should be collected per an approved or adopted landscape maintenance plan, stored in an appropriate location and transported to an approved green-waste collection facility. Any equipment or material temporarily staged during maintenance activities should be placed away from drainage courses and storm drain inlets. Contracted maintenance staff should haul collected material promptly following the maintenance activities to avoid prolonged on-site storage. The planting materials are to remain as indicated on the approved set of landscape planting plans. In conjunction with the routine activities, maintenance staff should verify that the landscape design continues to function properly by adjusting to eliminate overspray to hardscape areas and to verify that irrigation timing and cycle lengths are adjusted in accordance with water demands, given the time of year, weather and day or nighttime temperatures. Irrigation Systems: Water conservation is to be maintained at all times per the approved irrigation plans. Monitoring of the irrigation system should be provided as necessary to ensure that appropriate watering levels are maintained and to verify that no piping or irrigation heads are leaking. Any debris, sediment, mineral and grit deposits should be removed from the irrigation system at regular intervals to provide consistent watering levels. The irrigation and landscape maintenance will help increase the effectiveness of these systems and minimize the amount of runoff that enters the storm drain system. Erosion and the conveyance of pesticides/fertilizers in runoff will also be prevented through routine maintenance. Routine irrigation system and landscape maintenance will also serve as a vector control measure due to the minimization of nuisance water runoff and stagnation. Trash Management and Common Area Litter Control: Common area litter control will be implemented to reduce pollution in runoff. Routine or scheduled monitoring should be performed in the common areas. Any observed accumulated trash, vegetation debris or improper disposal should be addressed promptly by the designated staff. Common area litter control measures can be coordinated and improved by the landscaping maintenance that will take place at the site. Moreover, the raking or sweeping of trash shall only be performed in manner that avoids trash from entering the storm drain system. All landscape-related debris or maintenance deficiencies are to be corrected immediately. All trash is to be placed in the approved trash containers. No trash is allowed to be stored at the base of the containers. Pick-up intervals are to be determined so that the containers are not overfilled. Only approved materials and chemicals should be allowed in the dumpsters. Each area is to be cleaned twice monthly or a necessary. Household trash management within the project’s residential areas will be required from individual residents. Residential trash containers shall be stored out of the public view within an enclosed garage, except on collection days. Containers should not be on the street more than 24 hours prior to the normal collection time and all containers shall be removed from the street within twelve hours after collection. Trash containers shall be leak proof and have attached covers or lids. All household trash shall be placed completely inside the containers and no trash shall be placed outside of the containers. Additional household trash restrictions will be identified in the HOA rules. Storm Drain System: Storm water conveyance systems, including inlets, outlets, cleanouts, manholes and pipelines within the project are to be inspected quarterly and after each major storm event or according to a maintenance schedule. All parts of the system are to be periodically cleaned to ensure that the system works properly during any storm event. Any waste collected from the cleaning activities is to be stored and properly disposed of. ATTACHMENT NO. 3 62 Supplemental 3B-86 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 26 Paved Area Sweeping and Cleaning Paved area sweeping and cleaning should be performed on-site, specifically in the parking areas, to prevent sediment, litter and other debris from being washed by runoff into the on-site storm drain system. Paved area sweeping should be performed during dry weather if possible and the frequency should be flexible to accommodate climate conditions and areas of concern. Street sweeping equipment must be operated only by trained personnel based on the manufacturer’s specifications. Street sweeping equipment should be properly maintained off-site by the operator. Sweeping equipment should not be maintained or washed off on-site. All collected debris must be taken to an approved permanent disposal site. Retention Basins: This type of facility should be visually inspected on a quarterly basis or according to a landscaping maintenance schedule. Physical obstructions caused by vegetation debris or littering should be promptly cleared to ensure that the basins continue to function as designed. Any material collected (e.g. landscape debris or trash) should be properly handled and disposed of. Basin outlets must be inspected for signs of erosion or obstruction. The condition and effectiveness of the basin infiltration will depend in part on the maintenance procedures, such as those outlined below. Before annual storm seasons and following rainfall events producing precipitation of 0.5 inches or more: • Maintain landscaping and irrigation system as needed. • Remove debris and litter from the entire basin to minimize clogging and improve aesthetics. • Inspect for obvious problems and repair as needed. Address odor, insects, and overgrowth issues associated with stagnant or standing water in the basin bottom. No standing water should be present longer than 72 hours. • Check for erosion and sediment laden areas in the basin. Repair as needed. • Re-stabilize the basin slopes as needed. Perform the following inspection procedures within 72 hours after a rainfall event producing precipitation of 0.5 inches or greater: • Examine the tributary inlet for blockage, the embankment and spillway integrity, as well as damage to any structural element. • Check for erosion, slumping and overgrowth. Repair as needed. • Check basin depth for sediment build up and reduced total capacity. Scrape bottom as needed and remove sediment. Restore to original cross‐section and infiltration rate. Replant basin vegetation. • No water should be present 72 hours after a rainfall event. No long-term standing water should be present at all. No algae formation should be visible. Underground Retention System: The project includes Contech Perforated Underground Corrugated Metal Pipe (CMP) Retention System or approved equal for portions of the site. The locations of these facilities are shown in the WQMP Site Plan (Appendix B). The maintenance guide issued by Contech is included below. Per the system manufacturer, the underground stormwater detention/infiltration must be properly inspected and maintained at regular intervals for purpose of performance and longevity. Refer to the manufacturer for additional or updated information regarding inspection and maintenance. Inspection Inspection is the key to effective maintenance and is easily performed. Contech recommends ongoing quarterly inspections. The rate at which the system collects pollutants will depend more heavily on site specific activities rather than the size or configuration of the system. Inspections shall be performed more often in instances in which higher accumulations of sediment or abrasive / corrosive conditions may exist. Inspection and maintenance records shall be maintained for the life of the system. ATTACHMENT NO. 3 63 Supplemental 3B-87 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 27 Maintenance Systems shall be cleaned when inspection reveals that accumulated sediment or trash is clogging the discharge orifice. Accumulated sediment and trash can typically be evacuated through the manhole over the outlet orifice. If maintenance is not performed as recommended, sediment and trash may accumulate in front of the outlet orifice. Manhole covers shall be securely seated following cleaning activities. Contech suggests that all systems be designed with an access/inspection manhole situated at or near the inlet and the outlet orifice. Shall it be necessary to get inside the system to perform maintenance activities, all appropriate precautions regarding confined space entry and OSHA regulations shall be followed. Maintaining an underground detention or retention system is easiest when there is no flow entering the system. For this reason, it is a good idea to schedule the cleanout during dry weather. The foregoing inspection and maintenance efforts help ensure underground pipe systems used for stormwater storage continue to function as intended by identifying recommended regular inspection and maintenance practices. Inspection and maintenance related to the structural integrity of the pipe or the soundness of pipe joint connections is beyond the scope of this guide. Record Keeping: A copy of this project-specific WQMP shall be maintained on-site or remotely by the project owner or contracted operators. Records of maintenance shall be appended to this WQMP based on the information provided by the contracted management. ATTACHMENT NO. 3 64 Supplemental 3B-88 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development September 30, 2022 28 Funding The funding source for operation and maintenance of each BMP identified in the Project Specific Final Water Quality Management Plan shall be the responsibility of the current project owner, Hayes Dietrich, LLC. The owner recognizes that a source of funding is required to support the on-going operation and maintenance of BMPs, and that funding will continue for the life of the project. By certifying the final project specific WQMP, the Project applicant is certifying that the funding responsibilities have been addressed and will be transferred to future owners. One example of how to adhere to the requirement to transfer operation and maintenance responsibilities is to record the project specific WQMP against the title to the property. ATTACHMENT NO. 3 65 Supplemental 3B-89 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development Appendix A Conditions of Approval (To be provided upon completion of entitlement approvals) ATTACHMENT NO. 3 66 Supplemental 3B-90 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development Appendix B Vicinity Map, WQMP Site Plan, and Receiving Waters Map ATTACHMENT NO. 3 67 Supplemental 3B-91 MAP OF RECEIVING WATERS PROJECTSITE 0 15,800 FT WHITEWATERRIVER COACHELLA VALLEY STORMWATER CHANNEL ATTACHMENT NO. 3 68 Supplemental 3B-92 DA-BL=420A=1.531DA-AL=1,880A=11.499DA-CL=250A=0.457DA-DL=120A=0.260DA-EL=620A=3.121NOPARKINGNO PARKING NO PARKINGNOPARKINGNOPARKINGNOPARKING DA-FL=195A=0.32PROP. BUILDING NO. 6FF = 276.3PE = 275.8PROP. BUILDINGNO. 5FF = 277.3PE = 276.8PROP. BUILDINGNO. 4FF = 278.6PE = 278.1PROP. BUILDINGNO. 3FF = 278.0PE = 277.5PROP. BUILDINGNO. 2FF = 278.6PE = 278.1PROP. BUILDINGNO. 1FF = 279.5PE = 279.0PROP. BUILDINGNO. 13FF = 280.2PE = 279.7GFF = 269.2PROP. BUILDING NO. 12FF = 277.0PE = 276.5PROP. BUILDINGNO. 7FF = 276.0PE = 275.5PROP. BUILDINGNO. 8FF = 275.4PE = 274.9PROP.BUILDINGNO. 15FF = 276.1PE = 275.6PROP. BUILDINGNO. 14FF = 278.0PE = 277.5PROP. BUILDINGNO. 9FF = 272.9PE = 272.4PROP. BUILDINGNO. 11FF = 273.5PE = 273.0PROP. BUILDINGNO. 10FF = 272.0PE = 271.510' 10' 10' FRANK SINATRA DRIVEPORTOLA AVENUE63'275'Remove Ex. Median to create left turn (In Only) Pocket35'20.5'34.25'POOL40.7 2 7 ' 10' 0.6% 0.4% 5.2% 5.1%70'REMOVE EXIST MEDIAN TOCREATE LEFT TURN POCKET80'80'270.2TC269.7TC269.5TC/LP271.0TC271.0TC270.8TC271.3TC270.4TC270.4TC/LP272.7TC/LP271.7TC/LP273.4TC/LP273.3TC/LP273.0TC/LP273.4TC/LP273.5TC273.7TC273.2TC276.7TC270.1FL270.9TC270.5TC270.9TC270.0TC/LP274.3TC273.7TC273.1TC272.9TC272.8TC271.8TC272.0TC272.6TC273.3TC/LP272.5TC273.3TC(273.7)EX. TC(274.3)EX. TC(273.0)EX. TC(272.5)EX. TC(271.7)EX. TC(269.7)EX. TC(268.6)EX. TC(266.4)EX. TC(265.1)EX. TC(262.4)EX. TC(274.7)EX. TC(275.5)EX. TC(276.0)EX. TCMSA CONSULTING, INC.> PLANNING > CIVIL ENGINEERING > LAND SURVEYING34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.comRETENTION BASINWSE100=270.5BTM=270.0RETENTION BASINWSE100=275.0BTM=273.0UNDERGROUNDRETENTION BASIN48" DIA. PIPE - 77 L.F.UNDERGROUNDRETENTION BASIN60" DIA. PIPE - 2,142 L.F.UNDERGROUNDRETENTION BASIN60" DIA. PIPE - 460 L.F.UNDERGROUNDRETENTION BASIN60" DIA. PIPE - 220 L.F.HYDROLOGIC AREA RECONCILIATIONWQMP TRIBUTARY AREA:MULTI FAMILY - APARTMENTS17.185 ACNON- TRIBUTARYON-SITE OPEN SPACEALONG STREET FRONTAGE0.978 ACDRAINAGETOTALAREA(acres)IMPERVIOUSAREA(acres)WQMPVOLUME(cu-ft)PROVIDEDVOLUME(cu-ft)DA-A11.489 9.199 10,006 68,215AREADA-B1.531 1.225 1,333 18,898DA-C0.457 0.366398 8,251DA-D0.260 0.208226 5,121DA-E3.121 2.497 2,716 9,849DA-F0.317 0.253275 1,813ATTACHMENT NO. 369Supplemental 3B-93 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development Appendix C Supporting Detail Related to Hydrologic Conditions of Concern (Refer to Appendix F for copy of the Hydrology Report) ATTACHMENT NO. 3 70 Supplemental 3B-94 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development Appendix D Educational Materials Checklist for Minimizing Vector Production in Stormwater Management Structures Outdoor Cleaning Activities and Professional Mobile Service Providers California Stormwater BMP Handbook - Municipal SC-41: Building and Grounds Maintenance SC-73: Landscape Maintenance SC-74: Drainage System Maintenance SD-12: Efficient Irrigation SD-13: Storm Drain Signage TC-11: Infiltration Basin ATTACHMENT NO. 3 71 Supplemental 3B-95 ATTACHMENT NO. 372Supplemental 3B-96 ATTACHMENT NO. 373Supplemental 3B-97 ATTACHMENT NO. 374Supplemental 3B-98 ATTACHMENT NO. 375Supplemental 3B-99 ATTACHMENT NO. 376Supplemental 3B-100 ATTACHMENT NO. 377Supplemental 3B-101 ATTACHMENT NO. 378Supplemental 3B-102 ATTACHMENT NO. 379Supplemental 3B-103 ATTACHMENT NO. 380Supplemental 3B-104 ATTACHMENT NO. 381Supplemental 3B-105 ATTACHMENT NO. 382Supplemental 3B-106 ATTACHMENT NO. 383Supplemental 3B-107 ATTACHMENT NO. 384Supplemental 3B-108 ATTACHMENT NO. 385Supplemental 3B-109 ATTACHMENT NO. 386Supplemental 3B-110 ATTACHMENT NO. 387Supplemental 3B-111 ATTACHMENT NO. 388Supplemental 3B-112 ATTACHMENT NO. 389Supplemental 3B-113 ATTACHMENT NO. 390Supplemental 3B-114 ATTACHMENT NO. 391Supplemental 3B-115 ATTACHMENT NO. 392Supplemental 3B-116 ATTACHMENT NO. 393Supplemental 3B-117 ATTACHMENT NO. 394Supplemental 3B-118 ATTACHMENT NO. 395Supplemental 3B-119 ATTACHMENT NO. 396Supplemental 3B-120 ATTACHMENT NO. 397Supplemental 3B-121 ATTACHMENT NO. 398Supplemental 3B-122 ATTACHMENT NO. 399Supplemental 3B-123 ATTACHMENT NO. 3100Supplemental 3B-124 ATTACHMENT NO. 3101Supplemental 3B-125 ATTACHMENT NO. 3102Supplemental 3B-126 ATTACHMENT NO. 3103Supplemental 3B-127 ATTACHMENT NO. 3104Supplemental 3B-128 ATTACHMENT NO. 3105Supplemental 3B-129 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development Appendix E Soils Report ATTACHMENT NO. 3 106 Supplemental 3B-130 Hydrologic Soil Group—Riverside County, Coachella Valley Area, California (2746 USDA SOILS SURVEY) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/27/2022 Page 1 of 43736400373650037366003736700373680037369003737000373710037364003736500373660037367003736800373690037370003737100557800557900558000558100558200558300558400 557900 558000 558100 558200 558300 558400 33° 46' 23'' N 116° 22' 32'' W33° 46' 23'' N116° 22' 7'' W33° 45' 55'' N 116° 22' 32'' W33° 45' 55'' N 116° 22' 7'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 11N WGS84 0 200 400 800 1200Feet 0 50 100 200 300Meters Map Scale: 1:4,190 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. ATTACHMENT NO. 3 107 Supplemental 3B-131 MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons A A/D B B/D C C/D D Not rated or not available Soil Rating Lines A A/D B B/D C C/D D Not rated or not available Soil Rating Points A A/D B B/D C C/D D Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:24,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Riverside County, Coachella Valley Area, California Survey Area Data: Version 13, Sep 15, 2021 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Feb 3, 2021—May 27, 2021 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Hydrologic Soil Group—Riverside County, Coachella Valley Area, California (2746 USDA SOILS SURVEY) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/27/2022 Page 2 of 4 ATTACHMENT NO. 3 108 Supplemental 3B-132 Hydrologic Soil Group Map unit symbol Map unit name Rating Acres in AOI Percent of AOI MaB Myoma fine sand, 0 to 5 percent slopes A 37.1 66.6% MaD Myoma fine sand, 5 to 15 percent slopes A 18.7 33.4% Totals for Area of Interest 55.8 100.0% Description Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitation from long-duration storms. The soils in the United States are assigned to four groups (A, B, C, and D) and three dual classes (A/D, B/D, and C/D). The groups are defined as follows: Group A. Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is for drained areas and the second is for undrained areas. Only the soils that in their natural condition are in group D are assigned to dual classes. Rating Options Aggregation Method: Dominant Condition Hydrologic Soil Group—Riverside County, Coachella Valley Area, California 2746 USDA SOILS SURVEY Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/27/2022 Page 3 of 4 ATTACHMENT NO. 3 109 Supplemental 3B-133 Component Percent Cutoff: None Specified Tie-break Rule: Higher Hydrologic Soil Group—Riverside County, Coachella Valley Area, California 2746 USDA SOILS SURVEY Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/27/2022 Page 4 of 4 ATTACHMENT NO. 3 110 Supplemental 3B-134 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development Appendix F Structural BMP and/or Retention Facility Sizing Calculations and Design Details ATTACHMENT NO. 3 111 Supplemental 3B-135 ATRIB = 11.499 acres Determine the Impervious Area Within ATRIB (AIMP)AIMP = 9.199 acres Calculate the Impervious Area Ratio (IF) IF = AIMP/ATRIB IF = 0.80 Use the following equation based on the WEF/ASCE Method CBMP = 0.858If3 - 0.78If2 + 0.774If + 0.04 CBMP = 0.60 Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.24 (in*ac)/ac Calculate the design storage volume of the BMP, VBMP VBMP (ft3) =VBMP = 10,006 ft3 QBMP = CBMP x I x ATRIB QBMP = 1.38 ft3/s I = Design Rainfall Intensity, 0.2 in/hr Notes: BMP Design Flow Rate, QBMP Company Name Designed By Company Project Number/Name Drainage Area Number/Name 2746 / FRANK SINATRA / PORTOLA DEVELOPMENT DA-A September 30, 2022 VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) 12(in/ft) Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area Determine Design Storage Volume, VBMP Legend:Required Entries Calculated Cells Determine the Impervious Area Ratio Whitewater Watershed BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014) Enter the Area Tributary to this Feature (ATRIB) MSA Consulting, Inc FOS Date County/City Case No. ATTACHMENT NO. 3 112 Supplemental 3B-136 Project Summary Date: Project Name: City / County: State: Designed By: Company: Telephone: Storage Volume Required (cf):67,300 Limiting Width (ft):140.00 Effective Depth Below Asphalt (ft):10.00 Solid or Perforated Pipe:Perforated Shape Or Diameter:60 19.63 ft2 Pipe Area Spacing between Barrels (ft):2.50 Stone Width Around Perimeter of System (ft):1.5 Depth A: Porous Stone Above Pipe (in):6 Depth C: Porous Stone Below Pipe (in):12 Stone Porosity (0 to 40%):40 System Sizing Use Custom Layout (at right) for layout adjustment Pipe Storage:42,058 cf To adjust layout, enter desired barrel length in the light blue boxes below. Porous Stone Storage:26,157 cf Additional Footage Required = 2142 68,215 cf 101.4%Of Required Storage 18 barrels Barrel 12 0 Length Per Barrel:119.00 ft Barrel 11 0 Rectangular Footprint (W x L):135.5 ft x 122. ft Barrel 10 0 Barrel 9 0 CONTECH Materials Barrel 8 0 Total CMP Footage:2,142 ft Barrel 7 0 Approximate Total Pieces:90 pcs Barrel 6 0 Approximate Coupling Bands:72 bands Barrel 5 0 Approximate Truckloads:23 trucks Barrel 4 0 Construction Quantities**Barrel 3 0 Total Excavation:6123 cy Barrel 2 0 Porous Stone Backfill For Storage:2422 cy Stone Barrel 1 0 Backfill to Grade Excluding Stone:2143 cy Fill **Construction quantities are approximate and should be verified upon final design Number Of Barrels Exceed Graph Limitations Custom Layout Number of Barrels: 2749 DA-A PALM DESERT MSA Consulting Inc. CA FOS (760) 320-9811 Total Storage Provided: 9/30/2022 Corrugated Metal Pipe Calculator Enter Information in Blue Cells For design assistance, drawings, and pricing send completed worksheet to: dyods@contech-cpi.com © 2007 CONTECH Stormwater Solutions ATTACHMENT NO. 3113Supplemental 3B-137 ATRIB = 1.531 acres Determine the Impervious Area Within ATRIB (AIMP)AIMP = 1.225 acres Calculate the Impervious Area Ratio (IF) IF = AIMP/ATRIB IF = 0.80 Use the following equation based on the WEF/ASCE Method CBMP = 0.858If3 - 0.78If2 + 0.774If + 0.04 CBMP = 0.60 Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.24 (in*ac)/ac Calculate the design storage volume of the BMP, VBMP VBMP (ft3) =VBMP = 1,333 ft3 QBMP = CBMP x I x ATRIB QBMP = 0.18 ft3/s I = Design Rainfall Intensity, 0.2 in/hr Notes: BMP Design Flow Rate, QBMP Company Name Designed By Company Project Number/Name Drainage Area Number/Name 2746 / FRANK SINATRA / PORTOLA DEVELOPMENT DA-B September 30, 2022 VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) 12(in/ft) Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area Determine Design Storage Volume, VBMP Legend:Required Entries Calculated Cells Determine the Impervious Area Ratio Whitewater Watershed BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014) Enter the Area Tributary to this Feature (ATRIB) MSA Consulting, Inc FOS Date County/City Case No. ATTACHMENT NO. 3 114 Supplemental 3B-138 Project Summary Date: Project Name: City / County: State: Designed By: Company: Telephone: Storage Volume Required (cf):9,000 Limiting Width (ft):84.00 Effective Depth Below Asphalt (ft):10.00 Solid or Perforated Pipe:Perforated Shape Or Diameter:60 19.63 ft2 Pipe Area Spacing between Barrels (ft):2.50 Stone Width Around Perimeter of System (ft):2 Depth A: Porous Stone Above Pipe (in):24 Depth C: Porous Stone Below Pipe (in):24 Stone Porosity (0 to 40%):40 System Sizing Use Custom Layout (at right) for layout adjustment Pipe Storage:4,320 cf To adjust layout, enter desired barrel length in the light blue boxes below. Porous Stone Storage:5,530 cf Excess Footage = 0 9,849 cf 109.4%Of Required Storage 11 barrels Barrel 12 0 Length Per Barrel:20.00 ft Barrel 11 20 Rectangular Footprint (W x L):84. ft x 24. ft Barrel 10 20 Barrel 9 20 CONTECH Materials Barrel 8 20 Total CMP Footage:220 ft Barrel 7 20 Approximate Total Pieces:11 pcs Barrel 6 20 Approximate Coupling Bands:0 bands Barrel 5 20 Approximate Truckloads:3 trucks Barrel 4 20 Construction Quantities**Barrel 3 20 Total Excavation:747 cy Barrel 2 20 Porous Stone Backfill For Storage:512 cy Stone Barrel 1 20 Backfill to Grade Excluding Stone:75 cy Fill **Construction quantities are approximate and should be verified upon final design 2746 DA-B PALM DESERT MSA Consulting Inc. CA FOS (760) 320-9811 Total Storage Provided: 9/30/2022 Corrugated Metal Pipe Calculator Enter Information in Blue Cells Number Of Barrels Exceed Graph Limitations Custom Layout Number of Barrels: 20 20 20 20 20 20 20 20 20 20 20 0 0 5 10 15 20 25 For design assistance, drawings, and pricing send completed worksheet to: dyods@contech-cpi.com © 2007 CONTECH Stormwater Solutions ATTACHMENT NO. 3115Supplemental 3B-139 ATRIB = 0.457 acres Determine the Impervious Area Within ATRIB (AIMP)AIMP = 0.366 acres Calculate the Impervious Area Ratio (IF) IF = AIMP/ATRIB IF = 0.80 Use the following equation based on the WEF/ASCE Method CBMP = 0.858If3 - 0.78If2 + 0.774If + 0.04 CBMP = 0.60 Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.24 (in*ac)/ac Calculate the design storage volume of the BMP, VBMP VBMP (ft3) =VBMP = 398 ft3 QBMP = CBMP x I x ATRIB QBMP = 0.05 ft3/s I = Design Rainfall Intensity, 0.2 in/hr Notes: BMP Design Flow Rate, QBMP Company Name Designed By Company Project Number/Name Drainage Area Number/Name 2746 / FRANK SINATRA / PORTOLA DEVELOPMENT DA-C September 30, 2022 VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) 12(in/ft) Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area Determine Design Storage Volume, VBMP Legend:Required Entries Calculated Cells Determine the Impervious Area Ratio Whitewater Watershed BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014) Enter the Area Tributary to this Feature (ATRIB) MSA Consulting, Inc FOS Date County/City Case No. ATTACHMENT NO. 3 116 Supplemental 3B-140 PROECT JOB No. BASIN DESIGNATION: BASIN CHARACTERISTICS CONTOUR ELEVATION INCR TOTAL INCR TOTAL INCR (ft)(ft)(sf)(sf)(cuft)(cuft)(acre-ft) 273 0 0 552 0 0 0.00 274 1 1 701 1,253 879 879 0.02 275 1 2 772 2,025 1,624 2,503 0.06 276 1 3 842 2,868 2,434 4,938 0.11 277 1 4 913 3,780 3,314 8,251 0.19 WHERE: TOTAL RETENTION BASIN BASIN VOLUME WORKSHEET DEPTH AREA VOLUME FRANK SINATRA / PORTOLA DEVELOPMENT 2746 ( )()2121213 1 AAAAEEV++−= Basin Volume Worksheet Page 13 of 13 ATTACHMENT NO. 3 117 Supplemental 3B-141 ATRIB = 0.260 acres Determine the Impervious Area Within ATRIB (AIMP)AIMP = 0.208 acres Calculate the Impervious Area Ratio (IF) IF = AIMP/ATRIB IF = 0.80 Use the following equation based on the WEF/ASCE Method CBMP = 0.858If3 - 0.78If2 + 0.774If + 0.04 CBMP = 0.60 Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.24 (in*ac)/ac Calculate the design storage volume of the BMP, VBMP VBMP (ft3) =VBMP = 226 ft3 QBMP = CBMP x I x ATRIB QBMP = 0.03 ft3/s I = Design Rainfall Intensity, 0.2 in/hr Notes: BMP Design Flow Rate, QBMP Company Name Designed By Company Project Number/Name Drainage Area Number/Name 2746 / FRANK SINATRA / PORTOLA DEVELOPMENT DA-D September 30, 2022 VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) 12(in/ft) Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area Determine Design Storage Volume, VBMP Legend:Required Entries Calculated Cells Determine the Impervious Area Ratio Whitewater Watershed BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014) Enter the Area Tributary to this Feature (ATRIB) MSA Consulting, Inc FOS Date County/City Case No. ATTACHMENT NO. 3 118 Supplemental 3B-142 PROECT JOB No. BASIN DESIGNATION: BASIN CHARACTERISTICS CONTOUR ELEVATION INCR TOTAL INCR TOTAL INCR (ft)(ft)(sf)(sf)(cuft)(cuft)(acre-ft) 270 0 0 1,659 0 0 0.00 272 2 2 1,925 3,584 5,121 5,121 0.12 WHERE: TOTAL RETENTION BASIN BASIN VOLUME WORKSHEET DEPTH AREA VOLUME FRANK SINATRA / PORTOLA DEVELOPMENT 2746 ( )()2121213 1 AAAAEEV++−= Basin Volume Worksheet Page 13 of 13 ATTACHMENT NO. 3 119 Supplemental 3B-143 ATRIB = 3.121 acres Determine the Impervious Area Within ATRIB (AIMP)AIMP = 2.497 acres Calculate the Impervious Area Ratio (IF) IF = AIMP/ATRIB IF = 0.80 Use the following equation based on the WEF/ASCE Method CBMP = 0.858If3 - 0.78If2 + 0.774If + 0.04 CBMP = 0.60 Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.24 (in*ac)/ac Calculate the design storage volume of the BMP, VBMP VBMP (ft3) =VBMP = 2,716 ft3 QBMP = CBMP x I x ATRIB QBMP = 0.37 ft3/s I = Design Rainfall Intensity, 0.2 in/hr Notes: BMP Design Flow Rate, QBMP Company Name Designed By Company Project Number/Name Drainage Area Number/Name 2746 / FRANK SINATRA / PORTOLA DEVELOPMENT DA-E September 30, 2022 VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) 12(in/ft) Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area Determine Design Storage Volume, VBMP Legend:Required Entries Calculated Cells Determine the Impervious Area Ratio Whitewater Watershed BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014) Enter the Area Tributary to this Feature (ATRIB) MSA Consulting, Inc FOS Date County/City Case No. ATTACHMENT NO. 3 120 Supplemental 3B-144 Project Summary Date: Project Name: City / County: State: Designed By: Company: Telephone: Storage Volume Required (cf):18,500 Limiting Width (ft):40.00 Effective Depth Below Asphalt (ft):10.00 Solid or Perforated Pipe:Perforated Shape Or Diameter:60 19.63 ft2 Pipe Area Spacing between Barrels (ft):2.50 Stone Width Around Perimeter of System (ft):2 Depth A: Porous Stone Above Pipe (in):24 Depth C: Porous Stone Below Pipe (in):24 Stone Porosity (0 to 40%):40 System Sizing Use Custom Layout (at right) for layout adjustment Pipe Storage:9,032 cf To adjust layout, enter desired barrel length in the light blue boxes below. Porous Stone Storage:9,866 cf Excess Footage = 0 18,898 cf 102.1%Of Required Storage 5 barrels Barrel 12 0 Length Per Barrel:92.00 ft Barrel 11 0 Rectangular Footprint (W x L):39. ft x 96. ft Barrel 10 0 Barrel 9 0 CONTECH Materials Barrel 8 0 Total CMP Footage:460 ft Barrel 7 0 Approximate Total Pieces:20 pcs Barrel 6 0 Approximate Coupling Bands:15 bands Barrel 5 92 Approximate Truckloads:5 trucks Barrel 4 92 Construction Quantities**Barrel 3 92 Total Excavation:1387 cy Barrel 2 92 Porous Stone Backfill For Storage:913 cy Stone Barrel 1 92 Backfill to Grade Excluding Stone:139 cy Fill **Construction quantities are approximate and should be verified upon final design Number Of Barrels Exceed Graph Limitations Custom Layout Number of Barrels: 2746 DA-B PALM DESERT MSA Consulting Inc. CA FOS (760) 320-9811 Total Storage Provided: 9/30/2022 Corrugated Metal Pipe Calculator Enter Information in Blue Cells 92 92 92 92 92 0 0 0 0 0 0 0 0 20 40 60 80 100 For design assistance, drawings, and pricing send completed worksheet to: dyods@contech-cpi.com © 2007 CONTECH Stormwater Solutions ATTACHMENT NO. 3121Supplemental 3B-145 ATRIB = 0.317 acres Determine the Impervious Area Within ATRIB (AIMP)AIMP = 0.253 acres Calculate the Impervious Area Ratio (IF) IF = AIMP/ATRIB IF = 0.80 Use the following equation based on the WEF/ASCE Method CBMP = 0.858If3 - 0.78If2 + 0.774If + 0.04 CBMP = 0.60 Calculate VU, the 80% Unit Storage Volume VU = 0.40 x CBMP VU = 0.24 (in*ac)/ac Calculate the design storage volume of the BMP, VBMP VBMP (ft3) =VBMP = 275 ft3 QBMP = CBMP x I x ATRIB QBMP = 0.04 ft3/s I = Design Rainfall Intensity, 0.2 in/hr Notes: BMP Design Flow Rate, QBMP Company Name Designed By Company Project Number/Name Drainage Area Number/Name 2746 / FRANK SINATRA / PORTOLA DEVELOPMENT DA-F September 30, 2022 VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) 12(in/ft) Calculate the Composite Runoff Coefficient, C for the BMP Tributary Area Determine Design Storage Volume, VBMP Legend:Required Entries Calculated Cells Determine the Impervious Area Ratio Whitewater Watershed BMP Design Volume, VBMP & Design Flow Rate , QBMP (Rev. 06-2014) Enter the Area Tributary to this Feature (ATRIB) MSA Consulting, Inc FOS Date County/City Case No. ATTACHMENT NO. 3 122 Supplemental 3B-146 Project Summary Date: Project Name: City / County: State: Designed By: Company: Telephone: Storage Volume Required (cf):1,769 Limiting Width (ft):12.00 Effective Depth Below Asphalt (ft):10.00 Solid or Perforated Pipe:Perforated Shape Or Diameter:48 12.57 ft2 Pipe Area Spacing between Barrels (ft):2.00 Stone Width Around Perimeter of System (ft):1.5 Depth A: Porous Stone Above Pipe (in):6 Depth C: Porous Stone Below Pipe (in):12 Stone Porosity (0 to 40%):40 System Sizing Use Custom Layout (at right) for layout adjustment Pipe Storage:968 cf To adjust layout, enter desired barrel length in the light blue boxes below. Porous Stone Storage:845 cf Excess Footage = 0 1,813 cf 102.5%Of Required Storage 1 barrels Barrel 12 0 Length Per Barrel:77.00 ft Barrel 11 0 Rectangular Footprint (W x L):7. ft x 80. ft Barrel 10 0 Barrel 9 0 CONTECH Materials Barrel 8 0 Total CMP Footage:77 ft Barrel 7 0 Approximate Total Pieces:4 pcs Barrel 6 0 Approximate Coupling Bands:3 bands Barrel 5 0 Approximate Truckloads:1 trucks Barrel 4 0 Construction Quantities**Barrel 3 0 Total Excavation:208 cy Barrel 2 0 Porous Stone Backfill For Storage:78 cy Stone Barrel 1 77 Backfill to Grade Excluding Stone:94 cy Fill **Construction quantities are approximate and should be verified upon final design Number Of Barrels Exceed Graph Limitations Custom Layout Number of Barrels: 2746 DA-F PALM DESERT MSA Consulting Inc. CA FOS (760) 320-9811 Total Storage Provided: 9/30/2022 Corrugated Metal Pipe Calculator Enter Information in Blue Cells 77 0 0 0 0 0 0 0 0 0 0 0 0 20 40 60 80 100 For design assistance, drawings, and pricing send completed worksheet to: dyods@contech-cpi.com © 2007 CONTECH Stormwater Solutions ATTACHMENT NO. 3123Supplemental 3B-147 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development Appendix G AGREEMENTS – CC&RS, COVENANT AND AGREEMENTS, BMP MAINTENANCE AGREEMENTS AND/OR OTHER MECHANISMS FOR ENSURING ONGOING OPERATION, MAINTENANCE, FUNDING AND TRANSFER OF REQUIREMENTS FOR THIS PROJECT-SPECIFIC WQMP ATTACHMENT NO. 3 124 Supplemental 3B-148 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development Appendix H PHASE 1 ENVIRONMENTAL SITE ASSESSMENT – SUMMARY OF SITE REMEDIATION CONDUCTED AND USE RESTRICTIONS ATTACHMENT NO. 3 125 Supplemental 3B-149 Whitewater River Region WQMP Frank Sinatra and Portola Multifamily Development Appendix I PROJECT-SPECIFIC WQMP SUMMARY DATA FORM ATTACHMENT NO. 3 126 Supplemental 3B-150 Project-Specific WQMP Summary Data Form Applicant Information Name and Title Calvin Hayes Company Hayes Dietrich, LLC Phone (507) 440-5702 Email To Be Provided Project Information Project Name (as shown on project application/project-specific WQMP) Frank Sinatra and Portola Multifamily Development Street Address Frank Sinatra Drive Nearest Cross Streets Portola Avenue Municipality (City or Unincorporated County) City of Palm Desert Zip Code 92211 Tract Number(s) and/or Assessor Parcel Number(s) APNs 620-400-030 and -031 Other (other information to help identify location of project) Indicate type of project. Priority Development Projects (Use an "X" in cell preceding project type): SF hillside residence; impervious area ≥ 10,000 sq. ft.; Slope ≥ 25% SF hillside residence; impervious area ≥ 10,000 sq. ft.; Slope ≥ 10% & erosive soils Commercial or Industrial ≥ 100,000 sq. ft. Automotive repair shop Retail Gasoline Outlet disturbing > 5,000 sq. ft. Restaurant disturbing > 5,000 sq. ft. X Home subdivision ≥ 10 housing units Parking lot ≥ 5,000 sq. ft. or ≥ 25 parking spaces Date Project-Specific WQMP Submitted 09/30/2022 Size of Project Area (nearest 0.1 acre) 17.185 Acres Will the project replace more than 50% of the impervious surfaces on an existing developed site? No Project Area managed with LID/Site Design BMPs (nearest 0.1 acre) 17.185 Acres Are Treatment Control BMPs required? No Is the project subject to onsite retention by ordinance or policy? Yes Did the project meet the 100% LID/Site Design Measurable Goal? Yes Name of the entity that will implement, operate, and maintain the post-construction BMPs Hayes Dietrich, LLC. Contact Name Calvin Hayes Street or Mailing Address 5021 Vernon Avenue, Suite 201 City Edina, MN Zip Code 55436 Phone (507) 440-5702 Space Below for Use by City/County Staff Only Preceding Information Verified by (consistent with information in project-specific WQMP) Name: Date: Date Project-Specific WQMP Approved: Data Entered by Name: Date: Other Comments ATTACHMENT NO. 3 127 Supplemental 3B-151