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Home My WebLink AboutFRANK SINATRA DRIVE C/Z 2285 1979R .IVED AY? IDE C(RU-NTY. PLC MIYG DUARTHENT AIAR 2 u 1979 4080 L&ON STREET NIM FLOOR $IYE LS DT3, C.IL IFLPHLt> 92501 ENVIRONMENTAL SERVICES ES OF PAUJ LZScRT F103 DEPAFTY.:'NT Tfi iDEP RTt+DTSdT Turm DrkEC7m, lyr Or "mfv i DRSnT ROAD CHPAMrff S HATER QUALITY EriD'li` OL BD 67 PLAaNIM DZm m ar.? 0V Wco XmICE BURNAU OF Ii iSI9i: AFFAIRS CALTRA1dS9 DISiRICr 8 S*UBJ&-T: CHAWE OF ZORB CASS NO. 27.E4 is'-2-?0 to R-1-12,000 C'THEDR_4L CITY/PALM DF ET. (FA NO. £249) DISIMIGT David Douglas 40-785 &moke Tree Lane Rancho ?L+rage, CA 92270 Your commenta and reclmmendations are requested prior to MARS 30, 1979, so that they my be included in our STAFF RIMITAT regarding this item. P.V- ,TED FILES: F.�`'.a.rz<�I�Z7 The subject property is within the adopted Sphere of Influence of the City of Palm Desert. Current planning activities now under way for the area include a Specific Plan Amendment to the City General Plan which would re-evaluate land use designations, and circulation systems. The area is also included in a Master Drainage Plan Study now in progress.. The City of Palm Desert would respectfully request that consideration for zoning changes in its North.Sphere be deferred until the noted planning studies have been concluded, which is estimated to be within the next 8-12 months. Zhf riblic hssrlmg on thin r:a+c,:er will be aald on APRIL IA. FT assent. 1979, should you frirh to be (bIXRN ORIGYsi4L el-IrD ONS CC-TY O rr,.# l 3 DEf".RTMENT, Ca>r:TY Amims-NATIVE CF14TER, 4090 ZBMN STR.RET, MIME 2z' M- R, RVERSIDZ, CAT-IFORPRA 92501 ".- nnh 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA92260 TELEPHONE (714) 346-0611 November 6, 1978 Mr. Roger Streeter Planning Department County of Riverside 1080 Lemon Street Riverside, CA 92501 Subject: C/Z 2285 Dear Roger: I have received the attached letter attempting to respond to our concerns re- garding the draft EIR for Case No. C/Z 2285. The letter notes future planning for area roadway improvements by means of an assessment district, but does not seek to answer specific questions raised in the Palm Desert response (attached). Blowsand abatement for access roads, the project, and the consequences of diverting sand patterns has not been clarified in this letter; rather, it simply states that as the area builds up the problem will be reduced (which is a firm grasp of the obvious ... without addressing the immediate issue). The letter merely states that Sec. 15143 of the State Guidelines has been complied with; it still is not evident that all phases of the project have been considered in the draft EIR preparation. - It is my opinion that the comments offered in this letter would not be suf- ficient to satisfy the County's responsibility to respond to major environmental issues raised in the draft EIR review process. (Sec. 15146(a) 4 and (b)). If you have any questions regarding this matter, please feel free to contact me. Sincerely, Paul A. Williams, A.I.P. Director of Environmental Services me/pw/ks Attachments ema cnvononmEnTAL An cn,EmEnT Affociixn/ Post Office Box 1185, Riverside, California 92501 Telephone (714) dtbMW 687-3811 November 1, 1978 Planning Department City of Palm Desert E1 Paseo Street Palm Desert, California Attn: Mr. Paul Williams Re: Rezoning 160 acres from W-2-20 to R-1-12,000 Case #CZ2285 Dear Mr. Williams: Pursuant to a request by Mr. David Douglas I am addressing issues raised by you in the return of the EIR transmittal from the County. In the Schuman Case #CZ 21629 323 acres of land are involved; adding 160 acres (Douglas') and the abutting 25-50 acres to the east for a total of approxi- mately 533 acres, if developed, would generate an additional 22,220 vehicle trips per day. According to the road department, this would necessitate that the access roads serving the site be constructed with four lanes. Enclosed please find a copy of a map showing the proposed assessment district within which the extension of Monterey from Country Club Drive to Interstate 10 is depicted with four lanes and an overpass at the Southern Pacific Rail- road crossing. The Frank Sinatra Extension is also shown to be improved from Monterey east approximately one -quarter mile. The Chief Deputy Road Commissioner and County Surveyor, Mr. Ivan Tennant, explained that 36th Avenue is also being proposed for improvement from Mission Hills to Monterey. The Board of Supervisors have voted to accept $45,000 in advance funds from property owners to set the wheels in motion for the Monterey Avenue 1911/1913 Improvement Act Project; appointing Mr. F. Mackenzie Brown the legal counsel and Webb Engineering the Assessment Engineer. According to Mr. Tennant, a bond sale will be scheduled approximately six months from receipt of the front monies from property owners and implementa- tion of improvements should then begin about five months after the bond sale. November 1, 1978 Page Two It must be noted, however, that the small portion of Frank Sinatra to be improved must be studied in terms of four lane access due to the added ADT mentioned above. If implemented, the new district would then open traffic flow to and from the freeway on both Bob Hope and Monterey with four lane efficiency. Mr. Douglas has expressed his willingness to work in concert with Mr. Schuman and the other property owners to provide the appropriate access and egress routes to handle the additional traffic loading likely to be generated by future development of the properties. These improvements will be implemented with the appropriate phasing to be designed so as not to hinder the forward progress of the evolving improve- ment district. The section of 36th Avenue between Bob Hope and Monterey, when improved, should relieve much of the increased traffic burden on Country Club Drive. It must be pointed out here that this is not a case of "leap -frog" develop- ment due to the contiguity of the properties in question. The improvement of Monterey, through the most severe areas of blowsand transport, the site abatement of the blowsand hazard, and the future develop- ment of the properties themselves in addition to the introduction of windrows by Caltrans, trees, golf courses, etc. will provide downwind protection as gradual urbanization takes place. Leeward properties will be sheltered by the decline in transported sand volume. Sand buildup and shifting will be further minimized by the increased irriga- tion of the land and resultant moisturization of the air. The utilities in the area have assured us that extension of services could be accomplished without undue stress to supply and/or related services; and that appropriate connection fees would be charged. As to the form and content of the draft EIR number 84; CEQA's Section 15143 has been complied with, with the exception of phasing of the project which does not apply in this case since the "project" is a requested change of zone with no specific development plans. I have asked the County Planning Department to send you a copy of the initial study of the case. If there is any further way that I may assist you in your assessment of this case, feel free to contact me. I appreciate the assistance you have given my client, Mr. Douglas, in his pursuit of the zoning change on his property. Sincerely yours, Warren E. Dell Senior Associate WED: cm. Enclosure PROPOSED ASSESSMENT DISTRICT m MONTEREY AVENUE EXTENTION DK.uD COUNTRY CCU@ DRIVE AND INTERSTATE 10 SCALE MID NOT[ • INDiCAtES PARCELS WIY.IN PROPOSED ASSESSMENT DISTRICT THAT FRONT WONDER PALMS DRIVE bIr lava ODM I 1 1 I I I I 1 1 1 1 I w - = tMIY Y DY dIr Y .V.pV xrNK I I D D I 1 PMPOfID b i nr K woroDCo bao+. • �� O r� .'y '� do twq � wren Dvewe mur�a I@®I@ ® ®Iale CDPNrr or wrrRMar I r , . I� I -------- a ♦rvr .FAN• Pi~o SaaDDY i I i �F75k71a°i� 1 / 1 1 1 1 1 i 1 1 1 . . I i INTEROFFICE MEMORANDUM City of Palm Desert TO: Paul A. Williams, Director of Environmental Services FROM: Murrel Crump, Principal Planner SUBJECT: County Zone Change, Case No. C/Z 2285, DATE: Sept. 7, 1978 160 acres from W-2-20 to R-1-12,000 Draft EIR Project may be compared to a previous proposal for Change of Zone on 323 acres of land, from W-2-20 to R-1-12,000 (Schuman, C/Z 2162) Central Issues Previously Noted: - Leap -frog development versus urban infill, and related timing. - Blowsand treatment, and resulting consequences of site abatement. Protection of access corridors. - Growth inducing impact (extension of roadways, protection of leeward properties, etc.) - Extension of utilities. Current proposal results in similar concerns expressed for the Schuman project. Relevant Issues in the Subject Draft EIR: - Growth inducing impact in relation to traffic engineering analysis is lacking. In this regard, the proposal should be viewed in terms of its cummulative impact (together with past, current, and future anticipated projects), to determine origin/destination zoning, routes of travel, design capacity of existing street networks, necessity for traffic control devices, and right-of-way improvements that will be necessary to accomodate development of this area. - Blowsand abatement has been eluded to in the subject draft EIR, but the feasibility and adequacy of measures has not been thoroughly ex- plored; as well as, the secondary consequences of addressing only the subject site (i.e. diverting blowing sand patterns). - General deficiencies exist in analyzing resulting impacts of opening this area up to urbanization (i.e. utility extensions, roadway im- provements, demand for governmental services, and other growth based impacts). -2- - Numerous deficiencies exist in the form and content of the subject draft EIR. The State EIR Guidelines, in Article 9, describe the required contents of an EIR. It is noted that the required analysis directed in Section 15143, "Environmental Impact," has not been ob- served in the writing of this report. - As further example of the defects noted in this draft, it is found that a copy of the Initial Study has not been attached. The Initial Study forms the basis of limiting the impacts discussed, and also serves to provide statements indicating the reasons for determining that various effects of the project that could possibly be considered significant were not found to be significant and consequently were not discussed in detail in the EIR. Summary Comment In summary, it must be stated that the subject draft EIR is a very shallow effort that does not provide a sufficient degree of analysis to provide decision makers with information which would enable them to make a decision which intelligently takes into account the environ- mental consequences. Murrel Crump, Principal Planner MC/ks ` _ A 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA92260 TELEPHONE (714) 346-0611 September 22, 1978 County of Riverside Planning Commission 4080 Lemon Street Riverside, CA 92501 Subject: Palm Desert Comments Regarding the EIR for C/Z 2285 Dear Ms. Nemeth: At the regular scheduled Planning Commission meeting of September 20th, the Commission did review the attached list of concerns that staff has with regard to the Environmental Impact Report related to C/Z 2285. By unanimous motion, they did direct me to forward said comments to you. I personally apologize that said comments were not forwarded to you within the deadline requested by your office. However, due to the length of the Environmental Impact Report and the serious nature of the request, the City felt it appropriate to take additional time to review the submitted documents. For the record, it should be noted that the from the requested zone change would be in adopted General Plan Land Use Designation. concerns with regard to the street pattern the ultimate development of this property. serve an opportunity to provide additional density that would result conformance with the City's Further, the City has some in the area and its effect upon Therefore, we would like to re - input to the actual physical development on the property so that we may be assured that the appropriate street alignments and design result from any development of this property. In summary, the concern with this property is very similar to the previous Case No. C/Z 2162 immediately to the west and it is a matter of timing. Without being repetitive, the City feels it is mandatory that the Environ- mental Impact Report include full disclosure of the growth inducing impact of this project. I wish to thank you for notifying us of this Environmental Impact Report and allowing us the opportunity to review said document. I hope that our comments with regard to this project, will be taken constructively and will be of value to you in your review of the report. Very truly yours, — Paul A. Williams, Secretary"tto_the Planning Commission City of Palm Desert, California DAI.1/Le .. -Ei R TRANSMITTAL FROM: Riverside County Planning Commission, 4080 Lemon Street, Riverside, California TO: City of Palm Desert - Planning Dept. Transmittal Date: 8-30-78 Date Return Requested: 9-14-78 SUBJECT PROJECT: Rezoning 160 acres from W-2-20 to R-1-12,000 CASE NO. CZ 2285 OTHER RELATED AREA: Coachella Valley FILES• APPLICABLE TO: X Environmental Impact Report (Use Paragraph I below) X Zone Change ) Variance ) Conditional Use Permit ) (Use Paragraph II below) General Plan Amendment ) Other ) I. Environmental Impact Report: The attached data was prepared by the project sponsor and is being forwarded to you for recommendations and comments. The County is interested in the probable impacts on the: A. Natural environment (e.g. water and air pollution; fire hazards; destruction of natural habitats; reduction of productive agriculture, etc.) and B. public resources (e.g. demand for water production and distribution facilities; impact on schools, hospitals, recreation, parks and streets; requirement for power generation and distribution; impact on sewage treatment and collection facilities; impact on other utilities and public services). Late reports should be forwarded regardless of the date return requested. You may keep enclosures for your file.. COMMENTS REGARDING ENVIRONMENTAL IMPACT REPORT: Project may be compared to a previous proposal for Change of Zone on 323 acres of land, from W-2-20 to R-1-12,000 (Schuman, C/Z 2162) Central Issues Previously Noted: - Leap -frog development versus urban infill, and related timing. - Blowsand treatment, and resulting consequences of site abatement. Protection of access corridors. - Growth inducing impact (extension of roadways, protection of leeward properties, etc.) - Extension of utilities Current proposal results in similar concerns expressed for the Schuman project. Relevant Issues in the Subject DRAFT EIR: - Growth inducing impact in relation to traffic engineering analysis is lacking. In this regard, the proposal should be viewed in terms of its cummulative impact (over) II. RECOMMENDED CONDITIONS FOR APPROVAL OF PROJECT: ri (together with past, current, and future anticipated projects), to determine origin/ destination zoning, routes of travel, design capacity of existing street networks, necessity for traffic control devices, and right-of-way improvements that will be necessary to accomodate development of this area. - Blowsand abatement has been eluded to in the subject draft EIR, but the feasibility and adequacy of measures has not been thoroughly explored; as well as, the secondary consequences of addressing only the subject site (i.e. diverting blowing sand patterns). - General deficiencies exist in analyzing resulting impacts of opening this area up to urbanization (i.e. utility extensions, roadway improvements, demand for governmental services, and other growth based impacts). - Numerous deficiencies exist in the form and content of the subject draft EIR. The State EIR Guidelines, in Article 9, describe the required contents of an EIR. It is noted that the required analysis directed in Section 15143, "Environmental Impact," has not been observed in the writing of this report. - As further example of the defects noted in this draft, it is found that a copy of the Initial Study has not been attached. The Initial Study forms the basis of"limiting the impacts discussed, and also serves to provide statements indicating the reasons for determining that various effects of the project that could possibly be considered significant were not found to be significant and consequently were not discussed in detail in the EIR. County of Riverside Planning Commission 4080 Lemon St. Riverside, CA 92501 Subject: Palm Desert Comments regarding the EIR for C/Z 2285 Dear Ms. Neameth: At the regular scheduled Planning Commission meeting of September.20th, the Commission did review the attached list of concerns that Staff has with regard to the Environ- mental Impact Report related to C/Z 2285. By unanimous motion they did direct me to forward said comments to you. I personally apologize that said comments were not forwarded to you within the deadline requested by your office. However, due to the length of the Environmental Impact Report and the serious nature of the request, the City felt it appropriate to take additional time to review the submitted documents. For the record, it should be noted that the density that would result from the requested zone change would be in conformance with the City's adopted General Plan Land Use Designation. Further, the City has some concerns with regard to the street pattern in the area and its effect upon the ultimate develop- ment of this property. Therefore, we would like to reserve an opportunity to provide additional imput to the actual physical development on the property so that we may be assured that the appropriate street alignments and design result from any development of this property. In summary the concern with this property is very similar to the previous Case No. CZ 2162 immediately to the west and it is a matter of timing. Without being repetitive, the City feels it is mandatory that the Environmental Impact Report include full disclosure of the growth in- ducing impact of this project. I wish to thank you for notifying us of this Environmental Impact Report and allowing us the opportunity to review said document. I hope that our comments with regard to this project will be taken constructively and will be of value to you in your review of the report. Very truly yours, Paul A. Williams Secretary to the Planning Commission City of Palm Desert 1 ,, Ei R TRANSMITTAL WIGNE Riverside County Planning Commission, 4080 Lemon Street, Riverside, California TO: City of Palm Desert - Planning Dept. Transmittal Date: 8-30-78 Date Return Requested: 9-14-78 SUBJECT PROJECT: Rezoning 160 acres from W-2-20 to R-1-12,000 CASE NO. CZ 2285 OTHER RELATED AREA. Coachella Valley FILES: APPLICABLE TO: X Environmental Impact Report (Use Paragraph I below) X Zone Change ) Variance ) _ Conditional Use Permit ) (Use Paragraph II below) _ General Plan Amendment ) Other ) I. Environmental Impact Report: The attached data was prepared by the project sponsor and is being forwarded to you for recommendations and comments. The County is interested in the probable impacts on the: A. Natural environment (e.g. water and air pollution; fire hazards; destruction of natural habitats; reduction of productive agriculture, etc.) and B. public resources (e.g. demand for water production and distribution facilities; impact on schools, hospitals, recreation, parks and streets; requirement for power generation and distribution; impact on sewage treatment and collection facilities; impact on other utilities and public services). Late reports should be forwarded regardless of the date return requested. You may keep enclosures for your file. COMMENTS REGARDING ENVIRONMENTAL IMPACT REPORT: Project may be compared to a previous proposal for Change of Zone on 323 acres of land, from W-2-20 to R-1-12,000 (Schuman, C/Z 2162) Central Issues Previously Noted: - Leap -frog development versus urban infill, and related timing. - Blowsand treatment, and resulting consequences of site abatement. Protection of access corridors. - Growth inducing impact (extension of roadways, protection of leeward properties, etc.) - Extension of utilities Current proposal results in similar concerns expressed for the Schuman project. Relevant Issues in the Subject DRAFT EIR: - Growth inducing impact in relation to traffic engineering analysis is lacking. In this regard, the proposal should be viewed in terms of its cummulative impact (over) II. RECOPMNDED CONDITIONS FOR APPROVAL OF PROJECT: (together with past, current, and future anticipated projects), to determine origin/ destination zoning, routes of travel, design capacity of existing street networks, necessity for traffic control devices, and right-of-way improvements that will be necessary to accomodate development of this area. - Blowsand abatement has been eluded to in the subject draft EIR, but the feasibility and adequacy of measures has not been thoroughly explored; as well as, the secondary consequences of addressing only the subject site (i.e. diverting blowing sand patterns). - General deficiencies exist in analyzing resulting impacts of opening this area up to urbanization (i.e. utility extensions, roadway improvements, demand for governmental services, and other growth based impacts). - Numerous deficiencies exist in the form and content of the subject draft EIR. The State EIR Guidelines, in Article 9, describe the required contents of an EIR. It is noted that the required analysis directed in Section 15143, "Environmental Impact," has not been observed in the writing of this report. - As further example of the defects noted in this draft, it is found that a copy of the Initial Study has not been attached. The Initial Study forms the basis of limiting the impacts discussed, and also serves to provide statements indicating the reasons for determining that various effects of the project that could possibly be considered significant were not found to be significant and consequently were not discussed in detail in the EIR. Minutes Palm Desert Planning Commission September 20, 1978 Page Three IX. DESIGN REVIEW BOARD ITEMS A. Review'of Cases acted on by the Design Review Board at their meeting of September 12, 1978. Mr rani reviewed the cases noting the following concerns: Case N 141MF - it was suggested that a Condition No. 14 be added requir corative wall to screen out the parked cars as approved by_the Design Review Board; Case No. 151MF - it was noted that the Palm Desert Property Onwers can change the setbacks and that it is suggested to the applicant that they obtain their okay before submit- ting plans to the City. On a motion by Commissioner Snyder, seconded by Commissioner Kryder, the Commission approved the actions of the Design Review Board by Planning Commission Resolution No. 405; carried unanimously (4-0). X. DISCUSSION ITEMS Mr. Williams referred to several items of discussion prior to the one noted on the agenda, which included: the League of California Cities Conference for the Planning Commissioners to be held in February; the forth coming me ag 3n:IFlood Insurance; a letter to the County regarding Case No C/Z 228 which the Commission approved on a minute motion by Commissioner env-de seconded by Commissioner Fleshman, carried unanimously (4-0); the Air Quality Control report put out by the County, the Commission directed the Secretary to forward a letter to the County noting the following comments - the Master Plan ignores the possible benefits of the utilization of nuclear power generation as an alternative to more polluting generators; - the document fails to provide sufficient evaluation as to mediation of source pollution which is the major pro- blem in the Coachella Valley in that much of the air pollution results from Riverside and areas to the west versus being created in the Valley; and some of the suggested implementation measures which the Commission considered to be common sense and should have been implemented by the County a number of years ago. Mr. Williams then noted that the minutes of the City Council meet- ings will be forwarded to the Commissioners; and, that LAFCO has approved Annexation No. 5 which moves the City's Sphere of Influence out to Country Club. MINUTESAMENDEE i The meeting was adjourned to the office of the Directo'rrof�Fa.F.�--ri-�. vironmental Services. A. Discussion of North Sphere Area An informal presentation by Commissioner Fleshman and an informal discussion followed regarding the North Sphere Area and the concern of possibly annexing the area to the City so that growth and development can be better handled. It was suggested that the Planning Commission have a joint meeting ( v,i+Y. +V,e 04+v rro _-41 +_ .7A—,__ +b.4— .....++__ T+ .., — +__ ..+J.,. I— -Ei R TRANSMITTAL FROM: Riverside County Planning Commission, 4080 Lemon Street, Riverside, California TO: City of Palm Desert - Planning Dept. Transmittal Date: 8-30-78 Date Return Requested: 9-14-78 SUBJECT PROJECT: Rezoning 160,acres from W-2-20 to R-1-120000 CASE NO. C2 2285 OTHER RELATED AREA: Coachella Valley FILES: APPLICABLE TO: x Environmental Impact Report (Use Paragraph I below) x Zone Change ) _ Variance ) _ Conditional Use Permit ) (Use Paragraph II below) _ General Plan Amendment ) Other ) I. Environmental Impact Report: The attached data was prepared by the project sponsor and is being forwarded to you for recommendations and comments. The County is interested in the probable impacts on the: A. Natural environment (e.g. water and air pollution; fire hazards; destruction of natural habitats; reduction of productive agriculture, etc.) and B. public resources (e.g. demand for water production and distribution facilities; impact on schools, hospitals, recreation, parks and streets; requirement for power generation and distribution; impact on sewage treatment and collection facilities; impact on other utilities and public services). Late reports should be forwarded regardless of the date return requested. You may keep enclosures for your file. COMMENTS REGARDING ENVIRONMENTAL IMPACT REPORT: II. RECOPMENDED CONDITIONS FOR APPROVAL OF PROJECT: DRAFT ENVIRONMENTAL IMPACT REPORT CHANGE OF ZONE 2285 SUBMITTED TO RIVERSIDE COUNTY PLANNING DEPARTMENT prepared by EnviROnMEnTAI MAAAGEMEf IT A//OCIATE/ August 1978 fmo EnVIRonmEnTAI fl MAGEtiIm A//OCIATE/ Post Office Box 1185, Riverside, California 92501 Telephone (714) amba FY 687-3811 August 22, 1978 Mr. David Douglas 40785 Smoketree Lane Thunderbird Estates Rancho Mirage, CA 92270 Dear Mr. Douglas: Pursuant to the State Guidelines and the amendments to the California Environmental Quality Act, we are pleased to submit the results of the research and analysis of environmental data assembled for your draft EIR for the proposed change of zone. We wish to express our thanks for the opportunity to prepare this Environmental Impact Report. If we may be of further assistance, please don't hesitate to contact us. Sincerely yours, W arren Dell Senior Associate Eric A. Traboulay, Senior Associate WED:EAT:cm DRAFT ENVIRONMENTAL IMPACT REPORT Prepared for Change of Zone No. 2285 (Environmental Assessment No. 6249) Prepared For RIVERSIDE COUNTY PLANNING DEPARTMENT Prepared By ENVIRONMENTAL MANAGEMENT ASSOCIATES P.O. BOX 1185, RIVERSIDE, CALIFORNIA 92501 August 1978 TABLE OF CONTENTS Page LIST OF FIGURES . . . . . . . . . . . . . . . . . . . . . i LIST OF TABLES . . . . . . . . . . . . . . . . . . . . . I. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . 1 II. PROJECT DESCRIPTION . . . . . . . . . . . . . . . . . . . 2 A. General Location . . . . . . . . . . . . . . . . . . 2 B. Specific Location . . . . . . . . . . . . . . . . . . 4 C. General Plan Designation . . . . . . . . . . . . . . 6 D. Existing Zoning . . . . . . . . . . . . . . . . . . . 8 E. Proposed Change of Zone . . . . . . . . . . . . . . . 12 F. Purpose of Change of Zone . . . . . . . . . . . . . . 14 III. DESCRIPTION OF ENVIRONMENTAL SETTING, DISCUSSION OF ENVIRONMENTAL IMPACTS, AND MITIGATION MEASURES . . . . . 15 A. Land Use . . . . . . . . . . . . . . . . . . . . . . 15 B. Climate . . . . . . . . . . . . . . . . . . . . . . . 19 C. Air Quality . . . . . . . . . . . . . . . . . . . . 21 D. Geology and Seismicity . . . . . . . . . . . . . . . 25 E. Topography and Soils . . . . . . . . . . . . . . . . 28 F. Flooding . . . . . . . . . . . . . . . . . . . . . . 33 G. Biology . . . . . . . . . . . . . . . . . . . . . . . 36 H. Socio-Economic . . . . . . . . . . . . . . . . . . . 42 I. Archaeological . . . . . . . . . . . . . . . . . . . 45 J. Traffic and Circulation . . . . . . . . . . . . . . . 47 K. Noise . . . . . . . . . . . . . . . . . . . . . . . . 50 L. Public Services . . . . . . . . . . . . . . . . . . . 51 Page 1. Police Protection . . . . . . . . . . . . . . . . 51 2. Fire . . . . . . . . . . . . . . . . . . . . . . 51 3. Schools . . . . . . . . . . . . . . . . . . . . . 53 4. Solid Waste . . . . . . . . . . . . . . . . . . . 54 M. Public Utilities . . . . . . . . . . . . . . . . . . 55 1. Sewage Disposal . . . . . . . . . . . . . . . . . 55 2. Water . . . . . . . . . . . . . . . . . . . . . . 56 3. Gas . . . . . . . . . . . . . . . . . . . . . . . 58 4. Electricity . . . . . . . . . . . . . . . . . . . 59 N. Cost Revenue . . . . . . . . . . . . . . . . . . . . 60 0. Energy Conservation . . . . . . . . . . . . . . . . . 61 IV. IRREVERSIBLE ENVIRONMENTAL CHANGES . . . . . . . . . . . 63 V. ALTERNATIVES . . . . . . . . . . . . . . . . . . . . . . 64 VI. THE RELATIONSHIP BETWEEN SHORT-TERM USES OF MAN'S ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY . . . . . . . . . . . . . . . . . 66 VII. GROWTH INDUCING IMPACTS . . . . . . . . . . . . . . . . . 67 VIII. REFERENCES . . . . . . . . . . . . . . . . . . . . . . . 68 IX. ORGANIZATIONS AND PERSONS CONTACTED. . . . . . . . . . . 69 X. AGENCY LETTERS . . . . . . . . . . . . . . . . . . . . . 72 XI. APPENDICES A. Air Pollution Data From the Palm Sprinos and Indio Monitoring Stations B. Air Pollution Calculations LIST OF FIGURES PAGE FIGURE 1 LOCATION MAP . . . . . . . . . . . . . . . . . . 3 FIGURE 2 SIGHT LOCATION . . . . . . . . . . . . . . . . . . 5 FIGURE 3 GENERAL PLAN . . . . . . . . . . . . . . . . . 7 FIGURE 4 EXISTING ZONING . . . . . . . . . . . . . 9 FIGURE 5 PROPOSED ZONING . . . . . . . . . . . . . . . . 13 FIGURE 6 LAND USE. . . . 16 FIGURE 7 SURROUNDING LAND USE. 17 FIGURE 8 SURROUNDING LAND USE. 18 FIGURE 9 SEISMIC HAZARD MAP . . . . . . . . . . . . . . . . 26 FIGURE 10 SOILS MAP 29 FIGURE 11 MEAN ANNUAL AND TRANSPORT CUBIC YARDS PER FOOT . . . . . . . . . . 32 FIGURE 12 BOUNDARY OF 100-YEAR FLOOD. . . . 34 FIGURE 13 TRACKS OF ANIMALS OBSERVED ON THE PROPERTY. . . . 38 FIGURE 14 CENSUS TRACKS . . . . . . . . . . . . . . . . . . 43 FIGURE 15 CIRCULATION . . . . . . . . . . . . . . . . . . . 49 i LIST OF TABLES PAGE TABLE 1 TEMPERATURE, RAINFALL AND HUMIDITY FOR THE COACHELLA VALLEY. . . . . 19 TABLE 2 VIOLATIONS OF STATE STANDARDS AND ANNUAL MAXIMUM HOURLY AVERAGES . . . . 21 TABLE 3 VIOLATIONS OF STATE STANDARDS AND ANNUAL MAXIMUM DAILY/MONTHLY AVERAGE . . . . . . . . . . 22 TABLE 4 PROJECTED COMPOSITE EMISSIONS . . . . . . . . 23 TABLE 5 GENERALIZED GROUNDSHAKING AT SITE . . . . . . . . 27 TABLE 6 FOOD VARIETY OF UMA . . . . . . . . . . . 39 TABLE 7 AVERAGE DAILY TRAFFIC COUNTS. . . . . . . . . . . 47 TABLE 8 RESPONDING FIRE STATIONS. . . . . . . . . 52 TABLE 9 SCHOOL ENROLLMENTS AND CAPACITIES . . . . . . . . 53 ii I. INTRODUCTION This document describes the environmental impacts which may be anticipated from a proposed change of zone in an unincorporated por- tion of Riverside County's Coachella Valley. The change would remove the property from what can be considered an open space designation, to a medium density urban category which would allow a variety of resid- ential uses. In the preparation of the EIR, the consultant attempted to contact all affected agencies, organizations, and individuals who may have a significant role in the planning area or a substantial interest in the development of the site. Information gathered from such con- tacts can be found in the appendix section (Agency Letters). Rather than follow the traditional EIR format as outlined under CEQA, the consultant has chosen to consolidate several of the subject headings. The description of environmental setting, impact, and mitigation for each topic can all be found under a single heading with- in the text. II. PROJECT DESCRIPTION General location The project site occupies 160 acres of land in the upper reaches of the and Coachella Valley in an unincorporated portion of Riverside County. The cities of Rancho Mirage, Palm Desert, and Indian Wells all lie in a southerly direction within a distance of three to five miles. The City of Palm Springs, located 10 miles to the west, can be considered the focal point of the area. Interstate 10, the primary corridor for regional traffic is situated two miles north of the site (see Figure l4. -2- SAN BERNARDINO MOUN TA INS SAN PASS 59,v PALM SPRINGS vq NAN N r6 m /per CATHERAL ti s HOT SPRINGS <�r r� 044 F` TOO 90 q V A Edom Hill 04 ,4, y THOUSAND PALMS Ayl p iv ' PALM DESERT �7 NORTN 0 5 10 15 SCALE IN MILES 0 5 10 15 20 25 � _-I IN KILOMETERS SOUR C_F - ENVIRONMENTAL CONSULTANTS LA OUINTA TITLE: VALERIE z�I �N tir es @ 9 LTON SEA LOCATION MAP 0 B. Specific Location The subject property may be described as all of the West one half of the East one half of Section 32, Township 4 South, Range 6 East, San Bernardino, Baseline, and Meridian. It can be found one and a half miles easterly of Bob Hope Drive. If Frank Sinatra Drive (Wonder Palms Road) were extended due east from Bob Hope Drive, it would form the southerly boundary of the property. The west boundary of the site is along the mid section line of section 32 (see Figure 2). The palm Desert Greens Country Club lies immediately to the south of the site. -a- 11111k), I f J0 l� 60`T IO I I RfR 2 I A 4C/p R,P PROLONGATION OF — _ — _ _ - 1318.14 w a O1 0 0 c � n n to J ? 1601 AC FRANK SIN AT A DR 1325.12 I a- DESERT GREENS I -PALM T J it 1 z =- COUNTRY CLUB I F I _ i a COUNTRY CLUB DR CrjL I i 1 I LOCATION MAP Use W-2-20 TO R-1-12,000 to DISC• CC—PD THOUSAND Ramon PALMS Rd Sec. 32 T.4S.,R.6E. Assessors Bk. 653 Pg. 360 OAT —DRAL Circulation MONTEREY AVE. SEC. 88' R/W oS/TE CITY la F,,o SinatrDr Element FRANK SINATRA DR. MAJ. 1001 R/W oan,rr club o. RANCHO MIRAGE PALM DESERT NO SCALE 111 0 1000 2000 M SOURCES RIVERSIDE COUNTY PLANNING DEPARTMENT TITLE SITE LOCATION -5- General Plan Designation The General Plan designation for the property is open space and planned development, (see Figure 3). According to State law, any proposed zone change would need to be consistent with the General Plan designation. Rugg — 'POGr 10 , o 4 I qq �• •• Ur OF—_ E.--- _—_ — •� _=—iPROLONGATION ___%____-�---- _ — — — — — — _ i318.14 OPEN W O C O v m N SPA n m .. .• _ .J V.L. D. R. IBOI AC .... FRANK SINAT ... W 0 } I < DESERT GREENS T -PALM V.L.D.R. T J if P. F. j I v COUNTRY CLUB - IN z ICM > Q I COUNTRY CLUB DR R. o i l 0 LOCATION MAP Use W-2-20 TO R-1-122000 10 Dist. CC-PD THOUSAND Ramon PALMS Rd Sec. 32 T.4S.,R.6E. Assessors Bk. 653 Pg. 360 CAT DRAL S/TE CITY a o` m Frans Sina}ra Or Country Club Or Circulation MONTEREY AVE. SEC. 88' R/W Element FRANK SINATRA DR. MAJ. 100' R/W RANCHO MIRADE PALM --] DESERT 0 1000 2000 NO SCALE III (M� SOURCE+ COUNTY PLANNING RIVERSIDEDEPARTMENT TITLE GENERAL PLAN 3 -7- D. Existing Zoningl At the present time, the property is zoned W-2-20 Controlled Development Area. (See figure 4.) This zone allows single family res- idences provided that lots are a minimum area of 20 acres or greater. In addition, the following uses are permitted subject to approval of a plot plan: (1) Guest ranches. (2) Educational institutions, libraries, museums, and post offices. (3) Golf, tennis, polo or country clubs. Commercial uses for the convenience of and incidental to any of the above permitted uses when located upon the same lot or parcel of land. (4) Meat cutting and packaging plants, provided there is no slaughtering of animals or rendering of meat. The zoning also allows these public utility uses: (1) Structures and installations necessary to the conserva- tion and development of water such as dams, pipe lines, water conduits, tanks, reservoirs, wells and the necessary pumping and water production facilities. (2) Structures and the pertinent facilities necessary and incidental to the development and transmission of electrical power and gas such as hydro -electric power plants, booster or conversion plants, transmission lines, pipe lines and the like. (3) Radio broadcasting stations. (4) Telephone transmission lines, telephone exchanges and offices. (5) Railroads and related facilities. (6) Television broadcasting stations, antennas, and cable installations. The following uses are permitted provided a conditional use permit has been granted: (1) Airport or landing field. (2) Borrow Pit, commercial. In �o I 9 I — — — soo;- 10 1 1 A ff FR o W-2-2 f AO/n "°RR I PROLONGATION 1318.14 0 0 w a b 4 •_ 0 0 a m w N 0 m I6QL AC ANK SINAT A 1325.12' 1 0 C W DESERT GREENS I -PALM w Q IL R-1-12 00 ' R—T ,r W COUNTRY CLUB 0 1 y 1 > COUNTRY CLUB DR 11T1 —1-1 z : LOCATION MAP Use W-2-20 TO R-1-12,000 10 Dist. CC-PD y THOUSAND Ramon PALMS RA Sec. 32 T.4S.,R.6E. Assessors Bk. 653 Pg. 360 1'7 CAT ORAL SITE CITY <o m Circulation MONTEREY AVE. SEC. 88� R/W Element FRANK SINATRA DR. MAJ. 100' R/W Fran Sinatra Dr DO nery Club Or RANCHO MIRAGE PALM DESERT 0 1000 2000 NO SCALE III Im� SOURCES RIVERSIDE COUNTY PLANNING DEPARTMENT TITLE EXISTING ZONING Q (3) Cemetery, pet or human. (4) Commercial fairgrounds and exhibitions. (5) Drive-in theatres. (6) Dune buggy parks. (7) Fruit and vegetable packing plants and similar uses. (8) Hog ranches, subject to the provisions of Ordinance No. 431. (9) Hunting clubs. (10) Lumber mill. (11) Lumber production of a commercial nature, including commercial logging or commercial development of timber. (12) The manufacture of: a. Brick, tile or terra-cotta. b. Cement and cement products. c. Gypsum. d. Lime or lime products. (13) Menageries, animal hospitals and commercial dog kennels. (14) Migrant Agricultural Worker Mobilehome Parks. (15) Mobilehome parks. (16) Pen fed cattle operations, livestock salesyards, live- stock auction yards, and dairy farms. (17) Race tracks, including but not limited to contests between automobiles, horses, go-carts, and motorcycles, but not including contests between human beings only. (18) Recreational trailer parks, rental or private. (19) Rifle, pistol, skeet, or trapshooting ranges. (20) Rodeo arenas. (21) Trail bike parks. (22) Trailer and boat storage. -10- (23) Travel trailer parks. (24) Commercial stables and riding academies. (25) Recreational lakes. (26) Disposal service operations. E. Proposed Change of Zone The zoning classification currently being proposed for the subject site is R-1-12,000. This would allow single family residences with a minimum lot size of 12,000 square feet, (see Figure 5). The following are also permitted uses: (1) Field crops, flower and vegetable oardening, tree crops, and greenhouses used only for purposes of propa- gation and culture. (2) Public parks and public playgrounds, golf courses with standard length fairways, and country clubs. (3) Home occupations. The following uses are permitted provided a conditional use permit is obtained: (1) Beauty shop operated from a home by its inhabitants, where no assistants are employed and the on -site sign is unlighted and does not exceed 2 square feet in area. (2) Temporary real estate tract office located within a subdivision, but not to exceed a period of 2 years in any event. (3) Nurseries, horicultural. (4) Planned residential developments. In addition, two or more single family dwellings on a lot are allowed provided that each lot contains not less than 7,000 square feet of area for each unit. -12- f Jill k JO ?J --- SOGTN� 10 W_2_2C� Ny PROLONGATION OF ____{ 1318.14 O O o p w 0] N M O _ O v m O N w 7 Yf - 32 i 160.1 AC NN7 L.L FRANK SINAT A DR I325.If WC. Q Iz DESERT GREENS r R-T COUNTRY CLUB R-1-12, 00 I O N - I _ -PALM T -r- w tZ IN 2 U I' COUNTRY CLUB DR o f R-1-1 t Use W-2-20 TO R-I-12,000 LOCATION MAP to THOUSAND an Raman PALRd MS car DRAL CITY <5 SITE m Frans Sinatra Dr euntry Club Or Dist. CC-PD See. 32 T.4S.,R.6E. Assessor'Bk. 653 Pg. 360 Circulation MONTEREY AVE. SEC. 88' R/W Element FRANK SINATRA DR. MAJ. IOO' R/W RANCHO MIRAGE PALM DESERT 0 1000 2000 NO SCALE III Mo SOURCE+ RIVERSIDE COUNTY PLANNING DEPARTMENT TITLE PROPOSED ZONING -13- F. Purpose of Change of Zone The proposed change of zone would allow the applicant to introduce a quality residential development with full amenities. The existing zoning, with its 20 acre lot requirements and lack of improve- ment requirements, would not be in line with current market demands in the area. Market studies have indicated a preference for a more urban setting, offering a wide range of recreational opportunities such as golf, tennis, and swimming, while still maintaining a reasonable price range. The various developments of this type in the area have Droven quite successful. A tentative tract maD has not been included in this docu- ment. Due to changing market conditions and the time span required to take a project from the change of zone stage to the subdivision stage, it was felt that such a map could only serve to mislead the reader. Rather, it is assumed, for the purposes of this report, that the prop- erty will experience a complete buildout under the proposed zoning designation, resulting in 580 lots and a population of 1,276. III. DESCRIPTION OF ENVIRONMENTAL SETTING, DISCUSSION OF ENVIRON- MENTAL IMPACTS, AND MITIGATION MEASURES. A. Land Use 1. Setting Located directly to the south of the subject property is a large semi -retirement mobilehome country club development known as Palm Desert Greens Country Club. On the east, west and north boundaries is vacant desert land. If Frank Sinatra Drive were extended one and one half miles easterly to the south boundary of the site, it would connect Bob Hope Drive with the site. The Eisenhower Medical Center is located on Bob Hope Drive between Frank Sinatra and Country Club Drive, (see Figure 6). There are scattered single family dwelling and several abandoned structures in the area between the Eisenhower Medical Center and the site. Although the entrance to the future development of the site will be on Frank Sinatra Drive, access will occur via Portola which is proposed for paving from Country Club Drive one mile to the south and approximately one -eighth mile on Frank Sinatra west. The site itself is currently in a native state of Creo- sote, shrub, and ground covering plants (see Biology Section), and blowsand. There are no structures of any kind on the property, (see Figures 7 and 8.) 2. Impact The proposed change of zone would allow a maximum of 580 single family dwelling units and related activities. Traffic and population in the area would increase, and more services and utilities would need to be provided. The need for access routes could also spark the area's general development along Portola, Frank Sinatra, and possibly along Country Club Drive. 3. Mitigation The impacts here on land use are considered an unavoid- able significant effect and no mitigation measures are recommended. Specific mitigation measures for traffic and utility provisions will be discussed in their respective sections. -15- G � \ 10 Ol [I❑ hP IS RROLCG C C CATION OF__--_L__-_-_----- _� '- --- ---- --- 1318.14 w I 0 o p _ d O � N N M 17 m m N j 16C1 AC FRANK SINAT A DR 1325.12 ° O G I H1, p ALM DESERT GREENS °o I Ell aT ❑ T ° ❑ J ❑ f EISENHOWER w CENTER IoEDICAL I n 13 ❑ pm0 COUNTRY CLUB ❑ o of E o C T-T ❑ I I a COUNTRY CLUB ❑ DR ❑ ❑ w w I I c o❑ I- z 0 E LOCATION MAP Use W-2-20 TO R-1-127000 P ° Dist. CC-PD THOUSAND Ramon PALMS Rd Sec. 32 T.4S.,R.6E. Assessors I Bk. 653 Pg. 360 CAT14EDRAL SITE Circulation MONTEREY AVE. SEC. 88' R/W CITY op` m F ra.in Slna ha Dr Element FRANK SINATRA DR. MAJ. 100 R/W Caantrl Club Cr RANCHO M IR AOE PALM DE SE P.T 0 1000 2000 NO SCALE III M� SOURCE+ O RIVERSIDE COUNTY PLANNING DEPARTMENT TITLE LAND USE -16- ��'•y�. �. s e erg.» VIEW LOOKING EAST ACROSS THE SITE VIEW OF THE SITE LOOKING NORTH SOURCE ENVIRONMENTAL MANAGMENT ASSOCIATE S TITLE VIEW OF THE SITE LOOKING TO THE NORTHEAST �! 7i VIEW OF PROPERTY SCRUBCREOSOTE COMMUNITY SURROUNDING LAND USE RESIDENTAL DEVELOPMENT SOUTHWEST OF THE SITE 0 VIEW LOOKING NORTH TOWARD THE SITE FROM FRANK SINATRA DRIVE l SOURCE ENVIRONMENTAL MANAGMENT aASSOCIATES EISENHOWER MEDICAL CENTER SOUTHWEST OF THE SITE PALM DESERT GREENS WINDBREAK SOUTHWEST OF THE SITE TITLE: SURROUNDING LAND USE I 8 B. Climate 1. Setting The climate of the Coachella Valley is classified as tropical desert, with mild winters, very hot summers, and precipita- tion dominant in the winter months. Summer temperatures commonly exceed 1100 F in the daytime but drop to around 750 at night. In the winter the daily temperature range is from the lower 30s to the 80s, and light snow falls every few years on the upper desert floor (see Table 1 for climatic information).2 TABLE 1 Temperature, Rainfall and Humidity for the Coachella Valley (1977) Period AVERAGE MinoF TEMPERATURE MeanoF MaxoF RAIN Inches 4AM HUMIDITY Noon 4PM January 37.8 54.1 70.4 0.50 57 32 32 April 57.0 72.3 87.5 0.10 55 22 10 July 76.9 92.1 107.2 0.12 60 28 25 October 58.7 75.5 92.2 0.23 58 27 28 Elevation = 243 feet; prevailing winds NW; Mean Hourly speed = 7mph Source: National Weather Service A factor compensating for the hot weather is the rela- tive humidity which is low during the summer months. Table 1 shows values for July around 60 percent in the early morning and about 25 percent in the afternoon. Winter humidities range from 60 percent in the morning to around 35-40 percent in the afternoon. Average annual rainfall in the area is roughly 4 inches on the desert and 15 inches in the nearby mountains. Precipitation varies greatly from year to year. For example, the Palm Springs Weather Station recorded no precipitation in 1896-97, but 10.39 inches in February 1927 and 17.68 inches for that year. Although most rain falls between October and April, infrequent flash floods occur in summer. The Palm Springs Airport indicates that wind blows from the northwest about 50 percent of the time and from the southeast about 25 percent of the time. Wind speeds of 7 mph occur about 85 percent of the time and in only 3 percent of the time do they exceed 25 mph. Winds of 50 mph or more are likely to occur about once in ten years and more than 70 mph about once in 100 years. =011 2. Impact Studies done for the cities of Indio and Davis, California, have shown that the surface temperature of asphalt on a hot day could raise the temperature of the immediate microclimate by 100 F. 15 3. Mitigation By reducing the width of streets and providing adequate shading, this impact would be mitigated. -20- C. Air Quality3 1. Setting The study area lies within the Southeast Desert Air Basin and is part of the Riverside County Air Pollution Control Dis- trict. Factors of meteorology and geology combine to make the air quality situation in the Coachella Valley precarious (see Tables 2 and 3). Studies undertaken by the Riverside County Air Pollution Control District and the Pollution Research and Control Corporation involved concurrent measurements of meteorological parameters and air quality. Data gathered from the analysis performed indicate that the sources of the high oxidant levels are the emissions from the South Coast Air Basin (Los Angeles and Orange Counties) transported into the Coachella Valley by prevailing winds. The severity of air pollution in the Coachella Valley is a function of the concentration and consistency of pollution released into the atmosphere and the ability of the atmosphere to dilute and transport these pollutants. Wind direction and speed, therefore, become critical factors. When winds are relatively con- stant in speed and direction, pollutants are moved from one place to another in the same concentration as emitted. It is apparent that meteorological conditions in the Coachella Valley make atmospheric pollution problems more severe than other desert areas. The Valley is a long narrow depression, bounded by high terrain to the north, TABLE 2 Violations of State Standards and Annual Maximum Hourly Averages (1977) Location 3 CO 502 NO Da sa) Maxb) Days Maxb) Days Maxd) Days Maxb) Palm Springs 94 0.21 0 9 - - - - Indio 88 0.19 0* 12* 0 0.004 0 0.15 aDays- Number of days violating state standard or in icate contaminant b) Max - Single highest one hour (for S02-24 hr) average for the year in parts per million. d) All violations and maxima are of the 24 hour standard * Less than 12 months of data. 03= Ozone; CO -carbon monoxide; S02 sulphur dioxide NO2- Nitrogen dioxide Source: Southcoast Air Quality Management District. -21- TABLE 3 Violations of State Standards and Annual Maximum Daily/Monthly Average (1977) Location Da sa) Maxb) Da sa) Maxb) Monthsa) Maxc) Palm Springs 3 116 0 12.1 - - Indio 25 462 0 10.6 0 0.84 a) Number of days/months violating state standards for indicated contaminant. b) Single highest 24-hour average of the year in uq/m3. c) Single highest monthly average of the year in ug/m3. TSP - total suspended particulates Source: South Coast Air Quality Management District. South and West, resulting in back and forth air movement along the floor of the Valley. Air circulation is such that the surface winds from the Northeast are often overlain by a higher southeasterly wind. Corres- pondingly, intense subsidence conditions confine the pollutants to the surface. Air quality measurements within the Coachella Valley indicate that oxidant levels and suspended particulate matter (haze) are the main contributors to the problem. Detailed air pollution data from the Indio and Palm Springs monitoring stations can be found in Appendix A. 2. Impacts To analyze the air quality impacts, the vehicular miles travelled are converted to tons/day by applyinq the emission factors as published by EPA 7. The emission factors have utilized both exhaust, crankcase, and evaporation emission as well as speed corrective factors. The formula is shown below. A more detailed explanation can be found in the Appendix B. E=VMPxCEFxK Where E = emissions in tons/day VMT = vehicle miles travelled CEF = composite em�ssions factor in qrams/mile K = 1.1023 x 10- Utilizing this formula, the CEF's for 1978, 1985, and 1995 were calculated and are shown in Table 4. -22- TABLE 4 Projected Composite Emissions Pollutant 1978 1985__: 1995 CEF 730 tons/year 206 tons/year 141 tons/year 3. Mitigation Although air pollution impacts resulting from this proposed development would not be considered significant in the context of the entire Coachella Valley, the cumulative impact of this project along with others, would tend to have a negative impact on the environment. Since motor vehicles account for well over half of Southern California'a air pollution, measures to reduce vehicle miles travelled (VMT) and idiling times will contribute to reduced levels of contaminants. The enactment and enforcement of more stringent source controls by Federal and State Agencies will offer the most positive mitigation measure. Implementation of an adequate circulation system which minimizes congestion can result in lower pollutant levels. Extensive transportation planning has been done and is currently being done by the Coachella Valley Association of Governments, the California Department of Transportation, and the County of Riverside. Transportation -related control tactics that could improve air quality include: 1. Provide for park -and -ride facilities to encourage increased carpool and transit use. Identify suitable sites where commuters could congregate to share rides to common destinations either by carpool or transit. 2. Actively promote a "High Occupancy Vehicle" (HOV) program which would include: carpool and vanpool matching services, pub- lic information dissemination, and encouragement of employer -sponsored incentives (e.g., preferential oarkinq, discount transit passes, etc.), Commuter Computer is currently able to provide matching services for those interested in car and vanpools in the western portion of the County and is capable of expanding their services to the eastern portion. Caltrans, in conjunction with Commuter Computer, is making vans available for van- poolinq purposes, and is providing promotional publicity. 3. Improve bikeway systems and provide storage and sup- port facilities to envourage bicycling as an alternate, pollution -free mode of transportation. Bikeways should be expanded where necessary to provide convenient routes to employment centers. 4. Modify the existing bus system to improve and expedite travel to and from employment and shopping areas. Such improvements may take the form of schedules tailored to work -hours in employment centers, discount fares, sheltered bus stops, preferential bus lanes, etc. -23- 5. Improve traffic management and control systems. Improve- ments in traffic flow may be achieved by careful considerations of speed limits, signalization, use of one-way streets, etc. Such improve- ments can lessen traffic conqestion alonq with its inherent high level of pollutant emissions. -24- D. Geology and Seismicity 1. Setting The site is located in the Normal -High Risk cate- gory as designated by the Seismic Safety Element of the Riverside County General Plan. It is recognized that some damage, including structural, and injury may occur, but loss of life would be rare and damage minimal. The site is located approximately six miles south from the San Andreas fault which includes the Mission Crack and Banning faults. the San Jacinto fault lies approximately 20 miles to the southwest. The San Andreas fault follows a uniformly straight course through the Indio Hills southeastward to the northeast shore of Salton Sea. In the Indio Hills the fault splits into two branches that later merge further to the southeast. Both branches form low scarps, which suggest that the hills have been spliced by right lat- eral movement on the fault. Throughout the course of the fault right lateral movement is indicated by several offset washes and by sharp east - trending drag folds in the adjacent Cenozoic sediments. The sedi- ments near the fault are invariably upended, contorted, or sheared. The total horizontal displacement since Pliocene time probably amounts to several miles, as the stratigraphically equivalent rocks on either side of the fault in the Mecca and Durmid Hills differ markedly. Nonmarine strata of Pliocene age are widely dis- tributed in the interior parts of the province. Fluviatile and lacustriw conglomerate, arkosic sandstone, siltstone, and clay reach a maximum thickness of at least 10,000 feet along and near the western margin of the Coachella and Imperial Valleys, and in parts of this area they overlie a section of marine sandstones and silt - stones as much as 4,000 feet thick.$ 2. Impact The geologic and seismic setting of the Cove Communi- ties area is dominated by the proximity of the San Andreas fault (see Figure 9), both as the location of ground rupture, should fault movement reach the surface, and as a source of a damaging earth- quake that would accompany movement on this fault. The intensity of earthquake shaking will be affected both by distance from the fault and by the thickness of alluvial and sedimentary cover overlying hard bedrocks. Liquefaction is not a significant hazard in the area because the water table is sufficiently low. Very strong ground shaking is expected in the area as a result of earthquakes originat- ing on the San Andreas fault. Table 5 shows the generalized -25- LEGEND . Active Fault ZPOfiow, Hazardous Momgment Zone Z -,A. Faulting---.--r• Potential Liquefaction Severe Groundshaking (7-75g) C Thick Alluvium (200e ) 8 Alluvium(200-2000') Very Strong Groundahoking (7-5q) QM) I SOURCE: RIVERSIDE COUNTY SEISMIC SAFETY 8 SAFETY ELEMENT 1976) TITLE SEISMIC HAZARD MAP characteristics of expected earthquakes in the area of influence of the San Andreas. TABLE 5 Generalized Groundshaking At Site Zone 9 T t S IVC 0.31 0.2-0.4 15-25 740.8 IVB 0.63 0.1-0.3 10.20 73x0.8 g = maximum ground acceleration expressed as a decimal fraction of the acceleration of gravity. T = predominant period of groundshaking in seconds. t = Duration of "strong" shaking in seconds. S = Figure number for applicable response spectra and amplification factor for spectral values. Source: Seismic Safety and Safety Element. Riverside County Planning Department, September 1976. Landsliding, erosion and subsidence do not appear to be a threat to the development. 3. Mitigation Standards for foundation, structural engineering and mass grading should be followed to reduce damage due to geologic and seismic hazards. All construction will comply with the Uniform Building Code. -27- E. Topography and Soils 1. Setting The site is uniformly flat, sloping gently from the southern boundary to the northwest corner of the property. Eleva- tions range from 300 feet at the southern boundary to 280 feet at the northern property boundary. The soil association on the prop- erty is the Myoma Series (see Figure 10). The Myoma series con- sists normally of somewhat excessively drained soils formed in recent alluvium. Slopes are 0-15 percent and elevations are 1,000 feet above to 200 feet below sea level. Typically, the surface layer is light olive gray fine sand about 18 inches thick. The next layer is light olive gray, very fine sand about 6 inches thick. The underlying layer is light olive gray fine and very fine sand to 60 inches or more. The soils is moderately to strong alkaline and slight to violently effervescent. The soils is rapidly permeable with an available water holding capa- city of 2-8 inches. Erosion is high by wind and slight b water. There are no problems with septic tank absorption fields. Blowing sand and dust which occurs in the Coachella Valley are a continuous source of irritation to the inhabitants. Wind and sand are constantly fed into the Valley at its narrow up- wind end. As the wind proceeds down the Valley it gradually spreads outward and upward until by the time it reaches the downwind end its ability to move large quantities of sand is diminished. These winds occur every month of the year with the months of April, May, and June being the most severe. During these periods, the blowsand presents a significant problem by caving road- ways, filling up backyards, and seeping into many homes. This sand must be manually removed at the time and trouble of property owners. It can be seen that property located on a community's more exposed outer perimeter is generally more susceptible to this hazard, particularly along a northwesterly exposure. Development along these perimeter areas serve to lessen the impact on interior land by absorbing the force of the winds. The increased utilization of the Coachella Valley over the years has had mixed results with regard to soil erosion. The use of the southeasterly portion of the Valley for agricultural pur- poses has to a large degree stabilized and protected the area from the problem. On the other hand, poorly conceived residential develop- ments, lacking appropriate blowsand controls, have faced severe problems. I" MOB MaD N LEGEND MaB-Myoma very fine sand SCALE MaD-Myoma fine sand I"=660' MOB SOURCE: TITLE - SOILS MAP 10 l SOIL CONSERVATION SERVICE -29- 2. Impacts According to the State Department of Transportation, as a general rule, as a portion of the desert urbanizes the severity of the blowsand problem tends to decline. With the introduction of resi- dences, golf courses, trees, grass, and shrubs, the soils in the area are for the most part stabilized. Any large scale construction project in an active blow - sand area has the potential of freeing loose sand and altering the natural patterns of sand movements. This is especially true when a flood plain containing large deposits of sand is involved. The dis- turbance of native desert vegetation durinq construction could further worsen the problem by exposing erodible material to wind action. The impact of blowing sand upon the development is of course a significant concern. Many projects in the past through lack of knowing what precautionary measures to take have been severely affected by the shifting sands. Figure 11 illustrates how the property is affected by shifting sands. It can be seen that between four to seven cubic yards per linear foot are deposited on the site annually. The accumulation of sand increases towards the northeast corner of the property. 3. Mitigation Measures The following measures are intended to lessen the im- pact of blowing sand on the project through the stabilization of material moving onto the site from upwind locations. Sand removal steps are also suggested. See Appendix C for blowsand desiqn speci- fications. The suggested measures should be employed on the northern and western perimeters of the property to account for the direction of the winds. At the tract map stage the developer will prepare a schematic diagram showing how these measures will be incorporated into the project design. a. Vegetative planting. This is generally accepted as the most effective means of blowsand control. The two basic types of planting are ground cover and large shrubs and trees. Golf courses, which are so numerous in the area, can be considered an example of the ground cover approach. As a temporary measure, a cover of annual grain or Sudan could be planted along the north and west boundaries of the properties. An irrigation system would be required for this and other planting treatments. Several species of trees and shrubs can also be incorporated. The most widely used is the tamarisk, although oleanders and bamboo could also be used. "formally, tree wind breaks take up to seven years to reach their full height. b. Panelling. Constructing solid barriers or walls is a method suitable mainly for the lower reaches of the Coachella Valley which experience lower rates of sand transport. It is an expensive -30- technique and generally involves transporting built up quantities of sand. c. Fencing. Similar in concept to the panelling approach, fencing uses an expendable structure to block the flow of sand. When the sand eventually covers the fence, it is left in place. and becomes a part of the dune pattern. The advantages of fencing are that it is inexpensive, requires no water, is effective upon installa- tion, and is easily modified. In spite of these qualities, it should not be considered a substitute for trees and shrubs. d. Paving. As a blowsand area becomes paved with streets and parking facilities, the amount of soil that can be blown about is reduced. At the same time, the sand transport capacity across the surface is increased to accomplish this. Paving should be one of the first tasks during the construction phase. e. Sand Transport. The hauling away of accumulated sand has been a common practice. It is, however, both expensive and imprac- tical since the sand frequently creates more of a problem in the area to which it's deposited. Initial construction will require some sand removal to take place on a temporary basis. f. Protect Natural Ground Cover. Disruption of natural vegetation only aggravates the blowsand problem. This should be mini- mized during construction. When the project is completed, thoughts should be given to irrigating the natural vegetation on the property's perimeter. g. Timing of Construction. As March through June is the period when the blowsand problem is most severe, construction activities which might aggravate the situation should not occur during this time. Although this is a short-term impact, it is one which can easily be avoided. -31- S0GTy� 10 \ \� �10 \ \� \ \\ 36TH / AVE w a o_ \� \ SITE-10- \ FRANK SINATRA \ DR\ m n- v) w PALM ( \ �> w >I al I DESERT i'=2oo0' N > ¢ GREENS — COUNTRY I �� zo \ CLUB \ \ SOURCE: CALIFORNIA DEPARTMENT OF TRANSPORTATION TITLE: MEAN ANNUAL SAND TRANSPORT CUBIC YARDS PER FOOT 11 F. Flooding 1. Setting The historic propensity for flooding in the desert environment has been the subject of major control efforts in recent years. The result has been the mitigation of most major flood haz- ards in the urban area. For example, the Whitewater River has been improved along most of its passage through the Coachella Valley. Earth levees and channel improvements of various types have increased its flow capacity to approximately 75,000 cubic feet per second (cfs), which approximates anticipated flow for the Standard Project Flood (Corps of Engineers), and exceeds estimated 100-year flows of 55,000 cfs along the middle reaches of the river. 10 Before construction of the flood control facilities, flooding along the river usually accom- panied periods of heavy runoff. Levees along the Whitewater River are maintained by the Coachella Valley County Water District which is also responsible for virtually all flood control facilities in the Coachella Valley. Discussions with CVC'r1D, as well as a review of available records, indicates the integrity of Whitewater River levees have been main- tained during periods of high water. Flood control efforts along Cathedral Canyon Creek, Palm Canyon, and Deep Canyon have proven equally effective, and no major flood problems exist in those areas as a result of their construction. The groundwater level at the project site is about 200 feet below the surface. The water level in this region is dropping; however, the Coachella Valley County Water District (CVCWD) is involved in a program to recharge the groundwater basin. Using water from the Colorado River the CVCWD expects to raise the groundwater to its 1945 level by the year 2000. As already indicated under the topography and soils section, the property is located on the 300 foot contour ridge and is elevated above surrounding areas. Figure 12 shows the property in relation to the 100-year flood plain. Consequently, the property and surrounding environs are not subject to large-scale floor hazards nor is the site subject to inundation from failure of local dams or reser- voirs. Any local standing water would percolate rapidly into the soil. 2. Impact The development of the site will produce a variety of alterations to the existing hydrological characteristics. Short-term impacts and primarily from site grading while long-term impacts are related to the change in ground cover and the increased human activity associated with the development. Replacement of portions of the permeable surface of the site with impermeable roads, driveways, and houses will reduce the infiltration of rainfall into the ground. - 33- I, eser fws Pal v ings RAnfoN.. 'emeter� l san Pal }: Y PROJECT t SITE ( I�Fie R Ranc Las enas/ �lll • -- \ N yoma gP Im Desert p� �0 v a I LEGEND Boundary of 100-Year Flood. I" = 2 MILES SOURCE: TITLE: Q1110 RIVERSIDE COUNTY SEISMIC 12 SAFETY B SAFETY ELEMENT BOUNDARY OF IOO-YEAR (1976) FLOOD -34- are proposed. Mitigation Measures Since the imoact is minimal, no mitiqation measures -35- G. Biology Setting EMA conducted a field reconnaissance on the project site on June 18, 1978, during the early morning hours in order to observe the maximum activity. Plant and animal inventories based on these observations are summarized below: Flora Due to the loose blowsand-type habitat plant life is limited. Those plants that do exist are spread out, leaving open spaces of loose sand between them. Vegetation consists of a creosote scrub community, No trees exist on the property. Dominant species observed during field observation include Creosote Bush (Larrea Divari- cota); Annuals include Desert Dicoria (Dicoria canescens),_PT Cate ToVenia (Coldenia Licata) and members of the Buc— wcl— i t family (Erioaonum)-_iVe Co� blossoms are a source of food for the Coachella Valley Fringe Toed Lizzard (Uma inornata). No rare or endangered species were observed. b. Fauna The project site is an extension of the Colorado Desert, and the relatively flat terrain supports a typical desert com- ponent consisting of reptiles, small mammals and a variety of avian species. The Palm Desert Greens northern windbreak has an irrigation system which provides a source of food and water, as well as a cover for the wildlife. Most of the wildlife activity in the area centers around this windbreak. Because of the sparse vegetation, mammals in the area are limited to Round -tailed ground squirells (Citellus tereti- caudus), Kangaroo rats (Di odo ss merrium), Blacktat'Te3�ack ra6Fits L� caZifornicus) and Desert cottontat s (SuZvilaaus auduboni). Birds observed in the vicinity of the windbreak include the Mourning Dove (Zenaidura macroura), Gambel's Quail (Lophortyr ambeli), Red -tat a aw Bu�amaicensis), Sparrow Hawk (Palco s arverius), Desert sparrow (Amrhisviza bilincata deserticola), Roadrunner Geococc x calf orn?.=43) aa�severa mTT�onox species. None of these birds were found to be nesting on the property itself. following: Possibilities during spring migration include the Swainson Thrush HvZocichla ustulata Vaux's Swift Chaetura vaux Tree Swallow I�cne T ccZor White Throated Swift Aeronautes sasatilis Barn Swallow HM-UnT rustzca -36- Cliff Swallow PetrocheZ Black Swift CunseZoin Yellow Warbler Be Copper Hawk Accioiter Swainson Hawk Buteo sma Western Tanager Perange Z. Collection records indicate that the Colorado Desert Shovel Nose Snake (Chionactis occi.DitaZis annulata), The Western Leaf - Nosed Snake (Ph�Zto�rh rz�hus ctecurtatus pf Li�nsi) and the Desert Side- winder (Crota us ceZ raster) in a it the genet area, however, their numbers ar�w. e_ver� fresh sidewinder tracks were observed on the property, however, no sitings were made. The most frequently sighted tracks and reptiles were the !Western Whiptail (Cnenidonhorus tiaris), side -blotched lizard (Uta stansburiana), zebra -tailed lizara (Callisauraus droconoides), t e desert iguana (Di.psosaurus dorsatis) an t e oac eiia Va rFe Fringe -Toed Lizard (Uma inornata), see Figure 13.) The project's impact on the Fringe -Toed Lizard was considered significant by the Riverside County Planning Department, consequently a thorough discussion of the lizard and its habit is presented. The Fringe -Toed Lizard is attracted to sand dune areas where it is able to burrow into the loose sand to retreat from enemies and undesirable temperatures. The sand with its numerous air spaces, serves as an insulating blanket, protecting the reptile from extreme fluctuations of temperature. Particle size and composi- tion of sand is very important in determining the suitability of the reptile's habitat. It has been established that Uma inornata is less abundant in sand containing over 10 percent of sannTpart c e larger than lmm in diamet r, the sand composition of the project site is well within this range.72 In a telephone conversation on July 19, 1976, Dr, Robert Stebbins, of the Museum of Vertebrate Zoology at the University of California, Berkeley, indicated that Uma primarily feeds on insects but also considerable plant food. Table 6 provided by Dr. Stebbins summarizes major sources of food compiled from observations of feeding lizards and from stomach and fecal pelets. -37- w COACHELLA VALLEY FRENGED-TOED LIZARD (Uma inornata) WESTERN WHIPTAIL LIZARD (Cnemidophorus tigris) SOURCE: a I ENVIRONMENTAL MANAGMENT ASSOCIATES ROADRUNNER (Geococcyx californianus) TITLE: TRACKS OBSERVED ON THE PROPERTY 113 TABLE 6 Food Variety of Uma Animals Food Insects: coleoptera tenebrionids cuculionids coccinellids Hymenoptera Ants Bees Hemiptera Orthoprera Gramroppus Lepidoptera Caterpillars Plant Food Larrea (leaves) Dicoria (seeds) Prosopis (leaves) Little definite information has been obtained as to the animals which prey upon Uma. However, the road -runner (ceococe xx calz ornzanus) and the badger (Takidea taxua berZandieri) avh a been e irate y established as predator�Fie Wri a (' cl— Lanius ludovici,anus anbeli), the sparrow hawk (Falco sparverius phaZaena), an amp ong sna es the sidewinder (Crotatus cerastes) and the western glossy snake (Arizona eZegans occidentalis are pro a le enemies. Road -runner tracks are common on the dunes and their location suggest that these birds prey on Uma. The Shrike and sparrow hawk can also be considered predators. 2. Impact The development of the project site will have minimal impact on the mammal and bird populations since no birds have been observed nesting on the property nor have any mammals been observed residing on the property. In addition, there would be very little impact on the snake population since no snakes have been observed on the property and only one sidewinder track was observed on the 160 acre parcel. Of the four species of lizards observed on the property, the impact on the Fringe -Toed Lizard population appears to be the most serious. Although the subject site is within the range and habitat of -39- the Flat -Tailed Horned Lizard (Phhrryynosoma micalli), no sitings were made of their species nor were any traces o s-served. Development of the property would result in the loss of 160 acres of habitat of Uma inornata. As it was pointed out, the resident population is rTt v�7y —small, since the number of tracks observed was less than 5 per 100 square meters. At present, the main concern for the survival of Uma inornata lies in the rapid rate of urban and agricultural growtfiin tTe Coachella Valley. None of this species' 236 square miles of habitat is protected from development. The subject property is only 0.25 square miles and represents 0.1 percent of the total range and habitat of the Coachella Valley Fringe -Toed Lizard. Another threat to the habitat is the introduction of Russian Thistle (Saisota iberica) to the area. This weed is well adapted to the ari�ciimate anT_propagates very rapidly. In some areas it is so dense that it siqnificantly reduces the amount of space between plants, thus stabilizing the soils and destroying the habitat. At this point, Russian Thistle has not made its way to the site, but can be found adjacent to Palm Desert Greens Country Club and in the vicinity of Bob Hope Drive. A more subtle means of habitat loss can occur through wind erosion abatement procedures, which have been previously dis- cussed in the Soils Section of this report. The intent of these techniques is to stabilize blowing sand. Their indirect impact, how- ever, is the reduction in habitat of the Uma by eliminating the sand dune terrain. To date, the Soil Conservation Service has planted 613,000 feet of windbreaks in the Coachella Valley and has plans for an additional 20 miles more, including Bob Hope Drive, which is 1.5 miles from the property. These windbreaks can only serve to destroy more of the Fringe -Toed Lizard's habitat. 3. Mitigation The State Endangered Species Act defines an endangered species as one whose prospects for survival are in immediate jeopardy. The Act does not have a "threatened" category, but defines a rare species as one though not presently threatened with extinction is in such small numbers throughout its range that it may become endangered if its environment worsens. England and Nelson in their report entitled Status of the Coachella Valley Fringe -Toed Lizard submitted to the Department of Fish and Game in July, 1976, indicates that "Uma inornata is still relatively abundant throughout its range and does not qua—T1 yt` as a rare species." They continue to say that "Uma inornata is not in immediate danger of becoming extinct, and themore, Fes not qualify as an endangered species. ME On July 25, 1978, Dr. Kenneth Dodd of the Office of Endangered Species in Washington, D.C. indicated to EMA in a tele- phone interview that Uma inornata, as defined by the Federal Endangered Species Act, is not endangered. England and Pelson in their recent report, state that when and if its habitat is reduced to 50 percent of its original range, it will be classified as "threatened" under the Federal Endangered Species Act; or "rare" under the State Act. It would not be considered "endangered" under either act unless its range is reduced to 30 percent of what it was originally. Dr. Wilbur W. Mayhew, of the University of California Riverside, is working with environmental groups, including the Depart- ment of Fish and Game, to establish a preserve for Uma Inornata. The proposed preserve is located south of Ramon Road, north o�terstate 10 and west of Washington Street. The total area is about 2,500 acres and includes a variety of blowsand habitats including sandy plains, large mesquite dunes, and hummocks. The vegetation is typically creosote bush scrub with its variable associations. The area is still in its natural state and has not been disturbed. Dr. Mayhew indicated that one of the problems facinq his group is the financial resources to purchase the land. This was brought to the attention of our client, Mr. David Douglas, who has indicated that he would be willing to contribute to a fund for pur- chasing the preserve. -41- H. Socio-Economics 1. Setting The subject location is in Census Tract 449, delineated on the north by the Southern Pacific Railway, on the south by the Whitewater River, on the west by the Palm Springs city limits, and Washington Street on the east, (see Figure 14). Since the 1970 census, the population of the unincorporated area of Census Tract 449 has experienced a 25 percent increase. The total population of Census Tract 449, according to the State Department of Finance Special Census 1978, is 8,220.13 The number of persons per household is about 2.2 and the households total 3,744 in number. Ethnically the population is 83 percent Anqlo , approxi- mately 12 percent Mexican/American, less than one percent black, and about four percent in other ethnic categories. There are approxi- mately 9 percent more females than males and with the median age being 50. Twenty-three percent of the population of Census Tract 449 is retired and less than one percent of the population is unemployed. The Cove Communities General Plan indicates that 40 percent of the population can be considered seasonal residents. This accounts for an increase of 3,288 persons above the number of permanent residents. The typical resident of the area occupies 5.6 rooms for which $166.43 is paid in rent. The average distance from their place of employment is 7.7 miles. The annual income of the residents is approximately $11,882. Agriculture and tourist/recreational industry are the economic mainstay of the Coachella Valley. The arid climate and the mild winter temperatures benefit both industries. The valley from Indio southeast, is formed heavily with irrigated acreage. The Upper Coachella Valley, including Desert Hot Springs, Palm Springs, La Quinta, and the other Cove Communities contain many recreational and/or retirement resort areas, along with business districts and residen- tial neighborhoods. In addition, the Upper Valley contains more than three dozen golf courses and some 360 hotels. Agrictultural production in the Upper Coachella Valley is significant, but not as great than that of the Lower Valley. Major agricultural activities includes citrus, grapes, and dates, livestock, and vegetables. Over 95 percent of the nation's date production is credited to the Coachella Valley. The subject property is within the sphere of influence of the City of Palm Desert which has become the commercial and business center for the Valley area between Palm Springs and Indio, having the majority of commercial frontage along Highway 111. -42- COUNTY LINE (`� r 49fQ F H J 1 DESERT NOT 5RRR108 4t 445 40 40NFHJ 5RRIJ\lr , ••. LIMITS p0. CITY 449.01 a` •b P F4lN c.r r AI_u1JM VrM1egN t •((O 446 4 SpRlJNr's 44 Y 491 _ 448.02 44+ 448.01 449.02 SITE a 452.01 ' o 449.03,�. sm 053 N 5 IN010 451.01 I 1 (' _ g51.02 y54 J WELLSYiu xue_ r� s Fr\LJ\/l 0 CE SE.R f } 2 m 9 DY BAN BERNARDINO COAL L 457.01 4t rx n.. SE4191t N.15 N813 .� i CY4( a' FOREST 1+1A ^ n 8 9 956 1 13 23 � N 12 9 NO SCALE 19 29 SOURCE: TITLE: RIVERSIDE COUNTY CENSUS TRACTS � 4 PLANNING DEPARTMENT —43— 2. Impact It is difficult to ascertain the socio-economic impacts of a project without knowing the particular market for which the units are intended. At this point, this decision has not been reached by the property owner. It is obvious that if units are introduced that will appeal to an older, more affluent clientele, the effect will he to raise the income and age statistics of the area. If lower cost housing is introduced, younger people with lower incomes can be expected to be drawn. Greater numbers of minority group members would be attracted to this type of housing. The fact that the proposed change of zone would allow the development of 580 dwelling units, with a population of 1,276, will further increase the market value of surrounding properties. As the value increases, conversion to more intensive urban use will also increase. This could, in turn, add to the economic base of the local area. 3. Mitigation No mitigation measures are proposed. -44- I. Archaeological Resources 1. Setting The project site is located within the territory of the Desert Cahuilla. It is not known exactly when the ancestors of the present Cahuilla first entered the Coachella Valley. However, archaeologists believe these ancestors may have entered this area after A.D. 1,000 from the southeastern California sub -area of the Great Basin. These people appear to have had a seasonal pattern of trans- humance, following the maturation of various plant foods. Seed collecting, judging from artifact inventories with a preponderance of handstones, millingstones, and bedrock mortors, seems to have been more important than hunting (Willey 1966:355). Archaeologists have divided the progenitors of these people into three sub -divisions: the Desert, Pass, and Mountain Cahuilla, all speaking mutually understandable dialects of the same Shosonean language stock. The principle foods of the Desert Cahuilla are plant foods such as the important bean and screw mesquite (Prosovis uZi- ora and pubescens). Also, the fruit of almost every v� ty of cactii was eaten. Seed flour was made of Chia (SaZvia columbariae), and other sages and plants such as Atriplex Zentifornus, Artemisia tridentata Sisimbrium canescena Lasthenia Zabrat�a and Chenopodium remontza were i'Tiied e a were�a T gat eh red with a seed b ater, parc e , roasted, or ground, and eaten dry, boiled, or baked into cakes. Altogether the Cahuilla used over sixty plants as food in one form or another. The houses of the Cahuilla were probably thatched and rectangular, although their original form has not been determined with accuracy. Inside were probably found such household items as manos, metates, mortars, a main hearth, hunting paraphanelia, and maintenance equipment. Other equipment was, for example, a cradle of splints, carrying nets, potty jars and ollas, a mealing bruch of soaproot fibers (chnZoro aZumaZum oomeridianum), possibly a wooden flute, and also shell money manufacturefrom rious clams (OZivella so.). Principle villages in the area under consideration were�sh (Indian Wells), Pal tewat (Indio) and Pal seta (Cabazon): (Kroeber 1925:695). The social organization of the Cahuilla was that of two moities which defined potential marriage alliances as well as religious, economic, and sometimes military alliances. These two moities, the Wild Cat and Coyote, probably consisted of various clans based on paternal rules of descent (Bean and Blackburn 1976:115). Also, totamism existed among the Cahuilla, with images for the annual mourning ceremony being made by each moiety for the other. The main gods, Temayowit and Mukat, are thought to have been companions of Coyote and Wild Cat, and the moon, made by Temayowit, is of the Covote -45- moiety. While the sun was of the Wild Cat moiety. Other facets of religion were male and female adolescent rites, the mourning annual ceremony, song cycles, and possibly Jimsom Weed use among the Pass Cahuilla in initiation rites (Kroeber 1925:705-708). 2. Impact Because of the lack of archaeological surveys per- formed in the area and the strong possibility of encountering cultural resources, Alan Corbin, EMA staff archaeologist, conducted a survey of the 160 acres on June 19, 1978. Prior to this, the records of the Arcaeological Research Unit, University of California, Riverside were examined to identify any recorded archaeological sites within a two mile radius of the subject property. Mr. Corbin systematically covered the property on foot in a series of north -south transects which were uniform in nature due to the virtually flat character of the terrain. It was observed that no source of water, nor evidence of past sources exist on the site. The plant resources utilized by the Cahuilla were extremely sparse. At one point during the survey a portion of discolored soil was observed approximately 400 feet from the boundary of the Palm Desert Greens County Club. A more detailed examination discounted any cul- tural significance. Although the 160 acre parcel under discussion is with- in the range of the Cahuilla, it would appear that it did not serve as an activity center. It would be safe to assume that development of the site could proceed without jeopardizing any significant archaeological resources. 3. Mitigation If by chance any subsurface archaeological resources are encountered during the course of developing the site, the Archaeological Research Unit, at the University of California, River- side, must be contacted at once so that an immediate assessment of the cultural resources can be made. In addition, all earch movement activity should be confined to only those areas of prime necessity. -46- J. Traffic and Circulation 1. Setting The major east -west freeway, Interstate 10, traverses the entire county and serves as the major route to the desert cities. State Highway 111 passes through Palm Springs and the Cove Communities and connects with many of the rural County routes in the area and extends to the Lower Coachella Valley. Connecting Interstate 10 with Highway 111, north -south, is Bob Hope Drive, an arterial, one and one half miles to the west of the subject property. Country Club Drive intersects Bob Hope Drive and runs east -west parallel to, and one mile south of the site's southern boundary, connecting Bob Hope Drive with Washington Street and I-10, (see Figure 15). The project site is in the center of a large triangle formed by Bob Hope Drive to the west, Country Club, and Interstate 10. There is currently no access to the site via paved and maintained streets. Frank Sinatra Drive, if extended to the east one and one- half miles, would connect with the site on the southern boundary. Portola Road, now unpaved, would link Country Club and Frank Sinatra Drive, providing an additional means of access to the property. Table 7 depicts the average daily traffic counts for various roads serving the area. It can be seen that Highway Ill has the highest counts in the area, higher than even Interstate 10. Traffic congestion is a frequent problem on 111, especially during the winter months when many seasonal residents are on the road. TABLE 7 Average Daily Traffic Counts ROAD Location of Station ADT Highway 111 West of Country Club Drive 23,000 East of Country Club Drive 21,000 West of Bob Hope Drive 23,000 East of Bob Hope Drive 27,000 West of Highway 74 20,000 East of Highway 74 18,700 Highway 74 North of Carriage Trail 3,000 South of Highway Ill 8,300 Interstate 10 West of Bob Hope Drive 19,100 East of Bob Hope Drive 16,200 West of Kubic Road 16,200 East of Kubic Road 16,000 Country Club West of Washington Street 16,000 Drive East of Washington Street 16,600 -47- 2. Impact Since Portola Road is as yet unpaved, access to the property is not currently possible. If Portola were paved, the number of vehicle trips per day for 580 dwelling units (based on a 11.5 generation factor) would be 6,670 vehicles. This would add to the approximate 16,000 ADT on Country Club Drivid increasing daily traffic on that road slightly more than 41 percent. 3. Mitigation Measures The owner of the property is willing to pay one-half the cost of paving Portola Road from Country Club Drive to Frank Sinatra Drive and all of the cost to pave Frank Sinatra from its intersection with Portola, to the site, thereby providing access to the site via Country Club Drive. The trip generation figures are unavoidable and there- fore no site specific mitigation measures are recommended except for the efficient design of both the access and the internal street and circulation patterns to prevent peak hour congestion at the entrance and exit of the property. Adequate and efficient parking should also be a prime consideration in circulation design. MO 30TH p > J x p m D Q Z z � pl J J d Z 0 r ZIa U J I W � p H Q w I p x a U NO SCALE LEGEND MAJOR 100' ARTERIAL 110'w+-� PROPOSED - - - - - - AVE S S � p p K p U K m p RAMON Y ROAD O 10 w o a a o am J Q N 34TH AVE J J W N > O 36TH W °- PROJECT x SITE FRANK z al in 0 d 0I O m O a COUNTRY CLUB ! 42ND SOURCE TITLE I RIVERSIDE COUNTY ROAD DEPARTMENT � CIRCULATION AVE FT � DR K. Noise Settinq Since the project site is located in a relatively remote area, noise levels are presently quite low. As there is no road access to the site, noise from surface streets is barely audible. At times, noise from I-10, 3,000 feet to the north, is perceptible. The Southern Pacific Railroad, running parallel to I-10 also serves as a noise source. Based on calculations used in the Wyle Research Technical Memorandum Number 59197-1, the decible level due to rail noise would be 55 dbA. This range is well within the 65 dbA standard established by the Noise Element of the Riverside County General Plan. In addition, planes from Palm Springs and Bermuda Dunes Airports occasionally fly near the property and contribute to the acoustic environment. 2. Impact At the present time, there is no vehicular access to the site, and thus no vehicular noise. The development of the site will necessitate the introduction of new roads, and will result in approximately 6,670 vehicle trips per day. The noise levels generated by such few trips would not be significant. Mitigation The minor impacts which can mitigated through standard acoustic design walls and adequate setbacks. be expected can be features such as block -50- L. Public Services 1. Police Protection a. Setting The project site is incorporated into an existing patrol beat area with law enforcement services provided through the Riverside County Sheriff's Department and its Indio Station 11.5 miles away. Response times to the site vary from 15 to 30 minutes, depend- ing on where the station's one squad car is dispatched at the time. Specific crime statistics available for that entire area would not necessarily be indicative of the subject property, but of the more densely populated areas existing within that beat. During the past six months there have been 414 calls for service generated from the patrol area in which the site is located. According to Captain Neil J. Adkins, Indio Station Commander, the majority of these incidents involve violations of the County off -road vehicle ordinance, followed by juvenile crimes such as petty theft and malicious mischief. b. Impact Due to lack of information on the characteristics of future residents, the Sheriff's Department is unable to project the impact of the project on response times and man power. It is antici- pated, however, that a portion of the dwelling units would be occupied by a population currently within the Indio Station's jurisdiction, thus, reducing the impact. C. Mitigation Any development in the vicinity could require the Indio Station to redistribute its existing manpower, dependent upon fluctuations in criminal activity as well as requests for public assis- tance. That process is a normal manner of operation simply because criminal activity is continually in a state of flux. The following measures have been recommended by the Sheriff's Department to be incorporated in the project design; - Incorporate compatible lighting to provide for a reduction in concealed areas during_ hours of darkness. - Keep all grade elevations consistent with visibility requirements of the patrolmen. - Retain a low height type of shrubbery whenever the shrubs are in close proximity to structures. 2. Fire Protection a. Setting -51- Fire protection for the property would be provided by the Riverside County Fire Department. Station 34 in Cathedral City, Station 33 in Palm Desert, and Station 50 in Rancho Mirage are the closest stations. In addition, the City of Palm Springs Fire Station 2 can provide assistance through a mutual aid agreement in an extreme circumstance. Each of the County's stations is capable of responding with one engine company. The locations, distance from the site, response times, and manpower are shown in the followinq table. TABLE 8 Responding Fire Stations Station Location Distance from site Response time Paid fireman Volunteer firemen 34 Cathedral City 4.6 miles 6min 1 25 33 Palm Desert 4.6 6 1 10 50 Rancho Mirage 2.5 3 1 5 * 2 Palm Springs 10 12 * Backup support on request b. Impact Station 50's Company Engineer Mike Brown, on July 20, 1978 indicated that fire protection can be provided to the site without any increase in manpower or equipment. As new projects such as the one proposed are conceived, a cumulative impact on fire protection facili- ties is created. The probability of major fires increases with the development of previously vacant parcels. The project will require a fire system capable,of providing a fire flow of 1500 gallons per minute. This is well within the capability of the proposed water lines, which are to be extended from the intersection of Frank Sinatra Drive and Monterey. The well located adjacent to the property could serve as a back-up system. It is capable of yielding 1026 gallons per minute. c. Mitigation The site is in an area subject to heavy development pressure. The time can be forseen when there will be sufficient development and population levels to warrant an additional fire station. In anticipation of this, the developer could possibly donate a piece of land to serve that purpose, or contribute to a fund which would finance a new fire station when the need arises. -52- 3. Schools a. Setting The project site is located within the Palm Springs Unified School District. The schools serving the site are Palm Springs High, Nellie Coffman Junior High, and Rancho Mirage Elementary. These schools are experiencing overcrowded conditions and are at or near capacity. The current enrollment and capacity figures are shown in Table 8. TABLE 9 School Enrollments and Capacities Enrollments Capacity School 77-78 Palm Springs High 1,306 1,800 Nellie Coffman Jr. High 870 850 Rancho Mirage Elementary 434 446 Source: Jo Ann Gould, Business Office. County Superintendent of Schools Impact Based on a generation factor of .68 school children per household (U.S. Census of Population and Housing: 1970, Census Tract 449), the project could generate up to 394 additional students. Given the limited capacities, it would appear that the increased number of students could significantly increase class sizes, lower the student teacher ratio, and place added burdens on school facilities. Mitigation Designing the project to cater towards a more adult market would significantly reduce the impact. The development could also be required to contribute a per unit fee to help pay for needed expansion of facilities. This technique is currently being employed in the Moreno Valley area of Riverside County. -53- 4. Solid Waste a. Setting Trash collection services in the project area are provided by Palm Desert Disposal Service Inc. Refuse is disposed at the Edom Hill Landfill, operated by the County of Riverside. This landfill, located northeast of Palm Springs, serves the cities of Desert Hot Springs, Palm Springs, Indian Wells, Palm Desert, and Rancho Mirage, as well as the various unincorporated communities in the area. b. Impact Based on a maximum population of 1276 and a solid waste generation factor of 5 pounds per person per day, an additional 3.19 tons of trash would be produced. This would amount to 1164 tons over a one year period. The I•taste Disposal Division estimates an additional 500-900 tons would be generated by the commercial and industrial establishments that serve or employ these people. Since the Edom Hill Landfill is currently handling 250 tons of trash daily and is expected to reach capacity some time after the year 2,000, the impact is not considered significant. c. Mitigation As the solid waste impact is not considered signi- ficant, site specific mitigation measures are not offered. Support should be given to the County's existing program of recycling of glass, metal, paper, and other substances. -54- M. Public Utilities 1. Sewage Disposal a. Setting The Coachella Valley County 'dater District has agreed in writinq to provide sewer service to the project site. This would necessitate the extension of a sewer line from the intersection of Monterey and Country Club Drive, a distance of approximately one and three fourths miles. The CVCWD's Cook Street Treatment Plant which would handle the project's effluent, is capable of treating 2.5 million gallons of sewage daily and has an unused capacity of one million gallons per day. The plant occupies 140 acres at Cook Street and the Whitewater Stormwater Channel and serves the cities of Indian Wells, Palm Desert, and Rancho Mirage, as well as surrounding unincorporated area. It has been in operation since November, 1975. One of its features is an activated sludge process which reclaims wastewater for in -plant operations and green belt irrigation. The District eventually intends to use treated water for golf course irrigation and groundwater recharge. b. Impact In a telephone coversation on July 17, 1978 with Mr. Bruce K. Clark, Sanitation Engineer for CVCW1D, he estimated the effluent production of the project at 125 gallons per capita per day. Therefore, the production of sewage at complete development would be 159,600 gallons per day assuming a population of 1276 approximately 6.4 percent of the capacity of CVCWD's treatment facili- ties. c. Mitigation No specific mitigation measures are proposed -55- 2. Water a. Setting The region is provided water service by the Coachella Valley County Water District. The project sponsor has received a written commitment that water can be obtained from the District. The nearest water line is a 12" main located at the cor- ner of Frank Sinatra Drive and Monterey. In addition, a deep well equipped with a turbine pump is located immediately adjacent to the property. This well is capable of producing 1026 gallons per minute and 4.5 acre feet of water over a twenty-four hour period. With the property owner's permission, this water could be used for irrigation purposes. b. Impact The CVCWD estimates water consumption per living unit per day at 300 gallons. With an ultimate buildout of 580, consumption would be 174,000 gallons per day. Irrigation for land- scaped areas would consume an additional .132 gallons of water per day for each square foot of landscaped area. The required extension of water lines from Frank Sinatra Drive and Monterey, a distance of one and three fourths miles, can be considered an economic as well as a growth inducing impact. The financial burden of this extension will be borne by the property owner, who will likely reflect this expense in the form of hgiher priced housing units. The growth inducing impacts of the project will be discussed in a section of its own. The question of continued availability of water has been a controversial issue in the Coachella Valley. During the past several .years of statewide drought, many feared that water needed for human consumption as well as irrigation would not be available. The heavy precipitation experienced in the winter of 1977-78 calmed the immediate fears by raising the levels in reservoirs back to full capacity. It must be recognized, however, that any new demands upon the Valley's water resources do contribute, in a cumulative way, to their depletion. c. Mitigation The following measures can be utilized to encourage water conservation: - Landscape watering should take place during early morning hours or during the evening to reduce water loss from evaporation. - Selection of drought tolerant plants in the land- scaping of the site. -56- Use of plumbing fixtures which will reduce water loss or consumption. - Use of a pool cover to reduce evaporation. 3. Gas a. Setting The Southern California Gas Company, which pro- vides natural gas service to the desert communities, has tentatively agreed to provide gas service to the development. The nearest lines are located at the northern terminus of Desert Greens Drive. b. Imnact The Gas Company has determined that a single family residence consumes 1095 therms per year. Based on this, the project in question would consume 635,100 therms per year, well within the Company's abilitv to provide. c. Mitigation Mr. R.W. Riddell, Eastern Division Distribution Planning Manager, has stated in writing that the project will have no significant effect on the environment. Considering this, no miti- gation measures are proposed. Mr. Riddell provided the above infor- mation in a letter dated June 30, 1978. -58- 4. Electricity a. Setting Electrical lines currently extend to the property immediately to the west of the site. Mr. Tom Hall, Supervisor - Distribution, Imperial Irrigation District, on July 7, 1978 advised that the proposed development is within the service boundaries of the District and electrical service would be available. b. Impact Mr. Hall estimates that each unit of the develop- ment will use approximately 1000 kilowat hours per month of electricity. Based on a buildout of 580 units, the total consumption would be 580,000 kwh/north or 6.96 million hwh/year. c. Mitigation In keeping with the energy conservation plans of the Coachella Valley Association of Governments, the use of solar energy should be encouraged. -59- N. Cost/Revenue One of the most important considerations of local govern- ment when reviewing a proposed development is the financial impact of that development on the public sector. Hopefully, the cost of pro- viding such services as police and fire protection, schools, and parks will be offset by increased revenues from property taxes, sales tax, and related State subventions. With the current uncertainty over property taxes created by the passage of the Jarvis -Gann Initiative, the Environmental Quality Section of the Riverside County Planning Department has requested the consultant to wait until the final environmental impact report stage before preparing a detailed cost -revenue analysis. 0. Energy 1. Setting At the present time, the property in question is in a vacant state, with no human inhabitants or man-made structures. As a result, there is no consumption of energy taking place. Several potentially useful energy resources are avail- able. The Coachella Valley is located in an area which receives more hours of sunshine per year, roughly 4,000, than nearly any other place on the earth. This situation could naturally lend itself to the development of solar energy on the local level. Wind currents in the area are stronger than in many places. As stated in the climate section of this report, wind speeds of 7 miles per hour occur about 85 percent of the time, while speeds of 25 miles per hour are experienced about 3 percent of the time. Conceivably, wind power could be harnessed on the property. 2. Impact The amount of fossil fuels needed to generage electricity to serve the proposed project can be calculated, as can the amount of natural gas consumed. Residents are expected to consume 1095 therms/ dwelling/year of natural gas or 635,100 therms/year (see Agency letter). Electric power has been estimated at 580,000 kwh/month or 6,960,000 kwh/year at average occupancy. Using the formula below it is estimated that 478,245 gallons of low sulfur fuel oil is necessary to generate the required electric power: 6,264,000 kwh x 10,387btu year kwh 3. Mitigation x lbs x al 19,017 btu 7,9bs = 478,245 qallons/year The Coachella Valley Association of Governments is very active in the planning of conservation measures for Coachella Valley The following mitigation measures are suggested. Review street lighting to determine whether the same lighting service can be provided with low energy consumption. Two hundred and sixty four (264) KWHR per .year per light can be saved by replacing 175 watt mercury vapor lights (6800 lumens) with 100 watt high pressure sodium lights (8500 lumens). Retprofit gas pilots with spark ignition devices. A study conducted by San Diego Gas and Electric Company in July, 1973 estimated that the percentage of natural gas used within the residential -61- sector attributable to pilot lights was approximately 23 percent of total usage. Fourteen percent is wasted. Significant savings in gas consumption can be accomplished by eliminating gas pilots on ranges, forced air furnaces, gas -fired air conditioners, swimming pool heaters, and clothes dryers. Reduction of Non -Essential Lighting. This tactic would reduce electricity use by 1-1.5% by discouraging the use of interior lighting unnecessary for work, safety, or crime prevention. This could include turning off lights after work hours, reducing light levels and using more efficient lighting systems. Street Design. Potentially significant amounts of energy can be saved by careful street design. Studies done for the cities of Indio and Davis, California have shown that the surface temperature of asphalt on a hot day could raise the temperature of the immediate micro -climate by more than 100 F, causing a 50-60% increase of energy needed for cooling the surrounding homes. A decrease in street widths could make shading by trees easier, thus reducing the temperature and the accompanying thermal load on air conditioners. By transferring on -street parking to off-street parking bays, residential streets can be narrowed without sacrificing safety or accessibility. This concept is already being practiced to some extent in the case of planned unit developments. It could be applied to all residential developments, resulting in a savings for homeowners, as well as developers. Building Technology for Efficient Cooling and Heating. Various strategies for improving heating efficiency can reduce the energy used in residential space heating by 23 percent in new con- struction, and 6-10 percent in retprofitting structures. Improvements in cooling may result in 20 to 25 percent reduction in energy used in air conditioning for new residential structures (San Diego General Plan Energy Element). These strategies include changes in building code requiring performance standards for new building, a program for attic insulation, weather stripping, and window shading. Solar Energy Program. Extrapolating data from the Joint Utilities Management Plan for San Bernardino, and estimating a high polar energy use at 25 percent space heating and 65 percent water heat- ing for the homes of the project site, it is estimated that there would be a 30 percent net reduction in residential gas consumption. -62- IV. IRREVERSIBLE ENVIRONMENTAL CHANGES It is generally recognized that committing a piece of land to an urban use is a rather permanent commitment. When structures on the property outlive their useful existence it is virtually impossible to restore the land to its natural state. It is in that sense that the proposal to rezone the subject site to an urban density will result in an irreversible environmental change. This is especially true since the property exhibits some unique topographic features, sand dunes. Although created by the bothersome winds of the Valley, they are considered a scenic resource by many and will surely be eliminated both on the site and downwind as the desert sands are stabilized. This loss of dune terrain will further reduce the habitat of the Fringe -Toed Lizard. Viewed in a cumulative sense, loss of habitat could eventually mean extinction. It should be noted, however, that the plans of the Soil Conservation Service to introduce blowsand barriers throughout the Valley may have a similar effect. Other changes normally associated with urban development will take place. The project will result in increased vehicular traffic and create a demand for new roads. There will be an incremental increase in air pollution as a result of vehicular emissions. The increased traffic and activity will also create higher noise levels. There will be a permanent commitment to provide additional energy, particularly natural gas and electricity, as well as various community services such as water, sewage, police, and fire services. The fossil fuels consumed during construction and those which will be consumed during the project's life are irreplaceable. -63- V. ALTERNATIVES A. No Project Any discussion of project alternatives should consider the option of "no project." This option would allow the site to be developed in accordance with its present Zoning, W-2-20 (Controlled Development Area). Under this designation, a maximum of 8 units could be introduced to the site. This is in contrast to the 580 units and 1276 people anticipated under the proposed change of zone. Numerous environmental impacts identified in this report would be lessened under the "no project" alternative. The lot size and soil characteristics would allow the use of septic tanks as opposed to extending sewer lines to the site. This would avoid a growth inducing impact and would save the CVCWD the cost of mainten- ance. Water consumption would be considerably less. The same sort of reduced demand would hold true for other public services. Wild- life on the site, including the Frinqe-Toed Lizard would lose less of their habitat, provided that the only grading to take place would be for building pads. B. No Development The project site could be left in its current undevelooed state as open space. The no development alternative would eliminate any adverse environmental effects associated with land development; including strains on services, loss of wildlife habitat, and blowsand problems. By leaving the site in its current undeveloped state, the property would be reserved for future land use considerations. While this alternative produces no negative impacts, neither does it produce any positive effects, such as increased tax base and protection of adjacent properties from blowsand. It should be noted that the proposed change of zone is a response to both a local and national market for housing in the Coachella Valley. A no development alternative would simply direct these market pressures elsewhere in the desert. C. Relocate Project Theoretically, another site could be selected rezoning. If the site chosen were located closer to an area, the problem of utility extensions would not be as torically, the majority of development in the desert has in the Coves, where protection from blowing sand can be Unfortunately, developable parcels within the coves are increasingly difficult to find, causing urbanization to into the floor of the Valley. for a similar urbanized severe. His - taken place found. becoming spread farther -64- Scaled -Down Project The zone change in question covers a full 160 acres. Another alternative would be to rezone only a portion of the property, perhaps 80 acres, to R-1-12,000 and leave the remainder in its pre- sent status of W-2-20. The initial cost of providing utilities would be only slightly less, as similar distances would need to be spanned. Once in place, sewage production, water consumption and school enroll- ments would be proportionally less. The demand on other public services would be affected similarly. Rezoning only a portion of the property at this time could serve as a phasing technique during develop- ment. It would be one way of verifying housing demand while commiting fewer financial and natural resources. The obvious drawback is time lost when and if the remainder of the property is rezoned. -65- VI. THE RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF MAN'S ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG- TERM PRODUCTIVITY. The project site is currently undeveloped and serves as visual open space. The land is neither under agricultural use nor serves any sort of recreational function. It is an active blowsand area and in its present state cannot be considered productive. The proposed change of zone will commit the land to a long term residential use with related alteration to the natural desert topography. The project could serve as the catalyst for up to 580 residential lots with associated amenities and street improvements. Although the project will reduce open space and alter a scenic resource, it will increase the productivity and public use of the land. Concurrently, the project will contribute, to a limited extent, in decreasing the air quality of the Coachella Valley, consuming energy, increasing automobile traffic, and the depletion of natural resources. The invemental loss of habitat of the Fringe -Toed lizard must also be considered. If developed with adequate open space and amenities, the site can become more productive, both in terms of the physical environment and in an economic sense. The market demand for housing and the general attractiveness of the Coachella Valley as a place to live, both suggest that a higher density residential use on the site could readily be justified. Increased productivity of adjacent property would also be encouraged through the stabilization of shifting sands. - VII. GROWTH INDUCING IMPACTS In order for the site to be developed at the density suggested by the proposed change of zone, it would be necessary to extend a number of public utilities, including sewer, water, electric, and gas. Water lines would be extended from the corner of Frank Sinatra Drive and Monterrey, a distance of approximately three fourths of a mile, while new sewer lines would span a distance of one and three fourths miles. The provision of new sewer and water lines primarily effect the property immediately to the west of the project site, which would experience a dramatic increase in development potential. The same conclusion can be drawn for the property lieing to the east of the sub- ject site, approaching Interstate 10. The demand on services resulting from the rezoning of the 160 acre parcel would induce greater use of school and medical facilities and utilities. For example, the project is expected to generate 394 students. This will place a burden on the current school situation which is already strained. Funding may be needed for police and fire protection facilities should more stations, equipment, or other facilities be necessary to serve the area. The demand on water supply will also increase, especially since currently undeveloped site requires no water at all. As the capacities of these various services are increased, the likelihood of additional development increases directly. The influx of 1276 new residents would affect the private sector as well. This new demand for goods and services would no doubt mean the construction of shopping facilities, gas stations, and the various other commercial services required. On a short term basis, the construction of 580 homes will provide additional employment in the building industries and serve as a boost to the local as well as the regional economies. A major physical constraint to the development of adjacent properties will be at least partially mitigated with the introduction of blowsand control measures. Undeveloped property to the south and east will receive some degree of protection from the stabilizing effect or urbanization and will be considered more appropriate for residential use. Since the project under review is a proposal to change a zoning designation, it is important to understand the cumulative poten- tial of such a change. Zoning is recognized as the chief growth management technique available to the local government, and when it becomes apparent that it is readily amendable, numerous similar changes to a more intensive use generally follow. QiA REFERENCES 1. Riverside County Land Use Ordinance, Number 348. 2. National Weather Service, Climatography of the United States, No. 20-04. 3. South Coast Air Quality Management District. 4. Roger Post, Riverside County Planning Department. 5. City of Los Angeles, EIR Manual for Private Projects, August 1975. 6. Southern California Air Pollution Control District. Preliminary Emissions Inventory and Air Quality Forecast, 1974-1995. 7. Environmental Protection Agency. Technical Bulletins AP-42, AP-49, AP-50, AP-62. 8. Geology of Southern California, Bulletin 170 Vol. 2. State of California, Division of Mines, 1954. 9. Norman Elam, USDA Soil Conservation Service. Indio Office. 10. State 'dater Resources Board/Regional Water Quality Control Board. Water Quality Control Plan - West Colorado River Basin. 11. Birds of North America, Robbins, Bruun and Zim, Western Publishing Co. New York 1966. 12. Some Aspects of the Ecology of the Iguanid Genus Uma. Ecology Monograph 14:311-332, 1944. 13. State of California Department of Finance. 1978 Special Census. 14. Maurice Loge, State of California, Department of Transportation, District 8, Systems Inventory Branch. 15. San Diego County, Integrated Planning Office, San Diego County General Plan Energy Element, February 1977. U2 ORGANIZATIONS AND PERSONS CONTACTED 1. Don Weaver Special Studies State of California Department of Transportation District 8 San Bernardino, CA 92403 2. Maurice Loge Chief, Systems Inventory Branch State of California Department of Transportation District 8 San Bernardino, CA 92403 3. Anthony Hernandez Chief of the Technical Service Division South Coast Air Quality Management District Colton, CA 92324 4. Arthur Wurst Emissions Inventory Specialist Couth Coast Air Quality Management District Colton, CA 92324 5. Dr. Kenneth Dodd Staff Herpetologist Office of Endangered Species Fish and Wildlife Service Washington, D.C. 20240 6. Dr. Robert Stebbins Museum of Vertebrate Zoology University of California Berkeley Berkeley, CA 94720 7. Roger Post Riverside County Planning Department 4080 Lemon Street Riverside, CA 92501 Mark Bayls Planner II Riverside County Planning Department 4080 Lemon Street Riverside, CA 92501 9. Ben Dobbins Traffic Engineer Riverside Countv Road Department 4080 Lemon Street Riverside, CA 92501 10. Raymond E. Johnson Waste Disposal Engineer Riverside County Road Department 4080 Lemon Street Riverside, CA 92501 11. Gus Hughes Transportation Planning Engineer Riverside County Road Department 4080 Lemon Street Riverside, CA 92501 12. Lowell 0. Weeks General Manager, Coachella Valley P.O. Box 1058 Chief Engineer County Water District Coachella, CA 92236 13. Bruce K. Clarke Sanitation Engineer Coachella Valley County P.O. Box 1058 Coachella, CA 92236 Water District 14. Neil J. Adkins Station Commander Riverside County Sheriff's Department Indio, CA 92201 15. R. 1.4. Riddell District Planning Supervisor Southern California Gas P.O. Box 2200 Riverside, CA 92506 16. Dr. Bertin Palm Springs Unified School District 333 South Farrell Drive Palm Springs, CA 92262 17. Jo Ann Gould Senior Accountant Business Office Riverside County Superintendent of Schools 4015 Lemon Street Riverside, CA 92501 -70- 17. Tom Hall Supervisor -Distribution Imperial Irrigation District 18. Steve Birbeck Administration Coachella Valley Association of Governments 19. Paul Williams Planner City of Palm Desert 20. Ron Eggerston Planning Department City of Rancho Mirage 21. Kenneth D. Landau Water Resource Control Engineer Colorado River Basin Region State of California Resources Agency -71- AGENCY LETTERS -72- MCNT Or, ADDRESS ONLY THE DIRECTOR, FISH AND WILDLIFE SERVICE United States Department of the Interior FISH AND N'ILllLIFE SERVICE WASHING-rON, D.C. 20240 In Reply Refer To: J U L 5 1978 FWS/OES Sp Mr. Eric Traboulay 9428 California Avenue Riverside, California 92503 Dear Mr. Traboulay: In response to our phone conversation of June 30, I am enclosing a copy of "Status of the Coachella Valley fringe -toed lizard (Uma inornata)11 prepared by A. S. England and S. G. Nelson for the California Department of Fish and Game. The two best authorities on this species are Dr. Robert Stebbins (Museum of Vertebrate Zoology, University of California, Berkeley, CA. 94720 415-642-3567) and Dr. Wilbur Mayhew (Department of Biology, University of California, Riverside, CA. 714-787-5917). You may also wish to contact Mr. England directly (4270 Mt. Vernon Ave., Riverside, CA. 92507). I hope these individuals will be able to provide you the information you need in planning to protect this threatened lizard. If I can be of further assistance, pleas2 let me know. Sincerely, C. Kenneth Dodd, Jr., PhD. Staff Herpetologist Office of Endangered Species Enclosure Q�JpLUTip�,9 Or U =2 a A. E. NEWCOMB ROAD COMMISSIONER A COUNTY SURVEYOR OFFICE OF ROAD COMMISSIONER & COUNTY SURVEYOR August 1, 1978 Mr. Warren E. Dell Senior Associate (Planning) Environmental Management Associates P. 0. Box 1185 Riverside, CA 92501 Dear Mr. Dell: COUNTY ADMINISTRATIVE CENTER MAILING ADDRESS' P.O. BOX 1090 RI V ER$IOE. CALIFORNIA 92502 TELEPHONE 19I41 797•6554 RE: EIR on 580 single family dwellings 160 acres, CZ2285 In accordance with your letter of June 27, 1978 requesting in- formation on the effects of the proposed zone change to provide for 580 single family dwellings on the 160 acres within Section 32, T4S, R6E, SBB & M, Riverside County, the following information is provided. Based on accepted waste generation factors, the 580 single family homes would generate about 1500 to 2000 tons of solid waste per year of which approximately 1/2 would be generated within the subdivision and the other 1/2 from the commercial and ,industrial establishments that service or employ these people. The residents of the proposed subdivision would utilize the Edom Hill Sanitary Landfill for the disposal of their solid waste. This landfill consists of 640 acres and has an anticipated life of well beyond the year 2000. At the present time this landfill is receiving approximately 250 tons per day or about 78,000 tons per year. The proposed subdivision would make the indicated increase in the future waste loads to this disposal area which by itself would have a relatively minor effect on the anticipated life of the disposal area. I trust that this provides you with the necessary information for your EIR. Sincerely,yours, A. E. Newcomb, Road Commissioner and County Surveyor Raymond E. Johnson Waste Disposal Engineer REJ:py PALM SPRINGS UNIFIED SCHOOL DISTRICT 333 SOUTH FARRELL DRIVE PALM SPRINGS, CALIFORNIA, 92262 DATE July 14, 1978 Department of Real Estate State of California Gentlemen: CZ-2285 This is to certify that Tract No. W-2-20 is located within the boundaries of the Palm Springs Unified School District. This tract will be served by the following schools: Palm Springs High School, 2248 E. Ramon Rd., Palm Springs, 92262 Nellie N. Coffman Jr. High, 34603 Plumley Rd., Palm Springs 92262 Rancho Mirage Elementary School, 42-985 Indian Trail, Rancho Mirage 92270 School bus service will be available to this tract at no cost to the parents in accordance with the following policy of the Board of Education: "Transportation of pupils to and from school shall be provided on a systematic basis for all pupils living beyond the following distances from school, as measured by the most direct legaFroadway and pathway from their _ residence to the school office: a. Elementary School grades Kindergarten through 3 ...... 3/4 mile b. Elementary School grades 4 through 6 ................. 1-1/2 mile c. Junior High School................................2 miles d. High School......................................3 miles." The farthest lot in the tract is approximately 12.1 miles from the nearest high school, miles from the nearest junior high school, and 5.6 mi es rom the nearest elementary school. Approved: Board of Education Palm Springs Unified School District Authorized Agent Date: // ESTABLISHED IN 1918 AS A PUBLIC AGENCY COACHELLA VALLEY COUNTY WATER DISTRICT POST OFFICE BOX 1058 ' COACHELLA, CALIFORNIA 92236 • TELEPHONE (714) 398-2651 p mICTORS OFFRPRS 4 nv :1CN0 R A111MONCS, IRE510E11 LOWELL O. WEE45, GENERAL MANAGER-(N?U ENGINEER —Ell 15 C,IJDIKAS I'll FRES'..ENi �. J IRo Sr 21 July 1978LF 1, NORGUNO, SAUEN OIR DENNISOEI M HAC[ETT, "ORRIOR W IIi.M [ 4?FLCEF 0.FDWINF AND SHERRI LL, ATTORNEYS .1 D EVxPJN File: 0421.1 0721.1 Warren E. Dell Senior Associate Planner Environmental Management Associates Post Office Box 1185 Riverside, California 92501 Re: EIR CZ-2285; Section 32, T4S, R6E, S.B.M. Dear Mr. Dell: The Coachella Valley County Water District will furnish domestic water and sanitation service to the said property in accordance with the currently prevailing "Regulations Governing Sanitation Service" of this District. In regard to your question concerning consumption, it is estimated that domestic water consumption for this area during peak summer months is 1.5 gpm per meter average with a peak flow of 3 to 4 gpm per meter for a typical household service. The average single dwelling unit discharges approximately 250 gallons per day of domestic sewage. Very truly yours, Lowell 0. Weeks General Manager -Chief -Engineer RIVERSIDE COUNTY E T iff Environmental Management Associates P. 0. Box 1185 Riverside, California 92501 Attention: Warren E. Dell Senior Associate (Planning) Dear Mr. Dell: BERNARD J. CLARK. SHERIFF PHONE 714-347-3571 July 20, 1978 RE: EIR on CZ-2285, W-2-20 to R-1-12,000 INDIO, CALIFORNIA Our assessment of your proposed project is based upon an actual develop- ment of 580 dwelling units enclosed with security fencing, and a 24 hour a day, 7 day per week security force. The proposed project site is incorporated into an existing patrol beat area, with law enforcement services provided through the Riverside County Sheriff's Department and its Indio Station. Therefore, specific crime statistics available for that entire area would not necessarily be indicative of your proposed site, but of the more densely populated areas existing within that beat. During the past six months there have been 414 calls for service generated from the patrol area in which the site is located. At the present time the majority -of crime that is committed in the area of the proposed _ . project is violations of the County off road vehicle ordinance, followed by juvenile crimes such as petty theft and malicious mischief. Presently, the juvenile crimes do not appear to be disproportionate when compared to the remainder of the station area. It is anticipated that a portion of the dwelling units would be occupied by a population that is already served within this station's jurisdiction. Therefore, the actual increase in population should not be represented as a total of 580 additional families. A development of this nature may require the station to re -distribute existing manpower dependent upon fluctuations in criminal activity, as well as requests for public assistance. That process is a normal manner of operation simply because criminal activity is continually in a state of fluctuation. Finally, you have requested our input concerning measures to increase personal security. Any activity designed to deter crime would be of value. Specifically, crime prevention measures can be incorporated into land- scaping designs, incorporating compatible lighting through your landscap- ing plans to provide for a reduction of concealed areas during hours of darkness, keeping all grade elevations consistant with visibility require- Warren E. Dell Page 2 July 20, 1978 ments by the patrolmen, retain a low height type of shrubbery anytime the shrubs are in close proximity to structures that are occupied during the nighttime. We could be more specific if you could provide a copy of the plans. Sincerely, BEN CLARK, SHERIFF Neil J. Adkins, Captain Indio Station Commander vrm AF SERVICES E 36.711 CATHEDRAL CANYON DRIVE -:- P. 0. DRAWER LL CATHEDRAL CITY, CALIFORNIA 92234 TELEPHONE: 324 1741 June 30, 1978 Mr. Warren Dell Environmental Management Associates P.O. Box 1185 Riverside, California 92501 Dear Sir: In response to your letter of June 22, 1978, regarding waste disposal for proposed development for Mr. David Douglas. Palm Desert Disposal Service is prepared and can start waste pick up and disposal any time upon thirty (30) days notice. Sincerely, L James C.end Public Relations Palm Desert Disposal Service, Inc. Palm Deser: .. Cathedral Cite Thousand Palms SOUTHERN CALIFORNIA W OO 17--?ilY R. W. RIDDELL 3700 CENTRAL AVENUE • RIVERSIDE, CALIFORNIA Eastern Division Distribution Planning Supervisor Mailing Address P. 0. BOX ZM, RIVERSIDE, CALIFORNIA 9M June 30, 1978 Location of r4earest Gas Main: Desert Greens Dr. North Environmental Management Associates P.O. Box 1185 Riverside, CA 92501 Re: EIR on CZ-2285, W-2-20 to R-1-12,000 This letter is not to be interpreted as a contractual corsmitment to serve the proposed project; but only as an information service. Its intent is to notify ynu that the Southern California Gas Company has fcci:ities in the area where thi atove named project is proposed. Gas service to the project could be proviued frem an existing main ;rithout any significant impact on the environment. The service wnuld be in accordance Pith the. Company's colicies and extension rules tali file with the C,ilifornia Public Utilities ConEnission at the time contractual arrangennntS are made. T e avaiiability of natural gas service, as set fo.-th in this letter, is based upon present conditions of gas supply and regulatory policies. As a public utility, the Southern California Gas Company is under the jurisdiction of the California Public Utilities Commission. We can also be affected by actions of federal regulatory agencies. Should these agencies take any action which affects gas supply or the condition It! iuer Yin :ch service is available, gas service ai l be provided in ?CCOt'ddnce with revised conditions. We have developed several programs which are available, upon request, to provide assistance in selecting tie most effective applications of energy conservation techniques for a particular project. If you desire further information on any of our energy conservation programs, please contact this office for assistance. Residential (System Area Average/Use Per Meter) Yearly: Single Family 1095 therms/year/dwelling unit Multi -Family 4 or less units 640 therms/year/dwelling unit Multi -Family 5 or more units 580 therms/year/dwelling unit. Appendix A AIR POLLUTION DATA FROM INDIO AND PALM SPRINGS MONITORING STATIONS Obtained From Coachella Valley Association of Governments 12 II 0 0 1 10 0 z a V) 9 w H 6 0 7 ILL T 0 6 6 F a J 0 5 z U) 4 0 3 x J 2 2 2 H 2 0 H I JFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASOND 1970 1971 1972 1973 1974 1975 1976 SOURCE: TITLE: PALM SPRINGS ' LLA VALLEY OZONE ASSOCIATIONATION OF GOVERNMENTS TOTAL HOURS 20 PPM STATE AIR RESOURCE BOARD STANDARD. .10 PPM FOR I HOUR .17 .17 .16 .11 .10 .10 .10 a . 09 .09 .09 a Z .08 0 .07 .06 w .06 a un .05 I- a .04 03 .02 01 JFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASOND 1970 1971 1972 1973 1974 1975 1976 SOURCE TITLE IN DIO im � COACHELLA VALLEY NITROGEN DIOXIDE (NO2) PPM ASSOCIATION OF GOVERNMENTS MAXIMUM HOURLY AVERAGE STATE AIR RESOURCE BOARD STANDARD: .25 PPM FOR [HOUR 13 12 10 X. 9 a a 7 3 2 JFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASOND 1970 1971 1972 1973 1974 1975 1976 SOURCE TITI_El INDIO VALLEY om � ASSOC AOTIONEOFAGOVERNMENT MAXIMUM RHOURLY BONS HAVERAGE 3 IND STATE OR FEDERAL STANDARD 26 25 24 22 21 22 20 a 18 17 a 16 16 NATA o 14 T AVAI L ABI� E 12 w w a10- - - - - - - - - - - - - - - - - - - - - -- --- -- --- -- ------------- r a 6 a 6 4 a 2 JFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASOND SOURCE. TITLE: INDIO - CARBON MONOXIDE (CO) PPM lom � coTION A GOVERNMENTS MAXIMUM HOURLY AVERAGE ASSOCIATION of GOVERNMENTS STATE AIR RESOURCE BOARD STANDARD 10 PPM FOR 12 HOURS OR 40 PPM FOR I HOUR 1.3 1.2 1.1 I. � I 1.05 au.1.0 — — — — — — — — — — — -- — — — — — — — — — — — — — — — — — — — — — — — __ ___________ o RELATIVELY CLEAN AIR F 9 w •9 w � 8 .8 a w z .7 J .7 O J O .6 J - Q a > w .5 a a F 0 4 z z a a _ .3 0 U .2 .I JFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASONDJFMAMJJASOND 1970 1971 1972 1973 1974 1975 1976 SOURCE TITLE- INDIO COACHELLA VALLEY SUSPENDED PARTICULATE MATTER (COH) (COEFFICIENT OF HAZE) ASSOCIATION OF GOVERNMENTS STATE AIR RESOURCE BOARD STATES THAT COH UNITS LESS THAN 1.0 INDICATE REL. CLEAN AIR. Appendix B AIR POLLUTION CALCULATIONS APPENDIX B The projections are based on the following assumptions: - The project site has an area of 160 acres. - There are 2.2 persons per dwelling unit. (Riverside County Planning Department.) - There are 580 dwelling units as allowed by the pro- posed change of zone. - There are 1.18 persons/vehicle (EIR Manual for Private Projects, City of Los Angeles, 1975). - Distance travelled is approximately 60 miles/day or 22,000 miles/year, based on distances from shopping areas, places of employment, and other travel require- ments. - There are 11.5 vehicle trips/day/dwelling unit (Riverside County Planning Department). - All vehicles originating from the project site are automobiles. - Emissions for 1985 and 1995 = 7.9 g/mile or 465.4 tons/ year and 5.4 g/mile or 148.9 tons/year (Emissions Inventory and Air Quality Forecast, 1974-1995, Southern California Air Pollution Control District). The number of vehicles based on the proposed change of zone can be cal- culated as follows: 1277 persons + 1.18 persons/vehicle = 1082 vehicles. The vehicular trips/day can be calculated as follows: 11.5 trips/day/d.u. x 580 d.u. = 6,670 vehicular trips/day. The vehicular miles travelled can be calculated as follows: (1082 vehicles x 60 miles/day) = 64,860 miles/day. - Distance travelled is approximately 60 miles/day or 22,000 miles/year. - There are 11.5 vehicle trips/day/dwelling unit. E=VMTxCEF xK Where E = emissions in tons/day VMT = vehicle miles travelled CEF = composite em�ssions factor in grams/mile K = 1.1023 x 10' For 1978 the CEF was determined from the following: CEF = CO (23.1 g/mi) + NO (2.7 g/mi) + HC (2.0 o/mi) + S0x (0.1 g/mi) + Part (0.4 g/mi) for 1978 the CEF = 28.3 g/mi. Utilizing the VTM and the CEF number derived above, the emission pro- jection for 1978 can be calculated: 64,860 miles x 28.3 g/mi x 1.1023 x 10-6 tons/g = 2.02 tons/day or 737 tons/year. For 1985 the CEF factor is 7.9 g/mi and the emission projection is: 64,860 miles x 7.9 g/mi x 1.1023 x 10-6 tons/g = 0.56 tons/day or 206 tons/year. For 1995: 64,860 miles x 5.4 g/mi x 1.1023 x 10-6 tons/g = 0.38 tons/day or 141 tons/year. Pollutant 1978 1985 - 1995 CEF 737 tons/year 206 tons/year 141 tons/year Appendix C aLOWSAND DEVICES (Coachella Valley Association of Governments) Tamarisk -.Type C-1' . Spray Head Distribution Lines Control Stations Typical Oleander Main r� Backflow Preventer Main { PLANTING & IRRIGATION„ SYSTEM (FIXED SPRAY) Direction of sand movement 1 Tamarisk _ Laterals & Emitter. — Lines Type D'-1 Typical Main Steel Oleander, Fressure Regulator Filter P ' " Backflow Preventer Main - PLANTING.& IRRIGATION SYSTEM (HOSE -EMITTER SYSTEM) SOURCE: TITLE: M � COACHELLA VALLEY BLOWSAND DESIGN SPECS. ' ASSOCIATION OF GOVERNMENTS TYPICAL PLANTING PLAN L Tension wires Tee Post Guy Wire Sdj2'00 ho+ rZo Deadmen �O� �7 0r a� E%�e L-Anch Anc'h or Plate TYPICAL SAND PROTECTION FENCE - - Metal tee post TYPICAL FENCE WITH METAL POSTS O TYPICAL BLOCK WALL - 0 Snow Fence (50% open) CoIFEndation Block Sand G------------- radeVaries SOURCES TITLE COACHELLA VALLEY BLOWSAND DESIGN SPECS ASSOCIATION OF GOVERNMENTS DEVICES Direction of sand movement l -- PLANTING & IRRIGATION SYSTEM (BUBBLER) Tamarisk or other 'ype B-1 Sprinkler Oleander Finished Ground i n\ Log Planting `JKTamarisk Cutting One gallon tree �YPICAL.PLANTING SECTION , Direction of sand movement Tamarisk or ,other. in single or double-spaced rows Shrubs optional' Snow Fence ( Tamarisk Roadway S Snow Fence for early growth protection TYPICAL PLANTING & IRRIGATION PLANS - souecE1 TITLE CAVALLEY ASSOCIATIONION OF OF GOVERNMENTS BLOWSAND DESIGN SPECS. TYPICAL PLANTING PLAN Free Flow 60 Mesh Section Filter - Air & Vacuum Relief Valv - ontrol Station Typical - Male Acapter - Reducer Male Adapter Poly Tubing .. Fertilizer Tank iFertilizer Injector Pump i CONTROL STATION WITH FERTILIZER INJECTOR Pressure Reducing & Solenoid Shutoff Class 160 P.V.C. Pipe - Valve Expansion Loop Pipe Pipe. Nipple - Backflow Device CONTROL STATION i9ITHOUT FERTILIZER INJECTOR SOURCE: TITLE: LLA VALLEY ASSOCIATIONTION OF' ` GOVERNMENTS BLOWSAND DESIGN SPECS DEVICES emitter (TyPica/ Bose TYPE D-1 EMITTER Tree Cutting Finished SOURCE ibution .Emitter.( ( � I (Typical) Hose iBall Valve �I Riser �i 90' Ell Main Line-� COACHELLA VALLEY ASSOCIATION OF GOVERNMENTS TTYG U-1 t.M1TTLx Lateral -Hook-up Alt. TITLE- I BLOWSAND DESIGN SPECS. IRRIGATION COMPONENTS T-YPE-B TYPE C-2 Adjusting Screw Type C-1, Body Sprinkler (Bubbler) Adapter Riser _ Riser . :G ound Line - - - �, T Plastic Coupling SxSxS Tee Riser. Supply Line TITLE: COACHELLA VALLEY i ASSOCIATION OF GOVERNMENTS BLOWSAND DESIGN SPEC S. IRRIGATION COMPONENTS