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2023-09-19 PC Regular Meeting Agenda Packet
City of Palm Desert Page 1 PLANNING COMMISSION CITY OF PALM DESERT, CALIFORNIA AGENDA (HYBRID MEETING) City Hall – Council Chamber 73510 Fred Waring Drive Palm Desert, CA 92260 Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting allowing public access via teleconference or in person. • To participate via Zoom, use the following link: https://palmdesert.zoom.us/j/84739707419. • To participate via phone: Dial (213) 338-8477 or (602) 753-0140, enter the Zoom Webinar ID: 847 3970 7419 followed by #. Indicate that you are a participant by pressing # to continue. During the meeting, press *9 to add yourself to the queue and wait for the Recording Secretary to announce your name/phone number. Press *6 to unmute your line and limit your comments to three minutes. • Written public comment may also be submitted to planning@palmdesert.gov. Emails received by 3:00 p.m. prior to the meeting will be distributed to the Commission. Any correspondence received during or after the meeting will be distributed to the Commission as soon as practicable and retained for the official record. Emails will not be read aloud except as an ADA accommodation. 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. NON-AGENDA PUBLIC COMMENT: This time has been set aside for the public to address the Planning Commission on issues that are not on the agenda for up to three minutes. Because the Brown Act does not allow the Commission to act on items not listed on the agenda, members may briefly respond or refer the matter to staff for a report and recommendation at a future meeting. 5. CONSENT CALENDAR: All matters listed on the Consent Calendar are considered routine and may be approved by one motion. The public may comment on any items on the Consent Agenda within the three-minute time limit. Individual items may be removed by Commissioners for a separate discussion. Tuesday, September 19, 2023 6:00 p.m. Regular Meeting Planning Commission Agenda September 19, 2023 City of Palm Desert Page 2 A. APPROVAL OF MINUTES RECOMMENDATION: Approve the Planning Commission Regular Meeting minutes of September 5, 2023. CONSENT ITEMS HELD OVER: Items removed from the Consent Calendar for separate discussion are considered at this time. 6. ACTION CALENDAR None 7. PUBLIC HEARINGS: Anyone who challenges any hearing matter in court may be limited to raising only those issues he or she raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Remarks shall be limited to a maximum of three minutes unless the Planning Commission authorizes additional time. A. CONSIDERATION OF A RECOMMENDATION TO THE CITY COUNCIL TO ADOPT A MITIGATED NEGATIVE DECLARATION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AND APPROVAL OF A SPECIFIC PLAN AMENDMENT, PRECISE PLAN, AND TENTATIVE PARCEL MAP TO DEVELOP A PHASED 114,700-SQUARE-FOOT MEDICAL OFFICE PARK WITH RELATED ON- SITE AND OFF-SITE IMPROVEMENTS, AND SUBDIVIDE A 10.47-ACRE PROPERTY LOCATED AT THE SOUTHWEST CORNER OF GERALD FORD DRIVE AND TECHNOLOGY DRIVE (ASSESSOR’S PARCEL NUMBERS 694-580-026 AND -027) RECOMMENDATION: Waive further reading and adopt Planning Commission Resolution Nos. 2832 and 2833: 1. Recommending that the City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Reporting Program for the project. 2. Recommending that the City Council approve Specific Plan Amendment (SP) 22-0002, Precise Plan (PP) 22-0009, and Tentative Parcel Map (TPM) 38728 to develop a phased 114,700-square-foot medical office park and related on-site and off-site improvements and subdivide a 10.47-acre property located at the southwest corner of Gerald Ford Drive and Technology Drive (Assessor’s Parcel Numbers 694-580-026, and -027). 8. INFORMATIONAL REPORTS & COMMENTS A. SUMMARY OF CITY COUNCIL ACTIONS B. COMMITTEE MEETING UPDATES 1. Cultural Arts Committee 2. Parks and Recreation Commission C. PLANNING COMMISSIONERS D. CITY STAFF Planning Commission Agenda September 19, 2023 City of Palm Desert Page 3 E. ATTENDANCE REPORT 9. ADJOURNMENT: The next Regular Meeting will be held on October 3, 2023, at 6:00 p.m. AFFIDAVIT OF POSTING I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda for the Planning Commission was posted on the City Hall bulletin board and City website not less than 72 hours prior to the meeting. Monica O’Reilly Recording Secretary PUBLIC NOTICES Agenda Related Materials: Pursuant to Government Code §54957.5(b)(2) the designated office for inspection of records in connection with this meeting is the Development Services Department, City Hall, 73-510 Fred Waring Drive, Palm Desert. Staff reports for all agenda items and documents provided to a majority of the legislative bodies are available for public inspection at City Hall and on the City’s website at www.palmdesert.gov. Americans with Disabilities Act: It is the intention of the City of Palm Desert to comply with the Americans with Disabilities Act (ADA) in all respects. If, as an attendee or a participant at this meeting, or in meetings on a regular basis, you will need special assistance beyond what is normally provided, the city will attempt to accommodate you in every reasonable manner. Please contact the Office of the City Clerk, (760) 346-0611, at least 48 hours prior to the meeting to inform us of your needs and to determine if accommodation is feasible. City of Palm Desert Page 1 PLANNING COMMISSION CITY OF PALM DESERT, CALIFORNIA MINUTES This meeting was conducted by teleconference, and there was in-person public access to the meeting location. 1. CALL TO ORDER A Regular Meeting of the Planning Commission was called to order by Chair Pradetto on Tuesday, September 5, 2023, at 6:01 p.m. 2. ROLL CALL Present: Commissioners Nancy DeLuna John Greenwood, Lindsay Holt, Vice-Chair Gregory, and Chair Joseph Pradetto. Absent: None. Staff Present: Ryan Guiboa, City Attorney; Richard D. Cannone, Director of Development Services; Rosie Lua, Deputy Director of Development Services, Nick Melloni, Principal Planner; Carlos Flores, Senior Planner, Anna Dan, Associate Planner, and Monica O’Reilly, Executive Administrative Assistant/Recording Secretary. 3. PLEDGE OF ALLEGIANCE Chair Pradetto led the Pledge of Allegiance. 4. NON-AGENDA PUBLIC COMMENT: None. Tuesday, September 5, 2023 6:00 p.m. Regular Meeting Planning Commission Minutes September 5, 2023 City of Palm Desert Page 2 ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES 5. CONSENT CALENDAR: A. APPROVAL OF MINUTES RECOMMENDATION: Approve the Planning Commission Regular Meeting minutes of August 1, 2023, and August 15, 2023. MOTION BY COMMISSIONER GREENWOOD, SECOND BY COMMISSIONER DE LUNA, CARRIED 5-0, to approve the Planning Commission Regular Meeting Minutes of August 1, 2023, and August 15, 2023. CONSENT ITEMS HELD OVER: None. 6. ACTION CALENDAR None. 7. PUBLIC HEARINGS The staff report(s) and Zoom video of the meeting are available on the City’s website. Click on the following link to access: https://www.palmdesert.gov/our- city/committees-and-commissions/commission-information. A. CONSIDERATION OF A REQUEST TO REVISE THE APPROVED TENTATIVE TRACT MAP 38434 TO MODIFY THE LAYOUT TO ACCOMMODATE A 332 SINGLE-FAMILY HOME RESIDENTIAL DEVELOPMENT ON A 93.56-ACRE PROJECT SITE SOUTH OF GERALD FORD DRIVE AND WEST OF PORTOLA ROAD WITHIN THE EXISTING REFUGE SPECIFIC PLAN AREA Commissioner DeLuna stated that the company she works for is involved in a business relationship with the City in close proximity to the project and recused herself. Vice-Chair Gregory also stated that his previous employer is involved with this project and recused himself. Senior Planner Flores narrated a PowerPoint presentation. Chair Pradetto opened the Public Hearing. Mr. David Dewegeli, the applicant, introduced his team and briefly spoke on Pulte Homes and the proposed project. He responded to questions from the Planning Commission on the space between Lots L and O, landscape, and setbacks. There being no others desiring to speak, the Public Hearing was closed. Planning Commission Minutes September 5, 2023 City of Palm Desert Page 3 ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES MOTION BY COMMISSIONER GREENWOOD, SECOND BY COMMISSIONER HOLT, CARRIED 3-0 (DE LUNA and GREGORY RECUSED), finding the project consistent with the previously adopted Mitigated Negative Declaration for the Refuge Specific Plan, adopted by the City Council via Resolution No. 2022-93, and approving a revision to Tentative Tract Map 38434 (TTM23-0002), subject to the findings and conditions of approval. Commissioners DeLuna and Gregory returned to the meeting at 6:17 p.m. B. CONSIDERATION TO ADOPT A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVAL OF A TENTATIVE PARCEL MAP (TPM) AND CONDITIONAL USE PERMIT (CUP) TO ALLOW THE CONVERSION OF AN EXISTING FOUR-UNIT APARTMENT DEVELOPMENT INTO FOUR RESIDENTIAL CONDOMINIUM UNITS LOCATED AT 74375 EL CAMINO Associate Planner Dan presented the staff report and responded to inquiries from the Planning Commission on Condition of Approval No. 10, the Short-term Rental Ordinance, and landscaping improvements for the proposed project. Chair Pradetto opened the Public Hearing. Mr. Armando Cardenas, a Palm Desert resident, said he provided comments via email and additional comments on the number of units and lack of landscaping on the site. Ms. Shana Shamloo, the applicant, responded to the Commission’s inquiry if she was planning on converting the four units into eight units. Staff affirmed they could confirm there are only four units during the inspection. Additionally, Condition of Approval No. 6 authorizes converting four apartment units into four condominium units at 74375 El Camino. There being no others desiring to speak, the Public Hearing was closed. Vice-Chair Gregory requested to add a condition to the resolution for staff to review landscape improvements throughout the site. MOTION BY COMMISSIONER HOLT, SECOND BY COMMISSIONER GREENWOOD, CARRIED 5-0, to adopt a Notice of Exemption pursuant to CEQA and approving Case Nos. TPM23-0004/CUP23-0011 to allow the conversion of an existing four-unit apartment development into four residential condominium units, subject to findings and conditions, adding a Condition of Approval that the applicant submits a landscape application to the City for review and approval of landscape improvements throughout the site. C. CONSIDERATION TO ADOPT A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVAL OF A TENTATIVE PARCEL MAP (TPM), CONDITIONAL USE PERMIT (CUP), AND PRECISE PLAN (PP) TO DEVELOP TWO (2) CONDOMINIUM UNITS TOTALING Planning Commission Minutes September 5, 2023 City of Palm Desert Page 4 ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES 2,290 SQUARE FEET EACH NEAR THE SOUTHEAST CORNER OF FRED WARING DRIVE AND SAN LUIS DRIVE Senior Planner Flores outlined the salient points of the staff report and responded to inquiries from the Commission on the fence, the catch basin, and proposed material for the driveway. Chair Pradetto opened the Public Hearing. There being no one desiring to speak, the Public Hearing was closed. MOTION BY COMMISSIONER DE LUNA, SECOND BY VICE-CHAIR GREGORY, CARRIED 5-0, to adopt Notice of Exemption for a Class 32 Categorical Exemption in accordance with CEQA Guidelines and approving Case No. TPM/CUP/PP23-0007 to develop two (2) single-story condominium units at San Luis Drive (APN 640-122-009). 8. INFORMATIONAL REPORTS & COMMENTS A. SUMMARY OF CITY COUNCIL ACTIONS Director Cannone summarized pertinent City Council actions from the meeting on August 24, 2023. B. COMMITTEE MEETING UPDATES 1. Cultural Arts Committee None. 2. Parks and Recreation Commission Vice-Chair Gregory reported the meeting was canceled. C. PLANNING COMMISSIONERS None. D. CITY STAFF Principal Planner Melloni mentioned he would attend the Parks and Recreation Commission meeting on September 12. He announced the Objective Design Standards Joint Study Session will be held on September 7. Lastly, he gave an update on the landscaping for the two roundabouts on San Pablo Avenue and responded to questions. E. ATTENDANCE REPORT The attendance report was provided with the agenda materials. The Commission took no action on this matter. Planning Commission Minutes September 5, 2023 City of Palm Desert Page 5 ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES 9. ADJOURNMENT The Planning Commission adjourned the meeting at 6:59 p.m. Respectfully submitted, Monica O’Reilly, Executive Administrative Assistant Recording Secretary ATTEST: Richard D. Cannone, AICP, Director of Development Services Secretary APPROVED BY THE PLANNING COMMISSION: XX/XX/2023 Page 1 of 13 CITY OF PALM DESERT STAFF REPORT MEETING DATE: September 19, 2023 PREPARED BY: Nick Melloni, AICP, Principal Planner REQUEST: CONSIDERATION OF A RECOMMENDATION TO THE CITY COUNCIL TO ADOPT A MITIGATED NEGATIVE DECLARATION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AND APPROVAL OF A SPECIFIC PLAN AMENDMENT, PRECISE PLAN, AND TENTATIVE PARCEL MAP TO DEVELOP A PHASED 114,700-SQUARE-FOOT MEDICAL OFFICE PARK WITH RELATED ON-SITE AND OFF-SITE IMPROVEMENTS, AND SUBDIVIDE A 10.47-ACRE PROPERTY LOCATED AT THE SOUTHWEST CORNER OF GERALD FORD DRIVE AND TECHNOLOGY DRIVE (ASSESSOR’S PARCEL NUMBERS 694-580- 026 AND -027) RECOMMENDATION: Waive further reading and adopt Planning Commission Resolution Nos. 2832 and 2833: 1. Recommending that the City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Reporting Program for the project. 2. Recommending that the City Council approve Specific Plan Amendment (SP)/ Environmental Assessment 22-0002 amending the University Neighborhood Specific Plan (UNSP). 3. Recommending that the City Council approve Precise Plan (PP) 22-0009, and Tentative Parcel Map (TPM) 38728 to develop a phased 114,700-square-foot medical office park, and related on-site and off-site improvements, and subdivide a 10.47-acre property located at the southwest corner of Gerald Ford Drive and Technology Drive (Assessor’s Parcel Numbers 694-580-026, and -027). ARCHITECTURAL REVIEW COMMISSION RECOMMENDATION (ARC): On March 14, 2023, staff presented the project to the ARC for design review consideration. After discussion of the plans, Commissioner McAuliffe, seconded by Commissioner Latkovic, motioned to approve the case in a 5-0 vote (Commissioner Vuksic Recused), subject to the following conditions of approval: 1. Applicant shall provide a physical sample of scaled stone material and physical color sample for spandrel glass and storefront frame. 2. Revised development drawings shall reflect rooftop locations for solar panels and anticipated rooftop penetrations for future equipment and exhaust, which are yet to be determined. 3. Should there be design development changes to the elevator, drawings should be updated to reflect changes. 4. Applicant shall provide a physical material sample of the rooftop screening. City of Palm Desert Case Nos. SP/EA22-0002, PP22-0009, TPM 38728 Page 2 of 13 The ARC conditions of approval of March 14, 2023, have been addressed as follows: 1. A physical sample material board of the stone and windows have been provided to staff and will be presented at the Planning Commission public hearing. 2. The proposed project has been conditioned to include rooftop plans showing future rooftop photo-voltaic system locations and rooftop equipment in the final construction drawings for review. 3. The proposed project has been conditioned to return to ARC for consideration of architectural changes to the design of the elevator system, which may affect exterior architecture. 4. A physical sample material board including the roof screening has been provided to staff and will be presented at the Planning Commission public hearing. EXECUTIVE SUMMARY: The proposal is a request by Prest Vuksic Greenwood Architects (“Applicant”) for consideration of an amendment to the University Neighborhood Specific Plan (SP), an Environmental Assessment (EA), and a Precise Plan (PP) to develop a 114,700-square-foot medical office complex located at the southwest corner of Gerald Ford Drive and Technology Drive, generally known as University Medical Office Park (“Project”). The Project is comprised of two development phases: a three-story, 94,700-square-foot medical office building (Phase I) which will provide for outpatient medical offices, an urgent care, and potential uses may include laboratory and radiology services, and a future single-story 20,000-square-foot medical office building (Phase II) which is intended to operate as an outpatient surgery center. No emergency services or overnight care is proposed by the project. Emergency services or overnight care are considered a “medical hospital” land use, which is not a permitted land use in the UNSP or the proposed amendment. The proposed SP amendment will amend the University Neighborhood Specific Plan (UNSP) by adding medical offices and medical clinics as permitted land uses under Chapter 4.3 – Allowed Land Uses for the Neighborhood Center Zoning District. The SP amendment will also revise Chapter 4.4 - Development Standards to allow increased building maximum setbacks for the Neighborhood Center zoning as a part of an optional Professional/ Medical Overlay Zoning Designation applied to the parcel. The project requires the approval of four (4) entitlements consisting of: 1. Specific Plan Amendment (SP) 22-0002: To amend the UNSP (Case No. CZ 16-262) to: • Allow medical offices and clinics as an allowed land use within the Neighborhood Center (NC) zoning district and; • Create a Professional/Medical Office Overlay zoning district to allow increased maximum building setbacks. A specific plan amendment would be required to apply the overlay to other NC zoning districts. 2. Environmental Assessment (EA) 22-0002: For an Initial Study/Draft Mitigated Negative Declaration (SCH No. 2023050370) establishing the environmental setting for the project and Mitigation Monitoring and Reporting Program (attached as Exhibit City of Palm Desert Case Nos. SP/EA22-0002, PP22-0009, TPM 38728 Page 3 of 13 A of Draft Resolution 2832) indicating the project will have no significant impacts on the environment. 3. Precise Plan (PP) 22-0009: For the development of the project site with a phased medical office park, including architecture, grading, on-site and off-site improvements, and landscaping. 4. Tentative Parcel Map (TPM) 38728: To establish a parcel map comprised of two parcels on the 10.47-acre project site and establish reciprocal access easements between the two parcels. Final approval of the project will require consideration by the Palm Desert City Council. The project has been reviewed for full conformance with the applicable requirements of the Palm Desert Zoning Ordinance and is consistent with the Palm Desert General Plan. Adopting staff’s recommendation will recommend approval of the project and adoption of associated environmental findings for the project to the City Council. This item previously appeared before the Planning Commission on June 6, 2023, and was continued by the Planning Commission to the meeting of August 1, 2023. At the August 1, 2023 meeting, the project was continued to a date uncertain. BACKGROUND/ANALYSIS: a) Property Description: The project is located on a site comprised of two contiguous parcels totaling 10.47 acres at the southwest corner of Gerald Ford Drive and Technology Drive (APNs 694- 580-026 and -027). The site is presently vacant and was rough graded as a part of a mass grading operation associated with PM 31730 and the former Wonder Palms Specific Plan in the mid-2000s. The site fronts three public roadways: Gerald Ford Drive (north), Technology Drive (east), and College Drive (south). Each frontage is developed with an existing street, curb, and gutter, which were previously constructed under Community Facilities District (CFD) #2005-1, which financed public improvements adjacent to the site, including traffic signals, landscaped medians, water, sewer, storm drains, and two existing park sites. The site has been previously rough graded and contains an existing retention basin at the northeastern corner to retain onsite storm drainage flows. The perimeter of the site is lined with an existing wind fencing for security and erosion control. The areas surrounding the site are also rough graded or developed with a mix of commercial, and residential developments. On November 16, 2016, the Palm Desert City Council adopted Resolution No. 2016- 87, which approved the 2035 Palm Desert General Plan and UNSP. The UNSP is comprised of approximately 400 acres generally bound by Portola Avenue, Gerald Ford Drive, Frank Sinatra Drive, and College Avenue, and provides for the development of a mixed-use community, adjacent to the planned campuses for California State University San Bernardino and the University of California, Riverside. The project site is located within the northeastern section of the UNSP and is designated Neighborhood Center (NC). The NC designation is intended to provide for mixed-use neighborhoods, featuring neighborhood serving uses such as restaurants, office spaces, and a range of multi-family housing types. The zoning designation currently allows development at residential intensities of 20 to 40 dwelling units per acre and heights up to four stories (60’-0”). Medical land uses are not currently allowed City of Palm Desert Case Nos. SP/EA22-0002, PP22-0009, TPM 38728 Page 4 of 13 within the UNSP. b) Current Zoning & General Plan Land Use Designation: Table 1 – Adjacent Land Use and Designations Existing Uses General Plan Zoning Project Site Vacant Town Center Neighborhood (TCN) UNSP – Neighborhood Center North Approved Multi- Family Residential TCN Millennium Palm Desert Specific Plan (MPDSP)/Planning Area 6 & 7 South Single-family Residential TCN UNSP – Neighborhood Medium (NM) East Office Park Employment District (ED) Office Professional (OP) West Approved Single- family Residential TCN UNSP – Neighborhood Medium (NM) Project Description: • Specific Plan Amendment (SP) 22-0002: To amend the UNSP by: A. Amending Table 4.1 of Chapter 4.3 – Allowed Land Uses by adding “Medical office” and “Medical clinic” as allowable land uses within the Neighborhood Center zoning designation. B. Amending Table 4.2 of Chapter 4.4 –UNSP Development Standards by eliminating the maximum setback requirement for the Neighborhood Center zoning district with the Professional/Medical Overlay. C. Incorporating other text land uses to support the changes listed above as detailed in Exhibit B of the attached Resolution. • Environmental Assessment 22-0002: The environmental analysis prepared pursuant to the CEQA to support an Initial Study (IS)/Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP). • Precise Plan 22-0009: To develop a 114,700-square-foot medical office park consisting of two phases: A. Phase I includes: i. A three-story, 94,700-square-foot medical office building (Building 1). 1. Architecture for this building is proposed at this time. ii. 474 onsite parking spaces. iii. 150,078 square feet of site and perimeter landscaping. iv. Construction of three vehicular access driveways. v. Off-site improvements, including a right-hand turn pocket on Gerald Ford Drive and acceleration lane. B. Phase II includes: i. Development of a single-story, 20,000-square-foot medical office building (Building 2) subject to review and approval by the Architectural Review Commission. This building will be a maximum of 25’-0” tall as measured from the pad height shown on the preliminary grading plan. It is required to be architecturally compatible with Building 1. ii. Addition of 100 parking spaces for a total of 574 spaces. City of Palm Desert Case Nos. SP/EA22-0002, PP22-0009, TPM 38728 Page 5 of 13 iii. Landscape improvements around Building 2 and the expanded parking area. • Tentative Parcel Map: To subdivide the existing project 10.47-acre project site into two parcels: A. Parcel 1: 4.83 acres – Containing the medical office building. B. Parcel 2: 5.64 acres – Containing the project parking lot. a) Site Plan: The site plan (see Figure 1 on next page) places the two proposed medical office buildings within the southern portion of the site. Primary frontages for each building are oriented north towards Gerald Ford Drive. Both buildings are enveloped by a continuous internal pedestrian walkway and parking areas. The street frontages are lined by parking areas, which are buffered by a combination of graded slopes and landscaping. The trash and loading areas for the development are located at the southern side of Building 1. A landscaped courtyard will be located between Buildings 1 and 2. Two site plans are provided to show the phasing plan for the project build- out. The primary retention basin for the site will be located at the southeast corner. The topography of the site is characterized by a grade difference of approximately 25’- 0” descending from the higher point at the southern edge of the site along College Drive to Gerald Ford Drive. The northern frontage along Gerald Ford Drive is characterized by a grade change of 13’-0” above the existing street curb to the graded areas for parking. The site will be subdivided into two parcels. Parcel 1 will total 4.83 acres and contain the future medical office buildings. Parcel two will total 5.64 acres and contain parking areas. Reciprocal access easements will be required between the parcels. As outlined in the project plans, the project will be develop in two phases. The development of Phase I, which consists of the three-story medical building, all frontage improvements, parking, and landscaping will vest the project approval. Future development of the second phase will be conditioned to submit for a Design Review application to be approved by the ARC. The final architecture of the second Phase has not been submitted at this time but will be limited to a 20,000 square-foot medical office building with a maximum allowable height of 25’-0” measured from the approved pad elevation. Any deviations which increase the building size or height will require a new precise plan. City of Palm Desert Case Nos. SP/EA22-0002, PP22-0009, TPM 38728 Page 6 of 13 Figure 1 – Proposed Site Plan for Phase II – Sheet A102 (Build-out Condition) b) Access and Circulation: Vehicular access to the site is provided by three driveways located on Gerald Ford Drive, Technology Drive, and College Drive. Each driveway must be sloped to accommodate the grade change between the site elevations and the existing right-of- way. The primary access drive on Gerald Ford Drive will be sloped at a grade of 9.50% while the access on College Drive will be sloped at 15.40%. A right-hand turn pocket will be provided to accommodate Gerald Ford Drive access. Drive lanes within the site will vary in width between a minimum of 24 feet up to 30 feet. As shown in the project site plan, grading plan, and preliminary landscape plan, all vehicular entries will feature an enhanced decorative pavement finish. The final design of this pavement may include pavers or other enhanced finish and may require a revised standard or deviation from the City standard driveway as determined by the City Engineer. Pedestrian access points between the public sidewalk and the site are provided at Technology Drive (east) and College Drive (south). These access points will connect to the proposed pedestrian walkway, which envelopes the two medical office buildings. The eastern driveway on Technology Drive will utilize a non-standard drive approach, which has been accepted by the City Engineer. The design of the off-site improvements may be modified subject to the City Engineer. c) Architecture: The project is only providing architecture for Phase I of the project development. City of Palm Desert Case Nos. SP/EA22-0002, PP22-0009, TPM 38728 Page 7 of 13 The architecture for Phase II will be proposed at a future time and will return to the ARC for consideration. Phase I is a three-story medical office building with a building height of 48 feet, 6 inches measured to the top of parapet (TOP), with an additional shroud at 54 feet to provide screening for rooftop equipment. The architectural style is characterized as desert contemporary with mid-century modern elements, including long, horizontal building forms, flat roofs, broad overhangs, offset upper and lower windows, which are interspersed by spandrel glass and stucco projections, and shaded entries (see Figure 2 below). The exterior palette is comprised of cement plaster painted with a variety of desert earth tone colors, metal roof screening, and manufactured stone veneer. Figure 2 – Proposed Building 1 Elevations – Sheet A303 Phase II is a future single-story medical office building. No architecture is proposed at this time. The building will be conditioned to have a maximum floor area of 20,000 square feet and a maximum building height of 25 feet. This building will be required to use similar finishes and materials to ensure the project design is cohesive and is conditioned to return for ARC review and approval and must utilize a compatible exterior building material palette to match Building 1. d) Landscaping: The landscape for the site consists of a mix of desert-appropriate live plantings, which includes landscape along the site perimeter, curb-adjacent street trees, and shade trees throughout the private parking areas. The corners of the site will feature enhanced landscaping to provide a focal corner element. The landscaping for Phase II will return at a future time for ARC consideration and is conditioned to provide shade trees within parking areas and adjacent to Building 2. City of Palm Desert Case Nos. SP/EA22-0002, PP22-0009, TPM 38728 Page 8 of 13 Figure 3 – Proposed Landscaping for Phase I Trees: • Palms: California Fan Palm Sago Palm, Mediterranean Fan Palm, Guadalupe Palm • Shade Trees: Swan Hill Olive, Chilean Mesquite, Desert Willow, Southern Live Oak Palm trees will vary from 10 feet brown trunk height to 15 gallons in size. All shade tree specimens will be a minimum 24-inch and 36-inch box size at the time of planting and have low water use. Shrubs/Accents/Groundcover: • Low Water Usage: Red Bird of Paradise, Mexican Fence Post, Wheel Cactus, Aloe Vera, Parry’s Agave, Ocotillo, Golden Barrel Cactus, Century Plant, Beaked Yucca, Brittle Bush, Red Yucca. • Medium Water Usage: Yellow Bells, Heavenly Cloud Sage, Chihuahuan Sage, Blue Daze, Purple Trailing Lantana, New Gold Lantana, Rosemary, Barbara Karst Bougainvillea. All shrubs and plants will be a minimum of five-gallon (5) in size at the time of planting. Tecoma Stans will be used to create a continuous perimeter hedge around the pad for Building 2 as an interim condition during Phase 1. Hardscape: • Primary ground cover: 3/8-inch Tan Crushed Stone (Copper Canyon) • Accent: Baja Crest Rubble – 6 to 12 inches City of Palm Desert Case Nos. SP/EA22-0002, PP22-0009, TPM 38728 Page 9 of 13 • Boulders (16 total) ranging in size from 2 feet by 2 feet minimum. • Decorative paving at all vehicular project entries. e) Exterior Lighting: Exterior site lighting will consist of a combination of building-mounted lighting, pole- mounted parking lot lighting, and decorative landscape lighting. Exterior building and pole lighting fixtures are proposed to be directed downward and fully shielded to prevent and reduce glare and light trespass. Landscaping lighting will be low intensity and decorative in nature and consist of ground-mounted up lighting. Analysis: Development Standards The project site is within the Neighborhood Center (NC) within sub-planning area 8 of the University Neighborhood Specific Plan (UNSP) dated January 7, 2017. The proposed medical office use is not currently allowed within the UNSP per Section 4.3 of the document, which contains Table 4.1 – Land Use Matrix, which lists allowed land uses. The UNSP currently allows office, professional land uses, which are administrative in nature, as defined by Palm Desert Municipal Code (PDMC) 25.99.020 – Definitions. The applicant proposes to amend UNSP Section 4.3 to allow medical offices and medical clinics as permitted land uses within the NC zoning district. The intent of this amendment is to add the land uses as defined in the PDMC to allow physical or mental health services and medical or surgical services but does not include inpatient or overnight care. Overnight or emergency room care may only be provided as a part of a medical hospital which is not proposed or currently allowed within the UNSP. This amendment will also include a proposed Professional/Medical Office Overlay, which will allow for new development standards to adapt development to the higher parking needs, building designs for medical uses by allowing longer façade increments, and site layouts where parking is located in proximity to the public street with pedestrian connections between the building and street provided. New development requires the approval of a PP by the Palm Desert Planning Commission in accordance with PDMC Section 25.72.030 and Section 6.7 of the UNSP. Development in the NC zoning district is subject to development standards provided under Table 4.2 – UNSP Development Standards of Chapter 4.3 of the UNSP as proposed to be modified by the proposed specific plan amendment. The Neighborhood Center Designation of the UNSP already allows building heights up to 60 feet. The table below summarizes the project’s conformance analysis for the proposed development: Table 2 – Project Development Standard Conformance STANDARD NC - UNSP PROJECT CONFORMS Min. Max. Min. Max. 1. Ground Floor Non-Residential a. Primary Street Setback 0’ 10’ (To be amended) 248’-5” 248’-5” Yes, as amended* City of Palm Desert Case Nos. SP/EA22-0002, PP22-0009, TPM 38728 Page 10 of 13 b. Side Street and Side Yard 0’ 15’ (To be amended) 99’-6” 191’-6” Yes, as amended* 2. Rear Setback 5’ No max. 166’-8” N/A Yes Maximum height 60’ 48’ (TOP) 54’ screening Yes Max. number of stories 4 3 Yes Parking 344 spaces (3/1000) 574 spaces (5/1000) Yes * Indicates a development standard modified by the proposed Specific Plan Amendment. Land Use Compatibility The project design is consistent with the existing allowable maximum height and number of building stories currently allowed by the Palm Desert General Plan for the Town Center Neighborhood and UNSP for the Neighborhood Center designation. The vicinity of the project site is developed with a mix of office professional, hospitality, single-family and future multi- family residential. The project proposes to amend the University Neighborhood Specific Plan to allow the proposed use and increase the allowable building setback to enable the surface parking lot to be placed between the building and street frontage. The site has been identified to provide mixed-use development, which provides direct access to storefronts and buildings placed in close proximity to the public street. Existing developments in the area consist of single-family tracts to the south and west and office-professional complexes, which place parking along primary street frontages or large slopes due to substantial grade differences due to topography in the area. The use is personal service/medical use oriented towards serving the needs of the surrounding neighborhoods and is located along a corridor to provide an extension from the existing medical office located to the east. The proposal implements the design goals and policies of the General Plan including: Land Use Policy 8.2 – The project is a medical office complex that will provide a variety of professional and technical jobs, which will expand the number of living-wage paying jobs within the City. Land Use Policy 8.3 – The proposed project and use increases the amount of employment- generating uses within the City. The proposed use is near existing and proposed housing and commercial centers in the area. Parking Section J of Table 4.2 – Development Standards of the UNSP requires a minimum parking ratio of three (3) spaces per 1,000 square feet of building area. At a total floor area of 114,700 square feet, the project will require a minimum of 344 parking spaces. The project will provide a total of 476 parking spaces in Phase I and 574 parking spaces in Phase II. This is a ratio of approximately five (5) spaces per 1,000 square feet of building area, which exceeds the minimum required parking and complies with the parking standard. Additionally, pursuant to PDMC Chapter 25.46.040, the use is required to provide both long- and short-term bicycle parking at a rate of five percent (5%) of the parking requirement or 17 spaces for each Phase (34 total). The project will provide 30 short-term bicycle parking stalls and 30 long-term bicycle parking lockers. City of Palm Desert Case Nos. SP/EA22-0002, PP22-0009, TPM 38728 Page 11 of 13 Public Input: Public Notification Public noticing was conducted for the September 19, 2023, Planning Commission meeting per the requirements of PDMC Section 25.60.060 and Government Code Sections 65090 to 65094. A public hearing notice was published a minimum of 10 days before the hearing date on Friday, September 8, 2023, in The Desert Sun newspaper. Notices were mailed to all property owners within 1,000 feet of the project site and all properties within the UNSP; including recently constructed residential properties to the south and west of the site. Community Engagement PDMC Section 25.60.160 requires all development projects on sites greater than five (5) acres to prepare Community Engagement Plans to present and engage in a public outreach meeting early in the entitlement process of new projects and address concerns of the public prior to an action of the approving body. The proposal is located on a site that is 10.47 acres; therefore, a community engagement plan was prepared per the PDMC. The applicant hosted a hybrid in-person/Zoom meeting with residents on March 8, 2023, prior to submitting the project to the City for review. The meeting was attended by approximately two residents and one resident over Zoom. Participants of the community meeting questioned how the design of the site would affect existing views across the site from the University Park development located directly south of the Project site (TR 36342). The Applicant provided two-dimensional cross-section views showing the difference in pad heights and separation between the single-family homes and the Project across the north to south of the site. The section views are provided below. The Applicant noted there is roughly 25 feet in grade difference between the existing pad elevations of the homes to the south and the proposed building. Figure 4 – Site Cross Sections (A121) (See Following Page) City of Palm Desert Case Nos. SP/EA22-0002, PP22-0009, TPM 38728 Page 12 of 13 Environmental Assessment/Environment Review: Pursuant to the CEQA and the State CEQA Guidelines, an Initial Study has been prepared to analyze the environmental impacts of the project. In May 2023, the City circulated notice of the project to local tribes per the list established by the Native American Heritage Commission (NAHC) in accordance with Assembly Bill 52 and Senate Bill 18 for consultation. A total of 24 letters were mailed out, including nineteen (19) for SB 18 only and six (6) for AB 52/SB 18. The City exchanged correspondence with the Agua Caliente Tribe of Cahuilla Indians; however, no formal request for consultation by the tribes was made. The MND provides for Mitigation Measures with respect to Tribal Resources and will require the presence of an approved tribal monitor during ground-disturbing activities. The City circulated the Notice of Intent to Adopt an Initial Study (IS)/Mitigated Negative Declaration (MND) in The Desert Sun, the newspaper of record, the Riverside County Clerk, and the State Clearinghouse Website on May 16, 2023, for the public review and comment period of no less than 20 days ending on June 5, 2023. Any comments received will be presented to the Planning Commission and included in the public record and, if warranted, staff will provide an appropriate response. In the City’s role as the lead agency under CEQA, the staff finds that the MND and Initial Study dated May 2023 contains a complete and accurate reporting of the environmental impacts associated with the Project. The documents have been completed in compliance with CEQA, the State CEQA Guidelines, and the City of Palm Desert local CEQA guidelines. All environmental impacts of the Project are either insignificant or can be mitigated to a less than significant level pursuant to the mitigation measures outlined in the MND, Initial Study, and the Mitigation Monitoring and Reporting Program. Staff is recommending that the Planning Commission recommend the City Council adopt the MND for the purposes of CEQA. The MMRP is attached to Draft Resolution No. 2832 as Exhibit “A”. Comment letters on the draft IS/MND were submitted by California Fish and Wildlife and a law firm representing CARE CA. The response to those comments is provided as an attachment to this report. City of Palm Desert Case Nos. SP/EA22-0002, PP22-0009, TPM 38728 Page 13 of 13 Findings of Approval: Findings can be made in support of the project under the City’s Municipal Code. Findings in support of this project are contained in Planning Commission Resolution No. 2832 and Resolution No. 2833, attached to this staff report. REVIEWED BY: Department Director: Richard D. Cannone, AICP Principal Planner: Nick Melloni, AICP ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2832 2. Draft Planning Commission Resolution No. 2833 3. Public Hearing Notice 4. Architectural Review Commission Notice of Action and Minutes 5. Project Initial Study/Mitigated Negative Declaration and Appendices 6. Response to Comments on Initial Study/MND 7. University Neighborhood Specific Plan Amendment – May 2023 8. Project Plans 1 PLANNING COMMISSION RESOLUTION NO. 2832 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND RECOMMENDING APPROVAL OF A SPECIFIC PLAN AMENDMENT TO THE UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN AND APPLYING A PROFESSIONAL/MEDICAL OFFICE OVERLAY TO A 10.47-ACRE PROPERTY LOCATED AT THE SOUTHWEST CORNER OF GERALD FORD DRIVE AND TECHNOLOGY DRIVE (ASSESSOR’S PARCEL NUMBERS 694- 580-026 AND -027) CASE NOS. SP/EA22-0002 WHEREAS, Prest Vuksic Greenwood Architects (“Applicant”) submitted applications for a Specific Plan Amendment (“Specific Plan”) to amend the University Neighborhood Specific Plan (UNSP) to allow medical offices and medical clinics as allowed land uses within the Neighborhood Center designation, create a Professional/Medical Office Overlay, and apply said overlay to a 10.47-acre site located at the southwest corner of Gerald Ford Drive and Technology Drive; and WHEREAS, the land use designation of the Project site is Town Center Neighborhood (TCN) per the General Plan adopted November 10, 2016, by Resolution No. 2016-87; and WHEREAS, the Project site is located within the UNSP, adopted on December 8, 2016, by Ordinance No. 1312 as Case No. CZ 16-262, and is designated Neighborhood Center (NC); and WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert’s (“City’s”) Local CEQA Guidelines, the City is the lead agency for the Project; and WHEREAS, in accordance with State CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the Project may have a significant effect on the environment and to evaluate whether an Environmental Impact Report (EIR) was required; and WHEREAS, pursuant to the requirements of the CEQA, the State Guidelines for Implementation of CEQA (State CEQA Guidelines), and the City of Palm Desert CEQA Implementation Requirements, a Mitigated Negative Declaration (MND), SCH No. 2023050370 (EA22-0002), and an accompanying Mitigation Monitoring and Reporting Program (MMRP), were prepared for the Project; and WHEREAS, the Project is consistent with the development density and use characteristics considered by the General Plan EIR, Specific Plan MND in the TCN land use designation; and WHEREAS, the University Neighborhood Specific Plan Amendment (“Specific Plan”) has been prepared pursuant to the California Government Code §65451 and is compliant with state law; and PLANNING COMMISSION RESOLUTION NO. 2832 2 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 19th day of September 2023, hold a duly noticed public hearing to consider the request by the Applicant for approval of the above-noted Project request; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred; and WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report, exist to justify approval of said request: NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. SECTION 2. Findings of Specific Plan. In recommending approval of this Project, the Planning Commission, shall make the following findings in accordance with the Palm Desert Municipal Code (PDMC): 1. Consistent with the General Plan. The Specific Plan or amendment is consistent with the goals, objectives, and policies of the General Plan. The Specific Plan Amendment is consistent with the Palm Desert General Plan goals and policies of the Land Use Element. The Project site is designated Town Center Neighborhood (TCN) by the Palm Desert General Plan Land Use Element (see page 30 of the General Plan). The TCN designation is intended to provide moderate to higher intensity neighborhood development that features a variety of housing choices, walkable streets, and mixed uses, including institutional and service uses, which are compatible with and oriented toward serving the needs of neighborhoods along corridors. The Project provides medical offices near existing and approved residential land uses in the area and provides full frontage improvements, including sidewalks and pedestrian connections to the office building. The changes will not affect the overall specific plan but will add optional development standards for future medical office projects. 2. Public Welfare. The Specific Plan or amendment will not create conditions materially detrimental to the public health, safety, and general welfare. The Specific Plan will not create conditions materially detrimental to the public health, safety, and general welfare or cause serious health problems. The Project is not located within a hazardous area that would be subject to flooding, liquefaction, landslide, fault zones, or other natural hazards. The Project does not generate adverse effects that would cause public health problems. Ground-disturbing activities are PLANNING COMMISSION RESOLUTION NO. 2832 3 conditioned to prepare plans to control fugitive dust. The access locations to the subdivision have been evaluated in accordance with a traffic impact analysis. 3. Land Use Compatibility. The Specific Plan or amendment is compatible with zoning on adjacent properties and ensures development of desirable character that will be harmonious with surrounding properties. The Specific Plan amendment will add medical clinics and medical offices as allowable land uses within the Neighborhood Center designation. These land uses provide personal care and medical services to serve the needs of neighborhoods and are similar to the research and development land use, which is allowable within the Town Center Neighborhood General Plan Land Use Designation. The amendment will add an optional overlay district, known as the Professional/Medical Office Overlay Zone, which may be applied to parcels that contain 75% or greater medical or professional office uses and apply the overlay to a 10.47-acre parcel located at the southwest corner of Gerald Ford Drive and Technology Drive. The Project site is located in a largely urbanized area of Palm Desert that supports a mix of commercial and residential land uses with surrounding land uses, including single-family residential to the south and west, professional and medical office uses to the east, and planned multi-family residential and commercial to the north. The application of the professional/medical area is compatible and will provide for a harmonious transition between commercial uses along Gerald Ford Drive and residential neighborhoods to the south. 4. Property Suitability. The Specific Plan or amendment is suitable and appropriate for the location, access, and topography for the development of the subject property. The site is physically suitable for the density of development. The allowable density for the site has been evaluated by the General Plan. The Applicant has prepared the appropriate technical studies to assess that the site is physically suitable to develop and will not result in detrimental environmental impacts. The 400 acres subjected to the UNSP are suitable for the proposed development. No environmental issues were identified in the preparation and drafting of the General Plan EIR that would indicate that development in this area would be unsuitable. In addition, existing commercial and residential developments have successfully constructed similar types of development in the immediate vicinity. No obstacles to the development of surrounding subdivisions were experienced, and due to the proximity and similarity of the proposed development, it’s reasonable to conclude that the site is physically suitable for it. The property is suitable for the proposed development, and mitigation measures identified in the General Plan EIR ensure that impacts to the surrounding areas are minimized. 5. CEQA. The Specific Plan or amendment has been reviewed in compliance with the provisions of the CEQA. The Specific Plan Amendment has been reviewed in compliance with the provisions of the CEQA. Under the CEQA and the State CEQA Guidelines, an Initial Study has PLANNING COMMISSION RESOLUTION NO. 2832 4 been prepared to analyze the environmental impacts of the Project. The documents have been completed in compliance with CEQA, the State CEQA Guidelines, and the City of Palm Desert local CEQA guidelines. All environmental impacts of the Project are either insignificant or can be mitigated to a less than significant level pursuant to the mitigation measures outlined in the MND, Initial Study, and the Mitigation Monitoring and Reporting Program (MMRP). The MMRP is attached to this Resolution as Exhibit “A.” The Planning Commission recommends that the City Council adopt the MND for the purposes of CEQA. SECTION 3. Project Recommendations. The Planning Commission hereby recommends approval of SP/EA22-0002 attached to this Resolution as Exhibit “B” to the City Council, subject to the findings and Conditions of Approval. SECTION 4. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City’s office at 73510 Fred Waring Drive, Palm Desert, CA 92260. Richard D. Cannone, AICP, the Secretary to the Palm Desert Planning Commission, is the custodian of the record of proceedings. SECTION 5. Execution of Resolution. The Chairperson of the Planning Commission signs this Resolution and the Secretary to the Commission shall attest and certify to the passage and adoption thereof. SECTION 6. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. ADOPTED ON September19, 2023. NANCY DE LUNA CHAIRPERSON ATTEST: RICHARD D. CANNONE, AICP SECRETARY PLANNING COMMISSION RESOLUTION NO. 2832 5 I, Richard D. Cannone. AICP, Secretary of the City of Palm Desert, hereby certify that Resolution No. 2832 is a full, true, and correct copy, and was duly adopted at a regular meeting of the Planning Commission of the City of Palm Desert on September 19, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: RECUSED: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Desert, California, on September , 2023. RICHARD D. CANNONE, AICP SECRETARY 6 EXHIBIT “A” CITY OF PALM DESERT UNIVERSITY MEDICAL OFFICE PARK CASE NO. SP/EA22-0002 MITIGATION AND MONITORING PROGRAM Mitigation Measure Responsible for Monitoring Timing Criteria BIOLOGICAL RESOURCES BIO.1 Burrowing Owl Surveys To mitigate potential impacts to burrowing owl, two pre- construction surveys shall be conducted in accordance with CDFW protocol. The first survey shall occur between 14 and 30 days prior to ground disturbance, and the second shall occur within 24 hours of the initiation of ground disturbance activities for any phase of development on the Project site. • If no owls are detected during those surveys, ground disturbance may proceed without further consideration of this species, assuming there is no lapse between the surveys and construction, because the protocol states “time lapses between Project activities trigger subsequent take avoidance surveys including but not limited to a final survey conducted within 24 hours prior to ground disturbance.” • If burrowing owls are detected during the surveys, avoidance and minimization measures shall be required. Avoidance and minimization measures may include establishing a buffer zone, installing a visual barrier, implementing burrow exclusion and/or closure techniques, in conformance with CDFW protocol. Project Biologist, City Engineer, Planning Department Prior to issuance of any permits that result in ground disturbance The Project biologist shall supply the City with reports of findings regarding burrowing owls and migratory birds. The reports will be attached to the grading permit for the Project. PLANNING COMMISSION RESOLUTION NO. 2832 7 CITY OF PALM DESERT UNIVERSITY MEDICAL OFFICE PARK CASE NO. SP/EA22-0002 MITIGATION AND MONITORING PROGRAM Mitigation Measure Responsible for Monitoring Timing Criteria BIO.2 Migratory Bird Treaty Act If ground disturbance or tree or plant removal is proposed between January 15 1st and August 31st, a qualified biologist shall conduct a nesting bird survey within 7 to 10 days of initiation of grading onsite, focusing on MBTA covered species. If active nests are reported, then species-specific measures shall be prepared. At a minimum, grading in the vicinity of a nest shall be postponed until the young birds have fledged. For construction that occurs between September 1st and January 31st, no pre-removal nesting bird survey is required. • In the event active nests are found, exclusionary fencing shall be placed around the nests until such time as nestlings have fledged. Avoidance buffers shall be 100 to 300 feet from the nests of unlisted songbirds, and 500 feet from the nests of birds-of-prey and listed species. Project Biologist, City Engineer, Planning Department Prior to issuance of any permits that result in ground disturbance The Project biologist shall supply the City with reports of findings regarding burrowing owls and migratory birds. The reports will be attached to the grading permit for the Project. CULTURAL AND TRIBAL RESOURCES PLANNING COMMISSION RESOLUTION NO. 2832 8 CITY OF PALM DESERT UNIVERSITY MEDICAL OFFICE PARK CASE NO. SP/EA22-0002 MITIGATION AND MONITORING PROGRAM Mitigation Measure Responsible for Monitoring Timing Criteria CUL.1 Archaeological and Tribal Monitoring Earth-moving activities, including grading, grubbing, trenching, or excavations at the site shall be monitored by a qualified archaeologist and a Native American monitor. If any cultural materials more than 50 years of age are discovered, they shall be recorded and evaluated in the field. The monitors shall be prepared to recover artifacts quickly to avoid construction delays but must have the power to temporarily halt or divert construction equipment to allow for controlled archaeological recovery if a substantial cultural deposit is encountered. The monitors shall determine when excavations have reached sufficient depth to preclude the occurrence of cultural resources, and when monitoring should conclude. If artifacts are discovered, these shall be processed, catalogued, analyzed, and prepared for permanent curation in a repository with permanent retrievable storage that would allow for additional research in the future. Project applicant, Project archaeologist, Tribal monitor, Planning Division, City Engineer. Monitoring shall occur during earth- moving activities. Within 30 days of the completion of ground disturbing activities on the Project site, a report of findings shall be filed with the City. PLANNING COMMISSION RESOLUTION NO. 2832 9 CITY OF PALM DESERT UNIVERSITY MEDICAL OFFICE PARK CASE NO. SP/EA22-0002 MITIGATION AND MONITORING PROGRAM Mitigation Measure Responsible for Monitoring Timing Criteria GEOLOGY AND SOILS GEO.1 A site-specific Geotechnical Report shall be prepared and submitted with grading plans, and report recommendations should be incorporated in Project design and construction. Project engineer, Project geotechnical consultant, Project applicant. Prior to issuance of grading permits Final report submitted to and approved by the City TRAFFIC AND CIRCULATION TRA.1 In addition to paying the requisite CVAG TUMF fee, and to remedy the LOS deficiency at the intersections of Cook Street and the I-10 westbound and eastbound ramps, the Project is responsible for the following fair share contributions: Intersection of Cook Street and I-10 Westbound Ramp: Project is responsible for 8.0% towards a 2nd 200 ft. WB left turn lane. Intersection of Cook Street and I-10 Eastbound Ramp: Project is responsible for 9.2% towards the restriping of existing NB travel lanes to achieve a 12ft. wide NB 200 ft. long right turn lane, with remaining through travel lanes at 11ft. widths. Ultimately include northbound free- right turn channelization. Project applicant, CVAG, City Engineer. Prior to the issuance of grading permits The Project applicant shall coordinate with the City and CVAG the payment of CVAG’s TUMF fee and the agreed upon fair share contribution for improvements to the intersection of Cook Street and the I-10 westbound and eastbound ramps. 10 EXHIBIT “B” AMENDED UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN (PROVIDED AS ATTACHMENT 7 OF STAFF REPORT) PLANNING COMMISSION RESOLUTION NO. 2833 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A PRECISE PLAN AND TENTATIVE PARCEL MAP TO DEVELOP A PHASED 114,700-SQUARE-FOOT MEDICAL OFFICE PARK WITH RELATED ON-SITE AND OFF-SITE IMPROVEMENTS, AND SUBDIVIDE A 10.47-ACRE PROPERTY LOCATED AT THE SOUTHWEST CORNER OF GERALD FORD DRIVE AND TECHNOLOGY DRIVE (ASSESSOR’S PARCEL NUMBERS 694-580-026 AND -027) CASE NOS. PP22-0009, TPM 38728 WHEREAS, Prest Vuksic Greenwood Architects (“Applicant”), submitted an application for a Specific Plan Amendment (“Specific Plan”) to amend the University Neighborhood Specific Plan (UNSP) to allow medical offices and medical clinics as allowed land uses within the Neighborhood Center designation, create a Professional/Medical Office Overlay, and apply said overlay to the 10.47-acre site located at the southwest corner of Gerald Ford Drive and Technology Drive; and WHEREAS, the Applicant also submitted applications for a Precise Plan (PP) to develop a 114,700-square-foot medical office park, including a 94,700-square-foot, three- story medical office building (Building 1) and future 20,000-square-foot, single-story medical office building (Building 2), and on-site parking, landscaping, and off-site public improvements for the Project site, and a Tentative Parcel Map (TMP) to subdivide the 10.47-acre Project site into two parcels; and WHEREAS, the Project site has a land use designation of Town Center Neighborhood (TCN) in the General Plan adopted on the 10th day of November 2016, and a zoning designation of Planning Residential (PR-20); and WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State California Environmental Quality Act (CEQA) Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert’s (“City’s”) Local CEQA Guidelines, the City is the lead agency for the Project; and WHEREAS, the Architectural Review Commission (ARC) of the City of Palm Desert, California, did on the 14th day of March 2023, approve a design review for the Project, subject to conditions; and WHEREAS, in accordance with State CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the Project may have a significant effect on the environment and to evaluate whether an Environmental Impact Report (EIR) was required; and WHEREAS, pursuant to the requirements of the CEQA, the State Guidelines for Implementation of CEQA (State CEQA Guidelines), and the City of Palm Desert CEQA Implementation Requirements, a Mitigated Negative Declaration (MND), SCH# 2023050370 (EA 22-0002), and an accompanying Mitigation Monitoring and Reporting Program (MMRP), were prepared for the Project; and PLANNING COMMISSION RESOLUTION NO. 2833 2 WHEREAS, the Project is consistent with the development density and use characteristics considered by the General Plan EIR, Specific Plan MND in the TCN land use designation; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 19th day of September 2023, hold a duly noticed public hearing to consider the request by the Applicant for approval of the above-noted Project request; and WHEREAS, the Planning Commission did on the 19th day of September 2023, adopted Resolution No. 2832, recommending approval of the Specific Plan Amendment to the UNSP to allow medical offices and medical clinics as permitted land uses in the Neighborhood Center zone; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred; and WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report, exist to justify approval of said request: NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. SECTION 2. Findings on Tentative Parcel Map. In recommending approval of this Project, the Planning Commission and under Palm Desert Municipal Code (PDMC) Section 26.20.100(C), shall deny approval of a tentative map if any of the following findings are made: 1. That the density of the proposed subdivision is not consistent with applicable general and specific plans. The map has been reviewed and found to be consistent with the density, lot development standards, and land uses of the UNSP and the General Plan Land Use Designation for the TCN. The TPM proposes to create a two-lot subdivision within a 10.47-acre Project site. The UNSP does not establish a minimum lot size requirement or a minimum parcel dimension for non-residential lots. The proposed lots are intended to serve a medical office development; therefore, complies with the applicable standards set. 2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. The design and improvements of the subdivision are consistent with the applicable Specific Plan requirements for lot standards, the circulation, and distribution of land PLANNING COMMISSION RESOLUTION NO. 2833 3 uses. The dedications for public right-of-way are consistent with the applicable circulation elements of the Specific Plan. 3. That the site is not physically suitable for this type of development. The site is physically suitable for the proposed medical office park development. The Project has been analyzed by the City’s Public Works Department, Land Development and Engineering, and Planning Division. The site has suitable access, grading, drainage, and zoning to allow the development. 4. That the site is not physically suitable for the proposed density of development. The site is physically suitable for the density of development. The allowable density for the site has been evaluated by the General Plan. The Applicant has prepared the appropriate technical studies to assess that the site is physically suitable to develop. The MND for the Specific Plan identifies required mitigation. 5. That the design of the subdivision or the improvements are likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The design of the subdivision and improvements will not cause damage or substantially injure wildlife habitat. The subject property is in an urbanized area of Palm Desert and is adjacent to major roadways, including Gerald Ford Drive. The site is vacant and surrounded by residential development to the west and commercial development to the east. The site has been heavily disturbed by previous grading activities and is surrounded on the north, east, and south side by urbanized development. On-site vegetation coverage is generally sparce with regrowth of shrubs and desert grasses. Due to the disturbed nature of vegetation and soils, the Project site has a very low to low potential to harbor sensitive wildlife species. Ground- disturbing activities for the development of the Project shall comply with the Migratory Bird Treaty Act, as well as preparation of a burrowing owl survey prior to ground- disturbing activities, and prior to the removal of vegetation or tree removal shall ensure no habitat is damaged. 6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems. The design of the subdivision is not likely to cause serious health problems. The Project is not located within a hazardous area that would be subject to flooding, liquefaction, landslide, fault zones, or other natural hazards. The Project does not generate adverse effects that would cause public health problems. Ground-disturbing activities are conditioned to prepare plans to control fugitive dust. The access locations to the subdivision have been evaluated in accordance with the Specific Plan and will not adversely affect public health. PLANNING COMMISSION RESOLUTION NO. 2833 4 SECTION 3. Project Recommendations. The Planning Commission hereby recommends approval of PP22-0009 and TPM 38728 to the City Council, subject to the findings and Conditions of Approval attached herein as Exhibit A. SECTION 4. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City’s office at 73510 Fred Waring Drive, Palm Desert, CA 92260. Richard D. Cannone, AICP, the Secretary to the Palm Desert Planning Commission, is the custodian of the record of proceedings. SECTION 5. Execution of Resolution. The Chairperson of the Planning Commission signs this Resolution and the Secretary to the Commission shall attest and certify to the passage and adoption thereof. SECTION 6. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. ADOPTED ON September 19, 2023. NANCY DE LUNA CHAIRPERSON ATTEST: RICHARD D. CANNONE, AICP SECRETARY PLANNING COMMISSION RESOLUTION NO. 2833 5 I, Richard D. Cannone. AICP, Secretary of the City of Palm Desert, hereby certify that Resolution No. 2833 is a full, true, and correct copy, and was duly adopted at a regular meeting of the Planning Commission of the City of Palm Desert on September 19, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: RECUSED: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Desert, California, on September , 2023. RICHARD D. CANNONE, AICP SECRETARY PLANNING COMMISSION RESOLUTION NO. 2833 6 EXHIBIT A CONDITIONS OF APPROVAL CASE NO. PP22-0009, TPM 38728 PLANNING DIVISION: 1. The development of the property shall conform substantially with exhibits on file with the Development Services Department, as modified by the following conditions. 2. The Applicant agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these project approvals for the Project, or the project approvals themselves, the Developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. Developer, at its sole expense, shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the Developer’s approval of counsel, which shall not be unreasonably denied, and at the Developer’s sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the Developer and cooperate in the defense. The Developer, upon such notification, shall deposit with City sufficient funds in the judgment of the City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both Parties elect to defend, the Parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement in order to share and protect the information under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and Developer shall coordinate their defense in order to make the most efficient use of legal counsel and to share and protect information. Developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third-party litigation of project approvals without the Developer’s consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless the Developer materially breaches this indemnification requirement. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to the approved development standards listed in the PDMC and University Neighborhood Specific Plan, and state and federal statutes now in force, or which hereafter may be in force. 4. The Tentative Parcel Map shall expire if recordation of the Final Parcel Map is not completed within two (2) years from the date of final approval unless an extension of time is granted by the Palm Desert Planning Commission; otherwise, said approval shall become null, void, and of no effect whatsoever. 5. The Precise Plan shall expire within two (2) years from the date of final approval unless an extension of time is granted by the Palm Desert Planning Commission; otherwise, said approval shall become null, void, and of no effect whatsoever. PLANNING COMMISSION RESOLUTION NO. 2833 7 6. The approved PP shall only be modified with written City approval per PDMC Chapter 25.72.030. Any proposed changes to this PP will require an amendment to the application, which may result in a new public hearing. 7. The approved TPM shall only be modified with written City approval in accordance with the requirements of the University Neighborhood Specific Plan and Chapter 26.20 of the PDMC. 8. All construction documentation shall be coordinated for consistency, including, but not limited to, architectural, structural, mechanical, electrical, plumbing, landscape and irrigation, grading, and street improvement plans. All such plans shall be consistent with the approved entitlement plans on file with the Development Services Department. 9. A copy of the herein-listed Conditions of Approval shall be included in the construction documentation package for the Project, which shall be continuously maintained on-site during Project construction. 10. The Applicant shall execute a written acknowledgment to the Planning Division stating acceptance of and compliance with all the Conditions of Approval of Resolution No. 2833 and that the plans submitted are in compliance with the Conditions of Approval. No modifications shall be made to said plans without written approval from the appropriate decision-making body. 11. Prior to issuance of a building permit for construction of any use or structure contemplated by this approval, the Applicant shall first obtain permits and or clearance from the following agencies: Public Works Department Fire Department Building and Safety Division Land Development Division Evidence of said permit or clearance from the above agencies shall be presented to the Building & Safety Division at the time of issuance of a building permit for the use contemplated herewith. 12. This Project is subject to payment of the City’s Public Art fee. The fee will be applied prior to a building permit issuance and shall remain in the City’s public art fund. Alternatively, the project may propose public art in lieu of the fee subject to review and approval by the Cultural Arts Committee. 13. The pad elevations of all lots shall be consistent with the approved preliminary grading and drainage plan included with the project file dated March 7, 2023. Adjustments which increase or decrease the pad elevation by six inches (0’-6”) or less shall be subject to review and approval by the Director of Development Services and City Engineer. A. Adjustments which increase the pad elevations by more than six (6) inches shall require Planning Commission approval. PLANNING COMMISSION RESOLUTION NO. 2833 8 14. All mitigation measures identified in the University Specific Plan MND (SCH #2023050370) shall be incorporated into the planning, design, development, and operation of the Project. 15. All exterior lighting sources shall be fully shielded and directed downwards and is subject to approval by the Development Services Department. Luminaries with total lamp lumens above 16,000 lumens shall not be used. Prior to building permit issuance, the Applicant shall submit plans for outdoor lighting as required by PDMC Section 24.16.030 and include glare ratings and color temperature for all exterior light fixtures. 16. Final lighting plans shall be submitted per PDMC Section 24.16 for any landscape, architectural, street, or other lighting types within the Project area. 17. Prior to the building permit issuance, the Applicant shall submit a landscape construction application for approval by the Development Services Department and Coachella Valley Water District. 18. Final landscape and irrigation documents shall be prepared by a landscape architect registered with the State of California and shall be submitted to the Development Services Department and the CVWD for review and approval. All sheets shall be signed by the landscape architect and shall include the license number and the expiration date. The landscape plan shall conform to the preliminary landscape plans prepared as part of this application and shall include dense plantings of live landscape material. All trees shall be a minimum 24-inch box in size and all plants shall be a minimum of five (5) gallons in size at the time of planting, and. A. The Applicant shall submit final landscape construction plans to the Palm Desert Development Services Department for review and acceptance prior to or concurrent with submittal to CVWD. B. The grading design plans shall be submitted as a part of the landscape documentation package. 19. All Project irrigation systems shall function properly, and landscaping shall be maintained in a healthy and thriving condition. The maintenance of landscaping and the irrigation system shall be permanently provided for all areas of the Project site. Furthermore, the plans shall identify responsibility for the continued maintenance. 20. Prior to the issuance of the Certificate of Occupancy, the Project shall record a landscape maintenance agreement for site landscaping and new landscaping located within the public right of way along the project frontages as depicted on the approved preliminary landscape plan dated March 8, 2023; this is not intended to include the existing landscaped medians adjacent to the project. 21. Prior to the issuance of the Certificate of Occupancy, the certified landscape architect or designer of record shall submit written verification and certificate of completion to the Planning Division that the landscaping and irrigation have been installed per the approved landscape plan adjacent to the project site. PLANNING COMMISSION RESOLUTION NO. 2833 9 22. All exterior and rooftop equipment and all appurtenances thereto shall be completely screened from public view by walls or roof screens that are architecturally treated to be consistent with the building. The final construction plans shall include appropriate drawings demonstrating how such equipment is to be screened from view. 23. All roof drainage systems and devices shall be designed such that they are fully screened from view from all public streets. Drainage devices, including but not limited to down- spouts, shall not be located on any street-facing building elevation or area that is clearly visible from the public right-of-way. Drainage devices shall be fully integrated into the building structure and located within the exterior walls of the structure. 24. All roof access ladders shall be located on the inside of the building and shall be fully screened by rooftop parapets. 25. All ground-mounted utility structures including, but not limited to, transformers, HVAC equipment, and backflow prevention valves shall be located out of view from any public street or adequately screened using landscaping and/or masonry walls. 26. Exterior building elevations showing building wall materials, roof types, exterior colors, and appropriate vertical dimensions shall be included in the development construction drawings. 27. All parking spaces shall be clearly marked with white or yellow paint or other easily distinguished material. Except as required by the state and the Americans with Disability Act (ADA) requirements, all markings shall be a minimum four-inch (4”) wide double (“hairpin” style) stripe designed to provide 18 inches measured outside to outside under City Council Resolution No. 01-5. 28. The Applicant or any successor in interest shall comply with all applicable local, state, and federal laws and regulations. 29. The Applicant shall construct the pedestrian circulation network as shown on the approved preliminary grading dated March 7, 2023, and provide pedestrian access points as shown on the approved preliminary site plan. 30. Exterior signage shall comply with Chapter 25.56 of the PDMC at all times. The applicant shall submit a sign program for review by the Architectural Review Commission for all exterior signage including wall signage, monument signage, and directional signage. All signage shall be coordinated for consistency. 31. All exterior wall signs shall be coordinated to utilize a consistent construction and illumination method. Illuminated signs which face residential uses shall be restricted to reverse-lit or halo-illumination and shall refrain from use of through-lighting. 32. Prior to permit issuance, the final construction drawings for the medical building shall be submitted to the Architectural Review Commission or Architectural Review Commission Subcommittee to ensure the final drawings substantially conform to the preliminary plan set. PLANNING COMMISSION RESOLUTION NO. 2833 10 33. The Applicant shall comply with the recommendations made by the City’s Architectural Review Commission (ARC), as referenced in the March 14, 2023, Notice of Action. 34. The PP approval is for a two phase, 114,700-square-foot medical office park and phasing shall occur as depicted in the Overall Site Plan Phases dated March 6, 2023, however, may be constructed in its entirety in a single phase in the future: A. Phase 1 consists of Building 1, a 94,700 square-foot medical office building, the pad for a Building 2, a future 20,000 square-foot medical building, all street and sidewalk improvements, full perimeter landscape improvements, and approximately 476 on-site parking spaces, and offsite improvements. B. Phase 2 consists of a 20,000 square-foot, single-story medical office building with a maximum height of 25’-0” from the approved pad and additional parking to allow a total of 574 on-site parking spaces, and additional landscaping. C. C. All offsite improvements as shown on the plans and modified by conditions shall be completed with Phase 1 of the project. D. Phase 1 shall be developed within 2 years or the Precise Plan will expire unless an extension of time is granted by the Planning Commission per Condition No. 5 of this Resolution. 35. The final architecture of Building 2 shall require review and approval of a Design Review application by the Architectural Review Commission. The building shall be limited to a maximum total floor area of 20,000 square-feet and shall be single-story with a maximum height of 25’-0” as measured from the approved finished grade of 179.3 (NAVD29). The architectural style shall be compatible with Building 1 and shall use a matching material and color palette. The final design shall also include a landscape plan for parking areas within Phase 2. A. Proposals which relocate, and/or increase the building height and/or maximum total floor area of Building 2, shall require an amendment to the PP. 36. Prior to the issuance of a certificate of occupancy for Building 1, the applicant shall stabilize the pad for Building, and unpaved parking areas of Phase 2 to the satisfaction of the Director of Development Services and plant a continuous irrigated hedge around the perimeter of each area. The stabilized areas and hedges shall be maintained until Building 2 is completed. LAND DEVELOPMENT DIVISION: 37. The following plans, studies, and exhibits are hereby referenced: University Neighborhood Specific Plan (UNSP) adopted by Ordinance 1312, and dated January 2017; Preliminary Grading and Drainage Plan, prepared by Michael Baker International and dated March 7, 2023; Tentative Parcel Map No. 38728 exhibit, prepared by Michael Baker International and dated May 2023; Preliminary Utility Plan, prepared by Michael Baker International and dated March 7, 2023; University Medical Office Park Preliminary Hydrology Report, prepared by Michael Baker International and dated December 7, 2022; and Preliminary Water Quality Management Plan, prepared by Michael Baker International and dated December, 2022. PLANNING COMMISSION RESOLUTION NO. 2833 11 38. It is assumed that easements shown on the preliminary grading exhibit are shown correctly and include all the easements that encumber the subject property. A current preliminary title report for the site will be required to be submitted during technical plan review. The Applicant shall secure approval from all, if any, easement holders for all grading and improvements, which are proposed over the respective easement or provide evidence that the easement has been relocated, quitclaimed, vacated, abandoned, easement holder cannot be found, or is otherwise of no effect. Should such approvals or alternate actions regarding the easements not be provided and approved by the City, the Applicant may be required to amend or revise the proposed site configuration as may be necessary. 39. It is understood that the conceptual exhibits correctly show acceptable centerline elevations, all existing easements, traveled ways, and drainage courses with appropriate Q’s, and that the omission or unacceptability may require that the Applicant amend or revise the site plan as may be. 40. Prior to issuance of the first building permit for the development, the Applicant shall pay all appropriate signalization fees in accordance with the City’s Resolution No. 79-17 and 79-55. 41. Prior to map approval, the Applicant shall pay all appropriate drainage fees in accordance with the City’s Municipal Code Section 26.49 and Palm Desert Ordinance No. 653. 42. Prior to map approval, the Applicant shall pay all appropriate park fees in accordance with the City’s Municipal Code Section 26.48.060. 43. The Applicant shall comply with Palm Desert Ordinance No. 843, Section 24.20 Stormwater Management and Discharge Ordinance. 44. All utility extensions within the site shall be placed underground unless otherwise specified or allowed by the respective utility purveyor. 45. Prior to a grading permit, the Applicant shall prepare a final grading plan for the site. No grading or other improvements shall be permitted until a final grading plan has been approved by the City Engineer. Grading plans and all grading shall conform to the approved Conceptual Grading Plan, the California Building Code, PDMC Title 27 Grading, and all other relevant laws, rules, and regulations governing grading in the City of Palm Desert. 46. The grading plan shall provide for acceptance and proper disposal of all off-site drainage flowing onto or through the site. Should the quantities exceed the street capacity, the Applicant shall provide adequate drainage facilities and/or appropriate easements as approved by the City Engineer. 47. Pad elevations, as shown on the conceptual exhibit, are subject to review and modification per Chapter 27 of the Palm Desert Municipal Code. PLANNING COMMISSION RESOLUTION NO. 2833 12 48. Prior to approval of the grading plan, the Applicant shall prepare a detailed final flood hazard/hydrology and hydraulics report for approval of the City Engineer. The report shall encompass the entire project area and comply with all relevant laws, rules, and regulations governing the City of Palm Desert. 49. All drainage and storm drain improvements shall be designed per PDMC Title 24, Riverside County Flood Control and Water Conservation District’s standards for the Drainage Element of the Palm Desert General Plan, and all other relevant laws, rules, and regulations governing grading in the City of Palm Desert. 50. Prior to approval of the grading plans, the Applicant shall provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources Control Board. Such Evidence shall consist of a copy of the NOI stamped by the State Water Resources Control Board or the Regional Water Quality Control Board, or a letter from either agency stating that the NOI has been filed. 51. Prior to the issuance of a grading permit, the Applicant shall submit a PM10 application for review and approval. The Applicant shall comply with all provisions of PDMC Section 24.12 regarding Fugitive Dust Control. 52. Prior to issuance of grading permit the Applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval of the Land Development department. 53. Where grading involves import or export, the Applicant shall obtain permits, from the Public Works Department, including import/export quantities and hauling route. 54. Prior to grading permit, it shall be the sole responsibility of the Applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the grading shown on the grading plan exhibit. Proof shall be provided to the Land Development Department prior to issuance of grading permit. 55. It is assumed that the grading and the provisions for water quality management shown on the conceptual grading exhibit can comply with all requirements for a Final Water Quality Management Plan (F-WQMP) without substantial change from that shown. Prior to approval of the grading plan for each Precise Plan Landowner shall prepare, or cause to be prepared, a Final WQMP in conformance with the requirements of the Riverside County Flood Control and Water Conservation District (RCFC&WCD) Whitewater River Watershed area for approval of the City Engineer. 56. All post-construction BMPs shall be designed based on the City of Palm Desert’s maximum infiltration criteria of one (1) inch/hour. 57. Prior to the issuance of a grading permit, the Applicant shall submit a signed and notarized WQMP Operations and Maintenance Agreement to the City. The agreement shall include provisions for the maintenance and operation of all onsite water quality BMP facilities by the property owner. PLANNING COMMISSION RESOLUTION NO. 2833 13 58. Prior to issuance of grading permit and in compliance with the City of Palm Desert Municipal Code Chapter 27.24, the Applicant shall enter into an agreement and post financial security guarantee for all grading work related to this project. 59. Prior to issuance of grading permit for the Precise Plan, the Applicant shall submit for review and approval of the City Engineer a final Geotechnical Report that includes project specific recommendations. 60. Prior to issuance of precise grading permit, the Applicant shall submit grading and improvement plans for onsite improvements for review and approval of the City Engineer. A. Signing and striping shall be part of the plans and shall include stop signs and stop bars for vehicles exiting the site at proposed driveways. B. All private improvements shall be kept within private property. Non-standard encroachments into proposed public right-of-way will not be permitted, unless clearly identified on these conditions of approval. 61. Prior to the start of grading activities, the Applicant shall install all erosion and dust control mechanisms for the site as approved by the City. 62. Upon completion of grading of each phase, the project’s Geotechnical Engineer shall certify to the completion of grading in conformance with the approved grading plans and the recommendations of the geotechnical report approved for this project. A licensed land surveyor shall certify to the completion of grading in conformance with the lines and grades shown on the approved grading plans. 63. Final parcel map shall show corner cut back dedication at Gerald Ford Drive and Technology Drive intersection, and Technology Drive and College Drive intersection per Riverside County Standard No. 805 and/or as adequately designed to accommodate public infrastructure and adequate ADA path of travel within the public right-of-way, whichever is more stringent. 64. Final parcel map shall show additional right-of-way dedication at project driveway intersections required to accommodate public infrastructure within public right-of-way and be in compliance with ADA requirements. 65. Prior to map approval, the Applicant shall submit improvement plans for required improvements along Gerald Ford Drive, Technology Drive, and College Drive as outlined in these conditions of approval. 66. Prior to map approval, the Applicant shall provide full-scale signing and striping plans for (each) Gerald Ford Drive, Technology Drive, and College Drive improvements. The signing and striping plans shall be submitted as a separate set of plans from the street improvement plans for review and approval of the City Engineer. Signing and striping PLANNING COMMISSION RESOLUTION NO. 2833 14 plans shall show existing improvements and proposed modifications including, but not limited to, bike lanes, roundabout(s), travel lanes, pavement markings, turning lanes, existing and proposed traffic signs, etc. All signing and striping within public streets shall follow California Highway Design Manual (CA HDM) and California Manual of Uniform Traffic Control Devices (CA MUTCD) design guidelines and standards and must be signed by a licensed Civil Engineer or Traffic Engineer (PE/TE). 67. Prior to issuance of encroachment permit for public improvements and/or map recordation, whichever comes first, the Applicant shall enter into an agreement and post financial security guarantee for the construction of all off-site/public improvements in accordance with Chapter 27.24 of the Palm Desert Municipal Code. The form and amount of the financial security shall be reviewed and approved by the City Engineer. The Applicant shall guarantee all improvements for a period of one year from the date of final acceptance and the improvement guarantee shall be backed by a bond or cash deposit in the amount of ten percent of the surety posted for the improvements. 68. Prior to map recordation, the applicant shall enter into a subdivision improvement agreement and post financial securities with the City for the required public improvements. The form and amount of the financial security shall be reviewed and approved by the City Engineer and be in compliance with the Palm Desert Municipal Code Section 26.28.030 and Section 26.28.040. 69. Prior to issuance of certificate of occupancy, the Applicant is responsible for the construction and installation of improvements on Gerald Ford Drive as identified on these conditions of approval. Applicant shall provide for the design and construction of the following improvements: A. Modifications to existing curb and sidewalks to provide for right turn lane pocket west of the proposed project driveway. B. Modifications to the existing curb and sidewalks east of the proposed driveway to provide extension to existing eastbound right turn lane at Technology Drive intersection. C. A Class II bicycle/golf cart lane is planned on Gerald Ford Drive along the project frontage. The street design shall anticipate the requirement and incorporate into the design to the best extent possible. The engineer of record shall coordinate with City public works and land development staff to determine the feasibility of the bike path provided existing constraints and road alignment east of Gerald Ford Drive and Technology Drive intersection. In the event that the bike path is not feasible at this time, the applicant may submit a formal request to the City Engineer to provide street improvements without the corresponding markings/striping. Ultimate street design shall be approved by the City Engineer. D. Applicant shall provide landscape improvements along the site frontage. Separate plans submitted for Public Works approval are required. E. Applicant shall verify ADA compliance of pedestrian facilities along Gerald PLANNING COMMISSION RESOLUTION NO. 2833 15 Ford Drive that are impacted by the development (i.e. at driveway access). The applicant will be responsible for providing accessible path from the proposed driveway access to their onsite facilities. Applicant shall be responsible for repairing any sidewalk panels damaged during the project’s construction activities, as identified by the City inspector and directed by the City Engineer F. Applicant shall be responsible for replacement any curb and gutter along the frontage, per City of Palm Desert Standard No. 102, damaged during construction activities, as directed by the City Engineer. G. Applicant shall show, as reference only, all existing and proposed utility connections on plans. Utility plans shall be processed and approved by CVWD. H. Applicant shall construct one right-in/right-out only driveway at approximately 500-feet (centerline to centerline) of the Technology Drive and Gerald Ford intersection. I. Applicant shall install STOP signs and STOP bars at all proposed project entries/driveways that intersect with Gerald Ford Drive. 70. Prior to certificate of occupancy, the Applicant is responsible for the construction and installation of improvements on Technology Drive as identified on these conditions of approval. Applicant shall provide for the design and construction of the following improvements: A. Applicant shall provide landscape improvements along the site frontage. B. Applicant shall verify ADA compliance of pedestrian facilities along the frontage that are impacted by the development (i.e. at driveway access). C. Applicant will be responsible for replacement of any sidewalk panels damaged during the project’s construction activities, as identified by the City inspector and directed by the City Engineer. D. Applicant shall be responsible for replacement any curb and gutter along the frontage, per City of Palm Desert Standard No. 102, damaged during construction activities, as directed by the City Engineer. E. Applicant shall show, as reference only, all existing and proposed utility connections on plans. Utility plans shall be processed and approved by CVWD. F. Applicant shall construct one unrestricted driveway and provide one 100-foot shared left/through/right outbound lane. G. The applicant shall provide, as part of the construction drawings for the development, a detail drawing of the proposed non-standard driveway to Technology Drive, for review and approval of the City Engineer. This Exhibit shall show all elevations, percent grade, ADA compliant connection between private pedestrian facilities and public right-of-way, and dimensions, as well as truck turning templates for vehicles entering and exiting the site. H. Applicant shall install STOP signs and STOP bars at all proposed project entries/driveways that intersect with Technology Drive. I. Applicant shall modify the existing raised median to provide 90-foot northbound left turn pocket onto the site’s driveway, as generally shown on the conceptual exhibits. PLANNING COMMISSION RESOLUTION NO. 2833 16 71. Prior to certificate of occupancy, the Applicant is responsible for the construction and installation of improvements on College Drive. Required improvements for this development generally include, but are not limited to: A. Applicant shall provide dedicated bicycle/golf cart lane (Class II). B. Applicant shall provide landscape improvements along the site frontage. C. Applicant shall verify ADA compliance of pedestrian facilities along College Drive that are impacted by the development (i.e. at driveway access). The applicant will be responsible for providing accessible path from the proposed driveway access to their onsite facilities. Applicant shall be responsible of repairing any sidewalk panels damaged during the project’s construction activities, as identified by the City inspector and directed by the City Engineer. D. Applicant shall show, as reference only, all existing and proposed utility connections on plans. Utility plans shall be processed and approved by CVWD. E. Applicant shall construct one unrestricted driveway per the referenced conceptual exhibit and provide one 50-foot shared left inbound/through/right outbound lane. F. Applicant shall modify existing raised median to provide 125-foot eastbound left turn pocket and provide STOP sign and stop bar and signage at driveway exit, as indicated in the project specific traffic impact analysis. 72. Prior to building final inspection, the Applicant is responsible for the completion of construction of all grading and improvements for which plans are required. 73. Prior to final building permit inspection or certificate of occupancy, the Applicant is responsible for the completion of all public improvements. All public improvements shall be completed with the first phase of development. BUILDING AND SAFETY DIVISION: 74. This project shall comply with the latest adopted edition of the following codes: A. California Building Code and its appendices and standards. B. California Commercial Code and its appendices and standards. C. California Plumbing Code and its appendices and standards. D. California Mechanical Code and its appendices and standards. E. California Electrical Code. F. California Energy Code. G. California Green Building Standards Code. H. Title 24, California Code of Regulations. I. California Fire Code and its appendices and standards. 75. The Applicant shall coordinate directly with: Riverside County Fire Marshal’s Office CAL FIRE/Riverside County Fire Department 77933 Las Montañas Road, Suite 201 Palm Desert, CA 92211 PLANNING COMMISSION RESOLUTION NO. 2833 17 76. All trash enclosures are required to be accessible. Provide an accessible path of travel to the trash enclosure. Trash enclosures shall comply with the minimum requirements established by Section 8.12 of the PDMC. 77. All contractors and subcontractors shall have a current City of Palm Desert Business License before permit issuance per PDMC, Title 5. 78. All contractors and/or owner-builders must submit a valid Certificate of Workers’ Compensation Insurance coverage before the issuance of a building permit per California Labor Code, Section 3700. 79. Address numerals shall comply with Palm Desert Ordinance No. 1351 (PDMC Section 15.28). Compliance with Ordinance 1351 regarding street address location, dimension, stroke of line, distance from the street, height from grade, height from the street, etc., shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds, or other reasons that may render the building address unreadable shall be addressed during the plan review process. The Applicant may request a copy of Ordinance 1351 or PDMC Section 15.28 from the Building and Safety Division counter staff. FIRE DEPARTMENT: 80. Fire Hydrants and Fire Flow: Prior to the issuance of building permits, plans for the water system shall be submitted to the fire department for review and approval. The water system shall be capable of delivering 2,750 GPM at 20 psi for a duration of 2 hours. Specific design features may increase or decrease the required fire flow. Fire hydrants shall be at least 40 feet from the building it is serving. A fire hydrant shall be located within 20 to 100 feet of the fire department connection. The size and number of outlets required for the approved fire hydrants are 4” x 2 ½” x 2 ½” (super hydrant). An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C. 81. Fire Department Access: The construction of the fire apparatus access roads shall be designed and maintained to support 75,000 lbs. and shall be surfaced to provide all weather driving capabilities. 82. Driveway Gates: electric gates shall be provided with Knox key switches. Electric gate operators shall also be connected to a remote signal receiver compatible for use with the preemption devices on the Riverside County fire apparatus. The gate shall automatically open upon receiving a remote signal from the fire apparatus. Ref. CFC 506.1 83. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1 84. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1 PLANNING COMMISSION RESOLUTION NO. 2833 18 85. Fire Department Building Construction Permit Review - Submittal of construction plans to the Fire Department will be required. This will require a separate permit application submitted directly to the Fire Department. This shall include a full site plan including all fire apparatus access roads. Final fire and life safety conditions will be addressed when the Fire Department reviews these plans. These conditions will be based on California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Contact our office for submittal instructions. 86. Fire Sprinkler System: All new commercial structures 3,000 square feet or larger shall be protected with a fire sprinkler system. Ref CFC 903.2 as amended by the City of Palm Desert. 87. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required as determined during building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72. 88. Knox Box and Gate Access: Buildings shall be provided with a Knox Box installed in an accessible location approved by the Office of the Fire Marshal. 89. Addressing: Buildings over 25 feet high shall display street numbers with a minimum numeral height of 24 inches and be contrasting color with background. Address numbers shall be visible from the addressed road providing access to the site. 90. Emergency Responder Radio Coverage Systems: Projects that do not meet the exceptions set forth by the Riverside County Office of the Fire Marshal shall provide plans for an emergency responder radio coverage system. Ref. CFC 510.1 and Riverside County Office of the Fire Marshal Technical Policy #TP19-002 91. Strategic Planning Review: This planning case will also be reviewed by Riverside County Fire Department Strategic Planning for the cumulative impact on the Fire Department’s ability to provide an acceptable level of service. Additional requirements may be conditioned by Strategic Planning to mitigate these impacts. Questions for Strategic Planning can be addressed to RRUOFMPlanning@fire.ca.gov. END OF CONDITIONS OF APPROVAL C I T Y O F P A L M D E S E R T 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-2578 TEL: 760-346-0611 INFO@CITYOFPALMDESERT.GOV CITY OF PALM DESERT PUBLIC HEARING NOTICE CASE NO. SP/EA22-0002, PP22-0009, TPM23-0002 NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO CONSIDER A RECOMMENDATION TO THE PALM DESERT CITY COUNCIL FOR THE ADOPTION OF A MITIGATED NEGATIVE DECLARATION, AND A SPECIFIC PLAN AMENDMENT, PRECISE PLAN, AND TENTATIVE PARCEL MAP TO DEVELOP A 114,700 SQUARE-FOOT MEDICAL OFFICE CENTER AT THE SOUTHWEST CORNER OF GERALD FORD DRIVE AND TECHNOLOGY DRIVE The City of Palm Desert (City), in its capacity as the Lead Agency for this project and pursuant to the California Environmental Quality Act (CEQA), has determined that any potentially significant impacts can be mitigated to a less than significant level and a Mitigated Negative Declaration has been prepared for this project. The Planning Commission will consider a recommendation to the City Council of this determination at the hearing. PROJECT LOCATION/DESCRIPTION: PROJECT LOCATION: Southwest corner of Gerald Ford Drive and Technology Drive in the City of Palm Desert located in Riverside County. Assessor’s Parcel Nos. 694-580-026 and -027 PROJECT DESCRIPTION: The applicant proposes the construction of a medical office center on ±10.5 acres of vacant land that consists of two buildings totaling 114,700 square feet and 581 on -site parking spaces. The project includes a Specific Plan Amendment to the University Neighb orhood Specific Plan to allow medical uses in the Neighborhood Center (NC) designation and to provide specific standards for medical offices, clinics, and professional offices. The project also includes a Tentative Parcel Map to subdivide the site into two parcels. PUBLIC HEARING: NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Desert, California, will hold a Public Hearing at its meeting on September 19, 2023. The Planning Commission meeting begins at 6:00 p.m. in the Council Chamber at 73510 Fred Waring Drive, Palm Desert, California. Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting allowing public access via teleconference or in person. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.palmdesert.gov/our-city/committees-and-commissions/commission-information. PUBLIC REVIEW: The plans and related documents are available for public review Monday through Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Nick Melloni. Please submit written comments to the Planning Division. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at or prior to the Planning Commission hearing. All comments and any questions should be directed to: Nick Melloni, Principal Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611, Extension 479 nmelloni@palmdesert.gov PUBLISH: THE DESERT SUN RICHARD D. CANNONE, AICP, SECRETARY SEPTEMBER 8, 2023 PALM DESERT PLANNING COMMISSION ARCHITECTURAL REVIEW COMMISSION NOTICE OF ACTION March 22, 2023 Mr. John Greenwood Prest Vuksic Greenwood Architects 44530 San Pablo Avenue, Suite 200 Palm Desert, CA 92260 Subject: Consideration to approve a Design Review and a recommendation of approval to the Planning Commission for a Specific Plan Amendment (SP) and Precise Plan (PP) to develop a 114,700-square-foot medical office park and site improvements on a 10.47-acre property located at the southwest corner of Gerald Ford Drive and Technology Drive (Assessor’s Parcel Numbers 694-580-026, and -027). The Architectural Review Commission of the City of Palm Desert considered your request and took the following action at its meeting of March 14, 2023: Following discussion, MOTION BY COMMISSIONER MCAULIFFE, SECOND BY COMMISSIONER LATKOVIC, CARRIED 5-0 (CHAIR VUKSIC ABSENT); to approve Case Nos. SP/EA22-0002, PP22-0009 with the following conditions: 1. Applicant shall provide a physical sample of scaled stone material and physical color sample for spandrel glass and storefront frame. 2. Revised development drawings shall reflect rooftop locations for solar panels and anticipated rooftop penetrations for future equipment and exhaust which are yet to be determined. 3. Should there be design development changes to the elevator, drawings should be updated to reflect changes. 4. Applicant shall provide a physical material sample of the rooftop screening. Any appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within 15 days of the date of the decision. If you have any questions, please contact Principal Planner, Nick Melloni, at (760) 776-6479 or nmelloni@palmdesert.gov. Sincerely, ROSIE LUA, SECRETARY ARCHITECTURAL REVIEW COMMISSION cc: File Architectural Review Commission Minutes March 14, 2023 City of Palm Desert Page 2 A. APPROVAL OF MINUTES MOTION BY COMMISSIONER MCAULIFFE, SECOND BY VICE CHAIR MCINTOSH, CARRIED 6-0; to approve the Architectural Review Commission Regular Meeting minutes of February 28, 2023. CONSENT ITEMS HELD OVER None 5. ACTION CALENDAR A. FINAL DRAWINGS Associated staff reports, memos, attachments, and discussion on the following items can be viewed by visiting the Architectural Review Commission Information Center website at, https://www.palmdesert.gov/our-city/committees-and-commissions/commission- information. 1. CASE NOS: SP/EA 22-0002, PP22-0009 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to approve a Design Review and a recommendation of approval to the Planning Commission for a Specific Plan Amendment (SP) and Precise Plan (PP) to develop a 114,700-square-foot medical office park and site improvements on a 10.47-acre property located at the southwest corner of Gerald Ford Drive and Technology Drive (Assessor’s Parcel Numbers 694-580-026, and -027). APPLICANT AND ADDRESS: Prest Vuksic Greenwood Architects, Palm Desert, CA 92260 LOCATION: Southwest Corner of Gerald Ford Drive and Technology Drive, APNS: 694-580-026, and -027 ZONE: University Neighborhood Specific Plan (UNSP) - Neighborhood Center (NC) Chair Vuksic announced his recusal due to a conflict of interest as he is a member of the architectural firm retained for this project and left the conference room. Principal Planner, Nick Melloni, narrated a PowerPoint presentation on the item and responded to Commission inquiries. John Greenwood with Prest Vuksic Greenwood Architects, Applicant, and their team were present and answered questions from the Commission. Vice Chair McIntosh opened and closed the public comment period. No public comments were provided. Discussion on the item ensued with Commissioners providing comments for the project. Following discussion, MOTION BY COMMISSIONER MCAULIFFE, SECOND BY COMMISSIONER LATKOVIC, CARRIED 5-0 (CHAIR VUKSIC ABSENT); to approve Case Nos. SP/EA22-0002, PP22-0009 with the following conditions: Architectural Review Commission Minutes March 14, 2023 City of Palm Desert Page 3 1. Applicant shall provide a physical sample of scaled stone material and physical color sample for spandrel glass and storefront frame. 2. Revised development drawings shall reflect rooftop locations for solar panels and anticipated rooftop penetrations for future equipment and exhaust which are yet to be determined. 3. Should there be design development changes to the elevator, drawings should be updated to reflect changes. 4. Applicant shall provide a physical material sample of the rooftop screening. At the conclusion of the item, Chair Vuksic returned to the conference room and rejoined meeting. 6. NON-ACTION ITEMS None 7. INFORMATIONAL REPORTS & COMMENTS A. ARCHITECTURAL REVIEW COMMISSIONERS Vice Chair McIntosh reported attending a subcommittee meeting with Commissioner McAuliffe to review the construction documents for the Millennium Apartments project. Principal Planner Melloni added upon review of the final construction drawings the apartments were found to be in conformance with a revision for a recess detail however, it was determined the final construction drawings for the clubhouse were not in substantial conformance. Depending on the applicant’s revisions they will be scheduled for a second subcommittee review or go before the ARC for approval of an amendment to the original approval. B. CITY STAFF Principal Planner Melloni advised due to a conflict there is a need for another commissioner to volunteer for the ARC subcommittee for West Coast Storage. Commissioner McAuliffe volunteered to fill in for this committee. Deputy Director Lua provided an update on DSRT Surf noting the applicant has until June 2023 to finalize their Final Map and obtain a grading permit. Principal Planner Melloni provided an update on Spanish Walk Apartments noting they recently obtained a rough grading permit and are currently in review for a precise grading permit and building permit for the apartments and clubhouse. Bravo Gardens is in review for a precise grading permit and building permit for the apartments and clubhouse. The entitlements for this project, formerly “The Sands,” are set to expire in April 2023 and the developer will be submitting a request for extension to the Planning Commission. C. ATTENDANCE REPORT The attendance report was provided with the agenda materials. The Commission took no action on this matter. Initial Study / Mitigated Negative Declaration University Medical Office Park SP/EA22-0002, PP22-0009 and TPM 38728 Lead Agency: City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 Contact: Nick Melloni Development Services Department Prepared for: City of Palm Desert Prepared by: Terra Nova Planning & Research, Inc. 42635 Melanie Place, Suite 101 Palm Desert, CA 92211 May 2023 i Table of Contents PROJECT DESCRIPTION ..................................................................................................................................... 1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED .......................................................................... 9 DETERMINATION .............................................................................................................................................. 10 EVALUATION OF ENVIRONMENTAL IMPACTS ......................................................................................... 11 MONITORING PROGRAM FOR CEQA COMPLIANCE ................................................................................. 12 I. AESTHETICS........................................................................................................................... 15 II. AGRICULTURE RESOURCES ................................................................................................. 19 III. AIR QUALITY ......................................................................................................................... 21 IV. BIOLOGICAL RESOURCES .................................................................................................... 27 V. CULTURAL RESOURCES ....................................................................................................... 31 VI. ENERGY .................................................................................................................................. 34 VII. GEOLOGY AND SOILS ........................................................................................................... 36 VIII. GREENHOUSE GAS EMISSIONS ............................................................................................ 40 IX. HAZARDS AND HAZARDOUS MATERIALS ......................................................................... 44 X. HYDROLOGY AND WATER QUALITY ................................................................................. 47 XI. LAND USE AND PLANNING .................................................................................................. 52 XII. MINERAL RESOURCES .......................................................................................................... 54 XIII. NOISE ...................................................................................................................................... 55 XIV. POPULATION AND HOUSING ............................................................................................... 58 XV. PUBLIC SERVICES ................................................................................................................. 59 XVI. RECREATION ......................................................................................................................... 62 XVII. TRANSPORTATION ................................................................................................................ 63 XVIII. TRIBAL CULTURAL RESOURCES ......................................................................................... 72 XIX. UTILITIES AND SERVICE SYSTEMS ..................................................................................... 74 XX. WILDFIRE ............................................................................................................................... 79 XXI. MANDATORY FINDINGS OF SIGNIFICANCE ....................................................................... 81 List of Exhibits Exhibit 1 Regional Location Map ......................................................................................................................... 4 Exhibit 2 Project Vicinity Map ............................................................................................................................. 5 Exhibit 3 Project Location Map ............................................................................................................................ 6 Exhibit 4 Site Plan ................................................................................................................................................. 7 Exhibit 5 Tentative Parcel Map No. 38728 ........................................................................................................... 8 List of Tables Table 1 Maximum Daily Construction-Related Emissions Summary (pounds per day) ................................. 23 Table 2 Maximum Daily Operational-Related Emissions Summary (pounds per day) ................................... 24 Table 3 Localized Significance Thresholds 200 Meters, 5 Acres (pounds per day) ........................................ 25 ii Table 4 Projected GHG Emissions Summary (metric tons/year) ..................................................................... 41 Table 5 Consistency with Applicable GHG Reduction Measures of the Palm Desert Environmental Sustainability Plan ...................................................................................................... 42 Table 6 Water Demand at the Project Buildout ................................................................................................ 49 Table 7 Project Trip Generation Summary ...................................................................................................... 65 Table 8 Existing Intersection Delay and Levels of Service ............................................................................. 66 Table 9 EAP Intersection Delay and Levels of Service ................................................................................... 67 Table 10 EAPC Intersection Delay and Levels of Service ................................................................................. 68 Table 11 Horizon Year with Project Intersection Delay and Levels of Service ................................................ 69 Table 12 Citywide VMT With and Without Project .......................................................................................... 70 Table 13 Estimated Solid Waste Disposal at Buildout ....................................................................................... 78 List of Appendices Appendix A CalEEMOD Air Quality and GHG Modeling ................................................................................... A Appendix B Historical/Archaeological Resources Survey .................................................................................... B Appendix C Preliminary Hydrology Report .......................................................................................................... C Appendix D Traffic Impact Analysis ..................................................................................................................... D Appendix E VMT Analysis .................................................................................................................................... E -1- CITY OF PALM DESERT CEQA Environmental Checklist & Environmental Assessment Project Title: University Medical Office Park Case No.: SP/EA22-0002, PP22-0009 and TPM 38728 Lead agency name and address: City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 Contact persons and phone number: Nick Melloni Development Services Department City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611 ext. 479 Project location: Southwest corner of Gerald Ford Drive and Technology Drive in the City of Palm Desert in Riverside County. Assessor’s Parcel Numbers (APNs) 694-580-026 and -027; Northwest 1/4 of Section 33, Township 4 South, Range 6 East, San Bernardino Baseline and Meridian Project sponsor’s name and address: Prest Vuksic Greenwood Architects 44530 San Pablo Avenue, Suite 200 Palm Desert, CA 92260 General Plan Designation: Town Center Neighborhood Zoning: University Park Specific Plan: Neighborhood Center Background In November 2016, the City of Palm Desert adopted Resolution No. 2016-86 which certified the General Plan Update and University Neighborhood Specific Plan EIR that analyzed the buildout of the 2035 General Plan, including the development of the University Neighborhood Specific Plan (UNSP). The UNSP is comprised of approximately 400 acres and provides for the development of a new, mixed- use community adjacent to planned campuses for California State University San Bernardino and the University of California Riverside. The Project site is within the boundary of the UNSP. The UNSP sets forth the planning principles, land use policies, and public improvements within the Specific Plan area. The Project site is zoned for Neighborhood Center (NC) in the UNSP, which provides a mixed-use neighborhood center environment, including neighborhood-serving retail and restaurant uses, office space for small businesses, and a range of multi-family housing types. The NC zone allows for 1 to 3-story commercial and mixed-use buildings, 2 and 3-story multiplexes, and small apartment buildings and rowhouses with a residential intensity range of 20-40 dwelling units per acre. The maximum building height allowed in the NC zone is 4 stories or 60 feet to top of parapet. The architectural theme recommended for the SP are based on the traditions of Spanish Revival, Palm Desert Ranch, Mid-Century Modern, and Contemporary styles. Precise plans were never prepared for the Project site and it has remained vacant. -2- Proposed Specific Plan Amendment As previously discussed, the Project site is within the boundary of the University Neighborhood Specific Plan and is designated Neighborhood Center in the Plan. The Neighborhood Center (NC) designation does not permit medical uses, nor are medical uses considered in other designations of the Plan. Therefore, a text amendment is proposed to the Specific Plan (SPA) to allow medical uses and to provide background and supporting information for the use. Specifically, the SPA adds a “Professional/Medical Overlay” and adds “medical, offices” and “medical, clinics” as permitted uses in the NC zone. The Professional/Medical Overlay provides specific standards for medical offices, clinics and professional offices and will be applied to the Project site. The Overlay is proposed to apply in the NC zone, and includes modifications to standards including block length and depth, setbacks and similar changes to accommodate professional and medical services, offices and clinics. The type and intensity of use proposed by the Project is consistent with the development anticipated, analyzed, and approved as part of the existing General Plan EIR (General Plan EIR, SCH #2015081020). The General Plan EIR confirmed that all environmental impacts resulting from the implementation of the University Neighborhood Specific Plan would be less than significant with the implementation of appropriate mitigation, except for Greenhouse Gas and Transportation impacts, which were identified as a significant and unavoidable impact. The SPA does not propose residential uses or densities that would exceed the forecasted future growth analyzed in the GP EIR, and is therefore within the scope of the previously certified EIR. Proposed Precise Plan The Project proposes the development of a medical office center on ±10.5 acres of vacant land at the southwest corner of Gerald Ford Drive and Technology Drive in the City of Palm Desert, Riverside County, California (Exhibits 1 through 3). The proposed medical center consists of two Contemporary buildings totaling 114,700 square feet and 581 onsite parking spaces, 94 of which are reserved for electric vehicle parking and charging (Exhibit 4). Building 1 is three-stories, 94,700 square feet and includes medical offices, an urgent care, and potentially labs and radiology services. Building 2 is a two-story, 20,000 square foot outpatient surgery facility. All medical appointments and procedures will be outpatient care, no emergency services or overnight care is proposed. The Project will be built in two phases, both ranging from 18 to 24 months with the construction of Phase 1 anticipated to start sometime in late 2023/2024. Phase 1 includes grading and the construction of building 1, approximately 75% of all onsite parking, and most site improvements including access points, internal drives, sidewalk improvements and landscaping. Phase 2 includes construction of building 2 and the remaining parking at the southeast corner of the site adjacent to building 2. The grading phase will require a net export of 2,620 cubic yards of dirt/soil materials per the Project’s preliminary grading plan. Stormwater retention will be provided by two underground retention chambers on the southeast corner of the site and one above ground infiltration basin on the southwest corner of the site. Development also includes desert landscaping and other drought-tolerant planting materials. The Project proposes three access points. The primary access point, or main driveway, will be from Gerald Ford Drive along the northwest boundary. The two secondary access points will be from Technology Drive to the southeast, and College Drive to the southwest. -3- Proposed Tentative Parcel Map The Tentative Parcel Map (TPM) will subdivide the site into two parcels (see Exhibit 5). Parcel 1 is approximately 4.83 acres and includes the building 1 and building 2 footprints and adjacent parking. Parcel 2 is approximately 5.64 acres and includes the remaining parking lot and onsite retention basin. Joint use easements are proposed to allow access to parking across both parcels. Utilities and Service Providers The following agencies and companies will provide services to the Project: 1. Sanitary Sewer: Coachella Valley Water District (CVWD) 2. Water: Coachella Valley Water District (CVWD) 3. Electricity: Southern California Edison (SCE) 4. Gas: Southern California Gas Company 5. Telephone/Cable: Frontier Communications/Spectrum 6. Storm Drains: City of Palm Desert 7. Transit Service: SunLine Transit Agency Surrounding Land Uses North: Gerald Ford Drive, currently vacant (February 2023) but approved for 330-unit apartment development to undergo construction in 2023. South: College Drive, dog park, lands under construction for 196-unit residential development consisting of detached single family, attached townhomes, and duplexes. East: Technology Drive, commercial uses West: Vacant land Other public agencies whose approval is or may be required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District Regional Water Quality Control Board -9- ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Agriculture and Forestry Resources Air Quality Biological Resources Cultural Resources Energy Geology /Soils Greenhouse Gas Emissions Hazards & Hazardous Materials Hydrology / Water Quality Land Use / Planning Mineral Resources Noise Population / Housing Public Services Recreation Transportation Tribal Cultural Resources Utilities/Service Systems Wildfire Mandatory Findings of Significance -10- DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ✓ I find that although the proposed project could have a significant effect on the environment there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Nick Melloni City of Palm Desert Date May 11, 2023 -11- EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required. 4) “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from “Earlier Analyses,” as described in (5) below, may be cross referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impacts to less than significance. -12- CITY OF PALM DESERT MONITORING PROGRAM FOR CEQA COMPLIANCE DATE: May 8, 2023 ASSESSORS PARCEL NO.: 694-580-026 and -027 PROJECT TITLE/ CASE NO.: University Medical Office Park Case No.: SP/EA22-0002, PP22-0009 and TPM 38728 PROJECT LOCATION: Southwest corner of Gerald Ford Drive and Technology Drive in the City of Palm Desert in Riverside County. APPLICANT: Prest Vuksic Greenwood Architects APPROVAL DATE: In progress THE FOLLOWING REPRESENTS THE CITY’S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE DECLARATION FOR THE ABOVE CASE NUMBER SUMMARY MITIGATION MEASURES RESPONSIBLE FOR MONITORING TIMING CRITERIA COMPLIANCE CHECKED BY DATE BIOLOGICAL RESOURCES BIO.1 Burrowing Owl Surveys To mitigate potential impacts to burrowing owl, two pre-construction surveys shall be conducted in accordance with CDFW protocol. The first survey shall occur between 14 and 30 days prior to ground disturbance, and the second shall occur within 24 hours of the initiation of ground disturbance activities for any phase of development on the Project site. • If no owls are detected during those surveys, ground disturbance may proceed without further consideration of this species, assuming there is no lapse between the surveys and construction, because the protocol states “time lapses between Project activities trigger subsequent take avoidance surveys including but not limited to a final survey conducted within 24 hours prior to ground disturbance.” • If burrowing owls are detected during the surveys, avoidance and minimization measures shall be required. Avoidance and minimization measures may include establishing a buffer zone, installing a visual barrier, implementing burrow exclusion and/or closure techniques, in conformance with CDFW protocol. Project Biologist, City Engineer, Planning Department Prior to issuance of any permits that result in ground disturbance The Project biologist shall supply the City with reports of findings regarding burrowing owls and migratory birds. The reports will be attached to the grading permit for the Project. -13- SUMMARY MITIGATION MEASURES RESPONSIBLE FOR MONITORING TIMING CRITERIA COMPLIANCE CHECKED BY DATE BIO.2 Migratory Bird Treaty Act If ground disturbance or tree or plant removal is proposed between January 15th and August 31st, a qualified biologist shall conduct a nesting bird survey within 7 to 10 days of initiation of grading onsite. If active nests are reported, then species-specific measures shall be prepared. At a minimum, grading in the vicinity of a nest shall be postponed until the young birds have fledged. For construction that occurs between September 1st and January 31st, no pre-removal nesting bird survey is required. • In the event active nests are found, exclusionary fencing shall be placed around the nests until such time as nestlings have fledged. Avoidance buffers shall be 100 to 300 feet from the nests of unlisted songbirds, and 500 feet from the nests of birds-of-prey and listed species. Project Biologist, City Engineer, Planning Department Prior to issuance of any permits that result in ground disturbance The Project biologist shall supply the City with reports of findings regarding burrowing owls and migratory birds. The reports will be attached to the grading permit for the Project. CULTURAL & TRIBAL RESOURCES CUL.1 Archaeological and Tribal Monitoring Earth-moving activities, including grading, grubbing, trenching, or excavations at the site shall be monitored by a qualified archaeologist and a Native American monitor. If any cultural materials more than 50 years of age are discovered, they shall be recorded and evaluated in the field. The monitors shall be prepared to recover artifacts quickly to avoid construction delays but must have the power to temporarily halt or divert construction equipment to allow for controlled archaeological recovery if a substantial cultural deposit is encountered. The monitors shall determine when excavations have reached sufficient depth to Project applicant, Project archaeologist, Tribal monitor, Planning Division, City Engineer. Monitoring shall occur during earth- moving activities. Within 30 days of the completion of ground disturbing activities on the Project site, a report of findings shall be filed with the City. -14- SUMMARY MITIGATION MEASURES RESPONSIBLE FOR MONITORING TIMING CRITERIA COMPLIANCE CHECKED BY DATE preclude the occurrence of cultural resources, and when monitoring should conclude. If artifacts are discovered, these shall be processed, catalogued, analyzed, and prepared for permanent curation in a repository with permanent retrievable storage that would allow for additional research in the future. GEOLOGY GEO.1 A site-specific Geotechnical Report shall be prepared and submitted with grading plans, and report recommendations should be incorporated in Project design and construction. Project engineer, Project geotechnical consultant, Project applicant. Prior to issuance of grading permits Final report submitted to and approved by the City TRANSPORTATION TRA.1 In addition to paying the requisite CVAG TUMF fee, and to remedy the LOS deficiency at the intersections of Cook Street and the I-10 westbound and eastbound ramps, the Project is responsible for the following fair share contributions: - Intersection of Cook Street and I-10 Westbound Ramp: Project is responsible for 8.0% towards a 2nd 200 ft. WB left turn lane. - Intersection of Cook Street and I-10 Eastbound Ramp: Project is responsible for 9.2% towards the restriping of existing NB travel lanes to achieve a 12ft. wide NB 200 ft. long right turn lane, with remaining through travel lanes at 11ft. widths. Ultimately include northbound free-right turn channelization. Project applicant, CVAG, City Engineer. Prior to the issuance of grading permits The Project applicant shall coordinate with the City and CVAG the payment of CVAG’s TUMF fee and the agreed upon fair share contribution for improvements to the intersection of Cook Street and the I-10 westbound and eastbound ramps. -15- I. AESTHETICS Except as provided in Public Resources Code Section 21099, would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Have a substantial adverse effect on a scenic vista? ✓ b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? ✓ c) In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? ✓ d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? ✓ Setting The subject property is in the central part of the Coachella Valley, which is a low desert basin surrounded by dramatic mountainous terrain created by the active geology that is characteristic of Southern California. The overall gradient of the Valley is from northwest to southeast, gently sloping from the San Gorgonio Pass, at approximately 2,600 feet above mean sea level, to the Salton Sea, which has a surface elevation of approximately 228 feet below mean sea level. The Valley and the Salton Sea are located within the Salton Trough, a fault-controlled valley formed by the San Andreas Fault Zone. The Salton Trough is located within the Colorado Desert Geomorphic Province, which is bounded to the southwest by the Peninsular Ranges province, to the north by the eastern Transverse Ranges province, and to the northeast by the southeastern portion of the Mojave Desert province. Surrounding mountains include the San Jacinto Mountains, the foothills and slopes of which ascend from the Valley floor and form the westerly boundary of the Coachella Valley. At its peak, Mount San Jacinto rises to an elevation of 10,834 feet above mean sea level. The Santa Rosa Mountains, with Toro Peak at an elevation of 8,715 feet above mean sea level, generally form the southerly boundary of the valley. In the northerly portion of the valley are the Indio Hills, with elevations rising to about 1,600 feet, and the Little San Bernardino Mountains further north, forming the northeasterly boundary of the valley. -16- Discussion of Impacts a) Less Than Significant Impact. A significant impact may occur if the proposed project (the “Project”) introduces incompatible visual elements within a field of view containing a scenic vista or substantially blocks views of a scenic vista. Scenic vistas are generally described in two ways: panoramic views (visual access to a large geographic area, for which the field of view can be wide and extend into the distance) and focal views (visual access to a particular object, scene, or feature of interest). The Project site is located in a largely urbanized area of Palm Desert that supports a mix of commercial and residential land uses. The Project site is currently vacant and bounded by Gerald Ford Drive and vacant lands to the north, Technology Drive and commercial development to the east, College Drive and vacant land to the south, and a dog park and vacant lands to the west. The City of Palm Desert Municipal Code Section 25.28.080, Scenic Preservation Overlay District, establishes development standards for scenic corridors. The Project site is not located in a Scenic Preservation Overlay District. From the subject property, scenic views of the San Bernardino Mountains and Indio Foothills are to the north and northeast, views of the Santa Rosa Mountains are to the south and southwest, and views of the San Jacinto Mountains are to the west. There are no scenic views to the east. The Project site is located approximately 7.8 miles southwest of the San Bernardino Mountain foothills, approximately 3.3 miles southwest of the Indio Foothills, approximately 4 miles northeast of the Santa Rosa Mountain foothills, and approximately 11 miles east of the San Jacinto Mountain foothills. From the Project site, views of the lower elevations of the mountains to the south and west are blocked by intervening residential and commercial developments. However, middle and upper elevations of the mountains are visible above. Lower and upper views of the San Bernardino Mountains and Indio Foothills are partially obstructed by intervening commercial development to the north, however due to distance and their low topography they do not provide significant viewsheds. Construction of the proposed medical center would require the use of heavy equipment for grading, paving and excavation. Standard construction methods would be used for the construction of the proposed two- and three-story buildings. Construction activities would be visible from the surrounding streets and commercial developments; however, impacts from construction are temporary and would be limited by distance and grade differences. The Project proposes to develop two medical office buildings: one two-story building and one three-story building with a maximum height of 54 feet. Currently the UNSP allows building heights of up to 4 stories or 60 feet in height in the Neighborhood Center zone. The proposed buildings would be taller than the adjacent commercial uses to the east, but consistent with the maximum height allowed under the UNSP. Building and site design on the Project site would be guided by the UNSP. Viewers to the east of the site enjoy upper views of the Santa Rosa mountains to the south and southwest, with lower to middle views obstructed by elevated grades of the adjacent vacant lands. Viewers to the east also enjoy middle and upper views of the San Jacinto Mountains to the west, with moderate obstruction due to distance and intervening commercial and residential development. The proposed Project would not obstruct views to the south and only partially -17- obstruct views to the west and southwest to some extent, however, the nearest structures are located approximately 100 feet east of the Project site boundary (dermatology office) a distance which would lessen these impacts. Views to the north, east, and south would remain unobstructed by the Project, and impacts would be less than significant. Lands immediately to the north are planned for a 330-unit apartment project scheduled to start construction in 2023. Future viewers from the north looking to the south would experience blocked views of the Santa Rosa Mountain as a result of the Project, however lower and middle range views are already obstructed by the elevated grade of vacant lands to the south. Future viewers from the north would not lose views of the San Bernardino or San Jacinto Mountains. Lands to the south include a dog park and a 196-unit residential development currently under construction. Future viewers from the south looking north may experience partially blocked views of the San Bernardino Mountains and Indio Foothills, however due to their elevated grade above the subject property, impacts are expected to be less than significant. Future viewers from the south would not lose views of the Santa Rosa or San Jacinto Mountains from any direction. Lands to the west are currently vacant but are planned for future residential. Future viewers from the west looking east/southeast towards the Project site may experience partially blocked views of the Indio foothills; however, views are already obstructed by intervening development and are diminished by distance. Future viewers from the west would not lose views of the San Bernardino or San Jacinto Mountains. The proposed Specific Plan amendments are limited to minor modifications including the addition of medical offices as a permitted land use and increasing the maximum building width from 150 to 300 feet in the NC zone of the UNSP. Proposed site improvements include landscaping and sidewalk improvements with further enhance aesthetics. Building height and overall design guidelines requiring high quality architecture have not changed, and therefore potential impacts to scenic vistas would be the same as previously identified in the certified General Plan and UNSP EIR. Implementation of the proposed Specific Plan would not result in any new adverse impacts or significantly increase the severity of previously identified significant impacts in the certified EIR. Therefore, impacts are considered less than significant b) No Impact. A significant impact would occur only if scenic resources would be damaged and/or removed by development of a project. There are no scenic resources such as trees, rock outcroppings, or historical buildings onsite. The Project site is not located near an existing or proposed state scenic highway. The only designated scenic highway in the city is Highway 74, which is ±4 miles south of the Project area. No impact will occur as result of the Precise Plan or the Specific Plan amendment. c) Less Than Significant Impact. The Project site is in an urban setting; therefore, a significant impact would occur if the Project conflicts with applicable zoning and other regulations governing scenic quality. According to the UNSP, the Neighborhood Center land use designation is to provide a mixed-use environment with a wide range of neighborhood-serving shops, offices, and multi-family and single-family attached housing types. -18- The proposed Specific Plan amendment does not significantly deviate from the current UNSP development standards or design guidelines. The Specific Plan amendment adds “medical, offices” and “medical, clinics” as permitted uses in the NC zone, which are consistent with the types of non-residential uses currently permitted in the zone and Town Center Neighborhood designation in the General Plan. The Project’s proposed Contemporary architectural style is consistent with styles recommended in the Specific Plan and the color palettes and building materials are compatible with the desert environment and existing development in the Project vicinity. The Project will be consistent with applicable General Plan policies governing scenic quality, which require preservation of view corridors of the hills and mountains and limited light pollution to maintain darkness for night sky viewing (General Plan Environmental Resources Element Policies 2.1 and 2.5). The Project will be designed in accordance with the development standards and design guidelines of the UNSP. Therefore, the Project will have less than significant impacts to applicable regulations that address scenic quality. d) Less Than Significant Impact. A significant impact may occur if the proposed project introduces new sources of light or glare on or from the project site which would be incompatible with the areas surrounding the project site, or which pose a safety hazard to motorists utilizing adjacent streets or freeways. The Project will generate light and glare primarily from buildings, landscape lighting, exterior safety and security lighting, parking lot lighting, and mobile light sources from vehicles accessing the site during normal business hours. The Project does not propose emergency services such as ambulances that would require the use of emergency lighting. City of Palm Desert Municipal Code Chapter 24.16 (Outdoor Lighting Requirements) regulates outdoor lighting and establishes requirements which are intended to minimize light pollution and light trespass onto adjacent properties. All exterior Project lighting will comply with the University Neighborhood Specific Plan and General Plan, which requires lighting fixtures to complement the architecture and landscape, be designed and located to avoid spillover onto adjacent lots and be low-intensity to preserve the nighttime dark sky. The Project will be required to comply with Chapter 24.16 (Outdoor Lighting Requirements) of the Municipal Code, including lighting performance criteria and design guidelines. Landscape and lighting plans will be subject to review by the City. With adherence to City standards and Specific Plan guidelines, Project-related impacts associated with increased light and glare will be less than significant. Mitigation Measures: None required Monitoring: None required Sources: City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016 (SCH 2015081020); Palm Desert Municipal Code; California State Scenic Highway System Map, Caltrans, 2018; Project materials. -19- II. AGRICULTURE RESOURCES In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? ✓ b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? ✓ c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? ✓ d) Result in the loss of forest land or conversion of forest land to non-forest use? ✓ e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? ✓ Setting Agriculture is a significant part of the Coachella Valley economy; however, agricultural land and operations are located east of Palm Desert. The City is in a desert environment and has no forests or forest production lands. It is predominantly built out with urban uses and does not contain any land designated or zoned for agricultural uses. Neither the General Plan, University Neighborhood Specific Plan, nor the Zoning Ordinance include forestry or forest production designations. While not directly related to agriculture and forest uses, the General Plan includes the potential for golf course reuse that may allow community-scale agricultural uses. -20- Discussion of Impacts a-e) No Impact. The site is currently vacant and designated as Neighborhood Center in the UNSP, which allows a broad range of commercial and residential land uses. There are no existing or mapped agricultural or forestry resources within or in proximity to the Project site, and such uses are not proposed as part of the Specific Plan amendment. No agricultural lands will be impacted by the Project. Prime Farmland: According to the California Important Farmlands mapping provided by the California Department of Conservation, the Project site is designated as “Other Land.” No prime or unique farmland, or farmland of statewide importance exists on the Project site or in the Project vicinity. The Project site is not located on or near any property zoned or otherwise intended for agricultural uses. As such, the Project would not convert farmland to nonagricultural use. No impact would occur. Williamson Act: The Project site and surrounding properties are designated for urban uses in the General Plan and Zoning Ordinance. No land on or near the Project site is under a Williamson Act contract. Therefore, the Project would not conflict with any zoning for agricultural uses or a Williamson Act Contract. No impact would occur. Forest Land: The Project site is located on the desert floor, designated Neighborhood Center in the UNSP, and surrounded by urban development and vacant land designated for urban uses. The subject site does not contain forest land, timberland, or timberland zoned for timberland production. Therefore, the Project would not rezone forest land or timberland as defined by the Public Resources Code. It would not result in the conversion of forest land to non-forest uses or changes to the environment that could result in such a conversion. No impact would occur. Mitigation Measures: None required Monitoring: None required Sources: City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016 (SCH 2015081020); Palm Desert Municipal Code; Project materials; California Important Farmland Finder, California Department of Conservation, https://maps.conservation.ca.gov/ agriculture/DataViewer/index.html, accessed November 2022. -21- III. AIR QUALITY Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Conflict with or obstruct implementation of the applicable air quality plan? ✓ b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard ✓ c) Expose sensitive receptors to substantial pollutant concentrations? ✓ d) Result in other emissions (such as those leading to odors adversely affecting a substantial number of people? ✓ Setting The Coachella Valley is in the Salton Sea Air Basin (SSAB), which includes part of Riverside County and all of Imperial County. The SSAB is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). All development within the SSAB is subject to the 2016 SCAQMD Air Quality Management Plan (AQMP), and the Coachella Valley region is subject to the 2003 Coachella Valley PM10 State Implementation Plan (CV PM10 SIP). SCAQMD operates and maintains regional air quality monitoring stations at numerous locations throughout its jurisdiction. The Project site is within Source Receptor Area (SRA) 30, which includes monitoring stations in Palm Springs, Indio, and Mecca. Criteria air pollutants are contaminants for which state and federal air quality standards have been established. The SSAB exceeds state and federal standards for fugitive dust (PM10) and ozone (O3), and is in attainment for PM2.5, except the City of Calexico. Ambient air quality in the SSAB, including the Project site, does not exceed state and federal standards for carbon monoxide, nitrogen dioxides, sulfur dioxide, lead, sulfates, hydrogen sulfide, or vinyl chloride. Buildout of the proposed Project will result in air quality impacts during construction and operation. The California Emissions Estimator Model (CalEEMod) Version 2020.4.0 was used to project air quality emissions that will be generated by the Project (Appendix A). Discussion of Impacts a) No Impact. According to CEQA, a significant air quality impact could occur if the proposed project is not consistent with the applicable Air Quality Management Plan (AQMP) or would obstruct the implementation of the policies or hinder reaching the goals of that plan. The Project site is within the Salton Sea Air Basin (SSAB) and will be subject to SCAQMD’s 2016 AQMP -22- and the 2003 Coachella Valley PM10 SIP. The AQMP is a comprehensive plan that establishes control strategies and guidance on regional emission reductions for air pollutants. The AQMP is based, in part, on the land use plans of jurisdictions in the region. The Southern California Association of Governments (SCAG) adopted the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020 RTP/SCS) to comply with metropolitan planning organization (MPO) requirements under the Sustainable Communities and Climate Protection Act. The RTP/SCS Growth Management chapter forms the basis of land use and transportation controls of the AQMP. Projects that are consistent with the population forecasts are considered consistent with the AQMP. SCAG forecasts that the City’s population will be 64,100 in 2045. A project is considered to be in conformity with adopted air quality plans if it adheres to the requirements of the SCAQMD Rule Book, AQMP, and adopted and forthcoming control measures, and is consistent with growth forecasts in the applicable plan(s) (or is directly included in the applicable plan). Conformity with growth forecasts can be established by demonstrating that a project is consistent with the land use plan that was used to generate the growth forecast. A non- conforming project would be one that increases the gross number of dwelling units, increases the number of vehicle trips, and/or increases the overall vehicle miles traveled in an affected area relative to the applicable land use plan. The Project proposes a medical center that includes medical offices, an urgent care and outpatient surgery center. Currently, office professional and personal services are permitted uses in the NC designation; however, medical office uses are not explicitly listed. For the Project to be consistent with the UNSP, the SPA revises the Land Use Matrix (Table 4.1) of the UNSP to permit “medical, office” and “medical, clinic” uses in the NC zone. The General Plan and UNSP was used to develop population forecasts in the above-described RTP/SCS, and the RTP/SCS served as the basis for the AQMP. The Project does not increase the allowed density (20-40 dwelling units per acre) specified for the Neighborhood Center designation and would not impact population, as employees of the proposed Project are expected to be residents of the city and region. In addition, a VMT analysis was prepared that found the Project would result in a net decrease in citywide VMTs due to virtual medical appointments that allow patients to access healthcare services or communicate with healthcare staff through online or off-site programs (see Section XVII, Transportation, for detailed VMT analysis). In summary, the Project will be part of anticipated growth, does not increase the residential land use assumptions used in the SCAG analysis, and will result in a net decrease in citywide VMT. The proposed Project would be implemented in accordance with all applicable rules and regulations contained in these plans to meet the applicable air quality standards. Therefore, the Project will be consistent with the AQMP and will not conflict with or obstruct implementation of the plan. No conflict will occur. b) Less Than Significant Impact. A project is considered to have significant impacts if there is a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard. As previously stated, the SSAB is currently a non-attainment area for PM10 and ozone. Therefore, if the Project’s construction and/or operational emissions exceed SCAQMD thresholds for PM10 and ozone -23- precursors, which include carbon monoxide (CO), nitrous oxides (NOx), and volatile/reactive organic compounds/gases (VOC or ROG), then impacts would be cumulatively considerable and significant. The California Emissions Estimator Model (CalEEMod) Version 2020.4.0 was used to project air quality emissions that will be generated by the proposed Project (Appendix A). Criteria air pollutants will be released during both the construction and operational phases of the Project, as shown in Tables 3 and 4. Table 3 summarizes short-term construction-related emissions, and Table 4 summarizes ongoing emissions generated during operation. Construction Emissions Project buildout is anticipated to take up to 1 year. The construction period includes all aspects of Project development, including site preparation, grading, paving, building construction, and application of architectural coatings. As shown in Table 1, emissions generated by construction activities will not exceed SCAQMD thresholds for any criteria pollutant. The analysis assumes a net export of 2,620 cubic yards of dirt/soil materials per the Project’s preliminary grading plan. Applicable standard requirements and best management practices include, but are not limited to, the implementation of a dust control and management plan in conformance with SCAQMD Rules 403 and 403.1, phased application of architectural coatings, and the use of low-polluting architectural paint and coatings per SCAQMD Rule 1113. Table 1 Maximum Daily Construction-Related Emissions Summary (pounds per day) Construction Emissions1 CO NOx ROG SO2 PM10 PM2.5 Daily Maximum 37.07 35.73 53.82 0.06 21.07 11.30 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No Source: CalEEMod Version 2020.4.0 (output tables provided in Appendix A). Given that criteria pollutant thresholds will not be exceeded, and standard best management practices will be applied during construction, impacts will be less than significant. Operational Emissions Operational emissions are ongoing emissions that will occur over the life of the Project. They include area source emissions, emissions from energy demand (electricity), and mobile source (vehicle) emissions. According to the Project traffic impact analysis (Appendix D), the Project will generate approximately 4,129 daily trips (see Section XVII, Transportation). Table 24 summarizes projected emissions during operation of the Project at build out. As shown, operational emissions will not exceed SCAQMD thresholds of significance for any criteria pollutants for operations. Impacts will be less than significant. -24- Table 2 Maximum Daily Operational-Related Emissions Summary (pounds per day) Operational Emissions1 CO NOx ROG SO2 PM10 PM2.5 Daily Maximum 83.04 11.62 16.12 0.15 14.90 4.05 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No Source: CalEEMod Version 2020.4.0 (output tables provided in Appendix A). Cumulative Contribution A significant impact could occur if the Project would make a considerable cumulative contribution to federal or state non-attainment pollutants. The Coachella Valley portion of the SSAB is classified as a “non-attainment” area for PM10 and ozone. Cumulative air quality analysis is evaluated on a regional scale (rather than a neighborhood or city scale, for example), given the dispersing nature of pollutant emissions and aggregate impacts from surrounding jurisdictions and air management districts. Any development project or activity resulting in emissions of PM10, ozone, or ozone precursors will contribute, to some degree, to regional non-attainment designations of ozone and PM10. The SCAQMD does not currently recommend quantified analyses of construction and/or operational emissions from multiple development projects, nor does it provide methodologies or thresholds of significance to be used to assess the significance of cumulative emissions generated by multiple cumulative projects. However, it is recommended that a project’s potential contribution to cumulative impacts be assessed utilizing the same significance criteria as those for project-specific impacts. Furthermore, SCAQMD states that if an individual development project generates less than significant construction or operational emissions, then the project would not generate a cumulatively considerable increase in emissions for those pollutants for which the Basin is in nonattainment. As shown in the tables above, Project-related PM10, CO, NOx, and ROG emissions are projected to be below established SCAQMD thresholds. Therefore, the proposed Project will result in incremental, but not cumulatively considerable impacts on regional PM10 or ozone levels. Summary As shown above, both construction and operation of the Project will result in criteria emissions below the SCAQMD significance thresholds, and neither would violate any air quality standard or contribute substantially to an existing or projected air quality violation. Impacts related to construction and operation will be less than significant and are not cumulatively considerable from a non-attainment standpoint. c) Less Than Significant Impact. Sensitive receptors include residences, schools, playgrounds, childcare centers, retirement homes, hospitals, and other land uses occupied by individuals who are potentially more sensitive to pollutants than the average. The nearest sensitive receptors to the Project site include the future 330-unit residential development 120 feet to the north site, future 196-unit residential project and University Dog Park 100 feet south of the site, University Park East (park) located 0.18 miles southeast of the site, and multi-family homes (The Vineyards at Palm Desert) located 0.33 miles southeast of the site. -25- To determine if a project has the potential to generate significant adverse localized air quality impacts, SCAQMD offers Localized Significance Thresholds (LST) analysis. Analysis of LSTs by a local government is voluntary and is designed for projects that are less than or equal to 5 acres. The maximum area of disturbance associated with buildout of the Project is approximately 10 acres, and it is assumed that buildout will occur over one year. Although the total Project area is greater than 5 acres, the area of daily disturbance (for purposes of LST analysis only) can be expected to be 5 acres or less per day at any given location. As such, the 5-acre Mass Rate Look- Up table is appropriate under the SCAMD’s methodology to screen for potential localized air quality impacts.1 The Mass Rate Look-Up tables for LSTs were used to determine if the proposed Project would have the potential to generate significant adverse localized air quality impacts during construction. The LST for Source Receptor Area (SRA) 30 (Coachella Valley) was used to determine LST emission thresholds. The distance from the emission source and the maximum daily site disturbance also determines the emission thresholds. For analysis purposes, the scenario of a sensitive receptor being within 200 meters was used. Table 3 shows that LST thresholds are not expected to be exceeded for any criteria pollutant during construction or operation. Impacts to sensitive receptors will be less than significant. Table 3 Localized Significance Thresholds 200 Meters, 5 Acres (pounds per day) CO NOx PM10 PM2.5 Construction Emissions 37.07 35.73 21.07 11.30 LST Threshold 10,178 547 112 37 Operational Emissions 83.04 11.62 14.90 4.05 LST Threshold 10,178 547 27 9 Exceeds Threshold? No No No No Source of Emission Data: CalEEMod version 2020.4.0 (output tables provided in Appendix A). Source of LST Threshold: LST Mass Rate Look-up Table, 25 meters, 5 acres, SCAQMD Health Impacts As shown in Tables 1 and 2, construction and operation of the proposed Project will result in criteria emissions that are below the SCAQMD significance thresholds, and neither would violate any air quality standard or contribute substantially to an existing or projected air quality violation. It is not scientifically possible to calculate the degree to which exposure to various levels of criteria pollutant emissions will impact an individual’s health. There are several factors that make predicting a Project-specific numerical impact difficult: • Not all individuals will be affected equally due to medical history. Some may have medical pre-dispositions, and diet and exercise levels tend to vary across a population. 1 SCAQMD “Fact Sheet for Applying CalEEMod to Localized Significance Thresholds.” -26- • Due to the dispersing nature of pollutants, it is difficult to locate and identify which group of individuals will be impacted, either directly or indirectly. • There are currently no approved methodologies or studies to base assumptions on, such as baseline health levels or emission level-to-health risk ratios. Due to these limitations, the extent to which the Project poses a health risk is uncertain but unavoidable. It is anticipated that the impacts associated with all criteria pollutants will be less than significant overall, and that health effects will also be less than significant. d) Less Than Significant Impact. A significant impact could occur if objectionable odors are generated that would adversely impact sensitive receptors. Odors are typically associated with industrial projects involving the use of chemicals, solvents, petroleum products, and other strong- smelling elements used in manufacturing processes, as well as in sewage treatment facilities and landfills. The Project proposes a medical office center, and as such, no odors from industrial uses are anticipated. During construction, odors associated with construction activities, particularly paving, will be generated. However, any such odors would be short-term and quickly dispersed below detectable levels as distance from the construction site increases. The Project does not propose land uses that cause odor impacts, such as fast-food restaurants, photographic studios, and laundry facilities, and other commercial and industrial uses. The SCAQMD Rule 402 (Nuisance), and SCAQMD Best Available Control Technology Guidelines would limit potential objectionable odor impacts during the proposed project’s long-term operations phase. Therefore, impacts from objectionable odors will be less than significant. Mitigation Measures: None required Monitoring: None required Sources: SCAQMD AQMP, 2016; 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), Demographics and Growth Forecast Technical Report, Southern California Association of Governments, adopted September 3, 2020; “Final Localized Significance Threshold Methodology,” prepared by the South Coast Air Quality Management District, Revised, July 2008; “2003 Coachella Valley PM10 State Implementation Plan,” August 1, 2003; CalEEMod Version 2020.4.0; Project materials. -27- IV. BIOLOGICAL RESOURCES Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? ✓ b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? ✓ c) Have a substantial adverse effect on federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? ✓ d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? ✓ e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? ✓ f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? ✓ Setting The Coachella Valley is located within the Sonoran Desert, a subdivision of the Colorado Desert. The Sonoran Desert contains a wide range of biological resources that are highly specialized and endemic to the region. The central portion of the valley, in which the Project site is located, is composed of sand dunes and sand fields that are divided into three sub-communities: active sand dunes, active sand fields, and stabilized and partially stabilized desert sand fields. -28- A wide range of common plant species, such as mesquite, smoke tree, desert holly, creosote bush, and palo verde, are supported by the conditions present in the valley, as are a wide range of wildlife species. Bird species include golden eagle, western burrowing owl, and others. There are also a range of sensitive plant and animal species present in the Coachella Valley, some of which have been listed as threatened or endangered by federal and state agencies. Within the Coachella Valley region, some plant species that are federally listed as endangered include the Coachella Valley milkvetch and triple-ribbed milkvetch. Threatened or endangered wildlife species include the Peninsular bighorn sheep, Casey's June beetle, Coachella Valley fringe-toed lizard, arroyo southwestern toad, and mountain yellow-legged frog. Sensitive bird species include the least Bell’s vireo and southwestern flycatcher, both listed as endangered. In addition, there are several species of birds considered “sensitive” by state and federal wildlife resource agencies. The city is within the boundaries of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), a comprehensive regional plan encompassing approximately 1.1 million acres in the Coachella Valley that addresses the conservation needs of 27 native flora and fauna species and 27 natural vegetation communities. The City of Palm Desert is a CVMSHCP Permittee and subject to its provisions. Discussion of Impacts a) Less than Significant with Mitigation. The proposed Project site is currently vacant and has been heavily disturbed by previous grading activities. Vegetation coverage is generally sparse with regrowth of shrubs and desert grasses, such as tumbleweed and brittlebush. The surface soils are composed mainly of wind-blown fine-grained sand. Land use in the immediate vicinity is dominated by vacant lands, retail uses and medical offices, with residential neighborhoods further away in all directions. Due to the disturbed nature of vegetation and soils, the Project site has a very low to low potential to harbor sensitive wildlife species. Burrowing owl is a state species of special concern that resides in open dry grasslands and desert areas. Since the site is currently vacant and covered sparsely with vegetation. The CVMSHCP and State law prohibit the take of burrowing owl. Should burrowing owl be found on the property prior to construction, a significant impact would occur. To assure that this impact is mitigated, Mitigation Measure BIO.1 is provided below, which requires pre-construction surveys to assure that the species is not present, or to protect the species should it be identified on-site. With implementation of this mitigation measure, impacts to burrowing owls will be less than significant. The existing vegetation on and adjacent to the property would have a low potential to provide nesting opportunities for birds covered under the Migratory Bird Treaty Act (MBTA). As the subject site is vacant, these species would reside seasonally within the subject site. Nesting activities would occur between January and August of any year. Under the provisions of the MBTA, impacts to covered nesting birds would be considered a significant impact. To assure that impacts to bird nests covered under the MBTA are reduced to less than significant levels, a pre- construction survey is required if any activity to remove vegetation is proposed during the nesting season, as provided in Mitigation Measure BIO.2, below. With implementation of this mitigation measure, impacts to birds covered by the MBTA will be less than significant. -29- The implementation of the SPA would not significantly change impacts to biological resources, because the 10.5 acres would be expected to be graded and fully disturbed under either the proposed Project or UNSP buildout. The proposed land use would result in a comparable development intensity, and thus result in comparable areas of open space for common species to use as forage and nesting areas. Therefore, the proposed Project will not result in any new significant impacts or increase the severity of impacts already identified in the General Plan EIR. Implementation of Mitigation Measures BIO.1 and BIO.2, and adherence to existing federal, state, and City regulations will ensure potential impacts are reduced to less than significant levels. b) No Impact. The Project site does not contain any riparian habitat or sensitive natural communities protected by local plans, the California Department of Fish and Wildlife, or U.S. Fish and Wildlife Service. The site is isolated by existing roadways, and is surrounded by a mix of vacant land and urban development. Onsite soils have been disturbed by previous grading activity, and onsite vegetation is limited to only sparse shrubs and desert grass. No Project-related impacts would occur, and no mitigation measures would be required. c) No Impact. The Project site is located inland and does not contain any streams, marshes, protected wetlands, or vernal pools protected by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. Project-generated runoff will be managed onsite. No Project-related impacts would occur and no mitigation measures would be required. d) Less than Significant with Mitigation. Surrounding lands include vacant, commercial properties and major roadways. No wildlife corridors or biological linkages are mapped, known, or expected on the Project site. Although it may provide marginal habitat for burrowing owls and migratory birds, the Project site is not identified as a nursery site. As described above, the site may offer limited nesting sites for birds protected by the MBTA and burrowing owls. Compliance with pre- construction surveys, described in Mitigation Measures BIO.1 and BIO.2, will ensure impacts to sensitive species are reduced to less than significant levels. e) No Impact. The proposed Project will not conflict with any local ordinances protecting biological species and will be required to comply with the landscaping and other applicable requirements of the Municipal Code and University Neighborhood Specific Plan. The Project would also adhere to the City’s General Plan Policy 4.3 by incorporating native vegetation materials into the Project landscape. No impact will occur. f) No Impact. The subject property is within the boundaries of the CVMSHCP, and the City of Palm Desert is a Permittee to the CVMSHCP. The Project does not propose a land use designation change that would convert protected or open space lands to urban uses. The Project proponent will be required to pay the local development mitigation fee to mitigate impacts to covered species. Payment of the fee is a standard requirement of projects in the CVMSHCP coverage area. The Project will not conflict with this or any other habitat conservation plan or natural community conservation plan. No impact will occur. -30- Mitigation Measures: BIO.1 Burrowing Owl Surveys To mitigate potential impacts to burrowing owl, two pre-construction surveys shall be conducted in accordance with CDFW protocol. The first survey shall occur between 14 and 30 days prior to ground disturbance, and the second shall occur within 24 hours of the initiation of ground disturbance activities for any phase of development on the Project site. • If no owls are detected during those surveys, ground disturbance may proceed without further consideration of this species, assuming there is no lapse between the surveys and construction, because the protocol states “time lapses between Project activities trigger subsequent take avoidance surveys including but not limited to a final survey conducted within 24 hours prior to ground disturbance.” • If burrowing owls are detected during the surveys, avoidance and minimization measures shall be required. Avoidance and minimization measures may include establishing a buffer zone, installing a visual barrier, implementing burrow exclusion and/or closure techniques, in conformance with CDFW protocol. BIO.2 Migratory Bird Treaty Act If ground disturbance or tree or plant removal is proposed between January 15th and August 31st, a qualified biologist shall conduct a nesting bird survey within 7 to 10 days of initiation of grading onsite. If active nests are reported, then species-specific measures shall be prepared. At a minimum, grading in the vicinity of a nest shall be postponed until the young birds have fledged. For construction that occurs between September 1st and January 31st, no pre-removal nesting bird survey is required. • In the event active nests are found, exclusionary fencing shall be placed around the nests until such time as nestlings have fledged. Avoidance buffers shall be 100 to 300 feet from the nests of unlisted songbirds, and 500 feet from the nests of birds-of-prey and listed species. Monitoring: BIO.A The Project biologist shall supply the City with reports of findings regarding burrowing owls and migratory birds. The reports will be attached to the grading permit for the Project. Responsible Parties: Project Biologist, City Engineer, Planning Department Timeline: prior to issuance of any permits that result in ground disturbance Sources: City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016; Project materials. -31- V. CULTURAL RESOURCES Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5? ✓ b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? ✓ c) Disturb any human remains, including those interred outside of formal cemeteries? ✓ Setting The Cahuilla Indians settled in the Coachella Valley centuries ago. They were a Takic-speaking people that, before European settlement, consisted primarily of hunters and gatherers generally divided into three groups based on geography: the Pass Cahuilla of the San Gorgonio Pass-Palm Springs area; the Mountain Cahuilla of the San Jacinto and Santa Rosa Mountains and the Cahuilla Valley; and the Desert Cahuilla of the eastern Coachella Valley. The first noted European explorations in the Coachella Valley occurred in the 1820’s. By the 1870’s, non- native settlements expanded across the region as new federal laws opened lands for settlement. The discovery of underground water sources increased farming activities in the early 20th century. After World War II, the Henderson brothers organized the Palm Desert Corporation to promote their new desert town. In 1946, they started constructing streets and commercial buildings which later became known as Palm Desert. The City was incorporated in 1973. Prior to the completion of the Southern Pacific Railroad in 1876-1877, no human-made features of any kind were known to be present in the Project vicinity. Scattered residential development began to emerge to the southwest of the project location in the mid-20th century, while farming operations continued at least into the mid-1990s, mostly to the north and east. Over the next ten years, urbanization and suburbanization rapidly altered the landscape in and around the project area. In 2005-2006, most of the project area was leveled and graded evidently in preparation of a development project that never materialized. In October 2022, CRM TECH prepared a Historical/Archeological Resources Survey for the proposed Project (Appendix B). -32- Discussion of Impacts a, b) No Impact. In 2022, CRM TECH conducted a historical and archeological resources study for the Project site, which included a historical background and records search, a Sacred Lands Files search at the State of California Native American Heritage Commission (NAHC) and field inspection of the Project site. Records Search According to the Eastern Information Center (EIC), the project area had not been previously surveyed, and no cultural resources had been recorded within or adjacent to the Project site. Outside of the Project boundaries, over 30 previous studies completed between 1978 and 2018, including an adjacent property to the northeast carried out by CRM TECH in 2013. These past studies identified four historical/archaeological sites and two isolates (i.e., localities with less than three artifacts) within the one-mile radius of the subject property. However, none of the resources were found in the immediate vicinity of the current project area, the nearest ones being nearly a half-mile away along the Union Pacific Railroad. With no potential to receive any impact from the project as proposed, none of these sites or isolates required further consideration during the study. Sacred Lands File Search On July 13, 2022, CRM TECH submitted a written request to the Native American Heritage Commission (NAHC) for a records search in the Sacred Lands File regarding the proposed Project. NAHC reported no Native American cultural resource(s) in the Project vicinity but recommended that sixteen local Native American representatives be consulted for further information. A representative of the Agua Caliente Band of Cahuilla Indians participated in the archaeological field survey of the project area. However, to date the trade has provided no further comments regarding potential Native American cultural resources in the project vicinity. The city will contact Tribal representatives as part of the AB 52 and SB 18 consultation process described in Section XVIII (Tribal Cultural Resources) of this Initial Study. Field Survey A field survey was conducted on August 15, 2022 by CRM TECH archeologist with the assistance of a Native American Monitor of the Aqua Caliente Band of Cahuilla Indians. The ground surface in the entire project area has been extensively disturbed due to previous grading and leveling of the land in 2005-2006. Scattered modern refuse was observed over much of the property, including building debris such as concrete fragments, asphalt fragments, and broken glass, but none of the items are of any historical/archaeological interest. The field survey encountered no historical resources on the current Project site. Summary of Impacts Based on these findings, CRM TECH concluded that no known archaeological resources occur on the Project site, and no further cultural resources investigation is needed for the Project unless development plans change to include areas not covered by the study. However, as recommended in the cultural resources study, Mitigation Measure CUL.1 is provided to protect any potential buried archaeological resources that may be uncovered during Project development. With implementation of CUL.1, potential impacts to archaeological resources will be reduced to less than significant levels. -33- c) No Impact. No cemeteries or human remains are known to occur onsite. It is unlikely that human remains will be uncovered during Project development. However, should human remains be uncovered, California law requires that all activity cease and the coroner be notified to determine the nature of the remains and whether Native American consultation is needed. This requirement of law assures that there will be no impact to cemeteries or human remains. Mitigation Measures: CUL.1 Archaeological and Tribal Monitoring Earth-moving activities, including grading, grubbing, trenching, or excavations at the site shall be monitored by a qualified archaeologist and a Native American monitor. If any cultural materials more than 50 years of age are discovered, they shall be recorded and evaluated in the field. The monitors shall be prepared to recover artifacts quickly to avoid construction delays but must have the power to temporarily halt or divert construction equipment to allow for controlled archaeological recovery if a substantial cultural deposit is encountered. The monitors shall determine when excavations have reached sufficient depth to preclude the occurrence of cultural resources, and when monitoring should conclude. If artifacts are discovered, these shall be processed, catalogued, analyzed, and prepared for permanent curation in a repository with permanent retrievable storage that would allow for additional research in the future. Monitoring: CUL.A. Within 30 days of the completion of ground disturbing activities on the Project site, a report of findings shall be filed with the City. The report will summarize the methods and results of the evaluation, including an itemized inventory and a detailed analysis of recovered artifacts, upon completion of the field and laboratory work. The report should include an interpretation of the cultural activities represented by the artifacts and a discussion of the significance of all archaeological finds. Responsible parties: Project applicant, Project archaeologist, Tribal monitor, Planning Division, City Engineer. Sources: Historical/Archaeological Resources Survey, University Medical Office Park Project, CRM TECH, October 17, 2022; City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016 (SCH 2015081020); Project materials. -34- VI. ENERGY Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? ✓ b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? ✓ Setting Primary energy sources include fossil fuels (e.g. oil, coal, and natural gas), nuclear energy, and renewable sources (e.g. wind, solar, geothermal and hydropower). Southern California Edison (SCE) provides electricity to the City of Palm Desert and serves approximately 15 million people in a 50,000 square-mile service area.2 Natural gas is provided by the Southern California Gas Company (SoCalGas). It serves approximately 21.8 million customers in a service area covering approximately 24,000 square miles.3 Both SCE and SoCalGas offer programs and incentives to reduce energy consumption. The Palm Desert Environmental Sustainability Plan (2010) establishes the City’s vision for long-term energy reduction and sustainability. It addresses city-wide energy usage and establishes goals and policy recommendations within six resource areas: building efficiency standards, energy management, materials management, regional air quality, transportation resources, and water management. Discussion of Impacts a, b) Less than Significant Impact. The proposed Project will consume energy during both construction and long-term operation. During construction, energy demand will come from the operation of construction machinery and equipment, manufacturing of construction materials, delivery of building materials, hauling of construction debris, and commuting of workers to and from the Project site. The Project consists of typical commercial/medical office development, and has no characteristics that would result in unusually high use of energy for construction. Construction practices would be subject to current SCAQMD rules and regulations, such as source-specific standards for engines and limits on equipment idling duration. The Project would also adhere to state Low Carbon Fuel Standards for construction equipment and heavy-duty vehicle efficiency standards. These standards would reduce fuel consumption, help maximize fuel efficiency, and reduce pollutant emissions. 2 Southern California Edison, www.calcities.org/detail-pages/partner/edison, accessed November 2022. 3 SoCalGas, Company Profile, www.socalgas.com/about-us/company-profile, accessed November 2022. -35- Long-term operational energy demand will be generated by Project lighting, and heating/ventilation/air conditioning (HVAC) systems. Energy would be consumed during the operation of the facilities, as well as landscape irrigation, the transport and conveyance of water, and solid waste hauling and disposal. However, the Project will result in medical office uses typical of such construction throughout the City and region. Buildings will be constructed in accordance with the state Building Code, Green Building Code, and Energy Code in effect at the time that development occurs, to ensure the most efficient building technologies are used, which will benefit overall building operations, ensure energy efficiency, and reduce wasteful and unnecessary consumption of energy resources. Current building codes require all newly constructed commercial buildings to have a solar photovoltaic (PV) array and an energy storage system (ESS) installed. The Project will be required to comply with these standards. The Project will not directly increase the population and will therefore not directly increase vehicle trips and miles traveled (VMT) and long-term fuel demand. A VMT analysis was prepared that found the Project would result in a net decrease in citywide VMTs due to virtual medical appointments that allow patients to access healthcare services or communicate with healthcare staff through online or off-site programs (see Section XVII, Transportation). According to the Project-specific traffic impact analysis, the Project is estimated to generate 4,129 vehicle trips per day (see Section XVII, Transportation). The Environmental Protection Agency (EPA) and California Air Resources Board (CARB) set forth vehicle fuel efficiency standards to reduce vehicle emissions. Although the Project will increase vehicle trips, it will not interfere with increased fuel efficiency standards or result in wasteful, inefficient, or unnecessary consumption of transportation energy resources during operation. SCE engages in renewable power generation and procurement, administers a variety of energy efficiency programs, and encourages rooftop solar energy. According to the Project-specific CalEEMod analysis (Appendix A), at buildout, the Project is projected to consume approximately 1,135,430 kWh of electricity and approximately 3,935 therms of natural gas per year. Actual consumption will be offset by energy-efficient appliances and future solar systems. The Project will be required to comply with solar requirements of the California Building Code and will not interfere with any state or local plan that promotes renewable energy or energy efficiency. Adherence to applicable laws and standards enforced by government agencies, SCE, and SoCalGas will ensure the Project is consistent with current energy standards and conservation goals laid out in the City’s General Plan and Environmental Sustainability Plan. Therefore, Project impacts will be less than significant. Mitigation Measures: None required Monitoring: None required Sources: City of Palm Desert General Plan, 2016; City of Palm Desert Environmental Sustainability Plan, February 11, 2010. -36- VII. GEOLOGY AND SOILS Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ✓ ii) Strong seismic ground shaking? ✓ iii) Seismic related ground failure, including liquefaction? ✓ iv) Landslides? ✓ b) Result in substantial soil erosion or the loss of topsoil? ✓ c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? ✓ d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? ✓ e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? ✓ f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? ✓ Setting Geology and Soils The Project is located in the City of Palm Desert which is part of the Coachella Valley. The geology and seismicity of the Coachella Valley is primarily influenced by the tectonics of the San Andrea and San Jacinto fault systems. The San Andreas Fault is a continental transform fault that extends roughly 750 miles through California. It forms the tectonic boundary between the Pacific Plate and the North American Plate, and its motion is right-lateral strike-slip (horizontal). The San Jacinto Fault Zone (SJFZ) is a major -37- strike-slip fault zone that runs through San Bernardino, Riverside, San Diego, and Imperial Counties in Southern California. The SJFZ is a component of the larger San Andreas transform system and is considered to be the most seismically active fault zone in the area. The Coachella Valley is located in the northwestern portion of the Salton Trough which is bounded by the San Bernardino Mountains on the northwest, San Jacinto Mountains on the west, Santa Rosa Mountains on the south, and Little San Bernardino Mountains and Indio Hills on the northeast. Regional soils range from rocky outcrops within the mountains bordering the valley to coarse gravels of mountain canyons and recently laid fine- and medium-grained alluvial (stream deposited) and aeolian (wind deposited) sediments on the central valley floor. Episodic flooding of major regional drainages, including the Whitewater River, results in the deposition of sand and gravel on the valley floor. Strong sustained winds emanating from the San Gorgonio Pass cause wind erosion and transport and deposit dry, finely granulated, sandy soils on the central valley floor. Soils in the project area primarily consist of myoma fine sand and Coachella fine sands.4 Paleontological Resources Paleontological resources are the fossilized remains of prehistoric animals and plants, created more than 12,000 years ago in the Pleistocene era. Palm Desert General Plan Policy 9.7 requires development to avoid paleontological resources whenever possible. If complete avoidance is not possible, development is required to minimize and fully mitigate impacts to the resource. Discussion of Impacts a.i) No Impact. There are no Alquist-Priolo Earthquake Fault Zones in the City (General Plan Figure 8.1), and the subject property is not located within or adjacent to an Alquist-Priolo Earthquake Fault Zone. The nearest earthquake fault is the South Branch of the San Andreas Fault Zone, approximately 4 miles northeast of the Project site. No fault-related surface rupture would occur on the Project site. a.ii) Less than Significant with Mitigation. The Coachella Valley is a seismically active region. The closest active fault to the City is the San Andreas Fault, 4 miles north of the City, which has a probable magnitude range of 6.8-8.0 on the Richter scale. The San Jacinto Fault and the Elsinore Fault are 10 miles and 30 miles southwest of the City, respectively, and both have a probable magnitude range of 6.5-7.5 on the Richter scale. The Project would be exposed to strong ground shaking during a major quake on nearby faults, which could expose people and structures to safety risks. The impacts associated with ground shaking could be significant without mitigation. The subject property is not in the Seismic Hazard Overlay on the City’s zoning map, which requires development proposals to conduct in-depth geotechnical soils investigations. However, the Project will be required to comply with the California Building Code (CBC) in effect at the time that development occurs, which includes seismic safety specifications and requirements. The Project should be constructed based on parameters for the Site Class D designation. Adherence to the CBC and recommendations from the geotechnical report will reduce potential impacts associated with strong seismic ground shaking to less than significant levels on the subject property (Mitigation Measure GEO.1). 4 Website: Web Soil Survey. U.S. Department of Agriculture. Accessed February 2023. https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx -38- a.iii) Less than Significant with Mitigation. Seismically induced liquefaction is the loss of soil strength caused by a sudden increase in pore water pressure shortly after an earthquake. Liquefaction can occur with a combination of the following conditions: saturated soil or soil below the groundwater table, strong ground shaking, and susceptible soil types such as loose sands and gravels. Lateral spreading is a form of liquefaction-related hazard. According to the Palm Desert General Plan, the Riverside County Land Information System identifies most of the city is susceptible to moderate liquefaction potential. Provided that grading and other development plans for the Project site are designed in accordance with site-specific parameters for soils and geological conditions, Project-related impacts from seismic related ground failure will be less than significant (Mitigation Measure GEO.1). a.iv) No Impact. The Project site is not susceptible to landslides due to its relatively flat terrain and distance from mountainous slopes and hillsides (approximately 3.5 miles). According to Palm Desert General Plan Figure 8.2, Landslide Susceptibility, areas susceptible to landslide are limited to the southern portion of the city. No impact will occur. b) Less than Significant Impact. The Project site is in a very high wind erodibility zone (Palm Desert General Plan Figure 8.3, Wind Erosion Hazard). Buildout of the Project will result in ground disturbances, including site preparation and grading, that have the potential to increase soil erosion. However, the Project will include new structures, paved surfaces, and landscaping that will stabilize ground surfaces and resist long-term erosion. The Project will be required to submit and implement a site-specific dust control mitigation plan as part of the grading permit process to minimize potential impacts caused by blowing dust and sand during construction. Adherence to this standard requirement will assure that potential wind erosion impacts remain less than significant. The Project will install onsite drainage retention facilities to retain groundwater onsite and have sufficient capacity to accommodate a 100-year storm event (see Section X, Hydrology and Water Quality). Implementation of Best Management Practices (BMPs) will ensure that the Project will not result in substantial erosion or siltation on- or off-site. Impacts will be less than significant. c) Less than Significant with Mitigation. Subsidence Subsidence is the settlement or sinking of the land surface that, in the Coachella Valley, has been associated with long-term groundwater withdrawal. Subsidence is considered a regional issue and is being addressed by the water agencies and government agencies through water conservation and supplemental groundwater recharge efforts. Adherence to the recommendations provided in the geotechnical study will assure that impacts regarding subsidence will remain less than significant (Mitigation Measure GEO.1). Landslide and Rockfall See Response VII.a.iv, above. Liquefaction and Dry Sand Settlement See Response VII.a.iii, above. -39- Hydrocollapsible Soils Hydrocollapsible soils are subject to collapse upon the introduction of water. The volume of collapsible soils reduces when the pores in the soil become saturated, causing loss of grain-to-grain contact. Collapsible soils can cause uniform or differential damage to foundations and walls built on this soil type. Adherence to the recommendations of the geotechnical report will assure that Project impacts associated with collapsible soils will remain less than significant (Mitigation Measure GEO.1). d) Less than Significant Impact with Mitigation. The Palm Desert General Plan EIR (Section 4.7) states that there appear to be no expansive clays or soils exhibiting shrink-swell characteristics in the City. The sites underlaying soils consist of fine windblown sand, and heavily graded sand. The geotechnical report required by Mitigation Measures GEO.1 will provide recommendations that the Project should implement to assure these geotechnical issues are appropriately addressed, including removal and recompaction of collapsible or weak soils during the grading phase. Compliance with recommendations in the geotechnical report will ensure Project impacts are less than significant. e) No Impact. The subject property is in an urban area that is served by a community sewer system, and the proposed Project will be connected to the sewer system. The Project will not result in new septic tanks or alternative wastewater disposal systems. No impact will occur. f) No Impact. The soils underlying the Project site consist of recently deposited aeolian and alluvial sediments that typically do not harbor paleontological resources. According to the Riverside County General Plan EIR (Figure 4.9.3), the Project area is of low paleontological sensitivity. The Project site is not known to have unique paleontological or geologic features. No impact will occur. Mitigation Measures: GEO.1 A site-specific Geotechnical Report shall be prepared and submitted with grading plans, and report recommendations should be incorporated in Project design and construction. Monitoring: GEO.A The applicant shall provide the final grading plan to the Project geotechnical consultant for review and ensure the recommendations are incorporated into the design criteria and Project specifications as deemed appropriate by the consultant. Responsible parties: Project engineer, Project geotechnical consultant, Project applicant. Sources: City of Palm Desert General Plan, 2016; City of Palm Desert Zoning Map; City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016 (SCH 2015081020); Riverside County General Plan EIR (SCH 2009041065); USDA Natural Resources Conservation Service Web Soil Survey, accessed November 2022; Project materials. -40- VIII. GREENHOUSE GAS EMISSIONS Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? ✓ b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? ✓ Setting Certain gases in the earth’s atmosphere, classified as greenhouse gases (GHGs), play a critical role in determining the earth’s surface temperature. Prominent GHGs contributing to the greenhouse effect are carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), and fluorinated compounds. GHGs are emitted during natural and anthropogenic (human-caused) processes. Anthropogenic emissions of these GHGs in excess of natural ambient concentrations are responsible for intensifying the greenhouse effect and have led to a trend of unnatural warming of the earth’s climate, known as global climate change or global warming. State laws, such as Assembly Bill 32 (AB 32) and Senate Bill 32 (SB 32), require cities to reduce greenhouse gas emissions to 1990 levels by the year 2020. SB 32 is the extension of AB 32 and requires the state to reduce greenhouse gas emissions to 40 percent below 1990 levels by 2030. The City of Palm Desert adopted an Environmental Sustainability Plan (2010) that is consistent with the goals of AB 32 and S-3-05, which calls for a statewide GHG emission reduction to 80% below 1990 levels by 2050. On December 5, 2008, the SCAQMD formally adopted a greenhouse gas significance threshold of 10,000 MTCO2e/yr that only applies to industrial uses’ stationary sources where SCAQMD is the lead agency (SCAQMD Resolution No.08-35). This threshold was adopted based upon an October 2008 staff report and draft interim guidance document that also recommended a threshold for all projects using a tiered approach. It was recommended by SCAQMD staff that a project’s greenhouse gas emissions would be considered significant if it could not comply with at least one of the following “tiered” tests: • Tier 1: Is there an applicable exemption? • Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a minimum, consistent with the goals of AB 32? • Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/year for industrial projects; 3,000 MTCO2e/year for residential and commercial projects)? • Tier 4: Is the project below a (yet to be set) performance threshold? • Tier 5: Would the project achieve a screening level with off-site mitigation? The analysis provided below is based on this tiered approach. -41- Discussion of Impacts a, b) Less than Significant Impact. The proposed Project will generate GHG emissions during both construction and operation. As described in Section III (Air Quality), the California Emissions Estimator Model (CalEEMod) Version 2020.4.0 was used to project the Project’s air quality emissions, including greenhouse gas emissions (Appendix A). Applicable standard requirements and best management practices (BMPs) were included in the model, including the implementation of a dust control and management plan in conformance with SCAQMD Rule 403, phased application of architectural coatings, and the use of low-polluting architectural paint and coatings per SCAQMD Rule 1113. Projected short- term construction and annual operational GHG emissions associated with Project buildout are described below and shown in Table 6. Construction Emissions Construction activities, including operation of construction equipment, employee commute, and material hauling, will generate short-term GHG emissions. As shown in Table 4, the Project is projected to generate 594.51 MTCO2e of GHG emissions during the 1-year construction period. There are currently no construction related GHG emission thresholds for residential projects of this nature. To determine if construction emissions will result in a cumulatively considerable impact, buildout GHG emissions were amortized over a 30-year period and added to annual operational emissions to be compared to applicable GHG thresholds (see Table 4, below). Operational Emissions At buildout, there are five emission source categories that will be contributing either directly or indirectly to operational GHG emissions, including energy/electricity usage, water usage, solid waste disposal, area emissions (pavement and architectural coating off-gassing), and mobile sources. Table 4 provides a summary of the projected short-term construction and annual operational GHG generation associated with buildout of the proposed Project. Table 4 Projected GHG Emissions Summary (metric tons/year) Phase CO2e (MT/YR) Construction 594.51 Operational Area 0.01 Energy 223.52 Mobile 2,483.35 Waste 622.97 Water 58.43 Operational Subtotal 3,388.28 Construction, 30-year amortized1 19.81 Total (30-year amortized construction 3,408.09 SCAQMD Threshold 3,000.00 1 Buildout construction GHG emissions amortized over 30 years. 594.51/30 = 19.81Emission Source: CalEEMod Version 2040.4.0 -42- Consistency with SCAQMD GHG Thresholds The proposed Project is medical office business park and, therefore, can be evaluated under SCAQMD’s Tier 3 commercial threshold of 3,000 MTCO2e/year. As shown in Table 6, Project emissions are projected to exceed the Tier 3 threshold. However, the Project would comply with the Tier 2 criteria. According to the SCAQMD’s recommended Tier 2 threshold, a project would have a less than significant impact if it would be consistent with an approved plan for the reduction of GHGs. The City of Palm Desert adopted an Environmental Sustainability Plan (2010) that was based on a 2008 GHG Inventory and establishes energy-efficiency reduction policies and implementation measures for the City and development projects to meet AB 32 goals. The Environmental Sustainability Plan establishes a 10-year, 3-phased approach to reduce GHG emissions by 378,145 metric tons annually. It sets forth 139 reduction measures categorized in six sustainability resource areas: the built environment, energy management, materials management, regional air quality, transportation resources, and water management. The City determined that the Plan’s reduction measures will effectively reduce city-wide GHG emissions through municipal and community efforts. If the proposed Project is not consistent with its measures, or if the measures are not otherwise binding, they must be incorporated as mitigation measures applicable to the Project. The following table compares the Project with applicable GHG reduction measures of the Environmental Sustainability Plan. Table 5 Consistency with Applicable GHG Reduction Measures of the Palm Desert Environmental Sustainability Plan GHG Reduction Measure Project Consistency BE 1 Pass Green Building Ordinance to adopt the California Green Building Code, Title 24 edition. Consistent: The City has adopted the 2019 edition of the California Building Code, Title 24, Part 2 of the California Code of Regulations. The 2022 edition of the California Building Code will be in effect on January 1, 2023. The Project is required to meet the standards of the current Title 24 requirements. The Project would meet Title 24 California Building Code mandatory solar-ready requirements for new buildings. MM 21 Enact by 2011 an ordinance for residential, commercial, and construction debris that requires mandatory diversion of 100% inert, 75% other debris by 2012. Consistent: The Project would comply with City requirements for waste disposal set forth in Chapter 8.19 of the Municipal Code (Requirements for Collection of Solid Waste, Recyclable Material, and Organic Waste for All Residents). RAQ 6 Implement incentives for replacing turf with native low water-use plants, trees, ground cover and “hard-scapes.” Consistent: The Project includes an approved plant list and requires planting and irrigation design to comply with CVWD and state Model Efficient Water Ordinance standards, and 75% of the plant palette to be low-water plants from the Water Use Classification of Landscape Species (WUCOL), 2014. T 1 Develop plan for increasing the connectivity of Class 1 and Class 2 bicycle lanes and golf cart lanes. Consistent: The Project will have direct access to the existing Class 2 bicycle/golf cart lanes on Gerald Ford Drive and Portola Avenue WM 9 Continue supporting the offers for drip irrigation and smart controller systems through CVWD. Consistent: The Project’s irrigation standards require drip irrigation to be provided for all shrub planting controlled by smart weather-based equipment with a rain sensor. -43- As shown, the Project would implement applicable GHG reduction measures of the City’s Environmental Sustainability Plan and, therefore, would be consistent with the Plan. It should be noted that many of the reduction measures are dependent on third party participants, including the City and utility providers. Nonetheless, the Project will be constructed in conformance with the California Building Code, which sets forth stringent energy efficiency requirements and standards for new development that support the goals of the statewide GHG reduction plans. In addition, a VMT analysis was prepared that found the Project would result in a net decrease in citywide VMTs due to virtual medical appointments that allow patients to access healthcare services or communicate with healthcare staff through online or off-site programs (see Section XVII, Transportation). A reduction in VMT will result in a direct reduction in mobile-source emissions, the largest GHG emission source. In summary, the Project is considered consistent with local and state GHG reduction measures. Impacts would be less than significant, and no mitigation is required. Mitigation Measures: None required Monitoring: None required Sources: Palm Desert General Plan, 2016; CalEEMod Version 2020.4.0; City of Palm Desert Environmental Sustainability Plan, February 11, 2010; Palm Desert Greenhouse Gas Inventory, 2008; “California’s 2017 Climate Change Scoping Plan,” California Air Resources Board, November 2017; Project materials. -44- IX. HAZARDS AND HAZARDOUS MATERIALS Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? ✓ b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? ✓ c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? ✓ d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? ✓ e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? ✓ f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? ✓ g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires. ✓ Setting The proper management of hazardous materials is a common concern for all communities within the Coachella Valley. Beginning in the 1970s, governments at the federal, state, and local levels became increasingly concerned about the effects of hazardous materials on human health and the environment. Numerous laws and regulations were developed to investigate and mitigate these effects. As a result, the storage, use, generation, transport, and disposal of hazardous materials are highly regulated by federal, state, and local laws and regulations. -45- Hazardous waste generators in the City of Palm Desert generally include “small quantity generators,” such as medical clinics, gasoline service stations, vehicle storage yards, and waste haulers. The City is responsible for coordinating with the appropriate agencies in the identification of hazardous material sites and regulation of their timely cleanup. The Project site is surrounded by vacant lands and commercial/retail development. The site is currently vacant but has been heavily disturbed by previous grading activities. No chemical or hazardous waste disposal has been documented on the site. There are no known underground tanks or buried materials on the site. Discussion of Impacts a, b) Less than Significant Impact. The construction phase of the Project would involve the use of heavy equipment and vehicles, which will use limited quantities of oil and fuels and other potentially flammable substances. During construction, equipment could require refueling and minor maintenance on site that could lead to fuel and oil spills. The contractor will be required to identify a staging area for storing materials and will be subject to laws regarding the handling, storage, and use of hazardous materials during construction. During long-term operation, the Project will involve the routine transport, use, and storage of cleaning materials for office use and various chemical products for landscaping. None of these products will be used in sufficient quantities to pose a foreseeable threat to humans or cause a chemical release into the environment. The use and handling, storage, and disposal of hazardous materials, including medical waste, would occur in accordance with applicable federal, state, and local laws, including California Occupational Health and Safety Administration (CalOSHA) requirements. Medical waste will be stored and collected in regulated containers, and transported to approved disposal sites from Project offices and clinic(s). Impacts would be less than significant. c) No Impact. The nearest existing elementary school is James Earl Carter Elementary School on Hovley Lane East, approximately 2.5 miles southeast of the Project site. A new elementary/middle school is proposed at the northeast corner of Dolce Avenue and Gateway Drive, approximately 1.4 miles northwest of the Project site. The nearest university is UC Riverside – Palm Desert, located 0.35 miles southeast of the site at the northeast corner of Cook Street and Frank Sinatra Drive. The Project site is not within ¼ mile of a school and, therefore, the Project will have no impact associated with emitting or handling hazardous materials in proximity of a school. d) No Impact. According to the California Department of Toxic Substances Control EnviroStor database and the State Water Resources Control Board GeoTracker database, the Project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. Therefore, the proposed Project would not create a significant hazard to the public or the environment. No impact will occur. e) No Impact. The subject property is not within the boundaries of an airport land use plan or within 2 miles of a public or private airstrip. The site is approximately 8 miles from the Palm Springs International Airport and 4.5 miles from the Bermuda Dunes Airport. Therefore, the Project will not result in a safety hazard or excessive noise for people in the Project area. No impact will occur. -46- f) No Impact. The City’s Local Hazard Mitigation Plan was adopted in 2012 and specifies actions for the coordination of operations, management, and resources during emergencies. Key evacuation routes include Monterey Avenue, Portola Avenue, Cook Street, and Washington Street (General Plan p. 123). The Project will not physically interfere with emergency response or evacuation plans. It will take access from Gerald Ford Drive, Technology Drive and College Drive/University Park Drive. The Project will be required to comply with police and fire department regulations to assure adequate emergency access and vehicle turn-around space. A construction access plan will be required by the City to assure the Project does not interfere with emergency access during construction. No impacts are expected. g) No Impact. The Project site is not within or near a wildland fire hazard zone. According to the Palm Desert General Plan (Figure 8.5), the Project site and surrounding lands are classified as ‘Urban Unzoned’ for fire hazard severity. The site is sparsely vegetated with sandy soils and provides no substantial fire fuel source. The Project will not expose people or structures to a significant risk associated with wildfire hazards. No impact will occur. Mitigation Measures: None required Monitoring: None required Sources: City of Palm Desert General Plan, 2016; State Water Resources Control Board, GeoTracker, accessed November 2022; California Department of Toxic Substances Control “EnviroStor” Database, accessed November 2022; City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016 (SCH 2015081020); Project materials. -47- X. HYDROLOGY AND WATER QUALITY Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? ✓ b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? ✓ c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: (i) result in substantial erosion or siltation on- or off-site; ✓ (ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site; ✓ (iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or ✓ (iv) impede or redirect flood flows? ✓ (d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? ✓ (e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? ✓ Setting Domestic Water The Project site is within the Coachella Valley Water District (CVWD) service area for domestic water. The District’s primary water source is groundwater extracted through a system of wells from the Coachella Valley Groundwater Basin. In addition to groundwater, CVWD relies on imported water that is recharged into the groundwater basin at three facilities: Whitewater River Groundwater Recharge Facility (GRF), Thomas A. Levy GRF, and Palm Desert GRF. CVWD’s domestic water system includes 97 groundwater production wells and 65 enclosed reservoirs. In 2020, it pumped 99,843 acre-feet per year (AFY) of -48- groundwater from the Indio and Mission Creek Subbasins. CVWD also owns and operates the water distribution system, which is generally located under existing streets in the public right‐of-way. There are existing 12-inch water mains beneath Gerald Ford Drive and Julie Drive in the Project vicinity. CVWD is responsible, under the California Water Code, for analyzing its current and future water supply, and assuring that sufficient supply is available to serve land uses within the District through the preparation of an Urban Water Management Plan (UWMP). CVWD is required to periodically update the UWMP. In 2020, CVWD collaborated with other water purveyors in the Coachella Valley to prepare a regional UWMP.5 Wastewater Treatment CVWD provides sewer service to the City of Palm Desert, including the Project area. CVWD maintains sewer trunk lines ranging from 6 to 36 inches in diameter and 28 lift stations and associated force mains. Effluent from Palm Desert is conveyed to CVWD’s Cook Street treatment plant (Water Reclamation Plant No. 10), which has a total capacity of 18 million gallons per day (mgd), including 15 mgd of tertiary treatment capacity. CVWD also implements the requirements of the Regional Water Quality Control Board pertaining to domestic water quality and wastewater discharge. The Project site is in an urban area where sewer lines are installed under the main roads. The Project will connect to an existing 18-inch sewer main beneath Gerald Ford Drive and 8-inch sewer main beneath Technology Drive. Flood Control Rainfall on the Coachella Valley floor averages 3 inches annually. Several watersheds drain the mountains toward the valley floor. There are five stormwater channels in Palm Desert: Whitewater River Stormwater Channel, Dead Indian Creek, Deep Canyon Channel, Palm Valley System, and East Magnesia Channel. The Project area is subject to City requirements relating to flood control. The City implements standard requirements for the retention of storm flows and participates in the National Pollution Discharge Elimination System (NPDES) to protect surface waters from pollution. A Draft Hydrology Report was prepared for the Project and is provided in Appendix C. Discussion of Impacts a) Less than Significant Impact. The Project site is in the Whitewater River watershed. All water providers in the watershed are required to comply with Regional Water Quality Control Board (RWQCB) standards for the protection of water quality, including the preparation of project- specific Water Quality Management Plans (WQMP) for surface waters. CVWD is required to meet water quality requirements in its production and delivery of domestic water. The Project will connect to the existing CVWD sewer system that will minimize impacts to regional groundwater quality. Installation of water lines on the Project site will comply with CVWD and RWQCB standards for water conveyance. The Project will be required to prepare a WQMP per the Colorado River Basin Regional Board. To minimize the pollutant load associated with urban runoff, it will also be required to comply with NPDES regulations, including preparation of a Storm Water Pollution Prevention Plan (SWPPP). Adherence to conditions of approval and local, state, and federal standard requirements will assure that the Project will not 5 2020 Coachella Valley Regional Urban Water Management Plan, Water Systems Consulting, Inc., June 30, 2021. -49- violate any water quality standards or waste discharge requirements or conflict with any water quality control plan or sustainable ground water management plan. Project impacts will be less than significant. b) Less than Significant Impact. During construction, water demand will be limited and temporary and used for dust control purposes, including the routine spraying of ground surfaces and construction equipment. During operation, water will be used for medical office purposes and drought-tolerant landscape irrigation. The American Water Works Association Research Foundation (AWWARF) has developed demand factors for land use categories including residential uses. As shown in the table below, the Project has the potential to generate a demand of 79.65 acre-feet per year. Table 6 Water Demand at the Project Buildout Proposed Land Use Unit Water Consumption Factor Water Demand (gpd) Total Water Demand At buildout (AFY) Medical Office 114,700 SF 0.62-gallons per SF per day 71,114 gpd 79.65 According to the 2020 Coachella Valley Regional UWMP6, the projected 2025 regional water supply is 137,061 AFY, and the projected 2045 regional water supply is 164,966 AFY (UWMP Table 4-22). Approximately 90% of water supplies are expected to be groundwater and 10% are expected to be recycled water. Projections are based on existing water sources and expected future water supply projects or programs. The proposed Project’s water demand (79.65 AFY) is 0.05% of projected 2025 regional water supplies and 0.04% of projected 2045 regional water supplies. Therefore, the Project will not substantially decrease local groundwater supplies or interfere with groundwater recharge such that it would impede sustainable management of the basin. The Project includes irrigation requirements, including the use of water-efficient fixtures and drought-tolerant landscape materials, which will help reduce water demand over the long term. Impacts will be less than significant. c) i-iii) Less than Significant Impact. The Project site is generally flat and slopes to the east with elevations ranging from 160-190 feet above sea level. The ground surface consists of mostly wind- blown fine-grained sand and contains no rivers or streams. On-site soils are categorized as hydrologic soil group A in the National Cooperative Soil Survey and represent well drained to excessively drained sands or gravelly sands with high infiltration rates (low runoff potential) and high rates of water transmission. There are two existing retention basins on-site that collect runoff from the three adjacent streets. According to the hydrology report (Appendix C), the on-site basins collect the runoff from about 10.9 acres. The basin in the southern corner of the project site collects 4.46 acres of College Drive and the basin in the eastern corner collects 6.40 acres of Gerald Ford Drive and portions of College Drive and Technology Drive. The basin in the eastern corner also collects the on-site runoff. 6 2020 Coachella Valley Regional Urban Water Management Plan, Water Systems Consulting, Inc., June 30, 2021. -50- The site has been designed to maintain the existing easterly drainage pattern and will remove existing ground surface materials and replace them with impermeable structures and surfaces, including buildings, roads, parking lots, and sidewalks, that will increase runoff compared to existing conditions. Runoff flows will be intercepted by a series of catch basins and area drains and conveyed to on-site retention areas. The 10.5-acre project site consists of three sub-watershed areas and three catch basins are proposed: A, B, and C. Two underground chamber systems are proposed to replace the existing aboveground retention basin in the eastern corner. Basin B will be located under a portion of the eastern parking area and will collect on-site runoff and Basin C will be located under the north-eastern landscape area and collect offsite runoff. These two systems will prevent the commingling of stormwater from the public streets and private development, allowing effective stormwater quality monitoring. Basin A, the southern retention basin, will remain aboveground and will be expanded to properly store the increase in runoff due to development, in addition to the existing capture of offsite runoff from the adjacent streets. New storm drain connections are proposed for the existing offsite catch basins to align with the proposed configurations of the retention areas. Drywells are proposed in each basin to properly evacuate the runoff of the 100-year, 24-hour storm event. The proposed on-site basins are designed to retain 100% of the 100-year, 24-hour storm and infiltrate within 48 hours. The Project will also be required to comply with conditions of approval pertaining to discharge, standard stormwater management requirements, and project-specific Best Management Practices (BMPs) and a Water Quality Management Plan (WQMP) that are subject to approval by the City Engineer and required by the City’s NPDES implementation agreement. Implementation of the WQMP and BMPs will reduce impacts to surface waters by reducing siltation and reducing or eliminating pollutants in storm flows, including pathogens (bacteria/virus) generally associated with human activities but also present in the environment. With the implementation of these measures, impacts associated with surface water pollution will be less than significant. Adherence to City requirements, including WQMP BMPs, will ensure the Project will not result in erosion or siltation on- or off-site. Implementation of these and other applicable requirements will assure that the Project will not create or contribute water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. iv) Less than Significant Impact. The subject property is designated Zone X, which represents areas determined to be outside the 0.2% annual chance floodplain on FEMA’s Flood Insurance Rate Maps (FIRM). The site is not located in a 100-year or 500-year FEMA Flood Zone. Implementation of the proposed onsite drainage retention facilities will further ensure that the Project will have a less than significant impact on impeding or redirecting flood flows. d) Less than Significant Impact. The Project site is inland and not subject to tsunami. It is not in the vicinity of a water body, levee, or dam. According to the General Plan, the City of Palm Desert is within the potential inundation area of the Wide Canyon Flood Control Dam in Fun Valley. However, the dam is managed by the Riverside County Flood Control and Water Conservation District under state laws to ensure dam safety, and General Plan Policy 3.5 calls for disseminating information about potential dam inundation areas. No specific dam inundation risk has been identified for the subject property. The Project site is not within a 100-year or 500-year floodplain. Impacts associated with Project inundation would be less than significant. -51- e) No Impact. The Project will be required to comply with all applicable water quality standards and implement a WQMP approved by the city and the RWQCB for both construction activities and long-term operation. The Project is consistent with the General Plan land use designation assigned to the Project site, and its anticipated water demand is addressed in the 2020 Coachella Valley regional UWMP. Therefore, it will not conflict with a sustainable groundwater management plan. Adherence to the City’s standard requirements related to water quality will ensure there will be no impacts to a water quality control plan. Mitigation Measures: None required Monitoring: None required Sources: Preliminary Hydrology Report, University Medical Office Park, Michael Baker International, December 7, 2022; 2020 Coachella Valley Regional Urban Water Management Plan, Water Systems Consulting, Inc., June 30, 2021; FEMA Flood Insurance Rate Map (FIRM) #06065C1615G, effective August 28, 2008; City of Palm Desert General Plan, 2016; City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016 (SCH 2015081020); Project materials. -52- XI. LAND USE AND PLANNING Would the project: Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact a) Physically divide an established community? ✓ b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? ✓ Setting The Project site is designated as Town Center Neighborhood (7.0 to 40 du/ac) on the General Plan land use map and Neighborhood Center (NC) in the UNSP, which provides a mixed-use neighborhood center environment, including neighborhood-serving retail and restaurant uses, office space for small businesses, and a range of multi-family housing types. Discussion of Impacts a) No Impact. The Project site is currently vacant. The surrounding area is largely undeveloped with commercial retail development to the east with the nearest residential development located more than a quarter mile southeast of the site. All commercial uses and residential communities operate independently and will not be divided by the Project. The Project will not physically divide an established community. b) Less Than Significant Impact. General Plan The Project site is designated as Town Center Neighborhood in the General Plan. The intent and purpose of the Town Center Neighborhood is to provide moderate to higher intensity neighborhood development that features a variety of housing choices, walkable streets, and mixed uses. Non- residential uses include retail. Personal service, care, public facilities, and others which are determined to be compatible with an oriented toward serving the needs to neighborhoods. The Project proposes a medical office park, which is consistent with the non-residential land uses described in the Town Center Neighborhood designation. Among the Project’s goals are ensuring high-quality development within the Project area and providing medical care services to the surrounding neighborhoods. It is also consistent with the following General Plan Land Use Element goals and policies: Goal 2. Human-Scaled Design. A city designed for people, fostering interaction, activity, and safety. 2.3 Landscaping. Require development projects to incorporate high quality landscaping in order to extend and enhance the green space network of the city. -53- 2.6 Lighting. Require all new streetlights in commercial areas to be pedestrian-oriented and scaled, attractively designed, compatible in design with other street furniture, and to provide adequate visibility and security in accordance with best practices for night sky protection. Goal 5. Centers. A variety of mixed use, urban centers throughout the city that provide opportunities for shopping, recreation, commerce, employment and arts and culture. 5.3 Diverse centers. Encourage the development of local and city-wide centers that address different community needs and market sectors. The centers shall complement and be integrated with surrounding neighborhoods The Project is consistent with the Palm Desert General Plan, and no conflict would occur. University Neighborhood Specific Plan (Zoning) The proposed Specific Plan amendment does not propose an increase to overall land use densities or development standards. As a result, the consistency identified in the EIR with the General Plan’s policies and programs also applies to the currently proposed Project. The proposed Specific Plan is consistent with the previously approved 2016 Specific Plan and development of the proposed Project will be in accordance with the requirements of the Specific Plan and other applicable regulations, including payment of the CVMSHCP development impact fee and the implementation of its standards. The proposed Project is consistent with the amended Specific Plan and proposes development that will meet or exceed the development standards in the Specific Plan. As the Specific Plan acts as the zoning document for the Project, the Precise Plan will be consistent with the City’s zoning standards, since it meets or exceeds the Specific Plan development standards. Summary of Impacts The Project’s land use plan, density range, and vision will remain consistent with the UNSP and General Plan land use designation, density, vision, and Land Use Element goals and policies. Impacts will be less than significant. Mitigation Measures: None required Monitoring: None required Sources: City of Palm Desert General Plan, 2016; University Neighborhood Specific Plan, 2016. -54- XII. MINERAL RESOURCES Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? ✓ b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? ✓ Setting Pursuant to the California Surface Mining and Reclamation Act of 1975 (SMARA), the state Mining and Geology Board designates mineral resource sectors within geographic areas where significant mineral resources of statewide importance and regional significance are located. The City of Palm Desert is in the Palm Springs Production-Consumption Region that covers approximately 631 square miles of the Coachella Valley from near Cabazon to Thermal. The City is in Mineral Resource Zone 3 (MRZ-3), defined as “areas containing known or inferred mineral occurrences of undetermined mineral resource significance.” Discussion of Impacts a, b) No Impact. The Project site is in Mineral Resource Zone 3 (MRZ-3). According to the General Plan EIR, no known mineral sources exist in the city, and the significance of any mineral resource in MRZ-3 is considered speculative because no mining has historically occurred in the area. The Project site is not designated, used, or planned for mineral resource extraction or development. Therefore, the Project would have no impact on mineral resources. Mitigation Measures: None required Monitoring: None required Sources: Palm Desert General Plan, 2016; City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016 (SCH 2015081020); Update of Mineral Land Classification Map for Portland Cement Concrete-Grade Aggregate in the Palm Springs Production-Consumption Region, Riverside County, California (Special Report 198), California Geological Survey, 2007. -55- XIII. NOISE Would the project result in: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Generation of substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? ✓ b) Generation of excessive groundborne vibration or groundborne noise levels? ✓ c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? ✓ Setting The predominant source of noise in Palm Desert is motor vehicle traffic. Other noise generators include light industrial operations, construction activities, commercial activities, and landscaping equipment. Noise-sensitive receptors include housing, schools, libraries, and senior care facilities. The City has established goals, policies, and programs to limit and reduce the effects of noise intrusion on sensitive land uses and to set acceptable noise level standards for various types of land uses. City Noise Standards General Plan Table 7.1 (Noise Compatibility Matrix) defines the level of acceptable noise for different land uses in the city. Normally acceptable noise levels range from 50 to 65 dBA CNEL for multi-family development, 50 to 60 dBA CNEL for single-family residential development, and 50 to 70 dBA CNEL for office buildings, business commercial, and professional uses. These allowable noise levels do not include construction-related noise levels, as construction activities generate temporary noise. Rather, construction noise is regulated by Municipal Code Section 9.24.070. General Plan standards are further supplemented by Municipal Code Section 9.24.030, Sound Level Limits, which regulate noise levels in different land use zones. Discussion of Impacts a) Less than Significant Impact. The subject property is currently undeveloped and generates no noise. The main noise source in the area is vehicle traffic on Gerald Ford Drive, Technology Drive, and College Drive. The surrounding area consists of vacant lands and commercial development. The nearest sensitive receptors are residents in multi-family homes approximately 0.33 miles southeast of the Project site. -56- Construction Noise Project construction will temporarily increase ambient noise levels from the operation of heavy equipment and machinery. Grading, construction, paving, and other development activities will involve the operation of graders, bulldozers, dump trucks, and similar equipment. Heavy equipment can generate noise levels ranging from 70 to 90 dBA at 50 feet from the source. However, such equipment will be mobile and will not create a source of constant noise at any one location on the site. Noise from construction activities will be temporary and will cease once the Project is operational. Construction noise is exempt from the noise standards of Section 9.24.030 of the Municipal Code. Instead, it is subject to Municipal Code Section 9.24.070, which limits construction activities to the least sensitive hours of the day, Monday through Saturday, excluding holidays. Adherence to these restrictions will ensure that construction-related impacts are compatible with the Municipal Code and less than significant. Operational Noise During long-term operation, the Project will permanently increase ambient noise levels in the Project area. Noise will be generated by vehicles accessing the site, mechanical equipment (such as HVAC units), and landscaping equipment. However, the Project will be required to comply with the noise level limits of Municipal Code Section 9.24.030. Commercial noise levels are limited to 55 dBA between 10 p.m. and 7 a.m., and 65 dBA from 7 a.m. to 10 p.m. The Project is not expected to permanently increase ambient noise levels such that they exceed the City’s standard of 70 dBA CNEL for office buildings, business commercial, and professional uses. According to the General Plan EIR (Figure 4.12-1), the Project area currently experiences noise levels that decrease with distance from Gerald Ford Drive and the I-10 Freeway. Noise levels are 65 dBA CNEL immediately adjacent to Gerald Ford Drive and 60 dBA CNEL throughout the rest of the site. The General Plan EIR projected future noise levels at General Plan buildout using land use designations assigned by the General Plan land use map, including Town Center Neighborhood on the Project site, which is consistent with the Neighborhood Center (NC) designation in the UNSP. The proposed Project and Specific Plan amendment would result in a consistent maximum buildout potential as the approved UNSP and therefore, impacts would be the same as those analyzed in the EIR for maximum buildout. The EIR (Figure 4.12-2) determined that, at General Plan buildout, noise levels in the northerly portion of the Project site would increase to 70 dBA CNEL immediately adjacent to Gerald Ford Drive and 65 dBA CNEL on the rest of the site where the medical office center is proposed. These noise projections include future noise generated by buildout of the subject stie. These noise levels are within the normally acceptable noise range for office buildings, business commercial, and professional uses (maximum of 70 dBA CNEL) established in General Plan Table 7.1, Noise Compatibility Matrix. Therefore, Project operational noise will increase noise levels in the area, but they will not exceed General Plan standards. Impacts will be less than significant. b) Less than Significant Impact. Groundborne vibration and/or groundborne noise will be produced by heavy equipment during the construction phase of the Project. Construction activities, such as earth-moving and trenching, could generate temporary and short-term groundborne vibration and/or noise. The highest degree of groundborne vibration is likely to be generated during paving -57- due to the operation of a vibratory roller. Based on Federal Transit Administration (FTA) data, vibration velocities from vibratory rollers are estimated to be approximately 0.1980 inch-per- second PPV at 26 feet from the source of activity. As such, sensitive receptors greater than 26 feet from vibratory roller operations would not experience groundborne vibration above the Caltrans significance thresholds (i.e. 0.3 inch-per-second PPV for structures and 0.2 inch-per-second PPV for human annoyance). The nearest sensitive receptors are the multi-family residents approximately 0.33 miles southeast of the subject site. Due to this distance, sensitive receptors would not be significantly impacted by groundborne vibration and/or noise, and any such impacts would be temporary and would end once construction is complete. No such impacts will occur during long-term Project operation. Therefore, impacts would be less than significant. c) No Impact. The subject property is not within two miles of any airport, private or public. It is approximately 8 miles from the Palm Springs International Airport and 4.5 miles from the Bermuda Dunes Airport. No impact would occur. Mitigation Measures: None required Monitoring: None required Sources: City of Palm Desert General Plan, 2016; Palm Desert Municipal Code; City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016 (SCH 2015081020). -58- XIV. POPULATION AND HOUSING Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? ✓ b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? ✓ Setting As of January 2022, the population of the City of Palm Desert is 50,889. The Southern California Association of Governments (SCAG) projects it will grow to 64,100 by 2045. The housing stock includes 36,058 single-family, multi-family, and mobile home units, the majority of which (39.8%) are single- family detached homes. Discussion of Impacts a) Less Than Significant Impact. The Project proposes a 114,700 square foot medical office center and will not directly induce population growth. Construction and operation of the Project will generate jobs. However, construction is expected to be fulfilled by the local labor market. At buildout, the Project expects to have approximately 363 employees. Given the current labor market, it is more likely that the new jobs will be filled by existing residents than new residents attracted to the area by the proposed Project. The city anticipates, and has planned for, future population growth on the Project site by designating it as Neighborhood Center in the UNSP, which allows a residential density of 20-40 dwelling units per acre. The purposed Project would result in reduced on-site density (no dwelling units) compared to the maximum density allowed in the Specific Plan, resulting in a reduced population potential compared to that analyzed in the EIR. Therefore, impacts associated with population growth will be less than significant. b) No Impact. The subject property is vacant, and the Project would not displace any existing people or housing or necessitate replacement housing elsewhere. No impact will occur. Mitigation Measures: None required Monitoring: None required Sources: Project materials; E-5 City/County Population and Housing Estimates, California Department of Finance, January 1, 2022; 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), Demographics and Growth Forecast Technical Report, Southern California Association of Governments, adopted September 3, 2020. -59- XV. PUBLIC SERVICES Would the project result in: Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact Fire protection? ✓ Police protection? ✓ Schools? ✓ Parks? ✓ Other public facilities? ✓ Setting Fire Protection The City of Palm Desert contracts with the State of California (CalFire) and Riverside County Fire Department for fire protection services. Riverside County Fire Station 71 at 73995 Country Club Drive, approximately 1.75 miles southwest of the Project site, serves north Palm Desert. Palm Desert has a total Fire Department staff of 44 positions at the three stations within the city limits. Backup support is available from stations in Indian Wells and Rancho Mirage. Police Protection The City contracts with the Riverside County Sheriff Department for police protection services. The nearest police station is the Palm Desert Police Station on Gerald Ford Drive, approximately 1 mile northwest of the Project site. Staffing consists of 80 sworn deputy officers, 36 of which are dedicated to the patrol division, with the remaining dedicated to special assignments such as the Traffic Division, Special Enforcement Team, Motorcycle Enforcement Unit, K-9 Officer, Business District Team, School Resource Officers, Coachella Valley Violent Crime Gang Task Force, and Narcotics Enforcement. The City currently provides about 1.56 sworn officers for every 1,000 residents. In 2013, the response time to the highest priority calls was within 5.58 minutes. Schools Palm Desert is within the jurisdictions of two school districts: Desert Sands Unified School District (DSUSD) and Palm Springs Unified School District (PSUSD). The Project site is within the boundary of the PSUSD. The nearest elementary school is James Earl Carter Elementary School on Hovley Lane East, approximately 2.5 miles southeast of the Project site. -60- Parks The City currently operates and maintains 200 acres of park land in 12 parks. The nearest public parks to the Project site are University Dog Park (immediately southwest of the site) and University Park East (0.2 miles to the southeast). Other Public Facilities Other public facilities in Palm Desert include the Palm Desert Library, Joslyn Center (senior services), City Hall, and other government facilities. Discussion of Impacts Fire Protection: Less Than Significant Impact. The Project will increase the demand for fire services for the protection of new permanent structures. However, Project development will be in accordance with all state and local (Municipal Code and RCFD) fire standards to assure adequate fire safety and emergency access. The Project will be required to pay City development impact fees to contribute its fair share of costs for future fire facilities, personnel, and apparatus. Therefore, Project impacts will be less than significant. Police Protection: Less Than Significant Impact. The addition of 114,700 square feet of medical office uses will increase the need for police services. However, the Project will be required to comply with all Police Department regulations and procedures, and Project plans will be reviewed by the Police Department to assure adequate emergency access is provided. The Project is not expected to require the construction of new or expanded police services or facilities. Impacts will be less than significant. Schools: Less Than Significant Impact. The Project site is within the Palm Springs Unified School District (PSUSD) boundary and served by Rancho Mirage Elementary School, Nellie Coffman Middle School, and Rancho Mirage High School. The Project will be required to pay the standard PSUSD developer fees in place at the time development occurs, which are currently $0.78 per square foot of commercial development.7 Payment of developer fees would reduce potential Project impacts to school resources to less than significant levels. Parks/ Other Public Facilities: Less Than Significant Impact. The Project proposes a medical office center and will have approximately 363 employees at buildout. It is expected that the proposed Project will be staffed by existing and future residents occurring as a result of annual growth. The Project does not propose residential uses, which would directly increase the city’s population and demand for recreational resources or other public facilities. The subject site is zoned Neighborhood Center (NC) in the UNSP, which allows residential development of up to 40 dwelling units per acre. Because residential uses are not proposed, the Project will result in fewer new residents than 7 2022 Fee Schedule, Palm Springs Unified School District website, www.psusd.us, accessed November 2022. -61- previously analyzed in the GP and UNSP EIR. The proposed Project will not increase use of public facilities such that new or expanded facilities would be required. Impacts will be less than significant. Mitigation Measures: None required Monitoring: None required Sources: City of Palm Desert General Plan, 2016; City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016 (SCH 2015081020); PSUSD 2022 Developer Fee Schedule; Project materials. -62- XVI. RECREATION Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? ✓ b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? ✓ Setting The city maintains and operates over 200 acres of park land in 12 public parks, two community centers, an aquatic center, and over 25 miles of multi-purpose trails. The city also partners with the Desert Recreation District to provide recreational programs and activities. Other recreational facilities in Palm Desert include a municipally owned golf course and the Family YMCA of the Desert in Civic Center Park. The city also contains, or is in proximity to, numerous public and private golf courses, large open space reserves, the Santa Rosa and San Jacinto Mountains National Monument, and other local and regional recreational resources. Discussion of Impacts a, b) Less Than Significant Impact. The Project proposes a 114,700 square foot medical office center and will have approximately 360 employees at buildout.8 It is expected that the proposed Project will be staffed by existing and future residents occurring as a result of annual growth. The Project does not propose residential uses, which would directly increase the city’s population and demand for recreational resources. The proposed Project is not expected to require the construction or expansion of recreational facilities, nor will it result in a noticeable increase of use, if any. The Specific Plan currently allows up to 40 dwelling units per acre in the NC zone. The proposed SPA does not propose an increase to overall land use densities and therefore will not result in any new impacts or increase the severity of a previously identified significant impact previously analyzed in the EIR. Overall, impacts will be less than significant. Mitigation Measures: None required Monitoring: None required Sources: City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016 (SCH 2015081020); Project materials. 8 University Medical Office Park Vehicle Miles Traveled (VMT) Analysis, prepared by Urban Crossroads. November 7, 2022. -63- XVII. TRANSPORTATION Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? ✓ b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? ✓ c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? ✓ d) Result in inadequate emergency access? ✓ Setting Existing Conditions The Project site is currently undeveloped and does not generate any traffic. Key roads in the Project area include Gerald Ford Drive, Cook Street, Technology Drive, and College Drive. Gerald Ford Drive and Cook Street are fully built out as 6-lane divided arterials and improved with Class 2 (striped on-street) bicycle/golf cart lanes. Sidewalks have been built on the south side of Gerald Ford Drive along the Project site’s northern boundary. Technology Drive is fully improved as a 2-lane collector street with shared bike lanes and sidewalks on both sides. College Drive is a 2-lane collector street with two shared bike lanes and a sidewalk on the south side but is not improved adjacent to undeveloped parcels on the north. SunLine Transit Agency provides bus transit services to the Coachella Valley, including Palm Desert. Currently, there are no transit routes or facilities in the immediate Project vicinity. The nearest bus stop is on Cook Street at University Park (Route 5), approximately 0.35 miles southeast of the Project site and can be accessed via existing sidewalks and bike lanes. General Plan Designations The Palm Desert General Plan Mobility Element establishes a roadway classification system based on vehicle capacity, number of lanes, and other improvements such as bike lanes, sidewalks, and parkways. Gerald Ford Drive is classified as Balanced Arterials consisting of a 4 to 6-lane divided road with bicycle and pedestrian facilities. Cook Street is a Vehicular Oriented Arterial consisting of 6 travel lanes. Technology Drive and College Drive are classified as Collector Streets. At General Plan buildout (2040), the nearby intersections of Gerald Ford Drive and Cook Street, and Gerald Ford Drive and Technology Drive, are projected to operate at Level of Service (LOS) D or better. The General Plan (Figure 4.2) designates Gerald Ford Drive as a Class 2 (on-street striped lane) bicycle and golf cart facility. Gerald Ford Drive and Cook Street are designated as truck routes (Figure 4.3). -64- Level of Service Threshold The General Plan does not set forth a LOS threshold for acceptable roadway and intersection operations. Policy 1.3 of the Mobility Element states that the City will “determine appropriate service levels for all modes of transportation and develop guidelines to evaluate impacts to these modes for all related public and private projects.” The city has not yet developed new guidelines for an acceptable LOS. The Project traffic impact analysis (Appendix D) uses LOS D as the threshold for acceptable traffic conditions on the circulation network. VMT Analysis Effective July 1, 2020, the California Environmental Quality Act (CEQA) Guidelines require lead agencies to adopt Vehicle Miles Traveled (VMT) as a replacement for automobile delay-based LOS as the measure for identifying transportation impacts for land use projects. Because the City of Palm Desert does not have its own VMT guidelines, Urban Crossroads prepared a Project VMT analysis (Appendix E) based on the adopted Riverside County “Transportation Analysis Guidelines for Level of Service & Vehicle Miles Traveled.” Discussion of Impacts a) Less Than Significant with Mitigation. The Project proposes development of 114,700 square foot medical office park. The Project proposes three access points, including the main driveway (primary access) on Gerald Ford Drive and two secondary access points on Technology Drive and College Drive/University Park Drive. The Traffic Analysis recommends the following site access improvements: • Gerald Ford, Main Driveway (Primary Access): Right-in/right-out on Gerald Ford Drive 500 feet west of Technology Drive. Install a cross street stop for the northbound approach. Install an eastbound right turn lane west of the Main Driveway/Gerald Ford Drive and an auxiliary lane east of the Main Driveway/Gerald Ford Drive. • Technology Drive, East Driveway (Secondary Access): Install a cross street stop for the eastbound approach, provide one 100ft shared left/through/right outbound lane, and modify existing raided median to provide one 90ft northbound left turn lane. • University Park Drive, South Driveway (Secondary Access): Install a cross street stop for the southbound approach, provide one 50ft shared left/through/right outbound lane, and modify existing raised median to provide one 125ft eastbound left turn lane. As shown in the following table, the Project is forecast to generate approximately 4,129 daily vehicle trips at buildout, including 356 trips during the AM peak hour and 451 trips during the PM peak hour. -65- Table 7 Project Trip Generation Summary Trip Generation Rates1 Land Use ITE Code Unit2 AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Medical-Dental Office 720 TSF 2.45 0.65 3.10 1.18 2.75 3.93 36.00 Project Trips Generated Land Use Quantity Unit2 AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Medical-Dental Office 720 94.7 232 62 296 112 260 372 3,409 Outpatient Surgery Center 720 20 49 13 62 24 55 79 720 Total: 281 75 356 136 315 451 4,129 1 Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th edition, 2021. 2 TSF = thousand square feet Based on consultation with City staff, the traffic impact analysis studied the following twelve (12) intersections to evaluate Project impacts on the circulation network: 1. Technology Drive/Gerald Ford Drive 2. Technology Drive/E. Driveway – The Village W. Driveway 3. Technology Drive/College Drive 4. South Driveway – University Park Drive/College Drive 5. Pacific Avenue/College Drive 6. Cook Street/University Park Drive 7. Cook Street/I-10 WB Ramps 8. Cook Street/I-10 EB Ramps 9. Cook Street/Gerald Ford Drive 10. Cook Street/University Park Drive 11. Cook Street/ Frank Sinatra Drive 12. Main Driveway/Gerald Ford Drive The following scenarios were analyzed: • Existing (2022) Conditions • Existing plus Ambient Growth plus Project (EAP) (2024) • Existing plus Ambient Growth plus Project Plus Cumulative (EAPC) (2024) • Horizon Year 2040 Without Project • Horizon Year 2040 With Project Existing Conditions The analysis of Existing Conditions establishes the baseline for the Project’s traffic analysis, and consideration of impacts. Under Existing Conditions, with the exception of the intersections of Cook Street and the I-10 westbound ramp, which operates at LOS E (unacceptable level), all other studied intersections operate at LOS C or better, as shown in Table 8. -66- Table 8 Existing Intersection Delay and Levels of Service Study Intersection Traffic Control1 AM Peak Hour PM Peak Hour Average Delay2 LOS3 Average Delay2 LOS3 Technology Drive/Gerald Ford Drive TS 11.0 B 12.6 B Technology Drive/E. Driveway – The Village W. Driveway CSS 8.7 A 8.9 A Technology Drive/College Drive RDB 3.0 A 3.1 A South Driveway – University Park Drive/College Drive CSS 9.0 A 8.9 A Pacific Avenue/College Drive RDB 2.9 A 2.9 A Cook Street/University Park Drive RDB 3.1 A 3.3 A Cook Street/I-10 WB Ramps TS 57.0 E 11.3 B Cook Street/I-10 EB Ramps TS 16.2 B 22.9 C Cook Street/Gerald Ford Drive TS 27.7 C 32.6 C Cook Street/University Park Drive TS 5.5 A 5.8 A Cook Street/ Frank Sinatra Drive TS 12.1 B 25.9 C Main Driveway/Gerald Ford Drive Future Intersection 1 TS = Traffic Signal; CSS = Cross‐street Stop; RDB = Roundabout 2 Per the Highway Capacity Manual 6th Edition (HCM6), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. BOLD = Unacceptable LOS. 3 LOS = Level of Service EAP (2024) Conditions EAP traffic conditions represent Existing Conditions, plus the addition of ambient traffic growth (in this case an ambient growth factor of 4.04% was added to Existing Conditions volumes), plus the addition of the Project. EAP projections assume that these conditions occur in 2024. As shown in the following table, all studied intersections will operate at LOS C or better in 2024, representing acceptable conditions under the City’s General Plan, with the exception of the intersection of Cook Street and I-10 westbound (WB) ramps, which will operate at LOS E during the morning peak hour without improvements, with or without the proposed Project. The traffic analysis recommended improvements to address deficiencies: The Project should contribute its fair share of 8.0% towards the addition of a second westbound left turn lane with 200 feet of storage at the Cook Street and I-10 WB ramp (Mitigation Measure TRANS.1). With the recommended improvements, the intersection of Cook Street and the I-10 WB ramp will operate at acceptable LOS. Impacts will be less than significant with Mitigation Measure TRANS.1 incorporated. -67- Table 9 EAP Intersection Delay and Levels of Service Study Intersection Traffic Control1 AM Peak Hour PM Peak Hour Average Delay2 LOS3 Average Delay2 LOS3 Technology Drive/Gerald Ford Drive TS 14.6 B 14.8 B Technology Drive/E. Driveway – The Village W. Driveway CSS 11.0 B 10.8 B Technology Drive/College Drive RDB 3.5 A 3.3 A South Driveway – University Park Drive/College Drive CSS 10.0 B 9.7 A Pacific Avenue/College Drive RDB 3.0 A 3.1 A Cook Street/University Park Drive RDB 3.5 A 3.6 A Cook Street/I-10 WB Ramps -Without Improvements -With Improvements TS TS 75.8 25.3 E C 11.9 11.2 B B Cook Street/I-10 EB Ramps TS 18.5 B 30.4 C Cook Street/Gerald Ford Drive TS 29.9 C 33.8 C Cook Street/University Park Drive TS 7.5 A 6.8 A Cook Street/ Frank Sinatra Drive TS 12.8 B 29.2 C Main Driveway/Gerald Ford Drive CSS 10.7 B 14.0 B 1 TS = Traffic Signal; CSS = Cross-street Stop; RDB = Roundabout. 2 Per the Highway Capacity Manual 6th Edition (HCM6), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. Delay and level of service is calculated using Synchro 10.1 analysis software. BOLD = Unacceptable LOS. 3 LOS = Level of Service EAPC Conditions Under EAPC (2024) conditions, with the inclusion of the proposed Project, ambient growth, known cumulative projects, and construction of the same improvements at Cook Street and the I- 10 WB ramp, the analysis found that all study area intersections would operate at an acceptable level of service except for the Cook Street and I-10 eastbound (EB) ramp intersection, which will operate at LOS E during the evening peak hour without improvements. The traffic analysis recommended improvements to address deficiencies: The Project should contribute its fair share of 9.2% towards restriping the existing northbound right-turn travel lanes to achieve a 12-foot- wide lane with 200 feet of storage, with remaining through travel lanes at 11-foot widths, at the Cook Street and I-10 EB ramp (Mitigation Measure TRANS.1). With the recommended improvements, the intersection of Cook Street and the I-10 EB ramp will operate at acceptable LOS. Impacts will be less than significant with Mitigation Measure TRANS.1 incorporated. -68- Table 10 EAPC Intersection Delay and Levels of Service Study Intersection Traffic Control1 AM Peak Hour PM Peak Hour Average Delay2 LOS3 Average Delay2 LOS3 Technology Drive/Gerald Ford Drive TS 15.7 B 17.6 B Technology Drive/E. Driveway – The Village W. Driveway CSS 12.8 B 13.8 B Technology Drive/College Drive RDB 4.7 A 5.0 A South Driveway – University Park Drive/College Drive CSS 14.6 B 14.7 B Pacific Avenue/College Drive RDB 4.0 A 4.5 A Cook Street/University Park Drive RDB 4.6 A 5.4 A Cook Street/I-10 WB Ramps -Without Improvements -With Improvements TS TS >100 26.7 F C 15.1 12.5 B B Cook Street/I-10 EB Ramps -Without Improvements -With Improvements TS TS 34.9 32.0 C C 57.4 54.7 E D Cook Street/Gerald Ford Drive TS 40.3 D 46.5 D Cook Street/University Park Drive TS 13.0 B 11.7 B Cook Street/ Frank Sinatra Drive TS 16.6 B 46.8 D Main Driveway/Gerald Ford Drive CSS 12.1 B 20.1 C 1 TS = Traffic Signal; CSS = Cross-street Stop. 2 Per the Highway Capacity Manual 6th Edition (HCM6), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. Delay and level of service is calculated using Synchro 10.1 analysis software. BOLD = Unacceptable LOS. 3 LOS = Level of Service Horizon Year (2040) with Project Conditions Under Horizon Year (2040) conditions, with the inclusion of the same improvements at Cook Street and the I-10 WB and EB ramps, the analysis found that all study area intersections would operate at an acceptable level of service. Therefore, with the implementation of Mitigation Measure TRA.1, impacts associated with build out of the proposed Project will be less than significant. -69- Table 11 Horizon Year with Project Intersection Delay and Levels of Service Study Intersection Traffic Control1 AM Peak Hour PM Peak Hour Average Delay2 LOS3 Average Delay2 LOS3 Technology Drive/Gerald Ford Drive TS 17.7 B 19.6 B Technology Drive/E. Driveway – The Village W. Driveway CSS 13.6 B 15.8 C Technology Drive/College Drive RDB 5.1 A 5.6 A South Driveway – University Park Drive/College Drive CSS 15.8 C 16.1 C Pacific Avenue/College Drive RDB 4.2 A 4.8 A Cook Street/University Park Drive RDB 5.0 A 6.2 A Cook Street/I-10 WB Ramps -Without Improvements -With Improvements TS TS >100 37.1 F D 38.0 24.9 D C Cook Street/I-10 EB Ramps -Without Improvements -With Improvements TS TS 67.3 33.3 E C >100 28.7 F C Cook Street/Gerald Ford Drive TS 53.9 D 54.8 D Cook Street/University Park Drive TS 18.5 B 26.4 C Cook Street/ Frank Sinatra Drive TS 35.2 D 47.1 D Main Driveway/Gerald Ford Drive CSS 13.1 B 25.5 D 1 TS = Traffic Signal; CSS = Cross-street Stop. 2 Per the Highway Capacity Manual 6th Edition (HCM6), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. Delay and level of service is calculated using Synchro 10.1 analysis software. BOLD = Unacceptable LOS. 3 LOS = Level of Service Alternative Transportation Existing on-street bike lanes are located on both sides of the roadways along Gerald Ford Drive (west of Technology Drive), College Drive, and University Park Drive. Sidewalks generally exist throughout the study area, except for the east side of Cook Street (north of Gerald Ford Drive), north side of Gerald Ford Drive (between Pacific Avenue & Technology Drive), south side of Gerald Ford Drive (east of Cook Street), and east and west side of Technology Drive. Sidewalks currently exist along Gerald Ford Drive, Technology Drive, and College Drive adjacent to the Project site. The City will require the applicant to restore site-adjacent sidewalks to excellent condition by the project prior to opening day. Crosswalks at Project access points will be provided in conjunction with the development of the Project. The Project would not conflict with plans or policies addressing multimodal facilities. The Project area is currently served by the Sunline with bus services along Cook Street via route 5 and route 10, however there are no transit stops within the immediate Project vicinity. The nearest bus stop is approximately 0.35 miles southeast. SunLine periodically reviews and updates its services and facilities based on ridership, budget, and community demand. General Plan Mobility Element Goal 5 and Policies 5.1 through 5.6 promote and encourage public and private transit service and connections to bicycle and pedestrian networks. The Project would have no impact on plans or policies addressing transit facilities. -70- b) No Impact. SB 743 requires amendments to the CEQA Guidelines (pre-2019) to provide an alternative to LOS for evaluating transportation impacts. CEQA Guidelines were amended to require all lead agencies to adopt vehicle miles traveled (VMT) as a replacement for automobile delay-based level of service (LOS) for identifying transportation impacts. This statewide mandate went into effect July 1, 2020. A Project-specific VMT analysis was prepared by Urban Crossroads in December 2022. VMT projections are based upon the Riverside County Transportation Analysis Modal (RIVTAM), which the County has identified as the appropriate tool for conducting VMT analysis for land use projects. According to the VMT analysis, the Project is anticipated to have 363 employees and generate 4,169 daily trip ends. The Project is considered a “new local essential service” (such as medical offices), which puts such services closer to residents. Per County Guidelines, the local essential services are evaluated by calculating the net regional change in VMT. To determine whether or not there is a significant impact, the City VMT with the Project employment is compared to without Project conditions. As shown in the table below, the City VMT without the Project is estimated at 1,081,285, whereas with the Project employment, the City VMT is estimated at 1,081,459, which is a net increase in 174 VMT. The project’s effect on VMT could potentially be significant without reductions because it results in a cumulative VMT increases under the plus project condition compared to the no project condition. However, after accounting for the 6% VMT reduction for virtual patient appointments set forth in the County Guidelines, there will be a 521 VMT decrease under Project conditions. Therefore, the Project, per the County VMT guidelines, can be determined to have less than significant impacts on circulation. The Project will not conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b). Table 12 Citywide VMT With and Without Project Category 2012 2040 2022 City VMT w/out Project 934,309 1,345,841 1,081,285 City SP w/out Project 85,236 128,280 100,608 City VMT/SP w/out Project 10.96 10.49 10.75 City VMT with Project 934,653 1,347,169 1,081,459 City SP with Project 85,598 128,643 100,971 City VMT/SP with Project 10.92 10.47 10.71 City VMT with Project with Virtual Appointments (6% Reduction) 1,080,938 City SP with Project with Virtual Appointments 100,971 City VMT/SP with Project with Virtual Appointments 10.71 c) No Impact. The Project is proposed to have access from Gerald Ford Drive, Technology Drive, and University Park Drive. As discussed in subsection a) above, roadway improvements will be constructed in compliance with City standards and will not cause significant traffic delays or increased traffic hazards. No sharp curves, dangerous intersections, or hazardous geometric features are proposed. The Project vehicle mix will be consistent with the existing mix in the Project area. Construction plans will be coordinated with the city so that construction activity does not interfere with traffic on adjacent and nearby roads. -71- d) No Impact. All three driveways can serve as emergency access routes. Prior to construction, the Fire and Police Departments will review the site plan to ensure safety measures are addressed, including emergency access and vehicle turnaround space. Construction plans will be coordinated with the city and emergency providers, as needed, to assure that emergency access is maintained throughout all stages of development. No impact will occur. Mitigation Measures: TRA.1 In addition to paying the requisite CVAG TUMF fee, and to remedy the LOS deficiency at the intersections of Cook Street and the I-10 westbound and eastbound ramps, the Project is responsible for the following fair share contributions: • Intersection of Cook Street and I-10 Westbound Ramp: Project is responsible for 8.0% towards a 2nd 200 ft. WB left turn lane. • Intersection of Cook Street and I-10 Eastbound Ramp: Project is responsible for 9.2% towards the restriping of existing NB travel lanes to achieve a 12ft. wide NB 200 ft. long right turn lane, with remaining through travel lanes at 11ft. widths. Ultimately include northbound free-right turn channelization. Monitoring: TRA.A The Project applicant shall coordinate with the City and CVAG the payment of CVAG’s TUMF fee and the agreed upon fair share contribution for improvements to the intersection of Cook Street and the I-10 westbound and eastbound ramps. Responsible Parties: Project applicant, CVAG, City Engineer. Sources: City of Palm Desert General Plan, 2016; City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, August 2016 (SCH 2015081020). University Medical Office Park Traffic Analysis, prepared by Urban Crossroads, November 7, 2022. University Medical Office Park VMT Screening Analysis, prepared by Urban Crossroads, December 13, 2022. -72- XVIII. TRIBAL CULTURAL RESOURCES a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or ✓ ii) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. ✓ Setting As discussed in the Section V, Cultural Resources, the Cahuilla people lived in the Coachella Valley for thousands of years. They were Takic-speaking and lived in various groups in the region. Today, Native Americans of Pass or Desert Cahuilla heritage are mostly affiliated with one or more of the Indian reservations in and near the Coachella Valley, including the Cabazon, Augustine, Torres Martinez, Twenty-nine Palms, Agua Caliente, and Morongo. Numerous cultural resources are found throughout the valley which provide important information about the past. Discussion of Impacts a. i, ii) Less Than Significant with Mitigation. Senate Bill 18 and Assembly Bill 52 (AB 52) requires a lead agency to consult with tribes in the Project area during the CEQA process to allow tribes to be involved in the project development process and to address their concerns about potential impacts to tribal cultural resources. The consultation process requires the lead agency to provide written notification about a proposed project, as defined by CEQA, to tribes within the project’s geographic area. If a tribe chooses to engage in consultation, it must respond to the lead agency within 30 days of receipt of the formal notification, and the lead agency must begin the consultation -73- process within 30 days of receiving the request for consultation. Consultation concludes when the parties agree to measures to mitigate or avoid a significant effect (if a significant effect exists) on the tribal cultural resources, or when a party, acting in good faith and after reasonable effort, concludes that mutual agreement cannot be reached (Public Resources Code section 21080.3.2 (b)(1) and (2)). The city has initiated the tribal consultation process in conformance with SB 18 and AB 52 requirements. It has distributed consultation letters to the tribes identified by the Native American Heritage Commission (NAHC) as having knowledge of tribal cultural resources in the Project area (SB 18), and to those tribes who have requested consultation under AB 52. Each representative was contacted in writing regarding the proposed Project. The results of consultation will be included either as mitigation prior to the adoption of the Initial Study, or as conditions of approval. However, the mitigation measure included in Section V, Cultural Resources, requires that an archaeologist and Native American monitor be consulted should any resources be identified during grading, to assure that impacts are reduced to less than significant levels. Should a consulting tribe request additional mitigation, it will be added to this Initial Study or to conditions of approval for the Project. Mitigation Measures: See Section V, Cultural Resources. Monitoring: See Section V, Cultural Resources. Sources: Historical/Archeological Resources Survey, University Medical Office Park Project, CRM TECH, October 17, 2022; City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016 (SCH 2015081020); Project materials. -74- XIX. UTILITIES AND SERVICE SYSTEMS Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? ✓ b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? ✓ c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? ✓ d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? ✓ e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? ✓ Setting Domestic Water The Project site is within the Coachella Valley Water District (CVWD) service area for domestic water. Its primary water source is groundwater extracted through a system of wells from the Whitewater River subbasin. In addition to groundwater, CVWD relies on imported water brought to the region by canals. CVWD’s domestic water system includes 97 wells with a total daily pumping capacity of 244 million gallons. CVWD has a total of 64 reservoirs, with an average storage capacity of 153.2 million gallons. CVWD also owns and operates the water distribution system, which is generally located under existing streets in the public right‐of-way. There are existing 18-inch water mains within Gerald Ford Drive, College Drive and Technology Drive in the Project vicinity. CVWD is responsible, under the California Water Code, for analyzing its current and future water supply and assuring that sufficient supply is available to serve land uses within the District, through the preparation of an Urban Water Management Plan (UWMP). CVWD is required to periodically update the Plan. -75- Wastewater Treatment The Coachella Valley Water District (CVWD) also provides sewer service to the City of Palm Desert, including the Project area. The Project site is located in an urban area where the main sewer lines were laid out under the main roads and streets. The Project will extend sewer lines from an existing 8-inch sewer main on Technology Drive and construct a 6-inch sewer lines throughout the site. CVWD maintains sewer trunk lines ranging in size from 4 to 24 inches and five sewer lift stations in City boundaries. Effluent from the City is conveyed to CVWD’s Cook Street treatment plant (Water Reclamation Plant No. 10), which has a total capacity of 18 million gallons per day (mgd), including 15 mgd tertiary treatment capacity. CVWD also implements the requirements of the Regional Water Quality Control Board pertaining to domestic water quality and wastewater discharge. Stormwater Management Several watersheds drain the elevated terrain of the San Jacinto, Santa Rosa, San Bernardino, and Little San Bernardino Mountains towards the valley floor. There are five stormwater channels in Palm Desert: Whitewater River Stormwater Channel and its tributaries, including Dead Indian Creek, the Deep Canyon Channel, the Palm Valley System, and the East Magnesia Channel. For the proposed Project, management of stormwater is under the jurisdiction of the city. Electric Power and Natural Gas Southern California Edison (SCE) provides electrical services to the City of Palm Desert. Natural gas is provided by the Southern California Gas Company (SoCalGas). There are underground lines to the north, east, and south of the Project site. Solid Waste Burrtec Waste and Recycling Services, LLC (Burrtec) provides solid waste disposal to the city through a franchise agreement. Non-hazardous household, commercial, and most nonhazardous industrial solid waste collected is taken to the Edom Hill Transfer Station (EHTS) in Cathedral City, which is permitted to receive 3,500 tons of waste per day. From there, solid waste is transported to the Lamb Canyon regional landfill, which is operated by the County of Riverside and had a remaining capacity of 19,242,950 cubic yards as of 2015 (latest available data). Discussion of Impacts a-c) Less than Significant Impact. Water The subject property is within the jurisdiction of the Coachella Valley Water District (CVWD) for domestic water services. Existing water mains are already in place and operational in the Project area. The Project will connect to existing 18-inch water mains beneath College Drive, Technology Drive, and Gerald Ford Drive and will install new 8-inch water mains onsite. No new water infrastructure other than onsite extensions will be required which could result in significant environmental effects. -76- The 2020 Coachella Valley Regional Urban Water Management Plan (UWMP) demonstrates that CVWD has available, and can supply in the future, sufficient water to serve additional development in its service area. The UWMP calls for a combination of continued groundwater extraction, conservation programs, additional water sources and source substitution, and groundwater recharge opportunities. CVWD anticipates having sufficient water supplies to serve existing and future in the near-term (2025) and long-term (2045). For 2025, projected water supply is 137,061 AFY and retail water demand is 123,461 AFY, resulting in an anticipated surplus of 13,600 AFY. For 2045, projected water supply is 164,966 AFY and retail water demand is 148,166 AFY, resulting in an anticipated surplus of 16,800 AFY (UWMP Tables 4-8 and 4-22). Future demand projections are based on development intensities provided in the General Plans of regional jurisdictions, including the Palm Desert General Plan and University Neighborhood Specific Plan (UNSP). The Project proposes the development of a medical office center and a Specific Plan amendment to permit medical office uses in the NC zone of the UNSP. The Specific Plan amendment would not increase the sites development intensity assumed in the 2016 Specific Plan and will therefore not increase demand for utilities. Therefore, the Project’s water demand is consistent with the UWMP’s projected future demands. As discussed in Section X (Hydrology and Water Quality) of this Initial Study, the Project’s projected annual water demand at buildout is approximately 79.65 acre-feet, which is 0.05% of 2025 projected water supply and 0.04% of 2045 projected water supply. Therefore, CVWD has available, or can supply, sufficient water to serve reasonably foreseeable development, including the proposed Project. Additionally, CVWD has determined that it will be able to meet future urban water demands projected in the regional UWMP in normal, single dry, and multiple dry years (UWMP Tables 4-25, 4-26, 4-27). Project water consumption will be reduced with low-flow appliances, water-efficient irrigation practices, and drought-tolerant landscape materials. Impacts to water supplies will be less than significant. Wastewater The subject property is within the jurisdiction of CVWD for wastewater collection and treatment services. Existing sewer infrastructure is already in place and operational in the Project area. The Project will connect to an existing 8-inch sewer main beneath Technology Drive and will install new 6-inch sewer mains onsite. Sewage will be conveyed to and treated at Water Reclamation Plant-10 (WRP-10) on Cook Street in Palm Desert. WRP-10 treats wastewater from four cities (Palm Desert, Indian Wells, Rancho Mirage, and portions of Cathedral City) and serves a population of approximately 90,000 people. It has a secondary treatment capacity of 18 million gallons per day (mgd) and currently treats an average daily flow of approximately 9 mgd.9 WRP- 10 also has a tertiary treatment capacity of 15 mgd and supplies tertiary treated water for golf course and landscape irrigation. Therefore, the plant has sufficient capacity to serve additional development, including the proposed Project. Project wastewater discharges will be typical of residential uses and will not exceed wastewater treatment requirements of the CVWD or Regional Water Quality Control Board. Other than onsite extensions, no new sewer infrastructure will be required which could result in significant environmental effects. Impacts to wastewater services will be less than significant. 9 2020 Coachella Valley Regional Urban Water Management Plan, Water Systems Consulting, Inc., June 30, 2021, Table 4-16. -77- Stormwater Drainage Compared to current conditions, the proposed Project represents an increase in impervious surfaces, including buildings, roads, and sidewalks. The proposed Project includes retention and conveyance facilities to manage storm flows, designed to meet local stormwater retention requirements. The site will be graded to direct drainage as surface flow through streets and parking areas and toward proposed retention basins and catch basins that will provide storage of the 100- year controlling storm event, as required by the City. Other than onsite improvements, the Project will not require the construction or expansion of stormwater management facilities that could result in significant environmental impacts. Impacts will be less than significant. Electricity The Project will provide local connections to the existing SCE infrastructure in the Project area. SCE has existing facilities underground within Gerald Ford Drive, Technology Drive, and College Drive. The Project will not require the addition or expansion of electric power facilities. Natural Gas The Project will provide local connections to the existing SoCalGas infrastructure within Gerald Ford Drive, Technology Drive, and College Drive. Other than onsite connections, the Project will not require the addition or expansion of natural gas facilities. Impacts will be less than significant. Telecommunications The Project will require local connections to the existing Frontier Communications and Spectrum infrastructure in the Project area. Existing underground communications cables are available within Gerald Ford Drive. Other than onsite connections, the Project will not require the addition or expansion of telecommunication facilities. Impacts will be less than significant. d, e) Less than Significant Impact. Burrtec provides solid waste services to the City of Palm Desert. Solid waste is recycled, reused, or transformed at a waste-to-energy facility10, or disposed of at County landfills. The Lamb Canyon regional landfill has a remaining capacity of 19,242,950 cubic yards as of 2015 (latest data available).11 As shown in the following table, the Project would develop 114,700 square feet of medical office space and generate an estimated 62.8 tons of solid waste per year. This equals 502.4 cubic yards per year12, which is approximately 0.0026% of the Lamb Canyon landfill’s remaining capacity. Therefore, the Project will not exceed the available capacity of the landfill and Project impacts will be less than significant. 10 Riverside County Nondisposal Facility Element by Riverside County Department of Waste Resources (2015), https://www.rcwaste.org/Portals/0/Files/Planning/CIWMP/NDFE.PDF. 11 CalRecycle SWIS Facility/Site Activity Details. https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2246?siteID=2368, accessed November 2022. 12 Assumes 1 cubic yard of residential uncompacted municipal solid waste equals 250 lbs. “Volume-to-Weight Conversion Factors,” US EPA Office of Resource Conversion and Recovery, April 2016. -78- Table 13 Estimated Solid Waste Disposal at Buildout Proposed Land Use Disposal Rate* Proposed Units (TSF) Solid Waste Disposal (lbs/day) Projected Solid Waste Disposal (tons/year) Office 6 pounds/1,000 square feet/day 114.7 688.2 125.60 Subtotal: 125.6 Total (with 50% diversion): 62.80 *Estimated Solid Waste Generation Rates by CalRecycle, https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates, accessed November 2022. Recyclable materials (e.g., paper, plastic, glass, cardboard, aluminum) will be transported to Burrtec’s material recovery facilities for recycling and reuse. Burrtec is responsible for maintaining standards that assure that all waste is handled in a manner that meets local, state, and federal standards. These requirements will assure that impacts associated with solid waste disposal remain less than significant. Mitigation Measures: None required Monitoring: None required Sources: Sanitary Sewer Management Plan, CVWD, December 1, 2019; 2020 Coachella Valley Regional Urban Water Management Plan, Water Systems Consulting, Inc., June 30, 2021; Solid Waste Information System, www2.calrecyle.ca.gov, CalRecycle, accessed November 2022; Project materials. -79- XX. WILDFIRE – If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Substantially impair an adopted emergency response plan or emergency evacuation plan? ✓ b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? ✓ c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? ✓ d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? ✓ Setting Wildfires can occur in undeveloped areas and spread to urban areas. The California Department of Forestry and Fire Protection (CalFire) has mapped areas of significant fire hazards in the state through its Fire and Resources Assessment Program (FRAP). These maps identify fire hazard severity zones (FHSZ) based on a hazard scoring system using subjective criteria for fuels, fire history, terrain influences, housing density, and occurrence of severe weather where urban conflagration could occur. The southern portions of Palm Desert are susceptible to the risk of wildland fires. The Project site is in the northern portion of the city and is not adjacent to a wildland fire area. The subject property is designated as a local responsibility area (LRA) and is not located in or near a state responsibility area (SRA) or designated as a very high fire hazard severity zone (VHFHSZ). Discussion of Impacts a-d) No Impact. The Project site is not located in or near a state responsibility area (SRA) or very high fire hazard severity zone (VHFHSZ). The nearest VHFHSZ and SRA are more than 5 miles to the southwest in the Santa Rosa Mountains. The Project site is accessed by Gerald Ford Drive, Technology Drive, and College Drive/University Drive. Gerald Ford Drive is a key evacuation route in the city. The Project would not impair the City’s adopted emergency response plan or evacuation plan as it does not propose to amend these or other evacuation routes or plans. Project construction plans will be reviewed by -80- and coordinated with the City and Fire Department to assure that adequate emergency access is maintained during the construction process. The Project would not require the installation or maintenance of wildfire infrastructure that could exacerbate fire risks or result in adverse environmental impacts. The Project site is relatively flat on the central valley floor and would not expose people or structures to downslope flooding or landslides resulting from post-fire instability or drainage changes. No impact would occur. Mitigation Measures: None required Monitoring: None required Sources: City of Palm Desert General Plan, 2016; Project materials; Google Earth; Fire Hazard Severity Map, CalFire, https://egis.fire.ca.gov/FHSZ/, accessed November 2022. -81- XXI. MANDATORY FINDINGS OF SIGNIFICANCE Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? ✓ b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? ✓ c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? ✓ a) Less than Significant with Mitigation. Biological Resources: The Project is not expected to substantially degrade environmental quality or reduce the habitat, population, or range of a fish or wildlife species. However, several sensitive status species could potentially occur onsite. Payment of standard CVMSHCP local development mitigation fees will reduce impacts to covered species to less than significant levels, and implementation of mitigation measures BIO.1 and BIO.2 will mitigate impacts to those that are not covered or not fully covered. With mitigation, impacts will be less than significant. Cultural Resources: No cultural resources are known to exist within or adjacent to the Project site. However, the Project will result in soil disturbances such as excavation and grading, and there is potential for previously unknown resources to be uncovered. Mitigation Measure CUL.1 and monitoring program CUL.A will assure that impacts to cultural and/or tribal cultural resources are less than significant in the unlikely event that resources are discovered during Project development. -82- b) Less than Significant Impact. Project impacts will not be cumulatively considerable because the Project is consistent with the land use designation (Town Center Neighborhood) assigned to the subject property in the General Plan and analyzed in the General Plan EIR. Population growth resulting from the Project will not surpass that anticipated in the General Plan EIR or by SCAG. The Project’s incremental effects are not considerable when viewed in connection with other projects. Impacts will be less than significant. c) Less than Significant with Mitigation. The Project could cause environmental effects that could cause adverse effects on humans, specifically as it relates to geotechnical and transportation impacts. However, the mitigation measures provided in this Initial Study and supporting documentation cited herein will reduce potential impacts to less than significant levels. A Appendix A CalEEMOD Air Quality and GHG Modeling (Available on City website) B Appendix B Historical/Archaeological Resources Survey (Available on City website) C Appendix C Preliminary Hydrology Report (Available on City website) D Appendix D Traffic Impact Analysis (Available on City website) E Appendix E VMT Analysis (Available on City website) CITY OF PALM DESERT NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION University Medical Office Park Case Nos: SP/EA22-0002, PP22-0009, and TPM 38728 LEAD AGENCY: City of Palm Desert 73510 Fred Waring Drive Palm Desert, CA 92260 CONT ACT PERSON: Nick Melloni, Principal Planner Development Services Department (760) 346-0611 ext. 479 PROJECT TITLE: University Medical Office Park PROJECT LOCATION: Southwest corner of Gerald Ford Drive and Technology Drive in the City of Palm Desert located in Riverside County. Assessor’s Parcel Nos. 694-580-026 and -027 PROJECT DESCRIPTION: The applicant proposes the construction of a medical office center on ±10.5 acres of vacant land that consists of two buildings totaling 114,700 square feet and 581 onsite parking spaces. Building No. 1 is three-stories, 94,700 square feet, and includes medical offices, urgent care, and potentially labs and radiology services. Building No. 2 is a two-story, 20,000 square-foot outpatient surgery facility. The project includes a Specific Plan Amendment to the University Neighborhood Specific Plan to allow medical uses in the Neighborhood Center (NC) designation and to provide specific standards for medical offices, clinics, and professional offices. The project also includes a Tentative Parcel Map to subdivide the site into two parcels. FINDINGS/DETERMINATION: The City has reviewed and considered the proposed project and has determined that any potentially significant impacts can be mitigated to a less than significant level. The City hereby prepares and proposes to adopt a Mitigated Negative Declaration for this project. PUBLIC REVIEW PERIOD: A 20-day public review period for the Draft Mitigated Negative Declaration will commence at 8:00 a.m. on May 16, 2023, and end on June 5, 2023, at 5:00 p.m. for interested individuals and public agencies to submit written comments on the document. Any written comments on the Mitigated Negative Declaration must be received at the above address within the public review period. In addition, you may email comments to the following address: nmelloni@palmdesert.gov. Copies of the Mitigated Negative Declaration and Initial Study are available for review at the above address and on the City’s website at https://www.palmdesert.gov/our-city/palm-desert-planning-notice-of-intent. PUBLIC MEETING: This matter has been tentatively set for public hearing before the Planning Commission on June 6, 2023, at 6:00 p.m. in the Council Chamber at 73510 Fred Waring Drive, Palm Desert. City Council consideration is expected at a public hearing in July 2023. ADAMS BROADWELL JOSEPH & CARDOZO KEVIN T. CARMICHAEL CHRISTINA M. CARO THOMAS A. E NSL.OW KELILAH 0 . FEOERMAN RICHARD M , FRANCO ANDRE W J GRAF TANYA A. GULESSERI A.N RACHAEL E . KO SS AIDAN P. MARSHALL TARA C. RENGIFO Of Counsel MARC 0. JOSEPH DANIEL L. CARDOZO A PROF"ESS IOtlAL CORPORATION ATTORNEYS AT LAW 601 GATEWAY BOULEVAR D . SU ITE 1 000 SOU T H SAN F RANCISCO . CA 9 4080 -703 7 T EL : (650) 589 -1660 F A X: (6 50) 589•5062 k f e d a rm a n @a dams broad we 11. com June 5, 2023 SACRAMENTO OFFICE 520 CAPITOL MAU, SUITE 350 SACRAM ENTO, CA 95814--4721 T EL.: (916) 444 •620 1 FAX : (916 ) 44,L6209 Via Ove rnight Mail and Email Nancy De L una Nick Melloni, Principal Planner Rosie Lua, Planning Manager, Email: nmelloni@palmdesert.gov rlua@palmdesert.gov; planning@palmdesert.gov John Greenwood Ron Gregory Lindsay Holt Joseph Pradetto Planning Commission City of Palm Desert 73510 Freel Waring Drive Palm Desert, CA 92260 Re: Comments on Agenda Item 7 University Medical Office Park Project Initial Study Mitigated Negative Declaration (S P/EA22-0002, PP22-0009 and TPM 38728) Dear H onorable Commissi oners DeLuna, Greenwood, Holt, Pradetto, Mr. Melloni, and Ms . Lu a: On behalf of Californians Allied for a R espo nsible Economy ("CARE CA"), we submit these comments on Agenda Item 7 University Medi cal Office P ark Project ("Project") 1 and t h e Ini tial Stu dy Mitigated Neg ative Declaration ("M ND")2 , Specific Plan Amendment SP/EA22-0002, Precise Plan PP22-0009 and Tentative Parcel Map TPM 38728 proposed by Prest Vuksic Greenwood Architects ("Applicant") to develop a phased 114,700 square foot medical office park with related on-site and off-site improvements, and subdivide a 10.47 acre property located at the so uthwest corner of Gerald Ford Drive and Technology Drive, Assessor P arcel Number ("APN") 694 - 580-026 AN D -027 in the City of Palm Desert, Riverside County, California. 1 Planning Co mmissi on, City of Pal m Desert, Cal ifornia, Agenda (June 6 , 2023 6:00 p .m. Regular Meeting), https://www .palmdesert.gov/home/showpublisheddocument/33912/638213125972870000. 2 City of Palm Desert, Ini tial Study / ]\<litigated N egative Declarat ion Unive r s ity Medical Office Park SP/EA22-0002, PP22-0009 and TPM 38728, (May 2023), https ://www.palmdesert.gov/home/s h owpublisheddocument/33835/638197 418217100000 ("MND"). 6675-005acp C, printed on recyclBd PBP9f June 5, 2023 Page 2 The Project consists of the development of two Contempor ary-style buildjngs totaling 114,700 square feet and 581 onsite parking spaces, 94 of which are reserved for electric vehicle par king and charging. Building 1 is proposed as three-stories, 94,700 square feet including medical offices, an urgent care, and labs and radiology services. 3 Building 2 is proposed as a two-story, 20,000 square foot outpatient surgery facility.4 All medical appointments and proce dures will b e outpatient care, no emergency services or overnight care is proposed. 5 The Project will be built in two phases, both ranging from 18 to 24 months with the construction of Phase 1 anticipated to start sometime in late 2023/2024 . c, We have reviewed the MND, its technical appendices, and reference documents with assistance of Commenters' air quality, public health, and GHG emissions expert James Clark, Ph.D whose comments ("Clark Comments") and curriculum vitae ("CV'') are attached hereto as Attachment A. Based on our review of the MND and supporting documentation, we conclude that the MND fails to comply with the requirements of the California Environmental Quality Act7 ("CEQA"). The MN D fails to accurately describe the Project, fail s to accurately characterize the environmental setting, and fails to analyze a ll required air quality, health risk, GHG , and land use issues. Lastly, there is s ubs tantia l evidence s upporti ng a fair argument that the Project may have significant environmental and public heal th impacts that the MND fa ils to adequately mitigate, i n correctly concluding that impacts will be mitigated to less than signi ficant levels. The City may not approve the Project until it prepares an environme ntal impact report ("EIR'') that adequately anal yzes the Project's potentially significant e n vironmental and public health impacts and incorporates all feasible mitigation m easures to avoid or lessen these im pacts. The Planning Commission Staff Report recommends that the Planning Commission recommend approval of the MND and the Proj ect's entitlements to the City Council. This action is premature in light of the fact that the MND comment period closes today and the Planning Commission has not had considered public comments on the MND, as required by CEQA. The Planning Commission has a duty to consider the Project's CEQA document before recommending project approval, 8 and any approval recommendations must be supported by substantial 3MND, p. 2. •1 Td. "Id. • Jct . 7 Pub. Resouxces Code ,§§ 21000 et seq.; 14 Cal. Code Regs . §§ 15000 et. seq. (''CEQA Guidelines"). 8 14 Cal. Code Regs.§ 150i4(a). 6675 -005acp 0 i;rimad OIi recycled pape-r June 5 , 2023 Page 3 evidence.9 Any approval recommendation at this time would vi olate CEQA and lacks substantial evidence because the MND fails to comply with CEQA and the P roject h a s several potentially s ignificant unmitigated impacts. \Ve urge the Planning Commission not to make any r ecommendation to the City Council at this time . Instead, the Commission should r e mand the Project to Staff to pre pare a legally ade quate EIR which adequate ly analyzes and mitigates Proj ect impacts and appropriate ly r esponds to public comme nts. The Proj ect should not b e r e sche duled for a further public h earing b efore the Commission until all of the issues raised in these comments, and in the comments of other members of the public, have been fully addressed. We reserve the right to supplement these comments at a later date, and at any later proceedin gs related to this Project.10 I. STATEMENT OF INTEREST CARE CA is an unincorporated association of individuals and labor organizations that may be adversely affected by the potential public and worker health and safety hazards, and the environmental impacts of the Project. The coalition includes Palm Desert area resi dents Frankie Flores , Hector Moral es , and Lane Del va, and the Southern California Pipe Trades Dis trict Council 16 and Dis trict Council of Iron Workers of the State of California, a long with their members , t h e ir families , and other individuals who live and work i n the City of Palm De s ert and R i vers ide County. CARE CA advocates for protecting the environment and t he health of their communities' workforces. CARE CA seeks to ensure a sustainable construct ion .industry over the long-term by supporting projects that offer genuine economic and employment benefits , and whjch minimize adverse environmental and other impacts on local communities. CARE CA members live, wor k , recreate, and r aise their famili es in the City of Palm Desert and Rive rsi de County and surrounding communities. Accordingly, they would b e directly affected by th e P r oj ect's e nvi ronm e ntal and h ealth and safety impacts. Individual m e mbe r s may also wo r k on the Project itself. They will be first in line to be exposed to any health and safety hazards that exist onsite. 9 Topa ng a As sn. for a Scenic Community v . County of Los Ang eles (1.97 4) 11. Cal.3d 506, 515 ; Laure l He ights Improvement Assn. v. R egents o f Uni versity f California (1988) 47 Cal.3d a t 3 76, 392, 407. 10 Gov. Code § 65009(b); PRC § 21177(a); Baker s field Citiz ens for Local Con trol v. Baker sfield ("Bahers{iel<l') (2004) 124 Cal. App. 4th 1184, 1199-1 203; see Go.lo.nte Vineyo.rds u. Mon terey Wat er Dist. (1997) 60 Cal. App . 4 t h 1109, 11 2 1. 6675 -005acp 0 i;rimad OIi recycled pape-r June 5 , 2023 Page4 In additi on, CARE CA has an interest in enforcing environmental laws that encour age sust ainable devel opm e nt and ensure a safe wo r king environment for its members. Environmentally detrimental projects can jeopardize futur e jobs by making it mo r e difficult and more expensive for business and industr y to expand in the r egion, and by making the area l ess d esirable for n e w businesses and n e w r esidents. Indee d, continued environme ntal de gradation can, and has, caused construction moratoriums and othe r r estrictions on growth that, in turn, r e duc e future e mployme nt opportunities. II. LEGAL BACKGROUND CEQA requires that lead agencies analyze any project with potentially significant environmental impacts in an E IR.1 1 A mitigated negative declaration may be prepared only when, after preparing an initial study, a lead agency determines that a project may have a significant effect on the environment, but: 1. revisions in the project plans or proposals made by, or agreed t o by , the applicant before the proposed negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearlv no significant effect on the environment would occur, and 11. there is no substantial evidence in light of the whole reco r d before the public agency that the pr oj ect, a s revised, may have a significant effect on the environment.12 The EIR is the very heart of CEQA.13 "Its purpose is to inform the public and its responsible offic i als of the environmental consequences of their decisions before they are made. Thus, the EIR protects not only the envi ronment, but al so informed self-government." 14 'l'he Eill has been described as "an environmental 'alarm bell' whose purpose it is to alert the public and its responsible officials to environmental changes before they have reached ecological points of no retm·n." 15 A negative declaration is improper, and an EIR must be prepared, whenever it can be fairly argued on the basis of substantiaJ evi dence that the p r oject may 11 S ee Pub. Resour ce s Code ,§ 2 1000; C EQA Guideline s,§ 15002. 12 Pub. Resources Code , § 21064 .5 (e mphas is a dded). 13 Pocleet Protectors v . City of Sacramento (2004) 1.24 Cal. App.4th 903, 926-927; Sundstrom v. C-0un /.y o f M endocino (1974) 202 Cal.App .3d 296, 304 . .. Citi zen s of Gole ta Valley v. Bd. of Supervisors (1990) 52 Cal.3d 553, 564 (Cole tta Valley), inte rnal ci t a t ions omitted . 16 Cowity of' bi.y o u. Yorty (19 73) 32 Cal .App.3d 795, 810. 6675 -005acp 0 i;rimad OIi recycled pape-r June 5, 2023 Page 5 have a significant environmental impact.16 "[S ]ignificant effect on the environment'' is defined as "a substantial, or potentially substantial, adverse change in the environment."17 An effect on the environment need not be "momentous'' to meet the CEQA test for signjficance; it is enough that the impacts are "not trivial."18 Substantial e vidence, for purposes of the fair argument standard, includes "fact, a r easonable assumption predicated upon fact, or expert opinion supported by fact."19 \Vh eth er a fair argument exists is a question of law that the court revi ews de novo, with a prefer ence for r esolving doubts in favor of environme ntal r eview.20 In reviewing a decision to prepare a negative declaration rather than an EIR, courts "do not defer to the agency's determination."21 The fair argument standard creates a "low threshold" for requiring preparation of an EIR and affords no deference to the agency's determination.22 Where substantial evidence supporting a fair argument of significant impacts is presented, the lead agency must prepare an Eili "even though it may also be presented with other substantial evidence that the project will not have a significant effect."23 A reviewing court must require an EIR if the record contains any "substantial evidence" suggesting that a project "may have an adverse environmental effect"---even if contrary evidence exists to support the agency's decision.24 Where experts have presented conflicting evidence on the extent of the environmental effects of a project, the agency must consider the effects to be significant and prepare an EIR.25 In short, when "e xpert opi n ions clash, an EIR 16 P ub. Res. Code§ 2 11 51 ; 1 4 CCR§ 15 064(!); Citizens for Responsible Equitable Envt'l Dev. ti. Ci ty of Chula Vista ("CREED") (2011) 197 Cal.App.4 th 327, 330-331; Communities {or a Better E rw't u. South Coast Air Quality Mgmt. Dist. (2010) 48 Cal.4th 310, 319 ("CBE v. SCAQMIY'). 1' Pub. Res . Code§ 21068; 14 CCR§ 15382; Cou,n.ty Sanitation Dist. No. 2 v. County of Kern (2005) 127 Cal.App.4th 154 4, 158 1. is No Oil, Inc. v. City of Los Angeles (1974) 13 Cal.3d 68, 83 fn . 16. 19 Pub. Res . Code§ 21080(e)(l) (emphasis added); CREED, 197 Cal .App .4th at 33 1. 20 CREED, 197 Cal.App.4 th at 331; Pock et Protectors, 124 Cal.App.4th at 927. 21 Mejia ti. City of Los A ngeles (2005) 130 Cal.App.4th 322, 332; Sierra Club v. County of Sonoma (1992) 6 Cal.App .4th 130 7, 1318. 22 Pocket Protectors, 124 Cal.App.4th at 928. 23 Pub. Res. Code§ 21151(a); 14 CCR§ 15064(!)(1); Po cket Protectors, 12 4 Cal.A pp.4 th at 927; County Sanitation Dist. No. 2, 127 Cal.App.4th at 1579 ("wh ere the question is the sufficiency of the evide nce to support a fair argument, deference to the agency 's d eterminatio n i s not appropriate.") (quoting Sierra Club). 2•1 Mejia , 130 Cal .App.4th at 332-333. z; Pochet Pl-otectors, 124 Cal.App.4th at 935; Sierra. Club , 6 Cal.App.4th at 1317-1318; C EQA Guidelines§ 15064(1)(5). 6675-005acp 0 i;rimad OIi recycled pape-r June 5, 2023 Page 6 should be done."26 '1t is the function of an EIR, not a negative declaration, to resolve conflicting claims, based on s ubstantial evidence, as to the environ mental effects of a project."27 In the context of reviewing a mitigated negative declaration, "neither the lead agency nor a court may 'weigh' conflicting substantial evidence to determine whether an EIR must be pre pare d in the first instance ."28 Where such substantial evidence is presented, "evidence to the contrary is not sufficient to support a decision to dispense with pre paration of an EIR and adopt a negative declaration, because it could b e 'fairly argued' that the proj ect might have a significant environmental impact."29 With respect to this Project, the MND fails to satisfy the basic purposes of CEQA. The MND fails to adequately disclose, investigate, and analyze the Project's potentially significant impacts, and fails to provide substantial evidence to conclude that impacts will be mitigated to a less than significant level. Because the MND lacks basic information regarding the Project's potentially significant impacts, the MND's conclusion that the Project will have a less than significant impact on the environment is unsupported. ao 'l'he City failed to gather the relevant data to support its finding of no significant impacts, and substantial evidence shows that the Project may resul t in potentially significant impacts. As detail ed herein, a fair argument can be made that the Project may cause s ignificant impacts requiring the preparation of an E I R. III. THE MND FAILS TO PROVIDE A COMPLETE PROJE CT DES CRIPTION CEQA requires that an Initial Stu dy i nclude a description of the project and an identification of the environmental setting.:ll "An accurate and complete project description is necessary for an intelligent evaluation of t h e potential environmental impacts of the agency's action."32 Accordingly, a lead agency may not bide behind its failure to obtain a complete and accurate project description. 33 Without a complete pr oj ect d escription, the environmental analysis under CEQA is impermissibly limited, thus minimizing the proj e ct's impacts and undermining meaningful public review.34 CEQA Guidelines Section 15378 defines "project" to 2" Pocket Protect.ors, 124 Cal.App.4th at 928; Sierra CLt,,b, 6 Cal.App.4th at 131 7-1318. 2 7 Pocket Protectors , 124 Cal.App.4th at 935. 2s Pocket Protectors, 124 Cal.A pp.4 th at 935. 2!• Sundstrom, 202 Cal.App.3d at 310 (citation omitted). so Pub. Resources Code, § 21064.5. :n CEQA. Guide lines, § 15063, subd. (d). 32 Co1uity of Iny o v. City of Los Angeles (1977) 71 Cal.App.3d 185, 192-193. 33 Sundstrom v. County of Mendocino (1988) 202 Cal.App .3d 296, 31 1 ("Sundstrom"). :M See, e.g., La,urel Heights l mprouement Assn. v. Regen/.s of the Univ. of Cat. (1988) 47 Cal.3d 376. 6675-005acp 0 i;rimad OIi recycled pape-r June 5, 2023 Page 7 mean "the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment."35 Courts have explained that a complete desc ription of a project must "address not only the immediate environmental consequences of' going forward with the proj ect, but also all "reasonably foreseeable consequence [s] of the initial project."36 '1f a[n] ... EIR ... does not adequately apprise a ll interested parties of the true scope of the proj ect for intelligent weighing of the environmental consequences of the proj ect, informed decision-making cannot occur under CEQA and the final EIR is inadequate as a matter oflaw."37 The lvlND fails to include an accurate and complete project description because it fails to include any description of the emergency backup generator that will be required for the Project site. The Project site is an "Ambulatory Care Facility" within the meaning of the California Building Code. The Code defines Ambulatory Care Facility as any "[b]uildings or portions thereof used to provide medical, surgical, psychiatric, nursing or similar care on a less than 24-hour basis to persons who are rendered incapable of self-preservation by the services provided or staff has accepted responsibility for care recipients already incapable.":is T he Project de scription states that the proposed Project incl udes: "Building 1 is three- stories, 94,700 square feet and includes medical offices, an urgent care, and potentially labs and radiology s ervices. Building 2 is a two-story, 20 ,000 square foot outpatient surgery facility. All medical appointments and procedures will be outpatient care, no emergency services or overnight care is proposed."39 Title 24 of the California Building Code, Chapter 27 requires ambulatory care centers to h ave backup generators. Section 422 .6 of the Building Code provides "[i]n ambul atory care facilities, the essential electrical system for electrical components, equipment and systems shall be designed and constructed in accordance with the provisions of Chapter 27 and NFPA 99. Chapter 27 requires Stationary e mergency and standby power generators required by this code shall be listed in accordance with UL 2200. The Project description's omission of the backup generator results .in an inadequate analysis of the potential air quality, health risk, and greenhouse gas emissions from operation of the Project. Dr. Clark confirms that the CalEEMOD analysis does not include air emissions associated with the backup generator . With 3:, CEQA Guidelines § 15378. 3<> Laurel Heights I, 47 Cal. 3d 376, 398 (emphas is added); see also Vineyard Area Citizens for Responsible Growth, Inc. v. City of Ra.ncho Cordova (2007) 40 Cal. 4th 412, 449-50. 3 7 Riuerwatch v. O/iuenhain Mu.nicipal Water Dist. (2009) 170 Cal. App. 4t.h 1186, 1201. ss Califo r nia Building Code§ 202. :3!3 MND, p. 2 . 6675 -00 5acp 0 i;rimad OIi recycled pape-r June 5, 2023 Page 8 the increased instances of extreme heat events, emissions associated with the use of a backup generator at the Proj ect site are likely to be significant. A backup generator would operate dur ing unscheduled events like P ub lic Safety Pow er Shutoff ("PSPS") e ve nts and extreme heat events ("EHEs"). Although such e ve nts are unsche duled, the y occur frequently e nough in California that they are reasonably fores eeable. For example, the total duration of PSPS events in California lasted betwee n 141 hours to 154 hours in 2019. In 2021 , two EHEs have been declared so far, which laste d 120 hours combined. . These conditions are expected to increase in severity. 40 The California Ho spital Building Safety Board -Energy Conservation and Management Committee, which governs California Hospitals, has noted this increased trend of EHEs, PSPS, and increased generator requirements and now recommended in a recent white paper that for hospitals to provide even basic care "[hospitals] must provide backup power in excess of the 96 hours" in the event of PSPS.•ll Since the Project's primary use will be patient care, Dr. Clark explains that, in order to meet existing medical safety board recommendation s and adequately serve patients, the Project must not only provide backup generation, it must provide more backup generating power than an average commercial or retail facility to comply with State law. An EIR must be prepared which fu lly discloses a ll components of the Project, including the legally required e m erge ncy backup generator. IV. THE MND FAILS TO PROVIDE AN ADEQUATE DESCRIPTION OF THE ENVIRONMENTAL SETTING The MND fails to adequately descri be the environmental setting against which the Project's environmenta l impacts are to be m easured for several critical aspects of the Project, including Valley F e ver. This contrave nes the fundamental purpose of the environmental review process, which is to determine whether there •JO OEHHA, Extreme Heat Ev en ts, February 11., 20 1.9, h ttps://oehha .ca.gov/ep icich a nges- cli mate/extreme-heat-events (showing that frequency of extreme heat events is increasing); NASA Earth Observatory, California Heat wave Fits a Trend, September 6, 2020, https://ea rth observatory. nasa.gov/i mages/14 7256/ca Ii forn ia •heatwave-fits-a-tren d (s howing t1·ends toward longer and more intense heat waves in Southern California). '" Cal Hospital Building Safety Bom·d -Energy Conservation and Management Committee, Mic rogrids for Healthcare Facilities Whit.epaper, January 13 2021, bttps://oshpd.ca.gov/wp- conten t/uploads/2021/01/HBSB-MI CROGRID-CO NSOLIDA'l'ED-D RAF'l'-1.13.21-A. pelf. 6675 -00 5acp 0 i;rimad OIi recycled pape-r June 5, 2023 Page 9 is a potentially substantial, adverse change compared to the existing setting. 42 CEQA requires that a lead agency include a description of the physical environmental conditions, or "baseline," in the vicinity of the p roject as they exist at the time environmental review commences.43 As the courts have repeatedly h eld , the impacts of a project must be measured against the "r eal conditions on the ground."44 The description of the e nvironm ental setting constitutes the "baseline" physical conditions against which the lead agency assesses the significance of a proj ect's impacts. 45 An Environmental Setting is r e quire d "to give the public and decision makers the most accurate and unde rstandable picture practically possible of the project's likely near-term and long-term impacts. 4 6 The MND fails to analyze the environmental setting with respect to Valley Fever. This is particularly co ncerning because Riverside County has seen dramatic increases in instances of Valley Fever rates from 2013 to 2019. In fact, rates of Valley Fever have increased from 34 cases or a rate of 1.5 in 100,000 population per year in 2013, to 38 cases or a rate of 1.6, to 59 cases or a rate of 2.5 in 2015 , to 65 cases or a rate of 2.8 in 2016, to 134 cases or a rate of 5.6 in 2017, to 255 cases or a rate of 10.4 in 100,000 in 2019.'17 Dr. Clark cites publicl y available s ubs tantial evidence s howing that populations most at risk of contracting Valley Fever are construction and agricul tural workers . 48 F1.irther, Dr. Cl ark cites substantial evidence from the California Depart ment of Public Health Surveillance and Statistics Section that confirms that Vall ey Fever is a significant unaddressed issue in the MND. Dr. Clark concludes that the risk of construction workers' exposure to Valley Fever spores and potentiall y contracting the disease represents a significant heal t h •2 CEQ.A Guidel ines, § 15063, subd (d). 43 CEQA Guidelines, § 15125(a); Communities for a Better Environment v. South Coast Air Qualit:1 Management Dist. (2010) 48 Cal. 4th 310, 321 ("CBE u. SCAQl'dlJ"). 44 CBE u. SCAQfvID , 48 Ca l. 4th at 321; Save Our Peninsula Com. u. Monterey County Bd. oi Su.peruisors (2001) 87 Cal.App.4th 99, 12 1-22; City of Carmel-by-/Jie-Sea u. Bd. ol Su.peruisors of Monterey County (198(;) 183 Ca l.App.3d 229 , 246. 45 CEQ.A Guidelines, § 15125(a); CBE v . SCAQMD, 48 Cal. 4th at 82 1. .u, 14 CCR§ 15125(a). 47 Califomia Department of Public Health , Epidemiologic Summary of Va ll ey .Fever (Cocci dioidomycos is) in California, 2019, Table 1. Coccidioidomycosis, Cases and Incidence Rates by H ealth Jmisdiction, Ca lifornia, 2013- 2019 https://www.cdph.ca.gov/Programs/CID/DCDC/CDPH%2QDocument%20Lih rary/Coccj Ep iSumm arv2019.pdf. '18 Lawre nce L. Schmelzer and R. Tabershaw, Expostu·e Factors in Occupational Coccidioidomycosis, A1nerico.n Journo.l of Pul>lic Health and the Nation's Health , v. 58, no. 1, 1968, pp. 107-11 3 , Table 3; available at http://www.ncbi.nlm.nih.gov/pmc/a r t icles/PMC l 228046/?page=l . 6675-005acp 0 i;rimvd on recycled pape-r June 5, 2023 Page 10 concern which must be analyzed in the environmental setting and air quality impact sections of an EIR. The MND's fajlure to adequately analyze the environm ental setting with respect to Valley F e ver results in the MND's failure to adequately analyze the pote ntially significant impacts to construction workers and other n earby sensitive receptors from ex posure to Valley F e ver. V. AN EIR IS REQUIRED FOR THE PROJECT BECAUSE THERE IS SUBSTANTIAL EVIDENCE SUPPORTING A FAIR ARGUMENT THAT THE PROJECT MAY HAVE SIGNIFICANT, UNMITIGATED AIR QUALITY IMPACTS A negative declaration is improper, and an EIR must be prepared, whenever it can be fairly argued on the basis of substantial evidence that the project may have a significant environmental impact:19 "[S]ignificant effect on the environment" is defined as "a substantial, or potentially substantial, adverse change in the environment."50 An effect on the environment need not be "momentous" to meet the CEQA test for significance; it is enough t hat t h e impacts are "not trivial."51 Substantial evidence, for purposes of t h e fair argume nt standard, includes "fact, a reasonable assumption predicated upon fact, or expert opinion supported by fact ."52 Moreover, the failure to provide information requ ired by CEQA is a failure to proceed in the manner requ i red by CEQA.53 Challenges to an agency's failure to proceed in the manner requ i red by CEQA, s uch as t h e failure to address a subj ect required to be covered i n an MND or to disclose information about a project's environme n tal effects or a ltern ativ es, are s u bject to a less deferential standard than challenges to a n agency's factual co n clu sions. 54 Even when t h e substa ntial evidence standard is applicable to agency decision s to certify an MND and approve a proj ect, reviewing courts will not 'uncritically rely on every study or analysis presented by a ,,9 PRC§ 2115 1; 14 CCR§ 15064(f); Citizens for Responsible Equitable Envt'l Dev. v. City of Chula Vista ("CREED") (2011) 197 Cal.App.4th 327, 330-31; Communities for a Better Enu't u. South Goa.st Air Quality Mgmt. Dist. (2010) 48 Cal.4 th 310,319 ("CBE u. $C.4QMIY'). 60 PRC§ 21068; 14 CCR§ 15382; County Sanitation Dist. No. 2 u. County of Kem (2005) 127 Cal.App.4th 154<1, 1581. 51 No Oil, Inc. v. City of Los Angeles (J.974) 1 3 Cal.3d 68, 83. 52 PRC§ 21080(e)(l ) (emphasis add ed); CREED, 197 Cal.App.4th at 331. 53 Sierra Club u. State Bd. Of Forestry (1994) 7 Cal.4th 1215, 1236. M Virie_yo.rd Area Citizens for Responsible Growth, Inc. v . City of Rancho Cordova (2007) 4 0 Cal.4th 412 , 435. 6675-005acp 0 i;rimad OIi recycled pape-r June 5, 2023 Page 11 project pr oponent in support of its position . A clearly inadequate or unsuppor ted study is entitled to no judicial def'erence."'55 CARE CA's expert presented direct and s ubstantial evidence r aising a fair argume nt that the Proj ect will have significant e nvironme ntal impacts. An EIR must be prepared to further evaluate and mitigate the significant impacts to l ess than significant levels. A. Substantial Evidence Supports a Fair Argument that the Project May Result in Potentially Significant Impacts from the Backup Generator The lvlND fails to analyze the Project's potentially significant environmental impacts from the use of backup generators. Backup generators would be used for Project construction. Operational backup generators would also be required by Title 24 of the California Building Code, Chapter 27 . The 1VlND does not disclose whether backup generators will be us ed during project operation. However, Title 24 of the California Building Code , Chapter 27 requires ambulatory care centers, like the Project, to have backup generators. Additionally, the Project may be required to have an additional emergency backup generator to supply emergency power to the elevator system in the case of a loss of power. It is therefore reasonably foreseeable (and required by .law) that the Project will utilize backup generation during both Project construction and operation. Backup generators can significantly .impact air quality, GHG emissions, and public h ealth through DPM emission s.56 Therefore, si n ce the Project involves the 50 Berh ele_y J ets, 91 Cal.App.4 th at 1355. 5,; California Ai r Resources Board, Emission Impact: Addition al Generator Usage Associated with Power Outage (January 30, 2020), avai lable at https:1/ww2 .arb.ca.gov/resources/documents/emissions-impact-generator-usage-during-psps (showing that generators commonly rely on gasoline or d iesel, and that u se of generators d u ri n g power outages results in excess emissions); Ca lifornia Air Resources Board, Use of Back-up Engines for Electricity Generatio n During Public Safe ty Pow er Shutoff Ev ents (Oc tob er 25, 20 19), available at https://w w2 .arb.ca .govfresources/documents/use-back-engines-el ectricity-generation-during-public - safety-power-shutoff ("When electric utilities d e-energize their e lectric lines , the d e mand for back-up power increases. This demand for reliable back-up power has health impacts of i ts own. Of particular concern are health effects related to emissions from diesel back-up engines . Diesel particu.late ma tt e r (DPM) has be en identifie d as a toxic air contaminan t, compose d of carbon p art icles and numerous organic compounds, including over forty known cancer-causing organic s ub stances. The majority of DPM is small enough to be inhaled deep into the lungs and make them more susceptible to injuxy. Much of the back-up power produce d dttring PSPS events is expecte d to come from engines regulated 6675 -005acp 0 i;rimad OIi recycled pape-r June 5, 2023 Page 12 reasonably foreseeable use of a backup generators, the MND's failure to disclose the i mpacts of emissions resulting from the use of such generator sis a failure to disclose all "reasonably foreseeable consequence[s) of the initial project."57 These consequences may include significant air quality, GHG emissions, and public health impacts. According to SCAQMD Rules 1110.2,,s and 14 70,59 backup generators are allowed to operate for up to 200 hours per year , and operate for mainte nance up to 50 hours p e r y ear. Furthe r , a back-up generator would operate during unscheduled events like Public Safety Power Shutoff ("PSPS") events and extreme heat events ("EHEs"). Although such events are unscheduled, they occur frequently enough in California that they are reasonably fore seeable. For example, the total duration of PSPS events in California lasted between 141 hours to 154 hours in 2019. In 2021, two EHEs have been declared so far, which lasted 120 hours combined. These two EHEs would have tripled the calculated yearly DPM emissions from the Project. These conditions are expected to increase in severity. 60 Therefore, a failure to consider this source of emissions drastically underestimates the Project's air quality, GHG, and public health impacts. An EIR must be prepared to analyze these potentially s ignificant impacts. B . The MND Fails to Include a He alth Ris k Analysis, in V iolation of CEQA a nd the General Plan CEQA requires that a project's health risks "must be 'clearly identified' and the discussion must include 'relevant specifics' about t he e n vironmental changes attributable to the Project and their associated health outcomes."6 1 Courts have hel d that an environmental review document must disclose a proj ect's poten tial health risks to a degree of specificity that wo u ld allow the publ ic to make the correlation between the project's i mpacts and adverse effects to human h ealth.1>2 by CARB and California's 35 air pollu ti on con trol and air quality management districts (air dis tric ts)"). 01 La1trel Height s I, 47 Ca l. 3d :376, :398. 58 Available at. http://www.aqmd.gov/d ocsldefa u lt -sourcelrule -book/reg-xi/rule-1110-2. pelf. 50 Available at https:1/www .aq md.govldocsldefa ult-sourcelrule-boo klreg-xivlrule-1470. pdf?sfvrs n =4 . 60 OEHHA, Extreme Heat Events, February 11., 20 1.9, h ttps:lloehha .ca.govlepiclc hanges- climatelex treme-heat•events (showing that frequency of extreme heat events is increasing); NASA Earth Ob servatory, California Heatwave Fits a Tre nd, September 6, 2020, https:11 ea rthobserva tory. na sa.govlima ges/14 7256/ca Ii forn i a -h eatwave -fits -a -tre nd (showing t1·e n els toward longer and more intense h eatwav es in Southern California}. "' IS/MND , p. 518. 62 Id. at 5 18-520; Bohersfield Citizens for Local Control v. City of Bakersfield (2004} 124 Cal.App.4th 1 184. 6675-005acp 0 i;rimad OIi recycled pape-r June 5, 2023 Page 13 Additionally, General Plan Policy 6.1 s pecifically requjres the City to "[a]void locating new air quality-sensitive uses (schools, child care centers, senior centers, med ical fa ci l ities, and resi dences) in proximity to sources of localized air pollution (e.g., Interstate 10, high traffic roads, certain industrial faciliti es), and vice versa. \Vh ere such uses are located within 500 feet of each other, require preparation of a h ealth impact assessment (HIA) or similarly effective h ealth analysis as part of the CEQA e nvironme ntal review process, to analyze the significance of the health impact on sensitive land uses and incorporate proj ect-specific mitigation measures to r educe potential impacts."6 :l The MND provides that "[t]he nearest sensitive receptors to the Project site include the future 330 -unit residential development 120 feet to the north site, future 196 -unit residential project and University Dog Park 100 feet south of the site, University Park East (park) located 0.18 miles southeast of the site, and multi- family homes (l'he Vineyards at Palm Desert) located 0 .33 miles southeast of the site."6•1 Both the 330-unit Millennium Apartments and the U niversity Park 196 Projects are under construction, according to the City's website.65 As such, the Millennium Apartments and the University Park 196 residences may be built by the time construction of Phase 1 begins, and likely by the time construction of Phase 2 begins . Additionally, operational air quality impacts of the Project were required to be analyzed in an HIA in accordance with the General Plan. The Project's operational impacts may have adverse impacts on the future residential sensitive r eceptors.66 The MND lacks an HIA or any other quantitative analys is of the Project's health risk. The MND's failure to include an HIA results in the failure to analyze the health impacts of constru ction and operation to on -site workers or nearby sensitive receptors. Courts have held that an environmental review document must disclose a project's potential h ealth risks to a degree of specificity that would allow the public to make the correlation b etween the project's impacts and adverse effe cts to human health.67 The Project will b e built in two phases, both r anging from 18 to 24 months. CEQA requires that the h ealth risk from each of these constr uction phases be quantified and disclosed. A quantified HIA is commonly conducted to determine Ga City of Palm Deser t Ge n era l Plan (November 10, 2016), p . 84, h ttµs://www .pal mdeser t .gov/h ome/sh owpublis h edd ocu me n tJ 16858/6 36253446 478270000. 6• MND, p. 24, https:// www .pa lmd esert.gov/h ome/show publis h eddoc ume n t/338 35/63819 7 4182 17 100000 . 65 City of Pal m Deser t, Develo pme nt Services, Curre nt Projects in P al m Desert, https://www.paLndeser t .gov/de p artmen ts/pla nninf'l proiects. 6•; Clark Comme nts, p. 4. 67 Id. at 5 18-520; Bakersfield Cit i zens for Local Control v. City of Bakersfield (2004} 124 Cal.App.4th 1 184. 6675 -005acp 0 i;rimvd on recycled pape-r June 5, 2023 Page 14 if a Project's construction hazardous air pollutant ("HAP") emissions would cause a significant health impact.68 Construction equipment emits DPM, which is a HAP and potent carcinogen. 69 Construction workers and nearby residents will be exposed to DPM emissions during construction. An EIR m u st be prepared which quantifie s the Project's construction and op erational emissions of toxic air contaminants ("TAC"), and compares them to the SCAQMD's quantitative cancer t hreshold of 10/million, 70 in order to adequately links the Proj ect's air quality effects to human h ealth consequences. 71 Absent this analysis, the City lacks substantial evidence to conclude that the Project's health risk impacts are less than significant. C. Project Heal th Impacts are Potentially S i gnificant and Unmitigated Under the fair argument standard, a lead agency "shall" prepare an EIR whenever substantial evidence in the whole record before the agency supports a fair argument that a project may have a significant effect on the environment.72 The phrase "significant effect on the environment" is define d as "a s ub stantial , or 68 Office of Environmental H ealth Hazard Assessme nt (OEHHA), Risk Assessme nt G uide lines: Guidance Manu a l for Preparation of Health Ri s k Assessment, February 2015; may be requested at https://oehha.ca.gov/media/downloads/crnr/2015gui dancernanual.pdf. 69 Cal/EPA OEHHA a nd American Lu ng Association of Califo rnia, Health Effects of Diesel Exhaust; https://oehha.ca.gov/rn e dia /downlo a dsicalenviros creen/indica tors/di esel 4-02.pdf. See also OEHHA, Appendix A: Hot Spots Unit Risk and Cancer Potency Values, p. 1 (DPM unit risk= 3 E -4); https://oehha.ca.gov/rnedia/CPF-s042909.p d f and OEHHA, Diesel Ex h aust Particul ate; https://oe hha.ca .govich e mi cals/dies e l-exhaust-part icu late#:-:tex t =Cancer %20Potencv%20In formatio n&text=Listed%20as%20Particulate%20Emissions%20frorn,(u g%2Fm3)% 2D L ,o See South Coast AQMD Air Quality Signific ance Thresholds, availa ble at https://www.google.com/url'?sa=t&rct=j&q=&esrc=s&source=web&cd=&cad=rja&uact=8&ved=2ahU KEwi c loThoK3 AhUUHT QIHc YKBTsQFnoECAoQAG&url=https%3A%2F%2Fwww .agmd.gov%2Fd ocs%2Fde fau lt -source %2Fce qa%2Fhandbook%2Fsouth -coast-aamd-air-auality-significance - thresholds.pdf%3FsfvTsn%3D25&u sg=AOvVaw07n1OZu 8Nvvtfq0AnstLMG. 11 Sierra Club v . County of Fresno (2018) (; Cal.5th 502, 519; Bakersf'ield Citizens for Local Control v . City of Bahersfield (2004) 134 Cal.App.4th 1 184, 1220 ('After reading the Ems, the publi c would have no idea of the h eal th consequences that result when more pollutants are add ed to a nonattainment basin. On remand, the health impacts resulting from the a d verse air quality impacts must b e identified and analyzed i n the n ew EIRs."). 72 P u b. Res. Code §§2 1080(d), 21082.2(d); 14 Ca l. Co de Reg.§§ l5002(k)(3), 15064(f)(l), (h )(l); Laurel Heights Improvement Assn. v. Regents of the Univ. of Cal. (1993) 6 Cal.4th 111 2, 11 23; No Oil, Inc. v. City of Richmond (1974) 13 Cal.3d 68, 75, 82; Stanislaus Audubon Soc iety, Inc. u. County of Stanis/a.us (1995) 33 Cal.App.4th 144, 150 -151; Qua.ii Botanical Gardens Found., Inc. v. City of Enci nitas (1994) 29 Cal.App.4th 1597, 1601-1602. 6675-005acp 0 i;rimvd on recycled pape-r June 5 , 2023 Page 15 pote ntially substanti a l, adver se change in the e nvironrn e nt."73 Dr. James Clark finds a significant health risk that exceeds thr esholds from exposur e to TAC emissions, which constitutes substanti al evidence suppor ting a fair argument that health risk is significant and unmitigated. Dr. Clark concludes that acute h ea l th impacts from di es el particulate matter ("DPJ\.1'') during construction and op eration of the Proj ect would b e significant for construction worke rs and offsite r eceptors, including those at n earby r esidences and sensitive r e ceptors. 7 4 Moreover, the General Plan requires that for sensitive land uses that cannot be avoided within 500 feet of sources of localized air pollution, potential design mitigation options include: a. Providing residential units with individual HV AC systems in order to allow adequate ventilation with windows closed; b. Locating air intake systems for heating, ventilation, and air conditioning (HVAC) systems as far away from exist ing air pollution sources as possible; c. U s ing HEPA air filters in the HV AC s ystem and developing a maintenance p lan to ens ure the filtering s ys tem is properly maintained; and d. Utilizing only fixed windows next to any existing s ources of pollution. e. Using sound walls , berms , and vegetation as phys ical barriers. f. Notify.ing new potential home buyers of risks from air pollution. The MND does not include these measures, in violation of the General P lan and thus does not adequately mitigate the Project's health risk i mpacts. The Ci ty must p repare an EIR which includes an acute h ealth risk assessment for both P r oject construction and operation to reduce h ealth risk to l ess than significant levels. D. Valley F ever Impacts Are Potentially Significant and Unmitigated Construction workers are at significant risk of developing Valley Fever.70 However, the potentially exposed population is much larger than construction workers because the non-selective raising of dust during Project construction will carry the very small spores, 0.002 -0 .005 millimeters ("mm"), into off-site areas, 73 Pub. Resources Code , § 21068. 7·• Clark Comme n ts, p. 4 . 76 Clark Co mme n ts, p . 4 . 6675 -005acp 0 i;rimad OIi recycled pape-r June 5, 2023 Page 16 potentially exposing large non-construction worker populations.76 Many of the Project components, for example, are adjacent to sensitive receptors, including residential areas, schools, parks, and future development resulting in significant public health impacts. 77 Valley fever spores can be carried on the winds into surrounding areas, e xposing farm and vineyard workers, students at nearby schools, and residents adjacent to many of the construction sites. Valley Fever spores, for example, have been docume nted to travel as much as 500 miles78 and, thus, dust raised during construction could potentially expose a large number of people hundreds of miles away. In order to reduce the Project's potentially significant Valley Fever impacts to the greatest extent feasible, Dr. James Clark recommends that the Project include the following measures to mitigate fugitive dust: 1. A site specific Va lley Fever Dust Management Plan should be prepared that includes a site-specific work plan (S\'i'P) as well as a sampling and analysis plan (SAP) to meas ure t he amount of Coccidiodes immitis present in soils at t he Site prior to any soil di sturbance on site. The SWP and SAP s hould detail the goal s of the investigation(s), the collection methods , the number of samples to be collected, and the m i n imum detection requirements . The resul ts of the investigation should be presented to the South Coast Air Quality Management District (SCAQMD) to ensure compliance with the goals of the SAP and approval of the investigation results. 2. Includ e specific require m en ts in the Project's Injury and Illness Preventi o n Program (as required by Title 8, Section 3203) regarding safeguards to prevent Valley Fever. 3. Control dust exposure : 76 Clark Co mments, p.4 .. 77 MND , p. 24. a. Apply che mical stabilizers at least 24-hours prior to high wind event; b. Apply water to all disturbed areas a minimum of three times per day. Watering frequency should be increased to a minimum of four times per day if there is any evidence of visible wind-driven fugitive dust; c. Provide National Institute for Occupati onal Safety and Health (NIOSH)-approved respirators for workers with a 78 David Filip and Sharon Pilip, Valley Pever Epidemic, Golden Phoenix Books, 2008, p. 24. 6675 -005acp 0 i;rimad OIi recycled pape-r June 5, 2023 Page 17 prior history of Valley Fever. d. Half-face respirators equipped with a m1111mum N-95 protection factor for use during worker coUocation with surface distu rbance activities. HaJf-face respirators equipped with N -100 or P-100 filters should be used during digging activities. Employees should wear respirators when working near earth-moving machinery. e. Prohibit eating and smoking at the worksite, and provide separate, clean eating areas with hand-washing facilities. f. Avoid outdoor construction operations during unusually windy conditions or in dust storms. g. Consider limiting outdoor construction during the fall to essential jobs only, as the risk of cocci infection is higher during this season. 4. Prevent transport of cocci outside endemic areas: a. Thoroughly clean equipment, vehicles, and other items before they are moved off-site to other work locat ions. b. Prevent spillage or loss of bulk material from holes or other openings in the cargo compartment's floor, sides , and/or tailgate; c. Load aU haul trucks such that the freeboard is not less than six inches when material is transported on any paved public acce s s road and apply water to the top of the load sufficient to limit VDE to 20 percent opacity; or cover hau l trucks with a tarp or other suitabl e cover. d. Provide wo rkers with coveralls daiJy, lo ckers (or other syste ms for k ee ping work a nd s treet clothing a nd shoes separate), da ily changing and s howering facilities. e. Clothing should be changed after work every day, preferably at the wo rk site. f. Train workers to recognize that cocci may be transported offsi te on contaminated equipment, clo thing, and shoes; alternatively, consider installing boot-washing. g. Post warnings on s ite and conside r limiting access to visitors, especially those without adequate training and respiratory protection. 5. Improve medical surveillance for employees: 6675 -005acp a. Employees should have prompt access to medical care, including suspected work-related illnesses and injuries. b. \:Vork with a medical professional to develop a protocol to medically evaluate employees who have symptoms of 0 i;rimad OIi recycled pape-r June 5, 2023 Page 18 Valley Fever. c. Consider preferentially contracti ng with 1-2 clinics in the area and communi cate wi th the health care providers in those clinics to ensure that providers a.re a.ware that Valley Fever has been reported in the area. This will increase the likelihood that ill workers will receive prompt, proper and consistent medical care. d. Respirator clearance should include medical evaluation for all new employees, annual re -evaluation for changes in medical status, and annual training, and fit-testing. e. If an employee is diagnosed with Valley Fever, a physician must determine if the employee should be taken off work, when they may return to work, and what type of work activities they may perform. Dr. Clark recommends that the City implement each of these measures as additional mitigation measures in an EIR. The United States Department of Labor Occupational Safety and Health Administration ("OSHA") requires that a respirator shall be provided to each employee when s uch equipment is necessary to protect the health of s uch employee. The e mployer shall provide the respirators which are applicable and suitable for the purpose intended. The employer shall be responsible for the establishment and maintenance of a respiratory protection program, which shall include the requirements outlined in paragraph (c) of this section. The program s h all cover each employee required by this section to use a respirator. 79 Dr. Clark recommends that the Project implement a mandatory respiratory protection program that requires National Institute for Occupational Safety and Health ("NIOSH")-approved respirators be worn while performing or in the near viciruty of job activities that create airborne dust. NIOSH-approved respirators are necessary because "Household materials such as washcloths, bandanas, and handkerchiefs do not protect workers fro m breathing in dust and spores."80 The City must circulate an EIR to include these feasible mitigation m easures. 79 29 C.F.R. § 19I0.134(a)(2) (2006). 8 0 CDPH Preventing Work -Re lated Coccidioidomycosis (Valley Fever) Preventing Valley Fever Exposuxe, auo.ilo.ble at: h t tp://e lcos h .01"gldocu ment/3684/d001224/p l'even ting+wol'k - r ela te d +coccidio id omvcos is +(v alley+fever).h t mJ. 6675-005acp 0 i;rimad OIi recycled pape-r June 5, 2023 Page 19 VI. THE CITY LACKS SUBSTANTIAL EVIDENCE TO APPROVE THE PROJECT'S LAND USE PERMITS The Project requires a number of discretionary entitlements and related approvals under local City plans and codes, including a Specific Plan Amendment to the University Neighborhood Specific P lan81 to allow medical uses in the Neighborhood Center (NC) designation and to provide s p ec ific standards for medical offices, clinics, and professional offices. The project also includes a Tentative Parcel Map to s ubdivide the site into two parcels. Where a local or regional policy of general applicability, such as an ordinance, is adopted in order to avoid or mitigate environmental effects, a conflict with that policy constitutes a significant land use impact and, in itself, indicates a potentially significant impact on the environment. 82 Any inconsistencies between a proposed project and applicable plans must be discussed in an EIR.s:i A project's inconsistencies with local plans and policies also constitute significant impacts under CEQA. s,i The City must circulate an EIR to adequately disclose and mitigate the significant land use impacts discussed below. A. Specific Plan Amendment The Project is seeki ng an Amendment to the Univers ity Neighborhood Specific Plan85 to allow medical u ses in the Neighborhood Center (NC) designation and to provide specific standards for medical offices, clinics, and professional offices. Specific p la n s shall be co nsidered by t he Planning Commissio n with a recommendation to the City Council. 86 The following findings shall be made by the Council prior to approval of any specific plan or specific plan amendment: 1. Consistent with the General Plan. The specific plan or amendment is consistent with the goals, objectives, and policies of the General Plan. 8 1 City Clf Palm Desert, U niversity NeighborhClod Specific P l an (,Jan. 7 , 2017), https://www.pal mdesert.govn1ome/showpu bl ish eddocument/21227/636463344552130000. 82 See, Pochet Protectors u. Sacramento (2005) 124 Cal.App.4th 903. 83 14 CCR § 15125(cl); City of Lo ng Beach u. Los .4ngeles Unif School Dist. (2009) 176 Cal. App. 4th 889, 918; Friends of the Eel River v. Sonoma Coun~y Water Agency (2003) 108 Cal. App. 4th 859, 874 (EIR inadequate when Lead Agency failed to identify relationship of proj ect to relevant local plans). s., Endangered Habitats League, .lnc. v . County of Orange (2005) 131 Cal.A pp.4th 777, 783 -4 , 32 Cal.Rptr.3d 177; see also, County of El Dorado v. Dept. o/Tra.nsp. (2005) 133 Cal.App.4th 1376. 85 City of Palm Desert, University Neighborhood Specific Plan (Jan. 7, 2017), https://www.palmdesert.govnlome/showpublisheddocument/21227/636463344552130000. sE; Palm Desert Municipal Code§ 25.78.080. 6675-005acp 0 ~rimad on recycled pape-r June 5, 2023 Page 20 2. Public vVelfare. The specific plan or amendment will not create conditions materially detrimental to the public health, safety, and general welfare. 3. Land U se Compatibility. The specific plan or amendment is compatible with zoning on adjacent properties, and ensures de velopme nt of desirable character that will be harmonious with surrounding properties. 4 . Property Suitability. The specific plan or amendment is suitable and appropriate for the location, access, and topography for the development of the subject property . 5. CEQA. The specific plan or amendment has been reviewed in compliance with the provisions of the California Environmental Quality Act.87 i. Specific Pla.n Amendment's Consistency With The Genera.I Pla.n "Once a general plan is in place, it is the province of elected city officials to examine the specifics of a proposed project to determine whether it would be 'in harmony' with the policies stated in the plan."88 Here, in order to approve a Specific Plan Amendment, it is the role of the City to determine the Project's consistency with the General Plan. The MND lacks substantial evidence to demonstrate that the Project satisfies t he mandatory General Pl an consistency req uirements for approving a Specific Plan Amendment. The Project is not consistent with the General Plan because the Project violates General Plan Policy 6.1 which requires the City to "[a]void locating new air quality-sensitive uses (schools, child care centers, senior centers, m e d ic al fa cilities, and residences) in proximity to sources of localized air pollution (e.g., Interstate 10, high traffic roads, certain industrial facilities), and vice versa. Where such uses are l ocated within 500 feet of each other, require pre paration of a health impact assessment (HIA) or similarly effective health analysis as part of the CEQA environ m e ntal review process, to analyze the significance of the health impact on sensitive land uses and incorporate project-specific mitigation measures to reduce potential impacts."89 The MND provides that "[t]he nearest sensitive receptors to the Project site include the future 330 -unit residential development 120 fe et to the north site, 8 7 Palm Desert l\fonicipal Code § 25. 78.080. 88 California. Native Plant Society v. City of Rancho Cor dova. (2 009) 172 Cal.App.4th 603 , 638. 89 City of Palm Desert General P lan (November 10, 2016), p. 84, https://www.palm<l.cscrt.gov/homc/showpublishc•d<l.ocumcntJl6858/636253446478270000. 6675 •005acp 0 i;rimvd on recycled pape-r June 5, 2023 Page 2 1 future 196-unit residential project and University Dog Park 100 feet so u th of the site, University Park East (park) located 0.18 miles southeast of the site, and m ulti- family homes (The Vineyards at Palm Desert) located 0.33 miles southeast of the site."90 Both the 330-unit Millennium Apartments and the Uni versity Park 196 Proj ects are under construction, according to the City's website . 9 1 As such, the Millennium Apartments and the University Park 196 r esidences may be built by the time construction of Phase 1 begins, and likely by the time construction of Phase 2 begins. Additionally, operational air quality impacts of the Project were r equired to be analyzed in an HIA in accordance with the Gene ral Plan. The Project's construction and operational impacts may have adverse impacts on the future residential sensitive receptors, but were not analyzed in an HIA, as required by the General P lan. Further, the General Plan requires that for sensitive land uses that cannot be avoided within 500 feet of sources of localized air pollution, potential design mitigation options include: a. Providing residential units with individu a l RV AC systems in order to allow adequate ventilation with windows closed; b. Locating air intake systems for heating, ventilation, and air conditioning (RVAC) s ystems as far away from existing air po llution sources as possible; c. Using HEPA air filters in the RV AC system and developing a maintenance plan to ensure the filtering system is properly maintai ned; and d. Utilizing only fixed windows next to any existing so u rces of po ll utio n . e. Usi ng sound wall s, berms, and vegetation as physical barriers. f. Notifying new pote ntial home buyers of risk s from air pollution. The Iv1ND do es not include these measures, in violation of the Gen eral Plan. The City must circu late an EIR which includes these m easures in a mitigation monitoring and reporting program to comp l y with local law and CEQA. Dr. Clark concludes that the receptors in the Millennium Apartments and the University Park 196 development would be exposed to toxic air contaminants released during Project construction and operation, including exhaust and diesel particulate matter ("DPM"). Diesel exhaust has been linked to a range of serious "0 MND, p. 24, https://www.palmdesert.gov/home/showpublisheddocument/33835/638197 4182 17 100000 . 91 City of Palm Desert, Deve lopment Services , Current Projects in Palm Desert, https://www.palmdesert.gov/departme nts/planning/projects. 6675 -005acp 0 i;rimvd on recycled pape-r June 5, 2023 Page 22 health problems including an increase in respiratory disease, l ung damage, cancer, and premature death. 92,93,94 Fine DPM is depos i ted deep in the lungs in the smallest airways and can result in increased respiratory symptoms and disease; decreased lung function, particularly in children and individuals with asthma; alterations in lung tissue and r espiratory tract defense m echanisms; and premature death. 95 Exposure to DPM increases the risk of lung cancer. It also causes non- cancer effects including chronic bronchitis, inflammation of lung tissue, thickening of the alveolar walls, immunological allergic r eactions, and airway constriction. 96 DPM is a TAC that is recognized by state and federal agencies as causing severe health risk because it contains toxic materials, unlike PM2.6 and PM 10 . 9 7 Dr. Clark confirms that the MND does not quantify the potential health impacts from DPM generated by construction activities or operational activities from the Project on nearby sensitive receptors in a Health Impact Assessment as required by the General Plan.98 The City therefore lacks supporting evidence for its conclusion that the Project would not result in significant health effects. 99 Dr. Clark concludes that the City's failure to perform a Health Impact Assessment is clearly a major flaw in the MND and may be placing the residents of the adjacent structures at risk from the construction phase of the Project. 92 Californi a Air Resources Board, Initial Statement of Reasons for Rulemaking, Proposed Identifica t ion o f Diesel Exhaust as a Toxic Air Contaminant, St,aff Report, ,June 1998; see also California Air Resoul'ces Board, Ov erview : Diesel E xhaust & He a lth , https:i/ww2.arh ,ca.gov/resources/overview-d iesel -exhaust-and- health#:~:text=Diesel%20Particulate%20Matter%20and %20Health&text=In%201998%2C%20CARB %20id entified%20DPM,an d%20other%20adverse%20h eal t h %20effects. 93 U.S. EPA, Health Asse ss ment Document for Diesel Engi n e Exhaust, Report EPA/600i8-90/057F, May 2002. n,, Environment.al Defense Fund, Cleane r Diesel Handbook, Bring Cl eaner Fue l and Diese l Re t rofits into Your Neighborhood , April 2005; http://www.edf.org/documents/494l_cleanerdieselhandbook.pdf, accessed July 5, 2020. 9• Californi a Air Resources Bom-d, Initial S t atement of Reasons for Rule making, Proposed Identification of Diesel Exhaust as a Toxic Air Contaminant, Staff Report, June 1998. !>E> Pindings of the Scientific Revi e w Panel on The Report on Diesel Exhaust as adopted at th e Panel's April 22, 1998 Mee ti ng. '17 Health & Safety Code§ 39655(a) (defining "toxic air contaminant'' as air po ll utants "which may cau se or contribute to an incre ase in mortality or in seri ous illness, or which may pose a present or potential hazard to human h eaJth. A substance that is listed as a hazardous a ir polluta nt pursuant to subsection (b) of Section 1 12 of the fe deral act (42 U.S.C. Sec . 7412 (b)) is a toxic air contaminant.") 9S Clark Comments, p. 4 . !>!> ld. 6675 -00 5acp 0 i;rimad OIi recycled pape-r June 5 , 2023 Page 23 ii. Specific Plan's CEQA Compliance Additionally, as shown herein, substantial evidence suppor ts a fair a r gument that the Proj ect may re sult in significant e nvironmental impacts r equiring pre paration of an EIR. The r efor e, the Proj ect and its r equire d specific plan ame ndme nt was not adequately r evi e wed in compliance with the California Environme ntal Quality Act, as r e quired by the Municipal Code to support approval of t h e Specific Plan Am e ndme nt. Therefore, the Planning Commission cannot make the necessary to recommend the City Council approve the Specific Plan Amendment. B . T enta t ive P ar cel Ma p The P lanning Commission must find that the proposed tentative parcel map meets the requirements or conditions of the Municipal Code or the l\1ap Act, otherwise, it shall disapprove the map.100 'l'he commission may waive any irregularities in the proposed map if a determi nation is made that s uch irregularity is the res ult of a technical or inadvertent error which does not materi ally affect the validity of the map. 10 1 No map shall be approved unles s the commiss ion finds that t h e propose d s ubdivis ion, together wi th the provisions for its design and improvement, is consistent with the General P l an.102 The commission shall deny approval of a tentative map , as required by t h e Map Act, .if it makes any of t he following findings: 1. That the density of the proposed subdivi sion is not consistent with appl icable general and specific plans; 2. That the design or i mprove m e nt of the proposed subdivision is not consi stent with applicable general and specific plans; 3. That the site is not physically suitabl e for th e type of development; 4 . That the site is not physically suitabl e for th e proposed density of development; 5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; 6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems; ,oo Palm D es e rt Mm1icipal Code § 26.20.100. Wl Id. at§ 26.20.lO 0(A). u,z Id. at§ 2 6 .20 . l00(B). 6675 -005acp 0 i;rimad OIi recycled pape-r June 5, 2023 Page 24 7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the pu blic at large, for access through or use of, property within the proposed subdivision ... 1oa As shown herein and in the comments of CARE CA's air quality expert, construction air emissions DPM e missions, valley fever, and operational emissions from the backup generator are like ly to cause "serious health problems" to nearby sensitive receptors. 104 This inconsistency with the Municipal Code's t entative parcel map requirement r esults in a violation of CEQA. The City must prepare an EI R to analyze the Project's inconsistency with l ocal code, before the P lanning Commission can recommend approval by the City Council. VII. CO N CLUSION For the reasons discussed above, the MND for the Project is wholly inadequate under CEQA. An EIR must be circulated to provide legally adequate analysis of, and mitigation for, all of the Project's potentially s i gnificant impacts. Until an EI R have been issued and circulated for public review, as described herein, the City may not lawfully approve the Project. Attachment KDF:acp 103 Palm De sert Municipal Code§ 26.20.100. 10 -1 Cla1·k Comm ents, p. 4 • 11. 66·75-005acp Sincerely, WJki--~ Kelilah D. Federman Q p,inted on recycled paPfN ATTACHMENT A 3,------ Clark & Associates Environmenta l Co nsulting, Inc . OFFICE 12405 Venice Blvd Suite 331 Los Angeles, CA 90066 PHONE 310-907-6165 FAX 310-398-7626 EMAIL jclark.assoc@gmail.com June 5, 2023 Adams BroadweU Joseph & Cardozo 601 Gateway Bouleva rd, Sujte 1000 South San Francisco, CA 94080 A ttn: Ms. Kelilah Federma n Su bj ect: Comments On foi tia l S tudy/Mitigated Negative Declaration For Univ e rsity Medical Office Park, S P/EA22-0002, PP22-0009, and TPM 38728, C ity of Palm Desert, CA. Dear Ms. Federman: At the request of Adams Broadwell Joseph & Cardozo (ABJC), C lark and Associates (Clark) has reviewed materia ls related to the above referenced project. Proj ect Des cription: The Project proposes the development of a medical office center on ± I 0 .5 acres of vacant land at the southwest corner of Gerald Ford Drive and Technology Drive in the City of Palm Desert, Riversid e County, Cal ifornia. The proposed medical center would consist of two buildings tota l ing 114,700 s quare feet and 581 onsite parkillg s paces, 94 ofwruch are reserved for electric vehicle parking and charging. Building l would be a three-sto1y, 94,700 square foot structure and would include med ical offices, an urgent care, and potentially labs and radiology services. Building 2 proposed as a two-story, 20,000 square foot outpatient surgery facility . All medical appointments and procedures w iU be outpatient care, no emergency services or overnight care is being proposed. The Project will be built in two phases, both ranging from 18 to 24 months with the construction of Phase l anticipated to start sometime in late 20 23/2024. Phase I includes grading and the construction of I !Page build in g I, approximately 75% of all onsi te parking, and mo st site improvements including access points, internal drives, sidewalk improvements and landscaping. Phase 2 includes construction of building 2 and the remaining parking at the southeast corner of t he site adjacent to building 2. The grading phase will require a net export of 2,620 cubic yards of dirt/so i l material s per the Project's preliminary grading plan . Figure 1: Project Site Locat ion 2 1Page ~ . _, . ~ -~ ., . ···,.·,· -. . , ,,,,,,,,....... ,... '.. '(•··,-/'-·t . ' J . ' ' Sourot: Pleat V\Jk&lc Greerrt,,()()(tM:I'\~ 03#1,2023 Figure 2: Proj ect Site Plan , ~~~01UHIIHll ~HH I I ... .. . . . . - -- , '\ .. -tR-:!w;::;i===lt---:!;==t-1 , • • • • • 05.08.23 After my review of the IS/MND and underlying supporting materials I have identified significant air quality issues that were not ad dressed by the Ci ty in the Proj ect application. The facts ident ified and referenced in this com m ent letter lead me to reaso nab ly conc lude that the Project could result in significant impacts if allowed to proceed. The City must prepare an environmental impact report (BIR) to addres s the concerns and to identify appropriate mi t igation measures . Specific Comments: 1. The City's Air Quality Analysis Fails To In clud e A Quantitative Health Ri sk Anal ys is Of All Of The Toxic Air Contaminants From The C on stru ctio n Pha se And The Operational Phase Of The Project For The Nearest Sensitive Receptor(s)-Resid ents Acro ss Co llege Dri ve Des pite The City 's Awareness That The Re sidences Are Present Ne ar The Project S ite 3 1Page The nearest sensitive receptors to the Proj ect site are residents across College Drive. These recep tors would receive tbe major ity of emissions from tbe constru ction p hase of tbe Project, in pa r ticu lar diesel exhaust from constru ction equipment, particulate matter from m ovement of soils, and cri teria poll utants from all internal combustion engines uti lized on-site represent significant sources of toxic ai r poll utants that will impact nea rby sensitive receptors . According to the City's Gen eral Pl an, it is requ ired that the City "[a]void locati ng new air quality-sensitive uses (schoo ls, child care centers, senior centers, med ical facilities, and residences) in proximj ty to sources of loca li zed ai r poll ution (e.g., Interstate 10, high t raffic roads, certai n industrial facilities), and vice versa. \1/here such uses are located within 500 feet of each other, requ ire preparation of a health impact assessment (HIA) or similarly effective health analysis as part of the CEQA environme nta l revi ew process, to analyze the s ignificance of the health impact on sensitive land uses and incorporate project-specific mitigation meas11res to reduce potential impacts."1 The IS/MND states that "[t]he nearest sensitive receptors to the Project site include the future 330-un it resi de ntial development 120 feet to the north site, future 196-unit residential p roject and University Dog Park 100 feet south of the site, University Park East (park) loca ted 0 .18 miles southeast of the site, and multi-family homes (The Vineyards at Palm Desert) located 0.33 miles southeast of the site."2 Both the 330-unit Millenn i um Apartments and the University Park 196 Projects are under construction, according to the City's website.3 As such, the Millennium Apartments and the Univers ity Park 196 res idences may be bu ilt by the t im e co nstructio n of Phase I begins, an d l ikely by the time construction of Phase 2 begins . From Figure I of this corrunent letter (taken from the IS/MND), it is clear that the majority of the residences have been constructed at this time. Add itionally, operational ai r quality impacts of the Project were required to be analyzed in an H IA in accordance with the General Plan. The Project's operational impacts may have adverse impacts on the future residential sensitive receptors. 1 City of Palm Desert General P lan (November 10 , 20 16), p. 84, https://www.palmdeser1.gov/home/showpublisheddocument/l6858/636253446478270000 2 MND, p. 24, https://www.palmdese1t.gov/home/sbowpublis heddocument/33835 /638 197418217 100000 3 City of Palm Desen, Development Services, Current Projects in Palm Desert, h1tps://www.palmdeser1.gov/departments/plann ing/projects 4 I Page Diesel exhaust, in particular DPM, is classified by the State of Cal ifornia as a tox ic air contaminant (TAC). TA Cs, including DPM4, contribute to a host of respiratory impacts and may lead to the development of various cancers. Fail ing to quantify those impacts places the community at risk for unwanted adverse health impacts. Even brief exposures to the TA Cs could lead to the development of adverse health impacts over the {(le of an individual. Diesel exhaust contains nearly 40 toxic substances, including TA Cs, and may pose a serious public health risk for residents in the vicinity of the facility. TA Cs are airborne substances that are capable of causing short-term (acute) and/or long-term (chronic or carcinogenic, i .e., cancer causing) adverse human health effe-cts (i.e ., injury o r illness). TA Cs include botl1 organic and inorganic chemical substances. The current California list of TA Cs includes approximately 200 compounds, including particulate emissions from diesel-fueled engines. Diesel exhaust has been linked to a r ange of serious health prob lems including an increase in respiratory disease, lung damage, cancer, and premature death. 5•6 •7 Fine DPM is d eposited deep in the lungs in the smallest airways and can result in increased respiratory symptoms and disease; decreased lung function , particu larly in ch il dren and in dividuals wi th asthma; alterations in lung tissue and respiratory tract defense mechanisms; and premature death. 8 Exposure to DPM increases the risk of lung cancer. It also causes non-cancer effects including chronic bronchi tis, inflammation of lung tissue, th ickening of the alveola r walls, immun o logical allergic reactions, and airway constriction. 9 4 Because DPM is a TAC, it is a different air pollu tant than criteria partic ulate matter (PM) emissions such as PM I 0, PM2.5 , and fug iti ve dust. DPM exposure causes acute health effects th at are d iffe rent from the effects of exposure to PM alo ne. 5 California Air Resources Board, Initial Statement of Reasons for Ru le making, Proposed Identification of Diesel Ex.baust as a Toxjc Air Contamin an t, Staff Report. June 1998: see also Californ ia Air Resources Board, Overview: Diese l Exhaus t & Healt h, https://ww2.arb.ca.gov/resources/overview-diesel-exhaust-and- health#:~:tex t=Oiese1%20Particulate%20Matter%20and%20Health&text=ln%20 1998%2C%20CARB%20identified%2 0DPM,and%20other%20adverse%20health%20effects. •u.s . EPA, Health AssessmenL Docume nt for Diesel Engine Exhaust, Report EPN600/8 -90/057F, May 2 002. 1 Environmenuil Defense F und, C leaner Diesel Han dbook, Bring Cleaner Fuel and Diese l Retrofits into You r Neighborhood, Apri l 2005; http://www.edf.org/documents/494 1 _cleanerdieselh andbook.pdf, accessed Ju ly 5, 2020. 8 California Air Resources Board, Initial Statement of Reasons for Rule making, Proposed Identi fi cation of Diesel Exhaust as a Toxic Air Contaminant, S taff Repo rt, June 1998. 9 F ind ings of the Scient ifi c Review Panel o n The Report o n Diesel Ex haust as adopted at the Panel 's Ap1il 22, 1998 Meeting. S IP age DPM is a TAC that is recognized by state and federal agencies as caus ing severe health risk b ecause it contains toxic materials, unlike PM2.s and PM10. 10 T he inherent toxicity ofTACs requ ires the Ci ty to first quantify th e concentration released into the environment at each of the sensitive receptor locations through air dispersion modeling, calculate the dose of each TAC at that location, and quantify the cancer risk and hazard index for each of the chemic als of concern. Following that analysis, the n the City can make a determination of the relative significance of the emissions. These receptors would be exposed to TACs released during Project constrnct ion and operation, inclu din g DPM. No effo11 is mad e in the IS/MN D to quantify the potential health impacts from DPM generated by construction activities or operational activities from the Project on these sensitive rece ptors. The Ci ty therefo re lacks supporti ng ev ide nce fo r its conclusion that th e Project would not result in significant health effects. The City's failure to perform such an analys is is clearly a major flaw in the IS/MND and may be p lacing the residents of the adjacent structures at risk from the con struction phase of the Project. The C ity must assess the air qua lity impacts for all TACs that will be released during the constrnction and operational phases of the project.. CARB's analysis of tailpipe emissions shows that in addi tion to simple alkane hydrocarb ons, th e em issions also contain b enzene (hwnan carc inogen), 1,3 -bu tadiene (human carcinogen), ethylbenzene (human carcinogen), toluene (neurotoxin), acetaldehyde (respiratory irritant), and formaldehyde (human carcinogen), and other air toxins. These ai r tox ins m ake up approximately 22 % of the to ta l organic gases (TOGs) emitted from veh icl es. CARB TOG S pcciatio n Pro fil e Run Exbau s t 0 CAS# Chemical Name Fraction 75070 Acctaldchvdc 0 .0028 107028 Acrolein 0.0013 71432 Benze ne 0.0247 106990 1,3-Butadicnc 0 .005 5 1004 14 Ethvlbenzene 0 .0105 10 Hea lth & Safety Code§ 39655{a) {defining "toxic air contam inant" as air pollu tants "which may ca use o r contri bute to a n in crease in mo,tality o r in se rio us illness, or whi ch may pose a present or potential hazard to human health. A s ubstance that is listed as a hazardous air pollutant pursuan t to subsection (b) of Section I 12 of the federa l act (42 U.S.C. Sec. 7412 (b)) is a tox ic air contaminant.") 11 https://ww2.arb.ca.gov/speciation-profiles-used -ca rb-modeling 6 1Page CARB TOG Speciation Profil e Run Exha ust 11 CAS# Chemica l Na me Fraction 50000 Formaldehyde 0.0158 110543 Hexane 0 .0160 67561 Methan o l 0.00 12 78933 Methyl Ethy l Ketone 0 .0002 9 1203 Naphthalene 0.0005 115071 J>roovlene 0 .0306 100425 Stvrene 0.0012 108883 Tolue ne 0.0576 1330207 Xylenes 0.0480 Clearly the majori ty of emissions of these compounds from the surrou ndin g sites to the Project site will be associated wit h passenger ve hicles, resulting in s ignificant exposure to benzene (human carcinogen), 1,3 -butadiene (human carcinogen), etby lbenzene (human carcinogen), tol uene (neurotoxi n), acetaldehyde (respiratory irritan t), and forma ldehyd e (hum an carcinogen), and other air toxins. There is notable p recedent requ iring a quantitative analys is of TACs from diese l exhaust in CEQA documents. Moreover, the absence of th is ana lysis renders the MND's Air Quality Ana lysis incomp lete. In a 2017 Notice of Preparation of a CEQA Document For the Los Robles Apartments Projec t, SCAQMD 12 noted that: "In the event that the proposed project generates or attracts vehicular trips, especially heavy- duty diesel-fueled vehicles, it is recommended that the lead agency pe1fonn a mobile source hea lth risk assessment. Guidance for perfom1ing a mobile source health risk assessment ("Hea lth Risk Assessment Guidance for Analyzing Cancer Risk from Mobile Source Diese l Idling Emissions for CEQA Air Quali ty Analysis") can be found at: http://www.aqmd.gov/home/regulations/ceqa/air - quality-analysishandbook/mobi le -sou rce-toxics-analysis. An analysis of all toxic air contaminant impacts due to the use of equipment potentially generating such air pollutants should also be included." This is a common and feasible analysis tha t is rou t in ely performed fo r development projects like the University Medical Center Project. 12 SCAQMD. 2017. Comment Letter To David Sanchez, Senior P lanner City of Pasadena fro m J ill ia n Wong , Plan nin g and Rules Manager, SCAQMD. ?I Page Here, the City's analysis ignores the presence of TACs be ing emitted with diesel exhaust during the cons truction phase and TACs being emitte d during the operational phase o f the Project without ma kin g any attempt to quantify all of the impacts. This omission is a continuing flaw that must be addressed by the City. The results shou ld then be presented in an EIR prior to approving any agreements wi th the Proponent or issuing any permits for the Project. 2. T he Air Qu ali ty A nalysis Of Operatio nal Emissions Is In complete A nd F ail s T o In clud e E mis sio ns F rom T he Fire P ump And Back Up Generato r Systems T hat Will Need To Be In stall ed Onsite. According to the Air Quality and Greenhouse Modeli ng 13, for th e Project, operational a nd constrnction phase emissions were calculated using the CalEEMOD (Version 2020.4.0) software. Included in the analysis are area source emissions and mobile source emissions. Not included in the analysis are em issions from the fi re flow p ump system and the back up generators that will be installed. Ce1EEM:ld Vwwon: Ca1EEMocl.2020.a4.0 P9'l7ot27 ~----S..A>.lllon ......... OM. IV1212022 2.20 PM HIFAC 0,,-Mo(MI Adju.lmtnt FadOt"S IOI Ca.otiM Ltghl Duty V.tikh to AoQount IOI U.. SAFE Y.tikh Rui. Hoc~ _.,,. 10.0 Station ary Eguipmtn1 ...... ..., ........ F i gure 3: Cal E EMO D Outp ut According to Title 24 of the California Building Code, Chapter 27 requires ambulatory care cen ters (i.e., o utpat ient care cen ters li ke the one proposed in the IS/MN D) to have back up generators. The City's ana lysis is therefore incomplete and must be corrected in an EIR for the Proj ect. Based on the recent California Hosp ital Safety Board -Ene rgy Conservatio n a nd Management Committee's w hite p aper on Microgrids fo r Healthcare Facilities, it is clear that at a minimum , hea lth care centers like the University Medical Center project are expected to have a minimum of 4-hours of emergency power system (EPS). 14 In additio n to the min imum requ irements for testi ng of EPS 13 Appendix A to the IS/MND 14 Ca l Hospital Bu i lding Sa f ety Board -Energy Conservation and Management Committee. 2021. bttps://hca i.ca.gov/wp- content/uploads/2021 /09/HBSB-Microgrid-While-Pa pe r-FINAL-9.24.2021-A.pdf 8 1Page annually, maintenance of EPS will require the Medical Center to frequently operate the EPS to ensure the system will work during an emergency. Unscheduled power shutoff events, termed Public Safety Power Sbutoffs (PSPS), which may occur during high wind or high heat events, have been increasing in California. Extreme heat events are defined as periods where in the temperatures throughout California exceed 100 degrees Fahrenheit. The total duration of the PSPS events lasted between 141 hours to 154 hours in 2019. In 2021 , the Governor O f California declared that during extreme heat events the use of stationary generators shall be deemed an emergency use under California Code of Regulations (CCR), title 17, section 93115.4 s ub. (a) (30) (A)(2). The number of Extreme Heat Events is likely to increase in California with the continuing change in climate the State is currently undergoing. According to the Ca lifornia Public Uti li ties Commission (CPUC) de-energization report in October 2019, there were almost 806 PSPS events (emphasis added) that impacted almost 973,000 customers(~ 7.5% of households in California) of which ~854,000 of them were residential customers, and the rest were commercial/industrial/medical baseline/other customers. CA RB's data also indicated that on average each of these custom ers had about 43 hours of power outage in October 2019. Using the actual emission factors for each diesel BUG engines in the air district's stationary BUGs database, CA RB staff calculated that the 1,810 additional s tationary generators (like those proposed for the Project) running during a PSPS in October 2019 generated 126 tons ofNOx, 8.3 tons or particulate matter, and 8.3 tons ofDPM. For every PSPS or Extreme Heat Event (EHE) triggered during the operational phase of the project, significant concentrations ofDPM will be released. An EIR should be prepared for the Project that includes an analys is of the additional operation of the BUG that will occur at the project s ite that is not accounted for in the current air quality and GHG analyses. 3. T h e MND Fails To Add ress l mpact s fro m Exp os u re to Coccidiotles lmmitis (Valley Fever Cocci) F r o m Partic ulate Matte r Re leased From S ite During Construction Act iviti es of T h e Proj ect . The MND fails to adequately address the known presence/issue of Cocci diodes lmmitis (Valley Fever Cocci) in the Riverside County, California area. Du s t exposure is one of the primary risk factors for contracting Valley Fever (via Coccidiodes imimitis (cocci) exposure). When soil 9 1Page containing the cocci spores are disturbed by constructio n activities, th e fungal spores become airborne, exposing construction workers and other nearby sensitive receptors. T he fu ngus lives in th e to p 2 t o 12 inches of soi l. When soil contain ing this fungus is disturbed by activities such as digging, ve hicl es, construc tion act ivities, dust storms, or during earthquakes, the fungal spores become airborne. According to t he Air Quality Analysis of the MND (Appendi x C), the proj ect w ill in vo lve IO days of s ite preparation which will disturb 15 acres of soil and 30 days of grading activities which wi ll disturb 90 acres of s oil. 3.0 Construct ion Oet;;i il lc.OOIICMcil90 Pfwil Ph•MO.ICllpliOn Ci,IEEMod Version: Ca!EEMocf.2020.41 .0 Page6<:427 Date 12/12'2022 2:20 PM University Medical Park • Salton Sea Air Basin, Annual EMFAC Oft,Mod,el Adj ustm ent F&etora f()J Ga&ol.ine Llg:hl Oury Vehicle to ~count fo, Ulo& SAFE Vehicle Rule Noc A pplied :;>~g ,., .. ,.~ :~ ; .... 111202) ; 6 ; )); .... ···•·· .................... ··• ......................•.... ········•·· ........ ··• ...... ··• ········•·-·········· ............ . i :Atct!11K1u<,1Coe~ :MntKu.i Coel ng :w 15f2023 :1?m12023 : ~: ~ Acre& of Grading (Gradiog PN .se)· 90) Figure 4: Details From CalEEMOD Analysis o f Pro ject T he most at-risk popu lati ons are construction and agricultura l wo rk ers. 15 Construction workers are the very population th at would be most directly expos ed by the Project. A refereed journal art icle on occupational exposures notes that "[l]abor groups where occupati o n involves close contact with the so il are at greater risk, especially i f the work invo lves dusty digging operations."16 The potent ially exposed population in s urrounding areas is much larger t han const ruction workers because the nonselective raisi ng of d ust during Project construction will carry the very s mall spores, 0.002-0.005 millimeters ("mm"), into nonendemic areas, potentially exposing large non- 15 Lawre nce L. Sc hm e lzer and R. Tabersbaw, Exposu re Factors in Occ upationa l Coccidio idomycosis, A me rican Jo uma l of Public Health and the Nation 's Health, v. 58, no . I, 1968 , pp.107 -11 3, Tab le 3; avai lab le at http://www. ncbi. n I m.nih.gov/pmc/articles/P.MC 1 2 2 8046/'?page= I. 16 Ibid., p . I I 0. IO I Page Project-related p opulations. 17 , 18 These very small particles are not contr olled by conven tional construction dust control mitigation measures. Since 20 15, th e number of cases of Valley Fever in Riverside County has increased from 57 in 2015 to 455 in 2019, as reported by the California Department of Public Health (CDPH). 19 This nearly 800 percent (800%) increase is significant by any public health measure. In 202 I, 114 cases were recorded in Rivers id e County,20 twice as many as the amounts repo11ed in 2015. In the first quarter of 2023, San Bernardino County reported 94 cases . It is clear from the data provided by the California Department of Public Health Surveillance and Statist ics Section that Valley Fever is a significant unaddressed issue in t he IS/MN D. The City must address this significant health concern in an EIR which should include the d etailed mitigation to ensure worker safety and the safet y of othe r receptors near the Project s ite do the vast quantity of so il s th at will d istu rbed du rin g t he construction phase of the Proj ect. 4. The IS/MND Fails To Pr opose Any Mitigation Measures To Address Imp ac ts from Exposu re to Co ccidiodes lmmitis (Va ll ey Feve r Cocci) From Particulate Matter Released F rom S ite. Conventional dust contro l measures do n othing to prevent the spread of Coccidiodes immitis, (cocci) and are not effective at controlling Valley Fever21 because they large ly focus on visib le dust 17 Sclunelze r and Tabershaw, 1968, p. I 10 ; Pappagianis and Einstein, 1978 18 Pappagian is and Einstein, 1978, p. 527 {"T he northem areas were not directly affected by th e g round level wi ndstorm thai had struck Kem County b ut the d ust was lifted to several thousand feet elevation and, borne on high currents, the soil and arthrospores a long with some moisture were gently deposited on s id ewalks and au to mobil es as 'a mud storm' tha t vexed the residents of much of California." The stonn o riginating in Kern County, for example, had major impacts in the San Francisco Bay Arca and Sacramento). 19 CDPH. 20 19. Epidem iologic Summary of Val ley Feve r (Coccidiodomycosis) In California, 2019. Surveil lance and Statisti cs Section, Infection Diseases Branch, Division of Commu ni cable Disease Co ntro l, Center For Infectious Diseases, California Department of Public Health. https://www.cdph.ca.gov/Programs/CID/DCDC/CDPH %20Doc um ent%20Library/CocciEp iSummary20 19.pdf 2° CDPH. 2023. Coccidiodomycosis In Californ ia , Provisional Monthly Report, January -March 2023 (as of March 3 1, 2023). S u rvei llance and S tatistics Section. Infection Diseases Branch, Division of Communicable Disease Co ntro l. Center For Infectious Diseases, Ca lifornia Department of Public Health. https://www.cdph.ca.gov/Programs/ClD/DCDC/CDPll%20Doc ument%20L ihrary/CocciinCAProvisional Mo nthlyReport .pdf 21 See, e.g., Cumming s and oth ers. 20 I 0, p . 509; Schneider et al., 1997. p. 908 ("Primary prevention s tra te g ies (e.g., d ust-comrol measures) for coccidioidomycosis in endemic areas have limited effectiveness."). 11 IPage or larger d ust particles-the PM 10 fract io n-not the very fine particles where the Valley Fever spores are found. The use of P M 10 and visible dust as a measure of the potential exposure to Cocci diodes immitis, (cocci) fails to consider the size of the spores (S times smaller than the visible dust). The larger PM 10 particles w ill settle o ut o f th e air co lumn much quicker than the very fine spores. This fact a ll ows the spores to spread over a much greater area than the dust particles. Therefore, standard A ir Quality Mitigation Measures such as watering of soils would not provide sufficient protection to on-site wo rkers nor would they prevent the spread of Coccidiodes immitis from the site to receptors farther away. Compliance with SCAQMD Rule 403 would still fail to prevent the exposure of workers on-and off-site to Coccidiodes immitis impacted soi ls. Sampling for and removal of impacted soils is the best solution to Coccidiodes immitis spores. Since Coccidiodes immitis res ides in s oi ls and are not subject to degradation, entrainment of the potentially impacted soils may cause additional issues to further development of the site. T he City should require measures from the Proponent to actively suppress the spread of VF by: 1. A site specific Valley Fever D ust Management P lan should be prepared that includes a site-specific work p lan (SWP) as well as a sampling and analysis p lan (SAP) to measure the amou nt of Coccidiodes immitis present in soils at the Site prior to any soil disturbance on site. The SWP and SAP should detail the goals of the investigation(s), the collection methods, the number of samples to be collected, and the minimum detection requirements . The results of the investigation should be presented to the South Coast Air Quality Management District (SCAQ MD) to ensure compliance with the goals of the SAP and approval of the investigation results. 2. Include sp ecific requ irements in the Proj ect's Injury and lllness Prevention Program (as required by Title 8, Section 3203) regarding safeguards to prevent Valley Fever. 3. Control dust exposure: Apply chemical stabilizers at least 24-hours prior to high wind event; Apply water to all disturbed areas a minimum of three t imes per day. Watering frequency should be increased to a minimum of four times per day if there is any evidence of visible wind-driven fugitive dust; Provide National Inst itute for Occupational Safety and Health (NIOSH)-a pproved respirators fo r wo rkers with a prior history of Valley Fever. 12 1Page Ha lf-face respi rators equi pped with a mini mum N-95 protection factor for use during worker collocation with surface distu rbance activities. Half-face resp irators eq u ipped with N-100 or P-l 00 fi lters should be used during di ggi ng activ it ies. Employees shou ld wear resp ira tors when working near earth-moving machinery. Prohibit eating and sm ok ing at the worksite, and provi de separate, clean eating areas with hand-washing facilit ies. Avo id outdoor construction operations during unusually windy conditions or in dust s to1m s. Consider limi t ing outdoor constrnction during t he fall to essential jobs on ly, as the risk of cocci infect ion is h igher d uring this season. 4. Prevent transport of cocci ou tside endemic areas: Thoroughly clean equipment, vehicles, and other items before they are moved off- site to other work locat ions. Prevent spillage or loss of bulk materia l from ho les or o ther openings in the cargo compartment's floor, sides, and/or tailgate; Load all haul trucks such t hat the freeboard is not le ss than s ix inches when material is transported on any paved public access road and apply water to the top of the load sufficient to limit VDE to 20 perce nt opacity; or cover haul trucks with a tarp or other suitable cover. Provide workers with coveralls daily, lockers (or other systems for keeping work and street c lothi ng and s hoes separa te), daily c hangi ng and sh oweri ng facil it ies. Clothing should be changed after work every day, preferably at th e work site. Train workers to recogo.ize that cocci may be transported offsite. on contaminated equ ipment, clothing, and s hoes; alternatively, consider insta ll ing boot-washi ng. Post warnings onsite and consider liro.iting access to visitors, especially those wi thout adequate tra ini ng and respiratory protection. 5. Imp rove medica l surveillance for employees: Employees should have prompt access to medical care, including suspected work- related illn esses and injuries. Work with a medical professiona l to develop a protocol to medicall y eva luate 13 1Page e mpl oyees w ho have symptoms of Valley Fever. Consider preferentially contracting with 1-2 clinics in the area and communicate w ith the hea lth care p rov iders in those clin ics to ensure that p roviders are awa re that Valley Fever has been repo rted in the area . This will increase the like li hood that ill workers will recei ve prompt, proper an d consistent medical care. Respirator clearance should include med ical evaluation for a ll new employees, annual re -evaluation fo r changes in med ical s tat11s, an d annual tra ini ng, and fit- tcstiug. Skin te st in g is not recomm ended fo r evaluation of Valley Fever.22 If an employee is diagnosed with Valley Fever, a physician must determine if the emp loyee should b e ta ke n off work, w hen th ey may return to work , a nd wh at type of work activities they may perfo rm. The m itigation measures identifie d in th is comment, based on actual experi ence during construction of sola r and w in d projects in end e mic a reas, sh ould be required fo r th e Proj ect. 22 Sh ort-te rm s kin tests tha t prod uce res u lts w ithin 48 hours a re now available . See Ke rry Klein, NPR for Central California, New Valley Fever Ski n Test Sh ows Promi se, But Obst acles Re majn, November 21, 201 6; available a t http://kvpr.org/post/new-vallev-fever-skin-test-shows-promise-obstacles-remain. 14 IPage Concl us ion The facts identified and referenced in this comment letter lead me to reas onably conclude that the Project could result in significant impacts if allowed to proceed. An environmental impact report should be prepared to address these s ubstantial concern s. Sincerely, IS i Page Exhibit A: Curriculum Vitae 2 z f) I I I I 0 I 10 100 Clark & Associates En vi ronmental Consult ing , In c OFFICE 12405 Venice Blvd. Suite 331 Los Angeles, CA 90066 PHONE 310-907-6165 FAX 310-398-7626 EMAIL jclark.assoc@gmail.com Ja,nes J. J. Clark, Ph.D. Principal Toxicolog is t Toxico logy/Expo sure. Assess ment Mo delin g Ri sk Assessment/Anal ys is/Dispersion Modeling Education: P h.D ., Environmental Health Science, Univers ity of Califo rnia , 1995 M.S., Environmental Health Science, Univers ity o f California, 1993 B.S., Bio phys ical and Bi oche mical Scie nce-s . Unive rs ity of Housto n, 1987 Pr ofoss ional Exper ience: Dr . C lar k is a well recognized 1oxi cologis1, air mod eler, and health scientis t. He has 2 0 yea rs of experie nce in research ing the effec ts of environme nta l contaminan ts on human health including env iro nmental fate an d tran spo1t modelin g (SC REEN3, AE ROMOD, JSCST3, Johnson-Ettinger Vapor Intrusio n Mo deling); exposure assessmen t mod eling (part itioning of contami na nts in the environment as well as PBPK mode ling); conducting an d managin g hum an health r isk assessme nts for regulatory compl iance a nd risk-based clean-up levels ; and toxicologica l and medica l literature research. Significant projec ts perfor med by Dr. C la,·k inc lud e the fo ll o wing: LITIGATION SUPPORT Case: J a m es Harold Caygle, et a l, v. Drummond Company, Inc. Circuit Court for the Tenth Judicial C ircuit, J efferso n County, Alabama. Civil Action. CV-2009 Client: En viro nmen tal Litga tion Group, Birmingham , Alab ama D r. C lark pe rfo nned an ai r qua l ity assess ment of e missions fr o m a coke factory lo cated in Tarran t, Alabam a. T he assessmen t reviewed inc lude a co mpre hensive review o f a ir q uality stand ar ds, measured co ncemrat ions of polluta nts from fac tory, an inspect ion of the facil ity a nd de tailed assess ment of the impacts o n the communi ty. The results of the asse'5'5ment a nd l iterature have beeo provided in a declaration t o t he court. Case R esult: Set t lement i.n favor of plaintiff. Case: Rose R o per V. Nissan North A merica, et al. Superior Court of the S tate Of California fo r the Cou n ty Of Los An ge les -Central C ivil W e.st. C iv il Action. NC041 739 C l.ie nt : Rose, K lein, Mar ias, LLP , Long Beach, California Dr. C lark pcrfonncd a toxico logica l assessment of an ind iv id ua l occupationaUy exposed to multiple chemicals, inc lu di ng benzene, who later developed a respiratory dis tress. A rev iew of the in d ividual 's medical and occupational hi story was perfo rmed to prepare an exposure assessme nt. The exposure assessment was evaluated against the known outcomes in p ublis hed literatu re to e xposure to resp iratory irritants. T he re s ults of the assessment a nd li terature have been provided in a declaratio n to the court. Case Resu lt: Settl emen t in favor of pla in ti ff. Case: O'Neil V . Sherwin Wi llia ms, et a l. Un ited S tate s Dis trict Court Central D is trict o f Califontia C l.ie nt : Rose, K lein, Marias, LLP , Lon g Beach, California Dr. C lark perfo nned a toxico logical assess ment of a n individual occupationally e xposed to petrole um dist illa tes who lat er developed a bladder cancer. A review of the individ ua l's medical and occupational history was performed to prepare a quantitative exposure assess ment. T he results of the assess ment and litera ture have been prov ided in a dec laration to t l1e cowt. Case R esult: S ummary judg ment for defendants. Case: Moor e V., SheU Oil Company, et al. S uper io r Court of the State Of C alifornia for the Cou n ty Of Los An ge les Client: Rose, K lein, Marias, LLP, Long Beach, California Dr. C lark perfonned a tox.ico logic.al assess ment of an ind iv id ua l occupationaUy exposed to chemica ls wh ile benzene who later d eveloped a leukogenic di sease. A review of the individua l's medical and occupational his tory was per fonued to prepare a quantitative exposure assessment. Tl1e exposure assessmeut was evaluated against the lmowo outcomes in pub lished literature to exposu re to refined petroleum hydrocarbons. The resu lts of the assess ment and literature have been p rovid ed in a declaratio n to the cou rt. Case R esult: Set t lement i.n favor of plaintiff. Case: Raymond Saltonstall V. Fuller O'Brien, KILZ, and Zinsser, et al. United S tates District Court Central District of Cali forn ia C l.ient : Rose, Klein, Marias, LLP, Long Beach, California Dr. C lark perforrned a toxico logical assessment of an ind ividual occupat ionaUy exposed to benzene who later developed a le ukogenic disease. A review of the individu al's medi cal and occupati o nal history was performed to prepa re a q ua ntitat ive exposu re assessment. The exposure assessment was evaluated against the known outcomes in publ is hed literature to exposure to refi ned pe tro le um hydrocarbons. T he results of the assessment a nd literature have been provided in a declaratio n to the court. Case Resu lt: Settl ement in favor of plaintiff. Case: Richard Boyer and E lizab eth Boyer, hu sba nd aud wife, \I. DESCO Corporation , et al. C irc ui t Court of Broo ke County, West Virgin ia. Civil Action N umber 04-C-7G. Clien t: Frankovitcb, Anetakis, Cola 11to11io & S imon, Morgautown, West Virgin ia. Dr. Clark performed a toxicologica l assessment of a family exposed to c hlorina ted solve nts re leased fro m the defendant 's fac il ity in to local drinki ng wa te r s upplies. A rev iew of the indiv idua l 's medi cal and occupational history was perforrned to prepare a qualitative expos ure assessme nl. The ex posure assessment was eval uated agains t the know n outcomes in pub li shed literan,re to expos ure to c hlorin ated solve nts . T he resu lts of the assessment and literature have been provided in a dec larat ion to the court. Case R es ult: Seltlement in fa vor o f plaintiff. C ase: JoAn ne R. Cook, V . DESCO Co rporation , et al. C i,·cuit C ourt of llrooke Count y, Wes t V irgin ia. Civil Ac ti on Number 04-C-9R c i;eu l: Frankovitcb, A 11 e1:akis, Colantonio & S i.mon, Mo r gantow n, West Vi rgi.n ia. Dr. Cl ark p erfom1ed a tox icological assess ment of an in d ivid ual exposed to c hlorinated so lvents re leased fro m the defendant's facility in to local d ri n kin g wa te r s upplies . A rev iew of lbc ind iv idua l 's medical and occupational bi story was performed to prepare a q ualj1a1 ive expos ure assessmenl. The e xposure assess menl was eval uated against the know n o utcomes in p ub li s hed literature to exposUJ"e to c hlorina ted solve nts . The resu lts of lbe assessment and li tera ture have been provided in a declara1io n to the court. C a se Result : Set11ement in fa vor o f plaintiff. Case: Patrick Allen And S usan Allen, husband and wife, and And rew All en, a mfoor, V . DESCO Corpontl'i o n, et al. C i rcuit Courl of Brook e County, West V ir ginia. Civil Action Number 04 -C-W C lien t : Frankovitch , A net:1ki s, Colantonio & S im on, Mo r gant own, Wesi Virginia. Dr. C lark perfom1ed a tox icologica l assessment of a faooily exposed to c blorinaled solven ts re leased from lhe d efenda nt's facility in to local drinking water s up plies. A review of the individ ua l 's medical and occupational hi s to ry was pe1for med to prepare a q ualitative expos ure assessment. Tbe exposure assessment was evaluated against tbe known o u lcomes in p ub li shed li teratu.re to ex p OS Lrre 10 c hlorin ated solven ts . T he res ults of the asses.sment and literature have been provided in a declaration to the court. C ase R es ul t : Settlement in favo r of plaint iff. C ase: M ichael Fa hey, S us an Fahey V. Atlantic Richfield C om1la ny, ct al. United States District C ourt Central District of California Civil Action N um ber CV-06 7109 .JC L. C li e nt: Rose, Klein, Marias, LLP, Long Beach, Califoniia Dr. Clark perfonned a toxicological assessmen t of au indiv idual occupationally exposed to refined petroleum hydrocarbons who la ter developed a leukoge nic di sease. A review of the individ ual's medica l and occupat io nal history was perfo rmed to pre pare a q ualitative exposure assessment. Tbe exposure assessmem was evaluated agains t the known outcomes in pu bli shed litemtu re to exposure to refined petroleum hydrocarbons. Tiie results of the assessment and lite ratu re have b een provid ed in a d eclarat io n to the court. Case Result: Settlem e nt In fa vor of plaintiff. Case: Con stanc e Acevedo, et al., V. California Spra y-C hem ical Com1ia ny, et al., Su perior Court of the Sta te Of California , County Of Sa nta Cruz. Case No. CV 146344 Dr. Clark perfonned a comprehe nsive exposure assessmem of commu nity members exposed to toxic metals from a former lead arsena te man ufacturing fac ility. The former man ufacturing s ite had u nde rgone a DTSC manda ted remo va l action/remediation fo r the presence of t he 1oxic me1als at 1he site. Opinions were presen ted regarding the elevated levels of arsenic and lead (in attic dust and soils) fou nd thro ughout the community and tb e potential for ha m1 to the pla intiffs in q uestion . Case R es ult: Settlement in fa,,o r of' d efendant. Case: Michael Nawrocki V. The Coastal Corporation, Kurk Fuel Company, Pautler Oil Service, Sta te of New York Supreme Court, Co un ty of Eri e, lnd ex Number 12001-1124 7 Client : Richard G. Berger Attorn ey At Law, Ruffalo , New York Dr. Clark pe rfonned a toxi cological assessment of an indi v id ual occupationally exposed to refi ne d petroleum hydrocarbons wh o la ter developed a leukogenic disease. A rev iew of the individual 's medica l and occupational history was performed to prepare a qua litative expos ure assessment. The exposure assessment was eval uated agains t the know n outcomes in pu bli shed l iterature to exposu re to refined pe troleum hyd roca rbons. Tb.e results of tbe assessoocot and li terature have been provided io a dec la ra tion to the court . Case Resu lt: J ud gcm en t in favo r o f de fend a nt. SELECTED AIR MODELING RESEARCH/PROJECTS C lient -Confid enti al Dr. C lark pe rfo nned a comprehe ns ive evaluation of criteria poll uta nts , a ir toxins, and particulate matter emi ssions fro m a ca rbon black produc t ion fac il ity t o dc tcnu ine the impacts o n t he surrouodi.n g comm unit ies . T he results of the d ispersio n model w iU be used to estimate acu te and c hro nic expos ure concentrat ions to mult ip le contaminants and w ill be inco rrlorated in to a comprehensive risk evaluatio n. Cl.ient -CooJ.identia l D r. Cla rk perfo rmed a comprehensive evaluatio n of air toxins and partic ulate matte r emissions from a railroad t ic man ufacturing faci lity to de termi ne the impacts on the surrounding commtmities. The res ults of t he dispers ion model have been used to estimate ac ute and chro nic exposure co ncen tra t io ns to mult ip le contam ina nts and have been in corporated in to a comprehensive risk evaluation . Client -Los Angeles Alli a nce for a New Economy (LAAN E), L o s An ge les, C ali fo rnia Dr. Clark is adv ising the LAANE on air q ua lity issues related to c urrent flig ht o perations at the Los Angeles Interna tio na l A irport (LAX) operated by the L-0s A11 geles Wo rld Airport (LAW A) Auth ority. He is working w ith the LAANE and LAX staff to develo p a com prehens ive .s trategy for meeting loca l community concerns over em issions from flig ht operat io ns and to e ngage federa l age nc ies o n the issue of local iJ.npacts of co m.mu nity a irports. Client -C ity of S au ta Monica, S anta Mooica, C alifornia Dr. Clar k is ad visi ng the City of Santa Mo ni ca o n air q uality iss ues rela ted to curre n t !light operat ions a t the facility . He is working with t he C ity staff to develop a comprehensive strategy for meeting local community concerns over emissio ns from flig ht operat io ns and to e ngage federa l agenc ies o n th e issue of local im pacts of comm u ni ty a irports. Clie nl: Omnitrans, San Be rnardino, California Dr. C lark managed a public heahb survey of three communities near traosi1 fueling faci lities in San Bernardino a nd Montclair California in compliance with Califo mia Senate Bill 1927. T he survey incl uded an epidemiological survey of the effected communities, emission surveys of local businesses, dispersion modeling to detennine potential emission conce ntrations within the communities, and a comprehensive risk assessment of each community. TI1e results of th e study were presented to t he Governor as mandated by Senate Bill 1927. Client: Confidcnti11I , S 11n Francisco, California SummariLed cancer types associated with exposure to metals and smoking. Researched the specific types of cancers associated with expos ure to metals and smoking. Provid ed causation a nalysis of the assoc ia1 ion between cancer types and exposure fo r use by non-publ ic health professio nals. Client: Confidential, Minneapolis, Minnesota Prepared human health risk assessment of workers exposed to VOCs from ne ighboring p etroleum s torage/transport facility . Reviewed the systems in p lace for dis tributio n of pe1roleum bydrocarbons to identify chemicals of concem (COCs), prepared comprehens ive toxicological summaries of COCs, and quantified potential risks from carcinogens and non-carcinogens to receptors at or adjacent to site. This evaluation was used in the s upport oflitigation. Clie n t -United Kingdom E n vironme n tal Agen cy Dr. Clark is part of team th at perfoITl!ed comprehensive evaluation of soil vapor intrusion ofVOCs from forn1er landfill adjacent residences fo r the United l(jngdom's Environme nt Agency. The eval uat io n included coll ection of liq uid a nd soil vapor samples a t s ite, modeling of vapor migration using the J ohns on Ettinger Vapo r Intrusion model, an d ca lculation of s ite-specific hea lth based va por thresh olds fo r chlo rina ted solvents, aromat ic hyd rocarbo ns, an d semi-vo lati le organic com pou nds . T he evaluation also included a detailed evaluat ion o f the use, ch emica l c haracte rist ics, fa te and transport, and toxicology of che mi cals of concern (COC). T he results of the evaluati on have bee n used as a briefing tool for p ubl ic health professio nals. EMERGING/PERSISTENT CONT AMlNANT RESEARCH/PROJECTS Client: Ame re n Sen'ice s, S t. Louis, Misso uri Managed th e prep aration of a compre hensive h uman hea lth r isk assessm e nt o f workers and residents a t or nea r a n NPL s ite in Missour i. The fo nner o perations at the Property inc luded the servicing a nd repair of e lec tr ical t ra nsformers, whic h res ulted in so ils an d groun dwate r beneath the Property a nd adjacent land becoming im pacted with P CB and chlo rina ted solvent compounds. The results were su bmitt ed to U.S . EPA for evalu ati on and w ill be used in the fina l ROD. CU ent: City of Santa Clarita, S anta Clarita, California Dr. Clark is manag in g the overs ight of the characte riza tion, remediation aod develop ment activities of a fo m,e.r 1,000 acre munitions ma nufa ctur ing fac il ity for th e City of San ta Clarita . T he s ite is im pacted with a num ber of conta mina nts incl ud in g pe rchlorate, u nexploded o rdin ance, and volati le organ ic compound s (VOCs). The s ite is currently under a number of regula tory conse nt o rders, in cluding an Imma nent and Su bs tantia l Endang erme nt Order. Dr. Clark is assisting the impacted m unici pal ity with the d evelopment of remedi ation s tr·ategie s, interact ion with tbe responsible pa1t ies and s takeholders, as we ll as inte rfacing with th e regu latory agency res ponsibl e fo r oversig ht of the s ite clean up. Client: Co nfide nt ial, Los Angeles, California Prepared co mprehensive evaluatio n of perchlo rate in environ me nt. Dr. Clark e va luated the product ion, use, chemical characterist ics , fate and trans port, toxicology, and re mediatio n o f perchlo rate. Perch lorntes fo nn the basis of so lid rocket fuels and have rece n tly been detected in water su p pli es in the United States. T he results of t his research were presented t o the USEPA, National Gro u ndWa ter, and ul timat ely publis hed in a recent book entitled Perchlorate in the E11vironme111 . Clienl -Confidential, L-0s A ngel es, California Dr. Clark is performing a comprehensive review of the potential for pharmaceuticals and the ir by-products to impact grou ndwater and surface water suppli es . This eva luation will include a review if avail ab le dat a on the history of pharmaceutical production in the United States; the chemical characteristics of various pharmaceuticals; environmental fate and transport; uptake by xenobiotics; the potential effects of pharmaceutica ls on water treatment syste ms; and the potential th reat to publi c health. The results of lhe evaluat ion may be used as a briefing tool for non -public health professiona ls. Pt;BLIC IIEALTllrTOXICOLOGY C li en t: Braylon Pu rce ll , Novato, California Dr. Clark performed a toxicologica l assessment of residents exposed to methyl-te,tiary butyl ethe r (MTBE) from leaking unde rground storage tanks (LUSTs) adjacent to the s ubject property. The symptomology of residents and guests of the subject property were evalua ted against the known o utcomes in p ublished literature to expos ure to MTBE . The study found that res idents had been exposed to MTBE in their dri nki ng wate r; that concentrations of MTBE detected at the site were above reg ulatory guidelines; and, t hat the sym ptoms and outcomes exp ressed by residents and guests were consistent with sym ptoms and o utcomes docume nted in published literature. C li ent : Confidential, San J<ranc isco, Califo rnia Identified and analyzed fifty years of epidemiological literatu re on workplace exposures to heavy meta ls. This research resulted in a summary of the types of cancer and non-cancer diseases associated with occupational exposure to chromium as well as the mortality and l\lorb idity rates. Clie nt: C onfide.ntial, S an Francisco, Cali fo rnia Summarized major public heal th research in United States. Ident ified major public hea lth research efforts within United States over last twenty years. Results were used as a briefi ng tool fo r non-p ublic health professionals. C lient: C onf'ickntial, S an F rnncisro, C alifomia Q uantified th e po te ntiaJ mu lti-pa th way d o se received b y hu mans fro m a pest ici de a 1lp l ied ind oors. Pa11 of t eam that developed exposure model a nd evaluated exposu re concentratio n s in a comprehens ive report on the plausible nmge of d oses received by a s p ecifi c pe rson. This eva lu a ti o n was u sed in th e s u ppo rt of litigatio n. C lie.nt: C ov:rnta E nergy, \Vestwoo cl , C alifomia Evalu a ted he a lth ri sk fr o m me ta ls in b iosoli ds a p p lied a s soil a m endme nt o n ag r ic uJ tura l laocls. The bio solids were create d at a fo rest waste cogenerat ion faci li ty u s ing 9 6% whole tree wood chips and 4 p e rce n t gree n w as te . Mass loadi ng calc ulations w e re used to esti ma te Cr(V I) c o nc entra ti o n s in agric ultu ra l s o il s b ased o n a max imu m loadin g ra te o f 40 con s of b iomass p er acre of a gr icu ln1ro l soil. The resu lts of the s mdy were used by tJie Re g u lato ry age n cy to dete rmi ne ib a t t he app li c ati o n of bi osolids did no i cons titu te a health risk to worke rs a pp lyi ng th e b ioso li d s o r t o resid e nce-, ne a r the a g ri c ul tura l la nds. C li ent -Uni ted Kin g dom E nvironment al Agency Oversaw a comp re he n s ive tox icologica l evalua ti o n of m eth y l-tertiary buty l etl1e r (MtB E) for 1hc United Kingd om's Environment Agency . T bc evalua t io n included avail a b le data on th e prod uctio n , us e, che mical character ist ics, fa te and transp o rt, to x icolo1e,,y , and re me diatio n of l'v11B E. T he resul ts o f th e evalu ation have been u sed as a b ri efing tool fo r p u b lic h caltli professio na ls . C lient -Confidcnti:11, Los Angell,s, California Prep ared compre hensive e v a luation of tert iary buty l alcohol (TBA) iu m unicipal dr inking w a te r syste m. T BA is th e pri m a ry bre a k down p rod uct of M IB E, a nd is s u spect ed to b e t he primary cause o f M1 BE toxicity. This evalu ation will in cl ud e a vailable information on the prod uction, use, chemica l ch a m cteristics, fo t.e and trans p o rt in the enviromn e n t, absorpti o n, d istributio n , routes~ of d e to x i fi cation, m etabo li tes, carcui ogenic p o te ntial, and remed ia tion of TBA. The resul1s o f 1be evaluation were used a s a b ri efing tool for non- p u bl ic heal!J·, pro fessio nal s . Client -Confid ential, Los An gel es , C nlifornia Pre pare d co m p re he n sive eval lmtio n of meth y l tertiary bu ty l e the r (MTBE) i"n m u nic ipa l d rin k in g wat e r syst e m. MTBE is a chemi cal added to gasolin e t o in c rease th e octane rating and to meet Federall y mandated emiss ion c riteria. T he evaluat ion incl uded available data on the prod uct ion, use, chemical characteristics , fa te and transport, toxicology, and remed iatio n of MT BE. The res ults of the eva lu ation have been were used as a br iefmg tool for non-publi c healt h p ro fess ionals. C li ent -Ministry of E rwironroent, .Lands & Parks, .British Columb ia Dr. C lark assisted in the develop ment of wa ter q ua li ty guide lines fo r methyl tertiai y -buty l ether (MTBE) to protect water uses in Britis h Columbia (BC). T he water us es to be considered includes freshwa ter and marin e life, wi ldli fe , industrial, and agricultural (e .g., irri gatio n and livestock watering) water uses. Gui de lin es fro m other j uris dictions fo r the protec tion of drinkin g water , rec reation and aesthetics were to be identifi ed . C li e nt: Confidential, .Los Angeles, California Prepared physiolog icall y based ph armaco kinetic (PBPK) assessment of lead risk of receptors at middle sc hool bui lt ove r fo nner in d ustrial facility. Th is evalua tion is being used to determi ne cleanup go als and w ill be basis for regul atory closu re of s ite . Clie nt: Kaiser Ventu r e Incorporated , Fon t ana, California Prepared PBPK assess rnent of lead risk of receptors at a l,IOO-acre former s teel mi ll . T hi s evaluation was used as the bas is fo r grantin g c losure of the s ite by lead regu lato ry age ncy. RI S K ASSESSM ENTS/REM EDI A L INVESTIGATIONS Client : Confidential, Atlanta, Georgia Researc hed potential expos ure and hea lth risks 10 communi ty mem bers potent ially ex posed to creosote, polycycli c aromatic hydro carbons, pe ntach lorophe nol , and dioxin compounds used at a fo 1111er wood treatmen t fac ility. Prepared a co mprehensive tox icologica l s ummary of t he c hemicals of conce rn, includ ing the chemica l characteri stics, absorption, di stribution, and carci noge ni c po te ntial. Prepared ris k characterizat io n o f the carcinogenic and non-carcinogenic cbe1n.ica ls based o n the exposure assessment to q uantify t he po tential ri sk to members of tJ1e s urrounding commu nity. Tbis evaluatio n was used to help settle class-actio n to ,t. Cli ent : Confid ential , Esco ndido, Ca lifornia Prepared compre hensive Preliminary End angerment Assessme nt (PEA) of dense non- aqueous liq uid phase hydrocarbon ( c hlminated solve nts) contamination at a fo rm er printed circuit board manufacturing facil ity . This evaluatio n was used for litigation s upport and ma y be used as th e basis fo r reaching cl o sure of the site with the lead regulato ry agency. CUe ut: Coolideutial, Sao Fraocisco, CaUfontl a Summarized epid emio logical ev idence fo r connective t issue and autoimm un e d iseases for product l iabili ty li tigatio n. Ident ifie d e pid emiological research efforts on the hea lth effects of medical prostheses. T his research was used in a meta -analysis of the hea lth effects and as a briefing tool fo r non-public health professio na ls . Clieot: Confid ential, Bogota, Colu mbia Prepared compre hensive evaluation of the pote ntia l health r isks associated with the redevelopment of a I 3. 7 hectares plas tic manufacturing fac ility in Bogota, Colombia The ris k assessment was used as the basis fo r the remedial goals and clos ure of the s ite . Client: Co n fidenti al, Los An geles, California Prepared compre hensive hlUnan hea lt h risk assess ment of s tudents , s ta ff, and resid ents potentially exposed to he avy metals (principally cadmium) and VOCs from soil and soi l vapor at 12-acre fo rmer crude oil field and municipa l landfill. T he site is currently used as a midd le school housing approximately 3,000 children . T he evalu ation determin ed that the s ite was safe for the c urrent and futu re uses an d was used as the bas is fo r regulato ry clos ure of site. Clie nt: Confidential, Los Angeles, Cali fornia Managed remedia l investigation (RJ) of heavy metals an d volatile organic chemicals (VOCs) for a 15-acre fo 1mer manufacturing faci li ty. T he RI investigation of the s ite in c luded over 800 different samplin g locat io ns and the collect io n of soil, soil gas, and gro un dwater sampl es. The site is currently used as a yea r rou nd school housing approximately 3,000 c hi ldren. The Remedial Invest igation was pe rformed in a manner that did not inte 111.1pt sc hool activities and met the t ime restri ctions placed o n the project by the overseeing regulatory agency. The RI Report identified the off-si te source of meta ls th at impac ted gro un dwa ter beneath the site and the so urces of VOCs in so il gas and groundwate r. The RI included a nume rica l model of vapor intrus io n in to the buildings at the site from the vadosc zo ne 1.0 dcrcrminc exposure concentrations and a n a ir dispers ion model of VOCs from the proposed soi l va por tr eatment system. The Feas ib ility Snidy fo r the Site is currently be in g d rafted and may be used as the basis for granting c losure of the s ite by DTSC. ClieoC: C onfideoCia l, Los Angeles, California Prepared compre hensive h uman hea llh risk assess ment of s nid eots, staff, and res idents pote ntially ex posed to heavy metals (p rinc ipall y lead), VOCs, SVOCs, a nd PCBs from so il , soil vapo r, and groundwater at 15-acre former man ufactur in g faci li ty. T he s ite is currently used as a yea r round scho o l hous ing approximate ly 3,000 c hildren. The eval uatio n d etermined that th e s ite was safe fo r t he curre nt and future uses and wil l be basis fo r regulat ory clos ure of s ite. Clienc: Confide ntial, L os A ngeles, California Prepa red compre hensive evaluation of YOC vapor intrusion into classrooms of middle school that was form er 15 -acre industria l facil ity. Us ing the Jo hn so n-Ett in ger Vapor Intrus ion model, the evaluatio n dete nnined acceptable soil gas concentrations at th e s ite t hat d id not pose health threa t to students, staff; and reside nts . T hi s evalua tio n is bein g used to de te rmine cleanup goals and w ill be bas is for regula1ory c los ure of site. Clicnr -Domingue£ Energy. Carson. Cali forn ia Prepa red comprehensive evalu ation of the po te ntial health r isks associated with the rede ve lopment of 6-acre porti o n of a 500-acre o i l a nd nan,ra l gas produc t ion facil ity in Carson, CaWomia. The risk assessment was used as the basis for closure of the site . Kai ser Ventu res Incorporated , Fontana, Ca lifo rn ia Prepared healt h risk assessment of semi -volatile organic chemicals and metals for a fi!ty- year o ld wastewater trea tme nt facil it y used at a I, I 00-ac re fo rme r steel mil l. T his evaluat io n was used as th e basis for granting closu re of the s ite by lea d regulatory agency. ANR Freight• Los Angeles, California Prepared a comp rehensi ve Preliminary Endange nnent Assessment (PEA) of petroleum hyd rocarbon and meta l co ntami na ti o n of a for mer frei g ht depot. T his eva lua t io n was as th e basis for reaching c losure of the s ite with lead regulatory agency. Kaiser Ventures Incorporated , Fontana, California Prepared compre hensive health risk assessment of sem i-vo latile organic chemica ls and metals fo r 23 -acre parce l of a I ,I 00-acre forme r steel mil l. T he heallh risk assessme nt was used to determine clean up goa ls and as the bas is for gra nt in g closu re of the s ite by lead regula tory agency. Air dispersion mode ling usin g tSCST3 was performed to determine downwind exposure point concentrations at sensitive recep tors wit hin a I kilo me ter radius of the site. T he resulls of the health risk assessment were prese nted at a public meeti ng spo nsored by the Department of Toxic Substances Control (DTSC) in the community potentia ll y affected by t he site. Uno cal C orporation• Los Angeles, California Prepared compre hensive assessment of petroleum hydrocarbons and meta ls for a former petroleum service stat ion located next to se ns it ive populat io n center (elementary school). The assessment used a probabil ist ic approach to estimate risks to the community and was used as the basis fo r gran ting clos ure o f the s ite by lead regulatory agency. C lien t: C onfiden tial, Lo s Ange les, C alifornia Managed oversight of remedial invest igation mos t contamina ted heavy metal site in Californ ia. Lead concentrations in soil excess of 68,000,000 parts per b illion (ppb) have bee n meas ured at the site. This State Superfimd Site was a forn1er hard chrome plating operat io n tha t operated for a pprox imately 40-years. C lien t : C onfidential, San Francisco, C alifornia Coordinator of regional monitoring program to detennine backgrou nd concentrations of meta ls in air. Acted as liaison w ith SCAQMD a nd CARB to perform co-loc.ation sampling and compariso n of accepted regulatory method w ith ASTM methodology. C lient: C onf'ickntial , S an F rnncisro, C alifon1in Ana lyze d histo ri ca l a ir mo nitori ng data fo r Sout h Coast Ai r Bas in in So uthe rn Californ ia and pote nt ial health risks relat ed t o amb ient conce ntrations of carcino ge nic metals an d volat i le organic compo un d s. Identi fie d and reviewed 1h e av ailable litera t ur e and ca lcula te d ris ks fr om tox in s in Sou th Coa st Air Bas in . IT Cor·porntion, North C:11·oli11a Prepa red co mpre hensive evaluat io n o f po ten tia l e xpos ure of wo rke rs to air-bo rne VOCs al hazardo us was te st orn ge fo.cility under SUP ERF UND clean up dec re.e. Assessment use([ in develo ping healih based c le aiJ-up leve ls. Proress iorrnl Assoda1 ion s A me r ican Pu b lic He a lth As soc iation {AP HA) Associat io n fo r E nviro nm e n ta l Healt h a nd S c ie nces {AE HS) Ame r ica n C hemic.al So cie ty (ACS) Ca li fo rnia Red eve lo pme nt Assoc iatio n (CRA) In ternational S oc iety of Environ me nt al Fore nsics (lSEF) Soc ie ty of Env ironme ntal Toxicology and Che mistr y (S ETAC) Pub licat io ns :rnd Prese nlatio ns : Books and Book C haptl,r s S ulli va n, P., J,,J. ,J. C lark, F..J. Aga rd y, and P.E. Rosen fe ld . (2007 ). Sy n thetic Tox ins In 11,e Food, WcJ1er and Air oj A merican Ci1ies . E lse vier, Inc. Bu1-Lingto n, MA. S ull iv a n, P. a nd J.J. J. Cla rk. 2006. Choosing Safer Fo ods , A Guide To Minimiz ing Synthetic Chemicals In Yo ur Diet . Elsevier, Inc. Burl ing to n, MA . S uUiv an, P., Aga rd y, F .J ., and J.J.J. Clark . 2005. The £11 viron111 e11 1a / S cience of Drin king Water . E lse vie r, l nc. Burl ing to n, !vlA . S ulli v a n, P.J., Ag ard y, f .J., C lark, J.J.J. 20 02. America 's Th rea1ened Drinki ng Water: Hazards and S olutions. T raffo rd Pu b li s hing , V ictoria B .C . C l:1r k, .r..Lr. 200 I. ''TBA : C he m ica l Prop e rti es, Pro du c ti o n & Use, Fate an d Trans port, Toxicology, Det ecti o n in Gro und water, a nd Regu la to ry S ta nd ards" in Oxygenates in the Environm ent. AJ·( Diaz, Ed .. Oxford Urliversi ty Press: New Yo rk. C lark, .1..J..l. 200 0. ''Toxico logy o f Pe rc hl o rat e" in Perchlorate in the Environm elll . Ed wa rd Urba nsk'Y, Ed . Klu we r/Pl enum: New York. C lark, .J.LJ. 1995 . Pro ba bi listic Fo re casting of Vo lati le Org anic Com po uu d Co ncen trati o ns At Th e So il S urfa c e Fro m Co nta minated Grou ud wa te r. UMl . Baker, J .; Clark, J.J.J .; Stanford, J .T. 1994. Ex Situ Remediation of Diese l Contaminated Railroad Sand by Soil Was hi ng. Principles and Practices for Diesel Conta mina ted Soi ls, Volume Ill. P.T . Kostecki, E.J . Calabrese, and C .P.L. Barkan, eds. Am herst Scientific Pu blishers, Amherst, MA. pp 89 -96. Journal and Proceeding Articles Tam L. K .. , Wu C. D., Clark J. J . a nd Rosenfe ld, P.E. (2008) A Statistical Analysis Of Attic Dust And B lood Lipid Concentrations O fTetrachloro-p-Dibcnzodioxin (TCDD) Toxic ity Eq uialency Quotients (TEQ) In Two Popu latio ns Near Wood Treatment Faci li ties. Organohalogen Compounds, Vol ume 70 (2008) page 002254. Tam L. K.., Wu C. D., Clark J. J. a nd Rosenfe ld , P.E. (2008) M e thods For Collect Samples Fo r Assess ing Dioxins And Other Env ironmenta l Contaminants In A ttic Dust: A Rev iew. Organo ha logen Compo u nds. Volume 70 (2008) page 000527 Hensley A.R., Scott, A., Rosenfeld P.E., Clark, J .J.J . (2007). '"Attic Dust And Human Blood Samples Coll ected Near A Fonner Wood Treatment Faci lity." Environmemal Research . .I 05: 1.94-1.99. Rosenfeld, P.E., Clark, J. J ., Hens ley, A.R., and Suffet, I.H. 2007. '"The Use Of An Odor Wheel Classificatio n For T he Evalua tion of Human Health Ris k Crite ria For Co mpost Faci lit.ies" Water Science & T echnology. 55(5): 345-357. Hensley A.R., Scolt, A., Rosenfe ld P.E., C l ar k, J .J.J. 2 006. '"Dioxin Containing Aitic Dus t And Human Blood Samples Collecte d Near A Former Wood Treatm e nt Faci lity." The 26th International Symposium on. Halogenated Persistent Organic Pollutants -DIOXIN2 006, A ug us t 21 -25, 2 006. Radisson SAS Scandinavia Hote l in Oslo Norway. Rosenfeld, P.E., Clark, J. J. and Suffet, I.H. 2005. "The Value O f An Odor Quality C lassification Scheme For Compost Facility Evaluations" T he U.S. Composting Counci l's 13•b Annu al Conference January 23 -26, 2005, Crown e Plaza Riverwalk, San A ntonio, TX. Rosenfeld, P.E., Clark, J. J. and Suffet, I.H. 2004. "The Value Of A n Odor Qua lity C lassificatio n Scheme For Urban Odor" WEFTEC 2004. 77th Annual Techo.ica l Exhi bitio n & Co nference October 2 -6, 2004, E rnest N. Moria! Convention Center, New Orlea ns, Louisia na. C lark, J.J.J. 2003. "Ma nufac turi.og, Use, Regula tio n, and Occurrence of a Known Endocrine D isnip ting Chemica l (EDC), 2,4-Dichlorophno xyacet ic Acid (2,4-D) in California Dlinking Water Supplies." National Groundwater Association Southwest Focus Confere nce: Water Supply and Eme rg in g Co ntamin ants. M in neapol is, MN. March 20, 2003. Rosenfeld, P. and .J.J .. J. C lark. 2003. "Understandi ng Historical Use, Chemical Properties, Toxicity, and Re gulatory Guidance" Nationa l Groundwater Association Southwest Focus Co nference: Water S upp ly and Eme rging Contaminan ts . Phoenix, AZ. February 2 1, 2003. Clark, J.J.J., Brown A. 1999. Perchlorate Contamination: Fate in the Environment and Treatment Options. In Situ and O n-S ite Bioremediation, Fifth Internat ional Symposium. San D iego, CA, Apri l, 1999. Clark, J.J.J. 1998. Health Effects of Perchlorate and the New Reference Dose (RID). Proceedings From the Groundwater Resource Association Seventh Annual Meet in g, Walnut Creek, CA, Oc tober 23, 1998. Browne, T., Clark, J.J.J. 1998. Treatment Options For Perchlorate In Drinking Water. Proceedings From the Groundwater Resource Association Seventh Annual Meet in g, Walnut Creek, CA, October 23, 1998. Clark, J.J.J., Brown, A., Rodriguez, R. 1998. T he P ublic Hea lth Implications of MtBE and Perchlorate in Water: Risk Management Decisions for Water P urveyors. Proceed ings of the Nat iona.1 G~ound Water Assoc iation, Anaheim, CA, June 3-4, 1998. C lark J.J.J., Brown, A., Ulrey, A. 1997. Impacts of Perchlorate On Drinking Water In The Western Un ited States. U.S. EPA Sympos ium on B io logical and Chem ical Red uction of Chlorate a nd Perchlorate, Cincinnati, OH, December 5, 199 7. C lark, J.J.J.; Corbett, G.E.; Kerger, B.D.; Fi nl ey, B.L.; Pa ustenbach, D.J. 1996. Derma l Uptake of Hexavalent Chrom ium In Huma n Vo lunteers: Measures of Systemic Uptake From Immersion in Wate r At 22 PPM. Toxicologist. 30(1): 14 . Dodge, D.G .; Clark, J.J.J .; Ke rger, B .D.; Ric hter, R.0.; Fi nl ey, B.L.; Paustenbach, D.J. 1996. Assessment of Airborne Hexavalent Chromium In The Home Following Use of Contamina ted Tapwa ter. Toxicologist. 30(1):1 17 -1 18. Pa ulo, M.T.; Go ng, H., Jr.; C lark, J .J.J. (1992). Effects of Pre treatmen t w ith Ipratropri um Bromide in COPD Patients Exposed to O zone . American Review of Respiratory Disease. 145(4):A96. Harber, P.H.; Gong, H., J r.; Lache nbruch, A.; C la rk, J.; Hsu, P. (1992). Respiratory Pattern Effect of Ac ute S ulfur Diox ide Exposure in Asthmatics. American Review of Respiratory Disease. 145(4):A88. McManus, M.S .; Gong, H., Jr.; Clements, P.; C lark, J.J.J. (1991). Respiratory Response of Pat ients W ith Interstitial Lun g Disease To Inhaled Ozone. American Review of RespiratOI)' Disease. 143(4):A9 1. Gong , H., Jr.; Simmons, M.S.; McManus, M.S.; Tashkin, D.P.; C lark, V.A.; Dete ls, R.; Clark, J.J. (1990). Relat ionship Between Responses to Chronic Oxidant and Acute Ozone Expos tu'es in Reside nts of Los A nge les County. A merican Review of Respiratory D isease. 141(4):A70. Tierney, D.F. and J.J.J . Clark. (1990). Lung Polyamine Content Ca n Be Increased By Spermidi ne In fusions lnto Hyperox ic Rats. American Review of Respiratory Disease. 139(4):A4 I. ADAMS BROADWELL JOSEPH & CARDOZO ARIANA ABEDIFARD KEVIN T. CARMICHAEL CHRISTINA M CARO THOMAS A. ENSLOW KELILAH D. FEDERMAN RICHARD M. FRANCO ANDREW J. GRAF TANYA A. GULESSERIAN DARION N. JOHNSTON RACHAEL E. KOSS AIDAN P. MARSHALL TARA C. RENGIFO Of Counsel MARC D. JOSEPH DANIELL CARDOZO A PROFESSl0NAL CORPURATIUN ATTORNEYS AT LAW 601 GATEWAY BOULEVARD, SUITE 1000 SOUTH SAN FRANCISCO, CA 94080-7037 TEL (650) 589-1660 FAX: (650) 589-5062 kfederma11@adamsbroadwell com August 1, 2023 SACRAMENTO OFFICE 520 CAPITOL MALL, SUITE 350 SACRAMENTO, CA 95814-4721 TEL (916) 444-6201 FAX: (916) 444-6209 Via Overnight Mail and Email Nancy DeLuna John Greenwood Ron Gregory Lindsay Holt Joseph Pradetto Planning Commission City of Palm Desert 73510 Fred Waring Drive Palm Desert, CA 92260 Nick Melloni, Principal Planner Rosie Lua, Planning Manager, Email: nmelloni(alpalmdesert.gov rlua(alpalmdesert.gov; planning(alpalmdesert.gov Re: Agenda Item 7A: University Medical Office Park Project Initial Study Mitigated Negative Declaration (Case Nos. SP/EA22-0002, PP22-0009, and TPM 38728) Dear Honorable Commissioners DeLuna, Greenwood, Holt, Pradetto, Mr. Melloni, and Ms. Lua: On behalf of Californians Allied for a Responsible Economy ("CARE CA"), we submit these comments on Agenda Item 7A University Medical Office Park Project ("Project") 1 and the Initial Study Mitigated Negative Declaration ("MND")2 , Specific Plan Amendment SP/EA22-0002, Precise Plan PP22-0009 and Tentative Parcel Map TPM 38728 proposed by Prest Vuksic Greenwood Architects ("Applicant"). The Project proposes to develop a phased 114,700 square foot medical office park with related on-site and off-site improvements, and subdivide a 10.47 acre property located at the southwest corner of Gerald Ford Drive and Technology Drive, Assessor Parcel Number 694-580-026 AND -027 in the City of Palm Desert, Riverside County, California. 1 Planning Con1mission, City of Palm Desert, California, Agenda (August 1, 2023 6:00 p.m. Regular Meeting), https://www.palmdesert.gov/home/showpublisheddocument/34052. 2 City of Palm Desert, Initial Study/ Mitigated Negative Declaration University Medical Office Park SP/EA22-0002, PP22-0009 and TPM 38728, (May 2023), https://www .palmdesert.gov/home/showpublisheddocument/33835/638197 418217100000 ("MND"'). fif;7;)-00f;aep Qprinted on recycled paper August 1, 2023 Page 2 As detailed in CARE CA's prior comments submitted on June 5, 2023, the MND fails to comply with the requirements of the California Environmental Quality Act 3 ("CEQA''). The MND fails to accurately describe the Project, fails to accurately characterize the environmental setting, and fails to analyze all required air quality, health risk, GHG, land use, and noise issues. There is also substantial evidence supporting a fair argument that the Project may have significant environmental and public health impacts that the MND fails to adequately mitigate, incorrectly concluding that impacts will be mitigated to less than significant levels. The City may not approve the Project until it prepares an environmental impact report ("EIR") that adequately analyzes the Project's potentially significant environmental and public health impacts and incorporates all feasible mitigation measures to avoid or lessen these impacts. The City has not responded to CARE CA's comments. Following submission of the June 5, 2023 comments, we conducted additional review of the MND, its technical appendices, and reference documents with assistance of CARE CA's air quality, public health, and GHG emissions expert James Clark, Ph.D. and noise and acoustical expert Jack Meighan of Wilson Ihrig. Dr. Clark's comments ("Clark Comments") and curriculum vitae ("CV'') are attached hereto as Exhibit A. Mr. Meighan's comments ("Meighan Comments") and CV are attached hereto as Exhibit B. Dr. Clark provides substantial evidence supporting a fair argument that the Project will result in potentially significant health risk impacts associated with diesel exhaust and toxic air contaminants. Dr. Clark modeled health risk and found that the Project will result in a cancer risk in excess of SCAQMD thresholds for reactive organic gases for nearby sensitive receptors. These impacts are not reduced to levels of insignificance with the mitigation proposed in the MND. Mr. Meighan provides substantial evidence supporting a fair argument that the Project's noise impacts are significant and unmitigated, and are more severe than analyzed in the MND. The MND relies on an inaccurate environmental setting with respect to noise, because the MND fails to account for impacts on single-family residences within 100 feet of the Project. Mr. Meighan calculated that the operational noise emissions from the Project may result in a significant impact to these nearby sensitive receptors. The Planning Commission has a duty to consider the Project's CEQA document before recommending project approval,4 and any approval ''Pub.Resources Code, §§ 21000 et seq.; 14 Cal. Code Regs. §§ 15000 et seq. ("CEQA Guidelines"). • 14 Cal. Code Regs.§ 15074(a). fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 3 recommendations must be supported by substantial evidence. 5 CARE CA urges the Commission to remand the Project to Staff to prepare a legally adequate EIR which adequately analyzes and mitigates Project impacts and appropriately responds to public comments. The Project should not be rescheduled for a further public hearing until all of the issues raised in CARE CA's comments, and in the comments of other members of the public, have been fully addressed. We reserve the right to supplement these comments at a later date, and at any later proceedings related to this Project. 6 I. STATEMENT OF INTEREST CARE CA is an unincorporated association of individuals and labor organizations that may be adversely affected by the potential public and worker health and safety hazards, and the environmental impacts of the Project. The coalition includes Palm Desert area residents Frankie Flores, Hector Morales, and Lane Delva, and the Southern California Pipe Trades District Council 16 and District Council of Iron Workers of the State of California, along with their members, their families, and other individuals who live and work in the City of Palm Desert and Riverside County. CARE CA advocates for protecting the environment and the health of their communities' workforces. CARE CA seeks to ensure a sustainable construction industry over the long-term by supporting projects that offer genuine economic and employment benefits, and which minimize adverse environmental and other impacts on local communities. CARE CA members live, work, recreate, and raise their families in the City of Palm Desert and Riverside County and surrounding communities. Accordingly, they would be directly affected by the Project's environmental and health and safety impacts. Individual members may also work on the Project itself. They will be first in line to be exposed to any health and safety hazards that exist onsite. In addition, CARE CA has an interest in enforcing environmental laws that encourage sustainable development and ensure a safe working environment for its members. Environmentally detrimental projects can jeopardize future jobs by making it more difficult and more expensive for business and industry to expand in the region, and by making the area less desirable for new businesses and new ' Topanf{a Assn. for a Scenic Community v. County of Los Anf{eles (1974) 11 Cal.3d 506, 515; Laurel Heights Impro"ement Assn. ,,. Regents of University f California (1988) 4 7 CaUd at 37G, 392, 407. il Gov. Code§ 65009(b); PRC§ 21177(a); Bakersfield Citizens for Local Control v. Bakersfield ("Bakersfield") (2004) 124 Cal. App. 4th 1184, 1199-1203; see Galante Vineyards<'. Monterey Water Dist. (1997) 60 Cal. App. 4th 1109, 1121. fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 4 residents. Indeed, continued environmental degradation can, and has, caused construction moratoriums and other restrictions on growth that, in turn, reduce future employment opportunities. II. THE MND FAILS TO PROVIDE A COMPLETE PROJECT DESCRIPTION As detailed in our prior comments 7 , the MND fails to include an accurate and complete project description because it fails to include any description of the emergency backup generator that will be required for the Project site. The Project site is an "Ambulatory Care Facility" within the meaning of the California Building Code. The Code defines Ambulatory Care Facility as any "[b]uildings or portions thereof used to provide medical, surgical, psychiatric, nursing or similar care on a less than 24-hour basis to persons who are rendered incapable of self-preservation by the services provided or staff has accepted responsibility for care recipients already incapable."8 The Project description states that the proposed Project includes: "Building 1 is three-stories, 94,700 square feet and includes medical offices, an urgent care, and potentially labs and radiology services. Building 2 is a two-story, 20,000 square foot outpatient surgery facility. All medical appointments and procedures will be outpatient care, no emergency services or overnight care is proposed."" Title 24 of the California Building Code, Chapter 27 requires ambulatory care centers to have backup generators. Section 422.6 of the Building Code provides "[i]n ambulatory care facilities, the essential electrical system for electrical components, equipment and systems shall be designed and constructed in accordance with the provisions of Chapter 27 and NFPA 99. Chapter 27 requires Stationary emergency and standby power generators required by this code shall be listed in accordance with UL 2200. The Project description's omission of the backup generator results in an inadequate analysis of the potential air quality, health risk, and greenhouse gas emissions from operation of the Project. Dr. Clark confirms that the CalEEMOD analysis does not include air emissions associated with the backup generator. With the increased instances of extreme heat events in California, emissions associated with the use of a backup generator at the Project site are likely to be significant. 7 Exhibit C: Letter from Adams Broadwell Joseph & Cardozo to the City of Palm Desert Planning Commission, Nick Melloni, Principal Planner, and Rosie Lua, Planning Manager, Comments on Agenda Item 7 University Medical Office Park Project Initial Study Mitigated Negative Declaration (SP/EA22-0002, PP22-0009 and TPM 38728), (June 5, 2023). 8 California Building Code § 202. 9 MND. p. 2. fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 5 A backup generator would operate during unscheduled events like Public Safety Power Shutoff ("PSPS") events and extreme heat events ("EHEs"). Although such events are unscheduled, they occur frequently enough in California that they are reasonably foreseeable. For example, the total duration of PSPS events in California lasted between 141 hours to 154 hours in 2019. In 2021, two EHEs were declared which lasted 120 hours combined. These conditions are expected to increase in severity over time.10 The California Hospital Building Safety Board- Energy Conservation and Management Committee, which governs California Hospitals, has noted this increased trend of EHEs, PSPS, and increased generator requirements and now recommended in a recent white paper that for hospitals to provide even basic care "[hospitals] must provide backup power in excess of the 96 hours" in the event of PSPS. 11 Since the Project's primary use will be patient care, Dr. Clark explains that, in order to meet existing medical safety board recommendations and adequately serve patients, the Project must not only provide backup generation, it must provide more backup generating power than an average commercial or retail facility to comply with State law. An EIR must be prepared which fully discloses all components of the Project, including the legally required emergency backup generator. III. THE MND FAILS TO PROVIDE AN ADEQUATE DESCRIPTION OF THE ENVIRONMENTAL SETTING CEQA requires that an Initial Study include a description of the project and an identification of the environmental setting.12 Analysis of the environmental setting is required "to give the public and decision makers the most accurate and understandable picture practically possible of the project's likely near-term and long-term impacts.13 The MND fails to adequately describe the environmental setting against which the Project's environmental impacts are to be measured for several critical aspects of the Project, including Valley Fever, health risk, and noise. 10 OEHHA, Extreme Heat Events, February 11, 2019, https://oehha.ca.gov/epic/changes- climate/extreme-heat-events (showing that frequency of extreme heat events is increasing); NASA Earth Observatory, California Heatwave Fits a Trend, September 6, 2020, https:/ / eartho b servatory .nasa. gov/images/ 14 72 5G/ califomia -heatwave-fits-a• trend (showing trends toward longer and 1nore intense heat.waves in Southern California). 11 Cal Hospital Building Safety Board -Energy Conservation and Management Con1mittee, Microgrids for Healthcare Facilities Whitepaper, ,January 13 2021, https://oshpd.ca.gov/wp- content/uploads/2021/01/HBSB-MICROGRID-CONSOLIDATED-DRAFT -1.13.21-A.pdf. 12 CEQA Guidelines,§ 150G:3, subd. (d). 13 14 CCR§ 15125(a). fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 6 The IS/MND states that "[t]he nearest sensitive receptors to the Project site include the future 330-unit residential development 120 feet to the north site, future 196-unit residential project and University Dog Park 100 feet south of the site, University Park East (park) located 0.18 miles southeast of the site, and multi- family homes (The Vineyards at Palm Desert) located 0.33 miles southeast of the site."14 Both the 330-unit Millennium Apartments and the University Park 196 Projects are under construction, according to the City's website.10 As such, the Millennium Apartments and the University Park 196 residences may be built by the time construction of Phase 1 begins, and likely by the time construction of Phase 2 begins. There are single family houses 130 feet to the south off Harvey Mudd Drive, and a hotel 475 feet to the northeast.1G The MND's failure to analyze the Project's proximity to these sensitive receptors results in an inaccurate analysis of the Project's construction and operational air quality and health risk impacts, which may be more severe than analyzed in the MND.17 Dr. Clark conducted a quantitative health risk analysis which included the accurate environmental setting with respect to the closest sensitive receptors. Dr. Clark's health risk analysis found that the Project's operational emissions result in a significant and unmitigated impacts to the closest sensitive receptors.18 Acoustical and noise expert Mr. Meighan determined that the MND's conclusion that "[t]he nearest sensitive receptors are the multi-family residents approximately 0.33 miles southeast of the subject site," is not supported by substantial evidence and is not correct.1 ~ There are single family houses 130 feet to the south off Harvey Mudd Drive, and a hotel 4 7 5 feet to the northeast. 20 The MND also cites "the future 330-unit residential development 120 feet to the north site."21 The MND fails to analyze the environmental setting by failing to disclose the existence or analyze the impacts on the sensitive receptors most likely to be impacted by this project. Additionally, Mr. Meighan determined that the MND relies on speculative baseline ambient noise levels, because the noise levels have not been physically measured.22 Mr. Meighan concludes that "[w]ithout establishing the baseline noise i.MND, p. 24. 15 City of Palm Desert, Development Services, Current Projects in Palm Desert, https://www.palmdesert.gov/departnients/planning/projects. rn Google Maps, 202:3. 17 Clark Comments, p. 8. 1' Id. at 15. 19 Meighan Comments, p. 2. ,o Id. 21 MND, p. 24. 22 Meighan Con1ments. p. 3. fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 7 conditions before any new development occurs, decision-makers cannot effectively determine whether the project complies with noise regulations and identify any potential adverse effects on the surrounding environment and communities."23 Mr. Meighan concludes that "given the proximity to both local streets and Interstate 10, along with noise from nearby residences and commercial parking lots, as well as shielding from the main noise source of I 10, noise levels should be physically measured to be accurately determined."24 The MND's failure to accurately analyze the environmental setting with respect to baseline noise results in an inaccurate analysis of the Project's construction and operational noise impacts. The MND's failure to analyze the environmental setting results in a corresponding failure to accurately analyze the Project's air quality, health risk, and noise impacts to nearby sensitive receptors. The City must prepare an EIR which accurately analyzes the Project's environmental setting with respect to nearby sensitive receptors for air quality, health risk, and noise impacts before the Project can lawfully be approved. IV. AN EIR IS REQUIRED FOR THE PROJECT BECAUSE THERE IS SUBSTANTIAL EVIDENCE SUPPORTING A FAIR ARGUMENT THAT THE PROJECT MAY HAVE SIGNIFICANT, UNMITIGATED AIR QUALITY IMPACTS A. The MND Fails to Include a Health Risk Analysis, in Violation of CEQA and the General Plan CEQA requires that a project's health risks "must be 'clearly identified' and the discussion must include 'relevant specifics' about the environmental changes attributable to the Project and their associated health outcomes."25 Courts have held that an environmental review document must disclose a project's potential health risks to a degree of specificity that would allow the public to make the correlation between the project's impacts and adverse effects to human health.26 Additionally, General Plan Policy 6.1 specifically requires the City to "[a]void locating new air quality-sensitive uses (schools, child care centers, senior centers, medical facilities, and residences) in proximity to sources of localized air pollution (e.g., Interstate 10, high traffic roads, certain industrial facilities), and vice versa. 2 " Id. 20 Id. 2s IS/MND. p. 518. 26 Id. at 518-520; Bakersfield Citizens for Local Control v. City of Bakersfield (2004) 124 Cal.App.4th 1184. fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 8 Where such uses are located within 500 feet of each other, require preparation of a health impact assessment (HIA) or similarly effective health analysis as part of the CEQA environmental review process, to analyze the significance of the health impact on sensitive land uses and incorporate project-specific mitigation measures to reduce potential impacts."27 The MND provides that "[t]he nearest sensitive receptors to the Project site include the future 330-unit residential development 120 feet to the north site, future 196-unit residential project and University Dog Park 100 feet south of the site, University Park East (park) located 0.18 miles southeast of the site, and multi- family homes (The Vineyards at Palm Desert) located 0.33 miles southeast of the site."28 Both the 330-unit Millennium Apartments and the University Park 196 Projects are under construction, according to the City's website.29 As such, the Millennium Apartments and the University Park 196 residences may be built by the time construction of Phase 1 begins, and likely by the time construction of Phase 2 begins. Additionally, operational air quality impacts of the Project were required to be analyzed in an HIA in accordance with the General Plan. Project operation may also have adverse impacts on the future residential sensitive receptors. :io The MND lacks an HIA or any other quantitative analysis of the Project's health risk. The MND's failure to include an HIA results in the failure to analyze the health impacts of construction and operation to on-site workers or nearby sensitive receptors. Courts have held that an environmental review document must disclose a project's potential health risks to a degree of specificity that would allow the public to make the correlation between the project's impacts and adverse effects to human health.81 The Project will be built in two phases, both ranging from 18 to 24 months. CEQA requires that the health risk from each of these construction phases be quantified and disclosed. A quantified HIA is commonly conducted to determine if a Project's construction hazardous air pollutant ("HAP") emissions would cause a 27 City of Palm Desert General Plan (November 10, 201G), p. 84, https://www.palmdesert.gov/home/showpublisheddocument/16858/636253446478270000. '' MND, p. 24, https://www .palmdesert.gov/home/showpublisheddocument/33835/638197 418217100000 . 2H City of Paln1 Desert, Development Services, Current Projects in Palm Desert, https://www.palmdesert.gov/departments/planning/projects. 3° Clark Comments, p. 4. '" Id. at 518-520; Bakersfield Citizens for Local Control v. City of Bakersfield (2004) 124 Cal.App.4th 1184. fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 9 significant health impact.32 Construction equipment emits diesel particulate matter ("DPM"), which is a HAP and potent carcinogen.33 Construction workers and nearby residents will be exposed to DPM emissions during construction. An EIR must be prepared which quantifies the Project's construction and operational emissions of toxic air contaminants ("TAC") and compares them to the SCAQMD's quantitative cancer threshold of 10/million,a4 in order to adequately links the Project's air quality effects to human health consequences.a,, Absent this analysis, the City lacks substantial evidence to conclude that the Project's health risk impacts are less than significant. B. CARE CA's Expert Conducted a Health Risk Assessment and Found that Project Health Impacts are Significant and Unmitigated Under the fair argument standard, a lead agency "shall" prepare an EIR whenever substantial evidence in the whole record before the agency supports a fair argument that a project may have a significant effect on the environment.36 The phrase "significant effect on the environment" is defined as "a substantial, or :12 Office of Environmental Health Hazard Assessment (OEHHA), Risk Assessment Guidelines: Guidance Manual for Preparation of Health Risk Assessment, February 2015; may be requested at https://oehha.ca.gov/n1edia/downloads/crnr/2015guidancen1anual.pdf. Tl Cal/EPA OEHHA and American Lung Association of California, Health Effects of Diesel Exhaust; https://oehha.ca.gm·/media/downloads/calenviroscreen/indicators/diesel4-02.pdf. See also OEHHA, Appendix A: Hot Spots Unit Risk and Cancer Potency Values, p. 1 (DPM unit risk = 3 E-4); https://oehha.ca.gov/media/CPFs042909.pdf and OEHHA, Diesel Exhaust Particulate; https:// oehha. ca. goy/ chemicals/ diesel-exhaust-particulate#: ~:text=Cancer 0A'.,20Potency%20lnformation&text=Listed%20as%20Particulate%20Emissions%20from,(ug%2Fm:3)% 2Dl. '" See South Coast AQMD Air Quality Significance Thresholds, available at https://www.google.com/url?sa=t&rct=j&q=&esrc=s&somce=web&cd=&cad=rja&uact=8&ved=2ahU KEwjcloThoK3 AhUUHTQIHcYKBTsQFnoECAoQAQ&url=https%3A%2F%2Fwww.agmd.gov%2Fd ocs0A'., 2F default-source% 2Fceq a 0;{, 2Fhandbook% 2F south -coast-aqmd -air-quality-significance- thresholds.pdf% 3Fsfvrsn %3D 25&usg= A Ov Va w07n 1O Z u8N vvtfq 0AnstLM G. '" Sierra Cluh v. Cnunty nf Fresnn (2018) 6 Cal.5th 502, 519; Bakersfield Citizens fnr Lncal Cnntrnl v. City of Bakersfield (2004) 134 Cal.App.4th 1184, 1220 ("After reading the EIRs, the public would have no idea of the health consequences that result when n10re pollutants are added to a nonattainment basin. On remand, the health impacts resulting from the adverse air quality impacts must be identified and analyzed in the new EIRs."). ""Pub.Res. Code ~~21080(d), 21082.2(d); 14 Cal. Code Reg.~~ 15002(k)(:i), 15064(f)(l), (h)(l); Laurel Heights Impro"ementAssn. ,,. Regents of the Uni". of Cal. (199:3) G Cal.4th 1112, 112:3; No Oil, Inc. v. City of Richmond (1974) 13 Cal.3d 68. 75, 82: Stanislaus Audubon Society. Inc. v. County of Stanislaus (1995) 3:3 Cal.App.4th 144, 150-151; Quail Botanical Gardens Found., Inc. v. City of Encinitas (1994) 29 Cal.App.4th 1597. 1601-1602. fif;7;).()0f;aep Qprinted on recycled paper August 1, 2023 Page 10 potentially substantial, adverse change in the environment."37 Dr. James Clark conducted a quantified health risk assessment which found a significant health risk that exceeds thresholds from exposure to TAC emissions. This analysis constitutes substantial evidence supporting a fair argument that health risk is significant and unmitigated. Dr. Clark concludes that acute health impacts from DPM during construction and operation of the Project would be significant for construction workers and off site receptors, including those at nearby residences and sensitive receptors. as Dr. Clark's quantitative health impact analysis found that cancer risk from Project operation will exceed the SCAQMD's significance threshold of 10 per 1,000,000 threshold, because the Project's cancer risk exceeds 55 per million89 Dr. Clark's health impact analysis found that emissions from Project operation may include the following Total Organic Gases: Acetaldehyde, Acrolein, Benzene, 1,3- Butadiene, Ethyl Benzene, Formaldehyde, Hexane, Methanol, MEK, Naphthalene, Propylene, Styrene, Toluene, Xylenes. 40 Emission of these gases during Project operation results in a cumulative 30 year cancer risk of 55.46 per million, which vastly exceeds SCAQMD's 10 per million threshold. 41 Dr. Clark's quantitative health impact analysis constitutes substantial evidence which supports a fair argument that the Project will result in a significant environmental impact, thus requiring preparation of an EIR. C. The MND Fails to Adequately Mitigate the Project's Significant Health Risk Impact The General Plan requires that for sensitive land uses that cannot be avoided within 500 feet of sources of localized air pollution, potential design mitigation options include: a. Providing residential units with individual HVAC systems in order to allow adequate ventilation with windows closed; b. Locating air intake systems for heating, ventilation, and air conditioning (HVAC) systems as far away from existing air pollution sources as possible; '17 Pub. Resources Code, ~ 21068. '38 Clark Comments (,June 5, 2023), p. 4. 39 Clark Comments. p. 15. so Id. HJd. fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 11 c. Using HEPA air filters in the HVAC system and developing a maintenance plan to ensure the filtering system is properly maintained; and d. Utilizing only fixed windows next to any existing sources of pollution. e. Using sound walls, berms, and vegetation as physical barriers. f. Notifying new potential home buyers of risks from air pollution. The MND does not include these measures, in violation of the General Plan, and does not provide alternate mitigation for the Project's health risk impacts. The City must prepare an EIR which includes the above measures and an acute health risk assessment for both Project construction and operation to reduce health risk to less than significant levels. D. Valley Fever Impacts Are Potentially Significant and Unmitigated As detailed in CARE CA's prior comments, Project construction workers are at significant risk of developing Valley Fever.42 The potentially exposed population is much larger than construction workers because the non-selective raising of dust during Project construction will carry the very small spores, 0.002-0.005 millimeters ("mm"), into off-site areas, potentially exposing large non-construction worker populations.4 a Many of the Project components, for example, are adjacent to sensitive receptors, including residential areas, schools, parks, and future development resulting in significant public health impacts.44 Valley fever spores can be carried on the winds into surrounding areas, exposing farm and vineyard workers, students at nearby schools, and residents adjacent to many of the construction sites. Valley Fever spores, for example, have been documented to travel as much as 500 miles45 and, thus, dust raised during construction could potentially expose a large number of people hundreds of miles away. In order to reduce the Project's potentially significant Valley Fever impacts to the greatest extent feasible, Dr. ,James Clark recommends that the Project include the following measures to mitigate fugitive dust: 1. A site-specific Valley Fever Dust Management Plan should be prepared that includes a site-specific work plan (SWP) as well as a sampling and ~2 Clark Comments, p. 4. " Clark Comments. p.4 .. cc MND, p. 24. ,.s DaYid Filip and Sharon Filip, Valley Fever Epidemic, Golden Phoenix Books, 2008, p. 24. fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 12 analysis plan (SAP) to measure the amount of Coccidiodcs immitis present in soils at the Site prior to any soil disturbance on site. The SWP and SAP should detail the goals of the investigation(s), the collection methods, the number of samples to be collected, and the minimum detection requirements. The results of the investigation should be presented to the South Coast Air Quality Management District (SCAQMD) to ensure compliance with the goals of the SAP and approval of the investigation results. 2. Include specific requirements in the Project's Injury and Illness Prevention Program (as required by Title 8, Section 3203) regarding safeguards to prevent Valley Fever. 3. Control dust exposure: a. Provide National Institute for Occupational Safety and Health ("NIOSH")-approved respirators for workers with a prior history of Valley Fever. b. Half-face respirators equipped with a minimum N-95 protection factor for use during worker collocation with surface disturbance activities. Half-face respirators equipped with N-100 or P-100 filters should be used during digging activities. Employees should wear respirators when working near earth-moving machinery. c. Prohibit eating and smoking at the worksite, and provide separate, clean eating areas with hand-washing facilities. d. Avoid outdoor construction operations during unusually windy conditions or in dust storms. e. Consider limiting outdoor construction during the fall to essential jobs only, as the risk of cocci infection is higher during this season. 4. Prevent transport of cocci outside endemic areas: fif;7;)-00fiaep a. Thoroughly clean equipment, vehicles, and other items before they are moved off-site to other work locations. b. Load all haul trucks such that the freeboard is not less than six inches when material is transported on any paved public access road and apply water to the top of the load sufficient to limit VDE to 20 percent opacity; or cover haul trucks with a tarp or other suitable cover. c. Provide workers with coveralls daily, lockers (or other systems for keeping work and street clothing and shoes separate), daily changing and showering facilities. d. Clothing should be changed after work every day, preferably at the work site. Qprinted on recycled paper August 1, 2023 Page 13 e. Train workers to recognize that cocci may be transported offsite on contaminated equipment, clothing, and shoes; alternatively, consider installing boot-washing. f. Post warnings onsite and consider limiting access to visitors, especially those without adequate training and respiratory protection. 5. Improve medical surveillance for employees: a. Employees should have prompt access to medical care, including suspected work-related illnesses and injuries. b. Work with a medical professional to develop a protocol to medically evaluate employees who have symptoms of Valley Fever. c. Consider preferentially contracting with 1-2 clinics in the area and communicate with the health care providers in those clinics to ensure that providers are aware that Valley Fever has been reported in the area. This will increase the likelihood that ill workers will receive prompt, proper and consistent medical care. d. Respirator clearance should include medical evaluation for all new employees, annual re-evaluation for changes in medical status, and annual training, and fit-testing. e. If an employee is diagnosed with Valley Fever, a physician must determine if the employee should be taken off work, when they may return to work, and what type of work activities they may perform. Dr. Clark recommends that the City implement each of these measures as additional mitigation measures in an EIR. The United States Department of Labor Occupational Safety and Health Administration ("OSHA'') requires that a respirator shall be provided to each employee when such equipment is necessary to protect the health of such employee. The employer shall provide the respirators which are applicable and suitable for the purpose intended. The employer shall be responsible for the establishment and maintenance of a respiratory protection program, which shall include the requirements outlined in paragraph (c) of this section. The program shall cover each employee required by this section to use a respirator.46 Dr. Clark recommends that the Project implement a mandatory respiratory protection program that requires NIOSH-approved respirators be worn while performing or in the near vicinity of job activities that create airborne dust. NIOSH-approved respirators are necessary because "[h]ousehold materials such as ,G 29 C.F.R. § 1910.134(a)(2) (2006). fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 14 washcloths, bandanas, and handkerchiefs do not protect workers from breathing in dust and spores."47 As detailed in CARE CA's prior comments, the City must circulate an EIR to include these feasible mitigation measures. V. AN EIR IS REQUIRED FOR THE PROJECT BECAUSE THERE IS SUBSTANTIAL EVIDENCE SUPPORTING A FAIR ARGUMENT THAT THE PROJECT MAY HAVE SIGNIFICANT, UNMITIGATED NOISE IMPACTS Substantial evidence supports a fair argument that noise impacts from construction and operation of the Project are significant and unmitigated. Mr. Meighan's expert comments demonstrate that operational noise may be more severe than analyzed in the MND.4 8 Operational noise impacts associated with operation of the HVAC system may exceed the noise limit of 55dBA in the Palm Desert Municipal Code Section 9.24.030. 49 The HVAC system may result in noise levels exceeding 88 dBA at a 3 feet reference level at 240 feet away from sensitive receptors to the south. 50 This may result in a significant impact under CEQA which must be analyzed and mitigated in an EIR. Mr. Meighan proposes feasible mitigation including "an explicit limit on the sound power levels of the selected rooftop mechanical units."·'1 This mitigation, as well as other feasible mitigation, must be included in a legally adequate EIR to mitigate the Project's operational noise emissions to the greatest extent feasible before the Project can be approved. VI. THE CITY LACKS SUBSTANTIAL EVIDENCE TO APPROVE THE PROJECT'S LAND USE PERMITS As detailed in CARE CA's prior comments, the Project requires a number of discretionary entitlements and related approvals under local City plans and codes, including a Specific Plan Amendment to the University Neighborhood Specific Plan52 to allow medical uses in the Neighborhood Center ("NC") designation and to 07 CDPH Preventing Work-Related Coccidioidomycosis (Valley Fever) Preventing Valley Fever Exposure. available at: http://elcosh.org/document/3684/d001224/preventing-+work- related+coccidioidomycosis+(vallev+fever).html. --±8 Meighan Con1ments. p. 3. "' Palm Desert Municipal Code Section 9.24.030. 50 Meighan Comments, p. 4 . .si Id. 52 City of Palm Desert, University Neighborhood Specific Plan (,Jan. 7, 2017), https://www.palmdesert.gov/home/showpublisheddocument/21227/636463344552130000. fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 15 provide specific standards for medical offices, clinics, and professional offices. The project also includes a Tentative Parcel Map to subdivide the site into two parcels. Where a local or regional policy of general applicability, such as an ordinance, is adopted in order to avoid or mitigate environmental effects, a conflict with that policy constitutes a significant land use impact and, in itself, indicates a potentially significant impact on the environment.·"' Any inconsistencies between a proposed project and applicable plans must be discussed in an EIR.•" A project's inconsistencies with local plans and policies also constitute significant impacts under CEQA.55 The MND fails to analyze the Project's inconsistencies with local plans and policies. The Project's nonconformance with local plans results in a significant impact under CEQA which must be analyzed and mitigated in an EIR. The City must circulate an EIR to adequately disclose and mitigate the significant land use impacts discussed below. A. Specific Plan Amendment The Project is seeking an Amendment to the University Neighborhood Specific Plan°6 to allow medical uses in the NC designation and to provide specific standards for medical offices, clinics, and professional offices. Specific plans shall be considered by the Planning Commission with a recommendation to the City Council.'' 7 The following findings shall be made by the Council prior to approval of any specific plan or specific plan amendment: 1. Consistent with the General Plan. The specific plan or amendment is consistent with the goals, objectives, and policies of the General Plan. 2. Public Welfare. The specific plan or amendment will not create conditions materially detrimental to the public health, safety, and general welfare. 3. Land Use Compatibility. The specific plan or amendment is compatible with zoning on adjacent properties, and ensures development of ''' See, Pocket Protectors ,,. Sacramento (2005) 124 Cal.App.4th 903 . .s, 14 CCR§ 15125(d); City of Long Beach v. Los Angeles Unif School Dist. (2009) 176 Cal. App. 4th 889, 918; Friends of the Eel River v. Sonoma County Water Agency (2003) 108 Cal. App. 4th 859, 87 4 (EIR inadequate when Lead Agency failed to identify relationship of project to relevant local plans). "Endanf{ered Habitat., Leapue. Inc. v. County of Oranpe (2005) 131 Cal.App.4th 777, 783-4, 32 Cal.Rptr.3d 177; see also, County of El Dorado v. Dept. of Transp. (2005) 133 Cal.App.4th 137G . .Sil City of Palm Desert. UniYersity Neighborhood Specific Plan (Jan. 7. 2017), https://www.palmdesert.gov/home/showpublisheddocument/21227/G3G4G3344552130000 . .s; Palm Desert Municipal Code§ 25.78.080. fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 16 desirable character that will be harmonious with surrounding properties. 4. Property Suitability. The specific plan or amendment is suitable and appropriate for the location, access, and topography for the development of the subject property. 5. CEQA. The specific plan or amendment has been reviewed in compliance with the provisions of the California Environmental Quality Act. 08 1. Consistency With The General Plan "Once a general plan is in place, it is the province of elected city officials to examine the specifics of a proposed project to determine whether it would be 'in harmony' with the policies stated in the plan."59 Here, in order to approve a Specific Plan Amendment, it is the role of the City to determine the Project's consistency with the General Plan. The MND lacks substantial evidence to demonstrate that the Project satisfies the mandatory General Plan consistency requirements for approving a Specific Plan Amendment. The Project is not consistent with the General Plan because the Project violates General Plan Policy 6.1 which requires the City to "[a]void locating new air quality-sensitive uses (schools, child care centers, senior centers, medical facilities, and residences) in proximity to sources of localized air pollution (e.g., Interstate 10, high traffic roads, certain industrial facilities), and vice versa. Where such uses are located within 500 feet of each other, require preparation of a health impact assessment (HIA) or similarly effective health analysis as part of the CEQA environmental review process, to analyze the significance of the health impact on sensitive land uses and incorporate project-specific mitigation measures to reduce potential impacts."60 The MND provides that "[t]he nearest sensitive receptors to the Project site include the future 330-unit residential development 120 feet to the north site, future 196-unit residential project and University Dog Park 100 feet south of the site, University Park East (park) located 0.18 miles southeast of the site, and multi- family homes (The Vineyards at Palm Desert) located 0.33 miles southeast of the 58 Palm Desert Municipal Code§ 25.78.080 . .s 9 California Native Plant Society v. City of Rancho Cordova (2009) 1 72 Cal.App.4th 603. 638. 60 City of Palm Desert General Plan (November 10, 201G), p. 84, https://www.palmdesert.gov/home/showpublisheddocument/16858/636253446478270000. fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 17 site."61 Both the 330-unit Millennium Apartments and the University Park 196 Projects are under construction, according to the City's website.62 As such, the Millennium Apartments and the University Park 196 residences may be built by the time construction of Phase 1 begins, and likely by the time construction of Phase 2 begins. Additionally, operational air quality impacts of the Project were required to be analyzed in an HIA in accordance with the General Plan. The Project's construction and operational impacts may have adverse impacts on the future residential sensitive receptors, but were not analyzed in an HIA, as required by the General Plan. Further, the General Plan requires that, for sensitive land uses that cannot be avoided within 500 feet of sources of localized air pollution, potential design mitigation options include: a. Providing residential units with individual HVAC systems in order to allow adequate ventilation with windows closed; b. Locating air intake systems for heating, ventilation, and air conditioning (HVAC) systems as far away from existing air pollution sources as possible; c. Using HEPA air filters in the HVAC system and developing a maintenance plan to ensure the filtering system is properly maintained; and d. Utilizing only fixed windows next to any existing sources of pollution. e. Using sound walls, berms, and vegetation as physical barriers. f. Notifying new potential home buyers of risks from air pollution. The MND does not include these measures (or comparable ones), in violation of the General Plan. The City must circulate an EIR which includes these measures in a mitigation monitoring and reporting program to comply with local law and CEQA. Dr. Clark concludes that the receptors in the Millennium Apartments and the University Park 196 development would be exposed to toxic air contaminants released during Project construction and operation, including exhaust and DPM. Diesel exhaust has been linked to a range of serious health problems including an "' MND, p. 24, https://www .palmdesert.gov/home/showpublisheddocument/33835/638197 418217100000 . 62 City of Palm Desert, Development Services, Current Projects in Palm Desert, https://www.palmdesert.gov/departnients/planning/projects. fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 18 increase in respiratory disease, lung damage, cancer, and premature death.63 ,64,65 Fine DPM is deposited deep in the lungs in the smallest airways and can result in increased respiratory symptoms and disease; decreased lung function, particularly in children and individuals with asthma; alterations in lung tissue and respiratory tract defense mechanisms; and premature death."" Exposure to DPM increases the risk of lung cancer. It also causes non-cancer effects including chronic bronchitis, inflammation of lung tissue, thickening of the alveolar walls, immunological allergic reactions, and airway constriction."7 DPM is a TAC that is recognized by state and federal agencies as causing severe health risk because it contains toxic materials, unlike PM2.s and PM 10 • Gs Dr. Clark confirms that the MND does not quantify the potential health impacts from DPM generated by construction activities or operational activities from the Project on nearby sensitive receptors in a Health Impact Assessment as required by the General Plan.68 The City therefore lacks supporting evidence for its conclusion that the Project is consistent with the General Plan. 70 Dr. Clark concludes that the City's failure to perform a Health Impact Assessment is clearly a major flaw in the MND and may be placing the residents of the adjacent structures at risk from the construction phase of the Project. "'' California Air Resources Board, Initial Statement of Reasons for Rulemaking, Proposed Identification of Diesel Exhaust as a Toxic Air Contaminant. Staff Report, June 1998: see also California Air Resources Board, Overview: Diesel Exhaust & Health, https://ww2.arb.ca.gov/resources/overview-diesel-exhaust-and- health#:-:text=Diesel%20Particulate%20Matter%20and%20Health&text=In%201998%2C%20CARB %20identified%20DPM.and%20other%20adverse%20health%20effects. il, U.S. EPA. Health Assessment Document for Diesel Engine Exhaust, Report EPA/600/8-90/057F, May 2002. 65 Environmental Defense Fund. Cleaner Diesel Handbook. Bring Cleaner Fuel and Diesel Retrofits into Your Neighborhood, April 2005; http://www.edf.org/documents/4941_cleanerdieselhandbook.pdf, accessed ,July 5, 2020. GG California Air Resources Board. Initial Statement of Reasons for Rulemaking. Proposed Identification of Diesel Exhaust as a Toxic Air Contaminant, Staff Report, June Hl98. 67 Findings of the Scientific Review Panel on The Report on Diesel Exhaust as adopted at the Panel's April 22, Hl98 Meeting. 68 Health & Safety Code§ :39G55(a) (defining "toxic air contaminant" as air pollutants "which may cause or contribute to an increase in mortality or in serious illness. or which 111a:v pose a present or potential hazard to hun1an health. A substance that is listed as a hazardous air pollutant pursuant to subsection (b) of Section 112 of the federal act (42 U.S.C. Sec. 7412 (b)) is a toxic air contan1inant. '') 69 Clark Comments, p. 4. 70 Id. fif;7;)-00f;aep Qprinted on recycled paper August 1, 2023 Page 19 ii. CEQA Compliance As shown herein and in CARE CA's prior comments, substantial evidence supports a fair argument that the Project may result in significant environmental impacts requiring preparation of an EIR. Therefore, the Project and its required specific plan amendment were not adequately reviewed in compliance with the California Environmental Quality Act, as required by the Municipal Code to support approval of the Specific Plan Amendment. Therefore, the Planning Commission cannot make the necessary to recommend the City Council approve the Specific Plan Amendment. B. Tentative Parcel Map The Planning Commission must find that the proposed tentative parcel map meets the requirements or conditions of the Municipal Code or the Map Act, otherwise, it shall disapprove the map. 71 The commission may waive any irregularities in the proposed map if a determination is made that such irregularity is the result of a technical or inadvertent error which does not materially affect the validity of the map.72 No map shall be approved unless the commission finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan."' The commission shall deny approval of a tentative map, as required by the Map Act, if it makes any of the following findings: 1. That the density of the proposed subdivision is not consistent with applicable general and specific plans: 2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans; 3. That the site is not physically suitable for the type of development; 4. That the site is not physically suitable for the proposed density of development; 5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; 6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems; 71 Palm Desert Municipal Code§ 26.20.100. "Id. at§ 2G.20.100(A). "Id. at§ 26.20.lO0(B). fif;7;)-00fiaep Qprinted on recycled paper August 1, 2023 Page 20 7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision ... 74 As shown herein, in CARE CA's prior comments, and in the comments of CARE CA's air quality expert, construction air emissions DPM emissions, operational total organic gases, valley fever, and operational emissions from the backup generator are likely to cause "serious health problems" to nearby sensitive receptors.7'' This inconsistency with the Municipal Code's tentative parcel map requirement results in a violation of CEQA. The City must prepare an EIR to analyze the Project's inconsistency with local code, before the Planning Commission can recommend approval by the City Council. VII. CONCLUSION For the reasons discussed above and in CARE CA's prior comments, the MND for the Project is wholly inadequate under CEQA. An EIR must be circulated to provide legally adequate analysis of, and mitigation for, all of the Project's potentially significant impacts. Until an EIR have been issued and circulated for public review, as described herein, the City may not lawfully approve the Project. Attachments KDF:acp ,a Palm Desert Municipal Code§ 26.20.100. ,.s Clark Comments. p. 4 -11. fif;7;)-00fiaep Sincerely, ~¾~ Kelilah D. Federman Qprinted on recycled paper EXHIBIT A X z 1-f) 0 . IO . 100 Clark & Associates Environmental Consulting, Inc. OFFICE 12405 Venice Blvd Suite 331 Los Angeles, CA 90066 PHONE 310-907-6165 FAX 310-398-7626 EMAIL jclark. assoc@gmai l. com June 5, 2023 Adams Broadwell Joseph & Cardozo 601 Gateway Boulevard, Suite 1000 South San Francisco, CA 94080 Attn: Ms. Kelilah Federman Subject: Comments On Initial Study/Mitigated Negative Declaration For University Medical Office Park, SP/EA22-0002, PP22-0009, and TPM 38728, City of Palm Desert, CA. Dear Ms. Federman: At the request of Adams Broadwell Joseph & Cardozo (ABJC), Clark and Associates (Clark) has reviewed materials related to the above referenced proj cct. Project Description: The Project proposes the development of a medical office center on ± 10.5 acres of vacant land at the southwest corner of Gerald Ford Drive and Technology Drive in the City of Palm Desert, Riverside County, California. The proposed medical center would consist of two buildings totaling 114,700 square feet and 581 onsite parking spaces, 94 of which are reserved for electric vehicle parking and charging. Building 1 would be a three-story, 94,700 square foot strncture and would include medical offices, an urgent care, and potentially labs and radiology services. Building 2 proposed as a two-story, 20,000 square foot outpatient surgery facility. All medical appointments and procedures will be outpatient care, no emergency services or overnight care is being proposed. The Proj cct will be built in two phases, both ranging from 18 to 24 months with the eonstrnction of Phase 1 anticipated to start sometime in late 2023/2024. Phase I includes grading and the construction of llPage building I, approximately 75% of all onsite parking, and most site improvements including access points, internal drives, sidewalk improvements and landscaping. Phase 2 includes constmction of building 2 and the remaining parking at the southeast corner of the site adjacent to building 2. The grading phase will require a net export of 2,620 cubic yards of dirt/soil matelials per the Project's preliminary grading plan. \ -rtia ,u .... ., C i •• Figure 1: Project Site Location 2IPage Source: Prest Vuks1c Greenwood Architects. 03.07.2023 05.08.23 Figure 2: Project Site Plan After my review of the TS/MND and underlying supporting materials T have identified significant air quality issues that were not addressed by the City in the Project application. The facts identified and referenced in this comment letter lead me to reasonably conclude that the Project could result in significant impacts if allowed to proceed. The City must prepare an environmental impact report (EIR) to address the concerns and to identify appropriate mitigation measures. Specific Comments: 1. The City's Air Quality Analysis Fails To Include A Quantitative Health Risk Analysis Of All Of The Toxic Air Contaminants From The Construction Phase Of The Project For The Nearest Sensitive Receptor(s) -Residents Across College Drive Despite The City's Awareness That The Residences Are Present Near The Project Site 3IPage The nearest sensitive receptors to the Project site arc residents across College Drive. These receptors would receive the majority of emissions from the constrnction phase of the Project, in particular diesel exhaust from constrnction equipment, particulate matter from movement of soils, and criteria pollutants from all internal combustion engines utilized on-site represent significant sources of toxic air pollutants that will impact nearby sensitive receptors. According to the City's General Plan, it is required that the City "[a]void locating new air quality-sensitive uses (schools, child care centers, senior centers, medical facilities, and residences) in proximity to sources of localized air pollution ( c. g., Interstate I 0, high traffic roads, certain industrial facilities), and vice versa. \Vhere such uses are located within 500 feet of each other, require preparation of a health impact assessment (HIA) or similarly effective health analysis as part of the CEQA environmental review process, to analyze the significance of the health impact on sensitive land uses and incorporate project-specific mitigation measures to reduce potential impacts." 1 The IS/MND states that "[t]he nearest sensitive receptors to the Project site include the future 330-unit residential development 120 feet to the north site, future 196-unit residential project and University Dog Park 100 feet south of the site, University Park East (park) located 0.18 miles southeast of the site, and multi-family homes (The Vineyards at Palm Desert) located 0.33 miles southeast of the site."2 Both the 330-unit Millennium Apartments and the University Park 196 Projects are under construction, according to the City's website.3 As such, the Millennium Apartments and the University Park 196 residences may be built by the time constrnction of Phase 1 begins, and likely by the time construction of Phase 2 begins. From Figure 1 of this comment letter (taken from the IS/MND), it is clear that the majority of the residences have been constrncted at this time. Additionally, operational air quality impacts of the Project were required to be analyzed in an HTA in accordance with the General Plan. The Project's operational impacts may have adverse impacts on the future residential sensitive receptors. 1 City of Palm Desert General Plan (November 10. 2016), p. 84, httrs://www. pa lmdcsc1i. gov /homc/showpub lishcddocument/ 1685 8/63 625 34464 7 82 70000 2 MND, p. 24, https://www.palmdesert.gov/home/showpublisheddocument/33835/638! 97418217100000 3 City of Palm Desert, Dt:velopment St:rvices, Current Projects in Palm Desert, httrs://www. pa lmdcsc1i. gov/ dcpa,imcnts/pla n n ing/pro j ccts 4IPage Diesel exhaust, in particular DPM, is classified by the State of California as a toxic air contmninant (TAC). TA Cs, including DPM4, contribute to a host ofrespirato1y impacts and may lead to the development of various cancers. Failing to quantify those impacts places the community at risk for unwanted adverse health impacts. Even hrielexposures to the TA Cs could lead to the development o(adverse health impacts over the Lile al an individual. Diesel exhaust contains nearly 40 toxic substances, including TACs, and may pose a selious public health risk for residents in the vicinity of the facility. TACs are airborne substances that are capable of causing short-tenn (acute) and/or long-tenn ( chronic or carcinogenic, i.e., cancer causing) adverse human health effects (i.e., injury or illness). TACs include both organic and inorganic chemical substances. The current California list of TACs includes approximately 200 compounds, including particulate emissions from diesel-fueled engines. Diesel exhaust has been linked to a range of serious health problems including an increase in respiratory disease, lung damage, cancer, and premature death. 5 ·6 • 7 Fine DPM is deposited deep in the lungs in the smallest airways and can result in increased respiratory symptoms and disease; decreased lung function, particularly in children and individuals with asthma; alterations in lung tissue and respiratory tract defense mechanisms; and premature death." Exposure to DPM increases the risk of lung cancer. It also causes non-cancer effects including chronic bronchitis, inflammation of lung tissue, thickening of the alveolar walls, immunological allergic reactions, and airway constriction.9 4 Because DPtv1 is a TAC, it is a different air polluta11t than criteria particulate matter (Ptvf) emissions such as PM I 0, PM2.5, and fugitive dust. DPtv1 exposure causes acute health effects that are different from the effects of exposure to PM alone. 5 California Air Resources Board, Initial Statement of Reasons for Rulcmaking, Proroscd Identification of Diesel Exhaust as a Toxic Air Contaminant, Staff Rcpo1i, June l 998; sec also California Air Resources Board, Overview: Diesel Exhaust & Health, httrs:1/¥.-'¥.-'2.arb.ca.gov/resourccs/overvicw-dicsel-exhaust-and- health#: -: text~ Diese1%20Particulate%20Matter%20and%20Health& text~ In%201998%2C%20CARB%20identified%2 0DPM,and%20other%20adverse%20health%20effects. '' U.S. EPA. Health Assessment Document for Diesel Engine Exhaust. Report EPA/600/8-90/057F. May 2002. 7 Environmental Defense Fund, Cleaner Diesel Handbook, Bring Cleaner Fuel and Diesel Retrofits into Your Neighborhood. April 2005: http://www.cdf.org/documcnts/4941_clcancrdicsclhandbook.pdf. accessed July 5. 2020. x California Air Resoun::t:s Board, Initial Statement of Reasons for Rulemaking, Propost:d Identification ofDit:sd Exhaust as a Toxic Air Contaminant, StaffRt:port, June 1998. 9 Findings of the Scientific Review Panel on The Repo11 on Diesel Exhaust as adopted at the Panel's Arril 22, 1998 Meeting. 5IPage DPM is a TAC that is recognized by state and federal agencies as causing severe health risk because it contains toxic materials, unlike PM2.5 and PM 10 • 10 The inherent toxicity ofTACs released in vehicle emissions requires the City to first quantity the concentration released into the environment at each of the sensitive receptor locations through air dispersion modeling, calculate the dose of each TAC at that location, and quantity the cancer risk and hazard index for each of the chemicals of concern. Following that analysis, then the City can make a detennination of the relative significance of the emissions. These receptors would be exposed to TACs released during Project construction and operation, including DPM. No effort is made in the lS/MND to quantity the potential health impacts from DPM generated by construction activities or operational activities from the Project on these sensitive receptors. The City therefore lacks supporting evidence for its conclusion that the Project would not result in significant health effects. The City's failure to perform such an analysis is clearly a major flaw in the 1S/MND and may be placing the residents of the adjacent structures at risk from the construction phase of the Project. 2. The City's Air Quality Analysis Fails To Include A Quantitative Health Risk Analysis Of All Of The Toxic Air Contaminants From The Operational Phase Of The Project For The Nearest Sensitive Receptor(s) -Residents Across College Drive Despite The City's Awareness That The Residences Are Present Near The Project Site The City must assess the air quality impacts for all TACs that will be released dming the operational phases of the project. CARB's analysis of tailpipe emissions from passenger vehicles shows that in addition to simple alkane hydrocarbons, the emissions also contain benzene (hm11an carcinogen), 1,3-butadiene (human carcinogen), ethylbenzene (human carcinogen), toluene (neurotoxin), acetaldehydc (respiratory irritant), and fonnaldchyde (human carcinogen), and other air toxins. These air toxins make up approximately 22% of the total organic gases (TOGs) emitted from vehicles. rn Health & Safety Code§ 39655(a) (defining ·'toxic air contaminant" as air pollutants "which may cause or contribute to an increase in mortality or in serious illness, or which may pose a present or potential hazard to human health. A substance that is listed as a hazardous air rollutant rursuant to subsection (b) of Section 112 of the federal act (42 U.S.C. Sec. 7412 (h)) is a toxic air contaminant.") 6IPage CARB TOG Speciation Profile Run Exhaust 11 CAS# Chemical Name Fraction 75070 Acctaldchvdc 0.0028 107028 Aaolein 0.0013 71432 Benzene 0.0247 106990 1,3-Butadicnc 0.0055 100414 Ethvlbe117ene 0.0105 50000 F ormaldehvde 0.0158 110543 Hexane 0.0160 67561 Methanol 0.0012 78933 Methyl Ethyl Ketone 0.0002 91203 Nanhthaknc 0.0005 115071 Pronvlene 0.0306 100425 Stvrt:ne 0.0012 108883 Toluene 0.0576 1330207 Xvlenes 0.0480 A review of the Ca!EEMOD analysis shows that Project will generate 4,129 vehicles trips a day during the operational phase. Based on the fleet mix identified in the CalEEMOD analysis it is clear that the majority of the vehicles ( greater than 90 percent (90% )) of the fleet are light duty vehicles or medium duty vans. 4.2 Trip Summary Information I Average Dai[i' Tnp Ri'.I~ I Unm1~g.Jted I Land Ul.'e I Weekda)' I S/lturday sundey I Annulll'.'MT I Annual VMT 4129 2C· • 6 998.9% • 6 999.96-6 --- - - - - - - - --1---- - - - - - - - - - - - ---- - - - - --1-- - - - - - - - - - - - - - - - - - - - - - - - - 0 00 I ■ Tot.31 I 4 129.2C· I 4.128.20 4.1:::8.20 I 6 998.8'>6 I 6 999.96-6 4.3 Trip Type lnform.:1tion I Miles I Trip% I Trip Purpose% L;;ind Ul.'e I H-Wor-C-W I H-S or-C-C I H-OorC-NW IH-Wor-C-WI H-SorC-C I H-Oor-C-NW I Pnm~ry I Diverted I 4.4 Fleet Mix Land Use I LDA I LDT1 I LDT2 I MDI/ I LHD1 I LHD2 I MHD I HHD I OBUS I UBUS I MCY I SBUS I MH r.iooical Office Bu1ld1ng 0 517336: C·.0603136: 0 185767: 0.1453541 0.C·248813: 0.006973: C·.C-10710: 0.02C·3B7: C·.0001364: 0 0C·C•:::M: 0.022051: 0 C-C-C·8141 ' 0.004C-li4 Parking Lot 0 5173:36: C·.0603.SS: 0185767: 0.145354: 0.C·24888: 0.006973: C·.C·10710: 0.02C-3B7: C•_000M4: 0 0C·C·214: 0.022051: 0 C-C-C·814: 0.004C-li4 Clearly the maj01ity of emissions from the operational phase of the project will be from passenger vehicles, resulting in significant exposure to benzene (human carcinogen), 1,3-butadiene (human 11 https://ww2.arb.ca.gov/speciation-profiles-used-carb-modeling 71Page carcinogen), cthylbcnzcnc (human carcinogen), toluene (ncurotoxin), acctaldchydc (respiratory irritant), and formaldehyde (human carcinogen), and other air toxins. There is notable precedent requiring a quantitative analysis of TACs in CEQA documents. Moreover, the absence of this analysis renders the MND' s Air Quality Analysis incomplete. In a 2017 Notice of Preparation of a CEQA Document For the Los Robles Apartments Project, SCAQMD 12 noted that: "In the event that the proposed project generates or attracts vehicular trips ( emphasis added), especially heavy-duty diesel-fueled vehicles, it is recommended that the lead agency perform a mobile source health lisk assessment. Guidance for pcrforn1ing a mobile source health lisk assessment ("Health Risk Assessment Guidance for Analyzing Cancer Risk from Mobile Source Diesel Idling Emissions for CEQA Air Quality Analysis") can be found at: http:/ /v.cv.cw .aqmd. gov /home/regulations/ ceq a/ air-quality-analysishandbook/ mobile-source-toxics- analysis. An analysis of all toxic air contaminant impacts due to the use of equipment potentially generating such air pollutants should also be included." This is a co111111on and feasible analysis that is routinely pcrfonncd for development projects like the University Medical Center Project. Here, the City's analysis ignores the presence of TACs being emitted during the operational phase of the Project without making any attempt to quantity any of the impacts. This omission is a continuing flaw that must be addressed by the City. The results should then be presented in an EIR plior to approving any agreements with the Proponent or issuing any pcrn1its for the Project. 2. Using The CalEEMOD Analysis Operational Emissions Of Mobile Sources Associated With The Project, Result In A Cancer Risk In Excess Of The 10 in 1,000,000 Threshold Of Significance For The Closest Residents To The Project Site. The IS/MND's conclusion that "[t]hc nearest sensitive receptors arc the multi-family residents approximately 0.33 miles southeast of the subject site" is not correct. There are single family houses 130 feet to the south off Harvey Mudd Drive, and a hotel 4 75 feet to the northeast. The Project may therefore have more construction and operational air quality impacts than analyzed in the MND. To address that concern I have modeled the emissions from the vehicles entering and existing the 12 SCAQMD. 2017. Commt:nt Letter To David Sanchez, Senior Plannt:r City ofPasa<lt:na from Jillian Wong, Planning and Rules Manager, SCAQMD. 8IPage Project Site and calculated the health lisk on the nearest residences associated with the tailpipe emissions from those vehicles. In the CalEEMOD analysis of the Project, the model calculates a total of 1.7929 tons ofreactive organic gases (ROGs) associated with the mobile sources associated with the Project. Converting the tons ofROGs to pounds results in 3,585.8 lbs ofROGs (1.7929 tons* 2000 lbs/tons= 3585.8 lbs). Using 4.0 Operational Detail -Mobile 4.1 Mitigation Me-asures Mobile Cc1IEEl\·locl 1/ersion: ColEEfvlod.2020.4.0 Page 18 of 27 Dtite -12:' 12:'2022 2 20 PM U11ivers1ty l'v1edical Park -Salton Sea Air B<ls1n A11mwl EMF AC Off-Model Adjustment Factors 1or Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ROG I NO~ I co I S02 PM10 Pr.110 I Fu~11Jae I E~haust I PM1 □ I Fu~11Jae I E~haust I Pr.125 Total PM2.5 PM2.5 Tota.I B1D-C02 INBio-C021TD1~1C021 CH4 I N20 I C02e Category M1~gJtetj : 1.7929: 2.0261 : 12.%99: 0.0264: 2.6535: 0.0213: 2.679-e.: 0.70%: 0.0199: 0.7295 0.0000 :2.437.953:2,437.953: 0.1533: 0.1395 :2,403.346 • I I I I I I I I I I I . -. ----. -. -. =-------4-------4-------4--------l-------4-------4-------4-------4-------"""-------~. -. ----1-------"""-------!-------"""------~. ----. Unmmgate-d 1.7929 ::'.0261 12.9699 • 0.C-264 ::'.6565 0.0213 2.679~ 0.?C-96 C-.0199 C·.7295 0.0C-00 •::'437.953•2437953• 0.1533 C-.1395 •2463346 ' ' ' 2 ' ' 9 Dividing the number of pounds per year by the total number of vehicle miles traveled (VMT) associated with the Project provides an estimate of the ROG emissions per mile. 4.2 Trip Summary Information I Average Dai[i' Tnp Ri'J~ Unm1~g.Jted I Mrt1gaat-lMI Land U!'>e I Weekda!' I Satl.irda!' Sund~ Annual'.'MT I Annual VMT r.le-di~al Office Building • .................................... .;... 4 129.2C· ' 4.129.20 41292C· 6 999.966 6 999.96-6 Parl\1ng Lot C·.C-0 ' O.C-C-0.00 Tot.31 I 4 129.2[· I 4. 129.20 4.129.20 I 6 999.966 I 6 999.966 4.3 Trip Type lnform<ltion I Miles I Trip% I Trip Purpose% I H-Wor-C-W I H-S or-C-C I H-OorC-NW IH-Wor-C-WI H-Sor-C-C I H-Oor-C-NW I Primary I Diverted I : 3[, : m ---:----r; ----:--------------- D 4.4 Fleet Mix Land Use I LDA I LDT1 I LDT2 I MO'✓ I LHD1 I LH02 I MHD I HHD I OBUS I UBUS I MCY I SBUS I MH r.iedical Office Bu1ld1ng 0 517336: [·_0603136: 0 185767: 0.1453:-4: O.C·::'49913: 0.006973: [,_[•1071 □: 0.02[·3871 [·_0001364: 00[-C-::14: 0.0220S1: 0 [,[,[•914: 0.004[,[4 ------------------------1--. ' Parking Lot 0 517336: C·.060386: 0185787: 0.1453:-4: O.C·2499.S: 0.006973: C·.[·10710: 0.02C-3B7: C·.0001364: 0 OC·C·214: 0_0220s1: 0 CH·914: 0.004CM Using the 3,585.8 lbs of ROGs and dividing by 6,999,966 VMT per year produces a value of 9IPage 0.00051226 lbs of ROG per mile. Converting pounds to grams (453.59 grams per pound), a total of 0.23235585 grams of ROG per mile is calculated for all vehicles. The dliveway around the Project site is approximately 0.4 miles. Assuming that any vehicle onsite would travel at least one quarter of the way in and out of the Project site results in an average distance traveled of0.I mile. The Ca!EEMOD analysis shows that 4,129.2 trips will occur at the Project site daily, resulting in 412.92 miles being traveled onsite each day (4129.2 trips* 0.1 mile per trip= 412.92 miles). When the number of miles per day is multiplied by the grams of ROG per mile a source term of95.944 grams per day of ROG being emitted onsitc (0.23235585 g ROG/mile* 412.92 miles/day = 95.944 grams/day) is calculated. Using AERMOD, the US EPA's preferred air dispersion model, it is possible to calculate the concentrations ofROGs from the operational phase of the Project at the closest receptors located south of Harvey Mudd Rive. AERMOD is an acronym for the American Meteorological Society/Environmental Protection Agency Regulato1y Model Improvement Committee's Dispersion Model. AERMOD contains the necessary algorithms to model air concentrations from a wide range of emission source types, including stack-based point sources, fugitive area sources, and volume sources. The modeling domain (receptor locations) and the emissions from the Project site arc indicated in the figure below. The green area is the source area ofROGs from the Project. The yellow crosses indicate the receptor locations. lOIPage Figure 3: Model Domain and Source Area In the area in which the nearest residences will be located (currently under construction), receptor locations were placed across the area at intervals of 25 meters. Assuming that the emissions are evenly split over the Project site (approximately 41,419.8 meters squared) and limiting emissions to a 12-hour peliod during the day produces an emission estimate of 5.36 x 10-R grams per second. lllPage Source Parameters Description..-1ocation ID Description Parking Lot X coordinate Y coordinate Elevation Source options I I Use variable emission rates l=I Define deposition parameters ·•·..:.·..:.-·:. Figure 4: Source Inputs For Parking Lot Emissions Parameters Source type Emission rate Release height Initial vertical dimension 2 3 , c 6 8 X Polrnon area 55!11'6.3 559:66.8 55912.t.7 559223.8 55929~.8 5593~1.5 559325.8 5593.t.l.1 y l=I Display as relative coordinates OK Cancel 3738279 . .t 3738186.1- 373811~.2 3738~28 3737983.8 3737983.8 '17'1Q:'1Q_i:: 37381 ~2.6 V Help, Using the meteorological data from SCAQMD for the Palms Springs Airport (KPSP) monitoring station (closest met station to the Project site), the annual concentrations at the closest residences (130 feet south of the Project Site were calculated and are summarized in the attachment to this letter. The figure below shows the annual average concentration of ROGs from the Project Site that reach the residences south of Harvey Mudd Drive 12 IP age -...... 60 -Kl~ . .fl 93 Figure 5: Annual Average Concentration of ROGs From Project Site On Nearest Residences The annual average concentration of ROGs across was calculated to be 14. 71 ug/m3 . Limiting the ROGs to only the light duty automobiles (LDA) and light duty trucks (LDTI and LDT 2) from the CalEEMOD, it is clear that approximately 76.3511 % of the emissions will be associated with these three classes of vehicles. Using the CARB TOG Speciation Profile, T have calculated the average concentration of each of the toxic air contaminants being emitted in the vehicle exhaust. 13IPage CARB TOG Speciation Profile Run Exhaust 13 Concentration CAS# Chemical Name Fraction (u~im') 75070 Acetaldehvde 0.0028 3. I 5E-02 107028 Acrolein 0.0013 1.46E-02 71432 Benzene 0.0247 2.77E-01 106990 1,3-Butadiene 0.0055 6. I 8E-02 100414 Ethvlbenzene 0.0105 1.18E-01 50000 Fonnaldehvde 0.0158 1.77E-01 110543 Hexane 0.0160 l.80E-0 I 67561 Methanol 0.0012 1.35E-02 78933 Methvl Ethvl Ketone 0.0002 2.25E-03 91203 Naphthalene 0.0005 5.62E-03 115071 Prom1lcnc 0.0306 3.44E-01 100425 Stvrene 0.0012 I .35E-02 108883 Toluene 0.0576 6.4 7E-01 1330207 Xylcncs 0.0480 5.39E-01 Using the OEHHA's HARP 2 Standalone Risk software, I have calculated the cumulative cancer for residents near the Project Site. The value of 55.46 in 1,000,000 is well in excess of the SCAQMD significance threshold of IO in 1,000,000. POLIO POLABBREV CONC Risk Per SCENARIO M1!11on C"-S TD Name ug/m' per m1lho11 75070 Acetaldehyde 3.15E-02 0.24 78 30YrCancerDerived Inh FAHi 6to70 107028 Acrolein l.46E-02 0.0000 30YrCancerDerived Inh FAHi 6to70 71432 Benzene 2.77E-0I 21.7870 30YrCancerDerived Inh FAHi 6to70 106990 1,3-Butadiene 6.18E-02 29.1640 30YrCancerDerived Inh FAH16to70 100414 Ethyl Benzene 1.18E-0I 0.8074 30YrCancerDerived Inh FAH16to70 50000 Formaldehyde I. 77E-0 I 2.9235 30YrCanccrDcrivcd Inh F AH 16to70 110543 Hexane J.g0E-0 I 0.0000 30YrCanccrDcrivcd Inh F AH 16to70 67561 Methanol 1.35E-02 0.0000 30YrCanccrDcrivcd Inh F AH 16to70 ]g933 MEK 2.25E-03 0.0000 30YrCanccrDcrivcd Inh FAH16to70 91203 Naphthalene 5.62E-03 0.5304 30YrCanccrDcrivcd Inh F AH 16to70 115071 Propylene 3.44E-0 I 0.0000 30YrCanccrDcrivcd Inh FAH16to70 100425 Styrene I .35E-02 0.0000 30YrCancerDerived Jnh FAH I 6to70 108883 Toluene 6.47E-0 I 0.0000 30YrCancerDerived Jnh FAH I 6to70 13 https:/ /ww2.arb. ca.gov /speciation-profiles-used-carb-modeling 14IPage POLIO POLABBREV CAS TD Name 1330207 Xylenes Total Risk CONC ug/m 3 5.39E-0 I Risk Per Mi11ion per million 0.0000 55.46 SCENARIO 30YrCancerDenved Jnh FAH I 6to70 30YrCancerDerived Jnh FAHl6to70 The results of the air model and the health risk analysis are attached as an appendix to this letter. The City must quantify and disclose these significant impacts in an environmental impact report, and incorporate additional mitigation to reduce health risk to less than significant levels. 3. The Air Quality Analysis Of Operational Emissions Is Incomplete And Fails To Include Emissions From The Fire Pump And Back Up Generator Systems That Will Need To Be Installed Onsite. According to the Air Quality and Greenhouse Modeling, 14 for the Project, operational and construction phase emissions were calculated using the CalEEMOD (Version 2020.4.0) software. Included in the analysis are area source emissions and mobile source emissions. Not included in the analysis arc emissions from the fire flow pump system and the back up generators that will be installed. CnlEEMod Version· CalEEMod 2020.4.0 Page 27 of 27 Date. 12112.,2022 2:20 ~M University Mc>cl1cal Park-Salton Sc-a Ar Basin, Anrual EMFAC Off-Model Adjustment F11ctors for Gasoli11e Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Equ1pm•nl Type Number Hour;,Doy Da;,.'Year Load Factor 10.0 Stationary Equipment Eire Pumps and e:mergen,;y Generators Equipment Type Number HourstD")' Hours/Yea, Load Factor Fue yp~ Figure 6: CalEEMOD Output According to Title 24 of the California Building Code, Chapter 27 requires ambulatory care centers (i.e., outpatient care centers like the one proposed in the TS/MND) to have back up generators. The City's analysis is therefore incomplete and must be corrected in an EIR for the Project. Based on the recent California Hospital Safety Board-Energy Conservation and Management Committee's white paper on Microglids for Healthcare F acilitics, it is clear that at a minimum, health care centers like the University Medical Center project are expected to have a minimum of 4-hours of 14 Appendix A to the IS!MND 15 IPage emergency power system (EPS). 15 In addition to the minimum requirements for testing of EPS annually, maintenance ofEPS will require the Medical Center to frequently operate the EPS to ensure the system will work during an emergency. Unscheduled power shutoff events, termed Public Safety Power Shutoffs (PSPS), which may occur during high wind or high heat events, have been increasing in California. Extreme heat events are defined as periods where in the temperatures throughout California exceed 100 degrees Fahrenheit. The total duration of the PSPS events lasted between 141 hours to 154 hours in 2019. In 2021, the Governor Of California declared that during extreme heat events the use of stationary generators shall be deemed an emergency use under California Code of Regulations (CCR), title 17, section 93115.4 sub. (a) (30) (A)(2). The number of Extreme Heat Events is likely to increase in California with the continuing change in climate the State is currently undergoing. According to the California Public Utilities Commission (CPUC) de-energization report in October 2019, there were almost 806 PSPS events (emphasis added) that impacted almost 973,000 customers(~ 7.5% of households in California) ofwhich-854,000 of them were residential customers, and the rest were commercial/industrial/medical baseline/ other customers. CARB 's data also indicated that on average each of these customers had about 43 hours of power outage in October 2019. Using the actual emission factors for each diesel BUG engines in the air distlict's stationary BU Gs database, CARB staff calculated that the 1,810 additional stationa1y generators (like those proposed for the Project) running dming a PSPS in October 2019 generated 126 tons ofNOx, 8.3 tons or particulate matter, and 8.3 tons of DPM. For cvc1y PSPS or Extreme Heat Event (EHE) triggered during the operational phase of the project, significant concentrations ofDPM will be released. An EIR should be prepared for the Project that includes an analysis of the additional operation of the BUG that will occur at the project site that is not accounted for in the current air quality and GHG analyses. 4. The MND Fails To Address Impacts from Exposure to Coccidiodes I111111itis (Valley Fever Cocci) From Particulate Matter Released From Site During Construction Activities of The Project. 15 Cal Hospital Building Safety Board -Energy Conservation and Management Committee. 2021. https://hcai.ca.gov/wp- contcnt/uploads/2021 /09/HBSB-Microgrid-Whitc-Papcr-FIN AL-9.24.2021-A.pdf 16IPage The MND fails to adequately address the known presence/issue of Cocci diodes Immitis (Valley Fever Cocci) in the Riverside County, California area. Dust exposure is one of the primary risk factors for contracting Valley Fever (via Coccidiodes imimitis (cocci) exposure). When soil containing the cocci spores are disturbed by construction activities, the fungal spores become airborne, exposing construction workers and other nearby sensitive receptors. The fungus lives in the top 2 to 12 inches of soil. When soil containing this fungus is disturbed by activities such as digging, vehicles, construction activities, dust storms, or during earthquakes, the fungal spores become airborne. According to the Air Quality Analysis of the MND (Appendix C), the project will involve 10 days of site preparation which will disturb 15 acres of soil and 30 days of grading activities which will disturb 90 acres of soil. 3.0 Construction Detail Construction Phase Pha"" I Numl>er Phase Name I Phase Type I Start Date I End Date INum Da)s I Num Da~• I Week I I Phase Descrip1Ion I ;Sis Prsparelion ;Site Prepa·ation :1;2,~023 : 1,'13123:2 IC• •I •••••••l••••••••••••••••••••••••l-•••••••••••••••••••••••"""=--+,=~--<--,1---='' •••••••••••••••••••••••• 2 •<3ra,11nn •:-r-.•.dinn 11,14•2820 'Z'241rc, cc• 'f-•""'·· ·""'···~•··,.;,···""·· ·""'· ··""'·· ·""'···""'····""'··~· ~==~~~~==~~··· ..................... . 3 ;BJ Id Ing Construcclon :Building Construction :2;:s,~823 : 12,•2g;:o:3 s: 2:c: CalEEMod Version. CalEEMo:j.2020.4.0 Page 6 of 27 Date: 12.'12/2022 2·20 PM U11ve·s1ty lvle::l1cal Park-Sal101 Sea A1· Bas1r. Annual EMF AC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Acres of Grading {Site Preparation Phase): 15 Acres of Grading (Grading Phase): 90 Figure 7: Details From Ca!EEMOD Analysis of Project The most at-risk populations arc construction and agricultural workers. 16 Construction workers are the very population that would be most directly exposed by the Project. A refereed journal aiticlc on occupational exposures notes that "[l]abor groups where occupation involves close contact with the soil are at greater risk, especially if the work involves dusty digging operations." 17 16 Lawrence L Schmdzer and R. Tabasha,v, Exposure Factor:; in Occupational Coccidioi<lomycosis, American Jounu1l of Puhlic Health and the Nation·.,, Health, v, 58, no, I, I %8, pp, I 07-113, Table 3; available at http://www,ncbi,nlm,nih,gov/pmc/articlcs/PMC I 228046l?pagc~ I, 17 Ibid, p, 110, 171Page The potentially exposed population in surrounding areas is much larger than construction workers because the nonselective raising of dust during Project construction will carry the very small spores, 0.002-0.005 millimeters ("mm"), into nonendemic areas, potentially exposing large non- Project-related populations. 18 , 19 These very small particles are not controlled by conventional construction dust control mitigation measures. Since 2015, the number of cases of Valley Fever in Riverside County has increased from 57 in 2015 to 455 in 2019, as reported by the California Department of Public Health (CDPH). 20 This nearly 800 percent (800%) increase is significant by any public health measure. In 2021, 114 cases were recorded in Riverside County,21 twice as many as the amounts reported in 2015. In the first quarter of 2023, San Bernardino County reported 94 cases. It is clear from the data provided by the California Depaitment of Public Health Surveillance and Statistics Section that Valley Fever is a significant unaddressed issue in the IS/MND. The City must address this significant health concern in an EIR which should include the detailed mitigation to ensure worker safety and the safety of other receptors near the Project site do the vast quantity of soils that will disturbed during the construction phase of the Project. 5. The IS/MND Fails To Propose Any Mitigation Measures To Address Impacts from Exposure to Cocci,tiodes I111111itis (Valley Fever Cocci) From Particulate JVIatter Released From Site. 18 Schmel7er and Tabershaw, 1968, p. 1 IO; Pappagianis and Einstein, 1978 19 Pappagianis and Einstein, 1978, p. 527 ("The northern areas were not directly affected by the ground level windstorm that had sttuck Kt:111 County but the dust was lifted to st:veJal thousand feet elevation and, borne on high currents, tht: soil and arthrosport:s along ,vith some moisture wt:re gently dt:posited on sidewalks and automobiles as 'a mud storm' that vexed the residents of much of California." The stonn originating in Kern County, for example, had major impacts in the San Francisco Bay Area and Sacramento). 2° CDPH. 2019. Epidemiologic Summary of Valley Fever (Coccidiodomycosis) In California, 2019. Surveillance and Statistics Section, Tnfection Diseases Branch, Division of Communicable Disease Control, Center For Tnfectious Diseases, California Department of Public Health. h ttps://www.cdph.ca. gov /Programs/CTD/DCDC/CD PH%20Documen t%201-i brary IC occiEpi Summary20 I 9. pd f 21 CDPH. 2023. Coccidiodomycosis In California, Provisional Monthly Report. January -March 2023 (as of March 3 L 2023). Sunreillance and Statistics Section, Tnfection Diseases Branch, Division of Communicable Disease Control, Center For Infectious Diseases, California Department of Public Health. https://www.cdph.ea.gov/Programs/CTD/DCDC/CDPH%20Document%20Library/CoeciinCAProvisiona1MonthlyRepo11 .pdf 18IPage Conventional dust control measures do nothing to prevent the spread of Cocci diodes immitis, (cocci) and are not effective at controlling Valley Fever 22 because they largely focus on visible dust or larger dust particles-the PM 1 o fraction-not the very fine particles where the Valley Fever spores are found. The use of PM10 and visible dust as a measure of the potential exposure to Coccidiodes immitis, (cocci) fails to consider the size of the spores (5 times smaller than the visible dust). The larger PM10 particles will settle out of the air column much quicker than the very fine spores. This fact allows the spores to spread over a much greater area than the dust particles. Therefore, standard Air Quality Mitigation Measures such as watering of soils would not provide sufficient protection to on-site workers nor would they prevent the spread of Coccidiodes immitis from the site to receptors farther away. Compliance with SCAQMD Rule 403 would still fail to prevent the exposure of workers on-and ofi~sitc to Cocci diodes immitis impacted soils. Sampling for and removal of impacted soils is the best solution to Coccidiodes immitis spores. Since Coccidiodes immitis resides in soils and are not subject to degradation, cntraim11cnt of the potentially impacted soils may cause additional issues to further development of the site. The City should require measures from the Proponent to actively suppress the spread of VF by: I. A site specific Valley Fever Dust Management Plan should be prepared that includes a site-specific work plan (S\VP) as well as a sampling and analysis plan (SAP) to measure the amount of Coccidiodes immitis present in soils at the Site prior to any soil disturbance on site. The SWP and SAP should detail the goals of the invcstigation(s), the collection methods, the number of samples to be collected, and the minimum detection requirements. The results of the investigation should be presented to the South Coast Air Quality Management District (SCAQMD) to ensure compliance with the goals of the SAP and approval of the investigation results. 2. Include specific requirements in the Project's Injury and Tllness Prevention Program (as required by Title 8, Section 3203) regarding safeguards to prevent Valley Fever. 3. Control dust exposure: Apply chemical stabilizers at least 24-hours plior to high wind event; 22 See, ~.g., Cummings and others, 2010, p. 509; Schn~i<l~r et al., 1997, p. 908 ("Primary prevention strat~gi~s ( e.g., dust-control measures) for coccidioidomycosis in endemic areas have limited c-ffcctivcncss.''). 19IPage Apply water to all disturbed areas a minimum of three times per day. Wateling frequency should be increased to a minimum of four times per day if there is any evidence of visible wind-driven fugitive dust; Provide National Institute for Occupational Safety and Health (NIOSH)-approved respirators for workers with a prior history of Valley Fever. Half-face respirators equipped with a minimum N-95 protection factor for use during worker collocation with surface disturbance activities. Halt~ face respirators equipped with N-100 or P-100 filters should be used during digging activities. Employees should wear respirators when working near earth-moving machinery. Prohibit eating and smoking at the worksite, and provide separate, clean eating areas with hand-washing facilities. Avoid outdoor construction operations during unusually windy conditions or in dust storms. Consider limiting outdoor constmction dming the fall to essential jobs only, as the risk of cocci infection is higher during this season. 4. Prevent transport of cocci outside endemic areas: Thoroughly clean equipment, vehicles, and other items before they are moved off- site to other work locations. Prevent spillage or loss of bulk material from holes or other openings in the cargo compartment's floor, sides, and/or tailgate; Load all haul tmcks such that the freeboard is not less than six inches when material is transported on any paved public access road and apply water to the top of the load sufficient to limit VDE to 20 percent opacity; or cover haul tmcks with a tarp or other suitable cover. Provide workers with coveralls daily, lockers ( or other systems for keeping work and street clothing and shoes separate), daily changing and showering facilities. Clothing should be changed after work every day, preferably at the work site. Train workers to recognize that cocci may be transported offsite on contaminated equipment, clothing, and shoes; alternatively, consider installing boot-washing. Post warnings onsitc and consider limiting access to visitors, especially those 20 IP age without adequate training and respiratory protection. 5. Improve medical surveillance for employees: Employees should have prompt access to medical care, including suspected work- related illnesses and injuries. \Vork with a medical professional to develop a protocol to medically evaluate employees who have symptoms of Valley Fever. Consider preferentially contracting with 1-2 clinics in the area and communicate with the health care providers in those clinics to ensure that providers are aware that Valley Fever has been reported in the area. This will increase the likelihood that ill workers will receive prompt, proper and consistent medical care. Respirator clearance should include medical evaluation for all new employees, annual re-evaluation for changes in medical status, and annual training, and fit- testing. Skin testing is not recommended for evaluation of Valley Fever. 23 If an employee is diagnosed with Valley Fever, a physician must detern1ine if the employee should be taken off work, when they may return to work, and what type of work activities they may pcrforn1. The mitigation measures identified in this comment, based on actual experience dming construction of solar and wind projects in endemic areas, should be required for the Project. 23 Short-tenn skin tests that produce results within 48 hours are now available. See Kerry Klein, NPR for Central California, New Valley Fever Skin Test Shovvs Pron1ise, But Obstacles Remain, Nove1nber 21, 2016; available at http:/ / kvpr. org/ post/ new-valley-feyer-skin-test-shows-promise-a bstacles-remain. 21IPage Conclusion The facts identified and referenced in this comment letter lead me to reasonably conclude that the Project could result in significant impacts if allowed to proceed. An environmental impact report should be prepared to address these substantial concerns. Sincerely, 22IPage Exhibit A: Cuniculum Vitae Exhibit B: Source Term Calculations, AERMOD Inputs/Outputs, HARP2 Results ** BREEZE AERMOD ** Trinity Consultants ** VERSION 11.0 co STARTING co TITLEONE TVOGs From University J\ledica_l Offi,.::c Park, co TITLETWO co MODELOPT SP/EA22-0002, PP22-0009, and TPM 38728, City of Palm Desert DFAULT CONC !lODRYDPLT NOWETDPLT co RUt!ORNOT co "l\VERTIME co POLLUTID co FINISHED so STARTING so ELEVUNIT so LOCl\TIOII ** SRCDESCR RUN 24 /\"IINUAL TVOGs METERS III78H000 POINT BUG for Site 559215.63 3738080.53 61.66 so ** LOCATION SRCDESCR NI78H001 AREAPOLY 559196.3 3738279.4 54.10 Parking Lot so SRCPAR'\M NI78H000 1 3 0 0 0 so SRCPJH: _ _,_'\M IJI78H001 so cl\REcl\VERT III78H001 559223.8 3738028 SO AREAVERT NI78H001 559344.1 3738102.6 SO AREAVERT IH78H001 559237.5 3738216.9 so cl\REcl\VERT SO SRCGROUP SO FINISHED RE STARTING RE ELEVUNIT RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART III78H001 "l\LL METERS 559319.0 Closest 559344.0 Closest 559369.0 Closest 559394.0 Closest 559419.0 Closest 559444.0 Closest 559469.0 Closest 559269.0 Closest 559294.0 Closest 559319.0 Closest 559344.0 Closest 559369.0 Closest 559394.0 Closest 559419.0 Closest 559444.0 Closest 559469.0 Closest 559244.0 5.36E-08 559196.3 559290.8 559347.2 559237.5 3737659.9 Homes 3737659.9 Homes 3737659.9 Homes 3737659.9 Homes 3737659.9 Homes 3737659.9 Homes 3737659.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737709.9 3 15 0 3738279.4 559066.8 3737983.8 559301.5 3738134. 6 559313.6 3738216.9 559237.5 73.38 73.38 72. 48 72. 48 71. 57 71. 57 70.74 70.74 69.9 69.9 69.07 69.07 68.24 68.24 74.07 74.07 74 74 73.38 73.38 72 .11 72 .11 70.74 70.74 69.9 69.9 69.07 69.07 68.24 68.24 67.4 67.4 74.17 74.17 3738186.4 3737983.8 3738148. 3 3738216.9 559124.7 559325.8 559267.9 559196.3 3738110. 2 3738038.6 3738187.9 3738279.4 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737709.9 74.01 74.01 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737709.9 73.36 73.36 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737709.9 72. 07 72. 07 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737709.9 70.84 70.84 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737709.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737709.9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559419.0 3737709.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559444.0 3737709.9 67.4 67.4 ** RCPDESCR Closest Homes RE DISCCART 559469.0 3737709.9 66.57 66.57 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737734. 9 74.25 74.25 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737734.9 73. 92 73. 92 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737734.9 73.39 73.39 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737734. 9 72. 06 72. 06 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737734.9 70.87 70.87 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737734.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737734. 9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737734.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559419.0 3737734.9 67.4 67.4 ** RCPDESCR Closest Homes RE DISCCART 559444.0 3737734. 9 66.57 66.57 ** RCPDESCR Closest Homes RE DISCCART 559469.0 3737734.9 65.74 65.74 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737759.9 74.29 74.29 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737759.9 73.86 73.86 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737759.9 73.35 73.35 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737759.9 72 .12 72 .12 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737759.9 70.85 70.85 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737759.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737759.9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737759.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737759.9 67.4 67.4 ** RCPDESCR Closest Homes RE DISCCART 559419.0 3737759.9 66.57 66.57 ** RCPDESCR Closest Homes RE DISCCART 559444.0 3737759.9 65.74 65.74 ** RCPDESCR Closest Homes RE DISCCART 559469.0 3737759.9 64. 9 64.9 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737784.9 74.26 74.26 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737784. 9 73.86 73.86 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737784.9 73.32 73.32 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737784.9 72 .18 72 .18 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737784. 9 70. 77 70. 77 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737784.9 69.66 69.66 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737784.9 68.76 68.76 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737784. 9 67. 93 67. 93 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737784.9 67.18 67.18 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737784.9 66.57 66.57 ** RCPDESCR Closest Homes RE DISCCART 559419.0 3737784. 9 65.74 65.74 ** RCPDESCR Closest Homes RE DISCCART 559444.0 3737784.9 64. 9 64.9 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737809.9 74.07 74.07 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737809.9 73. 77 73. 77 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737809.9 73.26 73.26 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737809.9 72 .18 72 .18 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737809.9 70. 72 70. 72 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737809.9 69.77 69.77 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737809.9 68.26 68.26 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737809.9 67.24 67.24 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737809.9 66.47 66.47 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737809.9 65. 96 65.96 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737809.9 65.74 65.74 ** RCPDESCR Closest Homes RE DISCCART 559419.0 3737809.9 64. 9 64.9 ** RCPDESCR Closest Homes RE DISCCART 559444.0 3737809.9 64.07 64.07 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737834.9 74.07 74.07 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737834.9 73.24 73.24 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737834.9 72. 42 72. 42 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737834.9 71. 59 71. 59 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737834.9 70.75 70.75 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737834.9 69.79 69.79 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737834.9 68.14 68.14 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737834.9 67.24 67.24 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737834.9 66.4 66.4 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737834.9 66.01 66.01 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737834.9 GS. 72 65.72 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737834.9 64. 9 64.9 ** RCPDESCR Closest Homes RE DISCCART 559419.0 3737834.9 64.07 64.07 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3737859.9 74.07 74.07 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737859.9 73.24 73.24 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737859.9 72. 4 72. 4 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737859.9 71. 57 71. 57 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737859.9 70.74 70.74 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737859.9 69. 67 69.67 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737859.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737859.9 67.25 67.25 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737859.9 66.4 66.4 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737859.9 GS.57 65.57 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737859.9 65.19 65.19 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737859.9 64. 9 64.9 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737859.9 64.07 64.07 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3737884.9 74.07 74.07 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3737884.9 73.24 73.24 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737884.9 72.4 72.4 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737884.9 71. 57 71. 57 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737884.9 70.74 70.74 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737884.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737884.9 68.79 68.79 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737884.9 67.24 67.24 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737884.9 66.4 66.4 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737884.9 65.57 65.57 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737884.9 65.14 65.14 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737884.9 G4. 71 64.71 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737884.9 64.07 64.07 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3737'109.9 73.24 73.24 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3737909.9 72.4 72.4 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737909.9 71. 57 71. 57 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737'109.9 70.74 70.74 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737909.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737909.9 68.86 68.86 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737'109.9 67. 61 67. 61 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737909.9 66.4 66.4 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737909.9 65.57 65.57 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737'109.9 65 .11 65.11 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737909.9 64.7 64.7 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737909.9 64.07 64.07 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3737'134. 9 72. 4 72. 4 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3737934.9 71. 57 71. 57 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737934.9 70.74 70.74 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737'134. 9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737934.9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737934.9 67.79 67.79 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737'134. 9 66.4 66.4 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737934.9 65.61 65.Gl ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737934.9 65.03 65.03 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737'134. 9 64.76 64.76 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3737959.9 71. 57 71. 57 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3737959.9 70.74 70.74 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737'159.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737959.9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737959.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737'159.9 66.95 66.95 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737959.9 65.61 65.Gl ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737959.9 64. 98 64. 98 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737'159.9 64. 8 6 64. 8 6 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3737984.9 70.74 70.74 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3737984.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737'184. 9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737984.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737984.9 67.4 67.4 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737'184. 9 66.12 66.12 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737984.9 65.02 65.02 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3738009.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3738009.9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3738009.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3738009.9 67.4 67.4 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3738009.9 66.07 66.07 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3738009.9 64.84 64.84 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3738034.9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3738034. 9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3738034.9 67.4 67.4 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3738034.9 66.06 66.06 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3738034. 9 64.87 64.87 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3738059.9 67.35 67.35 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3738059.9 66.12 66.12 ** RCPDESCR Closest Homes RE FINISHED ME STARTING ME SURFFILE ''C:\Users\jclar\Onc:Dri~e\Clark and Associates\Project 221 -ABJC - University Medical Off i,.::e Park, Palm Desert \KPSP _ V9_ ADJU\KPSP _ \7 9. SFC" ** SURFFILE ''C:\Users\jclar\OneDri~e\Clark and Associates\Project 221 -ABJC - University Medical Office Park, Palm Desert\KPSP_V9_ADJU\KPSP_v9.SFC" ME PROFFILE "C: \Users\j clar\OneDri ·ve \Clark and Associates\Proj ect 221 -AB,JC - University Medical Office Park, Palm Desert\KFSP_V9_ADJU\KPSP_v9.FFL" ** PROFFILE "C:\Users\jclar\OncDri',7 e\Clark and Associates\Project 221 -~i\BJC - University Medical Off i,.::e Park, Palm Desert \KPSP _ V9_ ADJU\KPSP _ \7 9. PFL" ME SURFDATA 93138 2012 ME UAIRDATA 3190 2012 ME PROFBASE 125 METERS ME FINISHED OU STARTING OU RECTABLE 24 FIRST OU FILEFORM FIX OU PLOTFILE 24 Jl,LL FIRST ALL'24'FIRST.plt 10000 OU PLOTFILE }\NNUJl,L ALL }\LL' Jl,NNUAL. pl t 10001 OU FINISHED *** Message Summary For AEFJvJOD Model Setup *** A Total of A Total of A Total of Summary of Total Messages-------- 0 Fatal Error Message(s) 4 11/arning Message (s) 0 Informational Message(s) ******** FAT~i\L ERROR l'JESS~i\GES ******** *** NONE *** ******** 1'72\RNIHG MES.SP.~GES ******** ME Wl86 369 MEOPEN: THRESH lMIN 1-min 2'.SOS wind speed threshold used 0.50 ME Wl87 AERMET OU W565 PLOTFILE OU WS 65 PLOTFILE 369 MEOPEN: ADJ_U* Option for Stable Low Winds used in 374 375 OUPLOT: Possible Conflict With Dynamically Allocated FUNIT PERPLT: Possible Conflict With Dynamically Allocated FUNIT *********************************** *** SETUP Finishes Successfully*** *********************************** iilii *** AERMOD -VERSION 22112 Park, *** *** *** T"._TOGs From Uni-1ersity Medical Office 07/19/23 *** AERMET -VERSION 16216 Palm Desert *** *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 PAGE 1 *** l'JODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RUR/1.L ADJ U* *** MODEL SETUP OPTIONS SUMJ\L'\RY ** Model Options Selected: * Model Uses Regulatory DEFAULT Options * Model Is Setup For Calculation of .Average CONCentration Values. * NO GAS DEPOSITION Data Provided. * NO PARTICLE DEPOSITION Data Provided. * Model Uses NO DRY DEPLETION. DDPLETE F * Model Uses NO WET DEPLETION. WETDPLT F * Stack-tip Downwash. * Model Accounts for ELEVated Terrain Effects. * Use Calms Processing Routine. * Use Missing Data Processing Routine. * No Exponential Decay. * Model Uses RURAL Dispersion Only. * ADJ U* -Use Ji.DLT_U* option for SBL in AERMET * CCVR Sub -Meteorological data includes CCVR substitutions * TEMP_Sub -Meteorological data includes TEMP substitutions * Model Assumes No FLP.~GPOLE Receptor Heights. * The User Specified a Pollutant Type of: TVOGS **Model Calculates 1 Short Term A',7 erage (s) of: and Calculates ANNUAL A'Jerages 24-HR *** **This Run Includes: 2 Source {s); 1 Source Group(s); and 164 Receptor ( s I with: and: and: and: and: and: and: and: 1 POINT(s), including 0 POINTCAP(s) and O POINTHOR(s) 0 VOLUME source{s) 1 AREA type source(s) 0 LINE source(s) 0 RLINE/RLINEXT source (s) 0 OPENPIT source(s) 0 BUOY2\NT LINE source { s) with a total of 0 SWPOINT source(s) **Model Set To Continue RUNning After the Setup Testing. **The P.~ERMET Input Meteorological Data Version Date: 16216 0 line{s) **Output Options Selected: Model Outputs Tables of ANNUAL Averages by Receptor Model Outputs Tables of Highest Short Term Values by Receptor {RECTAELE Keyword) Model Outputs External File(s) of High Values for Plotting (PLOTFILE Keyword) **NOTE: The Following Flags May Appear Following CONC Values: c for Calm Hours m for Missing Hours b for Both Calm and Missin'] Hours **Misc. Inputs: 0.000 Base Elev. for Pot. Temp. Profile {m J\lSL) 125.00 ; Decay Coef. Rot. Angle= 0.0 Emission Units Rate Unit Factor Output Units GRP.~MS / SEC 0.10000E+07 ~JI CROGRAMS/M* * 3 **Approximate Storage Requirements of Model= 3.5 MB of RAM. **Input Runstream File: aermod.inp **Output Print File: aermod.out l"iil *** AERMOD -VERSION 22112 Park, *** *** *** TVOGs From University Medical Office 07/19/23 Emission *** AERMET -VERSION 16216 Palm Desert *** *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 PAGE 2 *** l'JODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RUR/1.L ADJ U* *** NUMBER EMISSION RATE STACK BLDG URE.JIN CAP/ SOURCE I GR.l\MS /SEC) X y VEL. DIAMETER EXISTS SOURCE HOR SCALAR ID (M/SEC) NI78H000 0.00 0.00 CATS. (METERS) 0 NO (METERS) (METERS) VARY BY 0.l0000E+0l 559215.6 3738080.5 NO NO PC,INT SOURCE DATA *** R'\SE ST~h..CK STACK EMIS RATE ELEV. HEIGHT TEMP. (NETERS) (METERS) (DEG.Kl 61. 7 3.00 -0.00 l"i:il *** AERMOD -VERSION 22112 Park, *** *** *** T\TOGs From University Medical Office 07/19/23 EXIT *** AERMET -VERSION 16216 Palm Desert *** *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 PAGE 3 *** l'JODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL ADJ U* *** AREAPOLY SOURCE D~i\TA *** NUMBER EMISSION RATE LOCATION OF AREA BASE RELEASE NUMBER INIT. URBAN EMISSION RATE SOURCE P/1.RT. ( GR2\MS / SEC X y ELEV. HEIGHT OF VERTS. sz SOURCE SC/1.L.l\R "./.l\RY ID C/1.TS. /~JETER** 2) (METERS I (METERS) (METERS) (~JETERS) (METERS) BY NI78H001 0 0.53600E-07 559196.3 3738279.4 54.1 3.00 15 0. 00 NO iilii *** AERMOD -VERSION 22112 Park, *** AERMET -VERSION 16216 Palm Desert *** *** *** *** T"._TOGs From Uni'Jersity .Medi,.:::al Office 07/19/23 *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 PAGE 4 *** J\lODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL ADJ U* *** SOURCE IDs DEFINING SOURCE GROUPS*** SRCGROUP ID SOURCE IDs ALL 11178H000 , 11178H001 l"iil *** AERMOD -VERSION 22112 Park, *** AERMET -VERSION 16216 Palm Desert *** *** *** *** TVOGs From University Medical Office 07/19/23 *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 PAGE 5 *** l'JODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RUR/1.L ADJ U* ( 559319.0, 3737659.9, 3737659.9, 72.5, ( 559369.0, 3737659.9, 3737659.9, 70.7, ( 559419.0, 3737659.9, 3737659. ,1, 69.1, ( 559469.0, 3737659.9, 3737684.9, 74.1, ( 559294.0, 3737684.9, 3737684.9, 73.4, ( 559344.0, 3737684. 9, 3737684. ,1, 70.7, ( 559394.0, 3737684.9, 3737684.9, 09.1, ( 559444.0, 3737684.9, 3737684.9, 67.4, ( 559244.0, 3737709. 9, 3737709. ,1, 74.0, ( 559294.0, 3737709.9, 3737709.9, 72.1, ( 559344.0, 3737709.9, 3737709.9, 69.9, ( 559394.0, 3737709. 9, 3737709. ,1, 68.2, ( 559444.0, 3737709.9, 3737709.9, 66.6, ( 559219.0, 3737734.9, 3737734. 9, 73.9, ( 559269.0, 3737734. 9, 3737734. ,1, 72.1, ( 559319.0, 3737734.9, 3737734.9, 69.9, ( 559369.0, 3737734.9, 73.4, 7 2. 5, 71. 6, 70.7, 69. 9, 6 ~::i. 1, 68.2, 74.1, 74. 0, 73.4, 72.1, 70.7, 69. 9, 69.1, 68.2, 67.4, 74.2, 7 4. 0, 73.4, 72.1, 70.8, 69. 9, 69.1, 68.2, 67.4, 66. 6, 74 .2, 7 3. 9, 73.4, 72.1, 70. 9, 69. 9, 69.1, *** DISCRETE CARTESIAN RECEPTORS*** (X-COORD, Y-COORD, ZELEV, ZHILL, ZFLAG) (METERS) 73.4, 0. 0) ; 559344.0, 0. 0 I ; 71. 6, 0. 0) ; 559394.0, 0. 0 I ; 69. 9, 0. 0) ; 559444.0, 0. 0 J ; 68.2, 0. 0) ; 559269.0, 0. 0 I ; 74.0, 0. 0) ; 559319.0, 0. 0 I ; 72. 1, 0. 0) ; 559369.0, 0. 0 J ; 69. 9, 0. 0) ; 559419.0, 0. 0 I ; 68.2, 0. 0) ; 559469.0, 0. 0 I ; 74.2, 0. 0) ; 559269.0, 0. 0 J ; 73.4, 0. 0) ; 559319.0, 0. 0 I ; 70.8, 0. 0) ; 559369.0, 0. 0 I ; 69.1, 0. 0) ; 559419.0, 0. 0 J ; 67.4, 0. 0) ; 559469.0, 0. 0 I ; 74.2, 0. 0) ; 559244.0, 0. 0 I ; 73.4, 0. 0) ; 559294.0, 0. 0 J ; 70. 9, 0. 0) ; 559344.0, 0. 0 I ; 69.1, 0. 0) ; 559394.0, 3737734. 9, ( 559419.0, 3737734. ,1, ( 559469.0, 3737759.9, ( 559219.0, 3737759.9, { 559269.0, 3737759. ,1, ( 559319.0, 3737759.9, ( 559369.0, 3737759.9, 68.2, 3737734. 9, 66.6, 3737734.9, 74.3, 3737759.9, 73.3, 3737759.9, 70.8, 3737759.9, 09.1, 3737759.9, 67.4, ( 559419.0, 3737759.9, 3737759.:1, 65.7, ( 559469.0, 3737759.9, 3737784. 9, 74. 3, ( 559194.0, 3737784.9, 3737784.9, 73.3, ( 559244.0, 3737784.9, 3737784. ,1, 70. 8, ( 559294.0, 3737784.9, 3737784. 9, 68. 8, ( 559344.0, 3737784.9, 3737784.9, 67.2, ( 559394.0, 3737784.9, 3737784.:1, 65.7, ( 559444.0, 3737784.9, 3737809.9, 74.1, ( 559169.0, 3737809.9, 3737809.9, 73.3, ( 559219.0, 3737809.9, 3737809.:1, 70.7, ( 559269.0, 3737809.9, 3737809.9, 68.3, ( 559319.0, 3737809.9, 3737809.9, 66.5, ( 559369.0, 3737809.9, 3737809.:1, 65.7, ( 559419.0, 3737809.9, 3737809.9, 64.1, ( 559119.0, 3737834.9, 3737834.9, 73.2, ( 559169.0, 3737834.9, 3737834. ,1, 71. 6, ( 559219.0, 3737834.9, 3737834.9, 69.8, ( 559269.0, 3737834.9, 3737834.9, 67.2, ( 559319.0, 3737834.9, 3737834.:1, 66.0, ( 559369.0, 3737834.9, 3737834.9, 64.9, ( 559419.0, 3737834.9, 3737859.9, 74.1, ( 559119.0, 3737859. ,1, 3737859.9, 72.4, l"iil *** AERMOD -VERSION 22112 Park, *** AERMET -VERSION 16216 Palm Desert *** 68.2, 67.4, 66. 6, 65. 7, 7 4. 3, 7 3. 9, 7 3. 3, 72 .1, 70.8, 69. 9, 69.1, 68.2, 67.4, 66. 6, 65. 7, 64. 9, 7 4. 3, 7 3. 9, 7 3. 3, 72.2, 70.8, 69.7, 68.8, 67. 9, 67.2, 66. 6, 65. 7, 64. 9, 74.1, 73.8, 7 3. 3, 72.2, 70.7, 69.8, 68. 3, 67.2, 66. 5, 66.0, 65. 7, 64. 9, 64.1, 74.1, 73.2, 72. 4, 71. 6, 70.8, 69.8, 68.1, 67.2, 66.4, 66. 0, 65. 7, 64. 9, 64.1, 7 4 .1, 73.2, 72.4, *** *** *** 0. 0 l ; 67.4, 0. 0 J ; 65.7, 0. 0 l ; 7 3. 9, 0. 0 l ; 72. 1, 0. 0 J ; 69. 9, 0. 0 l ; 68.2, 0. 0 l ; 66. 6, 0. 0 J ; 64. 9, 0. 0 l ; 7 3. 9, 0. 0 l ; 72.2, 0. 0 J ; 69.7, 0. 0 l ; 67. 9, 0. 0 l ; 66. 6, 0. 0 J ; 64. 9, 0. 0 l ; 73.8, 0. 0 l ; 72.2, 0. 0 J ; 69.8, 0. 0 l ; 67.2, 0. 0 l ; 66.0, 0. 0 J ; 64. 9, 0. 0 l ; 74.1, 0. 0 l ; 72. 4, 0. 0 J ; 70.8, 0. 0 l ; 68.1, 0. 0 l ; 66.4, 0. 0 J ; 65.7, 0. 0 l ; 64. 1, 0. 0 l ; 73.2, 0. 0 J ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 0. 0) ; 559444.0, 559194.0, 559244.0, 559294.0, 559344.0, 559394.0, 559444.0, 559169.0, 559219.0, 559269.0, 559319.0, 559369.0, 559419.0, 559144.0, 559194.0, 559244.0, 559294.0, 559344.0, 559394.0, 559444.0, 559144.0, 559194.0, 559244.0, 559294.0, 559344.0, 559394.0, 559094.0, 559144.0, TVOGs From University Medical Office 07/19/23 *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 PAGE 6 *** l'JODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RUR/\"L ADJ U* *** DISCRETE CARTESIAN RECEPTORS*** (X-COORD, Y-COORD, ZELEV, ZHILL, ZFLAG) (METERS) ( 559169.0, 3737859.9, 71. 6, 71. 6, 0. 0) ; 559194.0, 3737859.9, 70.7, 70.7, 0. 0 I ; ( 559219.0, 3737859.9, 69.7, 69.7, 0. 0) ; 559244.0, 3737859.9, 68.2, 68.2, 0. 0 I ; ( 559269.0, 3737859.9, 67.2, 67.2, 0. 0) ; 559294.0, 3737859. ,1, 66.4, 66.4, 0. 0 J ; ( 559319.0, 3737859.9, 65. 6, 65.6, 0. 0) ; 559344.0, 3737859.9, 65.2, 65.2, 0. O I ; ( 559369.0, 3737859.9, 64. 9, 64. 9, 0. 0) ; 559394.0, 3737859.9, 64.1, 64.1, 0. 0 I ; ( 559069.0, 3737884. 9, 74.1, 74.1, 0. 0) ; 559094.0, 3737884. ,1, 73.2, 73.2, 0. 0 J ; ( 559119. 0, 3737884.9, 72.4, 72.4, 0. 0) ; 559144.0, 3737884. 9, 71. 6, 71. 6, 0. O I ; ( 559169.0, 3737884.9, 70.7, 70.7, 0. 0) ; 559194.0, 3737884. 9, 69.9, 69. 9, 0. 0 I ; ( 559219.0, 3737884. 9, 68.8, 68.8, 0. 0) ; 559244.0, 3737884. ,1, 67.2, 67.2, 0. 0 J ; ( 559269.0, 3737884.9, 66.4, 66.4, 0. 0) ; 559294.0, 3737884. 9, 65.6, 65. 6, O. O I ; ( 559319.0, 3737884.9, 65.1, 65.1, 0. 0) ; 559344.0, 3737884. 9, 64.7, 64.7, 0. 0 I ; ( 559369.0, 3737884. 9, 64.1, 64. 1, 0. 0) ; 559069.0, 3737909. ,1, 73.2, 73.2, 0. 0 J ; ( 559094.0, 3737909.9, 72.4, 72.4, 0. 0) ; 559119.0, 3737909.9, 71. 6, 71. 6, O. O I ; ( 559144.0, 3737909.9, 70.7, 70.7, 0. 0) ; 559169.0, 3737909.9, 69.9, 69. 9, 0. 0 I ; ( 559194.0, 3737909.9, 68. 9, 68.9, 0. 0) ; 559219.0, 3737909. ,1, 67.6, 67. 6, 0. 0 J ; ( 559244.0, 3737909.9, 66.4, 66.4, 0. 0) ; 559269.0, 3737909.9, 65.6, 65. 6, O. O I ; ( 559294.0, 3737909.9, 65.1, 65.1, 0. 0) ; 559319.0, 3737909.9, 64.7, 64.7, 0. 0 I ; ( 559344.0, 3737909.9, 64.1, 64. 1, 0. 0) ; 559069.0, 3737934. ,1, 72.4, 72.4, 0. 0 J ; ( 559094.0, 3737934.9, 71. 6, 71. 6, 0. 0) ; 559119.0, 3737934. 9, 70.7, 70.7, O. O I ; ( 559144.0, 3737934.9, 69. 9, 69. 9, 0. 0) ; 559169.0, 3737934. 9, 69.1, 69 .1, 0. 0 I ; ( 559194.0, 3737934. 9, 67.8, 67. 8, 0. 0) ; 559219.0, 3737934. ,1, 66.4, 66.4, 0. 0 J ; ( 559244.0, 3737934.9, 65. 6, 65.6, 0. 0) ; 559269.0, 3737934. 9, 05.0, 65.0, O. O I ; ( 559294.0, 3737934.9, 64.8, 64. 8, 0. 0) ; 559069.0, 3737959.9, 71. 6, 71. 6, 0. 0 I ; ( 559094.0, 3737959.9, 70.7, 70.7, 0. 0) ; 559119.0, 3737959. ,1, 69.9, 6 ~::i. 9, 0. 0 J ; ( 559144.0, 3737959.9, 69.1, 69.1, 0. 0) ; 559169.0, 3737959.9, 08.2, 68.2, O. O I ; ( 559194.0, 3737959.9, 67.0, 67. 0, 0. 0) ; 559219.0, 3737959.9, 65.6, 65. 6, 0. 0 I ; ( 559244.0, 3737959.9, 65.0, 65.0, 0. 0) ; 559269.0, 3737959. ,1, 64.9, 64. 9, 0. 0 J ; ( 559069.0, 3737984.9, 70.7, 70.7, 0. 0) ; 559094.0, 3737984.9, 09.9, 69. 9, O. O I ; ( 559119. 0, 3737984.9, 69.1, 69.1, 0. 0) ; 559144.0, 3737984.9, 68.2, 68.2, 0. 0 I ; ( 559169.0, 3737984. 9, 67.4, 67.4, 0. 0) ; 559194.0, 3737984. ,1, 66.1, 66.1, 0. 0 J ; ( 559219.0, 3737984.9, 65.0, 65.0, 0. 0) ; 559069.0, 3738009.9, 09.9, 69. 9, O. O I ; ( 559094.0, 3738009.9, 69.1, 69.1, 0. 0) ; 559119.0, 3738009.9, 68.2, 68.2, 0. 0 l ; ( 559144.0, 3738009.9, 67.4, 67.4, 0. 0) ; 559169.0, 3738009. ,1, 66.1, 66.1, 0. 0 J ; ( 559194.0, 3738009.9, 64.8, 64. 8, 0. 0) ; 559069.0, 3738034.9, 09.1, 69.1, 0. 0 l ; ( 559094.0, 3738034.9, 68.2, 68.2, 0. 0) ; 559119.0, 3738034.9, 67.4, 67.4, 0. 0 l ; ( 559144.0, 3738034.9, 66.1, 66.1, 0. 0) ; 559169.0, 3738034. ,1, 64.9, 64. 9, 0. 0 J ; ( 559094.0, 3738059.9, 67.3, 67.3, 0. 0) ; 559119.0, 3738059.9, 06.1, 66.1, 0. 0 l ; iilii *** AERMOD -VERSION 22112 *** *** T"._TOGs From Uni'Jersity .Medi,.:::al Office Park, *** 07/19/23 *** AERMET -VERSION 16216 *** *** GP/EA22-0002, PP22-0009, and TPM 38728, City of Palm Desert *** 13:51:23 PAGE 7 *** MODELOPT.s: RegDFAULT CONC ELEV NODRYDPLT UOWETDPLT RURAL ADJ U* *** METEOROLOGICAL DAYS SELECTED FOR PROCESSIITG *** I l~YES; 0~NO) l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l 1 l l 1 l l l 1 l 1 l l 1 l 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l 1 l l 1 l l l 1 l 1 l l 1 l 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l 1 l l 1 l l l 1 l 1 l l 1 l 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 NOTE: METEOROLOGICAL D}\TA }\CTU/1.LLY PROCESSED WILL P~LSO DEPEND ON WHAT IS INCLUDED IN riiil *** AERMOD -VERSION 22112 Park, THE *** *** DAT}\ FILE. *** UPPER BOUITD OF FIRST THROUGH FIFTH WIND SPEED CATEGORIES*** *** (METERS/SEC) 1.54, 3.09, 5.14, 8.23, T\TOGs From University Medical Office 07/19/23 10.80, l 1 1 l 1 1 l *** AERMET -VERSION 16216 Palm Desert *** *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 *** 1:-JODELOPTs: Surface file: University Med Profile file: University Med Surface format: FREE PAGE 8 RegDFAULT CONC ELEV NODRYDPLT UOWETDPLT RURAL ADJ U* *** UP TO THE FIRST 24 HOURS OF METEOROLOGIC/1.L DAT}\ *** C:\Users\jclar\OneDrive\Clark and Associates\Project 221 -.A.BJC - Met Version: 16216 C:\Users\jclar\OneDrive\Clark and Associates\Project 221 -ABJC - Profile format: FREE Surface station no.: 93138 Upper air station no.: 3190 Name: UNKNOWN Name: UNKNOWN Year: 2012 Year: 2012 First 24 hours of scalar data YR MO DY JOY HR HO U* W* OT/DZ ZICNV ZIMCH M-0 LEN zo BOWEN }\LBEDO REF V'JS WO HT REF TA HT - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 12 01 01 1 01 -28.7 0.293 -9.000 -9.000 -999. 381. 94.4 0.13 4.07 1.00 3.32 328. 10.1 286.4 2.0 12 01 01 1 02 -5.5 0.102 -9.000 -9.000 -999. 122. 17.G 0.13 4.07 1. 00 l. 23 320. 10.l 284.2 2.0 12 01 01 l 03 -19.4 0 .196 -9.000 -9.000 -999. 2 0 9. 42.5 0 .13 4.07 1.00 2.27 306. 10.1 283.1 2.0 12 01 01 1 04 -16.5 0.181 -9.000 -9.000 -999. 184. 35.9 0.13 4.07 1.00 2.10 328. 10.1 282.5 2.0 12 01 01 1 05 -20.0 0.202 -9.000 -9.000 -999. 218. 44.9 0.13 4.07 1. 00 2.33 328. 10.l 283.8 2.0 12 01 01 l 06 -18.7 0.193 -9.000 -9.000 -999. 203. 40.9 0.13 4.07 1.00 2.23 325. 10.1 283.1 2.0 12 01 01 1 07 -18.7 0.193 -9.000 -9.000 -999. 203. 40.9 0.13 4.07 1.00 2.23 327. 10.1 284.2 2.0 12 01 01 1 08 -9.3 0.150 -9.000 -9.000 -999. 140. 32.5 0.13 4.07 0.52 l. 74 297. 10.l 284.9 2.0 12 01 01 l 09 50.6 0 .130 0.399 0.011 45. 112. -3.9 0.13 4.07 0.32 0.92 282. 10.1 291. 4 2.0 12 01 01 1 10 126.5 0 .172 0.815 0.008 154. 1 71. -3.6 0.13 4.07 0.25 1. 20 233. 10.1 294.2 2.0 12 01 01 1 11 179.5 0 .134 1. 299 0.005 439. 118. -1. 2 0.13 4.07 0.23 0.75 344. 10.l 297.5 2.0 12 01 01 l 12 203.7 0.185 1. 64 9 0.005 791. 192. -2. 8 0.13 4.07 0.22 1.23 100. 10.1 298.8 2.0 12 01 01 l 13 199.8 0.234 1. 913 0.005 1259. 271. -5.7 0.13 4.07 0.22 1. 76 llO. 10.1 299.9 2.0 12 01 01 1 14 167. 6 0.236 1. 916 0.005 1507. 275. -7.0 0.13 4.07 0.24 l. 84 124. 10.l 300.4 2.0 12 01 01 l 15 108.5 0. 273 1.697 0.005 1617. 342. -16.8 0.13 4.07 0.27 2.40 92. 10.1 300.4 2.0 12 01 01 l 16 27.5 0.235 1.080 0.005 1640. 275. -42.5 0.13 4.07 0.37 2.27 144. 10.1 299.2 2.0 12 01 01 1 17 -5.0 0.106 -9.000 -9.000 -999. 95. 19.2 0.13 4.07 0.6G l. 28 204. 10.l 294.9 2.0 12 01 01 l 18 -17.6 0.188 -9.000 -9.000 -999. 196. 39.0 0.13 4.07 1.00 2 .18 314. 10.1 292.0 2.0 12 01 01 1 19 -25.3 0.260 -9.000 -9.000 -999. 318. 74.4 0.13 4.07 1.00 2. 96 322. 10.1 289.9 2.0 12 01 01 1 20 -21.1 0.217 -9.000 -9.000 -999. 243. 51. 7 0.13 4.07 1. 00 2.49 314. 10.l 289.2 2.0 12 01 01 l 21 -26.7 0.275 -9.000 -9.000 -999. 346. 83.0 0.13 4.07 1.00 3.12 314. 10.1 290.4 2.0 12 01 01 1 22 -22.1 0.226 -9.000 -9.000 -999. 259. 56.2 0.13 4.07 1.00 2.59 317. 10.1 288.8 2.0 12 01 01 1 23 -28.1 0.285 -9.000 -9.000 -999. 365. 89.2 0.13 4.07 1. 00 3.23 328. 10.l 285.4 2.0 12 01 01 l 24 -33.3 0.338 -9.000 -9.000 -999. 472. 125.8 0.13 4.07 1.00 3.81 331. 10.1 286.4 2.0 First hour of profile data YR MO DY HR HEIGHT F WDIR WSPD AMB TMP sigma}\ sigmaW sigma"'._7 12 01 01 01 10.1 1 328. 3.32 286.5 99.0 -99.00 -99.00 F indicates top of profile {=l) or below {=0) riil *** AERMOD -VERSION 22112 *** *** T'-.70Gs From University Medical Office Park, *** 07/19/23 *** AERMET -VERSION 16216 *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of Palm Desert *** 13:51:23 PAGE 9 *** l'JODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RUR/1.L ADJ U* * * * THE P..~NNUAL A"-_7ERA.GE CONCENTRP.~TION YEARS FOR SOURCE GROUP: ALL *** INCLUDING SOURCE(S): VALUES AVERAGED c,vER NI7SH000 , JH78H001 5 *** DISCRETE Ci\RTESIAN RECEPTOR POINTS *** X-COORD (M) Y-COORD (M) (M) CONC 559319.00 3737659.90 559369.00 3737659.90 559419.00 3737659.90 559469.00 3737684. 90 559294. 00 3737684.90 559344.00 3737684.90 559394.00 3737684. 90 559444.00 3737684.90 559244.00 3737709.90 559294. 00 3737709. 90 559344.00 3737709.90 559394.00 3737709.90 559444.00 3737709. 90 559219.00 3737734. 90 559269.00 3737734. 90 559319.00 3737734. 90 559369.00 3737734. 90 559419.00 3737734. 90 559469.00 3737759. 90 559219.00 3737759.90 559269.00 3737759.90 3737659.90 4.76684 3737659.90 6.88198 3737659.90 8. 72325 3737659.90 3.10837 3737684.90 4.51771 3737684. 90 6.97151 3737684.90 9.30043 3737684.90 10.49049 3737709.90 3.54484 3737709.90 5.53562 3737709.90 8.45837 3737709.90 10.92970 3737709.90 11.34824 3737734.90 3.45635 3737734. 90 5.35920 3737734.90 8.58274 3737734.90 11. 81226 3737734.90 12.75358 3737734.90 3.14555 3737759.90 4.05693 3737759.90 6.67577 * * CONC OF T'10GS IHCROGRAMS/M**3 CONC 3.89521 5.79386 7.90417 9.26460 3.68400 5.05G71 8.22166 10.07172 3.02072 4.35978 6.95661 9.84977 11.58459 3. 02132 4.18324 6.85555 10.32902 12.80823 12.74551 3.47169 5.14254 IN X-COORD (M) 559344.00 559394.00 559444.00 559269.00 559319.00 559369.00 559419.00 559469.00 559269.00 559319.00 559369.00 559419.00 559469.00 559244.00 559294. 00 559344.00 559394.00 559444.00 559194.00 559244.00 559294. 00 ** Y-COORD 559319.00 3737759.90 3737759. 90 10.68335 559369.00 3737759.90 3737759.90 14.15258 559419.00 3737759.90 3737759.90 14.53179 559469.00 3737759.90 3737784. 90 3.29991 559194.00 3737784.90 3737784. 90 4.06239 559244.00 3737784. 90 3737784. 90 6.45416 559294. 00 3737784.90 3737784. 90 10.93608 559344.00 3737784.90 3737784. 90 15.60886 559394.00 3737784. 90 3737784. 90 16.71599 559444.00 3737784.90 3737809.90 3.36815 559169.00 3737809.90 3737809.90 4.26431 559219.00 3737809.90 3737809.90 6.25990 559269.00 3737809.90 3737809.90 11.05761 559319.00 3737809.90 3737809.90 17.16039 559369.00 3737809.90 3737809.90 19.41159 559419.00 3737809.90 3737809.90 18.53185 559119.00 3737834.90 3737834.90 3.96580 559169.00 3737834. 90 3737834.90 5.37342 559219.00 3737834.90 3737834. 90 7.88638 Iii*** AERMOD -VERSION 22112 Park, *** *** 8.56864 559344.00 12. 67137 559394.00 14.41435 559444.00 14.24310 559169.00 3.62647 559219.00 4.96261 559269.00 8 .47372 559319.00 13.49555 559369.00 16.37772 559419.00 16.47365 559144.00 3.81317 559194.00 4. 96400 559244.00 8 .16776 559294. 00 14 .26925 559344.00 18.74587 559394.00 19.29062 559444.00 3.3%99 559144.00 4.06500 559194.00 6.26245 559244.00 *** T'JOGs From University Medical Office 07/19/23 *** AERMET -VERSION 16216 Palm Desert *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 *** l'JODELOPTs: PAGE 10 RegDFAULT CONC ELEV NODRYDPLT HOl'JETDPLT RURJI.L ADJ U* *** THE Jl.~NNUAL A"-.7ERAGE CONCENTRJl.~TION YKii.RS FOR SOURCE GROUP: A.LL * * * INCLUDING SOURCE ( S) : NI78H000 , NI78H001 5 *** DISCRETE C2\RTESIAN RECEPTOR POIHTS *** X-COORD (M) Y-COORD (M) (M) CONC 559269.00 3737834.90 559319.00 3737834.90 559369.00 3737834.90 559419.00 3737834.90 14.58763 3737834.90 21.43341 3737834.90 22.91338 3737834.90 ** CONC OF TVOGS MICROGRJJvJS/M* * 3 CONC 10.86449 18.91080 22.76378 22.07864 IN X-COORD (M) 559294. 00 559344.00 559394.00 559094.00 ** Y-COORD 3737859.90 3. 53720 559119.00 3737859.90 4.04672 559144.00 3737859.90 4.741% 559169.00 3737859.90 5.64787 559194.00 3737859.90 6.61323 559219.00 3737859.90 7.93917 559244.00 3737859.90 10.50294 559269.00 3737859.90 14.48805 559294. 00 3737859.90 20.48821 559319.00 3737859.90 24.51303 559344.00 3737859.90 27.01198 559369.00 3737859.90 27.66407 559394.00 3737859.90 26.81595 559069.00 3737884.90 3.66650 559094.00 3737884.90 4.24767 559119.00 3737884.90 4.90778 559144. 00 3737884.90 5.77212 559169.00 3737884.90 6.95870 559194.00 3737884.90 8.31542 559219.00 3737884.90 10.23327 559244.00 3737884.90 14.11724 559269.00 3737884.90 21.59633 559294. 00 3737884.90 27.62946 559319.00 3737884.90 32.18210 559344.00 3737884.90 34.04946 559369.00 3737884.90 33.34827 559069.00 3737909.90 4.30575 559094.00 3737909.90 5.14602 559119.00 3737909.90 6.06179 559144.00 3737909.90 7.19030 559169.00 3737909.90 8.78504 559194.00 3737909.90 10.87059 559219.00 3737909.90 13.85443 559244.00 3737909.90 22.03857 559269.00 3737909.90 30.27746 559294. 00 3737909.90 38.26816 559319.00 3737909.90 42.70039 559344.00 3737909.90 42.70869 559069.00 3737934.90 5.03529 559094.00 3737934.90 6.23773 559119.00 3737934.90 7.61657 559144.00 3737934.90 9.22319 559169.00 3737934.90 11.43028 559194.00 3737934.90 14.75038 559219.00 3737934.90 22.45856 559244.00 3737934.90 31.65243 559269.00 3737934.90 44.58652 559294. 00 3737934.90 54.42290 559069.00 3737959.90 5.94683 559094.00 3737959.90 7.54198 559119.00 3737959.90 9.67229 559144. 00 3737959.90 12.20909 559169.00 3737959.90 15.47548 559194.00 3737959.90 20.70897 559219.00 3737959.90 32.32439 559244.00 3737959.90 49.04189 559269.00 3737959.90 69.40015 559069.00 3737984.90 7.39028 559094.00 3737984.90 9.30185 559119.00 3737984.90 12 .31778 559144.00 3737984.90 16.60231 559169.00 3737984.90 22.11677 559194.00 3737984.90 35.34362 559219.00 3737984.90 50.46736 559069.00 3738009.90 9.78697 559094.00 3738009.90 12.31612 559119.00 3738009.90 16.22459 559144.00 3738009.90 3738009.90 40. 36235 559194.00 3738009.90 3738034.90 13.05848 559094.00 3738034.90 3738034.90 23.50550 riiil *** AERMOD -VERSION 22112 Park, *** *** 22.98464 559169.00 57.86179 559069.00 17.21329 559119.00 *** T\TOGs From University Medical Office 07/19/23 *** AERMET -VERSION 16216 Palm Desert *** *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 *** 1:-JODELOPTs: PAGE 11 RegDFAULT CONC ELEV NODRYDPLT HOWETDPLT RURAL ADJ U* *** THE Jl.~NNUAL A'-.7ERAGE CONCENTRJl.~TION YEARS FOR SOURCE GROUP: ALL *** INCLUDING SOURCE ( S) : VALUES AVERAGED OVER NI78H000 , HI78H001 C J *** DISCRETE CARTESIAN RECEPTOR POINTS*** ** CONC OF T'/OGS MICROGRAMS /M* * 3 IN ** X-COORD (Ml Y-COORD (M) CONC X-COORD (Ml Y-COC,RD (M) CONC 559144.00 3738034.90 559094.00 3738059. 90 3738034. 90 64.87981 3738059.90 39.94202 Iii*** AERMOD -VERSION 22112 Park, *** *** 40.90613 559169.00 559119.00 23.88334 *** T'JOGs From University Medical Office 07/19/23 *** AERMET -VERSION 16216 Palm Desert *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 *** l'JODELOPTs: PAGE 12 RegDFAULT CONC ELEV NODRYDPLT HOWETDPLT RURJl"L ADJ U* *** THE 1ST HIGHEST 24-HR AVERAGE CONCENTRATION 'l}\LUES FOR SOURCE GROUP: ALL *** INCLUDING SOURCE (S): NI78H000 , HI78H001 *** DISCRETE C2\RTESIAN RECEPTOR POIHTS *** ** CONC OF TVOGS MICROGRJJvJS/M* * 3 IN ** X-COORD (M) Y-COORD (M) Y-COORD (M) CONC COHC (YYMMDDHH) (YYMMDDHH) X-COORD (M) 559319.00 3737659.90 53.45380 115011224 I 559344.00 3737659.90 52.31014 (15011224) 559369.00 3737659.90 50.10597 (14012524) 559394.00 3737659. ,10 51.69759 (14012524) 559419.00 3737659.90 51.43304 (120122241 559444.00 3737659.90 55.46000 (12012224) 559469.00 3737659.90 50.68220 112012224 I 559269.00 3737684.90 32.00045 (15013024) 559294.00 3737684.90 47.18858 (15011224) 559319.00 3737684. ,10 58.59968 (15011224) 559344.00 3737684.90 53.32991 (150112241 559369.00 3737684.90 56.67268 (14012524) 559394.00 3737684.90 53.41254 114012524 I 559419.00 3737684.90 59.28381 (12012224) 559444.00 3737684.90 57.84232 (12012224) 559469.00 3737684. ,10 50.57315 (13123024) 559244.00 3737709.90 31.36897 (16122224) 559269.00 3737709.90 35.43871 (15013024) 559294.00 3737709.90 56.12631 (15011224 I 559319.00 3737709.90 65.00787 (15011224) 559344.00 3737709.90 56.71610 (14012524) 559369.00 3737709. ,10 61. 99868 (14012524) 559394.00 3737709.90 61. 68284 (12012224) 559419.00 3737709.90 64.86904 (12012224) 559444.00 3737709.90 56.97308 (12012224 I 559469.00 3737709.90 47.00072 (13123024) 559219.00 3737734. 90 38.70426 (16122224) 559244.00 3737734. ,10 33.86364 (16122224) 559269.00 3737734. 90 42.41214 (15011224) 559294.00 3737734.90 67.24093 (15011224) 559319.00 3737734. 90 70.26713 (15011224 I 559344.00 3737734. 90 66. 74061 (14012524) 559369.00 3737734. 90 65.44008 (14012524) 559394.00 3737734. ,10 71.10631 (12012224) 559419.00 3737734. 90 66.88808 (12012224) 559444.00 3737734.90 52.87402 (13123024) 559469.00 3737734. 90 52.80381 (15110124 I 559194.00 3737759.90 48.09469b (14020624) 559219.00 3737759.90 43.05236 (16122224) 559244.00 3737759. ,10 37.23939 (16122224) 559269.00 3737759.90 54.97591 (15011224) 559294.00 3737759.90 78.75482 (15011224) 559319.00 3737759.90 73.94687 (15011224 I 559344.00 3737759.90 75.62603 (14012524) 559369.00 3737759.90 75.76018 (12012224) 559394.00 3737759. ,10 77.35852 (12012224) 559419.00 3737759.90 59.67145 (13123024) 559444.00 3737759.90 58.59873 (12010124) 559469.00 3737759.90 61.11809 (15110124 I 559169.00 3737784. 90 59.14148 (12113024) 559194.00 3737784. 90 54. 9684 7b (14020624) 559219.00 3737784. ,10 48.58696 (16122224) 559244.00 3737784. 90 42. 31321 (16122224) 559269.00 3737784.90 70.61595 (15011224) 559294.00 3737784. 90 90.12253 (15011224 I 559319.00 3737784. 90 79.07340 (14012524) 559344.00 3737784. 90 82.10411 (14012524) 559369.00 3737784. ,10 87.15330 (12012224) 559394.00 3737784. 90 67.47669 (13123024) 559419.00 3737784.90 66. 65625 (13123024) 559444.00 3737784. 90 69.05693 (15110124 I 559144.00 3737809.90 48. 77089 (13062924) 559169.00 3737809.90 66.73826 (12113024) 559194.00 3737809. ,10 63.84791b (14020624) 559219.00 3737809.90 56.82946 (16122224) 559244.00 3737809.90 50.57747 (13081424) 559269.00 3737809.90 88.51661 (15011224 I 559294.00 3737809.90 100.55198 (15011224) 559319.00 3737809.90 J.?.28027 (14012524) 559344.00 3737809. ,10 80.81992 (12012224) 559369.00 3737809.90 77.77414 (12012224) 559394.00 3737809.90 77.57002 (13123024) 559419.00 3737809.90 78.61806 (15110124 I 559444.00 3737809.90 78.65091 (15110124) 559119. 00 3737834. 90 61.11547 (14090724) 559144.00 3737834. ,10 56.12707 (12121424) 559169.00 3737834.90 77.54568 (12113024) 559194.00 3737834.90 78.67185b (14020624) 559219.00 3737834.90 67.77365 (16122224 I 559244.00 3737834.90 65. 95759 (15011224) riiil *** AERMOD -VERSION 22112 Park, *** *** *** T\TOGs From University Medical Office 07/19/23 *** AERMET -VERSION 16216 *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 Palm Desert *** PAGE 13 *** 1:-JODELOPTs: RegDFAULT CONC ELEV NODRYDPLT HOWETDPLT RURAL ADJ U* *** THE 1ST HIGHEST 24-HR AVERAGE CONCENTRATION •n\LUES FOR SOURCE GROUP: ALL *** INCLUDING SOURCE ( S) : NI78H000 , HI78H001 *** DISCRETE CARTESIAN RECEPTOR POINTS*** ** CONC OF T'/OGS IN MICROGRAMS /M* * 3 ** X-COORD (Ml Y-COORD (M) COHC (YYMMDDHH) X-COC,RD (M) Y-COORD (M) CONC (YYMMDDHH) - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 559269.00 3737834.90 110.09185 (15011224) 559294.00 3737834.90 109.48019 (15011224) 559319.00 3737834.90 91. 93936 (14012524) 559344.00 3737834. ·'0 93.15460 (12012224) 559369.00 3737834.90 90.88988 (13123024) 5593:)4. 00 3737834.90 90.18519 (15110124) 559419.00 3737834.90 91.86120 (15110124) 559094.00 3737859.90 62.99421 (14090724) 559119. 00 3737859.90 77. 96278 (14090724) 559144.00 3737859. ·'0 66.05689 (12121424) 559169.00 3737859.90 86.87044 (12113024) 5591:)4. 00 3737859.90 93.95292b (14020624) 559219. 00 3737859.90 80.63221 (16122224) 559244.00 3737859.90 91.49884 (15011224) 559269.00 3737859.90 133. 21313 (15011224) 559294.00 3737859. ·'0 107.17263 (15011224) 559319.00 3737859.90 110.18878 (12012224) 559344.00 3737859.90 107.26097 (13123024) 559369.00 3737859.90 105. 0 9963 (13123024) 559394.00 3737859.90 108.92880 (15110124) 559069.00 3737884.90 64.88907 (15030224) 559094.00 3737884. ·'0 63.74107 (15030224) 559119.00 3737884.90 90.63930 (14090724) 559144.00 3737884.90 83.60313 (14090724) 559169.00 3737884.90 95.19188 (12113024) 559194.00 3737884.90 113. 084 73b (14020 624) 559219.00 3737884.90 96.88453 (16122224) 559244.00 3737884. ·'0 123.53209 (15011224) 559269.00 3737884.90 141.01930 (15011224) 5592:)4. 00 3737884.90 130 .12903 (14012524) 559319.00 3737884.90 130.43488 (12012224) 559344.00 3737884.90 129.93108 (13123024) 559369.00 3737884.90 131. 48281 (15110124) 559069.00 3737909. ·'0 92.21207 (12121324) 559094.00 3737909.90 85.12424 (15030224) 559119.00 3737909.90 94.24002 (15030224) 559144.00 3737909.90 115. 32513 (14090724) 559169.00 3737909.90 107.79702 (12121424) 559194.00 3737909.90 138. 30984b (14020624) 559219.00 3737909. ·'0 ll·'.85520 (16122224) 559244.00 3737909.90 158.37618 (15011224) 559269.00 3737909.90 170.58806 (15011224) 559294.00 3737909.90 161.49751 (12012224) 559319.00 3737909.90 163.00397 (13123024) 559344.00 3737909.90 3737934. ·'0 101. 01696 559094.00 3737934.90 3737934.90 119.68919 559144.00 3737934.90 3737934.90 134.61310 559194.00 3737934.90 3737934. ·'0 140.74204 559244.00 3737934.90 3737934.90 203.78865 559294.00 3737934.90 3737959.90 85.93667 559094.00 3737959.90 3737959. ·'0 168.22987 559144.00 3737959.90 3737959.90 188.63988 559194.00 3737959.90 3737959.90 198.18815 559244.00 3737959.90 3737959. ·'0 272.84601 559069.00 3737984.90 3737984.90 124.46119 559119. 00 3737984.90 3737984.90 258.64527 559169.00 3737984.90 3737984. ·'0 252.43565b 559219.00 3737984.90 3738009.90 126.10712 559094.00 3738009.90 3738009.90 188.88267 559144.00 3738009.90 3738009.·'0 446. 53405 559194.00 3738009.90 3738034.90 155.66834 559094.00 3738034.90 3738034.90 241.24546 iilii *** AERMOD -VERSION 22112 Park, *** *** 161. 98910 (151101241 559069.00 (12121324) 119. 54203 (150302241 559119.00 (15030224) 142.63983 (140907241 559169.00 (12121424) 170.88919b (140206241 559219.00 (16122224) 213.66282 (150112241 559269.00 (15011224) 205.84643 (131230241 559069.00 (12121324) 139.91300 (121213241 559119.00 (15030224) 180.64171 (150302241 559169.00 (14090724) 211. 40892b (140206241 559219.00 (15011224) 296.16324 (150112241 559269.00 (14012524) 98.49180 (140907241 5590:)4. 00 (12121324) 206.11339 (121213241 559144.00 (15030224) 275.25155 (150302241 559194.00 (14020624) 301.88399 (150112241 559069.00 (13070524) 151. 65212 (130705241 559119.00 (12121324) 334.61425 (121213241 559169.00 (15030224) 375.49270 (140907241 559069.00 (12091024) 182.71069 (160331241 559119.00 (13070524) *** T"._TQGs From Uni 'Jersi ty Medical Office 07/19/23 *** AERMET -VERSIOll 16216 Palm Desert *** *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 *** J\lODELOPTs: PAGE 14 RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL ADJ U* *** THE 1ST HIGHEST 24-HR AVERAGE CONCENTRATION '1ALUES FOR SOURCE GROUP: ALL *** INCLUDING SOURCE (S): NI78H000 , NI78H001 *** DISCRETE CARTESIAN RECEPTOR POINTS*** * * CONC OF T'1OGS MICROGRAMS /M* * 3 IN ** X-COORD (Ml Y-COORD (M) Y-COORD (Ml CONC CONC (YYMMDDHHI (YYMMDDHHI X-COC,RD (M) 559144.00 3738034.90 559094.00 3738059.90 3738034.90 658.60525 3738059.90 316. 71005 riiil *** AERMOD -VERSION 22112 Park, *** *** 323.69322 (12121324) 243.23305 (12091024) (121213241 112091024 I 559169.00 559119.00 *** T\TOGs From University Medical Office 07/19/23 *** AERMET -VERSION 16216 Palm Desert *** *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 PAGE 15 *** 1:-JODELOPTs: RegDFAULT CONC ELEV NODRYDPLT UOWETDPLT RURAL ADJ U* *** THE SU~JM/1.RY OF MAXIMUM ANNW\L RESULTS /1.VERAGED OVER 5 YEARS*** NETWORK ** CONC OF TVOGS MICROGRP.~MS/M** 3 Ill ** GRC,UP ID AVERAGE CONC RECEPTC,R (XR, YR, ZELE''/, ZHILL, ZFLAG) OF TYPE GRID-ID ALL 1ST HIGHEST VALUE IS 64. 8 6, Cl. 00) DC 2ND HIGHEST VALUE IS 64.87, (l. 00) DC 3RD HIGHEST "l.l\LUE IS 64.84, 0. 00) DC 4TH HIGHEST VALUE IS 64.76, 0. 00) DC 5TH HIGHEST VALUE IS 65.02, (l. 00) DC 6TH HIGHEST "l.l\LUE IS 64. 98, 0. 00) DC 7TH HIGHEST VALUE IS 65.03, 0. 00) DC 8TH HIGHEST VALUE IS 64.07, (l. 00) DC 9TH HIGHEST "l.l\LUE IS 64.70, 0. 00) DC 10TH HIGHEST VALUE IS 66. 0 6, Cl. 00) DC *** RECEPTOR TYPES: GC GRIDCART GP GRIDPOLR DC DISCCART DP DISCPOLR riiil *** AERMOD -VERSION 22112 Park, *** *** 69.40015 AT 559269.00, 3737959.90, 64.87981 AT 559169.00, 3738034.90, 57.86179 AT 559194.00, 3738009.90, 54.42290 AT 559294.00, 3737934. 90, 50.46736 AT 559219.00, 3737'184. 90, 49.04189 AT 559244.00, 3737959.90, 44.58652 AT 559269.00, 3737934. 90, 42.70869 AT 559344.00, 3737'109.90, 42.70039 AT 559319.00, 3737909.90, 40.90613 AT 559144.00, 3738034.90, *** T\TOGs From University Medical Office 07/19/23 64. 8 6, 64.87, 64.84, 64. 7 6, 65.02, 64. 98, 65.03, 64.07, 64.70, 6 6. 0 6, *** AERMET -VERSION 16216 Palm Desert *** *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 PAGE 16 *** 1:-JODELOPTs: RegDFAULT CONC ELEV NODRYDPLT UOWETDPLT RURAL ADJ U* GROUP ID YR, ZELEV, ZHILL, ZFLAG) *** THE SUMM/1.RY OF HIGHEST 24-HR RESULTS *** ** CONC OF TVOGS MICROGRP.~MS /M* * 3 Ill A'JERAGE CONC OF TYPE GRID-ID DATE NETWORK (YYMMDDHH) ** RECEPTOR (XR, ALL HIGH 1ST HIGH VALUE IS 3738034.90, 64.87, 64.87, *** RECEPTOR TYPES: GC GP GRIDCART GRIDPOLR DC DISCCART DP DISCPOLR 658.60525 0. 00) DC ON 12121324: AT ( 559169.00, l"iil *** AERMOD -VERSION 22112 Park, *** *** *** TVOGs From University Medical Office 07/19/23 *** AERMET -VERSION 16216 Palm Desert *** *** *** SP/EA22-0002, PP22-0009, and TPM 38728, City of 13:51:23 PAGE 17 *** l'JODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RUR/1.L ADJ U* *** J\lessagc Surmnary : 2\ERMOD Model Execution *** A A A A A A Summary of Total Messages-------- Total of 0 Fatal Error Message(s) Total of 4 Warning Messacre(s) Total of 709 Informational Message (s) Total of 43848 Hours VJ ere Processed Total of 289 Calm Hours Identified Total of 42 0 J\lissing Hours Identified ******** FAT2\L ERROR l'JESS2\GES ******** *** NONE *** ******** 11/ARNING MESSAGES ******** 0.96 Percent) ME Wl86 369 MEOPEN: THRESH lMIN 1-min ASOS wind speed threshold used ME Wl87 AERMET OU W565 PLOTFILE OU W565 PLOTFILE 0.50 369 374 375 MEOPEN: ADJ_U* Option for Stable Low Winds used in OUPLOT: Possible Conflict With Dynami,.:::ally }\llo,.:::ated FUNIT PERPLT: Possible Conflict With Dynamically Allocated FUNIT ************************************ *** A.ERMOD Finishes Suc,.:::essfully *** ************************************ ** BREEZE AERMOD ** Trinity Consultants ** VERSION 11.0 co STARTING co TITLEONE TVOGs From University J\ledica_l Offi,.::c Park, co TITLETWO co MODELOPT SP/EA22-0002, PP22-0009, and TPM 38728, City of Palm Desert DFAULT CONC !lODRYDPLT NOWETDPLT co RUt!ORNOT co "l\VERTIME co POLLUTID co FINISHED so STARTING so ELEVUNIT so LOCl\TIOII ** SRCDESCR RUN 24 /\"IINUAL TVOGs METERS III78H000 POINT BUG for Site 559215.63 3738080.53 61.66 so ** LOCATION SRCDESCR NI78H001 AREAPOLY 559196.3 3738279.4 54.10 Parking Lot so SRCPAR'\M NI78H000 1 3 0 0 0 so SRCPJH: _ _,_'\M IJI78H001 so cl\REcl\VERT III78H001 559223.8 3738028 SO AREAVERT NI78H001 559344.1 3738102.6 SO AREAVERT IH78H001 559237.5 3738216.9 so cl\REcl\VERT SO SRCGROUP SO FINISHED RE STARTING RE ELEVUNIT RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART ** RCPDESCR RE DISCCART III78H001 "l\LL METERS 559319.0 Closest 559344.0 Closest 559369.0 Closest 559394.0 Closest 559419.0 Closest 559444.0 Closest 559469.0 Closest 559269.0 Closest 559294.0 Closest 559319.0 Closest 559344.0 Closest 559369.0 Closest 559394.0 Closest 559419.0 Closest 559444.0 Closest 559469.0 Closest 559244.0 5.36E-08 559196.3 559290.8 559347.2 559237.5 3737659.9 Homes 3737659.9 Homes 3737659.9 Homes 3737659.9 Homes 3737659.9 Homes 3737659.9 Homes 3737659.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737684.9 Homes 3737709.9 3 15 0 3738279.4 559066.8 3737983.8 559301.5 3738134. 6 559313.6 3738216.9 559237.5 73.38 73.38 72. 48 72. 48 71. 57 71. 57 70.74 70.74 69.9 69.9 69.07 69.07 68.24 68.24 74.07 74.07 74 74 73.38 73.38 72 .11 72 .11 70.74 70.74 69.9 69.9 69.07 69.07 68.24 68.24 67.4 67.4 74.17 74.17 3738186.4 3737983.8 3738148. 3 3738216.9 559124.7 559325.8 559267.9 559196.3 3738110. 2 3738038.6 3738187.9 3738279.4 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737709.9 74.01 74.01 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737709.9 73.36 73.36 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737709.9 72. 07 72. 07 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737709.9 70.84 70.84 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737709.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737709.9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559419.0 3737709.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559444.0 3737709.9 67.4 67.4 ** RCPDESCR Closest Homes RE DISCCART 559469.0 3737709.9 66.57 66.57 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737734. 9 74.25 74.25 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737734.9 73. 92 73. 92 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737734.9 73.39 73.39 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737734. 9 72. 06 72. 06 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737734.9 70.87 70.87 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737734.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737734. 9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737734.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559419.0 3737734.9 67.4 67.4 ** RCPDESCR Closest Homes RE DISCCART 559444.0 3737734. 9 66.57 66.57 ** RCPDESCR Closest Homes RE DISCCART 559469.0 3737734.9 65.74 65.74 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737759.9 74.29 74.29 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737759.9 73.86 73.86 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737759.9 73.35 73.35 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737759.9 72 .12 72 .12 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737759.9 70.85 70.85 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737759.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737759.9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737759.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737759.9 67.4 67.4 ** RCPDESCR Closest Homes RE DISCCART 559419.0 3737759.9 66.57 66.57 ** RCPDESCR Closest Homes RE DISCCART 559444.0 3737759.9 65.74 65.74 ** RCPDESCR Closest Homes RE DISCCART 559469.0 3737759.9 64. 9 64.9 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737784.9 74.26 74.26 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737784. 9 73.86 73.86 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737784.9 73.32 73.32 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737784.9 72 .18 72 .18 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737784. 9 70. 77 70. 77 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737784.9 69.66 69.66 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737784.9 68.76 68.76 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737784. 9 67. 93 67. 93 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737784.9 67.18 67.18 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737784.9 66.57 66.57 ** RCPDESCR Closest Homes RE DISCCART 559419.0 3737784. 9 65.74 65.74 ** RCPDESCR Closest Homes RE DISCCART 559444.0 3737784.9 64. 9 64.9 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737809.9 74.07 74.07 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737809.9 73. 77 73. 77 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737809.9 73.26 73.26 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737809.9 72 .18 72 .18 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737809.9 70. 72 70. 72 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737809.9 69.77 69.77 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737809.9 68.26 68.26 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737809.9 67.24 67.24 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737809.9 66.47 66.47 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737809.9 65. 96 65.96 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737809.9 65.74 65.74 ** RCPDESCR Closest Homes RE DISCCART 559419.0 3737809.9 64. 9 64.9 ** RCPDESCR Closest Homes RE DISCCART 559444.0 3737809.9 64.07 64.07 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737834.9 74.07 74.07 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737834.9 73.24 73.24 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737834.9 72. 42 72. 42 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737834.9 71. 59 71. 59 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737834.9 70.75 70.75 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737834.9 69.79 69.79 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737834.9 68.14 68.14 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737834.9 67.24 67.24 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737834.9 66.4 66.4 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737834.9 66.01 66.01 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737834.9 GS. 72 65.72 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737834.9 64. 9 64.9 ** RCPDESCR Closest Homes RE DISCCART 559419.0 3737834.9 64.07 64.07 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3737859.9 74.07 74.07 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737859.9 73.24 73.24 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737859.9 72. 4 72. 4 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737859.9 71. 57 71. 57 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737859.9 70.74 70.74 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737859.9 69. 67 69.67 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737859.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737859.9 67.25 67.25 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737859.9 66.4 66.4 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737859.9 GS.57 65.57 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737859.9 65.19 65.19 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737859.9 64. 9 64.9 ** RCPDESCR Closest Homes RE DISCCART 559394.0 3737859.9 64.07 64.07 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3737884.9 74.07 74.07 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3737884.9 73.24 73.24 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737884.9 72.4 72.4 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737884.9 71. 57 71. 57 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737884.9 70.74 70.74 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737884.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737884.9 68.79 68.79 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737884.9 67.24 67.24 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737884.9 66.4 66.4 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737884.9 65.57 65.57 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737884.9 65.14 65.14 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737884.9 G4. 71 64.71 ** RCPDESCR Closest Homes RE DISCCART 559369.0 3737884.9 64.07 64.07 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3737'109.9 73.24 73.24 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3737909.9 72.4 72.4 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737909.9 71. 57 71. 57 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737'109.9 70.74 70.74 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737909.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737909.9 68.86 68.86 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737'109.9 67. 61 67. 61 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737909.9 66.4 66.4 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737909.9 65.57 65.57 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737'109.9 65 .11 65.11 ** RCPDESCR Closest Homes RE DISCCART 559319.0 3737909.9 64.7 64.7 ** RCPDESCR Closest Homes RE DISCCART 559344.0 3737909.9 64.07 64.07 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3737'134. 9 72. 4 72. 4 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3737934.9 71. 57 71. 57 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737934.9 70.74 70.74 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737'134. 9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737934.9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737934.9 67.79 67.79 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737'134. 9 66.4 66.4 ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737934.9 65.61 65.Gl ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737934.9 65.03 65.03 ** RCPDESCR Closest Homes RE DISCCART 559294.0 3737'134. 9 64.76 64.76 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3737959.9 71. 57 71. 57 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3737959.9 70.74 70.74 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737'159.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737959.9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737959.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737'159.9 66.95 66.95 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737959.9 65.61 65.Gl ** RCPDESCR Closest Homes RE DISCCART 559244.0 3737959.9 64. 98 64. 98 ** RCPDESCR Closest Homes RE DISCCART 559269.0 3737'159.9 64. 8 6 64. 8 6 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3737984.9 70.74 70.74 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3737984.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3737'184. 9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3737984.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3737984.9 67.4 67.4 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3737'184. 9 66.12 66.12 ** RCPDESCR Closest Homes RE DISCCART 559219.0 3737984.9 65.02 65.02 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3738009.9 69.9 69.9 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3738009.9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3738009.9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3738009.9 67.4 67.4 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3738009.9 66.07 66.07 ** RCPDESCR Closest Homes RE DISCCART 559194.0 3738009.9 64.84 64.84 ** RCPDESCR Closest Homes RE DISCCART 559069.0 3738034.9 69.07 69.07 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3738034. 9 68.24 68.24 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3738034.9 67.4 67.4 ** RCPDESCR Closest Homes RE DISCCART 559144.0 3738034.9 66.06 66.06 ** RCPDESCR Closest Homes RE DISCCART 559169.0 3738034. 9 64.87 64.87 ** RCPDESCR Closest Homes RE DISCCART 559094.0 3738059.9 67.35 67.35 ** RCPDESCR Closest Homes RE DISCCART 559119.0 3738059.9 66.12 66.12 ** RCPDESCR Closest Homes RE FINISHED ME STARTING ME SURFFILE ''C:\Users\jclar\Onc:Dri~e\Clark and Associates\Project 221 -ABJC - University Medical Off i,.::e Park, Palm Desert \KPSP _ V9_ ADJU\KPSP _ \7 9. SFC" ** SURFFILE ''C:\Users\jclar\OneDri~e\Clark and Associates\Project 221 -ABJC - University Medical Office Park, Palm Desert\KPSP_V9_ADJU\KPSP_v9.SFC" ME PROFFILE "C: \Users\j clar\OneDri ·ve \Clark and Associates\Proj ect 221 -AB,JC - University Medical Office Park, Palm Desert\KFSP_V9_ADJU\KPSP_v9.FFL" ** PROFFILE "C:\Users\jclar\OncDri',7 e\Clark and Associates\Project 221 -~i\BJC - University Medical Off i,.::e Park, Palm Desert \KPSP _ V9_ ADJU\KPSP _ \7 9. PFL" ME SURFDATA 93138 2012 ME UAIRDATA 3190 2012 ME PROFBASE 125 METERS ME FINISHED OU STARTING OU RECTABLE 24 FIRST OU FILEFORM FIX OU PLOTFILE 24 Jl,LL FIRST ALL'24'FIRST.plt 10000 OU PLOTFILE }\NNUJl,L ALL }\LL' Jl,NNUAL. pl t 10001 OU FINISHED ** ***************************************************************************** ** It is recommended that the user not edit any data below this line ** ***************************************************************************** ** TERRFILE 30 557820.6 ** AMPTYPE ** AMPDJl,TUM ** }\MP ZONE C: \USERS \cTCLAR\ONEDRIVE\CLARKA~l \PROFBE~ 1 \MYOMA30M. DEM O 2 WGS84 11 3734614.6 557736.5 3748473.9 569297.4 3748551.2 569398.4 3734691.8 DEM 2 11 ** }\MPHEMISPHERE N ** PROJECTIONWKT PRO JCS [ "UTM _ 632 6 Zonell", GEOGCS [ "WGS 84", DATUI:-1 [ "'\!Jorld Geodetic System_ 19S4", SPHEROID [ "WGS 19 8 4", 63 7 813 7,298.2572 2 3 5 63] , TOWGS8 4 [ 0, 0, 0, 0, 0, 0, 0] ] , PRIMEM ["Greenwich", 0] , UITIT ["Degree" , 0. 0174 5 32 92 519 9 4 3 3] ] , PRO,JECT I ON [ "Universal Transverse 1:-Jerca tor"] , PJl.~R.i\METER ["Zone", 11] , UN IT[''M~ter'',1,AUTHORITY[''EPSG'',''9001'']]] ** PROJECTION UTM ** DATUM WGE ** UNITS METER ** ZOt!E 11 ** HE~JISPHERE N ** ORIGINLON 0 ** ORIGINLAT 0 ** PARALLELl 0 ** PARALLEL2 0 ** AZIMUTH 0 ** SCALEF}\CT 0 ** FALSEE}\ST 0 ** FALSENORTH 0 ** POSTFMT UHFORM ** TEMPLATE UserDefined ** }\ERMODEXE AERMOD EP}\ 22112 64.EXE ** }\ERM/I.PE XE AERMAP EP}\ 18081 64.EXE 3 ----- X 2-z 1 -f) 0 1U . 100 Clark & Associates Environmental Consulting. Inc OFFICE 12405 Venice Blvd. Suite 331 Los Angeles, CA 90066 PHONE 310-907-6165 FAX 310-398-7626 EMAIL jclark.assoc(!1lgmail.com James J. J. Clark, Ph.D. Principal Toxicologist Toxicology/Exposure Assessment Modeling Risk Assessment/ Analysis/Dispersion Modeling Education: Ph.D., Environmental Health Science, University of California, 1995 M.S.. Environmental Health Science, University of California. 1993 B.S.. Biophysical and Biochemical Sciences. University of Houston. 1987 Professional Experience: Dr. Clark is a well recognized toxicologist. air modeler, and health scientist. He has 20 years of experience in researching the effects of environmental contaminants on human healtl1 including envirom11ental fate and transport modeling (SCREEN3, AEROMOD, ISCST3, Johnson-Ettinger Vapor Intrusion J\1odeling); expos1u-e assessment modding (partitioning of contaminants in the environment as \Yell as PBPK modeling); conducting and managing human health risk assessments for regulatory compliance and risk-based clean-up levels; and toxicological and medical literature research. Significant projects performed by Dr. Clark include the following: LITIGATION SUPPORT Case: James Harold Caygle, et al, v. Drummond Company, Inc. Circuit Court for the Tenth Judicial Circuit, Jefferson County, Alabama. Civil Action. CV-2009 Client: Environmental Litgation Group, Birmingham, Alabama Dr. Clark performed an air quality assessment of emissions from a coke factory located in TaiTant, Alabama. The assessment revie,ved indude a comprehensiYe reYie\v of air quality standards. measured concentrations of pollutai1ts from factory, ai1 inspection of the facility and detailed as~essment of the impacts on the community. The results of the assessment and literat1u-e have been provided in a dedaration to the cmu-t. Case Result: Settlement in favor of plaintiff. Case: Rose Roper V. Nissan North America, et al. Superior Court of the State Of California for the County Of Los Angeles-Central Civil West. Civil Action. NC041739 Client: Rose, Klein, l\Iarias, LLP, Long Beach, California Dr. Clark perfonned a toxicological assessment of an individual occupationally exposed to multiple chemicals, including benzene, who later devdoped a respiratory distress. A review of the individual's medical and occupational histo1y was perf01med to prepa.re an exposure assessment. The exposure assessment was evaluated against the known outcomes ln published literature to exposure to respiratory irritants. The results of the assessment and literature have been provided in a declaration to the court. Case Result: Settlement in favor of plaintiff. Case: O'Neil V. Sherwin Williams, et al. United States District Court Centi-al District of California Client: Rose, Klein, Marias, LLP, Long Beach. California Dr. Clark performed a toxicological assessment of an individual occupationally exposed to petroleum distillates ,vho later developed a bladder cancer. A reYie\v of the individual's medical and occupational history \Vas perfonned to prepare a quantitative exposure assessment. The results of the assessment and literature have been provided in a declaration to the comt. Case Result: Summary judgment for defendants. Case: Moore V., Shell Oil Company, ct al. Superior Court of the State Of California for the County Of Los Angeles Client: Rose, Klein. l\la.-ias, LLP, Long Beach. California Dr. Clark perfonned a toxicological assessment of an individual occupationally exposed to chemicals \Vhile benzene who later devdoped a leukogenic disease. A revie,v of the individual's medical and occupational history \Vas perfmmed to prepare a quantitative exposure assessment. The exposure assessment was evaluated against the known outcomes in published literature to exposure to refined petroleum hydrocarbons. The results of the assessment and literature have been provided in a declaration to the court. Case Result: Settlement in favor of plaintiff. Case: Raymond Saltonstall V. Fuller O'Brien, KILZ, and Zinsser, et al. United States District Court Central District of California Client: Rose, Klein, Marias, LLP, Long Beach. California Dr. Clark perfonned a toxicological assessment of an individual occupationally exposed to benzene who later developed a kukogcnic disease. A review of the individual's medical and occupational histoiy was performed to prepare a quantitative exposure assessment. The exposure assessment v.ras evaluated against the knmvn outcomes in published literature to exposure to refined petroleum hydrocarbons. The results of the assessment and literature have been provided in a declaration to the court. Case Result: Settlement in favor of plaintiff. Case: Richard Boyer and Elizabeth Boyer, husband and wife, V. DESCO Corporation, et al. Circuit Court of Brooke County, ,vest Virginia. Civil Action Number 04-C-7G. Client: Frankovitch, Anetakis, Colantonio & Simon, 'Morgantown, "'est Virginia. Dr. Clark performed a toxicological assessment of a family exposed to chlorinated solvent:; released from the defendant's facility into local drinking water supplies. A review of the individual's 111edical and occupational histo1y was peifo1111ed to prepare a qualitatiYe expos1u-e assessment. The expos1u-e assessment was evaluated against the knmvn outcomes in published literanire to expos1u-e to chlorinated solvents. The results of the assessment and literature have been provided in a declaration to the court. Case Result: Settlement in favor of plaintiff. Case: JoAnne R. Cook, V. DESCO Corporation, et al. Circuit Court of Brooke County, West Virginia. Civil Action Number 04-C-9R Client: Frankovitch, Anetakis, Colantonio & Simon, l\lorgantown, ,vest Virginia. Dr. Clark perfo1med a toxicological assessment of an individual exposed to chlorinated solvents released from the defendant's facility into local drinking water supplies. A review of the individual's medical and occupational history was perfonned to prepare a qualitative exposure assessment. The exposure assessment was evaluated against the known outcomes in published literature to exposure to chlorinated solvents. The results of the assessment and literature have been provided in a declaration to the court. Case Result: Settlement in favor of plaintiff. Case: Patrick Allen And Susan Allen, husband and wife, and Andrew Allen, a minor, V. DESCO Corporation, et al. Circuit Court of Brooke County, ,vest Virginia. Civil Action Number 04-C-,V Client: Frankovitch, Anetakis, Colantonio & Simon, 'Morgantown, ,vest Virginia. Dr. Clark performed a toxicological assessment of a family exposed to chlorinated solvents released from the defendant's facility into local drinking water supplies. A review of the individual's 111edical and occupational histo1y was peifo1111ed to prepare a qualitatiYe expos1u-e assessment. The expos1u-e assessment was evaluated against the knmvn outcomes in published literanire to expos1u-e to chlorinated solvents. The results of the assessment and literature have been provided in a declaration to the court. Case Result: Settlement in favor of plaintiff. Case: Michael Fahey, Susan Fahey V. Atlantic Richfield Company, et al. United States District Court Central District of California Civil Action Number CV-06 7109 .JCL. Client: Rose, Klein, Marias, LLP, Long Beach. California Dr. Clark perfonned a toxicological assessment of an individual occupationally exposed to refined petroleum hydrocarbons who later developed a lcukogcnic disease. A review of the individual's medical and occupational histoiy was performed to prepare a qualitative exposure assessment. The exposure assessment was evaluated against the known outcomes in published literature to exposure to rcfini..'d petroleum hydrocarbons. The results of the assessment and literature have been provided in a declaration to the court. Case Result: Settlement in favor of plaintiff. Case: Constanct' Acevedo, et al., V. California Spray-Chemical Company, et al., Superior Court of the State Of California, County Of Santa Cruz. Case No. CV 146344 Dr. Clark perf01me<l a comprehensive expos1rre assessment of community members exposed to toxic metals from a fonner lead arsenate manufacturing facility. The fonner manufacturing site had undergone a DTSC mandated removal action/remediation for the presence of the toxic metals at the site. Opinions were presented regarding the elevated levels of arsenic and lead (in attic dust and soils) found throughout the community and the potential for harm to the plaintiffs in question. Case Result: Settlement in favor of defendant. Case: Michael Nawrocki Y. The Coastal Corporation, Kurk Fuel Company, Pautler Oil Service, State of New York Supreme Court, County of Erie, Index Number 12001-11247 Client: Richard G. Berger Attorney At Law, Buffalo, New York Dr. Clark perfo1med a toxicological assessment of an individual occupationally exposed to refined petroleum hydrocarbons ,vho later developed a leukogenic disease. A revie,v of the individual's medical and occupational history was perfonned to prepare a qualitative exposure assessment. The exposure assessment was evaluated against the known outcomes in published literature to exposure to refined petroleum hydrocarbons. The results of the assessment and literature have been provided in a declaration to the court. Case Result: Judgement in favor of defendant. SELECTED AIR MODELING RESEARCH/PROJECTS Client -Confidential Dr. Clark performed a comprehensive evaluation of criteria pollutants. air toxins. and particulate matter emissions from a carbon black rroduction facility to determine the impacts on the surrounding communities. The results of the dispi..'rsion model \'\-'ill be used to estimate acute and chronic exposure concentrations to multiple contaminants and will be incorporated into a comprehensive risk evaluation. Client -Confidential Dr. Clark performed a comprehensive evaluation of air toxins and particulate matter emissions from a railroad tic manufacturing facility to determine the impacts on the surrounding communities. The results of the dispersion model have been used to estimate acute and chronic exposure concentrations to multiple contaminants and have been incorporated into a comprehensive risk evaluation. Client -Los Angeles Alliance for a New Economy (LAANE), Los Angeles, CalifoI"nia Dr. Clark is advising the LAANE on air quality issues related to current flight operations at the Los Angeles International Airport (LAX) operated by the Los Angeles World Airpo1t (LAWA) Authority. He is working with the LAANE and LAX staff to develop a comprehensive strategy for meeting local community concerns over emissions from flight operations and to engage federal agencies on the issue of local impacts of community airports. Client -City of Santa Monica, Santa Monica, California Dr. Clark is advising the City of Santa tv1onica on air quality issues related to current flight operations at the facility. He is working with the City staff to develop a comprehensive strategy for meeting local community concerns over emissions from flight operations and to engage federal agencies on the issue of local impacts of community airports. Client: Omnitrans, San Bernardino, California Dr. Clark managed a public health survey of th.ree communities near transit fueling facilities in San Bernardino and Montclair California in compliance with California Senate Bill 1927. The survey included an epidemiological survey of the effected communities, emission surveys oflocal businesses. dispersion modeling to determine potential emission concentrations within the communities. and a comprehensive risk assessment of each community. The results of the study were presented to the Governor as mandated by Senate Bi11 1927. Client: Confidential, San Francisco, California Summarized cancer types associated with exposure to metals and smoking. Researchi..'d the specific types of cancers associated with exposure to metals and smoking. Provided causation analysis of the association between cancer types and exposure for use by non-public health professionals. Client: Confidential, l\linncapolis, Minnesota Prepared human health risk assessment of workers exposed to VOCs from neighboring petroleum storage/transport facility. Reviewed the systems in place for distribution of petroleum hydrocarbons to identify chemicals of concern t_COCs). prepared comprehensive toxicological summaries of COCs, and quantified potential risks from carcinogens and non-carcinogens to receptors at or adjacent to site. This evaluation was used in the support of litigation. Client -United Kingdom Environmental Agency Dr. Clark is part of team that performed comprehensive evaluation of soil vapor intrusion of VOCs from former landfill adjacent residences for the United Kingdom ·s Environment Agency. Tiic evaluation included collection of liquid and soil vapor samples at site. modeling of vapor migration using the Johnson Ettinger Vapor Intrusion model, and calculation of site-specific health based vapor thresholds for chlorinated solvents, aromatic hydrocarbons, and semi-volatile organic compounds. The evaluation also included a detailed evaluation of the use, chemical characteristics, fate and transport1 and toxicology of chemicals of conce111 (COC). The results of the evaluation have been used as a briefing tool for public health professionals. EMERGING/PERSISTENT CONTAMINANT RESEARCH/PROJECTS Client: Ameren Services. St. Louis, Missouri Managed the preparation of a comprehensive human health risk assessment of workers and residents at or near an NPL site in l\1issouri. The former operations at the Property included the servicing and repair of electrical transformers, which resulted in soils and ground,vater beneath the Property and adjacent land becoming impacted \Vith PCB and chlorinated solvent compounds. The results were submitted to U.S. EPA for evaluation and will be used in the final ROD. Client: City of Santa Clarita, Santa Clarita, California Dr. Clark is managing the oversight of the characterization, remediation and development activities of a former 1,000 acre munitions manufacturing facility for the City of Santa Clarita. The site is impacted ,vith a number of contaminants including perchlorate, unexploded ordinance, and volatile organic compounds (VOCs). The site is cunently under a number of n~gulatmy consent orders, including an Immanent and Substantial Endange1ment Order. Dr. Clark is assisting the impacted m1micipality with the development of remediation strategies, interaction with the responsible parties and stakeholders, as well as interfacing with the re_gulatory agency responsible for oversight of the site cleanup. Client: Confidential, Los Angdes, California Prepared comprehensive evaluation of perchlorate in environment. Dr. Clark evaluated the production, use, chemical characteristics, fate and transport, toxicology, and remediation of perchlorate. Perchlorates fo1m the basis of solid rocket fuels and have recently been detected in water supplies in the United States. The results of this research were presented to the USEPA, National Ground\Vater. and ultimately published in a recent book entitled Perchlorate in the Em·ironment. Client -Confidential, Los Angeles, California Dr. Clark is performing a comprehensive review of the potential for phaimaceuticals and their by-products to impact groundwater and surface water supplies. This evaluation will include a review if available data 011 the history of phannaceutical production in the United States; the chemical characteristics of various pharmaceuticals; environmental fate and transport; uptake by xenobiotics: the potential effects of pharmaceuticals on water treatment systems; and the potential threat to public health. The results of the evaluation may be used as a briefing tool for non-public health profrssionals. PUBLIC HEAL TH/TOXICOLOGY Client: Brayton Purcell, Novato, California Dr. Clark perfonned a toxicological assessment of residents exposed to methyl-tertiary butyl ether (MTBE) from leaking underground storage tanks (LUSTs) adjacent to the subject property. The symptomology of residents and guests of the subject property ,vere evaluated against the knoWTI outcomes in pubhshed literature to exposure to MTBE. The study found that residents had been exposed to MTBE in their drinking water; that concentrations of MTBE detected at the site were above regulatory guidelines; and. that the symptoms and outcomes expressed by residents and guests ,vere eonsisti..'nt with symptoms and outcomes documented in published literature. Client: Confidential, San Francisco, California Identified and analyzed fifty years of epidemiological literature on ,vorkplace exposures to heavy metals. This research resulted in a sunu11my of the types of cancer and non-cancer diseases associated ,vith occupational expos1ue to chromium as well as the mortality and morbidity rates. Client: Confidential, San Francisco, California Summarized major public health research in United States. Identified major public health research efforts within United States over last twenty years. Results were used as a briefing tool for non-public health profrssionals. Client: Confidential, San Francisco, California Quantified the potential multi-pathway dose received by humans from a pesticide applied indoors. Part of team that developed exposure model and evaluated exposure concentrations in a comprehensive report on the plausible range of doses received by a specific person. This evaluation was used in the support oflitigation. Client: Covanta Energy, ,vestwood, California Evaluated health risk from metals in biosolids applied as soil amendment on agricultural lands. The biosolids ,vere created at a forest waste cogeneration facility using 96% ,vhole tree wood chips and 4 percent green waste. Mass loading calculations were used to estimate Cr(VT) concentrations in agricultural soils based on a maximum loading rate of 40 tons of biomass per acre of agricultural soil. The results of the study were used by the Regulatory agency to determine that the application of biosolids did not constitute a health risk to workers applying the biosolids or to residences near the agricultural lands. Client -United Kingdom Environmental Agency Oversaw a comprehensive toxicological evaluation of methyl-tertiary: butyl ether (M1BE) for the United Kingdom's Environment Agency. The evaluation included available data 011 the production, use, chemical characteristics, fate and transport, toxicolobry, and remediation oftv1tBE. The results of the evaluation have been used as a briefing tool for public health professionals. Client -Confidential, Los Angeles, California Prepared comprehensive evaluation of tertia,y butyl alcohol (TBA) in municipal drinking water system. TBA is the primary breakdown product of MtBE, and is suspected to be the primary cause of MtBE toxicity. This evaluation will include available information on the production, use, chemical characteristics, fate and transport in the environment, absorption, distribution, routes of detoxification, metabolites, carcinogenic potential, and remediation of TBA. The results of the evaluation were used as a briefing tool for non- public health professionals. Client -Confidential, Los Angeles, California Prepared comprehensive evaluation of methyl tertiary butyl ether (tv1TBE) in municipal drinking water system. tv1TBE ls a chemical added to gasoline to increase the octane rating and to meet Federally mandated emission criteria. The evaluation included available data on the production, use, chemical characteristics. fate and transpo1t toxicology. and remediation of MTBE. The results of the evaluation have been were used as a briefing tool for non-public health professionals. Client -Minist.-y of Environment, Lands & Parks, British Columbia Dr. Clark assisted in the development of water quality guidelines for methyl tertiary-butyl ether (MTBE) to protect water uses in British Columbia (BC). The water uses to be considered includes freshwater and marine life, wildlife. industrial. and agricultural /e.g .. irrigation and livestock watering) water uses. Guidelines from other jurisdictions for the protection of drinking water, recreation and aesthetics were to be identified. Client: Confidential, Los Angeles, California Prepared physiologically based pharmacokinetic (PBPK) assessment of lead risk of receptors at middle school built over former industrial facility. This evaluation is being used to determine cleanup goals and will be basis for regulatory closure of site. Client: Kaiser Venture Incorporated, Fontana. California Prepared PBPK assessment of lead risk of receptors at a I, I 00-acre fonner steel mill. This evaluation was used as the basis for granting closure of the site by lead regulatory agency. RISK ASSESSMENTS/REMEDIAL INVESTIGATIONS Client: Confidential, Atlanta, Georgia Researched potential exposure and health risks to community members potentially exposed to creosote, polycyclic aromatic hydrocarbons, pentachlorophenol, and dioxin compounds used at a former wood treatment facility. Prepared a comprehensive toxicological summary of the chemicals of concen1, including the chemical characteristics. absorption, distribution, and carcmogemc potential. Prepared risk characterization of the carcinogenic and non-carcinogenic chemicals based on the exposure assessment to quantify the potential risk to members of the smTmmding community. This evaluation was used to help settle class-action tort. Client: Confidential, Escondido, California Prepared comprd1ensive Preliminary Endangennent Assessment (PEA) of dense non- aqueous liquid phase hydrocarbon ( chlorinated solvents) contamination at a fo1mer printed circuit board manufadming facility. This evaluation ,vas used for litigation support and may be used as the basls for reaching closure of the site wlth the lead regulatory agency. Client: Confidential, San Francisco, California Sunu11arized epidemiological evidence for connective tissue and autoinunune diseases for product liability litigation. Identified epidemiological research efforts on the health effects of medical prostheses. This research \Vas used in a meta-analysis of the health effects and as a b1iefing tool for non-public health professionals. Client: Confidential, Bogota, Columbia Prepared comprehensive evaluation of the potential health risks associated with the redevelopment of a 13. 7 hectares plastic manufacturing facility in Bogota, Colombia The risk assessment ,vas used as the basis for the remedial goals and clos1u-e of the site. Client: Confidential, Los Angeles, California Prepared comprehensive human health risk assessment of students. statr: and residents potentially exposed to heavy metals (principally cadmium) and VOCs from soil and soil vapor at 12-acre former crude oilfield and municipal landfill. The site is currently used as a middle school housing approximately 31 000 children. The evaluation determined that the site ,vas safe for the cwTent and future uses and ,vas used as the basis for regulatory dosure of site. Client: Confidential, Los Angeles, California Managed remedial investigation (RI) of heavy metals and volatile organic chemicals (VOCs) for a 15-acre former manufacturing facility. The RI investigation of the site included over 800 different sampling locations and the collection of soil, soil gas, and groundwater samples. The site is currently used as a year round school housing approximately 3,000 children. The Remedial Investigation was perfonned in a manner that did not interrupt school activities and met the time restrictions placed on the project by the overseeing regulatory agency. The R[ Report identified the off-site source of metals that impacted groundwater ben...-ath the site and the sources of VOCs in soil gas and groundwater. The RI included a numerical model of vapor intrusion into the buildings at the site from the vadose zone to determine exposure concentrations and an air dispersion model of VOCs from the proposed soil vapor treatment system. The Feasibility Study for the Site is cmTently being drafted and may be used as the basis for granting closme of the site by DISC. Client: Confidential. Los Angeles, California Prepared compr...-hensive human health risk assessment of students, statr: and residents potentially exposed to heavy metals (principally lead). VOCs, SVOCs, and PCBs from soil, soil vapor, and groundwater at 15-acre former manufacturing facility. The site is cmTently used as a year rom1d school housing approximately 3,000 children. The eYaluation <letennined that the site \Vas safo for the current and future uses and will be basis for regulatmy closure of site. Client: Confidential. Los Angeles, California Prepared comprehensive evaluation of VOC vapor intrusion into classrooms of middle school that was former 15-acre industrial facility. Using the Johnson-Ettinger Vapor Intmsion model, the evaluation determined acceptable soil gas concentrations at the site that did not pose health tlueat to students, staff, and residents. This eYaluation is being used to determine cleanup goals and ,vill be basis for regulatmy closure of site. Client-Dominguez Energy, Carson, California Prepared comprehensive evaluation of the potential health risks associated \Vith the redevelopment of 6-acre portion of a 500-acre oil and natural gas production facility in Carson, California. The risk assessment was used as the basis for closure of the site. Kaiser Ventures Incorporated, Fontana, California Prepared health risk assessment of semi-volatile organic chemicals and metals for a fifty- year old ,vaste,vater treatment facility used at a 1, 100-acre fonner sted mill. This evaluation \Vas used as the basis for granting closure of the site by lead regulatmy agency. ANR Freight -Los Angdes, Califon1ia Prepared a comprehensive Preliminary Endangerment Assessment (PEA) of petroleum hydrocarbon and metal contamination of a former freight depot. This evaluation was as the basis for reaching closure of the site with lead regulatory agency. Kaiser Ventures Incorporated, Fontana, California Pntpared comprehensive health risk assessment of semi-volatile organic chemicals and metals for 23-acre parcel ofa 1,100-acre fonner steel mill. The health risk assessment was used to <letennine clean up goals and as the basis for granting closure of the site by lead regulatory agency. Air dispersion modeling using ISCST3 was performed to determine downwind exposure point concentrations at sensitive receptors within a 1 kilometer radius of the site. TI1c results of the health risk assessment V\-'Cre presented at a public meeting sponsored by the Department of Toxic Substances Control (DTSC) in the community potentially affected by the site. Unocal Corporation -Los Angdt's, California Prepared comprehensive assessment of petroleum hydrocarbons and metals for a former petrolemn service station located next to sensitive population center ( elementaiy school). The assessment used a probabilistic approach to estimate risks to the conu11lmity and was used as the basis for granting dosure of the site by lead re,gulatmy agency. Client: Confidential. Los Angeles, California Managed oversight of remedial investigation most contaminated heavy metal site in California. Lead concentrations in soil excess of 68,000,000 parts per billion (ppb) have been measured at the site. This State Superfund Site was a former hard chrome plating operation that operated for approximately 40-years. Client: Confidential, San Francisco, California Coordinator of regional monitoring program to determine background concentrations of metals in air. Acted as liaison with SCAQMD and CARB to perform co-location sampling and comparison of accepted regulatory method with ASTJVI methodology. Client: Confidential, San Francisco, California Analy7e<l historical air monitoring data for South Coast Air Basin in Southern California and potential health risks related to ambient concentrations of carcinogenic metals and volatile organic compounds. Identified and reviewed the available literature and calculated risks from toxins in South Coast Air Basin. IT Corporation, North Carolina Prepared comprehensive evaluation of potential expos1u-e of \Vorkers to air-bmne VOCs at hazardous \Vaste storage facility under SUPERFUND cleanup decree. Assessment used in developing health based clean-up levels. Professional Associations American Public Health Association (APHA) Association for Enviromnental Health and Sciences (AEHS) American Chemical Society (ACS) California Redevdopment Association (CRA) Inte1national Society of Environmental Forensics (ISEF) Society of Environmental Toxicology and Chemistry (SETAC) Publications and Presentations: Books and Book Chapters Sullivan, P., J.J. J. Clark, F.J. Agardy, and P.E. Rosenfeld. (2007). Srnthetic Toxins In The Food, Water and Air of American Cities. Elsevier, Inc. Burlington, J\1A.. Sullivan, P. and J.J. J. Clark. 2006. Choosing Safer Foods, A Guide To 1\1inimizing Synthetic Chemicals In Your Diet. Elsevier, Inc. Burlington, JV[A. Sullivan, P., Aga.rdy, F.J .• and J.J.J. Clark. 2005. The Environmental Science of Drinking Wafer. Elsevier, Inc. Burlington, JV[A. Sullivan. P.J .• Aga.rdy, F.J.. Clark, J,J.J. 2002. America's Threalened Drinking Waler: Hazards and Solutions. Trafford Publishing, Victoria B.C. Clark, J.J.J. 2001. "TBA: Chemical Properties, Production & Use, Fate and Transport, Toxicology, Detection in Groundwater. and Regulatory Standards'' in Oxygenates in the Em'ironment. Art Diaz, Ed .. Oxford University Press: New York. Clark. J.J.J. 2000. "Toxicology of Perchlorate" in Perchlorate in the Em·ironment. Edward Urbansky, Ed. Kluwer/Plenum: New York. Clark, J.J.J. 1995. Probabilistic Forecasting of Volatile Organic Compound Concentrations At The Soil Surface From Contaminated Groundwater. Ulvll. Baker, J.; Clark, J .. J..J.; Stanford, J.T. 1994. Ex Situ Remediation of Diesel Contaminated Railroad Sand by Soil \\lashing. Principles and Practices for Diesel Contaminated Soils, Volume Ill. P.T. Kostecki, E.J. Calabrese, and C.P.L. Barkan, eds. Amherst Scientific Publishers, Amherst, MA. pp 89-96. Journal and Proceeding Articles Tam L. K .. , Wu C. D .. Clark J. J. and Rosenfeld, P.E. (2008) A Statistical Analysis Of Attic Dust And Blood Lipid Concentrations OfTetrachloro-p-Dibenzodioxin (TCDD) Toxicity Equialency Quotients (TEQ) In Two Populations Near Wood Treatment Facilities. Orga11ohaloge11 Compounds, Volume 70 {2008) page 002254. Tam L. K .. , Wu C. D., Clark J. J. and Rosenfeld, P.E. (2008) Methods For Collect Samples For Assessing Dioxins And Other Environmental Contaminants In Attic Dust: A Review. Organohalogcn Compounds. Volume 70 (2008) page 000527 Hensley A.R., Scott, A., Rosenfeld P.E., Clark, J.J.J. (2007). "Attic Dust And Human Blood Samples Colkctcd Near A Former Wood Treatment Facility." Em·ironmental Re.,·earch. 105: 194-199. Rosenfeld, P.E., Clark, J. J., Hensley, A.R .. and Suffer, I.H. 2007. "The Use Of An Odor Whed Classification For The EYaluation of Human Health Risk Criteria For Compost Facilities" Water Science & Technology. 55(5): 345-357. Hensley A.R., Scott, A., Rosenfeld P.E., Clark, J.J.J. 2006. "Dioxin Containing Attic Dust And Humau Blood Samples Collected Near A Fmmer Wood Treatment Facility." The 26th Tnternational Symposium on Halogenated Persistent Organic Pollutants -DIOXIN2006, August 21 -25. 2006. Radisson SAS Scandinavia Hotel in Oslo Norway. Rosenfeld, P.E., Clark, J. J. and Sutfrt, 1.H. 2005. "The Value Of An Odor Quality Classification Scheme For Compost Facility Evaluations" The U.S. Composting Council's 13 th Annual Conference Januaty 23 -26, 2005, Crowne Plaza Riverwalk San Antonio, TX. Rosenfeld. P.E .. Clark, J. J. and Suffet, I.H. 2004. "The Value Of An Odor Quality Classification Scheme For Urban Odor" WEFTEC 2004. 77th Annual Teclmical Exhibition & Conference October 2 -6, 2004, E1nest N. JVIorial Convention Center, Nnv Orleans, Louisiana. Clark~ J.J.J. 2003. ·'Manufacturing, Use, Regulation, and Occurrence of a Known Endocrine Disn1pti11g Chemical (EDC), 2,4-Dichlorophnoxyacetic Acid {2,4-D) in California Drinking Water Supplies." National Groundwater Association Southwest Focus Conference: Water Supply and Emerging Contaminants. tv1inneapolis, fv1N. March 20, 2003. Rosenfeld, P. and ,J..J..J. Clark. 2003. '·Understanding Historical Use. Chemical Properties, Toxicity, and Regulatory Guidance" National Groundwater Association Southwest Focus Conference: Water Supply and Emi..'rging Contaminants. Phoenix, A:Z. February 21, 2003. Clark, J.J.J., Brown A. 1999. Perchlorate Contamination: Fate in the Environment and Treatment Options. In Situ and Ou-Site Bioremediation, Fifth Iuteniational Symposium. San Diego. CA, Aptil, 1999. Clark. J.J.J. 1998. Health Effects of Perchlorate and the New Reference Dose (RID). Proceedings From the Groundwater Resoluce Association Seventh Annual J\1et'ting, Walnut Creek, CA, October 23, 1998. Browne, T., Clark, J.J.J. 1998. Treatment Options For Perchlorate ln Drinking Water. Proceedings From the Groundwater Resource Association Seventh Annual tv1ccting, Walnut Creek, CA, October 23, 1998. Clark. J.J.J., Brown, A., Rodriguez, R. 199R. The Public Health Imrlications of MtBE and Perchlorate in \Vatcr: Risk Management Decisions for Water Purveyors. Proceedings of the National Ground \Vater Association, Anaheim, CA, June 3-4, 199R. Clark J.J.J .. Brown, A., Ulrey, A. 1997. Impacts of Perchlorate On Dtinking Water In The Weste111 United States. U.S. EPA Symposium on Biological and Chemical Reduction of Chlorate and Perchlorate, Cincinnati, OH, December 5. 1997. Clark. J.J.J.; Corbett, G.E.; Kerger, B.D.; Finley, B.L.; Paustenbach, D.J. 1996. Dennal Uptake of Hexavalent Chromium Tn Human Volunteers: Measures of Systemic Uptake From Immersion in Water At 22 PPM. Toxicologist. 30(1):14. Dodge, D.G.; Clark, .J.J.J.; Kerger, B.D.; Richter. R.O.; Finley. B.L.; Paustenbach. D.J. 1996. Assessment of Airborne Hcxavalcnt Chromium In Thi.' Home Following Use of Contaminated Tapwater. Toxicologist. 30t.1 ): 117-11 R. Paulo, M.T.; Gong, H., Jr.; Clark. J.J.J. f 1992). Effects of Pretreatment with Ipratroprium Bromide in COPD Patients Exposed to Ozone. American Review of Respiratory Disease. 145(4):A96. Harber, P.H.; Gong, H., Jr.; Lachenbruch, A.; Clark, J.; Hsu, P. (1992). Respiratory Pattern Effrct of Acute Sulfiu-Dioxide Expos1rre in Asthmatics. American Revie,v ofRespirat01y Disease. 145(4):A88. McManus, M.S.; Gong, H., Jr.; Clements, P.; Clark, J.J.J. (1991). Respiratory Response of Patients With Tnterstitial Lung Disease To Tnhale<l Ozone. American Review of Respiratory Disease. 143(4):A91. Gong, H., Jr.; Simmons, M.S.; McManus. M.S.; Tashkin. D.P.; Clark. V.A.; Detels. R.; Clark. J.J. (1990). Relationship Between Responses to Chronic Oxidant and Acute Ozone Exposures in Residents of Los Angeles County. Respiratory Disease. 141(4):A70. American Review of Tierney, D.F. and J.J.J. Clark. (1990). Lung Polyamine Content Can Be Increased By Spermidine Infusions Into Hyperoxic Rats. American Review of Respirato1y Disease. !39(4):A41. EXHIBITB N WILSON IHRIG ACOUSTICS, NOISE & VIBRATION July 24, 2023 Ms. Kelilah D. Federman Adams Broadwell Joseph & Cardozo 601 Gateway Boulevard, Suite 1000 South San Francisco, California 94080 SUBJECT: University Medical Office Park City of Palm Desert, California Comments on Noise Analysis Dear Ms. Federman, CALIFORNIA WASHINGTON NEW YORK WI #23-002.19 As requested, we have reviewed the information and noise impact analysis for the Mitigated Negative Declaration (MNDJ for the University Medical Office Park Project in Palm Desert, CA. This letter reports our comments on the noise analysis in the subject documents. The approximately 10-acre project site is located at the southwest corner of Gerald Ford Drive and Technology Drive in the City of Palm Desert in Riverside County, California. Currently, the project site is vacant. Existing land uses in the vicinity of the site include single family residences to the south, an office park to the west and a hotel to the northwest, all within 400 feet of the project site, sometimes much closer. The proposed project would construct two medical office buildings totaling 114,700 square feet. Wilson Ihrig is an acoustical consulting firm that has practiced exclusively in the field of acoustics since 1966. During our almost S 7 years of operation, we have prepared hundreds of noise studies for Environmental Impact Reports and Statements. We have one of the largest technical laboratories in the acoustical consulting industry. We also utilize industry-standard acoustical programs such as Roadway Construction Noise Model (RCNMJ, SoundPLAN, and CadnaA. In short, we are well qualified to prepare environmental noise studies and review studies prepared by others. Adverse Effects of Noise 1 Although the health effects of noise are not taken as seriously in the United States as they are in other countries, they are real and, in many parts of the country, pervasive. Noise-Induced Hearing Loss. If a person is repeatedly exposed to loud noises, he or she may experience noise-induced hearing impairment or loss. In the United States, both the Occupational Health and Safety Administration (OSHA] and the National Institute for Occupational Safety and Health (NIOSH) promote standards and regulations to protect the hearing of people exposed to high levels of industrial noise. 1 More information on these and other adverse effects of noise may be found in Guidelines for Community Noise, eds B Berglund, T Lindvall, and D Schwela, World Health Organization, Geneva, Switzerland, 1999. (https: / /www. who.int/ d ocsto re/pe h/n oi se/ Com no i se-1. pdf) 5900 HOLLIS STREET SUITE T1 EMERYVILLE. CA 94608 (510) 658-6719 WWW.WILSONIHRIG.COM WILSON IHRIG University Medical Office Park Comments on Noise Analysis Speech Interference. Another common problem associated with noise is speech interference. In addition to the obvious issues that may arise from misunderstandings, speech interference also leads to problems with concentration fatigue, irritation, decreased working capacity, and automatic stress reactions. For complete speech intelligibility, the sound level of the speech should be 15 to 18 dBA higher than the background noise. Typical indoor speech levels are 45 to 50 dBA at 1 meter, so any noise above 30 dBA begins to interfere with speech intelligibility. The common reaction to higher background noise levels is to raise one's voice. If this is required persistently for long periods of time, stress reactions and irritation will likely result. Sleep Disturbance. Noise can disturb sleep hy making it more difficult to fall asleep, hy waking someone after they are asleep, or by altering their sleep stage, e.g., reducing the amount of rapid eye movement (REM) sleep. Noise exposure for people who are sleeping has also been linked to increased blood pressure, increased heart rate, increase in body movements, and other physiological effects. Not surprisingly, people whose sleep is disturbed by noise often experience secondary effects such as increased fatigue, depressed mood, and decreased work performance. Cardiovascular and Physiological Effects. Human's bodily reactions to noise are rooted in the "fight or flight" response that evolved when many noises signaled imminent danger. These include increased blood pressure, elevated heart rate, and vasoconstriction. Prolonged exposure to acute noises can result in permanent effects such as hypertension and heart disease. Impaired Cognitive Performance. Studies have established that noise exposure impairs people's abilities to perform complex tasks (tasks that require attention to detail or analytical processes) and it makes reading, paying attention, solving problems, and memorizing more difficult. This is why there are standards for classroom background noise levels and why offices and libraries are designed to provide quiet work environments. Sensitive Receptors are Not Properly Identified The MND states that "The nearest sensitive receptors are the multi-family residents approximately 0.33 miles southeast of the subject site" This is not correct. There are single family houses 100 feet to the south off Harvey Mudd Drive, and a hotel 4 75 feet to the northeast. Page 24 of the MND also cites "the future 330-unit residential development 120 feet to the north site." As such, the analysis completely overlooks the most likely receptors to be impacted by this project. The following sections of this letter show how noise impacts are possible at these locations, and as such the study should be re-done with the most sensitive land uses. Significance Criteria are Improperly Established Noise Criteria Lacking for Daytime Construction CEQA requires evaluation of whether a project would cause a "substantial temporary or permanent increase in ambient noise levels ... " (MND p. 55). The DEIR establishes only the City's Municipal Code Section 9.24.070 2 as the threshold for significant noise exposure from the construction noise generated by the project, which limits construction activities to Monday through Saturday, excluding 2 https: //1 i bra ry. qcode. us/Ii b/pa Im_ desert_ ca /pub/mun i ci pa I_ code/item/title_ 9-cha pter _ 9 _ 24 Page 2 WILSON IHRIG University Medical Office Park Comments on Noise Analysis holidays. The MND states "Adherence to these restrictions will ensure that construction-related impacts are compatible with the Municipal Code and less than significant." This document's interpretation of this statute implies that there are no thresholds of significance for daytime construction noise, and any increase in noise is insignificant so long as the construction activities are conducted only during daytime hours. Hypothetically, under the logic of this document, there is no noise level -no matter how extreme -where daytime construction noise would he considered an impact. CEQA requires the project applicants to assess if there will be a substantial increase in ambient levels. Other applicable standards do exist for daytime construction noise impacts, such as in Section 7.1 of the Federal Transit Administration's Transit (FTA) Noise and Vibration Impact Assessment Manual', which sets a daytime construction noise threshold at 80 dBA. Construction noise has the potential to reach this level. According to the Federal Highway Administration's Roadway Construction Noise Model', concurrent use of a Grader, Backhoe and Excavator would exceed this threshold at the closest distance of 100 feet between the construction site and the residential property line, assuming no shielding, noise sources from the in-program specifications, and applying usage factors used within the program. Additionally, City of Palm Desert: General Plan Update & University Neighborhood Specific Plan, which covers this area, addresses construction noise concerns. Mitigation measure NOI-1 creates a blueprint for potential mitigation techniques, such as requiring best practices for muffler maintenance and equipment staging. This measure, along with other mitigation measures such as a construction sound wall, should be studied and noise levels presented with and without these measures and compared to a set threshold of significance to show mitigation is required, and reduces noise levels an appropriate amount. To completely ignore the level of the construction noise, either at an absolute level or as an increase over the ambient, does not adequately consider community impacts. Baseline Noise Level Characterizations are Incomplete. Section 9.24.030 of the Palm Desert Municipal code states that if "the measured ambient noise level exceeds the applicable limit as noted in the table in subsection A of this section, the allowable average sound level shall be the ambient noise level." As such, baseline noise levels need to be established to determine the operational noise thresholds. The MND states according "to the General Plan EIR (Figure 4.12-1), the Project area currently experiences noise levels" of "65 dBA CNEL immediately adjacent to Gerald Ford Drive and 60 dBA CNEL throughout the rest of the site." This is obtained using freeway noise contours in the EIR. Typical baseline noise measurements are the preferred way to determine background noise sources. These measurements serve as a crucial reference point for evaluating the potential noise impacts of proposed projects or activities. Without establishing the baseline noise conditions before any new development occurs, decision-makers cannot effectively determine whether the project complies 3 https: //www. trans it. dot.gov /sites/fta .d at.gov /fi I es/ docs/research-inn ovat ion/118131/tra ns it -noise-and- vi bratio n-i m pact -assessment -man u a 1-fta-re port -no-0123 _ 0. pd/ 4 https: //www. fhwa. d at.gov /ENVI Ron ment/no ise/ co nstru cti on_ noise/ rcn m/rcn mcover .elm Page 3 WILSON IHRIG University Medical Office Park Comments on Noise Analysis with noise regulations and identify any potential adverse effects on the surrounding environment and communities. Given the proximity to both local streets and Interstate 10, along with noise from nearby residences and commercial parking lots, as well as shielding from the main noise source of I 10, noise levels should be physically measured to be accurately determined. An EIR must be prepared with baseline noise measurements, in order to properly describe the noise environment. Operational Noise Impact Study is Incomplete. The MND states the "Project will be required to comply with the noise level limits of Municipal Code Section 9.24.030. Commercial noise levels are limited to 55 dBA between 10 p.m. and 7 a.m." However, this leaves the burden on the day-to-day operations to meet these limits in a way that may not be feasible if high level design decisions have already been made. This type of rooftop commercial HVAC units may reach as high as 88 dBA at a 3 feet reference level, in which case, three of these units could exceed the noise limit of 55 dBA set in section 9.24.030 at 240 feet away at the closest residential property line to the south. This would create a significant impact, and mitigation must be included in an EIR, such as an explicit limit on the sound power levels of the selected rooftop mechanical units. Conclusion Please feel free to contact me with any questions on this information. Very truly yours, WILSON IHRIG ., -----'!~ .-.. _..,.. ____ _,,_,_·. --> Jack Meighan Associate university medical office park -comments on noise anaylsis.docx Page 4 WILSON IHRIG AC:OlViTICS, t-.JOl'iF ii. \IIRRl'.TIO"J JACK MEIGHAN Associate Jack joined Wilson Ihrig in 2021 and is an experienced acoustics engineer with expertise in projects involving rail transit systems, highways, CEQA analysis, environmental noise reduction, mechanical drawing reviews, and construction noise and vibration mitigation. He has hands-on experience with project management, including client coordination and presentations, as well as in designing, developing, and testing MATLAB code used in acoustics applications. Additionally, his expertise includes taking field measurements, developing test plans and specifying, purchasing, setting up and repairing acoustic measurement equipment. He has experience in using Traffic Noise Model (TNMJ, CadnaA, EASE, Visual Basic, LabView, and CAD software. Education • B.S. in Mechanical Engineering, University of Southern California, Los Angeles, CA Project Experience Metro Regional Connector, Los Angeles CA Planned, took, and processed measurements as part of a team to determine the effectiveness of floating slab trackwork for a new subway in downtown Los Angeles that travels below the Walt Disney Concert Hall and the Colburn School of Music. Rodeo Credit Enterprise CEQA Analysis for New Construction, Palmdale, CA Wrote an accepted proposal and executed it for a noise study project to determine noise mitigation requirements on a new housing development. Led all aspects of the project and managed the budget during all phases of project completion. Completed 5 separate projects of this type for this developer. Blackball Studios, Santa Clarita, CA Led the vibration measurement effort for a new soundstage directly adjacent to an existing freight and commuter rail line. Tested equipment, processed data, and analyzed results to determine the vibration propagation through the soil to the proposed soundstage locations, and was part of the team that developed mitigation techniques for the office spaces directly next to the rail line. Octavia Residential Condos CEQA Study, San Francisco, CA Calculated the STC ratings for the proposed windows to meet Title 24 requirements, modeled the acoustic performance of floor and ceiling structures, researched noise codes, helped with a mechanical design review, and wrote a report summarizing the results for a new Condominium project being developed in San Francisco. San Diego International Airport Terminal I Replacement, CA Conducted interior noise and vibration measurements, analyzed measurement data to help determine project criteria, modeled the existing and future terminals in CadnaA, and was part of a team that did a complete HVAC analysis of the entire terminal, as part of a CEQA analysis where a new terminal for the airport is being designed. Five Points Apartments Noise Study, Whittier, CA WILSON IHRIG Jack Meighan -Page 2 Took measurements, researched sound data and solutions, and recommended mitigation for a new apartment complex that was located next to an existing car wash, as part of a CEQA review. USC Ellison Vibration Survey, Los Angeles, CA Conducted vibration measurements as part of a survey to determine the effectiveness of vibration isolation platforms that are used to insulate cell growth in a cancer research facility. Determined the effectiveness and presented this information to the client. Researched and recommended a permanent monitoring system so the client could view data in real time. TEN50 Condos 'Popping' Noise Investigation, Los Angeles, CA Was part of a team that investigated the noise source of an unwanted popping noise in luxury condos in Downtown Los Angeles. Helped isolate the noise source location with accelerometers to determine where vibrations were occurring first and used an acoustic camera to determine where in the condo the noise was coming from. 2000 University Project, Berkely, CA Wrote a construction noise monitoring plan based on environmental noise calculations, wrote a report summarizing the results, and attending a meeting with the client to discuss options. Bay Area Rapid Transit {BART) On-Track, CA, San Francisco Bay Area, CA* Day to day project manager, responsible for meetings, presentations, and coordination with the client for an ongoing noise study on the BART system. Developed MATLAB code to process measurements and determine areas where high corrugation was present, contributing to excessively high in-car noise levels. Performed noise measurements inside both the right of way and the vehicle cabin, in addition to rail corrugation measurements. California 1-605/SR-60 Interchange Improvement, Los Angeles, CA* Developed a noise model of the area that predicted sound levels for abatement design, in addition to conducting noise measurements and analysis. Led the Team in use of the FHWA Traffic Noise Model Software for the project, involving three major highways and two busy interchanges extending over 17 miles in southern California. Sound Transit On-Track, Seattle, WA* Took measurements, fixed equipment, and developed software in MATLAB to process Corrugation Analysis Trolley measurements as part of an ongoing noise study on the Sound Transit Link system. Tested vibration data to determine the best measurement and processing techniques to store the data in an online database for in-car measurements. LA Metro CRRC Railcar Testing, Los Angeles, CA* Led the effort to plan the measurements, determine measurement locations and finalize the test plan. Formulated a method to capture speed data directly from legacy train vehicles. Executed noise and vibration specification measurements for new rail cars delivered by CRRC. City of Los Angeles, Pershing Square Station Rehabilitation Noise Monitoring, CA* Built noise models, wrote a construction noise plan, and assisted in on-site construction noise issues as they arose for a renovation of the Pershing Square metro station in downtown Los t Work done prior to working for Wilson Ihrig WILSON IHRIG Jack Meighan -Page 3 Angeles. Trained construction personnel in techniques for noise reduction and how to conduct noise monitoring measurements to meet project specifications. City of Orange Metro/ink Parking Garage Construction Monitoring, CA* Wrote an adaptive management vibration monitoring plan, set up equipment to monitor live vibration levels, and generated weekly reports as part of an effort to build a new parking garage. Designed, planned, and completed measurements to predict and mitigate pile driving construction impacts at three historic building locations adjacent to the construction site. Coordinated with the client whenever an on-site problem arose. LA Metro Westside Subway Construction, Los Angeles, CA* Planned, organized, and processed noise measurements for the Purple Line extension construction. Implemented both long term microphones to measure noise levels and accelerometers to measure vibration levels in existing subway tunnels. Oversaw noise monitoring at sensitive construction sites for the project and worked with the contractor to find ways to reduce construction noise levels by approximately 10dB. Montreal Reseau Express Metropolitain, Canada* Conducted vibration propagation measurements used to create models to predict operational vibration levels for an under-construction transit line. Managed equipment, solved problems in the field, and wrote parts of the report summarizing the findings of the acoustic study. NHCRP Barrier* Took on-highway measurements and wrote, designed, developed, and tested MATLAB code to identify specific spectrograms to use for analyses for a project evaluating barrier reflected highway traffic noise differences in the presence of a single absorptive or reflective noise barrier. Siemens Railcar Testing for Sound Transit, Seattle, WA* Measured in-car noise and vibration for new rail cars delivered by Siemens. Developed new internal techniques for measurements based on the written specifications. Contributed to the team that helped identify issues that new cars had in meeting the Sound Transit specifications for noise and vibration. Participated in developing the test plan and specified then acquired new equipment for the measurement. Toronto/Ontario Eglinton Crosstown Light Rail, Final Design, Canada* Assisted in vibration propagation measurements, analysis, and recommendations for mitigation for a 12-mile light-rail line both on and under Eglinton Avenue. Set up and ran equipment for at-grade measurements with an impact hammer for underground measurements with an impact load cell that was used during pre-construction borehole drilling. t Work done prior to working for Wilson Ihrig EXHIBIT C ADAMS BROADWELL JOSEPH & CARDOZO KEVIN T. CARMICHAEL CHRISTINA M CARO THOMAS A. ENSLOW KELILAH D. FEDERMAN RICHARD M. FRANCO ANDREW J. GRAF TANYA A. GULESSERIAN RACHAEL E. KOSS AIDAN P. MARSHALL TARA C. RENGIFO Of Counsel MARC D. JOSEPH DANIELL. CARDOZO A PROFESSl0NAL CORPURATIUN ATTORNEYS AT LAW 601 GATEWAY BOULEVARD, SUITE 1000 SOUTH SAN FRANCISCO, CA 94080-7037 TEL (650) 589-1660 FAX: (650) 589-5062 kfederma11@adamsbroadwell com June 5, 2023 SACRAMENTO OFFICE 520 CAPITOL MALL, SUITE 350 SACRAMENTO, CA 95814-4721 TEL (916) 444-6201 FAX: (916) 444-6209 Via Overnight Mail and Email Nancy DeLuna John Greenwood Ron Gregory Lindsay Holt Joseph Pradetto Planning Commission City of Palm Desert 73510 Fred Waring Drive Palm Desert, CA 92260 Nick Melloni, Principal Planner Rosie Lua, Planning Manager, Email: nmelloni(iilpalmdesert.gov rlua(iilpalmdesert.gov; planning(iilpalmdesert.gov Re: Comments on Agenda Item 7 University Medical Office Park Project Initial Study Mitigated Negative Declaration (SP/EA22-0002, PP22-0009 and TPM 38728) Dear Honorable Commissioners DeLuna, Greenwood, Holt, Pradetto, Mr. Melloni, and Ms. Lua: On behalf of Californians Allied for a Responsible Economy ("CARE CA"), we submit these comments on Agenda Item 7 University Medical Office Park Project ("Project") 1 and the Initial Study Mitigated Negative Declaration ("MND")2 , Specific Plan Amendment SP/EA22-0002, Precise Plan PP22-0009 and Tentative Parcel Map TPM 38728 proposed by Prest Vuksic Greenwood Architects ("Applicant") to develop a phased 114,700 square foot medical office park with related on-site and off-site improvements, and subdivide a 10.4 7 acre property located at the southwest corner of Gerald Ford Drive and Technology Drive, Assessor Parcel Number ("APN") 694- 580-026 AND -027 in the City of Palm Desert, Riverside County, California. 1 Planning Commission, City of Palm Desert, California, Agenda (June 6, 202:i 6:00 p.m. Regular Meeting), https://www.palmdesert.gov/home/showpublisheddocument/33912/G3821:3125972870000. 2 City of Palm Desert, Initial Study/ Mitigated Negative Declaration University Medical Office Park SP/EA.22-0002, PP22-0009 and TPM 38728, (May 2023), https://www .palmdesert.gov/home/showpublisheddocument/33835/638197 418217100000 ("MND"'). fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 2 The Project consists of the development of two Contemporary-style buildings totaling 114,700 square feet and 581 onsite parking spaces, 94 of which are reserved for electric vehicle parking and charging. Building 1 is proposed as three-stories, 94,700 square feet including medical offices, an urgent care, and labs and radiology services." Building 2 is proposed as a two-story, 20,000 square foot outpatient surgery facility.4 All medical appointments and procedures will be outpatient care, no emergency services or overnight care is proposed.'' The Project will be built in two phases, both ranging from 18 to 24 months with the construction of Phase 1 anticipated to start sometime in late 2023/2024. 0 We have reviewed the MND, its technical appendices, and reference documents with assistance of Commenters' air quality, public health, and GHG emissions expert James Clark, Ph.D whose comments ("Clark Comments") and curriculum vitae ("CV'') are attached hereto as Attachment A. Based on our review of the MND and supporting documentation, we conclude that the MND fails to comply with the requirements of the California Environmental Quality Act 7 ("CEQA"). The MND fails to accurately describe the Project, fails to accurately characterize the environmental setting, and fails to analyze all required air quality, health risk, GHG, and land use issues. Lastly, there is substantial evidence supporting a fair argument that the Project may have significant environmental and public health impacts that the MND fails to adequately mitigate, incorrectly concluding that impacts will be mitigated to less than significant levels. The City may not approve the Project until it prepares an environmental impact report ("EIR") that adequately analyzes the Project's potentially significant environmental and public health impacts and incorporates all feasible mitigation measures to avoid or lessen these impacts. The Planning Commission Staff Report recommends that the Planning Commission recommend approval of the MND and the Project's entitlements to the City Council. This action is premature in light of the fact that the MND comment period closes today and the Planning Commission has not had considered public comments on the MND, as required by CEQA. The Planning Commission has a duty to consider the Project's CEQA document before recommending project approval, 8 and any approval recommendations must be supported by substantial 3MND. p. 2. • Id. 5 Id. G Id. 7 Pub. Resources Code, §§ 21000 et seq.; 14 Cal. Code Regs. §§ 15000 et seq. ("'CEQA Guidelines"). 8 14 Cal. Code Regs.§ 15074(a). fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 3 evidence.9 Any approval recommendation at this time would violate CEQA and lacks substantial evidence because the MND fails to comply with CEQA and the Project has several potentially significant unmitigated impacts. We urge the Planning Commission not to make any recommendation to the City Council at this time. Instead, the Commission should remand the Project to Staff to prepare a legally adequate EIR which adequately analyzes and mitigates Project impacts and appropriately responds to public comments. The Project should not be rescheduled for a further public hearing before the Commission until all of the issues raised in these comments, and in the comments of other members of the public, have been fully addressed. We reserve the right to supplement these comments at a later date, and at any later proceedings related to this Project.10 I. STATEMENT OF INTEREST CARE CA is an unincorporated association of individuals and labor organizations that may be adversely affected by the potential public and worker health and safety hazards, and the environmental impacts of the Project. The coalition includes Palm Desert area residents Frankie Flores, Hector Morales, and Lane Delva, and the Southern California Pipe Trades District Council 16 and District Council of Iron Workers of the State of California, along with their members, their families, and other individuals who live and work in the City of Palm Desert and Riverside County. CARE CA advocates for protecting the environment and the health of their communities' workforces. CARE CA seeks to ensure a sustainable construction industry over the long-term by supporting projects that offer genuine economic and employment benefits, and which minimize adverse environmental and other impacts on local communities. CARE CA members live, work, recreate, and raise their families in the City of Palm Desert and Riverside County and surrounding communities. Accordingly, they would be directly affected by the Project's environmental and health and safety impacts. Individual members may also work on the Project itself. They will be first in line to be exposed to any health and safety hazards that exist onsite. " Topanf{a Assn. for a Scenic Community v. County of Los Anf{eles (1974) 11 Cal.3d 506, 515; Laurel Heights Improvement Assn. ,,. Regents of University f California (1988) 4 7 CaUd at 37G, 392, 407. 10 Gov. Code§ 65009(b); PRC§ 21177(a); Bakersfield Citizens for Local Control v. Bakersfield ("Bakersfield") (2004) 124 Cal. App. 4th 1184, 1199-1203; see Galante Vineyards v. Monterey Water Dist. (1997) 60 Cal. App. 4th 1109, 1121. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 4 In addition, CARE CA has an interest in enforcing environmental laws that encourage sustainable development and ensure a safe working environment for its members. Environmentally detrimental projects can jeopardize future jobs by making it more difficult and more expensive for business and industry to expand in the region, and by making the area less desirable for new businesses and new residents. Indeed, continued environmental degradation can, and has, caused construction moratoriums and other restrictions on growth that, in turn, reduce future employment opportunities. II. LEGAL BACKGROUND CEQA requires that lead agencies analyze any project with potentially significant environmental impacts in an EIR. 11 A mitigated negative declaration may be prepared only when, after preparing an initial study, a lead agency determines that a project may have a significant effect on the environment, but: 1. revisions in the project plans or proposals made by, or agreed to by, the applicant before the proposed negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effect on the environment would occur, and 11. there is no substantial evidence in light of the whole record before the public agency that the project, as revised, may have a significant effect on the environment.12 The EIR is the very heart of CEQA. 13 "Its purpose is to inform the public and its responsible officials of the environmental consequences of their decisions before they are made. Thus, the EIR protects not only the environment, but also informed self-government."14 The EIR has been described as "an environmental 'alarm bell' whose purpose it is to alert the public and its responsible officials to environmental changes before they have reached ecological points of no return."15 A negative declaration is improper, and an EIR must be prepared, whenever it can be fairly argued on the basis of substantial evidence that the project may 11 See Pub. Resources Code,§ 21000; CEQA Guidelines,§ 15002. 12 Pub. Resources Code, § 21064.5 (emphasis added). rn Pocket Protectors v. City of Sacramento (2004) 124 Cal. App.4th 903, 926-927; Sundstrom v. County of Mendocino (1974) 202 Cal.App.3d 29G, 304. "Citizens of Goleta Valley v. Bd. of Supervisors (1990) 52 Cal.3d 553, 564 (Coletta Valley), internal citations omitted. i.s County of Inyo v. Yorty (1973) 32 Cal.App.3d 795, 810. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 5 have a significant environmental impact.16 "[S]ignificant effect on the environment" is defined as "a substantial, or potentially substantial, adverse change in the environment."17 An effect on the environment need not be "momentous" to meet the CEQA test for significance; it is enough that the impacts are "not trivial."18 Substantial evidence, for purposes of the fair argument standard, includes "fact, a reasonable assumption predicated upon fact, or expert opinion supported by fact."19 Whether a fair argument exists is a question of law that the court reviews de novo, with a preference for resolving doubts in favor of environmental review.20 In reviewing a decision to prepare a negative declaration rather than an EIR, courts "do not defer to the agency's determination."21 The fair argument standard creates a "low threshold" for requiring preparation of an EIR and affords no deference to the agency's determination.22 Where substantial evidence supporting a fair argument of significant impacts is presented, the lead agency must prepare an EIR "even though it may also be presented with other substantial evidence that the project will not have a significant effect."23 A reviewing court must require an EIR if the record contains any "substantial evidence" suggesting that a project "may have an adverse environmental effect"-even if contrary evidence exists to support the agency's decision. 24 Where experts have presented conflicting evidence on the extent of the environmental effects of a project, the agency must consider the effects to be significant and prepare an EIR.25 In short, when "expert opinions clash, an EIR lil Pub. Res. Code§ 21151; 14 CCR§ 15064(!); Citizens for Responsible Equitable Envt'l Dev. v. City of Chula Vista (CREED") (2011) Hl7 Cal.App.4th 327, 330-331; Communitie.s for a Better Env't v. South Coast Air Quality Mgmt. Dist. (2010) 48 Cal.4th 310, 319 ("CBE u. SCAQMD'). 17 Pub. Res. Code~ 2106S; 14 CCR§ 153S2; County Sanitation Dist. No. 2 v. County of Kern (2005) 127 Cal.App.4th 1544, 1581. 18 No Oil, Inc. u. City of Los Angeles (1974) 13 Cal.3d 68. 83 fn. 16. rn Pub. Res. Code~ 21080(e)(l} (emphasis added); CREED, Hl7 Cal.App.4th at 331. 2° CREED. 197 Cal.App.4th at 331; Pocket Protectors, 124 Cal.App.4th at 927. 21 Mejia u. City of Los A.n1sele.s (2005) 130 Cal.App.4th 322, 332; Sierra Club ,,_ County of Sonoma (1992) G Cal.App.4th 1307, 1:318. 22 Pocket Protectors, 124 Cal.App.4th at 928. 23 Pub. Res. Code§ 2115l(a); 14 CCR§ 150G4(f)(l); Pocket Protectors, 124 Cal.App.4th at 927; County Sanitation Dist. No. 2, 127 Cal.App.4th at 1579 ("where the question is the sufficiency of the evidence to support a fair argument, deference to the agency's determination is not appropriate.'') (quoting Sierra Club). "Mejia. 130 Cal.App.4th at 332-333. 25 Pocket Protectors, 124 Cal.App.4th at 935; Sierra Club, G Cal.App.4th at 1317-1318; CEQA Guidelines§ 15064(!)(5). fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 6 should be done."26 "It is the function of an EIR, not a negative declaration, to resolve conflicting claims, based on substantial evidence, as to the environmental effects of a project."27 In the context of reviewing a mitigated negative declaration, "neither the lead agency nor a court may 'weigh' conflicting substantial evidence to determine whether an EIR must be prepared in the first instance."28 Where such substantial evidence is presented, "evidence to the contrary is not sufficient to support a decision to dispense with preparation of an EIR and adopt a negative declaration, because it could be 'fairly argued' that the project might have a significant environmental impact."29 With respect to this Project, the MND fails to satisfy the basic purposes of CEQA. The MND fails to adequately disclose, investigate, and analyze the Project's potentially significant impacts, and fails to provide substantial evidence to conclude that impacts will be mitigated to a less than significant level. Because the MND lacks basic information regarding the Project's potentially significant impacts, the MND's conclusion that the Project will have a less than significant impact on the environment is unsupported. 30 The City failed to gather the relevant data to support its finding of no significant impacts, and substantial evidence shows that the Project may result in potentially significant impacts. As detailed herein, a fair argument can be made that the Project may cause significant impacts requiring the preparation of an EIR. III. THE MND FAILS TO PROVIDE A COMPLETE PROJECT DESCRIPTION CEQA requires that an Initial Study include a description of the project and an identification of the environmental setting.'31 "An accurate and complete project description is necessary for an intelligent evaluation of the potential environmental impacts of the agency's action."32 Accordingly, a lead agency may not hide behind its failure to obtain a complete and accurate project description.33 Without a complete project description, the environmental analysis under CEQA is impermissibly limited, thus minimizing the project's impacts and undermining meaningful public review.a 4 CEQA Guidelines Section 15378 defines "project" to 26 Pocket Protectors, 124 Cal.App.4th at 928; Sierra Club, G Cal.App.4th at 1317-1318. 27 Pocket Protectors. 124 Cal.App.4th at 935. 2 8 Pocket Protectors, 124 Cal.App.4th at 935. 29 Sundstrom, 202 Cal.App.3d at 310 (citation omitted). ""Pub.Resources Code, ~ 21064.5. ii CEQA Guidelines,§ 1506:3, subd. (d). 32 County of Inyo v. City of Los Angeles (1977) 71 Cal.App.3d 185. 192-193. Tl Sundstrom v. County of 111endocino (1988) 202 Cal.App.:3d 29G, 311 ('-Sundstrom"). " See. e.g .. Laurel Heights Improvement Assn. v. Regents of the Univ. of Cal. (1988) 4 7 Cal.3d 376. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 7 mean "the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment."35 Courts have explained that a complete description of a project must "address not only the immediate environmental consequences of going forward with the project, but also all "reasonably foreseeable consequence[s] of the initial project.""" "If a[n] ... EIR ... does not adequately apprise all interested parties of the true scope of the project for intelligent weighing of the environmental consequences of the project, informed decision-making cannot occur under CEQA and the final EIR is inadequate as a matter of law."a 7 The MND fails to include an accurate and complete project description because it fails to include any description of the emergency backup generator that will be required for the Project site. The Project site is an "Ambulatory Care Facility" within the meaning of the California Building Code. The Code defines Ambulatory Care Facility as any "[b]uildings or portions thereof used to provide medical, surgical, psychiatric, nursing or similar care on a less than 24-hour basis to persons who are rendered incapable of self-preservation by the services provided or staff has accepted responsibility for care recipients already incapable."38 The Project description states that the proposed Project includes: "Building 1 is three- stories, 94,700 square feet and includes medical offices, an urgent care, and potentially labs and radiology services. Building 2 is a two-story, 20,000 square foot outpatient surgery facility. All medical appointments and procedures will be outpatient care, no emergency services or overnight care is proposed.""" Title 24 of the California Building Code, Chapter 27 requires ambulatory care centers to have backup generators. Section 422.6 of the Building Code provides "[i]n ambulatory care facilities, the essential electrical system for electrical components, equipment and systems shall be designed and constructed in accordance with the provisions of Chapter 27 and NFPA 99. Chapter 27 requires Stationary emergency and standby power generators required by this code shall be listed in accordance with UL 2200. The Project description's omission of the backup generator results in an inadequate analysis of the potential air quality, health risk, and greenhouse gas emissions from operation of the Project. Dr. Clark confirms that the CalEEMOD analysis does not include air emissions associated with the backup generator. With 35 CEQA Guidelines § 15378. "" Lau.rel Heiphts I. 47 Cal. 3d 376, 398 (emphasis added); see also Vineyard .4rea Citizens for Responsible Growth, Inc. v. City of Rancho Cordo,•a (2007) 40 Cal. 4th 412, 449-50. 37 Riuerwatch v. Olivenhain Municipal Water Dist. (2009) 170 Cal. App. 4th 1186. 1201. '38 California Building Code § 202. 39MND. p. 2. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 8 the increased instances of extreme heat events, emissions associated with the use of a backup generator at the Project site are likely to be significant. A backup generator would operate during unscheduled events like Public Safety Power Shutoff ("PSPS") events and extreme heat events ("EHEs"). Although such events are unscheduled, they occur frequently enough in California that they are reasonably foreseeable. For example, the total duration of PSPS events in California lasted between 141 hours to 154 hours in 2019. In 2021, two EHEs have been declared so far, which lasted 120 hours combined .. These conditions are expected to increase in severity. 40 The California Hospital Building Safety Board -Energy Conservation and Management Committee, which governs California Hospitals, has noted this increased trend of EHEs, PSPS, and increased generator requirements and now recommended in a recent white paper that for hospitals to provide even basic care "[hospitals] must provide backup power in excess of the 96 hours" in the event of PSPS.41 Since the Project's primary use will be patient care, Dr. Clark explains that, in order to meet existing medical safety board recommendations and adequately serve patients, the Project must not only provide backup generation, it must provide more backup generating power than an average commercial or retail facility to comply with State law. An EIR must be prepared which fully discloses all components of the Project, including the legally required emergency backup generator. IV. THE MND FAILS TO PROVIDE AN ADEQUATE DESCRIPTION OF THE ENVIRONMENTAL SETTING The MND fails to adequately describe the environmental setting against which the Project's environmental impacts are to be measured for several critical aspects of the Project, including Valley Fever. This contravenes the fundamental purpose of the environmental review process, which is to determine whether there "' OEHHA, Extreme Heat Events, February 11, 2019, https://oehha.ca.gov/epic/changes- climate/extreme-heat-events (showing that frequency of extreme heat events is increasing); NASA Earth Observatory, California Heatwave Fits a Trend, September 6, 2020, https:/ / eartho b servatory .nasa. gov/images/14 72 56/ california -heatwave-fits-a -trend (showing trends toward longer and more intense heat.waves in Southern California). --H Cal Hospital Building Safety Board -Energy ConserYation and Management Con1mittee, Microgrids for Healthcare Facilities Whitepaper, ,January 13 2021, https://oshpd.ca.gov/wp· content/uploads/2021/01/HBSB-MICROGRID-CONSOLIDATED-DRAFT -1.13.21-A.pdf. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 9 is a potentially substantial, adverse change compared to the existing setting. 42 CEQA requires that a lead agency include a description of the physical environmental conditions, or "baseline," in the vicinity of the project as they exist at the time environmental review commences. 43 As the courts have repeatedly held, the impacts of a project must be measured against the "real conditions on the ground."44 The description of the environmental setting constitutes the "baseline" physical conditions against which the lead agency assesses the significance of a project's impacts. 40 An Environmental Setting is required "to give the public and decision makers the most accurate and understandable picture practically possible of the project's likely near-term and long-term impacts.46 The MND fails to analyze the environmental setting with respect to Valley Fever. This is particularly concerning because Riverside County has seen dramatic increases in instances of Valley Fever rates from 2013 to 2019. In fact, rates of Valley Fever have increased from 34 cases or a rate of 1.5 in 100,000 population per year in 2013, to 38 cases or a rate of 1.6, to 59 cases or a rate of 2.5 in 2015, to 65 cases or a rate of 2.8 in 2016, to 134 cases or a rate of 5.6 in 2017, to 255 cases or a rate of 10.4 in 100,000 in 2019.47 Dr. Clark cites publicly available substantial evidence showing that populations most at risk of contracting Valley Fever are construction and agricultural workers. 4' Further, Dr. Clark cites substantial evidence from the California Department of Public Health Surveillance and Statistics Section that confirms that Valley Fever is a significant unaddressed issue in the MND. Dr. Clark concludes that the risk of construction workers' exposure to Valley Fever spores and potentially contracting the disease represents a significant health "CEQA Guidelines.§ 15063, subd. (d). '" CEQA Guidelines,~ 15125(a); Cnmmunities fnr a Better Environment v. South Cnast Air Quality Management Dist. (2010) 48 Cal. 4th :310, 321 ("'CBE ,,. SCAQMD"). « CBE v. SCAQMD. 48 Cal. 4th at 321; Save Our Peninsula Com. u. Jl[onterey County Bd. of Supen•isors (2001) 87 Cal.App.4'h 99, 121-22; City of Carmel-by-the-Sea,,. Bd. of Supen•isors of Monterey County (1986) 183 Cal.App.3d 229, 246. "CEQA Guidelines,~ 15125(a); CBE v. SCAQMD, 48 Cal. 4th at 321. '" 14 CCR§ 15125(a). " California Department of Public Health, Epidemiologic Summary of Valley Fever (Coccidioidomycosis) in California, 2019, Table 1. Coccidioidomycosis, Cases and Incidence Rates by Health Jurisdiction. California, 20l3- 2019https://www.cdph.ca.gov/Programs/CID/DCDC/CDPH%20Document%20Library/CocciEpiSumm ary2019.pdf. --±8 Lawrence L. Schmelzer and R. Tabershaw, Exposure Factors in Occupational Coccidioidomycosis, American Journal of Public Health and the Nation's Health, v. 58, no. 1, 1968, pp. 107-11:3, Table 3; available at http://www.ncbi.nlm.nih.gov/pmc/articles/PMC1228046/?pag·e=l. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 10 concern which must be analyzed in the environmental setting and air quality impact sections of an EIR. The MND's failure to adequately analyze the environmental setting with respect to Valley Fever results in the MND's failure to adequately analyze the potentially significant impacts to construction workers and other nearby sensitive receptors from exposure to Valley Fever. V. AN EIR IS REQUIRED FOR THE PROJECT BECAUSE THERE IS SUBSTANTIAL EVIDENCE SUPPORTING A FAIR ARGUMENT THAT THE PROJECT MAY HAVE SIGNIFICANT, UNMITIGATED AIR QUALITY IMPACTS A negative declaration is improper, and an EIR must be prepared, whenever it can be fairly argued on the basis of substantial evidence that the project may have a significant environmental impact. 49 "[S]ignificant effect on the environment" is defined as "a substantial, or potentially substantial, adverse change in the environment."50 An effect on the environment need not be "momentous" to meet the CEQA test for significance; it is enough that the impacts are "not trivial."01 Substantial evidence, for purposes of the fair argument standard, includes "fact, a reasonable assumption predicated upon fact, or expert opinion supported by fact."02 Moreover, the failure to provide information required by CEQA is a failure to proceed in the manner required by CEQA.5 '3 Challenges to an agency's failure to proceed in the manner required by CEQA, such as the failure to address a subject required to be covered in an MND or to disclose information about a project's environmental effects or alternatives, are subject to a less deferential standard than challenges to an agency's factual conclusions.54 Even when the substantial evidence standard is applicable to agency decisions to certify an MND and approve a project, reviewing courts will not 'uncritically rely on every study or analysis presented by a "'PRC~ 21151; 14 CCR~ 15064(f); Citizen.< for Re.,ponsihle Equ.itahle Envt'l Dev. v. City of Chula Vista (''CREED") (2011) 197 Cal.App.4th :327, 330-31; Communities for a Better End"· South Coast Air Quality Mgmt. Dist. (2010) 48 Cal.4th 310. 319 ("CBE "· SCAQMD'). 50 PRC§ 21068; 14 CCR§ 15:382; County Sanitation Dist. No. 2 "· County of Kern (2005) 127 Cal.App.4th 1544. 1581. '1 No Oil. Inc. u. City of Ln.s An{{eles (1974) 13 Cal.3d 68, 83. 52 PRC§ 21080(e)(l) (emphasis added); CREED, 197 Cal.App.4th at :331. 33 Sierra Club v. State Bd. Of Forestry (1994) 7 Cal.4th 1215. 1236. 50 Vineyard Area Citizens for Responsible Grou•th, Inc. ,,. City of Rancho Cordova (2007) 40 Cal.4th 412, 435. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 11 project proponent in support of its position. A clearly inadequate or unsupported study is entitled to no judicial deference."'55 CARE CA's expert presented direct and substantial evidence raising a fair argument that the Project will have significant environmental impacts. An EIR must be prepared to further evaluate and mitigate the significant impacts to less than significant levels. A. Substantial Evidence Supports a Fair Argument that the Project May Result in Potentially Significant Impacts from the Backup Generator The MND fails to analyze the Project's potentially significant environmental impacts from the use of backup generators. Backup generators would be used for Project construction. Operational backup generators would also be required by Title 24 of the California Building Code, Chapter 27. The MND does not disclose whether backup generators will be used during project operation. However, Title 24 of the California Building Code, Chapter 27 requires ambulatory care centers, like the Project, to have backup generators. Additionally, the Project may be required to have an additional emergency backup generator to supply emergency power to the elevator system in the case of a loss of power. It is therefore reasonably foreseeable (and required by law) that the Project will utilize backup generation during both Project construction and operation. Backup generators can significantly impact air quality, GHG emissions, and public health through DPM emissions.5G Therefore, since the Project involves the "Berkeley Jet.s, 91 Cal.App.4th at 1355. 56 California Air Resources Board, Emission Impact: Additional Generator Usage Associated with Power Outage (January 30, 2020), available at https://ww2.arb.ca.gov/resources/documents/emissions-impact-generator-usage-during-psps (showing that generators connuonl:v rely on gasoline or diesel, and that use of generators during power outages results in excess en1issions); California Air Resources Board, Use of Back-up Engines for Electricity Generation During Public Safety Power Shutoff Events (October 25, 2019), available at https:/ /ww2. arb. ca.gov /resources/ docun1ents/use-back-engines-electricity-generation-during -public- safety-power-shutoff ('When electric utilities de-energize their electric lines, the demand for back-up power increases. This demand for reliable back-up power has health impacts of its own. Of particular concern are health effects related to emissions from diesel back-up engines. Diesel particulate matter (DPM) has been identified as a toxic air contaminant, con1posed of carbon particles and numerous organic compounds, including over forty known cancer-causing organic substances. The majority of DPM is small enough to be inhaled deep into the lungs and make them more susceptible to injury. lV[uch of the back-up power produced during PSPS events is expected to come from engines regulated fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 12 reasonably foreseeable use of a backup generators, the MND's failure to disclose the impacts of emissions resulting from the use of such generator sis a failure to disclose all "reasonably foreseeable consequence[s] of the initial project."57 These consequences may include significant air quality, GHG emissions, and public health impacts. According to SCAQMD Rules 1110.2·5~ and 1470,·5~ backup generators are allowed to operate for up to 200 hours per year, and operate for maintenance up to 50 hours per year. Further, a back-up generator would operate during unscheduled events like Public Safety Power Shutoff ("PSPS") events and extreme heat events ("EHEs"). Although such events are unscheduled, they occur frequently enough in California that they are reasonably foreseeable. For example, the total duration of PSPS events in California lasted between 141 hours to 154 hours in 2019. In 2021, two EHEs have been declared so far, which lasted 120 hours combined. These two EHEs would have tripled the calculated yearly DPM emissions from the Project. These conditions are expected to increase in severity.60 Therefore, a failure to consider this source of emissions drastically underestimates the Project's air quality, GHG, and public health impacts. An EIR must be prepared to analyze these potentially significant impacts. B. The MND Fails to Include a Health Risk Analysis, in Violation of CEQA and the General Plan CEQA requires that a project's health risks "must be 'clearly identified' and the discussion must include 'relevant specifics' about the environmental changes attributable to the Project and their associated health outcomes."61 Courts have held that an environmental review document must disclose a project's potential health risks to a degree of specificity that would allow the public to make the correlation between the project's impacts and adverse effects to human health.62 by CARB and California's 35 air pollution control and air quality management districts (air districts)") . .s; Laurel Heights I, 47 Cal. 3d 376, 398. " Available at http://www.aqmd.gov/docs/ default-source/rule-book/reg• xi/rule-1110-2. pdf. 59 Available at https://www.aqmd.gov/docs/default-source/rule-book/reg-xiv/rule-l470.pdf?sfvrsn=4. "" OEHHA, Extreme Heat Events, February 11, 2019, https://oehha.ca.gov/epic/changes- climate/extreme-heat-events (showing that frequency of extreme heat events is increasing); NASA Earth Observatory, California Heatwave Fits a Trend, September 6, 2020, https:/ / eartho b servatory .nasa. gov/images/14 72 56/ california -heatwave-fits-a -trend (showing trends toward longer and more intense heat.waves in Southern California). ill IS/MND. p. 518. 62 Id. at 518-520; Bakersfield Citizens for Local Control v. City of Bakersfield (2004) 124 Cal.App.4th 1184. fif;7;).()0/'iaep Qprinted on recycled paper June 5, 2023 Page 13 Additionally, General Plan Policy 6.1 specifically requires the City to "[a]void locating new air quality-sensitive uses (schools, child care centers, senior centers, medical facilities, and residences) in proximity to sources of localized air pollution (e.g., Interstate 10, high traffic roads, certain industrial facilities), and vice versa. Where such uses are located within 500 feet of each other, require preparation of a health impact assessment (HIA) or similarly effective health analysis as part of the CEQA environmental review process, to analyze the significance of the health impact on sensitive land uses and incorporate project-specific mitigation measures to reduce potential impacts."Ba The MND provides that "[t]he nearest sensitive receptors to the Project site include the future 330-unit residential development 120 feet to the north site, future 196-unit residential project and University Dog Park 100 feet south of the site, University Park East (park) located 0.18 miles southeast of the site, and multi- family homes (The Vineyards at Palm Desert) located 0.33 miles southeast of the site."64 Both the 330-unit Millennium Apartments and the University Park 196 Projects are under construction, according to the City's website.65 As such, the Millennium Apartments and the University Park 196 residences may be built by the time construction of Phase 1 begins, and likely by the time construction of Phase 2 begins. Additionally, operational air quality impacts of the Project were required to be analyzed in an HIA in accordance with the General Plan. The Project's operational impacts may have adverse impacts on the future residential sensitive receptors."" The MND lacks an HIA or any other quantitative analysis of the Project's health risk. The MND's failure to include an HIA results in the failure to analyze the health impacts of construction and operation to on-site workers or nearby sensitive receptors. Courts have held that an environmental review document must disclose a project's potential health risks to a degree of specificity that would allow the public to make the correlation between the project's impacts and adverse effects to human health. 67 The Project will be built in two phases, both ranging from 18 to 24 months. CEQA requires that the health risk from each of these construction phases be quantified and disclosed. A quantified HIA is commonly conducted to determine "'' City of Palm Desert General Plan (November 10, 201G), p. 84, https://www.palmdesert.gov/home/showpublisheddocument/16858/636253446478270000. (iC MND, p. 24, https://www .palmdesert.gov/home/showpublisheddocument/33835/638197 418217100000 . r;° City of Paln1 Desert, Development Services, Current Projects in Palm Desert, https://www.palmdesert.gov/departments/planning/projects. 1313 Clark Con1ments, p. 4. 67 Id. at 518-520; Bakersfield Citizens for Local Control v. City of Bakersfield (2004) 124 Cal.App.4th 1184. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 14 if a Project's construction hazardous air pollutant ("HAP") emissions would cause a significant health impact.68 Construction equipment emits DPM, which is a HAP and potent carcinogen.69 Construction workers and nearby residents will be exposed to DPM emissions during construction. An EIR must be prepared which quantifies the Project's construction and operational emissions of toxic air contaminants ("TAC"), and compares them to the SCAQMD's quantitative cancer threshold of IO/million, 70 in order to adequately links the Project's air quality effects to human health consequences.71 Absent this analysis, the City lacks substantial evidence to conclude that the Project's health risk impacts are less than significant. C. Project Health Impacts are Potentially Significant and Unmitigated Under the fair argument standard, a lead agency "shall" prepare an EIR whenever substantial evidence in the whole record before the agency supports a fair argument that a project may have a significant effect on the environment. 72 The phrase "significant effect on the environment" is defined as "a substantial, or r;~ Office of Environmental Health Hazard Assessment (OEHHA), Risk Assessment Guidelines: Guidance Manual for Preparation of Health Risk Assessment, February 2015; may be requested at https://oehha.ca.gov/n1edia/downloads/crnr/2015guidancen1anual.pdf. 69 Cal/EPA OEHHA and American Lung Association of California, Health Effects of Diesel Exhaust; https://oehha.ca.gm·/media/downloads/calenviroscreen/indicators/diesel4-02.pdf. See also OEHHA, Appendix A: Hot Spots Unit Risk and Cancer Potency Values, p. 1 (DPM unit risk = 3 E-4); https://oehha.ca.gov/media/CPFs042909.pdf and OEHHA, Diesel Exhaust Particulate; https:// oehha. ca. goy/ chemicals/ diesel-exhaust-particulate#: ~:text=Cancer 0A'.,20Potency%20lnformation&text=Listed%20as%20Particulate%20Emissions%20from,(ug%2Fm:3)% 2Dl. "' See South Coast AQMD Air Quality Significance Thresholds, available at https://www.google.com/url?sa=t&rct=j&q=&esrc=s&somce=web&cd=&cad=rja&uact=8&ved=2ahU KEwjcloThoK3 AhUUHTQIHcYKBTsQFnoECAoQAQ&url=https%3A%2F%2Fwww.agmd.gov%2Fd ocs0A'., 2F default-source% 2Fceq a 0;{, 2Fhandbook% 2F south -coast-aqmd -air-quality-significance- thresholds.pdf% 3Fsfvrsn %3D 25&usg= A OvVaw07n1O Z u8N vvtfo 0AnstLM G. 71 Sierra Cluh v. Cnunty nf Fresnn (2018) 6 Cal.5th 502, 519; Bakersfield Citizens fnr Lncal Cnntrnl v. City of Bakersfield (2004) 134 Cal.App.4th 1184, 1220 ('After reading the EIRs, the public would have no idea of the health consequences that result when n10re pollutants are added to a nonattainment basin. On remand, the health impacts resulting from the adverse air quality impacts must be identified and analyzed in the new EIRs."). 72 Pub. Res. Code ~~21080(d), 21082.2(d); 14 Cal. Code Reg. ~~ 15002(k)(3), 15064(f)(l), (h)(l); Laurel Heights Impro"ementAssn. ,,. Regents of the Uni". of Cal. (199:3) G Cal.4th 1112, 112:3; No Oil, Inc. v. City of Richmond (1974) 13 Cal.3d 68. 75, 82: Stanislaus Audubon Society. Inc.,,. County of Stanislaus (1995) 3:3 Cal.App.4th 144, 150-151; Quail Botanical Gardens Found., Inc. v. City of Encinitas (1994) 29 Cal.App.4th 1597. 1601-1602. fif;7;).()0/'iaep Qprinted on recycled paper June 5, 2023 Page 15 potentially substantial, adverse change in the environment."73 Dr. James Clark finds a significant health risk that exceeds thresholds from exposure to TAC emissions, which constitutes substantial evidence supporting a fair argument that health risk is significant and unmitigated. Dr. Clark concludes that acute health impacts from diesel particulate matter ("DPM") during construction and operation of the Project would be significant for construction workers and offsite receptors, including those at nearby residences and sensitive receptors. 74 Moreover, the General Plan requires that for sensitive land uses that cannot be avoided within 500 feet of sources of localized air pollution, potential design mitigation options include: a. Providing residential units with individual HVAC systems in order to allow adequate ventilation with windows closed; b. Locating air intake systems for heating, ventilation, and air conditioning (HVAC) systems as far away from existing air pollution sources as possible; c. Using HEPA air filters in the HVAC system and developing a maintenance plan to ensure the filtering system is properly maintained; and d. Utilizing only fixed windows next to any existing sources of pollution. e. Using sound walls, berms, and vegetation as physical barriers. f. Notifying new potential home buyers of risks from air pollution. The MND does not include these measures, in violation of the General Plan and thus does not adequately mitigate the Project's health risk impacts. The City must prepare an EIR which includes an acute health risk assessment for both Project construction and operation to reduce health risk to less than significant levels. D. Valley Fever Impacts Are Potentially Significant and Unmitigated Construction workers are at significant risk of developing Valley Fever.70 However, the potentially exposed population is much larger than construction workers because the non-selective raising of dust during Project construction will carry the very small spores, 0.002-0.005 millimeters ("mm"), into off-site areas, 73 Pub. Resources Code, § 21068. 7~ Clark Comments, p. 4. ;.s Clark Comments. p. 4. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 16 potentially exposing large non-construction worker populations. 76 Many of the Project components, for example, are adjacent to sensitive receptors, including residential areas, schools, parks, and future development resulting in significant public health impacts. 77 Valley fever spores can be carried on the winds into surrounding areas, exposing farm and vineyard workers, students at nearby schools, and residents adjacent to many of the construction sites. Valley Fever spores, for example, have been documented to travel as much as 500 miles 7~ and, thus, dust raised during construction could potentially expose a large number of people hundreds of miles away. In order to reduce the Project's potentially significant Valley Fever impacts to the greatest extent feasible, Dr. James Clark recommends that the Project include the following measures to mitigate fugitive dust: 1. A site specific Valley Fever Dust Management Plan should be prepared that includes a site-specific work plan (SWP) as well as a sampling and analysis plan (SAP) to measure the amount of Coccidiodes immitis present in soils at the Site prior to any soil disturbance on site. The SWP and SAP should detail the goals of the investigation(s), the collection methods, the number of samples to be collected, and the minimum detection requirements. The results of the investigation should be presented to the South Coast Air Quality Management District (SCAQMD) to ensure compliance with the goals of the SAP and approval of the investigation results. 2. Include specific requirements in the Project's Injury and Illness Prevention Program (as required by Title 8, Section 3203) regarding safeguards to prevent Valley Fever. 3. Control dust exposure: 7G Clark Co111ments, p.4 .. ,, MND, p. 24. a. Apply chemical stabilizers at least 24-hours prior to high wind event; b. Apply water to all disturbed areas a minimum of three times per day. Watering frequency should be increased to a minimum of four times per day if there is any evidence of visible wind-driven fugitive dust; c. Provide National Institute for Occupational Safety and Health (NIOSH)-approved respirators for workers with a 78 Da,-id Filip and Sharon Filip, Valley Fever Epidemic, Golden Phoenix Books, 2008, p. 24. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 17 prior history of Valley Fever. d. Half-face respirators equipped with a mm1mum N-95 protection factor for use during worker collocation with surface disturbance activities. Half-face respirators equipped with N-100 or P-100 filters should be used during digging activities. Employees should wear respirators when working near earth-moving machinery. e. Prohibit eating and smoking at the worksite, and provide separate, clean eating areas with hand-washing facilities. f. Avoid outdoor construction operations during unusually windy conditions or in dust storms. g. Consider limiting outdoor construction during the fall to essential jobs only, as the risk of cocci infection is higher during this season. 4. Prevent transport of cocci outside endemic areas: a. Thoroughly clean equipment, vehicles, and other items before they are moved off-site to other work locations. b. Prevent spillage or loss of bulk material from holes or other openings in the cargo compartment's floor, sides, and/or tailgate; c. Load all haul trucks such that the freeboard is not less than six inches when material is transported on any paved public access road and apply water to the top of the load sufficient to limit VDE to 20 percent opacity; or cover haul trucks with a tarp or other suitable cover. d. Provide workers with coveralls daily, lockers (or other systems for keeping work and street clothing and shoes separate), daily changing and showering facilities. e. Clothing should be changed after work every day, preferably at the work site. f. Train workers to recognize that cocci may be transported offsite on contaminated equipment, clothing, and shoes; alternatively, consider installing boot-washing. g. Post warnings onsite and consider limiting access to visitors, especially those without adequate training and respiratory protection. 5. Improve medical surveillance for employees: fif;7;)-00!'iaep a. Employees should have prompt access to medical care, including suspected work-related illnesses and injuries. b. Work with a medical professional to develop a protocol to medically evaluate employees who have symptoms of Qprinted on recycled paper June 5, 2023 Page 18 Valley Fever. c. Consider preferentially contracting with 1-2 clinics in the area and communicate with the health care providers in those clinics to ensure that providers are aware that Valley Fever has been reported in the area. This will increase the likelihood that ill workers will receive prompt, proper and consistent medical care. d. Respirator clearance should include medical evaluation for all new employees, annual re-evaluation for changes in medical status, and annual training, and fit-testing. e. If an employee is diagnosed with Valley Fever, a physician must determine if the employee should be taken off work, when they may return to work, and what type of work activities they may perform. Dr. Clark recommends that the City implement each of these measures as additional mitigation measures in an EIR. The United States Department of Labor Occupational Safety and Health Administration ("OSHA") requires that a respirator shall be provided to each employee when such equipment is necessary to protect the health of such employee. The employer shall provide the respirators which are applicable and suitable for the purpose intended. The employer shall be responsible for the establishment and maintenance of a respiratory protection program, which shall include the requirements outlined in paragraph (c) of this section. The program shall cover each employee required by this section to use a respirator.79 Dr. Clark recommends that the Project implement a mandatory respiratory protection program that requires National Institute for Occupational Safety and Health ("NIOSH")-approved respirators be worn while performing or in the near vicinity of job activities that create airborne dust. NIOSH-approved respirators are necessary because "Household materials such as washcloths, bandanas, and handkerchiefs do not protect workers from breathing in dust and spores."80 The City must circulate an EIR to include these feasible mitigation measures. ,8 29 C.F.R. § 1910.LH(a)(2) (200G). 8° CDPH Preventing Work-Related Coccidioidomycosis (Valley Fever) Preventing Valley FeYer Exposure, a,,ailable at: http://elcosh.org/document/3G84/d001224/preventing+work- related+coccidioidomvcosis+(Ya11ev+fever).htn1l. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 19 VI. THE CITY LACKS SUBSTANTIAL EVIDENCE TO APPROVE THE PROJECT'S LAND USE PERMITS The Project requires a number of discretionary entitlements and related approvals under local City plans and codes, including a Specific Plan Amendment to the University Neighborhood Specific Plan81 to allow medical uses in the Neighborhood Center (NC) designation and to provide specific standards for medical offices, clinics, and professional offices. The project also includes a Tentative Parcel Map to subdivide the site into two parcels. Where a local or regional policy of general applicability, such as an ordinance, is adopted in order to avoid or mitigate environmental effects, a conflict with that policy constitutes a significant land use impact and, in itself, indicates a potentially significant impact on the environment. 82 Any inconsistencies between a proposed project and applicable plans must be discussed in an EIR.83 A project's inconsistencies with local plans and policies also constitute significant impacts under CEQA.84 The City must circulate an EIR to adequately disclose and mitigate the significant land use impacts discussed below. A. Specific Plan Amendment The Project is seeking an Amendment to the University Neighborhood Specific Plan8'' to allow medical uses in the Neighborhood Center (NC) designation and to provide specific standards for medical offices, clinics, and professional offices. Specific plans shall be considered by the Planning Commission with a recommendation to the City Council. SG The following findings shall be made by the Council prior to approval of any specific plan or specific plan amendment: 1. Consistent with the General Plan. The specific plan or amendment is consistent with the goals, objectives, and policies of the General Plan. 81 City of Palm Desert. UniYersity Neighborhood Specific Plan (Jan. 7. 2017), https://www.palmdesert.gov/home/showpublisheddocument/21227/636463344552130000. 82 See, Pocket Protectors ,,. Sacramento (2005) 124 Cal.App.4th 903. 83 14 CCR§ 15125(d); City of Long Beach v. Los Angeles Unif School Dist. (2009) 176 Cal. App. 4th 889, 918; Friends of the Eel River v. Sonoma County Water Agency (2003) 108 Cal. App. 4th 859, 87 4 (EIR inadequate when Lead Agency failed to identify relationship of project to relevant local plans). "Endanf{ered Habitat., Leapue. Inc. v. County of Oranpe (2005) 131 Cal.App.4th 777, 783-4, 32 Cal.Rptr.3d 177; see also, County of El Dorado v. Dept. of Transp. (2005) 133 Cal.App.4th 1376. 85 City of Palm Desert. UniYersity Neighborhood Specific Plan (Jan. 7. 2017), https://www.palmdesert.gov/home/showpublisheddocument/21227/G3G4G3344552130000. 8 il Palm Desert Municipal Code§ 25.78.080. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 20 2. Public Welfare. The specific plan or amendment will not create conditions materially detrimental to the public health, safety, and general welfare. 3. Land Use Compatibility. The specific plan or amendment is compatible with zoning on adjacent properties, and ensures development of desirable character that will be harmonious with surrounding properties. 4. Property Suitability. The specific plan or amendment is suitable and appropriate for the location, access, and topography for the development of the subject property. 5. CEQA. The specific plan or amendment has been reviewed in compliance with the provisions of the California Environmental Quality Act. s7 i. Specific Plan Amendment's Consistency With The General Plan "Once a general plan is in place, it is the province of elected city officials to examine the specifics of a proposed project to determine whether it would be 'in harmony' with the policies stated in the plan."88 Here, in order to approve a Specific Plan Amendment, it is the role of the City to determine the Project's consistency with the General Plan. The MND lacks substantial evidence to demonstrate that the Project satisfies the mandatory General Plan consistency requirements for approving a Specific Plan Amendment. The Project is not consistent with the General Plan because the Project violates General Plan Policy 6.1 which requires the City to "[a]void locating new air quality-sensitive uses (schools, child care centers, senior centers, medical facilities, and residences) in proximity to sources of localized air pollution (e.g., Interstate 10, high traffic roads, certain industrial facilities), and vice versa. Where such uses are located within 500 feet of each other, require preparation of a health impact assessment (HIA) or similarly effective health analysis as part of the CEQA environmental review process, to analyze the significance of the health impact on sensitive land uses and incorporate project-specific mitigation measures to reduce potential impacts."8 ~ The MND provides that "[t]he nearest sensitive receptors to the Project site include the future 330-unit residential development 120 feet to the north site, 87 Palm Desert Municipal Code§ 25.78.080. 88 California Native Plant Society v. City of Rancho Cordova (2009) 1 72 Cal.App.4th 603. 638. 88 City of Palm Desert General Plan (November 10, 201G), p. 84, https://www.palmdesert.gov/home/showpublisheddocument/16858/636253446478270000. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 21 future 196-unit residential project and University Dog Park 100 feet south of the site, University Park East (park) located 0.18 miles southeast of the site, and multi- family homes (The Vineyards at Palm Desert) located 0.33 miles southeast of the site."90 Both the 330-unit Millennium Apartments and the University Park 196 Projects are under construction, according to the City's website.SI As such, the Millennium Apartments and the University Park 196 residences may be built by the time construction of Phase 1 begins, and likely by the time construction of Phase 2 begins. Additionally, operational air quality impacts of the Project were required to be analyzed in an HIA in accordance with the General Plan. The Project's construction and operational impacts may have adverse impacts on the future residential sensitive receptors, but were not analyzed in an HIA, as required by the General Plan. Further, the General Plan requires that for sensitive land uses that cannot be avoided within 500 feet of sources of localized air pollution, potential design mitigation options include: a. Providing residential units with individual HVAC systems in order to allow adequate ventilation with windows closed; b. Locating air intake systems for heating, ventilation, and air conditioning (HVAC) systems as far away from existing air pollution sources as possible; c. Using HEPA air filters in the HVAC system and developing a maintenance plan to ensure the filtering system is properly maintained: and d. Utilizing only fixed windows next to any existing sources of pollution. e. Using sound walls, berms, and vegetation as physical barriers. f. Notifying new potential home buyers of risks from air pollution. The MND does not include these measures, in violation of the General Plan. The City must circulate an EIR which includes these measures in a mitigation monitoring and reporting program to comply with local law and CEQA. Dr. Clark concludes that the receptors in the Millennium Apartments and the University Park 196 development would be exposed to toxic air contaminants released during Project construction and operation, including exhaust and diesel particulate matter ("DPM"). Diesel exhaust has been linked to a range of serious ,io MND, p. 24, https://www .palmdesert.gov/home/showpublisheddocument/33835/638197 418217100000 . 91 City of Palm Desert, Development Services, Current Projects in Palm Desert, https://www.palmdesert.gov/departnients/planning/projects. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 22 health problems including an increase in respiratory disease, lung damage, cancer, and premature death.92 ,93 ,94 Fine DPM is deposited deep in the lungs in the smallest airways and can result in increased respiratory symptoms and disease; decreased lung function, particularly in children and individuals with asthma; alterations in lung tissue and respiratory tract defense mechanisms; and premature death."° Exposure to DPM increases the risk of lung cancer. It also causes non- cancer effects including chronic bronchitis, inflammation of lung tissue, thickening of the alveolar walls, immunological allergic reactions, and airway constriction. 96 DPM is a TAC that is recognized by state and federal agencies as causing severe health risk because it contains toxic materials, unlike PM2.s and PM10.97 Dr. Clark confirms that the MND does not quantify the potential health impacts from DPM generated by construction activities or operational activities from the Project on nearby sensitive receptors in a Health Impact Assessment as required by the General Plan.98 The City therefore lacks supporting evidence for its conclusion that the Project would not result in significant health effects. 99 Dr. Clark concludes that the City's failure to perform a Health Impact Assessment is clearly a major flaw in the MND and may be placing the residents of the adjacent structures at risk from the construction phase of the Project. 92 California Air Resources Board, Initial Statement of Reasons for Rulemaking, Proposed Identification of Diesel Exhaust as a Toxic Air Contaminant. Staff Report, June 1998: see also California Air Resources Board, Overview: Diesel Exhaust & Health, https://ww2.arb.ca.gov/resources/overview-diesel-exhaust-and- health#:-:text=Diesel%20Particulate%20Matter%20and%20Health&text=In%201998%2C%20CARB %20identified%20DPM.and%20other%20adverse%20health%20effects. 93 U.S. EPA. Health Assessment Document for Diesel Engine Exhaust. Report EPA/600/8-90/057F, May 2002. 90 Environmental Defense Fund. Cleaner Diesel Handbook. Bring Cleaner Fuel and Diesel Retrofits into Your Neighborhood, April 2005; http://www.edf.org/documents/4941_cleanerdieselhandbook.pdf, accessed ,July 5, 2020. 9-S California Air Resources Board. Initial Statement of Reasons for Rulemaking. Proposed Identification of Diesel Exhaust as a Toxic Air Contaminant, Staff Report. June Hl98. 96 Findings of the Scientific Review Panel on The Report on Diesel Exhaust as adopted at the Panel's April 22, Hl98 Meeting. 97 Health & Safety Code§ :39G55(a) (defining "toxic air contaminant" as air pollutants "which may cause or contribute to an increase in mortality or in serious illness. or which n1ay pose a present or potential hazard to hun1an health. A substance that is listed as a hazardous air pollutant pursuant to subsection (b) of Section 112 of the federal act (42 U.S.C. Sec. 7412 (b)) is a toxic air contan1inant. '') 98 Clark Comments, p. 4. 99 Id. fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 23 ii. Specific Plan's CEQA Compliance Additionally, as shown herein, substantial evidence supports a fair argument that the Project may result in significant environmental impacts requiring preparation of an EIR. Therefore, the Project and its required specific plan amendment was not adequately reviewed in compliance with the California Environmental Quality Act, as required by the Municipal Code to support approval of the Specific Plan Amendment. Therefore, the Planning Commission cannot make the necessary to recommend the City Council approve the Specific Plan Amendment. B. Tentative Parcel Map The Planning Commission must find that the proposed tentative parcel map meets the requirements or conditions of the Municipal Code or the Map Act, otherwise, it shall disapprove the map.100 The commission may waive any irregularities in the proposed map if a determination is made that such irregularity is the result of a technical or inadvertent error which does not materially affect the validity of the map.101 No map shall be approved unless the commission finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan.102 The commission shall deny approval of a tentative map, as required by the Map Act, if it makes any of the following findings: 1. That the density of the proposed subdivision is not consistent with applicable general and specific plans: 2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans; 3. That the site is not physically suitable for the type of development; 4. That the site is not physically suitable for the proposed density of development; 5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; 6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems; 100 Palm Desert Municipal Code§ 26.20.100. 101 Id. at§ 2G.20.100(A). 102 Id. at§ 26.20.lO0(B). fif;7;)-00!'iaep Qprinted on recycled paper June 5, 2023 Page 24 7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision ... ios As shown herein and in the comments of CARE CA's air quality expert, construction air emissions DPM emissions, valley fever, and operational emissions from the backup generator are likely to cause "serious health problems" to nearby sensitive receptors.104 This inconsistency with the Municipal Code's tentative parcel map requirement results in a violation of CEQA. The City must prepare an EIR to analyze the Project's inconsistency with local code, before the Planning Commission can recommend approval by the City Council. VII. CONCLUSION For the reasons discussed above, the MND for the Project is wholly inadequate under CEQA. An EIR must be circulated to provide legally adequate analysis of, and mitigation for, all of the Project's potentially significant impacts. Until an EIR have been issued and circulated for public review, as described herein, the City may not lawfully approve the Project. Attachment KDF:acp 10'3 Palm Desert Municipal Code§ 26.20.100. 10 • Clark Comments. p. 4 -11. fif;7;)-00!'iaep Sincerely, :JfiiJd ~ ~ Kelilah D. Federman Qprinted on recycled paper UMOP Response to Comments Page 1 of 44 Response to Comments University Medical Office Park The City received two comments on the Initial Study for the University Medical Office Park project. The following provides a response to these letters. The comments do not necessitate any changes to the Initial Study/Mitigated Negative Declaration (MND), nor was new information which would significantly increase any Project impact provided by either commenter. The letters are attached as Appendix A. California Department of Fish and Wildlife Letter dated June 5, 2023 Comment 1: The California Department of Fish and Wildlife (CDFW) received a Notice of Intent to Adopt an MND from the City of Palm Desert for the Project pursuant the California Environmental Quality Act (CEQA) and CEQA Guidelines.1 Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife. Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code. CDFW ROLE CDFW is California's Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code,§§ 711.7, subd. (a) & 1802; Pub. Resources Code,§ 21070; CEQA Guidelines§ 15386, subd. (a).) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species. (Id., § 1802.) Similarly, for purposes of CEQA, CDFW is charged by law to provide, as available, biological expertise during public agency environmental review efforts, focusing specifically on projects and related activities that have the potential to adversely affect fish and wildlife resources. CDFW is also submitting comments as a Responsible Agency under CEQA. (Pub. Resources Code,§ 21069; CEQA Guidelines,§ 15381.) CDFW expects that it may need to exercise regulatory authority as provided by the Fish and Game Code. As proposed, for example, the Project may be subject to CDFW's lake and streambed alteration UMOP Response to Comments Page 2 of 44 regulatory authority. (Fish & G. Code,§ 1600 et seq.) Likewise, to the extent implementation of the Project as proposed may result in "take" as defined by State law of any species protected under the California Endangered Species Act (CESA) (Fish & G. Code,§ 2050 et seq.), the project proponent may seek related take authorization as provided by the Fish and Game Code. PROJECT DESCRIPTION SUMMARY Proponent: Prest Vuksic Greenwood Architects Objective: The objective of the Project is to develop a medical office center on 10.5 acres of vacant land. The Project site is within the boundary of the University Neighborhood Specific Plan (General Plan EIR, SCH# 2015081020) and is designated Neighborhood Center in the Plan. A text amendment is proposed to the Specific Plan to allow medical uses. The Project also proposes a Tentative Parcel Map that would subdivide the site into two parcels. Parcel 1 would be approximately 4.83 acres and would include building 1, building 2, and adjacent parking. Parcel 2 would be approximately 5.64 acres and would include the remaining parking lot and on-site retention basin. Joint use easements are proposed to allow access to parking across both parcels. The proposed medical center would consist of two buildings totaling 114,700 square feet and 581 on-site parking spaces. Building 1 would be three-stories, 94,700 square feet, and include medical offices, an urgent care, and potentially labs and radiology services. Building 2 would be a two-story, 20,000 square foot outpatient surgery facility. No emergency services or overnight care are proposed. The Project proposes three access points. The primary access point (main driveway) would be from Gerald Ford Drive along the northwest boundary. The two secondary access points would be Technology Drive to the southeast and College Drive to the southwest. The Project would be constructed in two phases. Phase 1 would include grading and construction of building 1, approximately 75% of all on-site parking, and most site improvements including access points, internal drives, sidewalk improvements, and landscaping. Phase 2 would include construction of building 2 and the remaining parking at the southeast corner of the site adjacent to building 2. The grading phase would require a net export of 2,620 cubic yards of dirt/soil materials. Stormwater retention would be provided by two underground retention chambers on the southeast corner of the site and one above ground infiltration basin on the southwest corner of the UMOP Response to Comments Page 3 of 44 site. Development would also include desert landscaping and other drought-tolerant planting materials. Location: The Project is located at the southwest corner of Gerald Ford Drive and Technology Drive, in the City of Palm Desert, Riverside County, California (33.781599, - 116.360347). The Project encompasses Accessor's Parcel Numbers 694-580-026 and -027. Land surrounding the parcels includes vacant land to the north and west, commercial development to the east, and vacant land under construction to the south. The Project is located within the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) boundary. The Project is within the Indio subbasin of the Coachella Valley Groundwater Basin. Timeframe: Both phases of construction are expected to range from 18 to 24 months with the construction of Phase 1 anticipated to start in late 2023/2024. No timeline is provided for the start of Phase 2. Response 1: The comment provides only descriptive narrative, and requires no response. Comment 2: COMMENTS AND RECOMMENDATIONS CDFW has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species (i.e., biological resources). CDFW offers the comments and recommendations below to assist the City of Palm Desert in adequately identifying and/or mitigating the Project's significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources. The MND has not adequately identified and disclosed the Project's impacts (i.e., direct, indirect, and cumulative) to biological resources and whether those impacts are less than significant. CDFW's comments and recommendations on the MND are explained in greater detail below and summarized here. The MND lacks a complete and accurate assessment of biological resources on the Project site. CDFW recommends that additional information and analyses be added to a revised MND, along with avoidance, minimization, and mitigation measures that reduce impacts to less than significant. Existing Environmental Setting Compliance with CEQA is predicated on a complete and accurate description of the environmental setting that may be affected by the proposed Project. CDFW is concerned that the assessment of the existing environmental setting has not been adequately analyzed in the UMOP Response to Comments Page 4 of 44 MND. CDFW is concerned that without a complete and accurate description of the existing environmental setting, the MND may provide an incomplete analysis of Project-related environmental impacts. The analysis of environmental conditions is based on the General Plan DEIR for the boundary of the Specific Plan dated in 2016. CDFW is concerned that no biological field assessment was conducted for the MND. The Project site is currently located on and surrounded by vacant land. Wind-blown sands and vegetation that occupy the Project area have the potential to support special-status species. A complete and accurate assessment of the environmental setting and Project - related impacts to biological resources is needed to both identify appropriate avoidance, minimization, and mitigation measures and demonstrate that these measures reduce Project impacts to less than significant. Response 2: As it relates to the environmental setting, the commenter makes broad statements of its inadequacy, but provides no examples or substantiation for the comment. Each section of the Initial Study contains an opening section titled Setting which provides background and data on the particular issue area for that section. In addition, the Project Description describes the location and setting of the Project site, as well as the Project. The City did not require the preparation of a biological resources report for the Project, because the site is located on the desert floor, in an area that has been significantly disturbed by roadway and infrastructure construction. The Project is surrounded on three sides by roadways and projects under construction, or entitled and processing building permits, and within the boundary of the Coachella Valley Multiple Species Habitat Conservation Plan (MSHCP), on lands that the MSHCP does not identify for any conservation or preservation of any species. Comment 3: Mitigation Measures CDFW is concerned that the mitigation measures proposed in the MND are not adequate to avoid or reduce impacts to biological resources to less than significant. To support the City of Palm Desert in ensuring that Project impacts to biological resources are reduced to a level that is less than significant, CDFW recommends adding mitigation measures for Coachella Valley MSHCP compliance, special -status plant surveys, construction noise, and artificial nighttime lightning, as well as revising the mitigation measures for burrowing owl (Athene cunicularia) and nesting birds. UMOP Response to Comments Page 5 of 44 Response 3: The comment is noted. Individual responses are provided in the responses below, and demonstrate that the Initial Study demonstrates that mitigation measures will reduce the impacts to biological resources to less than significant levels. Comment 4: Project Description and Related Impact Shortcoming COMMENT #1: Landscaping Initial Study/Mitigated Negative Declaration (IS/MND) document, Page #2 Issue: The MND lacks a description of the type of landscaping that will be installed and maintained over the life of the Project. Specific impact: The IS/MND states (p. 2) that the Project site will include desert landscaping and other drought-tolerant planting materials. However, no further details are provided. Evidence impact would be significant: CEQA is predicated on a complete and accurate description of the proposed Project. Without a complete and accurate project description, the MND likely provides an incomplete assessment of Project-related impacts to biological resources. CDFW has identified gaps in information related to the project description. CDFW Recommendation: To ameliorate the water demands of this Project, CDFW recommends incorporation of water-wise concepts in any Project landscape design plans. In particular, CDFW recommends xeriscaping with locally native California species and installing water - efficient and targeted irrigation systems (such as drip irrigation). Native plants support butterflies, birds, reptiles, amphibians, small mammals, bees, and other pollinators that evolved with those plants, more information on native plants suitable for the Project location and nearby nurseries is available at CALSCAPE: https://calscape.org/. Local water agencies/districts and resource conservation districts in your area may be able to provide information on plant nurseries that carry locally native species, and some facilities display drought-tolerant locally native species demonstration gardens. Information on drought -tolerant landscaping and water-efficient irrigation systems is available on California's Save our Water website: https://saveourwater.com/. CDFW also recommends that the MND include recommendations regarding landscaping from Section 4.0 of the CVMSHCP "Table 4- 112: Coachella Valley Native Plants Recommended for Landscaping" (pp. 4-180 to 4- 182; https://cvmshcp.org/plan-documents/). UMOP Response to Comments Page 6 of 44 Response 4: The commenter is incorrect. Landscaping is not only described in the Project Description, but throughout the Initial Study where its presence is germane to the environmental issue, including pages 17 and 18, as it relates to aesthetics; page 29, as it relates to biological resources; page 35 as it relates to energy use for irrigation; page 38 as it relates to soil stabilization; on page 49 as it relates to water demand and water use; page 52 as it relates to General Plan policies; and on page 76 as it relates to the provision of water service. In these discussions, the landscaping for the Project is clearly described as being water tolerant, and subject to the City’s and Coachella Valley Water District’s (CVWD) standards, which require all landscaping plans to be approved, including demonstration of water efficiency and the preparation of a water budget. Further, the landscaping plan, available to the public and the commenter as part of the public record, includes plants recommended by the MSHCP. Comment 5: COMMENT #2: Timing of Construction and Construction Activities IS/MND document, Page #2 Issue: The MND does not analyze impacts to biological resources associated with the timing of Project construction and construction activities involving exporting soil. Specific impact: The IS/MND states (p. 2) the anticipated start date for Phase 1 of the Project but does not indicate an anticipated start of Phase 2. If the Project site is left graded and inactive in the interim period between construction phases, environmental conditions may change. Grading and leaving a site inactive may result in the area becoming occupied by wildlife that utilize disturbed areas (e.g., ground squirrels and burrowing owls). The IS/MND also states (p. 2) the grading phase will require a net export of 2,620 cubic yards of dirt/soil materials per the Project's preliminary grading plan. Grading and exporting large quantities of soil off-site may result in take of species or their habitats. In compliance with the CVMSHCP, to be considered a covered activity, Permittees should demonstrate that take has been avoided, minimized, and mitigated to the maximum extent practicable (CVMSHCP, Section 3.6). Evidence impact would be significant: CEQA is predicated on a complete and accurate description of the proposed Project. Without a complete and accurate project description, the MND likely provides an incomplete assessment of Project-related impacts to biological UMOP Response to Comments Page 7 of 44 resources. CDFW has identified gaps in information related to the project description. CDFW Recommendations: A revised MND should analyze impacts to biological resources resulting from an extended timeline for Project activities and pauses in construction. The revised MND should acknowledge that wildlife may move into disturbed or graded sites when construction is paused. The revised MND should also acknowledge that preconstruction surveys for biological resources will need to be repeated prior Project activities and after pauses in construction to assess the presence of biological resources and to avoid or reduce impacts to less than significant. Because of the potential for special-status species to occur on the Project site, a revised MND should analyze the impacts to biological resources resulting from exporting large quantities of soil off -site. The MND should also include Project-specific avoidance and minimization measures that may include, but are not limited to, exclusion devices and buffers where appropriate to avoid or reduce impacts to less than significant. Additionally, the obligations of CVMSHCP Local Permittees indicate that Permittees shall encourage the opportunity to salvage sand-dependent Covered Species (see "CVMSHCP Compliance" section below). Response 5: The comments are noted but inaccurate. The mitigation measures included in the Initial Study for biological resources reference “any phase of development” and require pre -construction surveys for all ground disturbing activities. Therefore, should the site be graded in one phase or two, the mitigation measures will apply. Those mitigation measures also specifically reference CDFW protocol, which includes exclusion devices and buffers. It is unclear what impact the commenter believes soil export will have on the environment, as no support for the statement is provided. Soil export is addressed in the discussion of air quality, as it relates to both vehicle trips and dust control. As it relates to biological resources, soil export will occur during grading, whose impacts are directly addressed by Mitigation Measures BIO.1 and BIO.2. No further analysis is required. Finally, the MSHCP does not require the salvage of sand -dependent species, and there is no evidence that substantial populations of covered species occur on this highly disturbed site surrounded by existing infrastructure and development. UMOP Response to Comments Page 8 of 44 Comment 6: Environmental Setting and Related Impact Shortcoming COMMENT #3: Assessment of Biological Resources IS/MND document, Pages #27 -30 Issue: The MND does not adequately identify the Project's significant, or potentially significant, impacts to biological resources. Specific impact: The MND bases its analysis of impacts to biological resources on the General Plan Draft Environmental Impact Report for the boundary of the Specific Plan dated in 2016. The MND lacks a recent general field assessment of biological resources located within the Project footprint and surrounding areas. CDFW is concerned about the potential for special-status species, including those not covered under the CVMSHCP, to occur on the Project site. No focused or protocol-level surveys were performed for the detection of special-status species. CDFW generally considers field assessments for wildlife to be valid for a one -year period, and assessments for rare plants may be considered valid for a period of up to three years. Recent surveys during the appropriate times of the year are needed to inform appropriate avoidance, minimization, and mitigation measures, as well as to determine whether impacts to biological resources have been mitigated to a level that is less than significant. Evidence impact would be significant: Compliance with CEQA is predicated on a complete and accurate description of the environmental setting that may be affected by the proposed Project. CDFW is concerned that the assessment of the existing environmental setting with respect to biological resources has not been adequately analyzed in the MND. CDFW is concerned that without a complete and accurate description of the existing environmental setting, the MND likely provides an incomplete or inaccurate analysis of Project-related environmental impacts and whether those impacts have been mitigated to a level that is less than significant. Section 15125(c) of the CEQA Guidelines states that knowledge of the regional setting of a project is critical to the assessment of environmental impacts, that special emphasis should be placed on environmental resources that are rare or unique to the region, and that significant environmental impacts of the proposed Project are adequately investigated and discussed. Recommended Potentially Feasible Mitigation Measure: To establish the existing environmental setting with respect to biological resources, CDFW recommends that a revised MND include the following mitigation measure: UMOP Response to Comments Page 9 of 44 Mitigation Measure 8IO-[A]: Assessment of Biological Resources Prior to Project construction activities, a complete and recent inventory of rare, threatened, endangered, and other sensitive species located within the Project footprint and within offsite areas with the potential to be affected, including California Species of Special Concern (CSSC) and California Fully Protected Species (Fish and Game Code§ 3511), will be completed. Species to be addressed should include all those which meet the CEQA definition (CEQA Guidelines§ 15380). The inventory should address seasonal variations in use of the Project area and should not be limited to resident species. Focused species-specific surveys, completed by a qualified biologist and conducted at the appropriate time of year and time of day when the sensitive species are active or otherwise identifiable are required. Acceptable species specific survey procedures should be developed in consultation with CDFW and the U.S. Fish and Wildlife Service, where necessary. Note that CDFW generally considers biological field assessments for wildlife to be valid for a one-year period, and assessments for rare plants may be considered valid for a period of up to three years. Some aspects of the proposed Project may warrant periodic updated surveys for certain sensitive taxa, particularly if the Project is proposed to occur over a protracted time frame, or in phases, or if surveys are completed during periods of drought. Pursuant to the CEQA Guidelines, section 15097(f), CDFW has prepared a draft mitigation monitoring and reporting program (MMRP) for revised MM BIO-1 and 2, and CDFW-recommended MM-BIO [Al through [Fl (see Attachment 1). Response 6: The commenter’s request for a biological resource survey is noted. However, the commenter provides no substantial evidence that the site supports significant resources. As described above, the site is surrounded on three sides by existing infrastructure, and has been significant disturbed. Furthermore, the Project will comply with the MSHCP’s impact fee payment requirement, which is designed to specifically address impacts to covered species, as described in the Initial Study at page 29. The site is not within, adjacent or in proximity to a conservation area, and the purpose of the MSHCP was to provide a level of assurance to the permittees and the development community regarding covered species. The Project, in paying the impact fee required by the City, will fulfill its obligation under the Plan. No further mitigation is required. The MMRP prepared by the City addresses all Project mitigation measures. Commented [NM1]: Comment to return UMOP Response to Comments Page 10 of 44 Comment 7: Mitigation Measure or Alternative and Related Impact Shortcoming COMMENT #4: Burrowing Owl Surveys IS/MND document, Pages #27-30, MM 810-1 Issue: CDFW is concerned that no surveys were conducted for burrowing owl (Athene cunicu/aria) and that Mitigation Measure BIO-1 is not sufficient to ensure that potential impacts to burrowing owls are mitigated to a level less than significant. Specific impact: The IS/MND (p. 29) indicates that the Project site provides suitable habitat for burrowing owls. Additionally, burrowing owls have a high potential to move into disturbed sites prior to and during construction activities. Impacts to burrowing owl from the Project could include take of burrowing owls, their nests or eggs, or destroying nesting or foraging habitat and impacting burrowing owl populations through changes in vegetation via the destruction, conversion, or degradation of burrowing owl habitat. Evidence impact would be significant: Burrowing owl is a California Species of Special Concern. Take of individual burrowing owls and their nests is defined by Fish and Game Code section 86, and prohibited by sections 3503, 3503.5, and 3513. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.). Burrowing owl is a Covered Species under the CVMSHCP, which requires that avoidance and minimization measures be implemented for this species. Recommended Potentially Feasible Mitigation Measure: CDFW recommends that prior to commencing Project activities for all phases of Project construction, surveys for burrowing owl be conducted by a qualified biologist in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version). Although the MND includes MM BIO-1, CDFW considers the measure to be insufficient in scope and timing to reduce impacts to a level less than significant. CDFW recommends the City of Palm Desert include a revised Mitigation Measure BIO- 1 in a revised MND as follows, with additions in bold and removals in strikethrough: MM BIO-1: Burrowing Owl Surveys UMOP Response to Comments Page 11 of 44 Suitable burrowing owl habitat has been confirmed on the site; therefore, focused burrowing owl surveys shall be conducted by a qualified biologist according to the Staff Report on Burrowing Owl Mitigation. If burrowing owls are detected during the focused surveys, the qualified biologist and Project Applicant shall prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance, minimization, and monitoring actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites, acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures if avoidance is proposed. If impacts to occupied burrowing owl habitat or burrow cannot be avoided, the Burrowing Owl Plan shall also describe relocation actions that will be implemented. Proposed implementation of burrow exclusion and closure should only be considered as a last resort, after all other options have been evaluated as exclusion is not in itself an avoidance, minimization, or mitigation method and has the possibility to result in take. If impacts to occupied burrows cannot be avoided, information shall be provided regarding adjacent or nearby suitable habitat available to owls along with proposed relocation actions. The Permittee shall implement the Burrowing Owl Plan following CDFW review and approval. Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version). Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. To mitigate potential impacts to burrowing owl, two pre -construction surveys shall be conducted in accordance with CDFW protocol. The first survey shall occur between 14 and 30 days prior to disturbance activities for any phase of development on the Project site. • If no owls are detected during those surveys, ground disturbance may proceed without further consideration of this species, assuming there is no lapse between the surveys and construction, because the protocol states “time lapses between Project activities trigger UMOP Response to Comments Page 12 of 44 subsequent take avoidance surveys including but not limited to a final survey conducted within 24 hours prior to ground disturbance.” • If burrowing owls are detected during the surveys, avoidance and minimization measures shall be required. Avoidance and minimization measures may include establishing a buffer zone, installing a visual barrier, implementing burrow exclusion and/or closure techniques, in conformance with CDFW protocol. Response 7: As stated in the Initial Study, suitable habitat exists throughout the Valley for burrowing owl. There are none known to occur on the site, however. As stated in the Initial Study, pre-construction studies, consistent with CDFW protocol are required in Mitigation Measure BIO.1, The revisions proposed by the commenter are simply a restatement of the existing mitigation measure, and do not provide any additional information or aspects to the mitigation which would not be implemented if it remains as written, whether the species is identified on the site or not. The analysis and mitigation provide comprehensive protection for the burrowing owl, as required in the MSHCP and Fish and Game Code, and no further amendment is necessary. Comment 8: COMMENT #5: Nesting Birds IS/MND document, Pages #27-30, MM 810-2 Issue: CDFW is concerned that no field assessments were conducted for nesting birds and that Mitigation Measure BIO -2 is not sufficient to ensure that potential impacts to nesting birds are mitigated to a level less than significant. Specific impact: The IS/MND (p. 29) indicates the potential for nesting birds on the Project site. CDFW is concerned about impacts to nesting birds from ground-disturbing activities, vegetation removal, and construction. Evidence impact would be significant: It is the Project proponent's responsibility to comply with all applicable laws related to nesting birds and birds of prey. Fish and Game Code sections 3503, 3503.5, and 3513 afford protective measures as follows: Fish and Game Code section 3503 states that it is unlawful to take, possess, or needlessly destroy the nest or eggs of any bird, except as otherwise provided by Fish and Game Code or any regulation made pursuant thereto. Fish and Game Code section 3503.5 makes it unlawful to take, possess, or destroy any birds in the orders Falconiformes or Strigiformes (birds -of- prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by Fish and Game Code or any UMOP Response to Comments Page 13 of 44 regulation adopted pursuant thereto. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.). Recommended Potentially Feasible Mitigation Measure: CDFW recommends the revised MND include specific avoidance and minimization measures to ensure that impacts to nesting birds do not occur. Project-specific avoidance and minimization measures may include, but are not limited to, Project phasing and timing, monitoring of Project-related noise (where applicable), sound walls, and buffers, where appropriate. CDFW recommends that disturbance of occupied nests of migratory birds and raptors within the Project site be avoided any time birds are nesting on-site. Preconstruction nesting bird surveys shall be performed within 3 days prior to Project activities to determine the presence and location of nesting birds. Although the MND includes Mitigation Measure BIO-2 for nesting birds, CDFW considers the measure to be insufficient in scope and timing to reduce impacts to a level less than significant. CDFW recommends the City of Palm Desert include a revised Mitigation Measure BIO-2 in a revised MND as follows, with additions in bold and removals in strikethrol-:lgh: MM 810-2: Avoidance of Nesting Birds Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to vegetation removal or ground-disturbing activities. Pre- construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre - construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Established buffers shall remain on - site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the UMOP Response to Comments Page 14 of 44 young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance. Migratory Bird Treaty Act If ground disturbance or tree or plant removal is proposed between January 15th and August 31st, a qualified biologist shall conduct a nesting bird survey within 7 to 10 days of initiation of grading onsite. If active nests are reported, then species-specific measures shall be prepared. At a minimum, grading in the vicinity of a nest shall be postponed until the young birds have fledged. For construction that occurs between September 1st and January 31st, no pre -removal nesting birdsurvey is required. • In the event active nests are found, exclusionary fencing shall be placed around the nests until such time as nestlings have fledged. Avoidance buffers shall be 100 to 300 feet from the nests of unlisted songbirds, and 500 feet from the nests of birds -of-prey and listed species. Response 8: The comment is noted. However, the commenter appears to imply that birds may nest on the site outside of the established nesting period, without evidence. The City’s responsibility is to assure that the MBTA is implemented, and that birds covered by it be protected. The Initial Study mitigates impacts to MBTA covered species to less than significant levels as written. The mitigation measure, and the Initial Study, correctly protects nesting birds, and does not require amendment. Comment 9: COMMENT #6: Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) IS/MND document, Pages #27-29 Issue: The Project occurs within the CVMSHCP plan area and is subject to provisions and policies of the CVMSHCP. Specific impact: The Project does not occur within or share a common boundary with a Conservation Area of the CVMSHCP; however, the Thousand Palms Conservation Area is 1.07 miles northeast of the Project. Based on review of the California Natural Diversity Database (CNDDB) and Biogeographic Information and Observation System (BIOS), the following species that are covered under the CVMSHCP have the potential to occur on the Project site: Coachella Valley milkvetch (Astragalus /entiginosus var. coachellae), Coachella Valley fringe-toed lizard (Uma inornata), flat-tailed horned lizard (Phrynosoma meal/ii), and burrowing owl (Athene cunicularia). To be considered a covered activity, Permittees should demonstrate that proposed actions are consistent with the CVMSHCP and its UMOP Response to Comments Page 15 of 44 associated Implementing Agreement. The City of Palm Desert is the Lead Agency and a Permittee of the CVMSHCP. With regard to obligations of Local Permittees, Section 6.6.1 of the CVMSHCP indicates that "within and outside conservation areas, on parcels approved for development, the Permittees shall encourage the opportunity to salvage Covered sand dependent species". The IS/MND states that the surface substrate on the Project site is composed mainly of wind-blown, fine-grained sand. This type of substrate has the potential to be occupied by several Covered Species under the CVMSHCP that are sand-dependent, including Coachella Valley fringe-toed lizard, flat-tailed horned lizard, and Coachella Valley milkvetch. An assessment of biological resources is recommended by CDFW to determine whether these or other send - dependent species are present on the Project site (see "Assessment of Biological Resources" section above). Evidence impact would be significant: Within the Inland Deserts Region, CDFW issued Natural Community Conservation Plan Approval and Take Authorization for the CVMSHCP per Section 2800 et seq. of the California Fish and Game Code on September 9, 2008. The CVMSHCP establishes a multiple species conservation program to minimize and mitigate habitat loss and provides for the incidental take of covered species in association with activities covered under the permit. Compliance with approved habitat plans, such as the CVMSHCP, is discussed in CEQA. Specifically, Section 15125(d) of the CEQA Guidelines requires that the CEQA document discuss any inconsistencies between a proposed Project and applicable general plans and regional plans, including habitat conservation plans and natural community conservation plans. An assessment of the impacts to the CVMSHCP as a result of this Project is necessary to address CEQA requirements. To obtain additional information regarding the CVMSHCP please go to: http://www.cvmshcp.org/. Recommended Potentially Feasible Mitigation Measures: To comply with Local Permittee obligations under the CVMSHCP, CDFW recommends the following mitigation measure be added to a revised MND: MM 81O-[B]: CVMSHCP Compliance Prior to construction and issuance of any grading permit, the City of Palm Desert shall ensure compliance with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated Implementing Agreement and shall ensure the UMOP Response to Comments Page 16 of 44 collection of payment of the CVMSHCP Local Development Mitigation Fee. Response 9: As clearly stated in the Initial Study, the payment of the MSHCP development fee is a requirement of the City, and will be imposed on the Project. As allowed under CEQA, there is no need to provide a mitigation measure for a standard requirement imposed by the City. No change to the Initial Study is required. Comment 10: In addition, if the results of the assessment of biological resources (see "Assessment of Biological Resources" section above) indicate the presence of sand-dependent Covered Species, CDFW recommends that the City of Palm Desert coordinate with the Coachella Valley Conservation Commission to plan and implement a salvage of sand dependent Covered Species. CDFW recommends the following mitigation measure be included in a revised MND: MM 81O-[C]: Salvage of Sand-Dependent Covered Species Prior to construction and issuance of any grading permit, the City of Palm Desert shall prepare and submit to the California Department of Fish and Wildlife and the U.S. Fish and Wildlife Service, for review and approval, a plan to salvage sand - dependent CVMSHCP Covered Species within the Project area. The plan shall be prepared by a qualified biologist experienced in surveying for and handling sand-dependent Covered Species. The plan shall include, but not be limited to, the species -specific salvage methods and timing for each sand-dependent Covered Species identified within the Project site and the location(s) where each species will be translocated. Only qualified biologist(s) with appropriate state and federal permits to handle special-status species shall carry out salvage activities. Response 10: See Response 5. Comment 11: COMMENT #7: Special-Status Plants IS/MND document, Pages #27-29 Issue: The MND does not analyze potential impacts to special -status plants and includes no mitigation measures to avoid or reduce impacts to a level less than significant. Specific impact: The MND (p. 28) acknowledges that the CVMSHCP area includes a range of sensitive plant species, some of which have been listed as threatened or endangered by federal and state agencies. CDFW is concerned that the habitat assessment for the UMOP Response to Comments Page 17 of 44 Specific Plan conducted in 2016 is outdated and inadequate to establish an environmental setting for this Project with respect to special-status plants, including those not covered by the CVMSHCP. Based on a review of CNDDB and BIOS, chaparral sand -verbena (Abronia villosa var. aurita), a plant species that is not covered under the CVMSHCP and has a California Rare Plant Rank of 1B, has the potential to occur in the Project area. If the presence of special -status plant species is not determined through floristic -based surveys, unauthorized take or disturbance of special-status plant species not covered by the CVMSHCP could occur. CNDDB and BIOS also indicate that Coachella Valley milkvetch (Astragalus lentiginosus var. coachel/ae), which is a Covered Species under the CVMSHCP and has a California Rare Plant Rank of 1B, has the potential to occur in the Project area. Evidence impact would be significant: The California Rare Plant Rank 18 indicates plants that are rare, threatened, or endangered in California and elsewhere, and California Rare Plant Rank 28 indicates plants that are rare, threatened, or endangered in California but more common elsewhere. Impacts to these species must be analyzed during preparation of environmental documents relating to CEQA because they meet the definition of rare or endangered under CEQA Guidelines §15125 (c) and/or §15380. Recommended Potentially Feasible Mitigation Measure: CDFW recommends that a thorough, recent, floristic -based assessment of special status plants is completed at the appropriate time(s) of year before the City of Palm Desert adopts the MND. If any rare, threatened, endangered, or other sensitive plant species are located within the Project site, CDFW recommends that the MND be revised to include appropriate avoidance, minimization, and mitigation measures. MM BIO-[D]: Special-Status Plant Surveys A thorough floristic-based assessment of special-status plants and natural communities, following CDFW's Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Natural Communities (CDFW 2018 or most recent version) shall be performed by a qualified biologist prior to commencing Project activities. Should any state -listed plant species be present in the Project area, the Project proponent shall obtain an Incidental Take Permit for those species not covered under the CVMSHCP prior to the start of Project activities. UMOP Response to Comments Page 18 of 44 Response 11: As the commenter is aware, there is no protection in law for species other than those that are listed as endangered by either the State or federal government. There is no need for focused plant surveys, because the isolation of the site eliminates the potential for any significant population of plants to be self-sustaining on the site. Finally, the project will be required to pay CVMSHCP fees, which are expressly designed to mitigate for the presence of covered species. The Initial Study correctly analyzed the impacts to plants, and no additional mitigation measures are required. Comment 12: COMMENT #8: Construction Noise IS/MND document, Pages #55- 57 Issue: The MND does not analyze impacts to biological resources from construction noise and includes no mitigation measures to avoid or reduce impacts to a level less than significant. Specific impact: The MND (p. 56) states the Project will increase ambient noise levels from the operation of heavy equipment and machinery which can range from 70 to 90 dBA but includes no analysis of the impacts of construction noise on biological resources. These levels exceed exposure levels that may adversely affect wildlife species at 55 to 60 dBA. Evidence impact would be significant: Construction may result in substantial noise through road use, equipment, and other Project - related activities. This may adversely affect wildlife species in several ways as wildlife responses to noise can occur at exposure levels of only 55 to 60 dB (Barber et al. 2009). Anthropogenic noise can disrupt the communication of many wildlife species including frogs, birds, and bats (Sun and Narins 2005, Patricelli and Blickley 2006, Gillam and McCracken 2007, Slabbekoorn and Ripmeester 2008). Noise can also affect predator-prey relationships as many nocturnal animals such as bats and owls primarily use auditory cures (i.e., hearing) to hunt. Additionally, many prey species increase their vigilance behavior when exposed to noise because they need to rely more on visual detection of predators when auditory cues may be masked by noise (Rabin et al. 2006, Quinn et al. 2017). Noise has also been shown to reduce the density of nesting birds (Francis et al. 2009) and cause increased stress that results in decreased immune responses (Kight and Swaddle 2011). Recommended Potentially Feasible Mitigation Measure: Because of the potential for construction noise to negatively impact wildlife, CDFW recommends a revised MND include an analysis of UMOP Response to Comments Page 19 of 44 impacts to biological resources and specific avoidance and minimization measures to ensure that impacts to wildlife are reduced to less than significant. MM 8IO-[E]: Construction Noise During all Project construction, the City of Palm Desert shall restrict use of equipment to hours least likely to disrupt wildlife (e.g., not at night or in early morning) and restrict use of generators except for temporary use in emergencies. Power to sites can be provided by solar PV (photovoltaic) systems, cogeneration systems (natural gas generator), small micro hydroelectric systems, or small wind turbine systems. The City shall ensure use of noise suppression devices such as mufflers or enclosure for generators. Sounds generated from any means must be below the 55-60 dB range within 50-feet from the source. Response 12: The Project site is surrounded by existing roadways on three sides, and is located in an urban environment. The Initial Study clearly states that the Project’s construction activities will be limited to those hours prescribed by the Municipal Code, which are daytime hours. There is no evidence that noise levels on the site will impact protected species, nor that protected species occur on or in proximity to the site. The Initial Study correctly analyzes noise impacts consistent with the requirements of CEQA, and no change or mitigation measure is required. Comment 13: COMMENT #9: Artificial Nighttime Light IS/MND document, Page #18 Issue: The MND does not analyze impacts to biological resources from artificial nighttime light and includes no mitigation measures to avoid or reduce impacts to a level less than significant. Specific impact: The MND (p. 18) indicates the Project will generate light and glare primarily from buildings, landscape lighting, exterior safety and security lighting, and parking lot lighting; however, impacts to biological resources are not analyzed and no mitigation measures are proposed. The direct and indirect impacts of artificial nighttime lighting on biological resources including migratory birds that fly at night, bats, and other nocturnal and crepuscular wildlife should be analyzed, and appropriate avoidance and minimization measures should be included in a revised MND. UMOP Response to Comments Page 20 of 44 Evidence impact would be significant: Artificial nighttime lighting often results in light pollution, which has the potential to significantly and adversely affect fish and wildlife. Artificial lighting alters ecological processes including, but not limited to, the temporal niches of species; the repair and recovery of physiological function; the measurement of time through interference with the detection of circadian and lunar and seasonal cycles; the detection of resources and natural enemies; and navigation (Gatson et al. 2013). Many species use photoperiod cues for communication (e.g., bird song; Miller 2006), determining when to begin foraging (Stone et al. 2009), behavior thermoregulation (Beiswenger 1977), and migration (Longcore and Rich 2004). Phototaxis, a phenomenon which results in attraction and movement towards light, can disorient, entrap, and temporarily blind wildlife species that experience it (Longcore and Rich 2004). Recommended Potentially Feasible Mitigation Measure: Because of the potential for artificial nighttime light to negatively impact wildlife, CDFW recommends a revised MND include an analysis of impacts to biological resources and specific avoidance and minimization measures to ensure that impacts to wildlife are reduced to less than significant. MM 8IO-[F]: Artificial Nighttime Light During Project construction and operation, the City of Palm Desert shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light during the hours of dawn and dusk when many wildlife species are most active. The City shall ensure that lighting for Project activities is shielded, cast downward, and does not spill over onto other properties or upward into the night sky (see the International Dark-Sky Association standards at http://darksky.org/). The City shall ensure use LED lighting with a correlated color temperature of 3,000 Kelvins or less, proper disposal of hazardous waste, and recycling of lighting that contains toxic compounds with a qualified recycler. Response 13: The site occurs in an urban environment, completely surrounded by City streets. There will be no significant increase in light as a result of the Project, nor will light levels on the site be any greater than those of surrounding existing urban uses. The commenter provides no substantial evidence that light will impact any species, let alone a protected species. No mitigation is required. UMOP Response to Comments Page 21 of 44 Comment 14: ENVIRONMENTAL DATA CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make subsequent or supplemental environmental determinations. (Pub. Resources Code,§ 21003, subd. (e).) Accordingly, please report any special status species and natural communities detected during Project surveys to the California Natural Diversity Database (CNDDB). The CNNDB field survey form can be filled out and submitted online at the following link: https://wildlife.ca.gov/Data/CNDDB/Submitting-Data. The types of information reported to CNDDB can be found at the following link: https://www.wildlife.ca.gov/Data1CNDDB/Plants and-Animals. ENVIRONMENTAL DOCUMENT FILING FEES The Project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW. Payment of the environmental document filing fee is required in order for the underlying project approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4; Pub. Resources Code, § 21089.) Response 14: The comment is noted. The City will comply with both the requirements for providing information and for the payment of fees. UMOP Response to Comments Page 22 of 44 Adams, Broadwell, Joseph & Cardozo Letter dated June 5, 2023 Comment 1: On behalf of Californians Allied for a Responsible Economy ("CARE CA"), we submit these comments on Agenda Item 7 University Medical Office Park Project ("Project") and the Initial Study Mitigated Negative Declaration ("MND"), Specific Plan Amendment SP/EA22- 0002, Precise Plan PP22-0009 and Tentative Parcel Map TPM 38728 proposed by Prest Vuksic Greenwood Architects ("Applicant") to develop a phased 114,700 square foot medical office park with related on-site and off-site improvements, and subdivide a 10.47 acre property located at the southwest corner of Gerald Ford Drive and Technology Drive, Assessor Parcel Number ("APN") 694- 580-026 AND -027 in the City of Palm Desert, Riverside County, California. The Project consists of the development of two Contemporary -style buildings totaling 114,700 square feet and 581 onsite parking spaces, 94 of which are reserved for electric vehicle parking and charging. Building 1 is proposed as three-stories, 94,700 square feet including medical offices, an urgent care, and labs and radiology services. Building 2 is proposed as a two-story, 20,000 square foot outpatient surgery facility. All medical appointments and procedures will be outpatient care, no emergency services or overnight care is proposed. The Project will be built in two phases, both ranging from 18 to 24 months with the construction of Phase 1 anticipated to start sometime in late 2023/2024. Response 1: The comment provides background information only, and does not require a response. Comment 2: We have reviewed the MND, its technical appendices, and reference documents with assistance of Commenters' air quality, public health, and GHG emissions expert James Clark, Ph.D whose comments ("Clark Comments") and curriculum vitae ("CV'') are attached hereto as Attachment A. Based on our review of the MND and supporting documentation, we conclude that the MND fails to comply with the requirements of the California Environmental Quality Act ("CEQA"). The MND fails to accurately describe the Project, fails to accurately characterize the environmental setting, and fails to analyze all required air quality, health risk, GHG, and land use issues. Lastly, there is substantial evidence supporting a fair argument that the Project may have significant environmental and public health impacts that the MND fails to adequately mitigate, incorrectly concluding that impacts will be mitigated to less than significant levels. The City may not approve the UMOP Response to Comments Page 23 of 44 Project until it prepares an environmental impact report ("EIR'') that adequately analyzes the Project's potentially significant environmental and public health impacts and incorporates all feasible mitigation measures to avoid or lessen these impacts. The Planning Commission Staff Report recommends that the Planning Commission recommend approval of the MND and the Project's entitlements to the City Council. This action is premature in light of the fact that the MND comment period closes today and the Planning Commission has not had considered public comments on the MND, as required by CEQA. The Planning Commission has a duty to consider the Project's CEQA document before recommending project approval, and any approval recommendations must be supported by substantial evidence. Any approval recommendation at this time would violate CEQA and lacks substantial evidence because the MND fails to comply with CEQA and the Project has several potentially significant unmitigated impacts. We urge the Planning Commission not to make any recommendation to the City Council at this time. Instead, the Commission should remand the Project to Staff to prepare a legally adequate EIR which adequately analyzes and mitigates Project impacts and appropriately responds to public comments. The Project should not be rescheduled for a further public hearing before the Commission until all of the issues raised in these comments, and in the comments of other members of the public, have been fully addressed. We reserve the right to supplement these comments at a later date, and at any later proceedings related to this Project. Response 2: The commenter’s opinions are noted. The overly broad and generalized assertions in the comment are not supported by substantial evidence, and no response is possible. Responses to individual issues are provided below. Comment 3: STATEMENT OF INTEREST CARE CA is an unincorporated association of individuals and labor organizations that may be adversely affected by the potential public and worker health and safety hazards, and the environmental impacts of the Project. The coalition includes Palm Desert area residents Frankie Flores, Hector Morales, and Lane Delva, and the Southern California Pipe Trades District Council 16 and District Council of Iron Workers of the State of California, along with their members, their families, and other individuals who live and work in the City of Palm Desert and Riverside County. UMOP Response to Comments Page 24 of 44 CARE CA advocates for protecting the environment and the health of their communities' workforces. CARE CA seeks to ensure a sustainable construction industry over the long -term by supporting projects that offer genuine economic and employment benefits, and whjch minimize adverse environmental and other impacts on local communities. CARE CA members live, work, recreate, and raise their families in the City of Palm Desert and Riverside County and surrounding communities. Accordingly, they would be directly affected by the Project's environmental and health and safety impacts. Individual members may also work on the Project itself. They will be first in line to be exposed to any health and safety hazards that exist onsite. In addition, CARE CA has an interest in enforcing environmental laws that encourage sustainable development and ensure a safe working environment for its members. Environmentally detrimental projects can jeopardize future jobs by making it more difficult and more expensive for business and industry to expand in the region, and by making the area less desirable for new businesses and new residents. Indeed, continued environmental degradation can, and has, caused construction moratoriums and other restrictions on growth that, in turn, reduce future employment opportunities. Response 3: The commenter’s description of the unions represented by the firm is noted. No response is required. Comment 4: LEGAL BACKGROUND A mitigated negative declaration may be prepared only when, after preparing an initial study, a lead agency determines that a project may have a significant effect on the environment, but: i. revisions in the project plans or proposals made by, or agreed to by, the applicant before the proposed negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearlv no significant effect on the environment would occur, and ii. there is no substantial evidence in light of the whole record before the public agency that the project, as revised, may have a significant effect on the environment. The EIR is the very heart of CEQA. "Its purpose is to inform the public and its responsible officials of the environmental consequences of their decisions before they are made. Thus, the EIR protects not only the environment, but also informed self-government." The EIR has been described as "an environmental 'alarm bell' whose purpose it is to alert the public and its responsible officials to environmental changes before they have reached ecological points of no return. UMOP Response to Comments Page 25 of 44 A negative declaration is improper, and an EIR must be prepared, whenever it can be fairly argued on the basis of substantial evidence that the project may have a significant environmental impact. "[S]ignificant effect on the environment'' is defined as "a substantial, or potentially substantial, adverse change in the environment." An effect on the environment need not be "momentous'' to meet the CEQA test for significance; it is enough that the impacts are "not trivial." Substantial evidence, for purposes of the fair argument standard, includes "fact, a reasonable assumption predicated upon fact, or expert opinion supported by fact." Whether a fair argument exists is a question of law that the court reviews de novo, with a preference for resolving doubts in favor of environmental review. In reviewing a decision to prepare a negative declaration rather than an EIR, courts "do not defer to the agency's determination." The fair argument standard creates a "low threshold" for requiring preparation of an EIR and affords no deference to the agency's determination. Where substantial evidence supporting a fair argument of significant impacts is presented, the lead agency must prepare an EIR "even though it may also be presented with other substantial evidence that the project will not have a significant effect." A reviewing court must require an EIR if the record contains any "substantial evidence" suggesting that a project "may have an adverse environmental effect"---even if contrary evidence exists to support the agency's decision. Where experts have presented conflicting evidence on the extent of the environmental effects of a project, the agency must consider the effects to be significant and prepare an EIR. In short, when "expert opinions clash, an EIR should be done." 'It is the function of an EIR, not a negative declaration, to resolve conflicting claims, based on substantial evidence, as to the environmental effects of a project." In the context of reviewing a mitigated negative declaration, "neither the lead agency nor a court may 'weigh' conflicting substantial evidence to determine whether an EIR must be prepared in the first instance." Where such substantial evidence is presented, "evidence to the contrary is not sufficient to support a decision to dispense with preparation of an EIR and adopt a negative declaration, because it could be 'fairly argued' that the project might have a significant environmental impact." Response 4: The commenter’s description of the purpose of CEQA is noted, but requires no response. UMOP Response to Comments Page 26 of 44 Comment 5: With respect to this Project, the MND fails to satisfy the basic purposes of CEQA. The MND fails to adequately disclose, investigate, and analyze the Project's potentially significant impacts, and fails to provide substantial evidence to conclude that impacts will be mitigated to a less than significant level. Because the MND lacks basic information regarding the Project's potentially significant impacts, the MND's conclusion that the Project will have a less than significant impact on the environment is unsupported. The City failed to gather the relevant data to support its finding of no significant impacts, and substantial evidence shows that the Project may result in potentially significant impacts. As detailed herein, a fair argument can be made that the Project may cause significant impacts requiring the preparation of an EIR. Response 5: The commenter’s opinions are noted, but provide no substantial evidence as to their claims. Responses to individual issues are provided below. Comment 6: THE MND FAILS TO PROVIDE A COMPLETE PROJECT DESCRIPTION CEQA requires that an Initial Study include a description of the project and an identification of the environmental setting.:ll "An accurate and complete project description is necessary for an intelligent evaluation of the potential environmental impacts of the agency's action." Accordingly, a lead agency may not hide behind its failure to obtain a complete and accurate project description. Without a complete project description, the environmental analysis under CEQA is impermissibly limited, thus minimizing the project's impacts and undermining meaningful public review. CEQA Guidelines Section 15378 defines "project" to mean "the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment." Courts have explained that a complete description of a project must "address not only the immediate environmental consequences of' going forward with the project, but also all "reasonably foreseeable consequence[s] of the initial project." 'If a[n]... EIR... does not adequately apprise all interested parties of the true scope of the project for intelligent weighing of the environmental consequences of the project, informed decision-making cannot occur under CEQA and the final EIR is inadequate as a matter of law." The MND fails to include an accurate and complete project description because it fails to include any description of the emergency backup generator that will be required for the Project site. The Project site is UMOP Response to Comments Page 27 of 44 an "Ambulatory Care Facility" within the meaning of the California Building Code. The Code defines Ambulatory Care Facility as any "[b]uildings or portions thereof used to provide medical, surgical, psychiatric, nursing or similar care on a less than 24 -hour basis to persons who are rendered incapable of self -preservation by the services provided or staff has accepted responsibility for care recipients already incapable.":is The Project description states that the proposed Project includes: "Building 1 is three stories, 94,700 square feet and includes medical offices, an urgent care, and potentially labs and radiology services. Building 2 is a two-story, 20,000 square foot outpatient surgery facility. All medical appointments and procedures will be outpatient care, no emergency services or overnight care is proposed." Title 24 of the California Building Code, Chapter 27 requires ambulatory care centers to have backup generators. Section 422.6 of the Building Code provides "[i]n ambulatory care facilities, the essential electrical system for electrical components, equipment and systems shall be designed and constructed in accordance with the provisions of Chapter 27 and NFPA 99. Chapter 27 requires Stationary emergency and standby power generators required by thjs code shall be listed in accordance with UL 2200. The Project description's omission of the backup generator results in an inadequate analysis of the potential air quality, health risk, and greenhouse gas emissions from operation of the Project. Dr. Clark confirms that the CalEEMOD analysis does not include air emissions associated with the backup generator. With the increased instances of extreme heat events, emissions associated with the use of a backup generator at the Project site are likely to be significant. A backup generator would operate during unscheduled events like Public Safety Power Shutoff ("PSPS") events and extreme heat events ("EHEs"). Although such events are unscheduled, they occur frequently enough in California that they are reasonably foreseeable. For example, the total duration of PSPS events in California lasted between 141 hours to 154 hours in 2019. In 2021, two EHEs have been declared so far, which lasted 120 hours combined. These conditions are expected to increase in severity. The California Hospital Building Safety Board - Energy Conservation and Management Committee, which governs California Hospitals, has noted this increased trend of EHEs, PSPS, and increased generator requirements and now recommended in a recent white paper that for hospitals to provide even basic care "[hospitals] must provide backup power in excess of the 96 hours" in the event of PSPS. UMOP Response to Comments Page 28 of 44 Since the Project's primary use will be patient care, Dr. Clark explains that, in order to meet existing medical safety board recommendations and adequately serve patients, the Project must not only provide backup generation, it must provide more backup generating power than an average commercial or retail facility to comply with State law. An EIR must be prepared which fully discloses all components of the Project, including the legally required emergency backup generator. Response 6: The commenter’s assumption is incorrect. No generator is proposed. Therefore, the MND’s project description is adequate. Comment 7: THE MND FAILS TO PROVIDE AN ADEQUATE DESCRIPTION OF THE ENVIRONMENTAL SETTING The MND fails to adequately describe the environmental setting against which the Project's environmental impacts are to be measured for several critical aspects of the Project, including Valley Fever. This contravenes the fundamental purpose of the environmental review process, which is to determine whether there is a potentially substantial, adverse change compared to the existing setting. CEQA requires that a lead agency include a description of the physical environmental conditions, or "baseline," in the vicinity of the project as they exist at the time environmental review commences. As the courts have repeatedly held, the impacts of a project must be measured against the "real conditions on the ground." The description of the environmental setting constitutes the "baseline" physical conditions against which the lead agency assesses the significance of a project's impacts. An Environmental Setting is required "to give the public and decision makers the most accurate and understandable picture practically possible of the project's likely near-term and long-term impacts. The MND fails to analyze the environmental setting with respect to Valley Fever. This is particularly concerning because Riverside County has seen dramatic increases in instances of Valley Fever rates from 2013 to 2019. In fact, rates of Valley Fever have increased from 34 cases or a rate of 1.5 in 100,000 population per year in 2013, to 38 cases or a rate of 1.6, to 59 cases or a rate of 2.5 in 2015, to 65 cases or a rate of 2.8 in 2016, to 134 cases or a rate of 5.6 in 2017, to 255 cases or a rate of 10.4 in 100,000 in 2019. Dr. Clark cites publicly available substantial evidence showing that populations most at risk of contracting Valley Fever are construction and agricultural workers. Further, Dr. Clark cites substantial evidence from the California Department of Public Health Surveillance and Statistics Section that confirms that Valley Fever is a significant unaddressed issue in the MND. Dr. Clark concludes that the risk of UMOP Response to Comments Page 29 of 44 construction workers' exposure to Valley Fever spores and potentially contracting the disease represents a significant health concern which must be analyzed in the environmental setting and air quality impact sections of an EIR. The MND's failure to adequately analyze the environmental setting with respect to Valley Fever results in the MND's failure to adequately analyze the potentially significant impacts to construction workers and other nearby sensitive receptors from exposure to Valley Fever. Response 7: The commenter’s assertions are noted. However, since Riverside County comprises a land mass of 7,208 square miles, it is impossible to determine whether the Valley Fever cases cited by the commenter occurred in Palm Desert, the Coachella Valley or elsewhere in the County. Furthermore, the commenter fails to point out that Valley Fever cases in Riverside County have gone down, from 370 in 2020, to 353 in 20221. According to the federal Centers for Disease Control (CDC), there has been no outbreak of Valley fever in the Coachella Valley (or in Palm Desert) between 1940 and 2015, as shown in this published map (top).2 Furthermore, also according to the CDC, Riverside County is reported as having the lowest 1 CDPH, Cumulative Reported Suspect, Probable, and Confirmed Annual Cases of Coccidioidomycosis by Local Health Jurisdiction and Year of Estimated Onset, California, 2020 -2022 2 https://www.cdc.gov/fungal/diseases/coccidioidomycosis/maps.html UMOP Response to Comments Page 30 of 44 range of cases among reporting counties, at 0 -5.9 per 100,000, as shown in the CDC incidence map. Therefore, although the commenter makes claims that Valley Fever is a significant health issue in Palm Desert, the evidence they provide is not supported by fact. Valley Fever is not a significant health issue in Palm Desert, and the MND requires no amendment. Comment 8: AN EIR IS REQUIRED FOR THE PROJECT BECAUSE THERE IS SUBSTANTIAL EVIDENCE SUPPORTING A FAIR ARGUMENT THAT THE PROJECT MAY HAVE SIGNIFICANT, UNMITIGATED AIR QUALITY IMPACTS A negative declaration is improper, and an EIR must be prepared, whenever it can be fairly argued on the basis of substantial evidence that the project may have a significant environmental impact: "[S]ignificant effect on the environment" is defined as "a substantial, or potentially substantial, adverse change in the environment." An effect on the environment need not be "momentous" to meet the CEQA test for significance; it is enough that the impacts are "not trivial." Substantial evidence, for purposes of the fair argument standard, includes "fact, a reasonable assumption predicated upon fact, or expert opinion supported by fact." Moreover, the failure to provide information required by CEQA is a failure to proceed in the manner required by CEQA. Challenges to an agency's failure to proceed in the manner required by CEQA, such as the failure to address a subject required to be covered in an MND or to disclose information about a project's environmental effects or alternatives, are subject to a less deferential standard than challenges to an agency's factual conclusions. Even when the substantial evidence standard is applicable to agency decisions to certify an MND and approve a project, reviewing courts will not 'uncritically rely on every study or analysis presented by a project proponent in support of its position. A clearly inadequate or unsupported study is entitled to no judicial deference."' CARE CA's expert presented direct and substantial evidence raising a fair argument that the Project will have significant environmental impacts. An EIR must be prepared to further evaluate and mitigate the significant impacts to less than significant levels. Response 8: The commenter provides over broad and unsupported allegations that cannot be defined or addressed. Individual responses to specific issues are provided throughout this Response. UMOP Response to Comments Page 31 of 44 Comment 9: Substantial Evidence Supports a Fair Argument that the Project May Result in Potentially Significant Impacts from the Backup Generator The MND fails to analyze the Project's potentially significant environmental impacts from the use of backup generators. Backup generators would be used for Project construction. Operational backup generators would also be required by Title 24 of the California Building Code, Chapter 27. The MND does not disclose whether backup generators will be used during project operation. However, Title 24 of the California Building Code, Chapter 27 requires ambulatory care centers, like the Project, to have backup generators. Additionally, the Project may be required to have an additional emergency backup generator to supply emergency power to the elevator system in the case of a loss of power. It is therefore reasonably foreseeable (and required by law) that the Project will utilize backup generation during both Project construction and operation. Backup generators can significantly .impact air quality, GHG emissions, and public health through DPM emissions. Therefore, since the Project involves the reasonably foreseeable use of a backup generators, the MND's failure to disclose the impacts of emissions resulting from the use of such generator sis a failure to disclose all "reasonably foreseeable consequence[s) of the initial project." These consequences may include significant air quality, GHG emissions, and public health impacts. According to SCAQMD Rules 1110.2"8 and 1470,59 backup generators are allowed to operate for up to 200 hours per year, and operate for maintenance up to 50 hours per year. Further, a back-up generator would operate during unscheduled events like Public Safety Power Shutoff ("PSPS") events and extreme heat events ("EHEs"). Although such events are unscheduled, they occur frequently enough in California that they are reasonably foreseeable. For example, the total duration of PSPS events in California lasted between 141 hours to 154 hours in 2019. In 2021, two EHEs have been declared so far, which lasted 120 hours combined. These two EHEs would have tripled the calculated yearly DPM emissions from the Project. These conditions are expected to increase in severity. Therefore, a failure to consider this source of emissions drastically underestimates the Project's air quality, GHG, and public health impacts. An EIR must be prepared to analyze these potentially significant impacts. UMOP Response to Comments Page 32 of 44 Response 9: The comment essentially repeats Comment 6, and as stated in Response 6, is incorrect, insofar as the proposed Project does not propose a generator. The assumption made by the commenter regarding the Project being a hospital or ambulatory care center is incorrect. Comment 10: The MND Fails to Include a Health Risk Analysis, in Violation of CEQA and the General Plan CEQA requires that a project's health risks "must be 'clearly identified' and the discussion must include 'relevant specifics' about the environmental changes attributable to the Project and their associated health outcomes." Courts have held that an environmental review document must disclose a project's potential health risks to a degree of specificity that would allow the public to make the correlation between the project's impacts and adverse effects to human health. Additionally, General Plan Policy 6.1 specifically requires the City to "[a]void locating new air quality-sensitive uses (schools, child care centers, senior centers, medical facilities, and residences) in proximity to sources of localized air pollution (e.g., Interstate 10, high traffic roads, certain industrial facilities), and vice versa. Where such uses are located within 500 feet of each other, require preparation of a health impact assessment (HIA) or similarly effective health analysis as part of the CEQA environmental review process, to analyze the significance of the health impact on sensitive land uses and incorporate project-specific mitigation measures to reduce potential impacts." Response 10: The commenter misread Policy 6.1. That policy reads that sensitive uses should not be located next to Interstate 10, high traffic roads or industrial facilities. Since the proposed Project is not located within 500 feet of Interstate 10, high traffic roads or industrial facilities, the policy does not apply Comment 11: The MND provides that "[t]he nearest sensitive receptors to the Project site include the future 330-unit residential development 120 feet to the north site, future 196-unit residential project and University Dog Park 100 feet south of the site, University Park East (park) located 0.18 miles southeast of the site, and multi family homes (The Vineyards at Palm Desert) located 0.33 miles southeast of the site." Both the 330-unit Millennium Apartments and the University Park 196 Projects are under construction, according to the City's website. As such, the Millennium Apartments and the University Park 196 residences may be built by the time construction of Phase 1 begins, and likely by the time construction of Phase 2 begins. Additionally, operational air quality impacts of the Project were required to be analyzed in an HIA in accordance with the General Plan. The Project's UMOP Response to Comments Page 33 of 44 operational impacts may have adverse impacts on the future residential sensitive receptors. The MND lacks an HIA or any other quantitative analysis of the Project's health risk. The MND's failure to include an HIA results in the failure to analyze the health impacts of construction and operation to on -site workers or nearby sensitive receptors. Courts have held that an environmental review document must disclose a project's potential health risks to a degree of specificity that would allow the public to make the correlation between the project's impacts and adverse effects to human health. The Project will be built in two phases, both ranging from 18 to 24 months. CEQA requires that the health risk from each of these construction phases be quantified and disclosed. A quantified HIA is commonly conducted to determine if a Project's construction hazardous air pollutant ("HAP") emissions would cause a significant health impact. Construction equipment emits DPM, which is a HAP and potent carcinogen. Construction workers and nearby residents will be exposed to DPM emissions during construction. An EIR must be prepared which quantifies the Project's construction and operational emissions of toxic air contaminants ("TAC"), and compares them to the SCAQMD's quantitative cancer threshold of 10/million, in order to adequately links the Project's air quality effects to human health consequences. Absent this analysis, the City lacks substantial evidence to conclude that the Project's health risk impacts are less than significant. Response 11: Please see Response 10. Furthermore, the commenter provides no substantial evidence that the Project will generate either DPM or TAC to levels which would increase cancer risk. On the contrary, as demonstrated in the Initial Study, pages 21 through 26, the Project will not generate any emissions which approach the SCAQMD’s thresholds for the preparation of an HRA. Pursuant to Rule 1401, 1401.1, and 212 of the SCAQMD rulebook, the District requires the preparation of an HRA for facilities associ ated with high levels of toxic air contaminants. To reduce exposure to toxic air contaminants (TACs), CARB recommends minimum separation distances between new sensitive land uses, such as residences, and eight categories of existing sources of TACs: high-traffic freeways and roads (100,000 trips per day), distribution centers, rail yards, ports, refineries, chrome plating facilities, perchloroethylene dry cleaners, and large gas stations. As shown in the Traffic Impact Analysis prepared for the Project, Gerald Ford Drive, the most heavily traveled roadway of those surrounding the Project, has average daily traffic (ADT) volumes of up to 25,800 under 2024 with Project weekday conditions. This represents only 20% of the volume which would require the UMOP Response to Comments Page 34 of 44 preparation of an HRA under SCAQMD’s guidance. The preparation of an HRA is therefore not required. Furthermore, the MND correctly analyzed the Project’s impacts on surrounding sensitive receptors on page 25. Table 3 on that page analyzes and quantifies the impacts under SCAQMD’s local significance thresholds, and correctly determines that the Project will not exceed those thresholds under either construction or operation conditions. Therefore, the MND does quantify the potential impacts of surrounding sensitive receptors, and provides quantified results which clearly demonstrate that surrounding sensitive receptors will not be significantly impacted by construction or operation of the proposed Project. Comment 12: Project Health Impacts are Potentially Significant and Unmitigated Under the fair argument standard, a lead agency "shall" prepare an EIR whenever substantial evidence in the whole record before the agency supports a fair argument that a project may have a significant effect on the environment. The phrase "significant effect on the environment" is defined as "a substantial, or potentially substantial, adverse change in the environment." Dr. James Clark finds a significant health risk that exceeds thresholds from exposure to TAC emissions, which constitutes substantial evidence supporting a fair argument that health risk is significant and unmitigated. Dr. Clark concludes that acute health impacts from diesel particulate matter ("DPM”) during construction and operation of the Project would be significant for construction workers and offsite receptors, including those at nearby residences and sensitive receptors. Moreover, the General Plan requires that for sensitive land uses that cannot be avoided within 500 feet of sources of localized air pollution, potential design mitigation options include: a. Providing residential units with individual HVAC systems in order to allow adequate ventilation with windows closed; b. Locating air intake systems for heating, ventilation, and air conditioning (HVAC) systems as far away from existing air pollution sources as possible; c. Using HEPA air filters in the HVAC system and developing a maintenance plan to ensure the filtering system is properly maintained; and d. Utilizing only fixed windows next to any existing sources of pollution. e. Using sound walls, berms, and vegetation as physical barriers. f. Notifying new potential home buyers of risks from air pollution. UMOP Response to Comments Page 35 of 44 The MND does not include these measures, in violation of the General Plan and thus does not adequately mitigate the Project's health risk impacts. The City must prepare an EIR which includes an acute health risk assessment for both Project construction and operation to reduce health risk to less than significant levels. Response 12: Please see Responses 10 and 11. The Project does not occur within 500 feet of Interstate 10, a roadway generating 100,000 trips per day, or specified industrial uses. The Project does not need to implement any of the measures listed because they do not apply. The MND correctly analyzed the impacts of the Project as they relate to its location in relation to General Plan policy, and no change in the MND is required. Comment 13: Valley Fever Impacts Are Potentially Significant and Unmitigated Construction workers are at significant risk of developing Valley Fever. However, the potentially exposed population is much larger than construction workers because the non-selective raising of dust during Project construction will carry the very small spores, 0.002-0.005 millimeters ("mm"), into off-site areas, potentially exposing large non - construction worker populations. Many of the Project components, for example, are adjacent to sensitive receptors, including residential areas, schools, parks, and future development resulting in significant public health impacts. Valley fever spores can be carried on the winds into surrounding areas, exposing farm and vineyard workers, students at nearby schools, and residents adjacent to many of the construction sites. Valley Fever spores, for example, have been documented to travel as much as 500 miles78 and, thus, dust raised during construction could potentially expose a large number of people hundreds of miles away. In order to reduce the Project's potentially significant Valley Fever impacts to the greatest extent feasible, Dr. James Clark recommends that the Project include the following measures to mitigate fugitive dust: 1. A site specific Valley Fever Dust Management Plan should be prepared that includes a site-specific work plan (S\'i'P) as well as a sampling and analysis plan (SAP) to measure the amount of Coccidiodes immitis present in soils at the Site prior to any soil disturbance on site. The SWP and SAP should detail the goals of the investigation(s), the collection methods, the number of UMOP Response to Comments Page 36 of 44 samples to be collected, and the minimum detection requirements. The results of the investigation should be presented to the South Coast Air Quality Management District (SCAQMD) to ensure compliance with the goals of the SAP and approval of the investigation results. 2. Include specific requirements in the Project's Injury and Illness Prevention Program (as required by Title 8, Section 3203) regarding safeguards to prevent Valley Fever. 3. Control dust exposure: a. Apply chemical stabilizers at least 24-hours prior to high wind event; b. Apply water to all disturbed areas a minimum of three times per day. Watering frequency should be increased to a minimum of four times per day if there is any evidence of visible wind-driven fugitive dust; c. Provide National Institute for Occupational Safety and Health (NIOSH)-approved respirators for workers with a prior history of Valley Fever. d. Half-face respirators equipped with a minimum N-95 protection factor for use during worker coUocation with surface disturbance activities. HaJf-face respirators equipped with N- 100 or P-100 filters should be used during digging activities. Employees should wear respirators when working near earth- moving machinery. e. Prohibit eating and smoking at the worksite, and provide separate, clean eating areas with hand-washing facilities. f. Avoid outdoor construction operations during unusually windy conditions or in dust storms. g. Consider limiting outdoor construction during the fall to essential jobs only, as the risk of cocci infection is higher during this season. 4. Prevent transport of cocci outside endemic areas: a. Thoroughly clean equipment, vehicles, and other items before they are moved off-site to other work locations. b. Prevent spillage or loss of bulk material from holes or other openings in the cargo compartment's floor, sides, and/or tailgate; c. Load aU haul trucks such that the freeboard is not less than six inches when material is transported on any paved public access road and apply water to the top of the load sufficient to limit VDE to 20 percent opacity; or cover haul trucks with a tarp or other suitable cover. d. Provide workers with coveralls daiJy, lockers (or other systems for keeping work and street clothing and shoes separate), daily changing and showering facilities. e. Clothing should be changed after work every day, preferably UMOP Response to Comments Page 37 of 44 at the work site. f. Train workers to recognize that cocci may be transported offsite on contaminated equipment, clothing, and shoes; alternatively, consider installing boot-washing. g. Post warnings onsite and consider limiting access to visitors, especially those without adequate training and respiratory protection. 5. Improve medical surveillance for employees: a. Employees should have prompt access to medical care, including suspected work-related illnesses and injuries. b. Work with a medical professional to develop a protocol to medically evaluate employees who have symptoms of Valley Fever. c. Consider preferentially contracting with 1-2 clinics in the area and communicate with the health care providers in those clinics to ensure that providers are aware that Valley Fever has been reported in the area. This will increase the likelihood that ill workers will receive prompt, proper and consistent medical care. d. Respirator clearance should include medical evaluation for all new employees, annual re-evaluation for changes in medical status, and annual training, and fit-testing. e. If an employee is diagnosed with Valley Fever, a physician must determine if the employee should be taken off work, when they may return to work, and what type of work activities they may perform. Dr. Clark recommends that the City implement each of these measures as additional mitigation measures in an EIR. The United States Department of Labor Occupational Safety and Health Administration ("OSHA") requires that a respirator shall be provided to each employee when such equipment is necessary to protect the health of such employee. The employer shall provide the respirators which are applicable and suitable for the purpose intended. The employer shall be responsible for the establishment and maintenance of a respiratory protection program, which shall include the requirements outlined in paragraph (c) of this section. The program shall cover each employee required by this section to use a respirator. Dr. Clark recommends that the Project implement a mandatory respiratory protection program that requires National Institute for Occupational Safety and Health ("NIOSH")-approved respirators be worn while performing or in the near viciruty of job activities that create airborne dust. NIOSH-approved respirators are necessary because "Household materials such as washcloths, bandanas, and handkerchiefs do not protect workers from breathing in dust and UMOP Response to Comments Page 38 of 44 spores." The City must circulate an EIR to include these feasible mitigation measures. Response 13: See Response 7. The commenter provides no evidence that Valley Fever is an issue in Palm Desert, and the findings of the CDC demonstrate that throughout Riverside County’s 7,208 square mile land mass, residents have the lowest rate of infection of affected counties throughout the country. The commenter’s conjecture is not sufficient to require the level of analysis they assert is necessary, and is refuted by fact from the country’s expert in public health, the CDC. No further analysis is required. Comment 14: THE CITY LACKS SUBSTANTIAL EVIDENCE TO APPROVE THE PROJECT'S LAND USE PERMITS The Project requires a number of discretionary entitlements and related approvals under local City plans and codes, including a Specific Plan Amendment to the University Neighborhood Specific Plan to allow medical uses in the Neighborhood Center (NC) designation and to provide specific standards for medical offices, clinics, and professional offices. The project also includes a Tentative Parcel Map to subdivide the site into two parcels. Where a local or regional policy of general applicability, such as an ordinance, is adopted in order to avoid or mitigate environmental effects, a conflict with that policy constitutes a significant land use impact and, in itself, indicates a potentially significant impact on the environment. Any inconsistencies between a proposed project and applicable plans must be discussed in an EIR. A project's inconsistencies with local plans and policies also constitute significant impacts under CEQA. The City must circulate an EIR to adequately disclose and mitigate the significant land use impacts discussed below. Specific Plan Amendment The Project is seeking an Amendment to the University Neighborhood Specific Plan to allow medical uses in the Neighborhood Center (NC) designation and to provide specific standards for medical offices, clinics, and professional offices. Specific plans shall be considered by the Planning Commission with a recommendation to the City Council. The following findings shall be made by the Council prior to approval of any specific plan or specific plan amendment: 1. Consistent with the General Plan. The specific plan or amendment is consistent with the goals, objectives, and policies of the General Plan. UMOP Response to Comments Page 39 of 44 2. Public Welfare. The specific plan or amendment will not create conditions materially detrimental to the public health, safety, and general welfare. 3. Land Use Compatibility. The specific plan or amendment is compatible with zoning on adjacent properties, and ensures development of desirable character that will be harmonious with surrounding properties. 4. Property Suitability. The specific plan or amendment is suitable and appropriate for the location, access, and topography for the development of the subject property. 5. CEQA. The specific plan or amendment has been reviewed in compliance with the provisions of the California Environmental Quality Act. Specific Plan Amendment's Consistency With The GeneraI Plan "Once a general plan is in place, it is the province of elected city officials to examine the specifics of a proposed project to determine whether it would be 'in harmony' with the policies stated in the plan." Here, in order to approve a Specific Plan Amendment, it is the role of the City to determine the Project's consistency with the General Plan. The MND lacks substantial evidence to demonstrate that the Project satisfies the mandatory General Plan consistency requirements for approving a Specific Plan Amendment. The Project is not consistent with the General Plan because the Project violates General Plan Policy 6.1 which requires the City to "[a]void locating new air quality-sensitive uses (schools, child care centers, senior centers, medical facilities, and residences) in proximity to sources of localized air pollution (e.g., Interstate 10, high traffic roads, certain industrial facilities), and vice versa. Where such uses are located within 500 feet of each other, require preparation of a health impact assessment (HIA) or similarly effective health analysis as part of the CEQA environmental review process, to analyze the significance of the health impact on sensitive land uses and incorporate project-specific mitigation measures to reduce potential impacts." The MND provides that "[t]he nearest sensitive receptors to the Project site include the future 330-unit residential development 120 feet to the north site, future 196-unit residential project and University Dog Park 100 feet south of the site, University Park East (park) located 0.18 miles southeast of the site, and multi family homes (The Vineyards at Palm Desert) located 0.33 miles southeast of the site."90 Both the 330-unit Millennium Apartments and the University Park 196 Projects are under construction, according to the City's website.91 As such, the Millennium Apartments and the University Park 196 residences UMOP Response to Comments Page 40 of 44 may be built by the time construction of Phase 1 begins, and likely by the time construction of Phase 2 begins. Additionally, operational air quality impacts of the Project were required to be analyzed in an HIA in accordance with the General Plan. The Project's construction and operational impacts may have adverse impacts on the future residential sensitive receptors, but were not analyzed in an HIA, as required by the General Plan. Further, the General Plan requires that for sensitive land uses that cannot be avoided within 500 feet of sources of localized air pollution, potential design mitigation options include: a. Providing residential units with individual RVAC systems in order to allow adequate ventilation with windows closed; b. Locating air intake systems for heating, ventilation, and air conditioning (RVAC) systems as far away from existing air pollution sources as possible; c. Using HEPA air filters in the RVAC system and developing a maintenance plan to ensure the filtering system is properly maintained; and d. Utilizing only fixed windows next to any existing sources of pollution. e. Using sound walls, berms, and vegetation as physical barriers. f. Notifying new potential home buyers of risks from air pollution. The MND does not include these measures, in violation of the General Plan. The City must circulate an EIR which includes these measures in a mitigation monitoring and reporting program to comply with local law and CEQA. Response 14: See Response 10. The commenter’s assumption is incorrect. The Project does not occur in an area which mandates the installation of the listed improvements because it does not occur within 500 feet of a source of localized pollution, and because it will not result in high levels of localized pollution. The MND correctly analyzed land use consistency impacts on pages 52 and 53, and no further analysis is required. Comment 15: Dr. Clark concludes that the receptors in the Millennium Apartments and the University Park 196 development would be exposed to toxic air contaminants released during Project construction and operation, including exhaust and diesel particulate matter ("DPM"). Diesel exhaust has been linked to a range of serious health problems including an increase in respiratory disease, lung damage, cancer, and premature death.92,93,94 Fine DPM is deposited deep in the lungs in the smallest airways and can result in increased respiratory symptoms and disease; decreased lung function, particularly in UMOP Response to Comments Page 41 of 44 children and individuals with asthma; alterations in lung tissue and respiratory tract defense mechanisms; and premature death. Exposure to DPM increases the risk of lung cancer. It also causes non cancer effects including chronic bronchitis, inflammation of lung tissue, thickening of the alveolar walls, immunological allergic reactions, and airway constriction. DPM is a TAC that is recognized by state and federal agencies as causing severe health risk because it contains toxic materials, unlike PM2.6 and PM10. Dr. Clark confirms that the MND does not quantify the potential health impacts from DPM generated by construction activities or operational activities from the Project on nearby sensitive receptors in a Health Impact Assessment as required by the General Plan.98 The City therefore lacks supporting evidence for its conclusion that the Project would not result in significant health effects. Dr. Clark concludes that the City's failure to perform a Health Impact Assessment is clearly a major flaw in the MND and may be placing the residents of the adjacent structures at risk from the construction phase of the Project. Response 15: See Responses 10, 11 and 12. Comment 16: Specific Plan's CEQA Compliance Additionally, as shown herein, substantial evidence supports a fair argument that the Project may result in significant environmental impacts requiring preparation of an EIR. Therefore, the Project and its required specific plan amendment was not adequately reviewed in compliance with the California Environmental Quality Act, as required by the Municipal Code to support approval of the Specific Plan Amendment. Therefore, the Planning Commission cannot make the necessary to recommend the City Council approve the Specific Plan Amendment. Response 16: As described in the Responses above, the commenter has failed to provide substantial evidence in support of their allegations. The Specific Plan Amendment has been thoroughly reviewed under CEQA, and there is no evidence that any of the impacts identified in the MND would be significant and unavoidable, or that further review and analysis is necessary. The City correctly determined the level of impact generated by the proposed Project, analyzed those impacts, and provided the mitigation measures required to reduce significant impacts to less than significant levels. Importantly, based on the commenter’s alleged concerns, the impacts of the Project on air quality and land use were found to be less than significant without the need for mitigation. UMOP Response to Comments Page 42 of 44 Comment 17: Tentative Parcel Map The Planning Commission must find that the proposed tentative parcel map meets the requirements or conditions of the Municipal Code or the Map Act, otherwise, it shall disapprove the map. The commission may waive any irregularities in the proposed map if a determination is made that such irregularity is the result of a technical or inadvertent error which does not materially affect the validity of the map. No map shall be approved unless the commission finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan. The commission shall deny approval of a tentative map, as required by the Map Act, .if it makes any of the following findings: 1. That the density of the proposed subdivision is not consistent with applicable general and specific plans; 2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans; 3. That the site is not physically suitable for the type of development; 4. That the site is not physically suitable for the proposed density of development; 5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; 6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems; 7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision... As shown herein and in the comments of CARE CA's air quality expert, construction air emissions DPM emissions, valley fever, and operational emissions from the backup generator are likely to cause "serious health problems" to nearby sensitive receptors. This inconsistency with the Municipal Code's tentative parcel map requirement results in a violation of CEQA. The City must prepare an EIR to analyze the Project's inconsistency with local code, before the Planning Commission can recommend approval by the City Council Response 17: The City’s findings relating to the Tentative Map are only tangentially related to CEQA. The City will make findings based on the facts in the record for the Project, and will determine whether to approve or deny the Project based on those findings. As demonstrated in the Responses above, there is no substantial evidence that the Project will have a significant impact on the environment. The MND was the appropriate level of analysis for the Project. UMOP Response to Comments Page 43 of 44 Comment 18: For the reasons discussed above, the MND for the Project is wholly inadequate under CEQA. An EIR must be circulated to provide legally adequate analysis of, and mitigation for, all of the Project's potentially significant impacts. Until an EIR have (sic) been issued and circulated for public review, as described herein, the City may not lawfully approve the Project. Response 18: As described at length in Responses 1 through 17, the commenter has failed to provide accurate evidence in support of their argument that the MND is insufficient. Assumptions made by the commenter relating to the fictional location of a generator, or the generation of DPM and TAC from the operation of a medical office building are only conjecture, and do not support a fair argument that the City has failed in its obligations to review the Project under CEQA. The MND was the correct analysis tool under CEQA because the City found, following thorough and comprehensive analysis, that the impacts of the Project could be mitigated to less than significant levels. The commenter has not placed any new facts into the record which would change that determination. UMOP Response to Comments Page 44 of 44 Appendix A Comment Letters CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| 01.07.17AMENDED ??, 2023 | XII Formatted: Font: 9 pt Style Definition: TOC 2 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| 01.07.17AMENDED ??, 2023 | XII Formatted: Font: 9 pt Acknowledgements City Council: Robert A. Spiegel, Mayor Jan Harnik, Mayor Pro Tem Sabby Jonathan, Council Member Susan Marie Weber, Council Member Van Tanner, Council Member Planning Commission: Kathleen Kelly Nancy DeLuna John Greenwood Joseph Pradetto Ron Gregory Sonia Campbell* Ken Stendell* The Design and Consultant Team: Sargent Town Planning David Sargent, AIA, Principal Juan Gomez-Novy, Senior Project Manager Bill Dennis, Consulting Senior Designer David Day, Consulting Senior Designer John Baucke, Consulting Development Advisor Peter VanderWal, Senior Urban Designer John “JJ” Zanetta, Consulting Illustrator Yuan Liu, Urban Designer Gabriel Barreras, Urban Planner Andrew Petrovsky, Urban Designer* Raimi + Associates Matthew Burris, Associate Principal Melissa Johnson, Planner Special thanks to the many other officials, Chamber of Commerce representatives, neighbors and citizens who participated in the preparation of this plan. * Indicates person no longer with the listed organization. City Staff: Lauri Aylaian, City Manager John Wohlmuth, City Manager* Rudy Acosta, Assistant City Manager Ryan Stendell, Director of Community Development Martin Alvarez, Economic Development Director Janet Moore, Finance and Housing Director Mark Greenwood, Public Works Director Eric Ceja, Principal Planner David Hermann, Public Information Officer Mark Diercks, Transportation Engineer Tony Bagato, Principal Planner* Contact: David Sargent, AIA Sargent Town Planning 706 S. Hill Street, 12th Floor Los Angeles, CA 90014 Office: (213) 599-7980 E-mail: DSargent@SargentTownPlanning.com CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | XIII University Neighborhood Specific Plan City of Palm Desert, California City Council Adopted Ordinance 1312 December 8, 2016 Effective Date: January 7, 2017 Amended: XX, 2023 Prepared for: City of Palm Desert Prepared by: Sargent Town Planning in association with: Raimi + Associates Fehr & Peers Dudek Metropolitan Research + Economics Rincon Consulting CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | XIV Executive Summary Through the 2013 Envision Palm Desert strategic plan process, and subsequently during the process of preparing its new 2035 General Plan, the City and community of Palm Desert set a series of ambitious goals and priorities for the future of Palm Desert. Those goals and priorities represent a well balanced mix of continuing past trends while boldly embracing change: • Continuing a long tradition of high quality desert neighborhood development while shifting toward more compact, sustainable, human-scale and pedestrian-oriented patterns and designs; • Building upon Palm Desert’s wide reputation as a center of the arts, elegant shopping and fine restaurants, while delivering these amenities in the form of a walkable, sustainable City Center attached to surrounding neighborhoods; • Continuing a tradition of higher education while leveraging new investments in local colleges and universities to build a more robust local employment economy rather than relying so heavily on visitors, vacationers and retirees; and, • While building new types of active, amenity-rich neighborhood environments to help attract and retain young professionals and families, ensure that these new neighborhoods are also well suited to the needs of older Palm Desert residents who want to stay active in their community, but without large properties to maintain and with more amenities within easy walking distance of their home. These new goals and enduring values are addressed most directly in two specific areas of town: the City Center near the south end of town, and the University District near the north end. This Specific Plan provides a vision, standards, and implementation strategies for the University Neighborhoods in the westerly half of the University District. For the University Neighborhoods, this Specific Plan provides a brief background and basis for the Plan, presents a clear vision for the future of this place, establishes a flexible “framework plan”, public realm plan and land use plan, and provides development standards, design guidelines and implementation strategies and procedures for the phased construction of the neighbor- hoods. The next few pages provide a concise overview of the contents of the plan to guide new users to the information they need. Chapter 1: Introduction This chapter provides background information on Palm Desert and the impetus and policy basis for the preparation of this Plan. It describes the relationship between this Plan and the 2035 General Plan. For most readers, this chapter is interesting but optional reading. Chapter 2: The Vision This chapter describes the intended structure and organization of the Plan area, the intended design character of its public spaces and private development, and the maximum quantities of residential and commercial development planned for this area. Subsequent chapters describe in some detail the requirements and recommendations for the design of the many components and elements of the neighborhoods, and this chapter focuses on the intended outcomes and how all the pieces fit together to make complete, beautiful, human-scale places to live, shop, work and play. This chapter is quite short and is recommended reading for all users of this plan. Accordingly, no summary is provided here. Illustration of mixed-use buildings around the public square in the Neighborhood Center Illustration of varied neighborhood housing types around a neighborhood green CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | XV Very important to note: “Walkability” a “comfortable walking distance” or variations thereof used in this Specific Plan are based on an approximate 5- minute walk, or a 1/4-mile radius for the average person. Density: The maximum quantities of housing and commercial development listed in this chapter are based on a mix of development types, including single-family detached homes, single-family attached homes, small- scale multi-family housing types, with mixed-use and larger multi-family building types in the neighbor-hood center area(s). The maximum housing numbers listed in Chapter 2 cannot be attained unless such a mix of types is provided. Simply dividing the minimum lot size into the available acreage will not yield the maximum intensity al- lowed by the plan, since all three neighborhood zones allow for residential types that provide more than one dwelling per lot. It is projected that the greatest long-term value and benefit to the community will be created by such a mix of housing types. Chapter 3: Neighborhood Structure & Public Realm This chapter defines the street network, block structure and public realm design of the UNSP. The intent is to provide high levels of connectivity and walkability – and a seamless network of high quality, human-scale public space – while allowing a good deal of flexibility in the final layout of blocks in order to accommodate a variety of housing types. The public realm will be the unifying element of the neighborhoods, such that each “phase” or “project” will have a cohesive urban pattern, design character and predictable outcome for the City, the Master Developer(s), future residents, business owners and other stakeholders. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | XVI Executive Summary (Continued) A short overview of the main points by section: 3.1 Neighborhood Framework Plan: This describes the structure of the UNSP, starting with existing and planned major street that are substantially fixed in their location, while their final alignment may vary slightly from what is il- lustrated. Further, it describes how the rest of the neighborhood streets are to be laid out, most providing through connections for motorized vehicles, pedestrians and bicyclists, with some potentially limited to non- motorized transport modes. Mandatory block formation is described. 3.2 Subdivision Standards: This section describes in more detail the requirements for subdividing blocks and lots, including that some sides of some blocks may be formed by non-street open spaces of various types. While quite flexible, the range of open space types that may form block perimeters is limited to types not dominated by garages, parking or other service functions - i.e., not alleys. 3.3 Street Type Standards: This section provides standards for streets of various types, some intended for commercial and mixed-use centers, some intended for neighborhood edges along existing arterial streets, and the rest a variety of neighborhood street and alley types. Standards for alleys are also included here, but should not be confused with streets in terms of defining blocks or providing frontages for buildings. 3.4 Public Frontages: Public frontages are the band of land between the vehicular travel lanes of a street and the frontage line of lots – generally including curbside parking in some configuration, tree planters, and sidewalks. A range of options are provided, with the intention of a) generating variety of streetscape throughout the neighborhoods, and b) allowing developers and their design team to calibrate these public frontages to the intended ground floor use and design character. Please note that these frontage types are applied to streets along block perimeters, not to alleys within block interiors. 3.5 Street Tree Plan: This provides a recommended palette of street trees for the public realm of the UNSP. 3.6 Public Open Space Standards: These standards define the types and design character of the required public (or privately owned but publicly accessible) open spaces throughout the neighborhoods. These open spaces and the street system are collectively to form a single, seamless network of pedestrian-oriented public space. This public space network is intended to provide CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | XVII addresses and frontages for the buildings within the neighborhoods, and does not generally include incidental open spaces behind buildings or lots, and does not include service areas or alleys. Chapter 4: Development Standards This chapter provides the zoning and development standards for the Plan. The Regulating Plan is the zoning map, assigning “urban character zones” to each area. Like conventional zones, these zones define the range of permitted uses, development intensities, maximum (and minimum) building heights, and minimum (and maximum) setback requirements. Unlike conventional zoning, they also define intended and required urban form characteristics. These standards work in tandem with the Design Guidelines in Appendix A. The guidelines describe those characteristics which are flexible and will be determined through the project design review process. To say they are flexible is not to say they may be ignored. The intentions of the vision plan in Chapter 2, the public realm design intent in Chapter 3, and the private development design intent and standards in Chapter 4 must be achieved. The Guidelines in Appendix A allow for flexibility and creativity in how they are achieved. The housing types illustrated in the Design Guidelines represent a range of types that are definitely consistent with the intentions of the UNSP. They do not, of course, represent every possible variation, and other types that meet the primary intentions of this Plan - and Development Standards in Chapter 4 - may also be approved through the development design review process. An additional short presentation of a range of specific housing types that the Plan enables and encourages are provided at the end of this Executive Summary. To provide additional clarity, the primary design principles and strategies underlying the Development Standards, Design Guidelines, and the housing types illustrated below include: • Each building - each dwelling in the case of single- family detached or attached types - should face and take primary pedestrian access from a street, green, courtyard, paseo, or other public or semi- public open space. Such spaces do not include alleys, parking lots or other service and parking areas. • Buildings may be permitted exceptions to face away from a street, green park..park. only in cases of severe terrain. Buildings should turn its back to a street, green, park, paseo or other open space, with some exceptions in cases of severe terrain. • Each residential building frontage is defined by a front yard of some type, shallower in the NC and NM zones and a bit deeper in the NL zone. Porches, stoops and other projections welcoming the visitor may project into those required yard areas as defined in Chapter 4. • Each residential building frontage should be predominantly oriented and scaled to the pedestrian. The Development Standards and Design Guidelines are intended and calibrated to ensure that no more than approximately 1/3 of any building frontage is devoted to garage access or front yard parking. • Each single-family dwelling - whether detached or attached - is required to have some private outdoor living space, in the form of a back yard, a side yard, or courtyard, as defined in Chapter 4 and further detailed in Appendix A.6. This requirement arises from the long Palm Desert tradition of indoor/ outdoor living, adapting the local tradition of very large yards to a more compact form allowing for very small, shady, wind-protected courts and patios as well as more expansive yards. • Private outdoor spaces in the form of patios and balconies are encouraged but not required for multi- family buildings. Semi-private shared outdoor spaces in the form of courtyards and roof terraces are strongly encouraged, but not required. It is worth mentioning one more time here, that the maxi- mum development capacities identified in Chapter 2 cannot be achieved without providing a mix of single- family and multi-family housing types as described in Chapter 4 and Appendix A. Such a mixture is recommended by the General Plan, and within the UNSP area may not be implemented by constructing those varied housing types within separate, walled “projects”. It is anticipated that home builders of specific neighbor- hood areas may be motivated to maximize the number of single-family detached homes. The numbers listed in Chapter 2 cannot be reached with single-family detached housing alone. Nor is it intended that any one type of housing will be built continuously within a larger area of the plan. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | XVIII Executive Summary (Continued) Recommended lot sizes, housing types, and mixtures of housing types are described in Appendix A, Design Guidelines, and will be enforced through the project design review process. It is strongly recommended that builders review these requirements carefully with City staff prior to coming to any conclusions regarding the numbers and types of housing units that can be built in any portion of the Plan area. Chapter 5: Infrastructure & Public Services While Chapter 3 defines and describes the structure and design character of the street and open space network of the Plan, Chapter 5 describes its functional characteristics and systems, including transportation/circulation, grading, utility systems, and other public services. Most of this information is quite straightforward, and should be carefully reviewed by developers and their design team, and dis- cussed with City staff. Section 5.6 includes some quite specific standards for utility entrances and building services and will be of interest to developers and builders. These standards are focused on maintaining a high visual quality of all streetscapes and building frontages by ensuring that any above ground equipment is located along alleys or toward the rear of the lot, rather than being located along streets and in front yards. Chapter 6: Implementation This chapter defines development strategies, processes and procedures, including the development review process and the approach to infrastructure coordination and financing. This is important reading for any prospective developers, investors and builders. Of particular interest will be the Precise Plan process as defined in Section 6.7. This is the process whereby each phase and Planning Sub-Area of the UNSP will be coordinated with and connected to all others, to ensure a well connected, cohesive and seamless urban design throughout the Plan area. This process will generally be completed concurrently with tentative map applications, and coordinates the design of the street and open space network, block and lot structure, assignment of building types to blocks and lots, and preparation of a Landscape Master Plan for the public realm of the affected Planning Sub-Area(s). Appendix A: Design Guidelines As noted above in relation to Chapter 4, these guidelines are coordinate with and intended for use in tandem with the Development Standards in Chapter 4. The guidelines include explanations and guidance for the design of housing, commercial and mixed-use development, and related site and open space improvements that are consistent with the vision and intent of the Plan. The guidelines are organized into the following sections, so that developers, builders and members of their design team can focus their attention on the subjects most relevant to their proposed development type(s). A.1 Neighborhoods and Housing: This section describes and provides guidelines for the design of a wide range of neighborhood housing types. It is intended and permitted that these types – subject to the stated conditions – may be mixed quite freely within many neighborhood areas, with larger and smaller single family homes sharing a block or a street, with attached and detached housing types built nearby one another, and small scale multi-family housing types built adjacent to or nearby single-family housing. A.2 Neighborhood Housing Types: These guidelines describe in some detail a palette of the neighborhood housing types mentioned above. The guidelines include characteristic and recommended building sizes, building massing, means of pedestrian and vehicular access, frontage design, on-site yard space, and other important design considerations. It is important to note that the access and frontage design standards of this Plan require that all housing types front onto a street, green, park, paseo or other pedestrian-oriented open space. The enumerated housing types are recommended, but are not expected to describe every possible type or configuration. Other types may surely be proposed, and as long as they have characteristics of size, scale, massing, access, open space that are similar to and compatible with those described in Chapter 4 and Appendix A for the subject area, they can be reviewed and approved through the project design review process. A.3 Neighborhood Center Guidelines: This section describes and provides guidelines for the design of commercial, mixed-use and multi-family building types for the Neighborhood Center zone. These building types are closely coordinated with the Street Types and Public Frontage Types of Chapter 3, and the Private Frontage CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | XIX Types of section A.5, below. These public space and private development design elements are intended to be combined and coordinated in a variety of ways, providing both flexibility of use and design expression while ensuring a good degree of cohesion, in order to generate a unified and coherent public realm. A.4 Neighborhood Center Building Types: As with the guidelines in section A.2 do for neighborhood housing types, these guidelines describe a range of commercial, mixed- use and multi-family building types. Other types may be considered, but all buildings in Neighborhood Centers must meet the design intent of Chapter 2, must support the public intent of Chapter 3, must meet the standards of Chapter 4, and be consistent with the intent and guidelines of Appendices A.3 and A.4. A.5 Private Frontage Types: These guidelines address the most important single topic in this Plan – the manner in which each building fronts toward and attaches to the public realm. These frontages – individually and collectively – define not only the visual character of the Plan area, but also the degrees of privacy neighborhood residents and prominence for neighborhood center business. They are the key to making the public realm a pleasure to walk in, play in, and meet neighbors in, rather than simple utilitarian, auto-oriented streets. A.6 On-site Open Space: These guidelines provide direction for the design of yards, courts, balconies and other on-site open spaces. This is a critically important section for builders and developers to review carefully, as one of the key intentions of the UNSP is that housing be provided with private and semi-private open spaces that are high in quality and generally modest in size. This intention is a direct response to the observation that housing trends in Palm Desert have moved recently from a tradition of very large private yards and large houses on large lots, to a new trend of fairly large houses on very small lots with little or no us- able private yard space. This trend has skipped right over the long American and California traditions of small, beautiful yards and courts for small, medium or large dwellings. These yards and courts are the spaces that enable the iconic Southern California indoor-outdoor lifestyle. In most cases, these required outdoor spaces take on the scale and character of generous “outdoor rooms” rather than expansive landscaped play areas. The large landscaped yards and swimming pools that characterize the heritage of Palm Desert housing are certainly allowed by this Plan, but they are not required. Houses packed tight together with no yard spaces, on the other hand, are not allowed. A.7 Architectural Guidelines: These guidelines provide recommendations for the design of all buildings within the Plan area. Specifically, they provide direction for the materials, configurations, detailing and colors of walls, openings, projections, roofs, and other building elements. The essence of the design intentions is that buildings be simple, elegant, permanent, and reflective of and in harmony with their immediate neighborhood context, the University District context, and with the unique desert city environment of Palm Desert. These guidelines to not require any particular architectural styles, but do suggest that architectural character relate to the Southern California and Coachella Valley heritage. Architecture may, but need not, adhere to any previously defined architectural style, but if such a style is selected it must be done well and with some rigor. Reinterpretations of defined styles should be done with high levels of skill and caution. Specifically recommended architectural attributes (and styles) include: • Simple, solid, masonry (or stucco simulating masonry construction) architectural expression, consistent with permanence in a harsh desert climate; • Permanent, sustainable materials that age gracefully and weather well in Palm Desert’s harsh climate. • Deeply shaded openings and shaded outdoor spaces, consistent with environmental sustainability in a desert climate, and buildings where indoor and outdoor rooms flow seamlessly together; • Architecture based on the traditions of Spanish Revival, Palm Desert Ranch, Mid-Century Modern, and Contemporary styles are specifically recommended. Architecture that combines elements from multiple styles are specifically and strongly discouraged. A.8 Signage Guidelines: These guidelines provide direction for the design of signage and lettering on buildings. A.9 Sustainability Design Guidelines: All of the standards and guidelines in this Plan are informed by and aimed at considerations of long-term sustainability. The basic structure and organization of the plan and the design of its public realm are aimed directly at reducing automobile travel demand by bringing many daily and CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | XX weekly destinations within walking or biking distance of residences, and providing a safe and comfortable environment that encourages the use of active transportation modes and a healthy outdoor lifestyle. The development standards and design guidelines for streets, public open spaces, and private development are all aimed at making sustainable places populated by sustainable buildings that reduce the rate of consumption of non-renewable resources such as petroleum, clean water, clean air, and land. Because of the strong emphasis that the 2035 General Plan places on sustainable place-making, these brief guidelines highlight specific strategies and recommendations for assuring the long-term sustainability of the University Neighborhoods, recommending measures to reduce the per capita rates of consumption of energy, water, land, and building materials. Examples of Recommended Housing Types The following common housing types are enabled and encouraged by the Development Standards and Design Guidelines of this Plan. Those presented here - and in the Design Guidelines - illustrate recommended typologies, of which many variations are possible. Single-Family Detached House (Street-Load) Lot widths of 55’ or more, with face of garage set back behind the principal facade. Single-Family Detached House (Alley-Load) Lot widths of 33’ or more. Second units (carriage units) al- lowed in addition to house. Single-Family Attached House (Alley-Load) Lot widths of 22’ or more. Neighborhood-Scale Multi-Family Housing (Alley-Load) Single-Family or Multi-Family Courtyard/Paseo Housing (Alley-Load) Apartment buildings, rowhouses, and detached cottages organized around and fronting a shared, semi-private court- yard, garden or paseo. Neighborhood Center Multi-Family Housing (Alley- Load) Neighborhood Center Mixed-Use Buildings (Alley- Load) These are very similar to neighborhood center multi-family buildings, except that the ground floor uses and frontage types are designed for commercial use. These include live- work buildings in which one dwelling is provided over one commercial flex space. Examples of Discouraged Housing Types For the most part this Plan provides positive direction for the design and development of the University Neighbor- hoods, rather than focusing on what is not allowed or not recommended. However, because the vision for these neighborhoods is specific to Palm Desert - and to this particular part of Palm Desert - some housing types and some public space types that are fine in other communities or in other parts of Palm Desert do not contribute to this specific vision and accordingly are not recommended or disallowed. This Plan is not just a policy plan, it is a physical design plan for this particular area, albeit a very flexible one. Accordingly some elements are required and some are disallowed or strongly discouraged. The primary characteristics of discouraged housing types are essentially the converse of those for recommended housing types. Specifically: • Buildings - dwellings in the case of single-family detached or attached types - that do not face and take primary pedestrian access from a street, green, courtyard, paseo, or other public or semi- public open space. Such spaces do not include alleys, parking lots or other service and parking areas. • Buildings or lots that turn their backs to a street, park, green or other public open space. • Buildings with frontages that do not include a front yard of some type, except for mixed-use buildings in the NC Zone provided with non-residential ground floor frontage types. • Buildings with frontages that are not predominantly oriented and scaled to the pedestrian - with more than approximately 1/3 of any building frontage devoted to garage access or front yard parking areas. • Buildings that do not provide some private outdoor living space, in the form of a back yard, a side yard, or court yard, as defined in Chapter 4. Garage-Front Single-Family Detached or Attached House In configurations where more than 1/3 of the frontage is occupied with garage doors and front-yard parking. Houses with less than 55’ of street frontage may be approved upon the finding that less than 1/3 of the frontage is devoted to driveways and garages. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | XXI Alley-Facing Single-Family Detached or Attached House The three key characteristics of alleys that distinguish them from streets are: a) lack of sidewalks that are separated from the vehicular way, b) lack of visitor parking, and c) the pre- dominance of garages and vehicular access over pedestrian access. Suburban Multi-Family Housing Multi-family building types that turn their backs to a street, or within a gated compound with perimeter security fencing. Multi-family housing types that front the street with shared semi-private courtyards may gate the courtyards, provided that the courtyards are easily accessible by visitors throughout the day and into the evening. Appendix B: Landscape Guidelines This final section provides landscape design guidelines. These are primarily aimed at the landscape and hardscape of private yards, courts and gardens, but they are also applicable to the landscapes and hardscapes of public frontages, streets and public open spaces. Parallel to the architectural guidelines, the focus of the land- scape guidelines is on sustainable materials – landscape that requires little water and relatively little grooming and maintenance, hardscape and wall materials that develop a patina of age rather than crumbling or flaking over time – simply, elegantly and composed to form beautiful, comfort- able spaces for human habitation. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | XXII Table of Contents 1. Introduction 1.1 The Specific Plan Context ................................. 1-2 1.2 The Specific Plan Area ...................................... 1-3 1.3 Palm Desert: Past and Present ......................... 1-4 1.4 Relationship to the 2035 General Plan ............. 1-5 1.5 Plan Preparation Process ................................. 1-6 1.6 Existing Conditions ............................................ 1-8 1.7 Land Use Goals, Policies and Programs ........ 1-10 2. The Vision 2.1 The Opportunity ................................................ 2-2 2.2 Context & Organization ..................................... 2-3 2.3 Regulatory Approach ...................................... 2-12 2.4 The Public Realm ............................................ 2-16 2.5 Sustainability ................................................... 2-19 3. Neighborhood Structure & Public Realm Standards 3.1 Neighborhood Framework Plan ........................ 3-2 3.2 Subdivision Standards ...................................... 3-4 3.3 Street Type Standards .................................... 3-13 3.4 Public Frontage Standards.............................. 3-24 3.5 Street Landscape Standards .......................... 3-37 3.6 Public Open Space Standards ........................ 3-47 4. Development Standards 4.1 Purpose and Applicability .................................. 4-3 4.2 Regulating Plan and Zones ............................... 4-4 A Neighborhood Low (NL) zone ..................... 4-6 B Neighborhood Medium (NM) Zone ............. 4-8 C Neighborhood Center (NC) Zone ............. 4-10 Professional/Medical Overlay ................ 4-10 D Open Space (OS) Zone ............................ 4-13 4.3 Allowed Land Uses ......................................... 4-14 4.4 Development Standards .................................. 4-16 5.0 Infrastructure and Public Services 5.1 Transportation ................................................... 5-2 5.2 Shared Parking ................................................. 5-8 5.3 Water ............................................................... 5-10 5.4 Wastewater ..................................................... 5-12 5.5 Dry Utilities ...................................................... 5-15 5.6 Service & Utility Placement Standards ........... 5-16 5.7 Storm Drainage and Grading .......................... 5-20 5.8 Primary & Secondary Schools ......................... 5-22 5.9 Colleges & Universities ................................... 5-23 5.10 Parks and Recreation ...................................... 5-24 5.11 Emergency Services ....................................... 5-25 6.0 Implementation 6.1 Purpose and Applicability .................................. 6-2 6.2 UNSP Regulatory Approach .............................. 6-2 6.3 Schedule and Phasing ...................................... 6-2 6.4 Infrastructure and Public Facilities .................... 6-4 6.5 Financing Plan ................................................... 6-4 6.6 Approvals, Amendments and Changes ............. 6-5 6.7 Precise Plans..................................................... 6-7 6.8 Submission, Review and Approval of Tentative and Final Subdivision Maps .............................. 6-8 Appendices A. Design Guidelines A.1 Neighborhoods and Housing Guidelines ........... A-2 A.2 Neighborhood Housing Types ......................... A-12 A.3 Neighborhood Center Guidelines .................... A-32 A.4 Neighborhood Center Building Types ............. A-43 A.5 Private Frontage Design Guidelines ............... A-61 A.6 On-Site Open Space ....................................... A-77 A.7 Architectural Guidelines .................................. A-93 A.8 Signage ......................................................... A-133 A.9 Sustainable Design Guidelines ..................... A-150 B. Landscape Guidelines B.1 General Landscape Guidelines ......................... B-2 B.2 Recommended Species .................................. B-18 B.3 Additional Potentially Appropriate Species ..... B-24 C. Glossary Formatted: Normal, Tab stops: 0.75", Left + 3.59", Right,Leader: … Formatted: Font: (Default) Arial, 10 pt, Bold, Underline, Font color: Text 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | XXIII CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-1 1.0 Introduction This University Neighborhood Specific Plan (“UNSP”, “Plan”) was prepared in conformance with Government Code §§ 65451, et seq. Adopted per the requirements of the Palm Desert Municipal Code (“PDMC”), and other applicable laws, the UNSP sets forth the regulations for the identified UNSP area. The UNSP is comprised of approximately 400 acres, and provides for the development of a new, mixed-use community adjacent to planned campuses for California State University San Bernardino and the University of California Riverside. The overall goal is to provide a variety of housing options, business opportunities, and open spaces that stimulate residential and commercial activity and economic development throughout the City of Palm Desert. The UNSP was prepared to translate and clarify the policies and intentions of the 2035 General Plan as they relate to this Plan area and to guide and shape its development. As a regulatory document, the UNSP provides a means of implementing the 2035 General Plan, and all future development within the UNSP boundaries must be consistent with the standards set forth in this document. The UNSP is compatible and consistent with the goals and policies outlined in the 2035 General Plan, and will further the goals and policies of the General Plan as more fully described in Section 1.7. Section Page 1.1 The Specific Plan 1-2 1.2. The Specific Plan Area 1-3 1.3 Palm Desert: Past and Present 1-4 1.4. Relationship to the 2035 General Plan 1-5 1.5 Plan Preparation Process 1-6 1.6. Existing Conditions 1-8 1.7. Land Use Goals, Policies and Programs 1-10 SECTION 1.1 | THE SPECIFIC PLAN CONTEXT CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-2 1.1 The Specific Plan Context A. Regional Location & Context The City of Palm Desert is located in the geographic center of the Coachella Valley in Riverside County (Figure 1.1). Incorporated in 1973, Palm Desert has grown steadily since the original 1940s townsite to its current footprint of over 27 square miles. A regional destination for shopping, dining, entertainment, recreation and desert living, Palm Desert retains its small town ambiance and community- focused lifestyle. Through the Strategic Plan and 2035 General Plan Update process, the community identified opportunities to re- center its civic life around activity centers in the city center areas of Highway 111 and the University District in north Palm Desert. The UNSP area is located on the northern edge of the City, south of Interstate 10 (Figure 1.2). This Specific Plan includes comprehensive development standards and implementation and financing measures to ensure the creation of a vibrant, livable community with readily accessible amenities and attractive streetscapes and public places. INTRODUCTION | CHAPTER 1 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-3 1.2 The Specific Plan Area Specific Plan Area Location & Boundaries The UNSP covers approximately 400 acres within the City limits, 3 miles north of the City’s center and civic core. The Plan Area - a part of the larger University District - is bordered by Gerald Ford Drive on the north, Frank Sinatra Drive on the south, Portola Avenue on the west, and College Drive and Technology Drive on the east. Lying to the south of the I-10 Freeway, the University District is a primary gateway in the City of Palm Desert and the larger Coachella Valley. The UNSP area is approximately 280 feet above sea level along Frank Sinatra Drive (southern edge), with a gradual 100-foot decline traveling north towards Gerald Ford Drive. The UNSP area is bound by: • The partially developed Millennium Specific Plan area to the north of Gerald Ford Drive, planned for mixed- use development; • Existing commercial and multi-family development to the east of College Drive; • The University of California Riverside Palm Desert Campus (±35 acres) and planned Cal State University San Bernardino Planning Area (±155 acres) to the east of Cook Street; • Desert Willow Golf Resort to the South of Frank Sinatra Drive; and, • Single-family housing and vacant land to the west of Portola Avenue. The planning and design of the UNSP area incorporates the major streets and infrastructure previously constructed per the “University Park Plan”, adopted by a General Plan Revision (Community Facilities District 2005-1). The existing collector streets (College Drive, University Park Drive, Technology Drive and Pacific Avenue) and related backbone infrastructure were constructed between 2006 and 2007. However, the subsequent economic recession prevented completion of the University Park and Neighborhood area. Since 2007, the UNSP area has remained largely undeveloped, with the exception two community parks that together total 5 acres. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-4 1.3 Palm Desert: Past and Present A. Palm Desert Beginnings The original Palm Desert Townsite was founded in 1935. Designed by Beverly Hills landscape architect, Charles Gibbs Adams, the townsite included wide landscaped boulevards, large lots, and a central reservoir that served as a swimming pool for local resorts. Highway 111 was also completed around this time. In 1945, the townsite was sold to Clifford Henderson and his brothers who founded the 1,600-acre Town of Palm Desert. The Town quickly became known as a retreat for celebrities, politicians, and affluent families, anchored by the Shadow Mountain Club with its cottages, restaurants, pools and golf courses. At this time, the City’s first neighborhoods were characterized by interconnected blocks with large lots, and a network of convenient walking and biking paths to nearby commercial and retail areas. The “active desert village” lifestyle became the major selling point for the City with neighborhoods comprised of Mid-Century Modern, Spanish Revival, Ranch and Contemporary architecture. B. Educational Heritage Following the City’s early economic growth, Palm Desert became known as a center for higher education. In 1962, the College of the Desert was opened to, “…be a center of collaborations and innovations for educational enrichment, economic development and quality of life in the Coachella Valley and surrounding communities.” Today, the College’s enrollment exceeds 10,000 students, offering over 90 two- year degrees and certificate programs. In 1986, California State University San Bernardino (CSUSB) selected Palm Desert as a satellite campus location on land leased from College of the Desert. The CSUSB campus expanded to 7 buildings by the end of the 1980s. Anticipating continued growth, CSU Dean Peter Wilson secured a land donation from the City in 1994 to be a permanent home for the campus. Today, the CSUSB Palm Desert campus is a regional center for education enrolling approximately 1,100 undergraduate and graduate students annually. C. Past Informing the Present The University Neighborhoods are intended to merge many of the essential qualities of Palm Desert’s early neighbor- hoods with 21st century best practices for sustainable com- munity development. The core design principles - walkable, attractive neighborhoods, with ample connections to open space and neighborhood centers - are the same. Through the integration of sustainable neighborhood design, pedestrian-oriented development and open space, and adequate ties to the existing community, the UNSP will elevate and enhance Palm Desert’s historic role as a center for higher education, cultural institutions, and economic development in the Coachella Valley. Aerial of growing Palm Desert Townsite. Photo c. 1950 Early “Palm Village” advertisement features a walkable- bikeable village. Courtesy of Palm Desert Historical Society. College of the Desert Gateway, c. 1962 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-5 1.4 Relationship to the 2035 General Plan A Specific Plan is a tool for systematic implementation of the General Plan and must be consistent with the City’s General Plan (California Government Code Sections 65450 et. seq. - see Figure 1.4). By establishing policies and standards for development of the area, the UNSP is a valuable tool that not only implements the goals, policies and programs of the 2035 General Plan, but also describes the desired form of a new neighborhood and provides for orderly development of the area. Through a detailed analysis, the UNSP has been found to be consistent with the Goals and Policies of the City of Palm Desert General Plan, and with the intentions of the 2035 General Plan Update, which envisions the “University Area” (or “University District”) to be planned and developed as complete, sustainable neighborhoods, centers and districts according to the following vision statement: The creation of both a California State University and a University of California campus within Palm Desert is an enormous economic opportunity for both the City and the entire Coachella Valley. The campuses provide the City with new opportunities for educating residents, attracting new talent to the valley in the way of both faculty and students, and attracting investment related to university operations. The first step towards these opportunities was completed with the City donating the land for the campus. Into the future, the City will need to continue to work with and support the development of the campus. More importantly, the City will need to ensure that the lands around the universities are developed in a way that maximizes connectivity and accessibility. Through a strategy of connectivity and accessibility, the City will capitalize on the greatest possible value of creating a university area. To help achieve this outcome, the City will also prepare a University Neighborhood Specific Plan, which will provide detailed design guidance for the neighborhoods near the universities and the roads that connect the area internally and with the rest of the City. (City of Palm Desert 2035 General Plan, 2015, Vision and Guiding Principles, p. 8) The UNSP provides for a flexible and balanced mix of housing types and other uses within each neighborhood, and within the larger University District as a whole. Each of the neighborhood zones defined by the Development Code (see Chapter 4) identifies the appropriate mix of housing and/or commercial uses and patterns for their distribution and interconnection. The zones provide for appropriate transition between different land uses and development intensities, employing gradations of scale and character. The phasing plan for the proposed UNSP will be developed by the Master Developer and approved by the City in accordance with Section 6.3 Implementation Schedule and Phasing. Phases will be provided to enable the orderly, incremental development of the infrastructure and the neighborhood. These neighborhood sub-areas be further broken down into sub-phases as necessary match the scale and pace of development to market conditions. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-6 1.5 Plan Preparation Process A. Process Overview To ensure that the University District – beyond simply meeting the City’s 2035 General Plan objectives – also provides the types of new opportunities to live, work, shop and play that meet the needs of the City of Palm Desert’s existing and future residents, the University Neighbor- hoods were planned in close coordination with the preparation of the 2035 General Plan Update, and utilized a focused engagement process to obtain input from community stakeholders and adjacent property owners. With the initiation of this planning effort, the design team conducted a comprehensive review of existing site characteristics, previous plans within the Plan Area, the Envision Palm Desert Strategic Plan, and 2035 General Plan Update policy direction for the University District. Initial design concepts were reviewed with City staff and affected property owners to ensure that they were relevant to the City of Palm Desert and its residents and based on accurate information. This preparation included: • Aerial photography, surveying and entitlement research for the site and adjoining properties; • Review of historic maps and photographs of the City of Palm Desert, identifying the urban design elements – primarily street types and building types - that are indigenous to Palm Desert; • Review of relevant City of Palm Desert General Plan policies and zoning regulations; • Review of California Government Code Section 65450 et. seq. for the formation of Specific Plans; • Review of available environmental data relative to the University Neighborhood area and surrounding properties; • Review of the design and capacity of existing roadway and utility systems adjoining and serving the University Neighborhood area; The planning team worked collaboratively with City staff and property owners to review and test plan alternatives and design concepts and to determine the appropriate development potential of the UNSP area, and presented these to the General Plan Technical Working Group for review and input. During these conversations, a wide range issues related to land use, circulation and access, economic development, and community design character were dis- cussed and resolved. Milestone reviews for the Specific Plan included: • July 9, 2015, Palm Desert City Council – Plan Design Principles and Concepts; • August 18, 2015, Palm Desert Planning Commission – Plan Design Principles and Concepts; • December 18, 2015, General Plan Technical Working Group overview and discussion of Administrative Draft Specific Plan; • Fall 2016, Palm Desert Planning Commission – Public Draft Plan Review; • Fall 2016, Palm Desert City Council – Public Draft Plan Review and adoption; The feedback and comments received throughout the plan preparation process guided the revisions and refinement of the UNSP. B. Organization of the Specific Plan Based on the consensus reached by the City Council, Planning Commission and subsequent meetings, the design team prepared this Specific Plan. The UNSP is organized into six sections and appendices that serve as a reference manual for all future development in the planning area. The UNSP provides required Development Standards (Chapter 4) with references to further Design Guidelines throughout the UNSP document. All topics are in accordance with the California Government Code for Specific Plans. 1. Introduction. The introduction describes the intent and purpose of the Specific Plan and the University Neighborhood’s context within the City, including an overview of the Specific Plan’s use as a tool to implement the City of Palm Desert’s General Plan, demographics analysis, and existing market conditions. This section also describes the land-use goals, policies and programs. 2. The Vision. This section describes and illustrates the form, character and uses of the UNSP and its surrounding context - both built and planned - and explains the underlying design principles. 3. Neighborhood Structure and Public Realm. The UNSP is essentially a collection of various projects, neighborhood scales, densities, land uses, economic opportunities and environmental challenges. The Neighborhood Structure and Public CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-7 Realm section outlines how urban design applications will be integrated to promote a sustainable, cohesive and financially sound Specific Plan. The public realm is often defined as the space between buildings; moreover, it is the space where a buildings and people are tied together through streetscapes, blocks, public frontages, parks, plazas and other open spaces. The public realm is the space where community interaction happens and forms public perception. This section defines the standards that create a walkable, attractive, safe and desirable community. Al- together, these strategies will contribute to the UNSP’s aesthetics, safety, and long-term economic growth. Topics will include: complete networks and streets; creating mixed-use buildings and places; achieving pedestrian- oriented environments. 4. Development Standards. This section describes the detailed designs of the UNSP, including the layout and design of streets and blocks, the location and extent of land uses planned for the area, and the development standards that will shape new development. This Specific Plan, unlike some conventional codes and specific plans, places primary emphasis on the physical form and character of new development, with a strong secondary emphasis on the uses within the buildings. Accordingly, the core of the UNSP is Chapter 4, the Development Standards, a graphically oriented document that clearly describes the required urban and architectural design patterns, while also carefully regulating the uses of the buildings and lots within the UNSP area. The Development Standards specify the allowed residential densities and intensity of the development that may be achieved under the UNSP. It also describes and regulates the design of the public space network that forms the framework and provides the infrastructure for the University Neighborhood, focusing on a circulation network that balances the use of all travel modes, including automobiles, pedestrians, bicycles, public transit, and other modes that may come into common use in the future. The Development Standards are intended to replace the City’s Zoning Ordinance and Municipal Code where a conflict occurs. Other sections of the Municipal Code and Zoning Ordinance remain unaffected. 5. Infrastructure and Public Services. This chapter provides a summary of infrastructure systems and public services necessary to support the UNSP. 6. Implementation. The implementation chapter describes the steps necessary to schedule, phase, execute and finance the development of the UNSP. A. Appendices. The Specific Plan contains the following three appendices: App. A Design Guidelines. Recognizing that the UNSP will be built in phases, this section defines the visual nature and qualities that must be incorporated for all projects, from block-scale to individual homes. The guidelines outline the building and housing types, design features, frontages and landscape elements that constitute a seamless visual identity and sense of oneness across the UNSP and its context. App. B Landscape Guidelines. These guidelines discusses how landscaping, natural elements and environmentally- conscious designs may be integrated into the UNSP. Topics covered include general guidelines applicable to the entire public realm, design fixtures and elements such as lighting and street furniture that in enhance public spaces, and landscape guidelines for private lots and on-site development. Finally, this section provides an extensive list of recommend and potential tree and plant species to be considered for the UNSP area. App. C Glossary provides definitions of terms and phrases used in the UNSP. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-8 1.6 Existing Conditions A. Existing Conditions The City of Palm Desert is located in the center of Riverside County, in the heart of the Coachella Valley. It is bordered by Rancho Mirage to the west and Indian Wells to the south and east. The City’s sphere of influence (SOI) includes areas to the north and south of the City, portions of the Santa Rosa Mountains between Monterey Avenue and Washing- ton Street. B. Demographics The City of Palm Desert recorded a population of 50,417 residents in 2014. Thousand Palms, located in the City’s SOI, had a population of 7,715 and Bermuda Dunes, also its SOI, had a population of 7,282 in 2010. Palm Desert is the third largest city in the Coachella Valley, and the 12th largest city in Riverside County. Palm Desert’s population is significantly older than the population of Riverside County. Census reports from 2010 indicate a median age of 53, compared to 33.7 for Riverside County as a whole. Approximately 53% of Palm Desert’s population is female, with 47% male. The largest age groups in Palm Desert are the 60-64, 65-69, and 70- 74 age groups. This represents approximately 8% of the total Palm Desert population. The racial composition of Palm Desert, from 2008-2012 Cen- sus data, indicates 98% of residents are one race, with 2% reporting two or more races. Of residents, 86% are white, 6% indicate some other race, 5% are Asian, 5% are Black or African American, and less than 1% are American Indian or Alaska Native. In census terms, Hispanic population is not classified as a racial category, but instead as an ethnicity. In order to make comparisons between Hispanic population in the different census recognized racial groups, the non-Hispanic portion of each group needs to be accounted for separately from the Hispanic population which can be of any race. Palm Desert’s population is 70.42% non-Hispanic white. The 2035 General Plan anticipates and provides strategies for a number of future demographic and land use trends, for which the University District and University Neighborhoods are intended to play an important role. These include a gradual decrease in median age, increased educational attainment, and a higher jobs to housing ratio. TABLE 1.1 PALM DESERT DEMOGRAPHICS Characteristic Population (2014 Census) 50,417 Population by Age Group (2012 Census) Under Age 5 1,805 5 – 19 6,108 20 – 34 6,525 35 – 64 16,313 65 and up 15,525 Total Households (2012) 24,065 Family Households (2012) 13,012 Non-Family Households (2012) 11,053 Average Household Size 2.09 Household Units (2010) 37,073 Source: Census 2010, 2012, 2014. C. Environmental Setting Two ecological sections cover the City of Palm Desert; the Colorado Desert in the north (Coachella Valley) and the Southern California Mountains and Valleys in the south (San Jacinto Mountains). The Colorado Desert is characterized by alluvial fans, basin, dunes and delta plain, while the South- ern California Mountains and Valleys are characterized by narrow ranges and broad fault blocks, alleviated lowlands, and dissected westward sloping granitic uplands. Palm Desert falls within the Coachella Valley subsection of the Southern California Mountains. Palm Desert is approximately 160 feet above mean sea level (amsl) along the Whitewater River up to 5,140 feet amsl at Sheep Mountain. The City is characterized by a large basin, rounded hills, mountains, and steep canyons. The region is comprised of primarily urban land uses, within city boundaries, with the remainder serving as open space. Palm Desert’s vegetative communities includes Sonoran mixed woody and succulent scrub, stabilized shielded desert sand fields, peninsular juniper woodland and scrub, Sonoran creosote bush scrub, desert fan palm oasis wood- land, desert dry wash woodland and active shielded desert dunes. The UNSP provides public realm design standards and landscape design standards and guidelines intended to efficiently utilize limited water resources, provide for ground- water recharge, and develop a highly sustainable, climate- appropriate urban landscape rich in native and adaptive desert plant species. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-9 D. Residential Market Assessment The recession of 2007 severely restricted residential construction, nationally as well as Riverside County. Now low interest rates and the absorption of the available housing inventory, the local and national economies have begun to improve. Compared to other jurisdictions in the region, Palm Desert has a higher number of non-family households. The aver- age household size in Palm Desert is 2.09 persons per household, lower than the Riverside County average of 3.24 persons per household, with approximately 34% of the City households made up of single-person households. The UNSP provides for a wide range of housing types to flexibly accommodate current and future residents of Palm Desert, with a particular emphasis on young families, students, university faculty and staff, and older couples and singles seeking housing within a comfortable walking distance to an amenity-rich and transit-accessible neighbor- hood environment. E. Commercial Market Assessment Palm Desert’s non-residential and commercial spaces include, retail, office, hospitality and industrial uses. Market demand for office space is closely tied to professional and service industry jobs in the market and overall unemployment rate. The unemployment rate in Riverside County accelerated sharply peaking at 14.7% in October 2010. Prior to the 2007 recession, Riverside County generally had an unemployment rates at or below the State of California. With the City’s strong dependence on the hospitality industry, Palm Desert’s unemployment rate stayed considerably below both the state and county’s unemployment rates throughout the recession. Office lease rates are slowly beginning to recover from the severe decline of the Recession, beginning in 2007. Palm Desert has regionally high volumes of retail sales tied to the hospitality industry and expenditures by seasonal residents. Retail lease rates for Palm Desert are consistently higher per square foot per year compared to Coachella Valley and Riverside County. Palm Desert is likely to maintain this cost advantage due to heavy concentration of hotel rooms and seasonal residents, which drive retail sales above their expected per capita rates. The price premium for retail space in Palm Desert is reflected in the prices associated with retail space currently for sale in the City. Most of the currently available space is in smaller properties, ranging from 2,000 to 3,000 square feet of space. The Vineyard Apartments, constructed in 2009 and located at College Drive and Frank Sinatra Drive, represent some of the recent housing developments adjacent to the UNSP. “The Village at University Park” are an existing office and retail park along College Drive and Gerald Ford Drive. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-10 1.7. Land Use Goals, Policies and Programs A. Goals, Policies and Programs Overview The 2035 General Plan contains several excerpted goals and policies that directly apply to the planning of the UNSP. These are listed below for reference: B. Goals Land Use and Community Character Element 1. Quality Spaces. A beautiful city with a balance of high quality open spaces and high quality urban areas. 2. Human-Scaled Design. A city designed for people, fostering interaction, activity, and safety. 3. Neighborhoods. Neighborhoods that provide a variety of housing types, densities, designs and mix of uses and services that support healthy and active lifestyles. Mobility Element 1. Livable Streets. A balanced transportation system that accommodates all modes of travel safely and efficiently. 2. Pedestrian Facilities. Integrated pedestrian pathways that connect residences, businesses, educational, and community uses. 3. Bicycle Networks. Well-connected bicycle network that facilitates bicycling for commuting, school, shopping, and recreational trips. It is anticipated that this network will also enable the use of additional personal transportation modes that may come into common use in the future. 4. Transit Facilities. An integrated transportation system that supports opportunities to use public and private transit systems. Health and Wellness 5. Public Park Facilities. A network of parks with safe and convenient access and resources for everyone. 6. Healthy Community Design. Complete development patterns and urban design based on a comfortable walking distance (defined as a 1/4-mile radius), attractive, family-friendly neighborhoods, districts and corridors that support healthy and active lifestyles. C. Applicable General Plan Policies The following General Plan policies will apply and inform this Specific Plan: Land Use and Community Character Element 1.2 Open Space Preservation. Balance the development of the City with the provision of open space so as to create both high quality urban areas and high quality open space. 1.3 Traffic Generation. Match medium and high intensity/ density development with pedestrian-oriented and bicycle friendly design features so as to maximize active transportation and reduce motorized trips and VMT. 1.6 Community Amenities. Balance the impacts of new development, density, and urbanization through the provision of a high-level of neighborhood and community amenities and design features. 2.1 Pedestrian Focus. Design the streetscape of high volume corridors to balance regional traffic flow with pedestrian movement and safety and the unique physical environment of the area. 2.2 Parking Frontages. Require parking strategies and designs that ensure parking areas do not dominate street frontages and are screened from public views whenever possible. 2.3 Landscaping. Require development projects to incorporate high quality landscaping in order to extend and enhance the green space network of the city. 2.4 Tree Planting. Encourage the planting of trees that appropriately shade the sidewalk and improve the pedestrian experience throughout the city. Goal: A desirable outcome or future condition toward which the City will work. Policy: A short statement intended to guide decision-making. Program: An implementation strategy with clearly defined responsibilities. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-11 2.5 Streetscape. Enhance the pedestrian experience through streetscape improvements that could include new street lighting, tree planting, and easement dedications to increase the size of the sidewalks and pedestrian amenities. 2.6 Lighting. Require all new street lights in commercial areas to be pedestrian-oriented and scaled, attractively designed, compatible in design with other street furniture, and to provide adequate visibility and security. 2.7 Public Gathering Spaces. Improve existing and create new gathering spaces throughout the City to provide beautiful, comfortable, and inviting public and pedestrian spaces, encouraging walking and public gathering spaces. 2.8 Public Plazas. Encourage new development to incorporate public plazas, seating, and gathering places, especially in prominent locations and areas of pedestrian activity. 2.9 Commercial Requirements. Require development projects in non-residential and mixed use areas to provide for enhanced pedestrian activity through the following techniques: i. Requiring that the ground floor frontage be oriented to and accessible from the sidewalk; ii. Locating the majority of a building’s frontages in close proximity to the sidewalk edge; iii. Requiring that the first level of the building occupy a majority of the lot’s frontage, with exceptions for vehicle access; iv. Requiring that the majority of the linear ground floor retail frontage (where it occurs) be visually and physically “penetrable,” incorporating windows and other design treatments to create an attractive street frontage; v. Requiring that the first level of building where retail uses are allowed have a minimum 15 feet floor to floor height for non-residential uses; vi. Minimizing vehicle intrusions across the sidewalk; vii. Allowing for the development of outdoor plazas and dining areas; viii. Discouraging new surface parking lots; and ix. Locating parking (surface or structured) behind buildings, wherever feasible. 2.10 Auto-oriented Uses. Prohibit uses that serve occupants of vehicles (such as drive-through windows) and discourage uses that serve the vehicle (such as car washes and service stations), except where they do not disrupt pedestrian flow, are not concentrated, do not break up the building mass of the streetscape, and are compatible with the planned uses of the area. 2.11 Roadway Scale. In pedestrian prioritized areas of the City, limit roadway size and design techniques that emphasize and/or prioritize motorized vehicle operation at the expense of pedestrian and bicycle safety and comfort. 2.12 Destination Accessibility. Direct the development of new centers, parks, schools, and similar destinations so as to provide all residences to at least two amenities within a 1/4-mile walkable radius. 3.1 Complete Neighborhoods. Through the development entitlement process, ensure that all new Neighborhoods (areas with a “Neighborhood” General Plan Designation) are complete and well-structured such that the physical layout and land use mix promote walking to services, biking and transit use, are family friendly and address the needs of multiple ages and physical abilities. New neighborhoods should have the following characteristics: i. Contain short, walkable block lengths; ii. Provide a high level of connectivity for all travel modes where practicable; iii. Are organized around a central focal point such as a park, school, civic building or neighborhood retail such that most homes are no more than one quarter- mile from this focal point; iv. Have goods and services within a short walking distance; v. Contain a diversity of housing types, where possible; vi. Have homes with entries and windows facing the street; vii. Be approximately 125 acres in size and approximately half-mile in diameter; viii. Have a grid or modified grid street network (except where topography necessitates another street network layout). ix. Provide a diversity of architectural styles. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-12 3.2 Conventional Neighborhood Design. Discourage the construction of new residential neighborhoods that are characterized by cul-de-sacs, soundwalls, long block lengths, single building and housing types and lack of access to goods and services. 3.3 Variety of Types of Neighborhoods. Promote a variety of neighborhoods within the City and ensure that neighborhood types are dispersed throughout the City. 3.4 Balanced Neighborhoods. Within the allowed densities and housing types, promote a range of housing and price levels within each neighborhood in order to accommodate diverse ages and incomes. For development projects larger than 5 acres, require that a diversity of housing types be provided and that these housing types be mixed rather than segregated by unit type. 3.7 Walkable Neighborhoods. Require that all new neighborhoods are designed and constructed to be pedestrian friendly and include features such as short blocks, wide sidewalks, tree-shaded streets, buildings that define and are oriented to streets or public spaces, traffic- calming features, convenient pedestrian street crossings, and safe streets that are designed for pedestrians, cyclists and vehicles. 3.8 Provision of Sidewalks. Except within designated rural areas, require sidewalks of at least 6 feet in width on both sides of streets in neighborhoods. 3.9 Block Size. Require new neighborhoods to be designed with typical blocks no longer than 500 feet. Exceptions for longer blocks can be made if determined necessary or if mid-block pedestrian and bicycle connections are provided. 3.10 Neighborhood Intersection Density. Require new neighborhoods to provide high levels of intersection density. Neighborhood Centers and small town neighborhoods should have 300 intersections per square mile. 3.11 Street Layout. Design streets and lot layouts to provide a majority of lots within 20 degrees of a north- south orientation for increased energy conservation. 3.12 Connections to Key Destinations. Require direct pedestrian connections between residential areas and nearby commercial areas. 3.13 Tree-lined Streets. Require trees on both sides of at least 60% of new and existing streets within the project and on the project’s side of bordering streets, between the vehicle travel way and walkway at intervals averaging no more than 50 feet (excluding driveways and utility vaults). This standard shall apply whenever new streets are constructed or when existing streets and sidewalks are significantly rehabilitated with existing neighborhoods. 3.14 Shaded Sidewalks. Require shade over at least 30% of the length of sidewalks on streets within a project. Trees must provide shade within 10 years of landscape installation and should be as water efficient as possible. 3.15 Access to Daily Activities. Require development patterns such that the majority of residents are within 1- half mile walking distance to a variety of neighborhood goods and services, such as supermarkets, restaurants, churches, cafes, dry cleaners, laundromats, farmers markets, banks, hair care, pharmacies and similar uses. 3.16 Access to Parks and Open Spaces. Require the design of new neighborhoods and, where feasible, retrofit existing neighborhoods, so that 60% of dwelling units are within a 1-third mile walk distance of a usable open space such as a tot-lot, neighborhood park, community park or plaza/green. 3.17 Neighborhood Transitions. Require that new neighborhoods provide appropriate transitions in scale, building types and densities between different General Plan designations. 3.18 Gated Communities. Strongly discourage the construction of new gated communities except in the Rural or Resort General Plan Designations. 3.19 Soundwalls. Allow the use of soundwalls to buffer new Neighborhoods from existing sources of noise pollution such as railroads and limited access roadways. Prohibit the use of soundwalls to buffer residential areas from arterial or collector streets. Instead design approaches such as building setbacks, landscaping and other techniques shall be used. 3.20 Subdivision Gateways. Discourage the use of signs to distinguish one residential project from another. Strive for neighborhoods to blend seamlessly into one another. 3.23 University Neighborhood. Facilitate the development of a University-oriented neighborhood west of Cook Street, north of Frank Sinatra Street, and west of Portola Avenue. Specify and require the neighborhood be CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-13 walkable, highly connected to the surrounding areas, and exemplify the best ideals of Palm Desert and complete neighborhoods. Mobility Element 1.1 Complete Streets. Consider all modes of travel in planning, design, and construction of all transportation projects to create safe, livable, and inviting environments for pedestrians, bicyclists, motorists and public transit users of all ages and capabilities. 3.1 Pedestrian Network. Provide a safe and convenient circulation system for pedestrians that include sidewalks, crosswalks, place to sit and gather, appropriate street lighting, buffers from moving vehicles, shading, and amenities for people of all ages. 3.2 Prioritized Improvements. Prioritize pedestrian improvements in areas of the City with community and/ or education facilities, supportive land use patterns, and non- automotive connections such as multi-use trails and transit stops. 3.3 Roadway Sidewalks. Provide adequate sidewalks along all public roadways. 3.4 Access to Development. Require that all new development projects or redevelopment projects will provide connections from the site to the external pedestrian network. 4.1 Bicycle Networks. Provide bicycle facilities along all roadways to implement the proposed network of facilities outlined in the 2035 General Plan. Many of these routes are also intended to be adaptable to other types of small, personal vehicles. 4.2 Prioritized Improvements. Prioritize bicycle facilities that connect community facilities, supportive land use patterns, pedestrian routes, and transit stations. 4.3 Bicycle Parking. Require public and private development to provide sufficient bicycle parking. 5.1 Transit Service. Promote public transit service in areas of the City with appropriate levels of density, mix of residential and employment uses, and connections to bicycle and pedestrian networks. Health + Wellness Element 1.1 Accessibility to Parks. Seek new park locations that will serve residential areas that are more than a quarter mile from an existing or planned park or separated from an existing or planned park by a street that consists of 4 or more travel lanes. Where possible, parks shall be associated with and connected to the trail network. 1.2 Sensitive Receptors. Avoid the siting of new projects and land uses that would produce localized air pollution in a way that would adversely impact existing air quality- sensitive receptors including schools, childcare centers, senior housing, and subsidized affordable housing. The recommended minimum distance separating these uses should be 500 feet. When a minimum distance of 500 feet cannot be avoided, a health impact assessment (HIA) shall be completed in compliance with Policy 5.1. 1.3 Physical Plan. Facilitate the construction of a built environment that supports a healthy physical and social environment for new and existing neighborhoods. 1.4 Walkable Streets. Regulate new development to ensure new blocks encourage walkability by maximizing connectivity and route choice, create reasonable block lengths to encourage more walking and physical activity and improve the walkability of existing neighborhood streets. 1.5 Pedestrian Barriers. Discourage physical barriers to walking and bicycling between and within neighborhoods and neighborhood centers. If physical barriers are unavoidable, provide safe and comfortable crossings for pedestrians and cyclists. Physical barriers may include arterial streets with speed limits above 35 mph, transit or utility rights-of-way, very long blocks without through- streets, and sound walls, amongst others. 1.6 Shared Driveways. Allow and encourage new commercial and residential development to have common driveways serving multiple units, to minimize the number of curb cuts along any given block to improve pedestrian safety. 1.7 Health in New Development. Evaluate the health impact and benefits of new development projects in the early planning phases to maximize its contribution to a healthier Palm Desert. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 1-14 D. Programs 1. Amend the Zoning Ordinance to reflect the land use changes and related policies of this Specific Plan. Where necessary, new zoning districts and standards applicable to the University Neighborhood shall be created. 2. Establish a clear direction for the revitalization of Cook Street and implement development standards and design guidelines to realize that vision. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-1 2.0 The Vision Illustration by JJ Zanetta. The vision for the UNSP area is a synthesis of traditional American neighborhood patterns with the modern design and desert landscape heritage and sensibilities of Palm Desert and the Coachella Valley. The traditional town-making values of spatial definition, integration of varied housing types and uses, and strong sense of place are at the core of the plan for these new neighborhoods. Achieving these results without resorting to a clichéd or nostalgic design vocabulary has the potential to define a fresh new prototype for sustainable 21st century neighborhoods and centers, leveraging the great value of the coming university campus and associated employment opportunities over the course of the coming decades. The vision set forth in this chapter will be implemented through the cooperative and collaborative efforts of master developers, the City of Palm Desert, merchant builders, and entrepreneurs, guided by the neighborhood pattern direction in Chapter 3, the development standards in Chapter 4, the infrastructure standards in Chapter 5, the implementation procedures in Chapter 6, and the architectural and landscape design guidelines in Appendices A and B. Section Page 2.1 The Opportunity 2-2 2.2 Context & Organization2-3 A. The Campus 2-3 B. The Neighborhoods 2-5 C. Neighborhood Centers 2-8 2.3 Regulatory Approach 2-12 2.4 The Public Realm 2-16 2.5 Sustainability 2-19 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-2 2.1 The Opportunity Beginning in 2013 with the Envision Palm Desert strategic planning process, and continuing in 2014 and 2015 with the 2035 General Plan Update process, the City and Community of Palm Desert have invested significant financial, social and political capital to planning a future for Palm Desert that will build on its historical strengths while positioning it to capture the value of shifting demographic trends and regional priorities. Through this process, 2 districts in particular have been identified as presenting unusual opportunities for new sustainable development of high long-term value, positioned at the crossroads of what Palm Desert has been and what it aspires to become. The first is the City Center and Highway 111 Corridor, for which a new vision plan and implementation standards have been prepared. The second is the 400-acre UNSP area and surrounding con- text, bounded on the north and east by Interstate 10, on the south by Frank Sinatra Drive, on the west by Portola Avenue. Within this area, by a combination of good planning and good fortune, the following well- aligned circumstances are found: • A 168-acre campus site for a Palm Desert branch campus of California State University at San Bernardino (CSUSB), and several existing academic buildings; • A new master planning process underway as of December 2015, with a focus on connecting the campus with surrounding neighborhoods; • Over 75 acres of commercial office and research and development land adjacent to the campus site; • Existing multi-family housing and commercial development along the west side of Cook Street across from the campus site, and new single-family neighborhood just to the east of the campus site; • A vacant City-owned parcel of 170 acres at the southwest corner of the UNSP area, intended for the development of a mixed-use, walkable, sustainable neighborhood; and, • Over 300 acres of vacant land in the northwest portion of the district, the owners of which have invested in significant infrastructure and share the City’s interest in developing neighborhoods positioned to take advantage of connections to the university and other amenities. Existing University buildings, the “seed” of the core campus Existing collector street-College Avenue – in the center of the planned UNSP, surrounded by vacant opportunity sites Existing commercial center at Cook and Gerald Ford Drive CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-3 2.2 Context & Organization As outlined in Section 1.7, above, Palm Desert’s 2035 General Plan envisions that new development in this area will take the form of walkable, mixed-type neighborhoods, mixed-use neighborhood centers, and a walkable, transit- ready university campus integrated with a range of employment uses, housing and support commercial uses The Conceptual Framework Plan, Figure 2.1 on the following page, illustrates the organization of the UNSP into a series of distinct place types, which are intended to be seamlessly connected to one another by a complete network of complete streets. Primary urban design characteristics of the Frame- work Plan - aimed at achieving the goals of the 2035 General Plan - include: • The UNSP neighborhoods and centers will directly connect to the to existing and planned university campus with a convenient network of complete streets that provide safe routes for all travel modes; • Each neighborhood provides for a range of housing types to accommodate a wide range of household sizes, types and incomes; • Mixed-use centers adjacent to neighborhoods and the campus provide opportunities for neighborhood- serving and employment-generating businesses at a range of scales, accessible to residents by all modes; • Each street provides for safe, comfortable pedestrian and bicycle movement, integrating active transportation into daily life; • A series of parks and community open spaces provide a range of opportunities for recreation and community life, integrated with living, working, shopping and learning; and, • Stormwater management is integrated into the design of streets and open spaces. Transitions from one place to the next - from a quiet residential environment to a livelier neighborhood center, or from the campus core to professional offices and research and development center - are not achieved by separating them with walls and buffers, but by gradual shifts in the size and type of buildings, adjustments to streetscape character and function. The development standards and design guidelines in this Plan are crafted to ensure such transitions are achieved, while allowing great flexibility in the ultimate land use and intensity within any property. A. The Campus The City of Palm Desert has provided CSU with a generously sized 168-acre campus site. The UNSP does not regulate the development of that campus, but does suggest approaches to integrating it into the surrounding context. As of December 2015, a new master plan for that campus is just underway, and the following initial observations are shared by the campus planners and the preparers of this Plan: • The campus site is larger than will likely be required for the expected development of university facilities. • This likely represents a significant opportunity for development of collateral facilities integrated with the campus core, whether office or R&D space for new employment businesses related to the campus, or housing for students, faculty and staff, or joint- use university/community civic or recreational facilities. Serving as the anchor, the university campus has the opportunity to integrate R&D and employment centers into future mixed-use commercial centers. Photo: ASU, Tempe, AZ. University malls, promenades and other public spaces will contribute to the UNSP’s integrated community character. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-4 • Campus design best practices in a desert climate dictate a compact campus core footprint, and it is likely that near-term campus development can be contained within the southwest portion of the campus site, bounded by Berger Road and University Park Drive. • The largely undeveloped condition of the campus site, the small footprint of near-term university development, and the expressed interest of the university and the City in seamless integration of the campus and town present a remarkable opportunity for a collaborative planning effort to define the character and use of all the campus edges. The UNSP suggests certain elements of that integration and connection, which future cooperative planning between the City and the Master Developer(s) will develop. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-5 B. The Neighborhoods As outlined in the Conceptual Framework Plan (Figure 2.1), the area bound by Cook Street to the east, Portola Avenue to the west, Gerald For Drive to the North, and Frank Sinatra to the south is the primary focus of this plan, providing land use and development standards and guidelines. Bordering most of Cook Street in this area are a mix of existing commercial and multi-family development, which is regulated by the Zoning Code, not this Plan. To the north of Gerald Ford Drive is a mixture of existing commercial development and planned residential and commercial development. This Plan provides recommendations for refinements to the design of Gerald Ford Drive, for the manner in which complete streets connect across and future development fronts onto Gerald Ford Drive. This plan provides detailed land use and development standards, infrastructure and public space standards for the undeveloped land south of Gerald Ford Drive and bounded by Portola Avenue, Frank Sinatra Drive, and Cook Street. The walkable, mixed-type neighborhoods planned for this area are defined by the following characteristics: • Single-family detached houses ranging from very large to quite modest - as well as single-family attached dwellings and small multi-family buildings - may be intermixed within a single, unified neighborhood area, based on their sharing certain unifying scale, massing and frontage design characteristics. • All streets and other open spaces - and the buildings that front them - are scaled an oriented to the pedestrian to encourage walking and biking as an integral part of daily life and to promote the healthy active lifestyles. • The neighborhoods are seamlessly connected to neighborhood centers that provide commercial goods and services, jobs, and additional housing options within a comfortable walk or bike ride from the neighborhoods. The housing types within these neighborhoods are intended meet the needs of a broad range of households, varying by household size, income, tenure and lifestyle. It is expected that a number of key demographics not currently attracted to much of Palm Desert’s existing housing stock - students, young professionals, young families, empty nester couples, singles and others who prefer living close to school or work or commercial amenities - will find the UNSP neighborhoods very appealing. Single-family homes with varied scales and architectural styles will create attractive and unique neighborhoods within the UNSP. Multi-family building types may be designed with compatible scales, architectural styles and frontages that successfully intermix with adjacent single-family homes. Shaded and well-landscaped streetscapes are vital to creating a pedestrian and bicycle-oriented environment. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-6 The planned housing types are illustrated in some detail in Appendix A.1 and A.2, with architectural details provided in Appendix A.5. Housing is expected to include single family detached homes of many sizes; single-family attached dwellings in the form of rowhouses, duplexes, quadplexes and bungalow courts; and multi-family housing in the form of California courtyard buildings, town-scale apartment buildings, and upper floor apartments or condos above ground floor retail or office spaces in neighborhood centers. Outlined in Section 1.7, Palm Desert’s 2035 General Plan will implement multi-modal transportation with an emphasis on active modes - walking and biking - and mixed-use neighbor- hood development as key strategies for a more sustainable future. Those values and objectives are perfectly aligned with Plan’s stated goal of creating a set of interconnected neighborhoods and centers around the campus that can deliver the active urban lifestyle options most sought after by students, faculty and staff, and by start up businesses and employers seeking to recruit and retain the best students coming out of the university and the top talent throughout the region. Described in detail in the following Public Realm discussion (Section 2.3), the neighborhood environment in which these new housing types are to be delivered is characterized by complete streets with calmed traffic and very high levels of safety and comfort for pedestrians and bicyclists, a range of neighborhood parks and greens, and distinctive Palm Desert landscape woven throughout. This integrated and immersive public realm environment provides an ideal setting for active transportation modes, family recreation, and sustainable stormwater management. It also financed through long-term value recapture mechanisms - and by its quality enhances the long-term value of the housing - to support the long-term fiscal health of the City. A network of neighborhood parks will provide the UNSP will convenient access to passive and active open spaces. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-7 “Walkability” or a “comfortable walking distance” or variations thereof used in this Specific Plan are based on an approximate 5- minute walk or a 0.25-mile radius for the average person. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-8 The neighborhood center and Main Square will combine residential and non-residential uses into a lively main-street environment. C. Neighborhood Centers Located at the juncture of major crosstown streets and primary neighborhood access streets are neighborhood centers, within which smaller or larger amounts of neighborhood-serving commercial shops and restaurants may be located, along with potential employment- supportive office space, services, institutional uses and multi-family housing. These centers are positioned to draw customers from both the pass-by traffic on the major streets – as existing shopping centers throughout town currently do – and also from the adjoining neighborhood. Access from the neighborhood is possible by all modes along neighborhood streets and/or along a small “main street” that connects into the neighborhood. As described in detail in Sections 3.2 and 3.3, the neighborhood street network is designed to encourage access from the neighborhood by active modes, and to discourage through traffic from using these streets as a shortcut. Within the Neighborhood Centers, the Professional/ Medical Overlay can be applied at the request of the developer and with approval of the City Council. This overlay was applied in 2023 to the Neighborhood Center area at Gerald Ford Drive and Technology, to allow for the inclusion of medical offices and services at this location. Future projects may also require the Overlay, and would be required to amend this Specific Plan to apply it to another specific property/project. The development standards for this overlay are provided in Section 4. Neighborhood centers will have pedestrian-oriented streets with a variety of shops, restaurants and other employment centers well-suited to the university and City. The UNSP neighborhood center blocks will support streetscapes and frontage that prioritize safe, walkable environments for Pedestrians and cyclists. Formatted: Font: 6.5 pt Formatted: Font: 6.5 pt CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-9 The building scale and range of uses within these centers may vary significantly, ranging from a 1- or 2-block main street of neighborhood shops, to a larger lifestyle shopping center organized around a major square or mall, to a single corner restaurant adjacent to a small square and attached single-family or multi-family housing. Neighborhood centers are also intended as primary transit stop locations, offering residents of housing within the neighborhood centers - and residents of adjoining neighborhoods - a safe, comfortable, amenity-rich environment from which to commute to or from school, work or other destinations. Long-term transit strategies in which these centers play a key role include: • Enabling and encouraging neighborhood residents to consider utilizing bus rapid transit as a means of accessing jobs in the Cook Corridor employment or shopping in the City Center. • Providing a safe and convenient place for students and employees to commute to and from their homes, surrounded by activity throughout the day and late into the evening. • Welcoming car-free visitors to a walkable neighborhood and campus environment, whether they are arriving by local transit from the City Center or nearby resorts, or by regional commuter rail when such service is established along the adjacent BNSF rail line. Comfortable and shaded open spaces such as outdoor, parks and plazas will define the public realm in neighborhood centers. Neighborhood centers will combine residential and non- residential uses into a lively main-street environment. Neighborhood centers will accommodate passive and active open space for all ages. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-10 Intended character of the Main Square Center Main Square Center The primary and largest neighborhood center is located on the north side of Frank Sinatra Drive in the center of the large City-owned parcel of land. Whereas other smaller neighbor- hood centers will be designed in the future, to integrate with surrounding housing, the conceptual design of this important center is as illustrated on the right. Key elements and characteristics of this important center include: • A large public square, bounded and defined by palm- lined streets at the primary point of access to the University Neighborhoods from the south. • A continuous “street wall” of one to three story building facades define this space, fronting wide sidewalks with shopfronts and arcades. • One story commercial or civic buildings and pavilions occupy portions of the square itself, providing amenities and activities including indoor and outdoor dining and a venue for outdoor markets, performances and community events. • Groupings of large shade trees provide comfortable and flexible areas for outdoor dining, play, and other activities. Ground surfaces include areas of decomposed granite or similar material, pavers, and limited areas of lawn for play. • Lighting is provided by street lights, uplighting into palms and other trees, and overhead strings of lights to provide a festive night time environment for enjoying the long desert evenings. • Customer parking requirements are met by a combination of on-street parking around the square and shared parking lots behind the buildings. • A range of housing options are provided on upper floors of mixed-use buildings around the square, and in adjoining blocks. • Running north from the square is the primary framework street, which may take the form of a broad avenue with a landscaped median - as shown here - or a main street with angled parking. • Lining that street are multi-family and/or single- family attached housing types, and potentially live- work units as well. • The street network seamlessly connects this center to the surrounding neighborhoods, making it comfortable and easy for residents to walk or bike to a range of neighborhood amenities. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-11 Illustrative plan of the Main Square Center, with Frank Sinatra Drive running along the south edge of the neighborhood. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-12 2.3 Regulatory Approach The University Neighborhoods will be built by a number of master developers and many builders over a long period of time. The UNSP provides a clear but flexible framework and development standards to guide that development, and processes for determining the final design of each sub-area and phase so as to ensure that they fit together into a seamless whole. Figure 2.3A below is the Conceptual Regulating Plan that illustrates the following: • An interconnected network of complete streets, accommodating low speed vehicular traffic and pedestrians and bicyclists moving freely throughout the UNSP area. See Section 2.4, below. • A pattern of walkable blocks, sized with the pedestrian in mind to enable and encourage a healthy outdoor lifestyle and to reduce dependency on motorized transportation. • A number of place-based zones to implement the neighborhoods and centers described above. • The final street layout, block configurations, and locations of each of these zones - the distribution of housing types and development intensities - will be determined through the Precise Plan process for each phase of development. This process will enable the City and the developer of each phase to work collaboratively to balance the cohesion and long-term function and value of UNSP area as a whole with the shorter term imperatives to meet the market. Formatted: Centered CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-13 Plan Alternatives The plan below (Fig. 2.3B) illustrates one alternative street and block layout for the northerly neighborhoods of the UNSP. Key points of this illustration include: • Selected neighborhood edges along existing through streets - Gerald Ford Drive and College Drive in particular - may include housing types that present their sides to those streets rather than fronting them directly. One such housing type is illustrated on page A-18. • The trajectory of the Framework (primary through) streets is flexible, so long as those routes are provided. • The location, shape, size and design of neighborhood parks and greens is flexible, so long as each neighborhood area is provided with at least one such space for recreation, play and community activities. • Please note that on this diagram (unlike the Regulating Plan Diagram to the left) the colors indicate housing types according to lot size, not Zones. The intention of the Zones is to allow a compatible range and mixture of housing types, not to denote an area consisting of a single “product type”. See Chapter 4 for more on this subject. • Grouping housing by lot size and housing type is NOT a goal of this plan, but it is understood to be one aspect of production housing delivery. The architecture, frontage design, and landscape of housing within such lot size groupings should significantly reduce or eliminate the perception of “product repetition”, blending the appearance of adjacent groupings to achieve seamless transitions. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-14 Neighborhood Sub-Areas The University Neighborhood is characterized by a unique range and combination of land uses, building scales and streetscape designs, organized into eight Neighborhood Sub-areas (Figure 2.3, below) and four zones (Figure 2.4, oppo- site). Note, final zone configuration is subject to refinement through the Precise Plan process. Table 2.1, on the following page, identifies the anticipated and potential quantities of development within each sub- area and Table 2.2 identifies the potential development within each zone. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-15 TABLE 2.1 PLANNED DEVELOPMENT POTENTIAL BY SUB -AREA Develop- able Area (acres) Total Dwellings (units) Single Family (units) Multi Family (units) Retail (sf) Office (sf) Open Space (acres) Streets; Sidewalks (acres) 1 31.8 420 242 178 51,216 60,564 9.0 16.9 2 27.0 512 256 256 35,953 48,719 6.3 15.9 3 17.8 200 200 – – – 0.9 8.0 4 35.1 359 301 58 – – 8.6 13.6 5 34.5 278 278 – – – 11.2 25.2 6 11.6 213 213 – – – 7.1 11.1 7 31.1 273 273 – – – 6.8 14.0 8 32.3 363 255 108 23,540 23,540 138,2 40 7.0 14.8 Total 221.3 2,618 2,018 600 110,709 132,823247 ,523 56.8 119.4 TABLE 2.2 PLANNED DEVELOPMENT POTENTIAL BY ZONE Develop- able Area (acres) Total Dwellings (units) Single Family (units) Multi Family (units) Retail (sf) Office (sf) Open Space (acres) Streets; Sidewalks (acres) NL 121.1 847 847 0 – – – – NM 77.9 1,430 1,170 260 – – – – NC 22.3 340 0 340 110,709 132,822247, 523 – – OS – – – – – – 56.8 – Streets/ Sidewalks – – – – – – – 119.8 Total 221.3 2,618 2,018 600 110,709 132,822247 ,523 56.8 119.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-16 2.4 The Public Realm The Public Realm network is the structural framework of the UNSP. This network includes a hierarchy of Complete Streets - ranging from the existing arterial thoroughfares to the quietest neighborhood streets, lanes and trails - as well as a rich variety of public open spaces, including neighborhood parks, playgrounds, greenways, plazas and paseos. All of these public and shared community spaces are interconnect- ed and are designed to invite and support the free movement of pedestrians and cyclists, enabling a healthy, active lifestyles and adding value to each new increment of residential, commercial and institutional development by connecting them to one to the other with beautiful public spaces. The Conceptual Framework and Connectivity Plans, in Figures 2.1 and 2.2, illustrate a set of walkable neighborhoods and centers that are well-connected to one another and to the CSUSB campus with a complete network of complete streets. 1. Complete Network of Complete Streets While every street within the UNSP is expected to contribute a safe and comfortable pedestrian and bicycle routes, within some of the larger thoroughfares the quality of the pedestrian experience is compromised to provide higher vehicular traffic capacities and speeds, in the interest of citywide mobility and convenience. Likewise, in many of the neighborhood streets, the vehicular capacities and speeds are reduced by design to increase pedestrian and cyclist comfort and safety, to reduce noise levels, and to simply provide a comfortable neighborhood setting. This network is described and defined in Sections 3.2 and 3.3. Unlike the street networks of many Palm Desert Neighbor- hoods - where all through traffic is confined to a few major arterials and all neighborhood traffic is confined to “internal” neighborhood streets - the street network of the UNSP organizes cross-town and local neighborhood traffic in subtler yet equally effective ways. Multiple through routes are provided within and between neighborhoods to enable residents to make relatively short local trips by all travel modes to avoid major arterial streets, providing more comfortable local movement while reducing congestion levels on the major streets. These numerous neighborhood through routes - while convenient for local residents heading to visit friends, play in the park or visit a local restaurant - are specifically designed so as not to provide attractive shortcuts for cross-town motorists, and to reduce driving speeds by their narrower travel lanes and subtly winding trajectories. Whereas conventional suburban networks with cul-de- Complete streets encourage safe and convenient pedestrian movement within the public realm, with clearly marked routes and pedestrian-oriented design. Dedicated bicycle routes and buffers will be integrated into the Complete Streets network throughout the UNSP. Pedestrian-oriented sidewalks with appropriate shading, lighting and furniture enhance the public realm. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-17 sacs and gated streets provide “on/off” vehicular connectivity - like a switch - they frustrate active transportation options by lengthening trips for all modes. They also create many miles of auto-dominant, high- speed transportation corridors severing neighborhood from neighborhood, leaving only more car trips to reconnect them. The modulated network of complete streets planned for the UNSP provides a range of options (“settings”) for local or cross-town vehicular traffic - like a dimmer switch - while encouraging active transportation modes by providing multiple, shorter, lower speed pedestrian-priority routes. And far beyond their role as the circulation network of the City - and ultimately more important - the streets of the UNSP are designed as the “living rooms” of the community. The same design characteristics that moderate driving speeds and volumes and encourage active transportation also generate attractive streetscape vistas that add significant value to new housing and other neighborhood development. These are spaces where neighbors meet in the course of everyday life, where neighborhood children can play together, and where outdoor activity and exercise are integrated with daily and weekly visits and errands to deliver a range of healthy lifestyle options. To perform their role as the living spaces of the university neighborhoods, the standards for these streets are based primarily on “place-making” considerations, not by traffic capacity. By providing many redundant routes within each neighborhood, vehicular throughput becomes no longer the driver of design. Thus the smallest neighborhood streets can be designed to slow (not stop) traffic, provide convenient visitor parking, provide a landscape of shade trees and desert plant types, and create a safe and comfortable environment for children and other pedestrian. Commercial streets are designed with wide, shaded sidewalks for shopping or sidewalk dining and convenient customer parking. These differentiated Street Types are described in Section 3.3. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-18 2. Diverse and Flexible Open Space Types Parallel to the definition of varied Street Types for specific place types and activities, a range of Public Open Space types are defined in Section 3.6. Larger active park areas for organized play by older children and adults are provided, but so too are smaller “pocket parks” and playgrounds, within comfortable walking distance of smaller children and their parents. Open spaces will also include plazas adjacent to shops and restaurants in neighborhood centers to provide community gathering places. Linear greenways provide connecting open spaces and trails for recreational walking and bike commutes, and in some cases provide buffers between the neighborhood environment and arterial streets without a need for sound- walls. The open space network and street network are seamlessly integrated into a single Open Space Network for the UNSP. Section 3.6 defines open spaces typologically and offers a range of recommendations for their function. However the final design of each space will be done integrally with the design of the streetscape and development types for the area surrounding it. In preparing finite designs for each space, the Power of 10+ approach developed by the non- profit Project for Public Spaces (PPS) is strongly recommended. “The idea behind this concept is that places thrive when users have a range of reasons (10+) to be there. These might include a place to sit, playgrounds to enjoy, art to touch, music to hear, food to eat, history to experience, and people to meet. Ideally, some of these activities will be unique to that particular place, reflecting the culture and history of the surrounding community.” While large community parks often provide value in the form of specialized, single purpose facilities - softball fields, swimming pools, basketball courts - the value of the smaller public spaces woven into the fabric of the UNSP will derive from their flexibility and ambiguity of use, brining diverse individuals and groups into contact in a comfortable, social environment. Streets and open spaces can be seamlessly integrate neighborhoods with a network of open spaces. The public realm consists of parks and open spaces with playgrounds, recreational fields and gathering spaces with flexible-uses. Pedestrian-oriented streets and paseos create public gathering spaces that enhance the social fabric of the neighborhood and the surrounding uses. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 2-19 2.5 Sustainability Sustainability is a central theme of Palm Desert’s 2035 General Plan, a project with many dimensions, all of which are relevant to and addressed by the UNSP. Environmental sustainability requires that these neighborhoods consume fewer non-renewable resources per resident per year than more conventional development alternatives. Strategies for achieving this goal include: • Reduced motorized transportation demand by providing more daily destinations closer to residents and enabling and encouraging non-motorized travel modes through planning and design. • Reduced consumption of land and water through compact development patterns and desert landscape rich in native and adaptive plants desert plants. • Integration of stormwater management into the neighborhood landscape and open space network. Economic and fiscal sustainability requires that the initial neighborhood development be responsive to market forces, with balanced financing that fairly allocates financial responsibility to those who benefit from the investment. And that over time the neighborhood development be flexible to adapt to changing economic imperatives, that the neighborhoods age gracefully and grow in value, and that the long-term maintenance and operating costs be underwritten by stable and resilient financing tools. Strategies for achieving these goals include: • Development standards and design guidelines for public and private improvements that ensure a high level of construction quality and design cohesion, paired with significant flexibility in land uses and development intensities to meet the market. • A strong emphasis on the quality and sustainability of the public realm, a proven strategy for building long-term value. The trees and other landscape of the streets and open spaces mature and gain in value over the years as individual buildings age. • The small block pattern with interconnected streets and mixed-use zoning enable incremental change of occupation or use over time in many areas of the plan as economic conditions change. This is in contrast to conventional shopping center or office park development, which is more fixed in its design for a single use, often requiring large scale demolition and redevelopment to adapted to economic change. • Infrastructure financing tools that provide for value recapture over time, so that the funds available to meet future maintenance and operation costs grow with the assessed value of the neighborhoods. • For the purposes of the UNSP, sustainability is defined by the 2003 Transportation Research Board white paper stating, “The essence of sustainability is the integration of economic development and environmental improvement.” Social sustainability parallels economic sustainability, in that demographic patterns and mixes shift along with economic patterns and trends. A diverse housing stock within a desirable place to live - meeting the needs of larger and smaller, younger and older, richer and poorer households - has the potential both to meet that changing housing needs over time, and to bring many diverse segments of the community into daily contact with one another, thereby increasing understanding and tolerance of differences. This is the way that neighborhoods have functioned for thousands of years and will be the cornerstone for all development in the UNSP. Native and adaptive trees and plants create sustainable landscapes that contribute to water recapture, stormwater management are vital for shading and cooling public spaces. Interconnected small blocks with a range of housing types and land uses are central to economic and market sustainability. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-1 3.0 Neighborhood Structure & Public Realm Standards The foundation of sustainable development is neighborhood pattern. The basic layout of streets and blocks - prioritizing walkability and pedestrian comfort over vehicular speed and capacity - is the most basic requirement of sustainability, enabling a balanced mix of transportation choices biased toward active modes rather than motorized modes. Without such a network of walkable streets and small blocks, no quantity of bioswales, solar panels and electric vehicle charging stations can achieve true, long-term sustainability. The public spaces of the UNSP are envisioned as much more than circulation spaces - they are envisioned as the living rooms and play rooms of the neighborhoods. To which end a varied range of street types are defined in this chapter, a flexible set of public frontage types for pedestrians and cyclists, and open space and landscape guidelines aimed at human comfort, environmental sustainability, and a uniquely Palm Desert mid-21st century design character. Section Page 3.1 Neighborhood Framework Plan 3-2 3.2 Subdivision Standards 3-4 3.3 Street Type Standards3-13 3.4 Public Frontages 3-24 3.5 Street Tree Plan 3-27 3.6 Public Open Space Standards 3-47 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-2 3.1 Neighborhood Framework Plan A. Purpose and Applicability The structure of the UNSP provides the City and future development groups with the appropriate regulations and guidelines needed to design a comprehensive, sustainable and pedestrian-oriented university district. The Subdivision Standards provide the following: • A network of coordinated streets and blocks that inform the overall physical form of the UNSP. • General block sizes and configurations that support zoning and land use goals. • Maximum block perimeters that foster attractive, safe and walkable environments, while enhancing circulation through the site. • A principal guide for developers and property owners to create integrated blocks, streets and intersections, with connections to adjacent projects as the UNSP develops over time. B. Relation to Regulating Plan The following pages describe the Precise Plan process, by which the UNSP area is to be divided into Neighborhood Sub-Areas by the introduction of Framework Streets, and then into blocks by the completion of the neighborhood network of streets and open spaces. As the area is thus subdivided to generate blocks, parcels and individual building sites, the Regulating Plan that assigns Zones will need to be refined, rights-of-way and open spaces will need to be refined and correlating the reconfigured block(s) or with the intended development types. Upon applying urban design guidelines to the site to generate the block(s) for the proposed development in compliance with Table 3.1, it may become desirable or necessary to adjust the existing zone boundaries. In such a case, the adjusted zone(s) or new zone(s) are to be applied to the new block(s), as allowed by Table 4.3. All zoning changes must maintain or enhance the original vision of the UNSP Vision and must be approved by the Community Development Director according to the City’s approval process. Refer to Chapter 4 Figure 4.2 and Table 4.1 for applicable zoning and permitted uses within the corresponding block. Street networks define connectivity and block structure. Blocks scaled within a 1,000-1,700’ perimeter (±1/4 mile) create a pedestrian-oriented environment and comfortably accommodate both residential and non-residential uses. Networks of open spaces such as paseos, courts, plazas, neighborhood and pocket parks will be coordinated between all development parcels within the UNSP area. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-3 TABLE 3.1 SUBDIVISION AND BLOCK STANDARDS Typical Dimension Typical Blocks1 Block Length 2 300'’ -– 500'’ Block Length, Professional/Medical Overlay 300’-700’ Block Depth 160’ -– 400’ Block Depth, Professional/Medical Overlay 160’-500’ Block Perimeter 3 1000’ -– 1700’ Block Perimeter, Professional/Medical Overlay 1000’-2500’ Alley Width 20’ min. Mid -Block Pedestrian Connections 2 Paseo Width 10’ -– 15’ Rosewalk Width 16’ -– 40’ Green Width 41’ -– 100’ 1 Block length, depth and perimeter can be modified on site s where the Professional/Medical Overlay is applied. See Section 4. 12 Block length and perimeter may be extended up to 20% with approval from the Community Development Director if an extended block is determined necessary. The Director may also Formatted: Superscript CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-4 approve additional block lengths up to 800' if a mid -block pedestrian connection is provided. Extended blocks are the exception - the UNSP will primarily have block lengths of 300-500’. 23 In areas determined to have sufficient vehicular access and circulation, pedestrian -only connections may be implemented mid-block or on the edge of a block, replacing a vehicular street. Pedestrian-only connections may be counted as a new edge in total block perimeters. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-5 3.2 Subdivision Standards A. Purpose & Applicability The purpose of these standards is to ensure that the urban design intentions of the Framework Plan - see preceding page - is systematically implemented through the phased development of the Plan Area. These standards will be applied to any proposed subdivision of land within the UNSP area, through the Precise Plan process, defined in Section 6.7. B. Network Connectivity A complete and interconnected network of complete streets is essential to the function and value of the University Neighborhoods. Through the Precise Plan process - as informed by these standards and the street and open space standards of Section 3.3 through 3.6 - the design of this network can respond to both the vision and requirements of this Plan and to the functional, dimensional and urban design requirements of specific housing and mixed-use development types. C. Continuity of Open Space Network Open spaces within the neighborhoods will be located and designed through the Precise Plan process, in accordance with these standards and those of Section 3.6. Those open spaces, together with the street network, will provide a continuous and seamless public realm network. D. Block and Lot Structure As described in this section, the result of the subdivision process will be developable blocks and lots, calibrated through the Precise Plan process to enable the development of one or more identified building types. The specific range of intended building types will be identified through the Precise Plan process, in relation to proposed lot sizes, and the presence or absence of alleys. Per the requirements of Section 4.4, Lot Sizes - and hence lot counts and residential unit counts - will also be related to the presence or absence of alleys (See Table 4.2). 1. Connect to Existing Street Network The UNSP area is connected to the rest of Palm Desert primarily via 3 4 major “Balanced Arterials” - Portola Avenue, Frank Sinatra Drive, Gerald Ford Drive and Cook Street. The area is connected to the region by Interstate 10, and the 111 Corridor. The UNSP area is transected by a primary network of existing “Enhanced Secondary Roadways” - including Gerald Ford Drive, College Drive, University Park Drive, Pacific Avenue, and Technology Drive. This existing network defines the basic framework to which all future subdivision and neighborhood structure will relate. The following primary street improvements will supplement this existing network: • A new frontage drive and open space buffer constructed along the UNSP edge of Portola Avenue and Frank Sinatra Drive to accommodate future development opportunities along these higher-traffic Arterial Streets. • At least 1 primary north-south route -- connecting Pacific Avenue and Frank Sinatra Drive -- and 1 primary east-west route -- connecting Portola Avenue and University Park Drive. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-6 2. Introduce Framework Street Network Primary north-south and east-west connectivity will be established through the introduction of Framework Streets, that clear through routes at controlled speeds. As illustrated above, the Framework Street Network will: • Provide north-south, east-west connectivity and circulation through the UNSP; • Connect Key Intersections (above) per the Framework Network pattern, with minor variations allowed with approval of the Community Development Director.; • At key intersections, provide clear through-routes, alignments, and connections to adjacent development, regardless of ownership and in anticipation of project phases; • Define neighborhood sub-areas and allow for a range of Framework Street Types that are compatible with predominately residential, open space, commercial or mixed use. See Section 3.3 for Street Type Standards. Minor adjustments to the Framework Streets are allowed with approval of the Community Development Director. 3. Introduce Framework Open Space Network As the Framework Street Network is established, a network of open spaces must be included, to provide open spaces adjacent to key intersections, as illustrated above. The Framework Open Space Network will: • Locate parks and open spaces at easily accessible locations to provide each neighborhood in the UNSP area with usable open space within comfortable walking distance of most residents (approx. 1/4 mile); • Offer a range of active and passive recreation opportunities through community programming, gathering spaces and diverse facilities within each open space; • Create high-value addresses for new development fronting parks and open spaces, even along high- traffic roads such as Frank Sinatra Drive and Portola Avenue. • Contribute to a complete, safe, comfortable active transportation network. Minor adjustments to the Framework Open Spaces are allowed with approval of the Community Development Director. See Section 3.6 Public Open Space Standards. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-7 D. Block and Lot Structure (Continued) 4. Establish Neighborhood Sub-Areas By establishing the Framework Street and Open Space Networks, the UNSP area is subdivided into neighborhood sub-areas, which will be further subdivided into neighborhood blocks and streets. (See Section 6.7 for detailed description of the Precise Plan process). These Neighborhood sub-areas will: • Be interconnected, by a supporting network of neighborhood streets and greens. • Be contained within a comfortable 5-minute walking range (approximately a 1/4-mile radius) to create compact, safe, and walkable environments; • Include parks and open spaces at strategic locations within a comfortable walkable distance for all residents in the neighborhood; • Accommodate a range of development types and intensities, as appropriate to each sub-area. 5. Introduce Sub-Area Connector Streets Connectivity between neighborhood sub-areas is provided by a network of Neighborhood Streets. These streets provide clear through-routes across a neighborhood sub- area and organize each sub-area into smaller pieces that can be further subdivided into pedestrian-scaled blocks. Sub-Area Support Streets will: • Establish primary (local) all-mode routes through and between each neighborhood sub-area - with at least one north-south, and one east-west connection. • Establish connectivity to adjacent neighborhood sub-areas at key intersections through a coordinated development process between the City and all other developers, and inclusive of future development phases. • Establish and support a network of streets and alleys that prevent dead-ends and produce blocks with walkable perimeters (See Table 3.1). CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-8 6. Complete Network of Neighborhood Streets and Greens A completed circulation network, and the final layout of each Neighborhood Sub-Area is determined by the Network of Neighborhood Streets & Greens. This network supports all mode circulation through and within each neighborhood, through interconnected and walkable blocks, streets, alleys, paseos, and open spaces. The Network of Neighborhood Streets & Greens will: • Provide cross-connections (via streets, paseos, or alleys) at regular intervals1 to create compact, walkable (neighborhood-scaled) blocks; • Maximize on-street visitor parking by minimizing curb-cuts and driveways; 2 • Support primary vehicular access to lots though mid- block alleys and side streets. • Relate to and connect with block, street, and open space networks of adjacent neighborhoods. 1 Continuous block lengths should typically be no longer than 400' without providing a pedestrian/bicycle cross-connection. 2 Selected front-loaded buildings may be permitted (Section 3.4) In certain instances it may be advantageous (or necessary) to create a block (or multiple blocks) with a larger than ideal perimeter. In such cases, to maintain a walkable / bikeable network, the introduction of a Paseo, Rosewalk, Green or other carless streets may be considered. These pedestrian/bike-only connections will comply with the Standards in Table 3.1, and will: • Replace non-critical streets either mid-block or at the edge of blocks to create walkable block perimeters; • Enhance pedestrian access to neighborhood open spaces, amenities and key locations such as the Town Center or a mixed-use/commercial area; • Ensure that all blocks maintain adequate vehicular through-routes, limiting use of cul-de-sacs and dead- end streets. See Table 3.1 Subdivision and Block Standards and Section 3.6 for specific design standards for Greens, Paseos, and Rosewalks. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-9 E. Applying Subdivision Standards to the Design of Individual Residential Blocks Individual residential blocks within the UNSP area are intended to provide flexibility and enable variety of lot size, shape, and building type. The following diagrams illustrate how a typical 240’x480’ block with 60-foot rights-of-way may be designed to integrate a number of urban design strategies and land uses. The diagrams that follow serve as guidelines and are emblematic of specific blocks within the UNSP area. Individual block layouts in the UNSP will: • Accommodate a range of lot sizes to encourage variety of building types and housing choice within each neighborhood. • Accommodate single-family detached, single-family attached, and multi-family buildings within the same block, where permitted by the Regulating Code. • Accommodate a mix of uses within the same block, as permitted by the Regulating Code in Section 4. • Be sized and designed appropriately to a network that supports and encourages active transportation. See Table 3.1 Subdivision Standards for block sizes and features; see Table 4.2 for permitted lot sizes within the specific zone. 1. Neighborhood Blocks, Street-Accessed Typical of many of the original neighborhood blocks in Palm Desert, “front-loaded” blocks - those that provide primary vehicular access to individual lots by street- accessed driveways - will: • Typically require average lot widths of 60 ft or more to prevent garage-dominant frontages, maintain sufficient on-street visitor parking, and generate an attractive, pedestrian-oriented street character; • Typically require average lot depths of 100 ft or more to prevent driveway-dominant frontages by providing sufficient front and side yard setbacks; • Typically occur in the Neighborhood Low (NL) zone, but may also be permitted in the Neighborhood Medium (NM) zones, assuming lots are appropriately sized and organized, per the guidelines above. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-10 2. Neighborhood Blocks, Alley-Accessed In neighborhoods where smaller houses on smaller lots may be desirable (or more marketable), service alleys enable narrower lots, see Table 4.2. This block type may occur in any zone, and will typically include the following design characteristics: • Increased on-street visitor parking due to the elimination of driveway curb-cuts. • More compact and varied development patterns are enabled, including smaller lot sizes for single-family lots, as well as the integration of select neighborhood- scaled multi-family types within single-family neighborhood patterns; • Significant changes in the size, scale and type of housing may occur at alleys. Housing on both sides of a street should be similar and compatible in scale and character. • Where alley-accessed blocks are adjacent to street- accessed blocks, facing building frontages should be compatible in scale, rhythm and character. 3. Mid-Block Paseos, Rosewalks and Greens In circumstances where it is necessary or determined to be urbanistically advantageous, a mid-block Paseo, Rosewalk, Green (or other carless street) may be introduced in lieu of a street to encourage active transportation. This block type variation may occur in any zone, - subject to approval through the Precise Plan process - and will typically include the following design characteristics: • Paseo / Rosewalk widths are 20’ minimum, with buildings additionally set back per the development requirements in Section 3.6; • Where buildings front onto a mid-block open space, they will provide primary pedestrian access through an approved frontage type and provide additional vehicular access to all lots via a rear alley or side street. • Will be designed and landscaped per the standards in Section 3.6. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-11 E. Applying Subdivision Standards to the Design of Individual Residential Blocks (continued) A variation of the alley-loaded block is the “T” Alley, which in addition to a mid-block alley, provides an additional alley or alleys serving lots fronting one or both of the Primary Street* at the end of the block. This variation is a useful tool for transitioning from a lower intensity housing types along neighborhood streets to higher intensity types on Primary (crossing) Streets*, which will often be either Framework Streets or streets carrying more through traffic that the neighborhood street. * Note: “Primary Street” and “Secondary Street” are relative designations for clarity in describing the concept of T-alleys, and should not be confused with the specific Street Types defined in Sections 3.3 and 3.4, below. 4. Neighborhood Transitions In certain neighborhood blocks more intense (multi-family, live-work, mixed-use) development types may front a crossing street, while maintaining a single-family character fronting Secondary Streets*. Such blocks will often include a T-Alley as the scale transition between these different building types, and will generally include the following design characteristics: • All vehicular access to lots fronting the Primary Street* will be provided via rear alley. • Vehicular access to lots fronting the Secondary Street* may be street-accessed or alley-accessed. • Where additional larger-scaled buildings are located fronting a Secondary Street, they must be compatible in scale and character with adjoining and surrounding homes and smoothly transition from the scale and character of the Primary Street* to that of the predominant building scale and character along the Secondary Street*. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-12 5. Zone and Use Transitions Alleys may also accommodate transition from commercial and mixed-use zones to residential zones within the same block, and such blocks will typically include the following design characteristics: • To maximize on-street visitor parking, all vehicular access to lots fronting the Primary Street* will be provided via service alley. • Where a rear yard surface parking lot is provided for buildings fronting the Primary Street, it should be screened along the Secondary Street* , and alley with a low landscape wall or hedge. • Commercial and Mixed-Use buildings fronting the Primary Street will be sensitively massed, and “scaled-down” as they approach the rear of the lot • to compliment the scale and character of adjacent buildings. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-13 3.3 Street Type Standards A. Purpose and Applicability This section provides design standards for new streets, and the modification and enhancement of existing streets, to implement the vision for and intentions of the UNSP. Through its configuration and design, the UNSP’s network of public and private streets is intended to generate the pedestrian-oriented public realm framework of the neighborhoods, supporting and enhancing their small- town scale and physical character, as intended by the UNSP Vision in Chapter 2 and as described below. Any public or private street subject to the UNSP shall be designed and developed in compliance with the standards provided in this Section. The design of each new or modified street, and individual design components thereof shall be based on applicable Street Types, Public Frontage Type (Section 3.4), Street Landscape Standards (Section 3.5), Private Frontage Design Guidelines (Appendix A.5) and other applicable sections. The street network and street designs of each Neighbor- hood Sub-Area will be reviewed and approved through the Precise Plan process, as defined in Sections 6.6-6.8. Precise Plans or tentative tract map applications that do not comply with the requirements of Sections 6.6-6.8 shall be considered inconsistent with the intent and purpose of the UNSP. B. Design Objectives The University Neighborhood’s public and private streets are intended to provide both the primary mobility network and the public space framework for the UNSP’s sustainable, livable, pedestrian-oriented public realm. Each street, whether newly constructed or modified over time, should: 1. Accommodate and balance all travel modes - including pedestrian, bicycle, automobile and transit and future modes - in accordance with the applicable Street Type and function provided herein, and in relation to the intended urban (or rural) character of the Regulatory Plan and Zone Descriptions in Section 4.1. 2. Provide or support appropriate frontages for adjoining properties, facilitating comfortable pedestrian access to buildings and properties fronting each street. 3. Contribute to the UNSP’s landscape through consistent street trees, planters and shade, and adding value to adjacent public and private development. C. How to Use This Section (Table 3.2) When designing and detailing new streets, or modifying existing streets in the UNSP, several factors should be considered in determining which specific Street Types and Standards are most applicable. Table 3.2 recommends Specific Street Types based on a street’s predominant function (residential or commercial, see Table 3.2) and whether it is or is not a Framework Street (See Section 3.2). For each situation, one or more Street Types is recommended, and additional types may be “Permitted (where applicable)” - meaning there may be certain places in the plan where an alternative, less common street type would be suitable, and in some cases, more desirable. Framework Streets As described in the Subdivision Standards in Section 3.2, and Illustrated in Figure 3.16, a network of Framework Streets has been identified to provide primary circulation through and within the UNSP area. In general, this network should primarily be made up of Neighborhood and Mixed- Use Avenues (Street Type 2 and 4) and may include a range of Public Frontage Types based on the use and character of the adjacent blocks, and per the standards in Section 3.4. Table 3.2 identifies additional Street Types that may be suitable for establishing this primary network, with specific design standards for each type provided in the pages that follow. Selecting Specific Street Types by Environment Table 3.2 provides direction for selecting specific Street Types based on the predominant ground floor use of the environment they are making - namely Commercial/Mixed- Use, or Residential, with additional size and scale considerations for Framework Streets (see above). In General, streets intended for commercial/mixed-use environments coincide with the Neighborhood Center (NC) Zone, and streets intended for residential environments coincide with the Neighborhood Medium (NM) and Neighborhood Low (NL) Zones, however some variation may occur. Each street type includes a wide degree of built-in flexibility - by way of the interchangeable Public Frontage Types - enabling each street to be calibrated to its environment in a variety of ways (See Section 3.4). CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-14 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-15 TYPE 1 - ARTERIAL RETROFIT Description and Intent Street Type 1 is designed to be a retrofit, or “right-sizing”, of existing vehicle-oriented arterials within the UNSP to support the General Plan’s goals of achieving a greater multi-modal balance on public streets. These retrofits include the reducing of travel lanes, the addition of Class II bike lanes and buffers, median and edge landscaping, lighting improvements and added parallel parking. Altogether, retrofits of existing arterials will allow the UNSP to accommodate a range of street-fronting development types and places. Generally, these retrofits will occur on streets within the Specific Plan area, and not on Gerald Ford, where improvements are in place. On these roadways, existing improvements and configurations will be maintained to preserve cross-City capacity. Example of “Right-Sizing” an existing wide arterial street I. Public Right-of-Way (R.O.W) Right-of-Way 120’ (may vary) Curb-to-Curb 100’ Vehicular Lanes 4 (2 each way); 11’ lane width Median 20’ Bicycle Facilities 6’ Class II Lanes Bicycle Buffer 4’ (striped) Parking Facilities Parallel; 8’ with parking-lane Planters; See Section 3.4 Landscaping Street trees and native landscaping See Section 3.4 and Appendix B Street Lighting See Appendix B.1 Drainage Type(s) Curb & gutter 3. Public Frontage Commercial 22-30’ See Section 3.4 Residential 22-24’; See Section 3.4 Open Spaces varies; See Section 3.4 4. Private Frontage Frontage Type(s) See Appendix A.5 A B C D E F G H G F D E E D F CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-16 Description and Intent Avenues are highly landscaped thoroughfares designed for relatively high vehicular capacities (up to 15,000 ADT), and low to moderate speeds (25-35 mph) that function as the primary circulation streets through and within the UNSP. They are designed to support and adapt to a range of uses from mixed-use commercial to residential, an will make up (though are not limited to) most of the Framework Streets in the UNSP. Avenues may accommodate a full range of Public Frontage Types, based on the use of the blocks they are servicing. Typical Avenue in a mixed-use environment I. Public Right-of-Way (R.O.W) Right-of-Way 90’-100’ (may vary) Curb-to-Curb 60’ (may vary based on median) Vehicular Lanes 2 (1 each way); 12’ lane width Median 20’ (may vary) Bicycle Facilities Where occurs; 6’ Class II lanes Bicycle Buffer Where occurs; 3-4’ (striped) Parking Facilities Parallel; 8’ with parking-lane Planters; See Section 3.4 Landscaping Street trees and native landscaping See Section 3.4 and Appendix B Street Lighting See Appendix B.1 Drainage Type(s) Curb & gutter; previous parking lanes (optional) 3. Public Frontage Commercial 22-30’’ See Section 3.4 Residential 22-24’; See Section 3.4 Open Spaces varies; See Section 3.4 4. Private Frontage Frontage Type(s) See Appendix A.5 A B C D E F CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-17 Description and Intent The Mixed-Use Street type supports retail and mixed-use environments with high vehicular capacity (up to 20,000 ADT), and low speeds (15-25 mph), while providing access and convenient (and shaded) on-street parking to local shops and restaurants. This street type is most commonly paired with the Commercial Sidewalk Public Frontage (Type 5) to accommodate high pedestrian traffic, and a variety of other sidewalk activities supporting the adjacent buildings. The Mixed-Use Street will most typically be located in the Neighborhood Center (NC) Zone, and can function as a Framework Street in key locations where such an environment is desired. Typical Mixed-Use Street I. Public Right-of-Way (R.O.W) Right-of-Way 70-100’ (may vary) Curb-to-Curb 100’ Vehicular Lanes 2 (1 each way); 12 lane width Median none Bicycle Facilities Where occurs; sharrows Bicycle Buffer none Parking Facilities Head-in diagonal (16-18’) and/or parallel (8’); may include parking- lane planters; See Section 3.4 Landscaping Street trees and native landscaping See Section 3.5 and Appendix B Street Lighting See Appendix B.1 Drainage Type(s) Curb & gutter; previous parking lanes (optional) 3. Public Frontage Commercial 22-30’’ See Section 3.4 Residential varies; See Section 3.4 Open Spaces varies; See Section 3.4 4. Private Frontage Frontage Type(s) See Appendix A.5 A B C D E CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-18 Description and Intent Neighborhood Avenues are intended to function as a Framework Street with pedestrian-oriented design features compatible with residential neighborhoods, ranging from single-family homes to multifamily buildings. This street type may accommodate parallel parking on both sides, 11-foot travel lanes, well-landscaped medians and other traffic-calming features in order to create a more pedestrian- and bicycle-friendly environment. Bicycle traffic should generally be integrated in shared lanes. The application of an inverted crown may also be applied to the avenue’s profile to allow for sustainable and water recapture in a median bioswale. Intended character I. Public Right-of-Way (R.O.W) Right-of-Way 70-100’ (may vary) Curb-to-Curb 44’ min. Vehicular Lanes 2 (1 each way); 11’ lane width Median 10’, inverted crown Bicycle Facilities Where occurs; sharrows Bicycle Buffer none Parking Facilities Parallel: 7’ – residential-only frontage; 8’ – multifamily / commercial frontages Landscaping Street trees and native landscaping See Section 3.5 and Appendix B Street Lighting See Appendix B.1 Drainage Type(s) Curb & gutter; previous parking lanes (optional); median bioswale (optional) 3. Public Frontage Residential 22-30’; See Section 3.4 Open Spaces varies; See Section 3.4 4. Private Frontage Frontage Type(s) See Appendix A.5 A B C E D CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-19 Description and Intent The Neighborhood Street type is a versatile type designed for low to capacity (up to 5,000 ADT), and low speeds (10- 25 mph) the accommodates a flexible range of activities and development intensities. While this type is primarily intended for residential environments, it may be suitable for some commercial/office environments, and may also function as a Framework Street in certain contexts. Typical Neighborhood Street I. Public Right-of-Way (R.O.W) Right-of-Way 58-64’ (may vary) Curb-to-Curb 34-36’ Vehicular Lanes 2 (1 each way); 10’ lane width Median none Bicycle Facilities none Parking Facilities Parallel: 7’ – residential-only frontage; 8’ – multifamily / commercial frontages Landscaping Street trees and native landscaping See Section 3.5 and Appendix B Street Lighting See Appendix B.1 Drainage Type(s) Curb & gutter; previous parking lanes (optional) 3. Public Frontage Commercial n/a Residential 14-24’; See Section 3.4 Open Spaces varies; See Section 3.4 4. Private Frontage Frontage Type(s) See Appendix A.5 A B C D E CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-20 Description and Intent The Neighborhood Shared Street is designed for select neighborhood streets where compact development is desired. Based on many European neighborhood streets, these shared, low-speed (5-10 mph), low volume streets provide a safe environment for cars, cyclists, and pedestrians to share the roadway, and by design, do not encourage through traffic. As such, formal pedestrian facilities (sidewalks) are not required, and street trees are planted between parking spaces in a pervious (cobble or decom- posed granite) parking shoulder. This type should be used selectively, and must additionally adhere to the circulation requirements in Section 3.2. Typical Neighborhood Shared Street I. Public Right-of-Way (R.O.W) Right-of-Way 36’ (may vary) Curb-to-Curb No curb; 20’ drive lane Vehicular Lanes 2; 10’ lane width Median none Bicycle Facilities none Bicycle Buffer none Parking Facilities Parallel (8’); includes parking-lane planters; See Section 3.5 Landscaping Street trees and native landscaping See Section 3.5 and Appendix B Street Lighting See Appendix B.1 Drainage Type(s) Gutter between roadway and parking lanes; previous parking lanes & planters 3. Public Frontage Commercial n/a Residential 8-10’; See Section 3.4 Open Spaces n/a 4. Private Frontage Frontage Type(s) See Appendix A.5 A B C D E CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-21 Description and Intent At key locations, these One-Way Park-Edge Drives are used to provide circulation around prominent unattached neighborhood greens - often acting as neighborhood gateways. One-Way Park Edge Drives are local thoroughfares, with low vehicular speeds (10-25 mph) and moderate capacities (up to 2,500 ADT). Typical One-Way Edge Drive I. Public Right-of-Way (R.O.W) Right-of-Way 35-50’ (may vary) Curb-to-Curb 20-30’ (may vary) Vehicular Lanes 1; 12’ lane width Median Public Green (See Section 3.6) Bicycle Facilities Where occurs; sharrows Bicycle Buffer None Parking Facilities Head-in diagonal (16-18’) and/or parallel (8’); may include parking- lane planters; See Section 3.5 Landscaping Street trees and native landscaping See Section 3.5 and Appendix B Street Lighting See Appendix B Drainage Type(s) Curb & gutter (development side), rolled curb (park side); previous parking lanes & planters (optional) 3. Public Frontage Commercial 22-30’; See Section 3.4 Residential varies; See Section 3.4 Open Spaces Varies; See Section 3.4 4. Private Frontage Frontage Type(s) See Appendix A.5 A B C D E CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-22 Description and Intent The Park Frontage Drive is a two-way drive, designed for low capacity (up to 1,000 ADT) and low speeds (10-25 mph), that runs along the inner-edge of a linear greenway that provides street addresses allowing development to front the adjacent high-volume arterials- Portola Avenue and Frank Sinatra Drive. This is a multi-functional, flexible street type that provides frontage, access and street parking to future development along the linear greenway. The Park Drive can accommodate a range of Public Frontage Types, depending on the ground-floor use, as described in Section 3.4. The Park Drive in a residential context with a parkable permeable gravel shoulder I. Public Right-of-Way (R.O.W) Right-of-Way 50’ (residential) – 80; (commercial) Curb-to-Curb Varies Vehicular Lanes 2; 10-12’ lane width Median None Bicycle Facilities Multi-use trail in linear greenway Bicycle Buffer n/a Parking Facilities Per Public Frontage (See Section 3.4) Landscaping Street trees and native landscaping See Section 3.5 and Appendix B Street Lighting See Appendix B.1 Drainage Type(s) Curb & gutter (development side), rolled curb and previous shoulder (park side); previous parking lanes (optional) 2. Public Frontage Commercial 22-40’; See Section 3.4 Residential 20-24’; See Section 3.4 Open Spaces Varies; See Section 3.4 3. Private Frontage Frontage Type(s) See Appendix A.5 A B C D E CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-23 Description and Intent Located at the rear of lots, Service Alleys/Residential Access Lanes provide access to service areas, parking, and outbuildings, and contain utility easements. Streetscapes have driveway standards with gravel, landscaped edges, no raised curb, and drained by percolation. Typical Service Alley / Residential Access Lane, with landscaped drive aprons I. Public Right-of-Way (R.O.W) Right-of-Way 30’ Curb-to-Curb 20’ Vehicular Lanes “Yield” Lane; 20’ width Median none Bicycle Facilities none Bicycle Buffer none Parking Facilities none Landscaping Where occurs; Native trees and landscaping See Appendix B Street Lighting Where occurs; See Appendix B.1 Drainage Type(s) Center gutter; previous paving; drainage swales, rain gardens or previous shoulders 3. Public Frontage Typically not applicable, for special conditions, see Section 3.4 4. Private Frontage Frontage Type(s) See Appendix A.5 A B C D CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-24 3.4 Public Frontage Standards A. Purpose and Applicability This section provides design standards for Public Frontages, to help implement the vision for and intentions of the UNSP. Through their configuration and design, the University Neighborhood’s public frontages are intended to generate the pedestrian spaces that integrate and connect buildings and their private frontages to the UNSP public realm. Any public frontage subject to the UNSP shall be developed in compliance with the standards provided in this Section. The design of each new or modified public frontage shall be based on an applicable Public Frontage Type, as identified on the following pages. Individual design elements shall be incorporated into Public Frontage Types in accordance with the Applicability Tables for each Public Frontage Type on the following pages. The street designs within each Planning Sub-Area will be reviewed and approved through the Precise Plan process, as defined in Section 6.7. Precise Plan or tentative map ap- plications that do not comply with the requirements of this Section shall be considered inconsistent with the intent and purpose of the UNSP. B. Design Objectives The University Neighborhood’s public frontages - through their layout, design, detailing and operation - are intended to generate comfortable, safe, and attractive areas within the public right-of-way, focused on pedestrian and bicycle circulation, shaded street parking, and access to lots and buildings. Each public frontage - whether newly construct- ed or modified over time - shall: 1. Contribute to the place-making and urban design goals of UNSP Vision; 2. Provide comfortable and inviting spaces that prioritize pedestrian safety buffers, and limit the extent to which vehicular circulation that may interfere with pedestrians or the visual character of the neighborhood; 3. Generate designs that visually and physically engage and enhance the street and public realm; 4. Create public environments that are compatible with surrounding private uses; 5. Offer the Master Developer appropriate design flexibility through a range of alternatives that complement the desired use and design goals. C. How to Use This Section (Table 3.3) When designing and detailing new streets, or modifying existing streets in the UNSP, Table 3.3 provides direction for calibrating the Public Frontage of each street to its sur- rounding environment, generally by ground floor use, and the pages to follow provide specific standards and guide- lines for each type. Ground-Floor Use & Street Type Adaptability When selecting which Public Frontage Standards for application to each street, the Master Developer must consider the anticipated ground-floor use - whether the predominant ground-floor use is Residential or Commercial. This factor, alone, will help determine the suitable type(s) of pedestrian design elements, appropriate parking configurations and landscaping required from curb to building edge. Secondly, the Master Developer must note the Street Type present in a given location, and select a Public Frontage that is compatible with that Street Type, the vehicular capacities, and the overall R.O.W . Public Frontage Type Transitions Public frontage types allow for variations in the configuration and design of curbside parking, sidewalk, and land- scape of a street, correlated with the type and intensity of development from block to block and area to area. It is also critically important that the design of the street network – as it traverses blocks and transitions from single family to multi-family to commercial environments - be considered as a continuous whole with gradual and attractive transitions. Specifically, it is intended that public and private frontages – and overall streetscape design – provide seam- less and invisible transitions between each phase of development so that, when completed, the University Neighbor- hoods are perceived as a single “part of town” rather than as a “collection of housing projects”. To achieve this goal, the public frontage types – and private frontage types – within each block of each street will be determined through the Precise Plan process (Section 6.7 and 6.8). Public Frontage Zones Figure 3.17 illustrates a sample prototypical commercially- oriented Public Frontage Type, including a range of public frontage “Zones.” In general, most Public Frontage Types may include the following zones: • Pedestrian Zone: Primarily intended for comfortable pedestrian circulation, this zone should be kept free of furnishings or other obstructions. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-25 • Landscape & Furnishing Zone: This zone includes street trees to shade the sidewalk and street parking, and accommodates street furnishings, such as street lights, benches, trash receptacles, bicycle racks/kiosks, bus stops, and others. • Parking & Planter Zone: In general, all streets provide on-street parking calibrated to the street environment. In some cases, planters may be located in the parking lanes to visually narrow the street and/or R.O.W and shade parked cars. • Shared Travel Zone: This zone is intended for shared bicycle and motorized vehicular circulation, and in some cases, may include dedicated bicycle or bus lanes. • Café Zone: On very busy commercial streets within the Neighborhood Center (NC) Zone, some sidewalks may be designed with additional width to accommodate a variety of sidewalk activities -- such as sidewalk dining, merchandise display, or others. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-26 Description and Intent The Sidewalk and Parkway is the most common Public Frontage condition found in the Plan. It ensures that the typical street is attractive and comfortable with enough flexibility in setbacks and other elements to accommodate a wide variety of treatments and conditions. Notes • Residential blocks may have continuous parkways; however, non-residential blocks must integrate hardscape/paved breaks in order to accommodate pedestrian access (See also Type 2 “Flex Planter”) • Canopy trees are preferred, but palms may be proposed. Intended character CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-27 Description and Intent The Flex Planter is a variation on the typical Sidewalk and Parkway Strip, allowing substitution of parkway landscaping for pervious pavers/hardscape. This variation accommodates ground-floor commercial uses at transitional zones between residential neighborhood streets and more urban environments, and may be utilized as a drought-tolerant alternative to parkway landscaping. Notes • Hardscape in parkway should designed with pervious pavers. • Where more than one lot elect to utilize the Flex Planter frontage, hardscape uniformity is recommended. Parkway hardscaped with previous pavers CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-28 Description and Intent The Neighborhood Sidewalk type is designed for urban neighborhood streets where compact, narrow, well-shad- ed streets are desired. By locating canopy (shade) trees in bulb-out planters in the parking lane(s), the typical parkway can be omitted, narrowing the street substantially. Notes • To aid in groundwater infiltration, pervious paving materials are recommended for parking lanes. • Open-back planters that allow additional stormwater capture are recommended. Example of a parking lane planter in an urban contest CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-29 Description and Intent The Parking Apron type is specifically designed for the Neighborhood Shared Street type, allowing compact, narrow, well-shaded shared-street environments. By locating canopy (shade) trees in bulb-out planters in the parking lane(s), and omitting a formal sidewalk and parkway, the street can be made very narrow, discouraging through traffic. Notes • To aid in groundwater infiltration, pervious paving materials are recommended for parking lanes. • Tree planters are at grade, and defined by low metal grates. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-30 Description and Intent The commercial sidewalk is the prototypical public frontage type for commercial and mixed-use centers, designed to balance the need for comfortable pedestrian circulation with a range of other activities, based on the urban context. Notes • Parking lane planters may be added to provide addition- al shade to parked cars (should be staggered with trees in sidewalk planters). • Street trees may consist of accent palms and/or canopy • trees, but canopy trees should be located closest to side- walks to provide shade. • Parking configurations may vary based on urban context. Example of an urban sidewalk, with pedestrian, landscape, and café zones clearly delineated. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-31 B. Diagonal Parking Head-in diagonal parking configurations are recommended on commercial streets in the mixed-use neighborhood centers where additional on-street parking is beneficial - particularly along retail frontages. Notes • For additional street narrowing and shading for parked cars, Parking lane planters are recommended. • Parking lanes may include pervious paving materials for additional stormwater infiltration. C. 90-Degree Parking Alternative Segments of the Park Drive (Section 3.3, Street Type 7) in the Neighborhood Center are envisioned to function as “Parking Streets.” In relation to the parking frontage of the linear greenway (See Public Frontage Type 8 - Parking Edge), parking on the development side of the street in these segments may also be configured as 90 degree head- in spaces. Notes • Parking lane planters are recommend- ed, and should include Palm Trees to provide a vertical accent to the edge of development. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-32 Description and Intent The Arcade/Gallery Type (Also a Private Frontage Type in Appendix A.5) is a variation of the Commercial Sidewalk (Type 5) that allows for active pedestrian movement and non-residential uses to occupy arcades at the ground-floor of multi-family and non-residential buildings within the core. Buffered parking also enhances the pedestrian quality of these frontages. Notes • Street trees may consist of accent palms and/or canopy trees, but canopy trees should be prioritized and located closest to sidewalks to provide shade. • Canopy trees need approximately 14’ of clearance (trunk to building edge). Example of an Arcade/Gallery storefront along a main street CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-33 Description and Intent Parklets are semi-permanent “cafe zones” that may replace on-street parking spaces in front of specific commercial frontages where additional sidewalk dining may be desired. They may be (re)moved, expanded or redesigned as local conditions and urban context evolve over time. Notes • Parklets should provide a comfortable buffer between seating and moving traffic; • Parklets should be raised to sidewalk grade; • Parklets should include comfortable seating, shaded areas, and landscape. • Parklets must be approved by the Public Works Department, and may be subject to the City’s Design Review Process. Example of parklet extending the usable space of a sidewalk CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-34 Description and Intent Key segments of the Park Drive (Section 3.3) in the Neighborhood Center, are envisioned to function as “Parking Streets.” As such, the Parking Edge type provides additional parking to support the Neighborhood Center, in addition to providing parking and a soft transition to the Linear Green- way (See Section 3.6). Notes • Parking lane planters are recommended, and should include Palm Trees to provide a vertical accent to the edge of development. • Head-in, Diagonal or Parallel parking configurations may be considered. Using decomposed granite with other natural features can create a seamless transition into the linear park CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-35 Description and Intent The Flexible Edge Type is designed as a flexible activity zone at the edges of active public spaces. This type may, (but is not required to) include a paved walk along the curb, and is designed to accommodate movable furniture and a variety of recreational activities. Notes • Where curbside parking occurs, a 2-3’ paved walk is recommended curbside. • A double-row of canopy trees is recommended to enclose and shade this flexible space. • Furniture should be movable to allow a range of recreational activities. Intended character CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-36 Description and Intent The Passive Edge Type is designed specifically for the Park Dr in neighborhood edge contexts where more urban parking configurations are unnecessary. A rolled curb and gravel/decomposed granite shoulder creates a soft transition to the Linear Park, and provides additional opportunities for parking for visitors. Notes • Active transportation modes are accommodated by a Multi-Use Trail in the linear greenway Intended character CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-37 3.5 Street Landscape Standards A. Intent Following the integration of Street Type Standards and Public Frontage Standards (Sections 3.3 and 3.4), this Section defines how the landscape design of a given street are required to directly support the importance and function of a given Street Type within the overall UNSP framework. For example, primary Arterials, Connectors and Frame- work Streets shall be lined with large trees and significant groundcover that define neighborhood edges and connect prominent areas and public spaces within the UNSP. Conversely, Neighborhood Streets will feature smaller scale trees and plants that prioritize privacy and shade in primarily residential areas. Altogether, these Street Landscape Standards outline the alternatives that will generate cohesive streetscapes, rein- force the connections between the various neighborhood and place types, and enhance the overall public realm. B. Existing Street Trees and Landscaping At the time of UNSP adoption, the UNSP and surrounding streets are minimally landscaped. While there are landscaped medians and street trees along both sides of College Drive, Pacific Avenue and University Park Drive, they are planted in irregular patterns, often times with 60 to 80 feet between trees, resulting in little shade and a lack of design consistency. Other streets, like Gerald Ford Drive, have street landscaping along the south edge; however, the north side of the street is vacant, devoid of trees, groundcover and sidewalks. Landscaping for new development along the north edge should be used as a transition between the UNSP and the Millennium Specific Plan. Existing street trees and groundcover around the UNSP site are comprised of native and adaptive species such as California Pepper, Palm, Mesquite varietals, Southern Live Oak and Desert Willow. These Street Landscaping Standards recognize the value and natural beauty of these trees and plants; therefore, all design standards and recommended species are selected to complement the existing trees and contribute to a greater sense of place as the UNSP develops. Young Date Palms within the median along Portola Avenue Mesquite varietals make up the majority of existing street trees along Pacific Avenue and the south side of Gerald Ford Drive Street trees providing visual accents, like this Shoestring Acacia, can be found along College Drive. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-38 C. Street Tree Plan All Street Landscape Standards are grouped into 5 categories: 1) Existing Arterials; 2) Existing Collectors; 3) Framework & Open Space Streets; 4) Neighborhood Streets & Greens; and, 5) Parking Lots. These categories are based on the similarity of street conditions and the intended design and use of a specific place (See Figure 3.5). Note, Parking Lots are not shown in the diagram below as their location will depend on final site plans. In addition to Figure 3.5.1 below, a list of recommended street trees is provided in Table 3.5.1, identifying specific locations where tree types are advised and permitted. These recommended trees and landscape conditions are further described and illustrated on the following pages. Notes. While the Street Landscape Standards in this section provide an abbreviated list of acceptable trees, plants and groundcover, a complete list of permissible trees, plants and groundcover may be found in Appendix B. All final street landscaping decisions shall complement the intended design and use of a given street and location within the UNSP. The Master Landscape Plan (MLP, see Section 6.7) shall identify all trees and landscaping intended for streets, parks and other open spaces for the subject phase of development. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-39 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-40 D. Street Trees Street trees within the UNSP area shall either be native to the Sonoran Desert, or adaptive and from regions with similar arid climates (such as the Mojave Desert). Characteristically, these are drought-tolerant species, though they may at times (such as at planting to give root systems a head- start, or to catalyze seasonal blooms of flowering trees) require short periods of irrigation. Trees shall either be used to provide shade along a street or frontage, or to provide color or vertical accent at prominent spaces and frontages within the UNSP area. Deciduous trees shall be planted at open spaces and buildings with south and west orientation, providing passive solar light and heat gain in winter, while providing cooling shade through summer. 1. Typical Shade / Canopy Trees Typical shade/canopy trees, such as California Pepper Trees, shall be used most often in pedestrian-heavy residential neighborhoods and smaller connecting streets. Within a desert context, these trees are often smaller but maintain a wide canopy, providing much needed shade on sidewalks and streets. 2. Vertical Accent Trees Prominent boulevards, and arterials, and major public spaces shall employ vertical accent trees where appropriate. Such trees, usually palms in this context, help provide a more formal landscape for more formal and prominent streets and spaces. 3. Color Accent Trees Trees with colorful seasonal blooms or year-round distinct foliage shall be used to help give certain streets and spaces a unique character in relation to other parts of the Plan Area. These may range greatly in size and form. See Table 3.5.1 and Appendix B for a complete list of Recommended and Additional Potentially Appropriate Species. Smaller trees with wide canopies can shade sidewalks. Palms of various kinds can be used as vertical accents along streets A Palo Verde tree can be used to provide a visual color accent in a landscape. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-41 E. Plant Materials Plant materials within the UNSP area shall either be native to the Sonoran Desert, or adaptive and from regions with similar arid climates (such as the Mojave Desert). Characteristically, these are drought-tolerant species, though they may at times (such as at planting to give root systems a head-start, or to catalyze seasonal blooms of flowering plants) require short periods of irrigation. In certain areas, the landscape shall emulate its native desert condition by organizing native plants in organic/natural patterns and distributions. At other, more significant nodes and/ or frontages, native plants shall be incorporated into more intense, formalized compositions for enhanced visual effect and to communicate entry/arrival into an urban destination. Drip irrigation systems tend to be required for these more formalized applications. See Table 3.5.1 and Appendix B for a complete list of Recommended and Potentially Appropriate Species. Taller and more colorful native plants, such as this Agave Americana, can be used to enhance larger open spaces. Seasonally flowering bushes – such as the Ocotillo – provide accents of color and texture along the corridor. Flowering desert plants arranged geometrically to create a subtle wash of color Geometric patterns of contrasting plant species formalizes key landscaped areas. More informal patches of cacti helps relate to the true character of the desert landscape. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-42 F. Specific Landscape Standards by Street and Place Type The following are landscape standards for specific thoroughfares in the UNSP area. Refer to the Street Tree Plan (Figure 3.5.1) for street locations and a list (Table 3.5.1) of recommended and permitted trees. 1. Balanced Arterials and Park Drives Balanced Arterials within the UNSP area include the existing thoroughfares of Frank Sinatra Drive and Portola Avenue. As the primary edges to the UNSP, a continuous double-row of tall Palms shall be the featured tree. Additional shade/canopy trees and complementary landscaping shall create an iconic and inviting green edge that serves as a gateway into the UNSP area and performs as a buffer for the UNSP and adjacent residents. In addition, a meandering Park Drive is proposed to parallel the Balanced Arterials along the inside edge of the UNSP site. This Park Drive will further enhance the natural buffer and create a continuous open space along the Arterials. a. Existing Street Trees. At present, there are no street trees along the UNSP edge on Frank Sinatra Drive and Portola Avenue. Various types of street trees (i.e. Mesquite, Pepper and Live Oaks) are present within the medians and along the street edges opposite of the UNSP site. Future street trees shall complement these existing trees. b. Primary Street Tree(s). Tall Palms (i.e. California or Mexican Fan Palms) Location: A consistent row of palms shall line the street-side edge of Frank Sinatra Drive and Portola Avenue. c. Median Tree(s). A mix of large shade/canopy trees (i.e. Mexican Sycamores, California Pepper, Camphor) Location: These trees shall be interspersed, arranged naturally along the Park Drive to enhance the new open space. d. Median ground cover/plants: Small to large succulents, agave varietals, cacti and drought tolerant flower and shrubs. Palo Verde trees, when in bloom, provide colorful accents along arterial streets. Trees, palms, succulents, and small shrubs may be planted in conjunction on certain drives. Pepper trees, as they mature, develop into large, full street trees with plenty of shade. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-43 2. Enhanced Arterials and Connectors Enhanced Arterials and Connectors are pre-existing streets with up to 4 lanes of traffic. These streets travel directly through the UNSP site and will collect the majority of vehicular and bicycle traffic traveling between the neighborhood center and residential neighborhoods. As such these streets are prioritized for having large shade/ canopy trees along the edges with accent and additional shade trees within the medians. a. Existing Street Trees. Currently, there are young street trees planted in somewhat regular intervals (approximately every 60 feet) along the majority of street edges. Species include various Mesquite, Pepper and Southern Live Oaks trees. Adjacent future development phases shall select complementary trees. b. Primary Street Tree(s). Large shade/canopy trees (i.e. Camphor, Mexican Sycamores, Chinese Evergreen/Elm, She Oak, etc.) Location: New trees shall be planted closer together to reduce the distance between trees to approximately 30 feet, when possible. c. Median Tree(s). Various Vertical and Color Accent Trees (i.e. California and Mexican Fan Palms, Palo Brea, etc.) Location: Located in medians and located naturally along street edge, where appropriate. d. Median ground cover. Small to large succulents, agave varietals, cacti and drought tolerant flower and shrubs. Palms located in a median create an iconic gateway. Camphor trees at regular intervals provide shade and a unique character. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-44 3. Framework Streets and Open Spaces Framework Streets will carry most of the pedestrian, bi- cycle and vehicular traffic travel to and through the UNSP Town Center. As Framework Streets cross the site, they will travel through commercial, residential and open space areas - as such, selected tree species will have to transition in order to complement the block size, uses and intensity of the neighborhood zone. In the Town Center, vertical accent trees (i.e. California, Mexican and Date Palms) shall be used to line the main streets. Their verticality will allow visitors to clearly see across the street and shopfronts. The Town Center shall also be complemented with a consistent row of smaller street trees that provide some measure of shading and bolster a pedestrian- oriented environment. Along blocks with primarily residential uses, larger canopy trees (i.e. Honey Locusts, Chinese Pistache, Chinese Evergreen/Elm, etc.) shall be used to foster privacy and a buffer between the street and residential buildings. Where Open Spaces occur, smaller street trees at regular intervals shall allow views into the public open space or green, and complement the larger shade/canopy, vertical and color accent trees within the green. a. Existing Street Trees. None. b. Primary Street Tree(s). Town Center - California, Mexican, Date Palms Primarily Residential - Honey Locusts, Chinese Pistache, Chinese Evergreen/Elm. Open Space Edges - Palo Verde, Palo Brea, etc. (Street trees that allow view into open space) c. Median Tree(s). Palo Verde, Palo Brea, Chinese Tallow Location: Smaller street trees shall always occur at regular intervals and support larger trees in the Town Center and Residential areas. d. Median ground cover. Small to medium succulents, agave varietals, flowering shrubs. Sharp cacti shall not be used in this area as there are many pedestrians. Trees along framework streets and in the Town Center will provide shade and visibility when possible. Palms may be employed in the Town Center area to help shopfront visibility. Regularly spaced street trees in planters CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-45 4. Neighborhood Streets and Greens Neighborhood Streets and streets lining Greens represent the most common street type in the UNSP. They have significantly less vehicular traffic, slow travel speeds, and will be frequented with pedestrian, bicycle and other forms of active transportation on a regular basis. Street trees along these routes shall be planted in regular intervals to create a consistent buffer between residential areas and the street. Street trees shall prioritize shade for pedestrians and be tall enough to allow individuals to clearly see across the street. Shade/canopy trees shall also be selected to complement street lighting. a. Existing Street Trees. None. b. Primary Street Tree(s). Chinese Pistache, Southern Live Oak, California Pepper, Tipu Tree/Rosewood, Chinese Evergreen/Elm Location: Shade/canopy trees shall occur at regular intervals along both sides of neighborhood streets and edges of greens. c. Median Tree(s). Palo Verde, Palo Brea, Holly Oak Location: Color accent trees may be place sporadically to create variety and enhance the primary street trees. d. Median ground cover. Small to medium succulents, agave varietals, flowering shrubs. Sharp cacti shall not be used in this area as there are many pedestrians. Chinese Pistache trees provide color accents along neighborhood streets. Regularly spaced trees around a neighborhood court Medians in Neighborhood Streets will often combine trees, such as Palo Brea, with succulent groundcover. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-46 5. Parking Areas Trees and landscape features within Parking Areas serve 3 primary functions: • Provide a degree of shading for pedestrians who are using the parking the lot; • Identify and allow clear views of the parking area; and, • Extend and enhance other street tree patterns present. Parking area trees do not necessarily have to match the street tree type on a given block, and they shall be primarily taller trees that provide some measure of shading. a. Existing Trees. None. b. Primary Tree(s). Southern Live Oak, California Pepper, etc. Location: Final location will be determined by future street tree patterns and parking locations. Within parking lots, shade/canopy trees shall be planted approximately every 9 parking spaces. c. Median ground cover. To the extent feasible, surface parking areas must be constructed of pervious paving material to achieve filtration and partial storage during storm cycles. Pervious interlocking paving, such as SF-Rima, pervious concrete and modular grass and gravel paving are acceptable. If modular grass and gravel systems are employed, they must use pervious crushed rock base rather than Class II road base to allow infiltration. Surface overflow must drain to biofiltration trenches through curb cuts. Shae/canopy trees can provide shade to pedestrians; permeable pavers can assist water filtration and reclamation. A grid of solar panels with fabric shades over a parking lot Trellises, trees and greenery adjacent to parking drop-off areas can provide shade and comfort in parking areas. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-47 3.6 Public Open Space Standards A. Intent Public open spaces are publicly-accessible areas such as parks, plazas and green spaces that establish shared centers for gathering, recreation and the opportunity to weave the natural environment into a given community. Through the strategic placement of open spaces, the UNSP will achieve the following: • Support quality of life and healthy lifestyles through the promotion of active and passive recreation; • Increase public safety and visibility throughout the community by encouraging “eyes on the street”; • Support the preservation and restoration of natural habitats that complement the built environment; • Enhance the appearance and economic value of residential and non-residential uses such as dining, shopping and other commercial activity; and, • Foster a unique community identity and cohesive sense of place throughout the UNSP. Open spaces are integral to the success of Palm Desert’s UNSP. Located in areas that are easily accessible, open spaces will create an interconnected network through the UNSP and to adjacent neighborhoods. Some of the functional features and design qualities all open spaces should provide include: • Adequate lighting and visibility from the street to encourage usage throughout the day and evening; • A full range of outdoor experiences for people of all ages and abilities; • Pedestrian and bicycle access and facilities including paths/trails, street furniture, pavilions, bike racks; • Landmarks, monuments and cultural areas of interest to enhance civic life, community identity and pride; • Integrated stormwater drainage and retention through the use of drought-tolerant plants and trees, groundcover and materials that actively contribute to water recapture, reuse and overall water management. See Section 5.7 Storm Drainage and Grading. • Adjacent on-street parking should encourage people to get out of their cars and opt for passive and active recreation in Open Spaces. Parks can provide active and passive recreation, and a chance to preserve or recreate natural environments. A park and plaza creates a central focal point in a community. Open spaces should create attractive and comfortable gathering and event spaces within a community. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-48 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-49 B. Parks 1. Description Parks are the largest open spaces in the UNSP, ranging in size from 1/2 to 4 acres, and available for unstructured recreation. A Park may be spatially defined by landscaping rather than building Frontages, and its landscaping should consist of drought tolerant softscape, lawn and trees, naturalistically composed. The “Rule of 10” developed by the Project for Public Spaces is a recommended guideline for park design, providing at least 10 types of activities, from active to passive, for children and adults of all ages. 2. Context and Connectivity All parks should be scaled and designed according to the scale and uses of their surrounding context. Parks are to be centrally-located (as shown on the right) and will provide both active and passive open space, event venues and recreational fields for both residents and visitors. All parks should offer abundant on-street parking on the perimeter streets that can be used by residents, visitors, shoppers and diners who may also frequent the park. 3. Function and Design Opportunities Parks in the UNSP should offer a full range of outdoor experiences for people of all ages and abilities. Park facilities may include passive open greens, recreational fields, pools, plazas, squares, amphitheaters, other programming or event spaces, or simply pedestrian and bike pathways. In addition to their uses and built features, parks in the UNSP will provide critical solar cooling and ecological preservation and restoration through the integration of drought-tolerant trees, plants and hardscapes that facilitate on-site water recapture and recycling. 4. Landscaping a. Trees and plants shall be arranged naturalistically and provide shade on the edges of the parks and on the open greens. See Appendix B for Landscape Guidelines. b. Hardscape shall generally be kept minimal with paved trails providing convenient connections and circulations through the park space. c. Unnecessarily complicated and distracting paving patterns are discouraged. The UNSP’s central Neighborhood Park (shown, ±2.4 acres) will include pedestrian connections to surrounding blocks. Conceptual Central Park with surrounding context Parks should support a variety of uses and facilities from open greens to playgrounds and other built structures. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-50 d. Landscaping and hardscaping should be porous and facilitate water recapture through the use of bioswales and other green infrastructure. 5. Important Details and Elements a. Visibility. All parks must be visible and easily accessible from the street and adjacent blocks. Pedestrians and motorists alike must be able see clearly through the space. b. Frontages and Adjacencies. Parks should have pedestrian-oriented frontages on all sides, with on- street parking provided wherever possible. Frontages will include clear entrances and facilities for both pedestrians and bicyclists. Whenever possible, parks should connect to the larger pedestrian network. c. Shading and Lighting. Adequate shading from trees, landscape elements and shade structures is vital to encourage comfortable gathering spaces, recreational areas and circulation through the park. d. Structures and Improvements. Parks may have a range of buildings and structures such as pavilions and event venues, amphitheaters, stages, dining areas, water features and other programming- related structures. All installations must enhance the gathering space, open spaces, and not obstruct views or pedestrian connections. Palm Desert’s Civic Center Park successfully provides a number of gathering spaces for a range of passive and active uses. Hardscape and landscape may recreate terrain and spaces within a park that complement natural forms. Drought-tolerant plants and landscaping should use a variety of colors within all public open spaces. Open spaces provide family and child-friendly facilities such as playgrounds. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-51 C. Plazas and Squares 1. Description Plazas and squares are available for civic purposes and commercial activities, spatially defined by building frontages, and located at the intersection of important streets. Plazas should be between 1/2 and 2 acres in size, with a landscape consisting primarily of pavement, shaded by trees and/or open shade structures. Squares should be between 1/2 and 3 acres in size, with a landscape consisting of paths, drought tolerant softscape, limited lawns areas, and significant tree canopy and other shade structures. The Central Square be located at the heart of the Neighbor- hood Center (NC) zone; smaller plazas may be integrated into the NC and Neighborhood Medium (NM) zones. 2. Context and Connectivity The UNSP locates a Central Square and Plaza north of Frank Sinatra Drive, between Portola Avenue and Cook Street. At this location, the Central Square and Plaza will serve as a primary gateway into the Neighborhood Center. Upon arrival, two major entrances from Frank Sinatra Drive will border the Central Square and provide on-street parking along both sides - the two streets converge on the north side of the Square forming a smaller Plaza with views down the district’s primary commercial boulevard. Additional col- lector streets will also connect to the Square and Plaza from all directions. No vehicular access will be permitted through the Square or Plaza, but adequate on-street parking will be supported by continental crosswalks, bicycle lanes and other pedestrian facilities with convenient and unrestricted movement through the square. 3. Function and Opportunities The Central Square’s principle function is to serve as a gathering spaces and support civic and commercial activities such as farmer’s markets, music concerts and art fairs. The square’s design must serve all ages and abilities as it pro- vides safe and convenient pedestrian connections through the site as well as 360-degree vistas of the surrounding building frontages and key locations. Traffic- calming features such as crosswalks, pedestrian-oriented intersections, and landscaped buffers may be implemented to enhance the pedestrian experience around the square. A second function of the Square is to support flexible allocation and closure of the space. In turn, future ordinances and policies must allow for flexible and creative use of the space. Conceptual Central Square design for UNSP (±1.5 ac. as shown) Old Town Plaza Aerial View, Albuquerque, NM Old Town Plaza and Bandstand, Albuquerque, NM CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-52 Successful design, implementation and function of squares and plazas is critical to the success of the UNSP. Not only do they serve as gateways and gathering spaces, but they also enhance economic development, aesthetics and walkability of the community. 4. Landscape The Central Square and Plaza must achieve the following: a. Provide a balance of drought-tolerant trees, plants and groundcover that provide significant shade and interconnected spaces for convenient movement through the space. See Appendix B, Landscape Guidelines. b. Plazas may have variations in levels, structures and hedges to create smaller “rooms” within the plaza. c. The introduction of terrain variation should provide a sense of physical movement across the square as well as support water drainage and reclamation patterns. d. Furnishings such as benches, chairs, tables and drinking fountains are required. 5. Design Details and Elements a. Size. As shown, the Town Center Square provides ±1.5 acres of open space - final designs may vary. In general, plazas may range from 1/2 to 2 acres; squares may range from 1/2 to 3 acres. b. Visibility. The Central Square must be visible from all sides. Pedestrians and motorists alike must be able see through the space to the opposite side. c. Frontages and Adjacencies. The Square should have street frontage on all sides; while Plazas may be have street on at least 2 sides. Proper scaling and orientation of the Square and Plaza and its relation to the surrounding streets and buildings are critical. d. Shading and Lighting. Given the Square and Plaza’s size and largely hardscaped surface, adequate shading from shade trees, landscape elements and structures is critical. e. Structures and Improvements. Squares and Plazas provide iconic locations for pavilions, kiosks, bandstands, public art, water features and monuments. All installations must enhance the gathering space, open spaces and not obstruct views and pedestrian connections. Monuments may be used to create formal or historic gathering spaces within a neighborhood or city. Plazas create essential gathering spaces that support local commercial and retail uses. Sundance square, Fort Worth, TX CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-53 D. Greens, Attached & Unattached 1. Description Greens are smaller open spaces within a neighborhood, spatially defined by building frontages and accommodating passive recreation and children’s play. Greens typically range in size from 1/4 acre to 1/2 acre, with a landscape of drought tolerant softscape, limited lawn areas, and shade trees or small shade structures. While greens may include playgrounds, they are primarily intended as informal spaces with no dedicated recreational use. 2. Context and Connectivity Greens are typically located within or at the end residential blocks. Connectivity may be designed in two different forms: a. Attached Greens - There is no vehicular right-of- way between the Green and adjacent residential lots; and, b. Unattached Greens - A vehicular right-of-way or alley separates the Green from residential lots. Both types of Greens are essential for extended open space and pedestrian connectivity throughout the UNSP. 3. Function and Design Opportunities Greens may be designed in a number of shapes and linear configurations, but their main objective is to provide an open space with a reasonable walking distance for local residents. Greens may accommodate a range of uses from active playgrounds and recreational fields to passive spaces. Conceptual attached green Conceptual detached green Typical detached green within a single-family neighborhood CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-54 4. Landscape Landscape consists generally of unobstructed lawn, planting beds, trees and/or areas of drought tolerant landscape according to the following guidelines: a. Trees shall be arranged naturalistically and provide shade on the Green. See Appendix B for Landscape Guidelines. b. Hardscape shall generally be kept minimal and only in support of providing access with sidewalks and peripheral connections. c. Unnecessarily complicated and distracting paving patterns are discouraged. 5. Design Details and Elements a. Size. 1/4 acre to 1/2 acre. b. Visibility. Visibility from one side of the Green to the other is required (hedges and walls should not exceed 36 inches in height). c. Frontages and Adjacencies. Greens shall front at least 2 streets. Adjacent buildings shall front the plaza with windows, doors, and appropriate frontage types. d. Shading and Lighting. Given the climate and context of Palm Desert, drought-tolerant trees will provide the majority of the shading. Shade structures are permitted but should be kept to a minimum to allow for greater natural open space. e. Structures and Improvements. The following buildings and improvements are suggested within Greens: • Pergolas, picnic shelters, flexible gathering and event spaces and small public restrooms. • Benches, chairs, tables (movable recommended) bike racks, playground equipment, and athletic courts. • Recreational fields and as appropriate for a given neighborhood setting. Typical green with direct housing frontage Green integrated within a neighborhood town center Typical neighborhood green separated by neighborhood residential drive CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-55 E. Greenways 1. Description A Greenway is a linear open space along the edge of or passing through a neighborhood. Its landscape shall consist of paths and trails, dry creeks, tree clusters and open shelters, all naturalistically disposed. A Greenway may be defined by building frontages and may abut a major street or other urban corridor. A Greenway may incorporate shade structures or playgrounds, but is primarily intended for informal recreation. 2. Context and Connectivity Within the UNSP, a major Greenway will extend west from the Central Square and Neighborhood Center along Frank Sinatra Drive. The Greenway continues to the southwest corner of the site and turns north along Portola Avenue, providing passive recreation and connectivity on the edge of the UNSP. Connections to the Greenway will also be extended off the site to allow access to pedestrians and users beyond the specific plan area. Other Greenways in the UNSP, including College Drive, where the City has already provided improvements such as curb, gutter and sidewalks, can be modified to fit within these existing improvements. 3. Function and Design Opportunities The UNSP Greenway will serve 3 major functions: a. It will provide a degree of conservation and habitat restoration through the introduction of native and non-native drought-tolerant trees, plants and groundcover. b. The Greenway will serve a number of recreational uses including paths for jogging, walking and biking that meander through the greenway. c. In addition to the environmental and recreational benefits, the Greenway will create a natural buffer between new and existing development along the corner of Sinatra Drive and Portola Avenue. d. Rear alleys are required for homes with Greenway frontage. 4. Landscape Greenway landscape consists generally of unobstructed lawns, planting beds, trees and/or areas of drought tolerant landscape according to the following guidelines: Conceptual greenway Greenways alongside single-family homes neighborhood streets CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-56 a. Trees shall be arranged naturalistically and provide shade to trails that pass through the Greenway. b. Additional trees and landscaping should strengthen the visual buffer between the Greenway and Frank Sinatra Drive and Portola Avenue. See Section 3.5 for Street Landscape Standards. c. Hardscape shall generally be kept minimal and only in support of providing access with sidewalks and peripheral connections. d. Unnecessarily complicated and distracting paving patterns are discouraged. 5. Design Details and Elements a. Size. Greenways are defined by spanning several consecutive blocks and may vary from approximately 40 25 to 100 feet wide. Final size and configuration may vary, but it is recommended that the width varies throughout the Greenways to create a sense of natural movement. In areas where existing improvements occur, the Greenway can be the landscaped parkway. b. Visibility. Greenway entrances must be clearly marked on all sides of the Greenway. Intermittent visibility and pedestrian and bicycle entrances should be provided on all sides of the Greenway. c. Frontages and Adjacencies. The Greenway will cross over multiple public streets and frontages and should have adequate crosswalks, signage and other traffic-calming features at those locations. Private homes and buildings may also open directly onto the Greenway. d. Shading and Lighting. Trees and planters should provide sufficient shading during all times of day to allow for comfortable pedestrian and bike circulation through the Greenway. Adequate lighting is also necessary to encourage safe usage of the Greenway in the evening. e. Structures and Improvements. Small rest areas, pedestrian amenities (benches, picnic tables, drinking fountains, etc.), bike racks and playground equipment may be located at appropriate intervals. Typical greenway with a central pedestrian/bike path and lined with greens Greenways may be designed up to 100-feet wide as appropriate. Greenways should lead to and connect neighborhoods greens and parks together. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-57 F. Pocket Parks 1. Description Pocket Parks are defined as small open spaces tucked into blocks at the scale of lots (up to 1/4 acre, approx.). They are usually designed equipped for the recreation of children, generally fenced and may include an open shelter. Pock- et parks by alternatively be designed primarily for quiet, passive recreation, and in all cases they are intended to be interspersed within residential areas. 2. Context and Connectivity Pocket Parks may be located anywhere within a block; however, they should be strategically placed and sized in order to contribute to the larger network of open spaces within the community. Pocket parks may be ideal on small neighborhood blocks adjacent to blocks that have larger open spaces. 3. Function and Opportunities Pocket Parks will primarily serve the residents located immediately on the same block. However, a Pocket Park’s lo- cation on the block and its visibility to the street may allow it to serve those beyond the block. Pocket parks may also serve as gateways or iconic markers for smaller neighborhood sub-areas. They have the ability to generate value for a given community or block and the ability to foster a sense of safety and visibility for the immediate community. 4. Landscape Guidelines for landscape features and conditions are listed as follows: a. Groundcover may range from predominately greens, to hardscape, or a balance of both. However, paved paths and hardscape features should be integrated to encourage pedestrian movement through the park. b. Unobstructed lawn, planting beds, hardscape, and or drought tolerant landscape are recommended. See Appendix B for Landscape Guidelines. c. Trees arranged either naturalistically or formally and shall be of sufficient scale for their particular context. Conceptual corner Pocket Park Pocket Parks may be used to connect the larger public realm and open space network. A pocket park with adjacency to single-family homes CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-58 d. Unnecessarily complicated and distracting paving patterns are discouraged. 5. Design Details and Elements a. Size. 0.1 acre to 1/4 acre, in general. b. Visibility. Visibility from one side of the Pocket Park to the other is required (hedges shall not exceed 36 inches in height). c. Frontages and Adjacencies. Pocket Parks shall front at least one public street when located mid- block, or two public streets on the corner of a block. d. Shading and Lighting. Shading should be provided mostly from natural and drought-tolerant trees and plants to create a more natural setting. Shade structures may be allowed but should be limited in use and appropriately scaled. e. Structures and Improvements. Built structures may include by are not limited to pergolas, trellises, small monuments, water features, and pedestrian amenities (benches, tables, drinking fountains, etc.), bike racks, playground equipment and informal athletic courts that provide a focus to the Pocket Park. Pavers and simple hardscapes may be used to create temporary pocket parks if further development is planned for future phase. Pocket park providing passive open space and pedestrian route Neighborhood serving recreation facilities are ideal for Pocket Parks. A pocket park with a small plaza CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-59 G. Rosewalks 1. Description The Rosewalk is a pedestrian “street” defined by building frontages and providing the primary pedestrian access to those buildings. The Rosewalk layout may be formal with a central focal point and seating are, or may be more naturalistically designed. Simple softscape or lawn areas accommodate a variety of passive and active recreational opportunities for residents and visitors. 2. Context and Connectivity Within the UNSP, Rosewalks are not required, but they present builders and developers with the opportunity to improve pedestrian connectivity and safety and reduce the need for vehicular right-of-ways if sufficient circulation is present. When possible, Rosewalks should lead or connect to other community open spaces. 3. Function and Design Opportunities Because of their size, Rosewalks have the ability to create new greens and open spaces within a block that may be large enough to accommodate a small playground, small structures, community gardens or other community uses. Ideal for adjacent blocks that have alley-accessed homes, the Rosewalk is introduced between the 2 blocks instead of a vehicular street, potentially adding value to the homes with frontages on the Rosewalk. 4. Landscape a. Rosewalks should be designed as small attached Greens. Drought-tolerant trees, plants and groundcover can be composed to create more of a natural-looking open space. b. Landscaping should allow for users to move through the Rosewalk unobstructed, with sidewalks linking building frontages to the major right-of-ways. Conceptual rosewalk with single-family home frontage Conceptual rosewalk placement with neighborhood blocks Houses fronting rosewalk along an asymmetrical block CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-60 5. Design Details and Elements a. Size. Rosewalks should range in width from approximately 16-40 feet wide and should not be more than 300 feet long. See Table 3.1 Subdivision and Block Standards. b. Visibility. The Rosewalk should be visible from the from primary street, but its design features must offer a fair amount of privacy and screening from the road to clearly define the pedestrian-only space. c. Frontages and Adjacencies. Residential and non- residential buildings may open directly onto the Rosewalk with the integration of stoops, patios, dooryards and similar approved frontages. See Chapter 5.5 Private Frontage Types. d. Shading and Lighting. Rosewalks must be appropriately placed and scaled to allow significant daylight and shading to enter the space. Especially in commercial areas, a balance of shading and lighting is vital to improving economic activity. e. Structures and Improvements. Small side courts, rest areas and pedestrian amenities (benches, picnic tables, etc.), may be located in the Rosewalk. Sample rosewalk with open large open green on asymmetrical block A small-scale rosewalk creates mid-block connection. Rosewalk with integrated green and paved court Trellises, pergolas and other shade structures may be incorporated into rosewalks, but should not obstruct views. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-61 H. Paseos 1. Description Paseos are narrow pedestrian ways that provide beautiful mid-block connections - they are especially useful in blocks with large perimeters. In neighborhood contexts paseos should be planted with shrubs or groundcover and shaded with trees along a walkway, and in the neighborhood centers may be primarily hardscaped. Context and Connectivity Paseos made be found in any zone and can accommodate residential, commercial and other non- residential frontages. While there are no required locations for Paseos, they present developers with the opportunity to improve pedestrian connectivity and safety and to reduce the need for vehicular right-of-ways, if sufficient vehicular circulation is already achieved, according to the UNSP. When possible, Paseos should lead or connect to other open spaces. 2. Function and Design Opportunities In residential areas, Paseos create open spaces that support passive recreational activities as well as convenient connections to the rest of the neighborhood. In commercial areas, Paseos can provide additional locations for store frontages, patios and outside dining, informal open spaces and mini-plazas between buildings. 3. Landscape Paseos are hardscaped pedestrian ways, and they may have the following landscape features: • Trees may be arranged at varying intervals along the side or in the middle of the Paseo to accommodate pedestrian furniture and seating areas. Variability • in tree species, size and spacing is recommended to create a more natural-looking space. See recommended trees and plant species in Appendix B Landscape Guidelines. • Landscaping should allow for pedestrians to meander through the Paseo side-to-side, especially in paseos lined with commercial frontages, but a defined route should encourage movement through the space. Conceptual mid-block paseo When possible, paseos should connect larger parks and open spaces within a neighborhood. Wide paseos with significant landscaping create a natural and private environment between multi-family buildings. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 3-62 4. Design Details and Elements a. Size. Paseos should range in width from approximately 10-15 feet wide and should not be more than 300 feet long. Please see Table 3.1 Subdivision and Block Standards for recommended Paseo lengths and widths within zones. b. Visibility. All buildings on Paseos should be scaled to clearly encourage pedestrian movement. Paseo entrances should be place directly on major right- of-ways, but landscape buffers must clearly restrict vehicular access. c. Frontages and Adjacencies. Residential and non- residential buildings may open directly onto the Paseo with the integration of stoops, patios and similar frontages. See Section 3.4 for Public Frontage Standards. d. Shading and Lighting. Paseos must be appropriately placed and scaled to allow significant daylight and shading to enter the space. Especially in commercial areas, a balance of shading and lighting is vital to improving economic activity. e. Structures and Improvements. Small side courts, rest areas and pedestrian amenities (benches, picnic tables, etc.) may be located in the Paseo. Paseo with frontages along multi-family apartment and condo buildings. Sample paseo within a Neighborhood Medium/Center zone A Paseo can create active pedestrian environments in the commercial and dining districts of the Neighborhood Center. Trellises and pergolas may be used to extend shade structures along the length of a Paseo. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-1 4.0 Development Standards The zoning and development standards in this chapter have been crafted to ensure that the envisioned neighborhood design character is systematically implemented through the development of multiple phases by multiple builders and developers over time. These standards balance the need for predictable neighborhood patterns and place-making outcomes with the need for flexibility of the types, scales and intensities of housing and mixed- use development to meet shifting market conditions and buyer preferences. These development standards have been integrated with the public realm design standards of Chapter 3 to ensure varied and harmonious streetscapes and frontages, to define those public spaces through the systematic placement and scale of buildings, and to encourage and enable to provision of neighborhood- serving non-residential uses within a comfortable walking distance of as many residents as can be supported by market conditions over time. Section Page 4.1 Purpose and Applicability 4-3 4.2 Regulating Plan & Zones 4-4 A. Neighborhood Low 4-6 B. Neighborhood Medium 4-8 C. Neighborhood Center 4-10 D. Open Space 4-12 4.3 Allowed Land Uses 4-14 4.4 Development Standards 4-16 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-2 This page is intentionally left blank. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-3 4.1 Purpose and Applicability A. Purpose These Development Standards, along with the Design Guidelines in Section 5, are intended to implement the development of Palm Desert’s University Neighborhoods Specific Plan (“UNSP”) in a manner that successfully creates neighborhoods with pedestrian-oriented streets, a variety of housing types and an economically vital mixed- use area, and that achieves the related goals and objectives identified in Section 2 of this Specific Plan (Form and Character). The purpose of this section is to provide development standards for project review and approval by the Community Development Director for all buildings, structures and attendant site improvements proposed for construction within the UNSP area. These Standards, along with the Guidelines in Section 6, are intended to complement the Palm Desert Municipal Code (PDMC). B. Applicability of Development Standards and Guidelines 1. Applicability. These Standards apply to all proposed development, subdivisions, and land uses within the UNSP area, except for schools, which are reviewed and permitted by the State of California through a special permitting and procedures process. 2. Relationship of the UNSP’s regulations to zoning and other local ordinances. This Specific Plan provides the zoning for the entire UNSP area. The entire property is currently zoned “Planned Residential 5 (PR-5)" with a Planned Community Development (PCD) overlay. The PCD overlay enables preparation of the UNSP and the application of zoning regulations set forth in Section 4this Section. 3. Standards. The development standards (Zoning Regulations) in Sections 4.2 through 4.4 of this Specific Plan include the Regulating Plan (zoning maps), and lists of allowed land uses (Table 4.3), minimum setback standards (Table 4.4), and maximum height standards (Table 4.4) for each zone. Section 4.4 provides standards for the number, location and configuration of required parking facilities, and Section 3.3 provides standards for the design of public and private streets. Sections 3.6 and 5.6 provide guidelines for the public and private landscapes of the UNSP. Throughout this section, the word “must” denotes a standard or requirement that has the force of zoning, while the terms “should” and “recommended” denote a guideline or recommendation. 4. Design Guidelines. Design guidelines that supplement and refine the development standards are provided in Chapter 5. The guidelines are based on a series of prototypical building forms that describe the urban design intentions of the UNSP and will serve as a guide for review of development applications. 5. Precise Plan Process. In order to provide flexibility in the mix of housing types and land uses to meet market conditions and community needs, the Regulating Plan (Figure 4-1 on page 4-5) is conceptual and subject to refinement. Prior to the preparation of tentative maps for each neighborhood sub-area (Figure 2.3) or phase of development, a Precise Plan must be prepared, as described in detail in Sections 6.7 and 6.8. The Precise Plan will be reviewed for substantial conformance with the Vision Plan and Development Potential in Chapter 2, Neighborhood Structure and Public Realm requirements in Chapter 3, and the Regulating Plan in Chapter 4. Upon a finding of substantial conformance, the approved Precise Plan will be recorded as a Regulating Plan refinement and will not require a Specific Plan amendment. 6. Development Intensity. The maximum allowed development intensity within the UNSP area is identified in Table 2.1, Planned Development Potential, which identifies 7 8 planning sub-areas and target development intensities for each. The Community Development Director may approve transfers of intensity between sub-areas, or increases in intensity within a sub-area in response to applications by all affected property owners through the mapping and Precise Regulating Plan process, upon finding that such transfers or increases meet the intent of the Vision Plan in Chapter 2 and the Regulating Plan on page 4-5. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-4 4.2 Regulating Plan and Zones A. Neighborhood Low (NL) The NL Zone provides a quiet, residential neighborhood setting for 1 and 2-story housing types ranging from large to small single-family detached homes, along with a range of single-family attached and small "house-form" multi-family housing types that are scaled and designed for compatibility with houses. An interconnected network of pedestrian- oriented streets and neighborhood greens and pocket parks provide a comfortable, walkable public realm. B. Neighborhood Medium (NM) The NL Zone provides a livelier neighborhood setting for housing types that may includes multi- family buildings up to 3 stories as well as attached and detached single-family dwellings. Although larger in scale than buildings in the NL zone, the buildings of this zone present "house-form" massing - and in some cases "block-form" massing articulated in increments similar in size and scale - to generate comfortable neighborhood streetscapes, punctuated with neighborhood greens, plazas, and paseos, as a smooth transition between Neighborhood Low and Neighborhood Center environments. C. Neighborhood Center (NC) The NC Zone provides a mixed-use neighborhood center environment, including neighborhood-serving retail and restaurant uses, professional and medical services, office space for small businesses, and a range of multi-family housing types, with the possibility of either rental or ownership tenancy. Streetscapes emphasize wider sidewalks and convenient customer parking, and open spaces include a town square, plazas, paseos and greenways fronting Frank Sinatra Drive. Within this Zone, the Professional/Medical Overlay may be applied to specific project sites, as provided below. D. Open Space (OS) The Open Space Zone provides a range of public and shared open spaces for community use throughout the neighborhoods and in the Neighborhood Center. Spaces range from a town square to neighborhood parks, attached greens, plazas and paseos, and greenways fronting major streets with muiti-use trails. Formatted: List Paragraph, Indent: Left: 0.38" Formatted: List Paragraph, Indent: Left: 0.38" CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-5 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-6 4.2A Neighborhood Low (NL) zone The Neighborhood Low zone consists mainly of single family houses. A. Intent and Context The intent of the Neighborhood Low Zone is to provide a quiet, neighborhood environment, within which single- family houses and a range of attached single-family and small-scale multi-family housing types may be seamlessly intermixed. An interconnected network of low-speed, low- volume streets forms a pattern of small and medium-sized blocks, seamlessly connecting blocks of the Neighborhood Low zone to adjoining areas with additional housing options and neighborhood services. Key characteristics of the intended neighborhood pattern for the NL Zone include: • Single-family homes and multiplexes providing a range of dwelling sizes and types to accommodate a broad range of household sizes and income levels. • Lots ranging from 40 to 120 feet wide and 100 to 140 feet deep, many served by rear access lanes. • Semi-public front yards ranging from 15 to 25 feet in depth, and private and semi-private yards in combinations of rear yards, side yards and shared courtyards and garden courts. • Neighborhood streets with very low traffic speeds and volumes within which bicyclists and pedestrians can move freely, comfortably and safely. • Shared/public open space in the form of a green, park or pocket park within a comfortable walking distance of each residence. B. Zone Summary The following is an overview of the requirements for the de- sign and use of public spaces and private development in the Neighborhood Low Zone. Detailed standards and Guidelines are provided in the listed Sections. 1. Land Use Activity • Exclusively residential land uses - per requirements of Section 4.3 - but within a comfortable walking/biking distance of recreational and commercial amenities. • Dwelling types include single-family detached and single-family attached in various configurations. • Second dwelling units may be provided on single- family lots meeting the specified requirements. 2. Streetscape • Most streets in this zone have angular and off-set alignments to slow vehicular traffic and generate a strong sense of spatial enclosure. • Streets are provided with sidewalks and street trees in continuous parkways and/or parking lane planters, as described in Section 3.5. • Curbside parking is provided on both sides of streets. 3. Site Design and Building Massing Buildings in the NL Zone are intended to project the scale and character of houses, some larger, some smaller, some accommodating only one family and others accommodating multiple families. They all share in common the essential characteristics as described in Appendix A.2. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-7 Dooryard frontages are commonly found within the Neighborhood Low zone, and usually consist of a small wall, with or without a gate, and appropriate landscaping. • Front yards are typically 15 to 25 feet deep, substantially free of parked cars. Parking in driveways is permitted, but spaces should be configured so that vehicles do not obscure views private frontage, building facade and do not obscure the overall streetscape. • Buildings are 1 to 2 stories in height. • Individual building masses are generally about 30 feet in width or depth, and not more than 50 feet. • Multiple masses may be composed into larger buildings taking on the appearance of large houses. • A lot may contain one mass that consists of 2 attached units (a duplex), or up to 5 smaller detached units in the form of a bungalow court. • Site design and massing requirements are provided in Sections 4.4 and Appendix A. 4. Visitor/Pedestrian Access • Access from the street to each dwelling is provided directly through a yard, which in turn connects directly to the sidewalk. • Access to some dwellings may additionally be provided through shared courts or gardens. 5. Frontages Frontages are designed to provide a rich and varied neighborhood desert landscape, to support children's play and neighborly interaction, to provide a measure of privacy for the residents, and to welcome the visitor. • Typical frontage elements include dooryards, porches, stoops, terraces/patios, low front yard fences, and climate-calibrated landscape. See Appendix A.5 for recommended Frontage Types. • Buildings face and overlook the street with entries and windows from main living spaces of the residence. 6. On-Site Open Space • Each dwelling has one or more private or semi- private open spaces. • These spaces may be in the form of a rear yard, side yard, shared courtyard garden court or combinations of these. • The size of such open spaces shall meet the requirements of Appendix A.6. 7. Vehicular Access and Parking • Visitor parking is provided curbside on the street. • On-site parking is provided for residents, and is screened from public view by buildings, screen walls, and/or landscaping. • On-site parking is accessed via rear access lanes, when present, or via a driveway. • Driveways providing access from a Primary or Secondary Street may only be provided on lots meeting the width requirements of Section 4.4. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-8 4.2B Neighborhood Medium (NM) Zone The Neighborhood Medium Zone includes attached single-family housing and multi-family housing types incorporated into a context of single-family homes. A. Intent and Context The intent of the Neighborhood Medium Zone is to provide a lively neighborhood environment, within which a range of attached single-family housing and multi-family housing types may be seamlessly intermixed with single- family detached types. This zone is applied to blocks and lots close to parks and shared greens, allowing the inclusion some attached dwelling types that lack the private yard spaces required throughout the Neighborhood Low Zone. Key characteristics of the intended neighborhood pattern for the NM Zone include: • Single-family homes, multi-plexes and small apartment buildings and rowhouses providing a range of dwelling sizes and types to accommodate a broad range of household sizes and income levels. • Lots ranging from 22 to 120 feet wide and 80 to 140 feet deep, most served by rear access lanes. • Semi-public front yards ranging from 10 to 20 feet in depth, and private and semi-private yards in combinations of rear yards, side yards and shared courtyards, and garden courts. • Neighborhood streets with low traffic speeds and volumes within which bicyclists and pedestrians can move freely, comfortably and safely. • Shared/public open space in the form of a green, plaza, park or pocket park within a comfortable walking distance of each residence. B. Zone Summary The following is an overview of the requirements for the design and use of public spaces and private development in the Neighborhood Medium Zone. Detailed standards and Guidelines are provided in the listed Sections. 1. Land Use Activity • Predominantly residential land uses - per the requirements of Section 4.3 - but with the potential for live-work configurations, and within comfortable walking or bicycling distance of recreational and commercial amenities. • Dwelling types include single-family attached dwellings in various configurations, as well as multi- family buildings and single-family detached homes. • Second dwelling units may be provided on single- family lots meeting the specified requirements. 2. Streetscape • Many streets in this zone have angular and off-set alignments to slow vehicular traffic and to generate a strong sense of spatial enclosure. • Streets are provided with sidewalks and street trees in continuous parkways and/or parking lane planters, as described in Section 3.5. • Curbside visitor parking is provided on both sides of streets. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-9 Building types of any sort in the Neighborhood Medium Zone should take on the appearance of a single family home from the street, but may contain multiple units, attached or detached, on the lot. 3. Site Design and Building Massing Most buildings in the NM Zone are intended to project the scale and character of houses, as described in Appendix A.2, Neighborhood Housing Building Types. On selected streets and frontages - as defined in Section 3.4 - buildings may additionally take on the characteristics of Block Form Buildings as described in Appendix A.2. • Front yards are typically 10 to 20 feet deep. • Buildings are 1 to 3 stories in height. • Individual building masses - of which larger buildings may include several - are generally about 30 feet in width or depth, and not more than 40 feet. • Site design and massing requirements are provided in Section 4.4. 4. Visitor/Pedestrian Access • Access from the street to each dwelling is provided directly through a yard, which in turn connects directly to the sidewalk. • Access to some dwellings may additionally be provided through shared courts or gardens or via lobbies, stairs and interior corridors. 5. Frontages Frontages are designed to provide a rich and varied neighborhood desert landscape, to support children's play and neighborly interaction, to provide a measure of privacy for the residents, and to welcome the visitor. • Typical frontage elements include dooryards, porches, stoops, terraces/patios, low front yard fences, and climate-calibrated landscape. See Appendix A.5 for recommended Private Frontage Design Guidelines. • Buildings face and overlook the street with ground floor shopfronts, entries and windows from main living spaces of a ground floor residence. • Upper floors are typically bedrooms and with beautifully composed facades. Windows from the main rooms of the office or a dwelling may overlook the street, in some cases with balconies. 6. On-Site Open Space • Each dwelling has one or more private or semi- private open spaces. • These spaces may be in the form of a rear yard, side yard, shared courtyard or garden court, patio, balcony, roof terrace, or combinations of these. Recommended sizes of such open spaces are found in Appendix A.6. 7. Vehicular Access and Parking • Visitor parking is provided curbside on the street. • On-site parking is provided for residents, and is screened from public view by buildings, screen walls, and/or plantings. Vehicles should not obscure private frontages or streetscape. • On-site parking is accessed via rear access lanes, when present, or via a driveway meeting the requirements of Section 4.4. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-10 4.2 C Neighborhood Center (NC) Zone The Neighborhood Center Zone includes larger buildings that include retail, office, and residential uses. A. Intent and Context The intent of the Neighborhood Center Zone is to provide a lively, 16-hour, mixed-use environment, within which a range neighborhood-serving shops and restaurants, offices, and multi-family and single-family attached housing types may be seamlessly intermixed; or medical offices and services to serve the neighborhood and community. An interconnected network of moderate- speed, moderate-volume streets forms a pattern of medium to large blocks, seamlessly connecting blocks of the adjoining neighborhood zones. Professional/Medical Overlay This Zone also allows the application of special standards under the Professional/Medical Overlay. The intent of the Overlay is to allow for professional and medical services which are designed to serve not only the University Park neighborhood, but the community at large. The Overlay allows for more traditional site layouts to provide for the more intense use generated by medical uses, including medical offices, clinics and services provided in a campus-like setting, and include larger integrated buildings which house multiple medical services, generate high patient turnover and require more parking. Their specific needs are provided for in the development standards below only where specified. If not specified, the standards of the NeigborhoodNeighborhood Center zone will apply. The Overlay can only be applied to projects where at least 75% of the space proposed is for medical purposes, and requires an Amendment to this Specific Plan. Key characteristics of the intended neighborhood pattern for the NC Zone include: • 1 to 3-story commercial and mixed-use buildings, 2 and 3-story multiplexes and small apartment buildings, and rowhouses providing a range of dwelling sizes and types to accommodate a range of household sizes and income levels. • Residential lLots ranging from 22 to 200 feet wide and 80 to 200 feet deep, all served by rear access lanes and/or shared rear parking lots. • Commercial shopfronts and semi-public front yards ranging from 10 to 15 feet in depth, and private and semi-private yards. • Neighborhood center streets with moderate traffic speeds and volumes. • Shared/public open spaces in the form a square, plazas, paseos and/or pocket parks. • B. Zone Summary The following is an overview of the requirements for the design and use of public spaces and private development in the Neighborhood Center Zone. Detailed standards and Guide- lines are provided in the listed Sections. 1. Land Use Activity • A mixture of commercial and residential - per the requirements of Section 4.3 - in horizontal and/ or Formatted: Font: Bold Formatted: Font: Bold, Underline Formatted: Normal, No bullets or numbering CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-XI vertical configurations - providing commercial amenities and unique housing options within comfortable walking or bicycling distance of adjacent neighborhood zones. • Commercial spaces include ground floor retail shopfronts, restaurants and flex spaces as well as ground floor and upper floor offices and professional and medical services. • Dwelling types include upper floor apartments or condominiums in mixed-use buildings, multi-family buildings, and single-family attached dwellings in various configurations. 2. Streetscape • Most streets in this zone prioritize visibility of ground floor business from through streets and/or adjacent arterial streets, and providing generous amounts of on-street customer parking. • Streets are provided with broad sidewalks, with street trees in sidewalk planters and/or parking lane planters. • If the Professional/Medical Overlay is applied, the traditional parkway separates the street from the project’s parking area, and buildings are set back from the street. In this case, projects must include clear pedestrian-ways which allow safe, separate pedestrian travel from the street to the building(s) within the project. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-12 Typical building types found in the Neighborhood Center Zone are the Mixed-Use type (left), with ground-floor retail and upper floor residential or office, and the Urban Courtyard type (right), with multiple residential dwellings arranged around a court. • Curbside customer and visitor parking is provided on both sides of streets in parallel, angles or perpendicular configurations, per the requirements of Section 3.5. 3. Site Design and Building Massing • Buildings with commercial ground floors are built to the back of sidewalk, and residential ground floors are provided with shallow front yards. • Front yards, if present, are typically around 10 feet deep. • Buildings are 1 to 3 stories in height. • Individual building masses may be up to 100 feet in width and depth, and must meet the site design and massing requirements provided in Section 4.4. • Variations to these principles can be allowed as provided below for the Professional/Medical Overlay. 4. Visitor/Pedestrian Access • Visitor access to each building is provided directly from the sidewalk, via recommended Frontage Types. 5. Frontages Frontages are should be designed to generate an active, 16-hour mixed-use environment. • Access to ground floor commercial spaces is provided via shopfronts - see Section 3.4 for recommended variations. • Access to ground floor dwellings is provided through recommended frontage types, including dooryards and stoops. • Visitor and customer access to upper floor residences and commercial spaces is provided from the street via shared courtyards or paseos, or via a lobby, stair, elevator and corridor system. • Buildings should face and overlook the street with shopfronts, front doors and windows from offices or the main living spaces of dwellings. 6. On-Site Open Space • Each dwelling has access to a private or semi- private open space, a rear yard, shared courtyard, patio, balcony, or roof terrace, meeting the requirements of Appendix A.6. 7. Vehicular Access and Parking • Customer and visitor parking is provided curbside on the street and is shared parking lots within the blocks. • On-site parking is provided for residents, screened from public view by buildings, screen walls, and/or plantings. • On-site parking is accessed via rear access lanes or driveways meeting the width and spacing requirements of Section 4.4. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-13 4.2 D Open Space (OS) Zone Open Spaces are places for the community to gather, recreate, and relax. Programmed spaces such as larger parks should contain small pavilions or shaded structures. A. Intent and Context The intent of Open Space Zone is to provide a rich mix of shared and public open spaces within which residents, customers and visitors can play, relax, shop, dine and enjoy one another's company. The specific location, size and design of each open space will be determined at the time of the preparation of a Precise Plan and Tentative Map for each area, at which time this Open Space Zone designation will be applied. Key characteristics of the UNSP open spaces include: • At least one Green, Park or Pocket Park should be provided within a child's comfortable walking distance from each dwelling. • Open spaces should be provided for a range of activities, such as quiet enjoyment and relaxation, active play for very young children, unstructured play for older children, recreational activities for adults, picnicking, outdoor dining, and special community events. • Each open space should provide multiple activity options, but not the full range. • Open spaces should be integrated with the street network to form a single, seamless Public Realm Network and neighborhood landscape, responsive to Palm Desert's unique climate and open to everyone. B. Zone Summary The following is an overview of the requirements for the design and use of public and shared open spaces within the Plan Area. 1. Land Use Activity • The primary purpose of the Open Space Zone is to provide beautiful, comfortable, flexible outdoor spaces for recreation and social interaction by • neighborhood residents, customers and employees of commercial businesses, and the general public of Palm Desert. • Certain public spaces are intended to additionally be made available for outdoor activities related to adjacent businesses, such as outdoor dining, a farmers' market, and other community events. • In some cases, access to specific open spaces or recreational facilities may be privately owned with controlled access for the exclusive use of nearby residents. Such use arrangement are to be defined at the time of design and entitlement of that neighborhood area, and in such cases it is intended that other publicly available recreational open space be located within a comfortable walking distance. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-13 Open Spaces should contain areas for activities (left) and be landscaped with local, drought-tolerant plants (right). 2. Design and Landscape • Design guidelines for a range of Open Space Types are defined in Section 3.6, which includes conceptual diagrams and programmatic and design recommendations for each type. The final design for each open space will be determined as part of the Landscape Master Plan approval at the time of Tentative Map approval. • The design of each open space should be seamlessly connected to and integrated with the landscapes of adjoining streets and private frontages to achieve a unified and immersive environment. • Open space design should take into account personal and public safety throughout the day and night, providing appropriate levels of lighting and visibility from the surrounding neighborhood area. • Responsibilities for the maintenance and operation of each open space will be determined at the time of Landscape Master Plan and Tentative Map approval. 3. Access and Parking • Public open spaces should be designed for access and use by the full range of Palm Desert's residents, from the very old to the very young and including those with disabilities. • Parking needs should be met with curbside parking on adjacent streets. Off-street parking lots within parks should be avoided. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-14 4.3 Allowed Land Uses Table 4.1, Land Use Matrix, identifies allowed uses and corresponding permit requirements within each zone, subject to the applicable development standards, design guideline, and all other provisions of the UNSP. Descriptions/definitions of the land uses below may be found in Appendix C Glossary - if a term is not defined in the UNSP Glossary, the term is to be defined by the Palm Desert Municipal Code (PDMC). If a word or phrase used in this Specific Plan is not defined in the Glossary or in the PDMC, the Community Development Director shall determine the correct definition, giving deference to common usage. The special use provisions column in the table identifies the specific chapter or section where additional regulations for that use type are located within this title. Uses that are not listed are not permitted. However, the Commission may make a use determination as outlined in Section 25.72.020 (Use Determinations of the PDMC). TABLE 4.1 LAND USE MATRIX Land Use Zone Special Use Provisions NL NM NC OS Residential Uses Assisted Living N C C N Condominium N P P N Dwelling, duplex P P N N Dwelling, guest P P N N Dwelling, multifamily N P P N Dwelling, multi-generational P P N N Dwelling, second P P N N 25.34.030 Dwelling, single-family attached P P N N Dwelling, single-family detached P P N N Home-based business P P P N Live-work N C2 P N Agriculture -Related Uses Domestic Animals P P P N Garden, private P P C1 N Greenhouse, private C N N N Horticulture, private C N N N Recreation, Resources Preservation, Open Space, and Public Assembly Uses Club, private N N C1 N Day care, large family L L L N 25.10.040.F Day care, small family P P P N Institution, educational C1 C1 C1 C Institution, general N N C1 C Institution, religious C1 C1 C1 C Public Park P P P P Recreational facility, incidental N N N C 25.10.040.H Notes: 1 The establishment may be permitted with an administrative use permit but may be elevated to a conditional use permit at the discretion of the Community Development Director. 2 Live-work units should not be located in areas that are primarily residential or open space in nature. Key: P = use permitted by right A = use requires administrative use permit C = use requires approval of conditional use permit L = use requires approval of a large family day care use permit N = use not permitted CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-15 TABLE 4.1 LAND USE MATRIX Land Use Zone Special Use Provisions NL NM NC OS Retail, Service, and Office Uses Ancillary commercial N C1 N N 25.16.040.E Art gallery N N P N Art studio N C1 P N Book and card shops N N P N Bed and Breakfast N C1 C1 N Drugstore N N P N Financial institution N N P N Grocery Store N N C1 N 25.16.040F Health club N N C1 N Hotel N N C1 N 25.10.040.J Liquor, beverage and food items shop N N C1 N Medical, office N N P N Medical, clinic N N P N Office, professional N N P N 25.10.040.M Personal services N N P N Restaurant N N C1 C 25.16.040.H Retail N N P N Spa N N P N Utility, Transportation, Public Facility, and Communication Uses Public service facility N N N C Utility installation N N N C Notes: 1 The establishment may be permitted with an administrative use permit but may be elevated to a conditional use permit at the discretion of the Community Development Director based on: parking, traffic, or other impacts. Key: P = use permitted by right A = use requires administrative use permit C = use requires approval of conditional use permit L = use requires approval of a large family day care use permit N = use not permitted CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-16 4.4 Development Standards The development standards in Table 4.2 (University Neighborhoods Development Standards) are applicable to all zones within the UNSP area, excluding Open Space (OS) zones. These standards are intended to assist property owners and project designers in understanding the City’s minimum requirements and expectations for high-quality neighborhood development. Open Space (OS) Design Guidelines may be found in Section 3.6 Illustrated Glossary Primary Street. The street that is typically higher in the street hierarchy, typically carries more traffic, and where the main facade of a building typically faces. Side Street. The street that is lower in the street hierarchy, typically carrying less traffic than the Primary Street. Primary Building. The main house or building on a lot. Secondary / Outbuilding. Secondary building(s) on a lot, such as a detached garage, or carriage house. Primary and Secondary Street Setbacks. The setback distance between the building line(s) (face of building) and the ultimate right-of-way line of the Primary and/or Secondary Street. Side Yard Setbacks. The setback distance between the building line(s) (face of building) and the side property line(s). Rear Setbacks. The setback distance between the building line(s) (face of building) and the rear property line or ultimate right-of-way line of an alley. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-17 TABLE 4.2 UNSP DEVELOPMENT STANDARDS Development Standard Zone NL NM NC A. RESIDENTAL LOT SIZE Min. Max. Min. Max. Min. Max. 1. Lots with alley/rear access a. Width (interior lots, SF attached) 22' 35' 22' 30' 22' 30' b. Width (interior lots, SF detached) 40' 80' 35' 70' N N c. Width (interior lots, other) 50' 110' 50' 120' 40' 200' d. Width (corner lots) Varies4 Varies4 Varies4 Varies4 Varies4 Varies4 e. Depth 90' 140' 80' 140' 80' 200' 2. Lots without alley/rear access a. Width (interior lots1) 60' 120' 60' 160' N N b. Width (interior lots, garage back 2) 55' 120' 50' 160' N N c. Width (interior lots, paired3) 45' 120' 45' N N d. Width (corner lots4) Varies4 Varies4 Varies4 Varies4 N N e. Depth 100' 140' 90' 140' N N B. BUILDING SETBACKS (as measured from property lines) PRIMARY BUILDINGS Min. Max. Min. Max. Min. Max. 1. Ground-Floor Residential a. Primary Street Setback 15' 25' 10' 20' 0' 10' b. Side Street Setback (corner lots) 10' 25' 10' 20' 5' 10' c. Side Yard Setback 5' no max. 5' no max. 0' no max. 2. Ground-Floor Non-Residential a. Primary Street Setback N/A 5' 15' 0' 10' b. Side Street and Side Yard Setbacks N/A 10' 15' 0' 15' c. Primary Street Setback, Professional/ Medical Overlay N N N 0’ N/A d. Side Street and Side Yard Setbacks. Professional/ Medical Overlay N N N 0’ N/A 3. Rear Setbacks a. Lots with alley/rear access5 5' no max. 5' no max. 5' no max. b. Lots without alley/rear access 15' no max. 15' no max. N N SECONDARY / OUTBUILDINGS Min. Max. Min. Max. Min. Max. 4. Primary Street Setback 40' 1 no max 1 40' 1 no max 1 40' 1 no max. 1 5. Side Street Setback (corner lots) 10' no max. 10' no max. 10' no max. N = Not permitted within zone. 1 Street facing attached garages must be set back at least 5 feet behind the facade of the building. The Street Facing side of all secondary/outbuildings including detached garages must also be located behind the facade of the Primary Building. 2 Applies to lots with detached garages at the rear of the lot, accessed by narrow side -yard driveways. Formatted: List Paragraph, Indent: Left: 0.44", Hanging: 0.13", Numbered + Level: 1 + Numbering Style: a, b, c, … + Start at: 1 + Alignment: Left + Aligned at: 0.25" + Indent at: 0.5" Formatted: Font: 9 pt Formatted: List Paragraph, Indent: Left: 0.44", Hanging: 0.13", Numbered + Level: 1 + Numbering Style: a, b, c, … + Start at: 1 + Alignment: Left + Aligned at: 0.25" + Indent at: 0.5" Formatted: Font: 9 pt CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-18 3 The Director may approve paired lots narrower than the otherwise required minimum, if at least one of which locate s a the garage at the rear of the lot. 4 Corner lots should be at least 10' wider than required for comparable interior lots for the selected building type to allow r equired setbacks on the side street. 5 The garage to garage dimension across an alley should be at least 30 feet. TABLE 4.2 UNSP DEVELOPMENT STANDARDS (CONTINUED) Development Standard Zone NL NM NC C. DEVELOPMENT INTENSITY 1. Residential intensity range1 4-8 du/acre 7-24 du/acre 20-40 du/acre 1 D. BUILDING HEIGHT 1. To eave of pitched roof (max.) 2 floors/ 24 ft. 3 floors/ 36 ft. 4 floors/ 55 ft. 2. To top of parapet of flat roof (max.) 2 floors/ 24 ft. 3 floors/ 40 ft. 4 floors/ 60 ft. 3. Pitched roof height above top of eave (max.) 12 ft. 12 ft. 15 ft 4. Ground floor above grade at building setback line (max.) 4 ft. 5 ft. 6 ft. 5. Ground story height3 min./max.) 9’/12’ 9’/12’ 16’/20’ E. BUILDING CONFIGURATION GUIDELINES 4 1. House Form Buildings (See Appendix A.2) Min. Max. Min. Max. Min. Max. a. Primary Mass7 i. Width 20’ 50’ 20’ 50’ 20’ 70’ ii. Depth 20’ 40’ 20’ 40’ 20’ 70’ b. Secondary Masses7 i. Width 15’ 35’5 15’ 35’5 15’ 50’5 ii. Side Wing Depth 10’ 35’ 10’ 35’ 10’ 80’ iii. Front Wing Depth 8’ 40’ 8’ 40 8’ 30’ iv. Rear Wing Depth 10’ 40’ 10’ 50 10’ 60’ c. Building Separation 10’ no max. 8’ no max. 8’ no max. 2. Block-Form Buildings (See Appendix A.2) Min. Max. Min. Max. Min. Max. a. Facade Modulation Increment4 16’ 40’ 20’ 50’ b. Façade Modulation Increment, Professional/Medical Overlay 20’ 120’ bc. Building Width 20’ 100’ 20’ 150’ d. Building Width, Professional/Medical Overlay 20’ 300’ c. Building Depth 25’ 70’ 30’ 150’ d. Building Separation 10’ 30’ 0’ 80’ 3. Recommended Building Types (by zone) a. House-Form Single-Family See Appendix A.2 See Appendix A.2 b. House-Form Multi-Family See Appendix A.2 See Appendix A.2 c. Rowhouse See Appendix A.2 See Appendix A.2 See Appendix A.3-A.4 d. Block-Form Multi-Family See Appendix A.3-A.4 See Appendix A.3-A.4 e. Block-Form Mixed-Use See Appendix A.3-A.4 See Appendix A.3-A.4 f. Block-Form Flex See Appendix A.3-A.4 See Appendix A.3-A.4 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-19 1 The Director may approve development intensities up to 60 du/ac. if the proposed development consists of senior housing or un iversity housing with average dwelling unit sizes under 650 s.f. and parking ratios of approximately 1 space/du, or less. 2 Planned range by Neighborhood Zone. Individual buildings may be over or under this range, but must conform to these standards and guidelines in Appendix A. 3 Ground story height is measured floor-to-floor. 4 The information and values in Table E are guidelines rather than standards. Deviations may be granted based on architectural design merit and consistency with the design intent as described in Appendix A. 5 Secondary Mass/Wing widths should not exceed 65% the width of the Primary Mass. 6 See Appendix A.1 for recommended Massing Modulation techniques. 7 Mass dimensions refer to apparent volumes defined by roof elements, not the overall plan dimension of the building. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-20 Illustrated Glossary Building Height: The vertical extent of a building and its roof measured in ft. at the front of the building or structure from the average elevation of the exterior finished grade to the highest point of the roof. Building Width: The dimension of a massing element (Primary Mass, Wing, or Secondary Building) as measured along the Front Building Line or property line of the lot. Building Depth: The dimension of a massing element (Primary Mass, Wing, or Outbuilding) as measured generally perpendicular to the Front Building Line of the lot. Primary Mass. The bulk and volume of that comprises the primary, dominant massing element of a House-Form building, see Figure 4.3.4. Secondary Mass. The bulk and volume of that comprises a secondary, smaller massing element(s) of a House-Form building, either attached (building wing) or detached (accessory building or detached garage), see Figure 4.3.4 and Appendix A.1. Facade Modulation. Techniques of organizing the facade a large block-form building into human-scale increments. Recommended techniques include variation in building height, frontage type, and facade composition and rhythm, see Figure 4.3.5 below, and Appendix A.5. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-20 TABLE 4.2 UNSP DEVELOPMENT STANDARDS (CONTINUED) Development Standard Zone NL NM NC F. ALLOWED ENCROACHMENTS FOR RECOMMENDED FRONTAGE TYPES All street-facing facades must provide pedestrian access through at least 1 of the frontage types listed below. Frontage types may encroach into the public right-of-way or setback as identified below, and may be further limited by the California Building Code (CBC). See Appendix A.5 for design criteria for each frontage type. 1. Shopfront N N N 2. Arcade N N Into R.O.W. within 2 ft. of curb 3. Gallery N N Into R.O.W within 2 ft. of curb 4. Stoop1 5 ft. into Primary Street, Side Street, and Rear setbacks only 5 ft. into Primary Street, Side Street, and Rear setbacks only To R.O.W. line and into Rear Setback only 5. Dooryard1 To R.O.W. line and into Rear Setback only To R.O.W. line and into Rear Setback only To R.O.W. line and into Rear Setback only 6. Porch 5 ft. into Primary Street, Side Street, and Rear setbacks only, provided at least 5 ft. back of sidewalk or 10 ft. from rear lot line. 5 ft. into Primary Street, Side Street, and Rear setbacks only, provided at least 5 ft. back of sidewalk or 10 ft. from rear lot line N/A G. ALLOWED ENCROACHMENTS FOR ARCHITECTURAL ELEMENTS Architectural elements are allowed as listed below. Architectural elements may encroach into the public right-of-way or setback as identified below, and may be further limited by the California Building Code (CBC). Please refer to Sections 3.4 and Appendix A.7 for design criteria for each architectural element. 1. Awning, canopy N N Into R.O.W. within 2 ft. of curb 2. Balcony2 5 ft. into Primary Street, Side Street, and Rear setbacks only 5 ft. into Primary Street, Side Street, and Rear setbacks only 3 ft. into R.O.W 3. Bay Window 3ft. into Primary Street, Side Street, and Rear setbacks only 3ft. into Primary Street, Side Street, and Rear setbacks only 3 ft. into R.O.W2 4. Cantilevered Room2 2 ft. into Primary Street, Side Street, and Rear setbacks only and with a maximum width of 20 ft. 2 ft. into Primary Street, Side Street, and Rear setbacks only and with a maximum width of 20 ft. N 5. Eaves 2 ft. into all setbacks 2 ft. into all setbacks 2 ft. into R.O.W. and all setbacks 6. Chimneys 2 ft. into all setbacks 2 ft. into all setbacks 2 ft. into setbacks only N = Not permitted within zone. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-21 TABLE 4.2 UNSP DEVELOPMENT STANDARDS (CONTINUED) Development Standard Zone NL N M N C H. REQUIRED RESIDENTIAL ON-SITE OPEN SPACE 1. Required On-Site Open Space: Each mixed use lot shall provide the quantities of Open Space indicated below, including of 1 or more of the following Usable Open Space Types: i) Court, ii) Back Yard, iii) Side Yard, and/or iv) roof deck, as allowed by each individual zone and associated with each building type. Each lot shall provide a Primary Open Space directly accessible from the main living spaces of the dwelling(s) no less than 15 feet by 20 feet. The minimum Usable Open Space4 area below may be met by enlarging the Primary Open Space or by providing additional open spaces within a minimum dimension of 10 feet. Please refer to Appendix A.6 for design guidelines for each open space type. a. Min. Usable Open Space1 The greater of 15’ x 20’ or 10% of Total Lot Area The greater of 15’ x 20’ or 10% of Total Lot Area1 The greater of 15’ x 20’ or 10% of Total Lot Area1 2. Design Standards Width Length Width Length Width Length a. Front Yard Lot width (min.) Primary Street Set- back depth (min.) Lot width (min.) Primary Street Set-back depth (min.) Lot width (min.) Primary Street Set- back depth (min.) b. Court2 20 ft. min. 20 ft. min. 20 ft. min. 20 ft. min. 20 ft. min. 20 ft. min. c. Rear Yard2 Per setback Lot width Per setback Lot width Per setback Lot width d. Side Yard2 Per setback Lot depth Per setback Lot depth Per setback Lot width e. Roof Deck3 N N 10 ft. min. 10 ft. min. 15 ft. min. 15 ft. min. f. Passage, Covered 10 ft. min. 3x width max. 10 ft. min. 3x width max. 10 ft. min. 3x width max. g. Passage, Uncovered 15 ft. min. 3x width max. 15 ft. min 3x width max. 15. ft. min. No max. “-“ Not Applicable 1 Not required for non-residential buildings or for buildings with residential uses within 800 ft. walking distance of a park, green or playground. Private balconies with min. dimensions of 5 ft. deep by 8 ft. wide may count toward the minimum Usable Open Space requirement. 2 Open Space Types that may provide the minimum Required Open Space requirement. 3 Within Neighborhood Center (NC) zone only, Open Space Type may count towards minimum Required Open Space requirement. 4 Primary Street setback area may not be counted the required Usable Open Space requirement, but of required Side Street, Side Yard and Rear Yard setback areas may. In the case of Side Yard housing where portions of a neighbor's side yard are made available by permanent easement for use by the owner of the subject lot, that portion of the neighbors lot may also be counted toward the minimum Usable Open Space requirement. Formatted Table CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-22 TABLE 4.2 UNSP DEVELOPMENT STANDARDS (CONTINUED) Development Standard Zone NL NM NC I. Parking Placement1 1. Primary Street Setback 20 ft. 20 ft. 20 ft. 2. Side Street Setback 10 ft. 10 ft. 5 ft. 3. Side Yard Setback 5 ft. 5 ft. 5 ft. 4. Rear Setback2 a. With alley/rear access 5 ft. 5 ft. 5 ft. b. Without alley/rear access 5 ft. 5 ft. 5 ft. J. Parking Requirements 1. Residential Uses a. Studio and 1 Bedroom min. 2 / unit min. 1.25 / unit min. 1.25 / unit b. 2 Bedroom + min. 2 / unit min. 2 / unit min. 1.75 / unit 2. Non-Residential Uses N N 3 spaces / 1,000 sq.ft.3 K. Allowed On -Site Vehicular Access 1. Service Alley Vehicular access shall be provided via a rear or side service alley for all lots less than 50 ft. wide, and for all multi-family building types. 2. Residential Driveway Types by Lot Width a. Side drive to rear garage 50 ft. min. 50 ft. min. 50 ft. min. b. Front drive to street-facing garage 60 ft. min. 60 ft. min. 60 ft. min. c. Circular Drive 100 ft. min. 100 ft. min. N 3. Driveway Width 10 ft. max. 12 ft. max. 20 30 ft. max. N = Not permitted within zone. Key: N = Not permitted within zone 1 Subterranean parking may extend to property lines. 2 Within garage or carport the rear yard setback shall not be less than 25% of. The depth of the lot, not to exceed 25 ft. 3 May be located off-site or reduced as part of approved parking sharing agreement within Neighborhood Center CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 4-23 TABLE 4.3 ALLOWED SIGNAGE TYPES See Appendix A.8 for Signage Design Guidelines. Sign Type Zone NL NM NC OS Wall Sign N P P P Window Sign N P P P Front Yard Wall Sign N P N P Projecting Sign N P P P Sidewalk Sign N P P P Roof Sign N N P N CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-1 5.0 Infrastructure and Public Services The development of the University District Specific Plan area will require the improvement and the extension of existing infrastructure and public services. Basic utilities, including energy, water and wastewater connections already exist on-site. The California Government Code requires a specific plan to include text and diagrams that specify, “The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.” This section facilitates orderly development of this requirement and meets the City of Palm Desert Municipal Code by identifying the “backbone” infrastructure that is existing needed to support the proposed development. The University Neighborhood Specific Plan encompasses approximately 400 acres, and proposes to add 2,618 residential units and approximately 244,000360,000 SF of office and retail uses. The project boundary is bound by TTM 32655 to the Northeast, Frank Sinatra Drive to the South, Portola Avenue to the West, Gerald Ford Drive to the North, and College Drive to the East. Section Page 5.1 Transportation 5-2 5.2 Shared Parking 5-8 5.3 Water 5-10 5.4 Wastewater 5-12 5.5 Dry Utilities 5-15 5.6 Service & Utility Standards for Private Lots 5-16 5.7 Storm Drainage & Grading 5-20 5.8 Schools 5-22 5.9 Colleges & Universities 5-23 5.10 Parks & Recreation 5-24 5.11 Emergency Services 5-25 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-2 5.1 Transportation A. Intent The availability and affordability of transportation options shape not only the way in which people navigate the physical environment, but also the environment itself. Mobility within a community is enabled for all modes of transportation, including automobile, public transit, bicycle and others. Offering multiple modes of transportation can improve utility, social connectivity, and provide a range of choices for the individual traveler. This section describes the physical conditions of the circulation network surrounding the UNSP site area, including roadways, pedestrian and bicycle circulation, public transit, and summarizes key issues and opportunities in developing transportation within the UNSP site area. B. Existing Transportation Conditions 1. Existing Streets While the UNSP area is largely undeveloped, the site is bound by several major arterial roadways – namely Gerald Ford Drive to the North, Frank Sinatra Drive to the South, and Portola Avenue to the West. According to the current City of Palm Desert General Plan, roadways that are categorized as Arterial Streets generally feature three lanes in each direction and dedicated left and right turn lanes. Raised center medians are also provided. Typically, there is a bicycle lane provided between the automobile lanes and the curb and gutter, with no street parking. At the time of adoption, regional connectivity to the UNSP site is provided by Interstate 10 (I-10) on- and off-ramps on Cook Street. In addition, there are future plans for I-10 ramps on Portola Avenue. In addition there are several minor roadways that cross through the middle of the UNSP site. These include College Drive, which is classified as a Collector Street, and various Secondary Streets: Pacific Avenue, Technology Drive, and a portion of University Drive. These streets range from one to two travel lanes in each direction and provide either a raised center median or a two- way left turn lane. Bicycle lanes can also be provided. College Drive has three roundabouts within the UNSP Plan Area. Acknowledging the value of these streets and their related infrastructure, the UNSP will build off of the existing Arterial, Secondary, and Collector Streets and will not require realignments or alterations of right-of- ways, intersections or the aforementioned roundabouts. As the UNSP is developed, minor adjustments will be needed including but not limited to signal timing, curb cuts on the UNSP site, added signalized intersections and pocket turn lanes for major entrances and exits onto the UNSP site. In accordance with the General Plan Update and Mobility Element - being prepared concurrently with this Specific Plan - targeted improvements are planned within the existing Gerald Ford Drive and Cook Street rights-of-way, based on their designation at Enhanced Arterial streets. 2. Existing Public Transit Currently, local fixed-route public transit to and from the UNSP site area is provided by the SunLine Transit Agency. Currently, Route 53 serves the site. Route 53 travels between the corner of Gerald Ford Drive and Cook Street, Xavier High School, and Palm Desert Mall, with access to Palm Desert’s City Center. The route travels along Cook Street, Portola Avenue, Highway 111, and Fred Waring Drive. Service is provided from approximately 6:30 AM to 6:45 PM on weekdays and from 9:00 AM to 6:15 PM on weekends. Headways are approximately 40 to 60 minutes on weekdays and 80 minutes on weekends. Additionally, the site is served by paratransit service. Unlike fixed-route transit service, paratransit service does not follow fixed routes or schedules. Paratransit can con- sist of vans or mini-buses that provide on- demand curb- to-curb service from any origin to destination within the service’s specified service area. Qualifying residents can utilize SunLine Transit Agency’s SunDial service. SunDial is a curb-to-curb paratransit service serving Coachella Valley residents unable to use regular bus service. SunDial provides next day transportation service within ¾ of a mile on either side of any local SunLine bus route (excluding Commuter Link 220 and North Shore Line 95). Service within the same city is $1.50 and within cities is $2.00. Eligible resident may also purchase a 10-ride same city pass for $15.00 or city to city pass for $20.00. Transit facilities around the UNSP site area consist of bus stops for SunLine Route 35 along Gerald Ford Drive and Cook Street. The bus stops near the site area provide benches, with some providing bus shelters as well. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-3 3. Existing Bicycle and Golf Cart Routes Bicycles and golf carts share an extensive system of shared and separated facilities along Palm Desert’s road- ways. These facility types are described below: a. Class I – These are off-street facilities, which can be shared between golf carts, bicyclists, and pedestrians. b. Class II – These are on-street facilities, which can be used by either bicycles only or as joint use facilities used by golf carts and bicycles. These facilities are designated either by striping or through physical separations in the roadway. c. Class III – These are on-street facilities designated through signage that do not provide a separate space. d. Class S – These are shared sidewalks that provide facilities for both pedestrians and bicyclists. Despite being underdeveloped, streets in and around the UNSP site have a high number of existing dedicated and shared bicycle and golf cart lanes. Bike lanes may be found on the following streets: Streets with Dedicated Bicycle/Golf Cart Lanes (Class II): • Gerald Ford Drive • Portola Avenue • Frank Sinatra Drive • Pacific Avenue • University Park Drive • College Drive • Cook Street (south of Frank Sinatra Drive) Streets with Shared Bicycle Lanes (Class III): • Cook Street (north of Frank Sinatra Drive; Golf carts prohibited) One deficit of these bicycle facilities is they provide little shade for their users, which can be problematic given high summertime temperatures in Palm Desert. Further- more, facilities such as shared roadways and bicycle lanes do not provide a physical barrier from automobile travel. The lack of bicycle parking and bicycle-friendly wayfinding can also make it difficult to conduct bicycle trips. These issues should be address with future development. SunLine route 53 currently travels within one block of the UNSP site, with the opportunity to directly serve the site. The City of Palm Desert Municipal Code and Golf Cart Program provide shared travel lanes for golf carts along vehicular streets and bicycle lanes. Existing Class II bicycle lane in Palm Desert. Source: Desert Sun. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-4 4. Existing Pedestrian Facilities Sidewalks exist along the majority of Existing Streets. These sidewalks will be maintained, with added landscaping and Public Frontage features as defined in Section 3.4. Currently, sidewalks are provided in and around the UNSP site area along Portola Avenue, Cook Street, Gerald Ford Drive, Frank Sinatra Drive, College Drive, University Park Drive, Pacific Avenue, and Technology Drive. Generally, sidewalk conditions in and around the UNSP site area are favorable. Sidewalks are often provided, how- ever there are issues with sidewalk continuity. On some roadways, sidewalks end suddenly or are only provided on one side. In addition, there is a lack of shade, which can be an issue in an area with warm summer weather. Sidewalks in the area are generally in good condition and free of cracks, fissures, or uplift. Sidewalk buffers, which create a more walkable environment with some degree of separation between pedestrians and motorists, are present at many locations. Coordinated streets and sidewalks should create a multi-modal environment that can that safely accommodates pedestrians and cyclists next to vehicular traffic. C. Proposed Transportation System 1. Proposed Streets Transportation and circulation within the UNSP will be defined by a network of highly-connected multi-modal street types based on specific contextual applications and neighborhood environments. In general, the UNSP will have seven hierarchical street types: Enhanced Arterials (existing streets subject to future improvements), Avenues, Neighborhood Streets, Main Streets, Park Drives, One-way Drives and Service Alleys/Residential Lanes. The location, depth and versatility of the proposed street network is illustrated below and described in more detail in Sections 3.2 and 3.3, Subdivision Standards and Street Type Framework. Altogether, these street types will form an interconnect- ed transportation network promoting safe, clear and convenient movement for all modes through the UNSP area and to the larger City and regional area. This system will be constructed by the Master Developer(s). The layout of streets within the UNSP development, through all phases, will be reviewed for network compatibility and adequate allocation and alignment throughout the Tentative Tract Map and Precise Plan process (see Sections 6.7-6.8). Currently, the City of Palm Desert is in the process of updating its General Plan. This includes the organization of the City’s road- ways into several proposed new categories, some of which are described below: a. Vehicular Oriented Arterials. These Arterials prioritize the movement of automobiles. Bicycle and pedestrian facilities are provided wherever possible but are not emphasized. Driveway spacing is limited to reduce conflicts with through traffic. Generally, three travel lanes are provided in each direction, including a median with trees and landscaping. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-5 This facility may consist of dedicated left turn lanes as well as a right turn lane where warranted. Typical bicycle facilities found on Vehicular Oriented Arterials are Shared Sidewalks and Bicycle Lanes. None of the arterial streets in the UNSP fall into this classification. b. Balanced Arterials. Balanced Arterials aim for a balance between all travel modes including vehicles, bicyclists, and pedestrians. Bicycle and pedestrian facilities are provided. Generally, two travel lanes are provided in each direction, including either a median or a two-way left turn lane. This facility may consist of dedicated left turn lanes as well as right turn lanes where warranted. Typical pedestrian facilities found on Balanced Arterials are sidewalks with landscaping and tree shading. Typical bicycle facilities are Shared Sidewalks and Bicycle Lanes. Within the UNSP, proposed Balanced Arterials include Portola Avenue and Frank Sinatra Drive. c. Enhanced Arterials. Enhanced Arterials aim for a balance between all travel modes including vehicles, bicyclists, and pedestrians, but with an emphasis on active transportation modes and place-making. High quality bicycle and pedestrian facilities are provided, and vehicular speeds are reduced to promote pedestrian safety and reduce noise levels. Generally, two travel lanes are provided in each direction, including either a median or a two-way left turn lane, and dedicated right-turn lanes are not prioritized. Typical pedestrian facilities found on Enhanced Arterials are sidewalks buffered from vehicular traffic with landscaping and shade trees. Typical bicycle facilities are buffered Class II Bike Lanes. Within the UNSP, designated Enhanced Arterials include Gerald Ford Drive, and Cook Street. The timing of enhancements to Cook Street will be determined by the City as development occurs and as other network improvements are funded and/or constructed. Balanced Arterials will be paralleled with a Park Drive, above, that will accommodate multiple modes of transportation including vehicles, bicycles and pedestrians. See Section 3.3 for detailed Street Type designs. Enhanced Arterials will integrate clear bicycle and pedestrian connections throughout the Specific Plan Area. See Section 3.3 for detailed Street Type designs High quality bicycle facilities will along Enhanced Arterials will have slower vehicular speeds to increase safety. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-6 2. Proposed Transit Routes Sun Bus Line 53 does not immediately border the UNSP site – it travels within one block of the site. Future opportunities may exist for Line 53 to be rerouted through or adjacent to the UNSP site to provide convenient access to the new Town Center. Furthermore, opportunities exist to improve bus stops in the area. For example, amenities such as bus shelters can be provided at local bus stops to augment existing benches with shade. 3. Proposed Bicycle and Golf Cart Lanes/Facilities Please refer to Section 3.3 Street Type Standards for opportunities to integrate bicycle facilities. Future opportunities may also include identifying key locations along existing bike routes to provide additional shade, especially near major bike racks, stops and intersections. As part of its General Plan Update, the City of Palm Desert has proposed improvements to the City’s bicycle and golf cart system, including near the UNSP site area. Adjacent to the UNSP site area, Class II lanes are proposed along Gerald Ford Drive and Cook Street. Photo-simulation of the CVLink. Source: CVAG, March 2015. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-7 Future facilities near the UNSP site area also include the CV Link. Adopted in March 2015, the CV Link Master Plan is a regional off-street active- transportation facility for Neighborhood Electric Vehicles (NEVs), bicyclists, and pedestrians, overseen and maintained by the Coachella Valley Association of Governments (CVAG). Upon its completion, the CV Link project will link eight cities and two tribal lands along a corridor in the Coachella Valley. Continuous, multi-modal facilities accommodating walking, bicycling, and NEVs will run for a total of 88 miles and will help reduce vehicle miles traveled, relieve congestion, and improve air quality in the Coachella Valley. Construction on the first phase will begin in late 2015. CV Link will run south of the UNSP site area, at the Whitewater River Channel through the City of Palm Desert. Additionally, there are several CV Link Connectors proposed in the City. These connectors, which would provide additional connections to CV Link through signage, crossing treatments, or separate facilities that provide connections from the City to CV Link, are proposed at locations such as along El Dorado Drive, Country Club Drive, and Hovley Lane. Access to CV Link from the UNSP site area is provided with the Class II bicycle lanes running along Cook Street. 4. Proposed Pedestrian Facilities All streets within the UNSP will be primarily oriented to the pedestrian experience. Please refer to Section 3.3 Street Type Standards and Section 3.4 Public Frontage Standards for standards on sidewalks, furniture, shading, lighting and related pedestrian facilities. As part of its General Plan Update, the City of Palm Desert maintains a commitment to improving the connectivity of its pedestrian facilities. Currently, there is sidewalk discontinuity along some roadways surrounding the UNSP site area. Opportunities exist to fill in the gaps in this network. All streets within the Specific Plan Area will be oriented to the pedestrian. Pedestrian-oriented streets will implement strategically- marked and placed sidewalks, adequate shading, street furnishings, lighting and signage. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-8 5.2 Shared Parking Throughout most of the University Neighborhoods, parking will be provided on a conventional lot by lot, residence by residence basis. Resident parking will be provided on-site (off-street) and visitor parking will in most cases be accommodated on-street, at the curb in front of the residence. However, as the Neighborhood Centers of the UNSP are developed with a mix of new commercial and higher- intensity residential uses, it is clear that future parking resources can and must be more efficiently planned, managed and utilized to meet the potential demand while generating relatively compact, pedestrian-oriented mixed- use places. The central concept that will organize all of the strategies and techniques for ensuring a parking supply that will support the UNSP, specifically the Neighborhood Center area, will be a “park-once” strategy. A successful town center is a place where customers, visitors and residents easily move from shop to shop, from work to lunch, from home to dinner on foot. In addition to residents who walk or bike to the Center from their nearby home, many other visitors and shoppers arrive by car. Because the Neighborhood Center environment is scaled and oriented to pedestrians, visitors can conveniently and comfortably walk from shop to shop or appointment to appointment, only requiring a single parking space for each visit rather than requiring several, with short car trips in between. This reduces both the number of total parking spaces required and the amounts of vehicular traffic within the Center. This is very different from the way in which one patronizes a typical shopping center or strip mall – where one drives up very close to a store, patronizes the store, gets back in the car, and drive to the next store. Accordingly for Neighborhood Center form of development, shared parking arrangements are required and parking ratios are reduced from the conventional suburban standards. Key elements of the Park Once strategy include: 1. Focus on the Pedestrian. As described in some detail in Sections 3.4 to 3.6, the streetscapes and other public open spaces of the City Center will be increasingly comfortable and attractive to pedestrians, with wide, shady sidewalks passing interesting and useful businesses and residences. This will increase the average length of stay for customers and visitors – which should improve the economic performance of the City Center, and will reduce the importance for many users of finding a parking space right next to their first target destination. This in turn will help to even out the “hot spots” where everyone wants to park and fill in the “cold spots” where lots have often say underutilized. 2. Parking Types for User Types. Within a mixed- use Neighborhood Center, several distinct types of “parking users” must be recognized and accommodated. These include the shopper in a hurry, the tourist spending the day, the couple going to dinner and a movie, the office worker, and the resident coming home at night. The shopper in a hurry wants a space close to the store she is going to and is willing to pay for convenience, so on-street parking with a cost attached may work just fine. Other user types are willing to walk a bit more. The parking supply planned for the UNSP includes a large number of well-organized on-street parking, and shared parking lots behind, or in some cases beside, shops and restaurants and connected to the shopping streets with paseos, plazas and dining courts. 3. Wayfinding. In any mixed-use center it is important that parking be easy for those arriving from outside the district to find. Parking lot entry points to shared lots and will be clearly marked. 4. Shared Parking Strategy. Parking lots or structures that are shared by many businesses and other uses can be more efficiently utilized that parking facilities dedicated to a single business or use. Parking areas occupied by office workers tend to be completely nearly in the evening, and if they are nearby restaurants with peak customer counts in the dinner hour each space replaces what would be two spaces in another setting. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-9 5. Managed Supply. No matter how wonderfully walkable the Neighborhood Center becomes over time, there will always be prime parking areas and less convenient parking areas. That is where management comes in through the utilization of time- limited spaces, charging a fee from some prime spaces, and ticketing those who do not comply with regulations. 6. Expandable Parking Supply. If the University District thrives as the City has envisioned, with more customers plus new residents entering the mix, more parking spaces will be required. In the future, such demand could be met with one or two multi-level parking structures within the large blocks at the Neighborhood Center core. 7. Parking to Accommodate EV and Active Transit. New parking facilities will, as appropriate, provide spaces with charging stations for Electric Vehicles (EV), including golf carts, as permitted by the City. Facilities should accommodate parking for bicycles in addition to bike racks located throughout the University District. Typical commercial-retail frontage with on-grade parallel parking and additional parking behind. Centralized off-street parking structure, lined with housing. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-10 5.3 Water A. Existing Water Supply and Use 1. Provider. Potable and non-potable water is provided to the City by the Coachella Valley Water District (CVWD). Water demand in Palm Desert and the surrounding regions is supplied by several sources including: groundwater, surface water from local streams, imported water from the State Water Project (SWP) and the Colorado River by way of the Coachella Canal, and recycled water. 2. Groundwater Sources. Water for the UNSP is located in a portion of Section 33, T4S, R6E, San Bernardino Base Meridian. Natural sources of groundwater recharge come from runoff and infiltration from the San Bernardino, San Jacinto and Santa Rosa Mountains, as well as inflow from other basins to the west. 3. Groundwater Management. The CVWD Domestic Water System is comprised of 30 pressure zones supplied by wells which withdraw water from the Whitewater River Sub-basin and the Mission Creek Sub-basin. Most pressure zones include reservoir storage. There are pressure booster pump stations and pressure regulating valve (PRV) stations that transfer water between zones. The only treatment for the majority of the wells is chlorination to ensure disinfection throughout the water distribution system. Three ion exchange treatment facilities provide arsenic removal in the Mecca, Thermal and Oasis area. A future source of supply may include treated Colorado River water from the Coachella Canal. Domestic Water System statistics can be found in the most recent edition of CVWD’s Annual Report. CVWD has developed a Domestic Water System Hydraulic Model of the entire water supply and distribution system. This model will be utilized by CVWD staff and/or consultant(s) to properly size the facilities for each development at the developers cost. 4. Water Conservation. Increasing demand by a growing population on a limited water supply in the Coachella Valley has led to a greater urgency for additional water conservation and efficiency. The City’s Water-Efficient Landscaping Ordinance adopted as part of the California Water Conservation Landscaping Act of 1990 establishes minimum water- efficient landscaping requirements for all new and rehabilitated public and private landscape projects. The City strongly encourages conservation of water in the form of water-efficient landscaping and irrigation design, as well as water-conserving home appliances and fixtures. The City plays an important role in the long-term protection of this essential, finite and valuable resource. B. Existing Infrastructure Resources There is an existing 18” CML/CMC water main along Frank Sinatra Drive and Portola Avenue, as well as an existing 18” DIP water main along Gerald Ford Drive and College Street. One 12” water main point of connection is proposed at University Park Drive. C. Proposed Infrastructure Resources Preliminarily, the amount of proposed 8” water main needed is 68,600 feet with 7,500 feet of proposed 12” water main. Ultimate water pipe sizes and quantities to be determined once final tract map layouts and water improvement plans have been approved. It is anticipated that the existing 12” DIP, 18” DIP, and 18” CML/CML water mains along the perimeter of the project will provide sufficient water capacity without any water main upgrades (see Figure 5.2). Sizing of the water mains will be dictated by Section 5 Design Criteria Domestic Water Facilities of the CVWD Design Development Manual. CVWD will provide the Hydraulic Modeling Service after the fee and checklist application form has been submitted and will provide a complete report of the projects requirements along with official sizing of the proposed water mains. All connections to the existing CVWD domestic water system will be made by CVWD at the Developer’s expense. The Contractor may connect to an existing valve when approved by CVWD under CVWD inspection. Developers may be subject to pay a percentage of the existing backbone improvement costs constructed by the City of Palm Desert Community Facilities District No. 2005-1 (University Park) as determined by the City. Based on an estimated water consumption of 750 gallons per day (gpd) per dwelling unit, the projected demand for 2,617 dwelling units is estimated to be 1.96 mgd. CVWD is to determine ultimate water demand for the project. The following water resources are defined in order to supply the anticipated demand of the UNSP. • One 12” water main point of connection is proposed at Frank Sinatra Drive with three additional 8” water main points of connection CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-11 which will all tie into the existing 18” CML/CMC main along Frank Sinatra Drive. • One 12” water main point of connection is proposed at Portola Avenue with 10 additional 8” water main points of connection which will all tie into the existing 18” CML/CMC main along Portola Avenue. • One 12” water main point of connection is proposed at College Street with 11 additional 8” water main points of connection which will tie into the existing 18” DIP water main along College Street. Six 8” water main points of connection are proposed at Gerald Ford Drive which will tie into the existing 18” DIP water main along Gerald Ford Drive. D. Water Goals, Policies and Programs 1. Require development projects to pay for their share of new water infrastructure or improvements necessitated by that project. 2. Require the use of recycled water for irrigation. 3. Encourage and promote water conservation and efficiency efforts, including indoor and outdoor efforts that exceed CalGreen requirements. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-12 5.4 Wastewater A. Existing Wastewater Conditions 1. Provider. Sewer for the proposed specific plan located in a portion of Section 33, T4S, R6E, San Bernardino Base Meridian, being in the Coachella Valley, is currently provided by the Coachella Valley Water District (CVWD). CVWD provides sanitation (wastewater) service for a large portion of the Coachella Valley including the communities of Bombay Beach, Cathedral City, Indian Wells, La Quinta, Mecca, North Shore, Palm Desert, Rancho Mirage, Thermal, Thousand Palms and other unincorporated areas. CVWD has an agreement to accept flows from a portion of Desert Water Agency’s service area in Palm Springs. 2. Sewer System Management Plan. CVWD operates six (6) Water Reclamation Plants (WRPs) as shown in Table 5.1. WRP 1 and WRP 2 are smaller lagoon facilities providing service to the communities of Bombay Beach and North Shore, respectively. WRP-4 is located in Thermal and provides service to the lower portion of the sanitation system. WRP-4 discharges secondary effluent under a National Pollution Discharge Elimination System (NPDES) permit to the Coachella Valley Stormwater Channel. WRP-7 and WRP-10 provide service to the northern portions of the system and are located in Indio and Palm Desert, respectively. These facilities provide tertiary treatment and recycled water is distributed to area golf courses and other large landscape customers. WRP-9 is located in Palm Desert and its secondary effluent irrigates a portion of a golf course. The collection system includes over 1,000 miles of buried pipelines and over 17,000 manholes. The majority of gravity sewers are vitrified clay pipe (VCP). There are over 150 miles of pressurized force mains receiving sewage from the 34 lift stations. The majority of the force mains are polyvinylchloride (PVC) pipe. The State Water Resources Control Board (SWRCB) adopted new policies in December 2004 requiring wastewater collection providers to report sanitary sewer overflows and to prepare and implement Sewer System Management Plans (SSMP). SSMP requirements are modeled on proposed federal capacity, management, operations, and maintenance plans. The SSMP policy requires dischargers to provide adequate capacity in the sewer collection system, take feasible steps to stop sewer overflows, identify and prioritize system deficiencies, and develop a plan for disposal of grease, among other requirements. CVWD last prepared an SSMP in 2014. B. Existing Infrastructure Resources There is an existing 12” sewer main along Frank Sinatra Drive/Portola Avenue, an existing 18” sewer main along Gerald Ford Drive, and an existing 8” sewer main along portions of University Park Drive/College Street. C. Proposed Infrastructure Resources The following infrastructure resources and installations are anticipated in order to supply the site and use demand of the UNSP. 1. Two 8” sewer main points of connection are proposed at Frank Sinatra Drive which will tie into the existing 12” sewer main along Frank Sinatra Drive. 2. Nine 8” sewer main points of connection are proposed at Portola Avenue which will tie into the existing 12” sewer main along Portola Avenue. 3. Four 8” sewer main points of connection are proposed at Gerald Ford Drive which will tie into the existing 18” sewer main along Gerald Ford Drive. Preliminarily, the amount of proposed 8” sewer main needed is 76,200 feet with approximately 190 manholes based on 400 foot spacing. It is anticipated that the existing 8”/12”/18” sewer mains along the perimeter of the project will provide sufficient sewer capacity without any sewer main upgrades (see Figure 5.3). CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-13 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-14 Sizing of the sewer mains will be dictated by Section 6 Design Criteria Sanitation Facilities of the CVWD Design Development Manual. CVWD to provide the Hydraulic Modeling Service after the fee and checklist application form has been submitted and will provide a complete report of the projects requirements along with official sizing of the proposed sewer mains. Developers may be subject to pay a percentage of the existing backbone improvement costs constructed by the City of Palm Desert Community Facilities District No. 2005-1 (University Park) as determined by the City. D. Recycled Water The Coachella Valley Water District is actively expanding service connections for recycled water throughout the Coachella Valley. There is currently no recycled water infrastructure immediately adjacent to the project, though recycled water is provided to the Desert Willow Golf Resort located approximately 0.5 mile south of the project. With landscape elements primarily compromised of drought tolerant low use plantscape material and limited turf, the cost of extending recycled water services to the project area would be prohibitive. If, in the future, the recycled water infrastructure is extended closer to the project area, the use of recycled water for common area landscape is encouraged. Dual piping in the streets and residential plumbing for recycled water is not currently advised due to low anticipated exterior water use, the cost of dual plumbing systems, and the risk for potential cross connection. E. Wastewater Goals, Policies and Programs As defined by the General Plan, the primary goal of Wastewater policies is to provide, “New development within the Specific Plan Area shall pay for their fair share of new sewer infrastructure or improvements.” CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-15 5.5 Dry Utilities A. Energy Provider. Electric power is currently served by the Southern California Edison Company (SCE). SCE provides electricity to most of Palm Desert, except for a small portion of the City. SCE’s facilities include high- voltage transmission lines, which range up to 115 kilovolts (kv) in Palm Desert. Lower voltage distribution lines, which are typically gauged at about 12 kv in the City and SOI, provide electricity to individual residences and other users. There are both underground and overhead lines along the project perimeter. The Imperial Irrigation District (IID) is a nonprofit, community-owned utility district that serves customers in Imperial County and parts of Riverside and San Diego counties. The IID provides electric service to a limited portion of the City. The IID obtains its power from a combination of hydroelectric, diesel, thermal, and geothermal generation sources. B. Natural Gas Provider. Gas is currently served by the Southern California Gas Company (SoCal Gas) and provides gas services to the City of Palm Desert. Existing 4” gas mains are available along the project perimeter. SoCal Gas provides SoCal Gas has locations in neighboring Cities of Palm Springs and Indio to serve the region’s residents and businesses. C. Telephone Provider. Telephone service is provided by Verizon California, Inc., which provides the City of Palm Desert with telephone services. Verizon offers both FIOS and Verizon Plus to residents and businesses within the City. D. Cable Provider. Time Warner provides Cable television service to Palm Desert. Time Warner Cable has two locations within the City of Palm Desert to assist residents and businesses. E. Solid Waste Provider. Solid waste disposal services in Palm Desert are provided by the commercial vendor Burrtec. Solid waste collected from Palm Desert residents and businesses is hauled to the Edom Hill Transfer Station in Cathedral City, Calif., and is then transported to Lambs Canyon in Beaumont, Calif. Commingled recyclable materials (e.g., paper, plastic, glass, cardboard, aluminum) are transported to Burrtec’s material recovery facility in Escondido, California. As defined by the General Plan, Solid Waste resources and facilities will: 1. Encourage the use of recycled building and infrastructure materials in new public and private development; and, 2. Require multifamily and commercial uses to provide dedicated space for the collection of recycled materials on site. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-16 5.6. Service & Utility Placement Standards A. Intent The Service and Utility Placement Standards regulate proper placement, configuration and screening of service and utility devices and equipment. These standards shall apply to all “wet” and “dry” utility distribution lines; wall-mounted, ground-mounted or underground utility junctions, meters, transformers and pedestals; trash and recycling receptacles. “Wet” utilities include water, sanitary sewer, and stormwater. “Dry” utilities include natural gas, electrical, telecommunication, cable television, and street lighting. It is understood that some utility company “standard practices” may be in conflict with these standards. In the event of such a conflict the City will work collaboratively with the applicant and the utility company to ensure that services are design in a manner consistent with the intent of this Plan. B. General Placement Standards for All Lots 1. Location / Screening. To the extent possible, all services and utilities should be located within alleys, interior building corners, at building offsets, or other similar locations where the building mass acts as a shield from public view. Utilities that must be located in a front yard due to utility service requirements should be located away from pedestrian and vehicular routes and screened from the view of the street by landscape. 2. Mechanical and Electrical Equipment. All mechanical and electrical equipment – including, but not limited to, air-conditioning units, antennas, garage door motors – whether roof-mounted, ground- mounted or otherwise, should be screened from public view or located so as not to be visible from Primary or Side Streets. Such equipment and related screening should be designed with materials and colors that conform to and are an integral part of the design of the building. 3. Air intake and exhaust systems. Mechanical equipment that generates noise, smoke or odors, should not be located on or within 10 feet of the Primary Street property line or any on-site common open spaces. 4. Noise- and odor-generating equipment and containers should be located in areas that will not create a nuisance to adjacent properties. Services and garbage bins should be located in a manner that does not impact single family neighborhoods. Such bins should be covered when possible. Openings to a trash enclosure should not be located within 50 feet of the Primary Street property line. 5. Telecommunication Devices/Infrastructure. Telecommunication devices such as satellite dishes should, to the extent possible, be screened from public view or located so as not to be visible from Primary or Side Streets. Applicants are encouraged to work with satellite providers to locate satellite dishes out of view on building roofs and/or on rear yard or side yard facing facades if adequate signal strength and quality can be achieved. In multi-family and multi- tenant buildings, conduits should be provided from such a location to each unit. See Figures 5.4 and 5.5 (right) for examples of approved versus prohibited service and utility placements and standards. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-17 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-18 C. Lots with Alley Access 1. Dry Utility/Service Areas. For project sites with an alley, all “dry” utilities shall be located in the alley, except street lighting power lines, which shall be located in the sidewalk. Utility access and equipment such as back flow preventers, transformer boxes, gas and electric meters, and other utilities should be placed within or adjacent to and be accessed from the alley, subject to the requirements and approval of the associated utility company, which should not be unreasonably withheld. All above-ground utility equipment and meters, and all trash and recycling receptacles, shall be located in shaded areas identified in and shall be accessed from the alley (see Figures 5.6 and 5.7). 2. Wet Utility/Service Areas. “Wet” utilities should typically be located in the street, but may be located in the alley to address topographical, efficiency or other engineering reasons, or if stated in this chapter. If “wet” and “dry” utilities are co-located in the alley, proper trench separation and utility access shall be ensured. 3. Service Access. For lots with alley access, service entrances, waste disposal areas, and other similar service areas should be located adjacent to the alley and take their access from it. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-19 D. Lots without Alley Access 1. Dry Utility/Service Areas. When an alley is not present, above-ground devices or equipment shall be prohibited. In general, all “dry” utilities shall be located in the sidewalk. These services should be located in inconspicuous locations along the sides of project sites and should be thoroughly screened from public view. Unless expressly required by a utility company, these services should not be located within the front yard. Underground transformers may also be located with the parkway and shall be flush with the surrounding grade. 2. Wet Utility/Service Areas. Generally, all “wet” utilities shall be located in the street. Utility meters and entrances should also be provided below-grade in the street or sidewalk and shall be flush with the surrounding grade. 3. Service Access. When an alley is not present, service entrances, waste disposal areas, and other similar service areas should be located as far away from – and screened from views from – the Primary and Secondary streets as practical. All above-ground utility equipment and meters, and all trash and recycling receptacles, shall be located in the shaded areas identified in Figure 5.8 (right) and shall be accessed from the street. Water meter appropriately placed in sidewalk. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-20 5.7. Storm Drainage and Grading A. Background The City of Palm Desert Master Drainage Plan locates most of this project in Zone 3, the area north of the Palm Springs Ridge Line and south of Interstate 10, which drains northeasterly to I-10. The Mid-Valley Channel that parallels I-10 picks up runoff in this region. The Coachella Valley Water District is responsible for maintenance of the channel. CVWD requires developments in this region to retain 100% of a 100-year storm. The Mid-Valley Channel is designed to collect only street runoff, however, on-site drainage may be released into the channel over a five day period. With this design requirement in mind, the City of Palm Desert must address the issue of the Palm Desert Municipal Code regarding incremental runoff retention. This drainage region was studied with street right-of-way serving as sub- area limits, to abide by the criteria set forth by CVWD. Developers are subject to a drainage fee of $1,000 per acre* within Zone 3. *Note, fee subject to change. B. Existing Stormwater Conditions There are two existing catch basins at the Southeast corner of Frank Sinatra Drive and Portola Avenue. There are two catch basins noted to the north and south of College Drive on the east side of Portola Avenue as well a catch basin at Southeast corner of Gerald Ford Drive/Portola Ave and catch basins to the South of the intersection of Gerald Ford Drive/Pacific Ave. Existing catch basins along the perimeter and within the project are primarily to capture runoff from street areas. C. Proposed Infrastructure Resources In order to meet the anticipated demand of the UNSP, 17 subareas ranging from 17.1 to 26.0 acres area preliminarily shown within the limits of the proposed specific plan project area (see storm drain exhibit). Each sub-area is anticipated to have at least 6 catch basins draining to open spaces that will be used as retention basins. Each sub-area is proposed to have 150 feet of 24” storm drain pipe or 2,550 feet total for 17 subareas. Ultimate storm drain pipe sizes, retention basins, and quantities to be determined once final tract map layouts, hydrology report, and storm drain improvement plans have been approved. D. Water Quality The specific plan area is currently undeveloped, with no existing water quality systems or structures in place. The proposed project will be required to control and contain runoff such that no runoff will leave the project site and enter the surrounding storm drain systems. As a result, there will be no negative impact to quality of downstream water bodies, including the White Water Storm Channel and the Salton Sea. The project will be provided with local retention basins to control runoff. These basins will serve dual roles of storm attenuation and water quality treatment. Intermittent stormwater conveyance and treatment facilities (i.e. bioswales) will be incorporated into the design where feasible. The UNSP will be fully compliant with the current regulations of the Whitewater River Region Stormwater Management Plan, dated January 2015. E. Stormwater Goals, Policies and Programs As defined by the General Plan, general policies for Stormwater resources are as follows: 1. Require new projects within the Specific Plan Area pay for their share of new regional stormwater infrastructure or improvements. 2. Encourage use of above ground and natural stormwater facilities within the Specific Plan Area, such as vegetated swales, permeable paving, and neighborhood parks and greens that include biofiltration and infiltration areas. 3. Encourage new development within the Specific Plan Area to use innovative ways of capturing and reusing stormwater to reduce the demand for potable water. Examples of such devices include above ground rain- barrels and below-grade cisterns within side and rear yards for landscape irrigation. 4. Require new development within the Specific Plan Area use low impact development strategies to minimize urban run-off, increase site infiltration, manage stormwater and recharge groundwater supplies. 5. Require water detention basins to be aesthetically pleasing and to serve recreational purposes, such as in the form of a mini park. Detention basins designed for active uses are intended to supplement CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-21 park and open space and should not be counted towards a developer’s minimum park requirements, unless otherwise determined by the Planning Commission or City Council. 6. Encourage underground water retention facilities, especially in neighborhood centers, to achieve the most efficient use of land and compact development and promote the urban character goals of the General Plan. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-22 5.8 Primary & Secondary Schools A. Public School and Services Public education services and facilities are provided to Palm Desert by the Desert Sands Unified School District (DSUSD) and Palm Springs Unified School District (PSUSD). The DSUSD operates four elementary schools, one middle school and one high school in the City and SOI. B. Private Schools Public schools are supplemented by fourteen private schools that provide early education to children of residents. The Palm Springs Unified School District owns a future K-8 school site within the Palm Desert City limits. For a complete list of public and private schools in the City of Palm Desert, visit www.cityofpalmdesert.org/Index. aspx?page=450. Palm Desert High School Palm Desert High School’s new campus opened in 2012. Palm Desert Charter Middle School CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-23 5.9 Colleges & Universities Palm Desert is home to the following college and university campuses and satellite programs that offer a wide range of degree levels in a number of professions. A. College of the Desert Founded in 1958, and officially opened in 1962, College of the Desert (COD) is located on the corner of Monterey Avenue between Fred Waring and Magnesia Falls Drive. COD enrolls approximately 10,000 students per term with a variety of two-year degree and transfer-ready programs including: Nursing and Health Sciences, Digital Design and Production, Turf Grass Management & Ornamental Horticulture, Advanced Transportation Technologies, Culinary Arts, and a full range of Administration of Justice courses at the Public Safety Academy training facility. COD recently completed its 2015 Strategic Master Plan, with plans to introduce an updated Master Plan in 2016. For more information, visit www.collegeofthedesert.edu. B. Cal State University San Bernardino Cal State University San Bernardino (CSUSB) Palm Desert opened in the fall of 1986 - enrollment has grown from an initial 80 students to over 1,100 students today. The campus offers Bachelors, Masters and Doctorate degrees, as well as numerous Certificate and Credentialing Programs. For more information, visit http://pdc.csusb.edu. C. University of California Riverside Established in 2005, the University of California Riverside (UCR) Palm Desert campus serves as a base for a variety of research programs such as transportation, air quality and energy and water conservation. The campus is home to the Master of Fine Arts (MFA) for Creative Writing and Performing Arts, and is host to international academic conferences and continuing education/extension programs. For more information, visit http://palmdesert.ucr.edu. D. Brandman University Brandman University’s Palm Desert campus (formerly Chapman University College) is one of 26 Brandman campuses in California and Washington. Located at the corner of Cook Street and Merle Drive, the Palm Desert site offers both Bachelors and Masters degrees in Arts and Sciences, Education, Business and Professional Studies. For more information, visit www.brandmannews.org/palm-desert. College of the Desert Communications Building, opened 2013 The Indian Wells Theater and Center for Educational Excellence represent some of the newest additions to the CSUSB Palm Desert Campus, opened in 2005. University of California Riverside Palm Desert campus Brandman University, Palm Desert campus CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-24 5.10 Parks and Recreation A. Park Facilities The City owns, operates, and maintains several developed park and recreation facilities providing green space, playgrounds, trails, picnic facilities, community gardens, dog parks, and space for sporting events. The City and SOI include approximately 163 acres of parkland, 23,060 acres of open space, and 6,834 acres of golf courses. The City of Palm Desert’s established goals and standards for parkland identified in the 2004 General Plan are 0.25 acres per 1,000 residents for mini parks, 1 acre per 1,000 residents for neighborhood parks, and 5 acres per 1,000 residents for community parks. Although the City has not reached these standards for each park type, with 50,417 residents in 2014 and 163 acres of accessible parkland in Palm Desert, the City provides an average of 3.23 acres of parkland per 1,000 residents. New parks, greens, squares and greenways within the UNSP area are intended to contribute to Palm Desert’s supply of park space and to meet the goals of the General Plan. As Precise Plans are prepared for each phase of development (see section 6.7) the City will review those requirements and ensure that appropriate types and amounts of recreational open space are provided. B. Open Space Several large open space preserves surround Palm Desert to the south and southwest. These include the Living Desert, Coachella Valley Preserve, Fox Canyon, and the Santa Rosa and San Jacinto Mountains National Park. In addition, the City owns an extensive amount of land within the hillsides, some of which are protected from development by conservation easements. C. Trails Palm Desert offers a variety of trails for hiking enthusiasts as well as those who simply love the outdoors; most of these trails are part of the open space preserves. The four main hiking trails located within (or partially within) the City’s boundaries include the Hopalong Cassidy Trail, the Art Smith Trail, the Randall Henderson Trial, and the Herb Jeffries Trail. These four trails are all located in the Santa Rosa Mountains. In the UNSP area, multi-use trails are provided in the greenways along Portola Avenue and Frank Sinatra Drive. These are intended as part of a network that will connect along Frank Sinatra Drive and across Cook Street to the University Campus area. Palm Desert Civic Center Park The Living Desert, opened in 1970, serves as a wilderness habitat for native and non-native plants and animal species. Guided tours along the Randall Henderson Trail CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 5-25 5.11 Emergency Services A. Fire Protection and Emergency Response Fire Protection Services for the University District are provided by the Riverside County Fire Department (RCFD). The RCFD provides the City with fire prevention, rescue, and basic emergency medical services; hazardous materials mitigation; and disaster planning coordination. The closest RCFD fire station to the Specific Plan area is located approximately one mile south of the UNSP, at the intersection of Portola Avenue and Country Club Drive. B. Police Protection The Palm Desert Police Department (PDPD) serves under contract by the Riverside County Sheriff’s Department, providing police protection and crime prevention services to residents of Palm Desert and the nearby Sphere of Influence (SOI). The PDPD station is located within 0.5 miles of the UNSP area, immediately to the west on Gerald Ford Drive. Riverside County Fire Department Station 71, Palm Desert Since 1973, the Palm Desert Police Department has operated under contract by the Riverside County Sheriff’s Department CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 6-1 6.0 Implementation The process of designing, entitling and building new, walkable, sustainable neighborhoods in the UNSP area will require cooperation and coordination between the City of Palm Desert, multiple master developers, and many more builders and contractors. This chapter outlines procedures to facilitate and organize that collaboration. Integration and coordination of the public realm and each increment of private development - to ensure a high quality, seamless human scale environment from the home to the street to the park to the store to the University and back - is the core goal of this plan. Procedures for ensuring this are provided in this chapter, in particular the Precise Plan process as described in Sections 6.7 to 6.8. The level of coordination required to achieve the degree of harmony, connectivity, and seamless transitions between neighborhood and neighborhood center environments will be significantly higher than that required to build housing tracts and shopping centers that are separated from one another by walls and connected by car trips on arterial streets. However, the long-term value, quality of life, and sustainable outcomes generated and enabled by such integration more than justify the time and effort. Section Page 6.1 Purpose and Applicability 6-2 6.2 UNSP Regulatory Approach 6-2 6.3 Schedule and Phasing 6-2 6.4 Infrastructure and Public 6-4 Facilities 6.5 Financing Plan 6-4 6.6 Approvals, Amendments and Changes 6-5 6.7 Precise Plans 6-7 6.8 Submission, Review and Approval 6-8 CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 6-2 6.1 Purpose and Applicability Pursuant to Government Code § 65451, this section addresses the required program for implementation including regulations, conditions, programs, strategies and additional measures necessary to implement the plan. The responsibilities and procedures required for implementing the UNSP are identified in this section, including responsibility for capital improvements and financing and the regulations that will govern its implementation. Certain public and capital facilities improvements within and adjacent to the UNSP Area are required to support its development, including public roadway and signal improvements and utility system improvements. Public and private infrastructure within the UNSP Area required to support development include water mains, sewer trunk lines, new roadways, dry utility conduits within roadways, and drainage. The Master Developer(s) will coordinate with the City to finance and/or construct all such improvements. Parks and other recreational amenities will also be provided within the UNSP area. Contributions toward maintaining transportation, fire, police, libraries, parks and other public services and amenities will be made through payment of development impact fees to the City. 6.2 UNSP Regulatory Approach The procedures, regulations, standards and specifications described in the UNSP supersede any conflicting portions of the Palm Desert Municipal Code. Any development regulation and building requirement not addressed in the UNSP is subject to Applicable Law. The implementation procedures set forth in this section are intended to ensure the development of UNSP in accordance with the planning and design intent of this Plan, the City of Palm Desert General Plan, and Applicable Law. The UNSP applies to all lands within the UNSP area. All development proposals within the UNSP area boundaries must be consistent with the UNSP, the General Plan and City’s Municipal Code (PDMC). The Development Standards and Guidelines, presented in Chapters 3, 4 and 5 of this Plan, contain development regulations which are mandatory - and design guidelines which are advisory - for all properties within the UNSP area. 6.3 Schedule and Phasing A. City-Owned Property At the time of UNSP adoption, the City owns approximately 170 acres of land in the southwesterly portion of the UNSP. The City intends to sell the land to one or more qualified Master Developers in 2017-2018. Following that sale, the City will work with the Master Developer(s) through the subdivision and entitlement process, as defined in the Palm Desert Municipal Code and in this Section. B. Privately Owned Property The balance of the property within the UNSP area is privately owned and vacant at the time of Plan adoption. Accordingly, the privately owned property may be developed by a separate Master Developer from the City- owned propertymultiple developers. The City will work cooperatively with the owners of those properties and the buyer(s) of the City-owned property to ensure that the intentions of this Plan for an interconnected network of complete streets and related infrastructure and utility systems are implemented. The City will help the property owners to ensure that the phasing increments reasonably respond to market conditions at the time of development. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 6-3 C. Phasing Through consultation with the City’s planning and public works departments, the Master Developer(s) shall propose Phasing Plan(s) for City review, conditioning and approval. The Master Developer(s) of the City-Owned Property may prepare a separate Phasing Plan from the Phasing Plan prepared by the Master Developer(s) of the privately owned property. The Phasing Plan(s) shall: • Facilitate the orderly incremental build-out of the community based upon market and economic conditions; • Match Infrastructure improvements to meet the needs of each phase of development; • Protect all aspects of public health, safety and welfare; • Prioritize the development of a Phase I location and extent that helps to demonstrate the neighborhood place-making intentions of the Plan. Figure 6.1 illustrates a conceptual strategy for initial phase(s) the development. The illustrated location is only intended to provide an example of how a sample location can address the following benefits: • Prioritizes construction of a major framework street, with a gateway entrance from and existing street; • Delivers a complete Framework Street with a central open space surrounded by a variety of model homes, buildings, a central sales office and public amenities; • Together, these elements will help to demonstrate how the UNSP vision can be achieved through • the implementation of the applicable standards, guidelines to deliver a complete community. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 6-4 6.4 Infrastructure and Public Facilities This section provides an overview of the parties involved in the implementation, ownership, and long-term maintenance responsibilities for the private infrastructure and public facilities/services required to support the 400- acre UNSP Area. Related to the text below, please see Figure 6.2.A (Water Network), Figure 6.3 (Wastewater Network), Figure 6.4 (Stormwater Network), and Sections 3.2 and 3.3 (Street Network). Development of the UNSP will require the extension of existing backbone infrastructure and services into the neighborhoods of the UNSP area in order to provide water, wastewater disposal, storm drainage, roads, public utilities, public safety services and solid waste services. The Master Developer(s) are responsible for providing the infrastructure improvements necessary to serve the plan area, as described in Chapter 5, and as will be further defined through the Precise Plan process - see Section 6.8, below, and the tentative map conditioning and approval process. Table 6.1, below, provides infrastructure costs estimates based on the conceptual street network and block pattern within the University Neighborhood and University Village portions of the UNSP area. All infrastructure cost estimates are subject to based on the Master Developer(s) Precise Plan(s) and approval from the City. TABLE 6.1 INFRASTRUCTURE IMPROVEMENT COST ESTIMATE ITEM TOTAL Streets and Alleys $22,300,000 Sanitary Sewer $16,100,000 Domestic Water $15,250,000 Recycled Water N/A Storm Drain $5,800,000 Grading $17,700,000 Dry Utilities $5,000,000 TOTAL $82,150,000 Source: Dudek, April 2016. 6.5 Financing Plan The Financing and Maintenance Plan for the UNSP will ensure the timely completion of public facilities, streets, utilities, and other necessary capital improvements, as well as the proper maintenance of these facilities. The following principles shall guide the development and funding of facilities and public services for the UNSP: • Use pay-as-you-go financing to the extent possible. Use debt financing only when essential to provide facilities necessary to maintain service standards. • Fully fund new on-site and off-site public infrastructure and services needed to support the UNSP development; • Utilize existing fee programs to fund required off- site infrastructure. • Fund the costs of mitigating the adverse impacts on the City’s existing infrastructure; • Provide for a fair allocation of costs among land uses. • Phase on-site improvements to ensure that they are constructed when necessary and when funds are available to construct public improvements; • Provide for reimbursements from other development for infrastructure costs that the UNSP area is required to advance; and • Ensure financing mechanisms are flexible to accommodate different combinations of infrastructure timing and funding requirements. The following policies govern the financing of infrastructure and public services for the UNSP in accordance with the above principles: • Fund the full costs of on-site and off-site public infrastructure and public services required to support the development in the UNSP area from revenues generated by development within the UNSP area, except where specific existing City, County, District or State sources are available. • Allocate the core infrastructure costs to property within the UNSP area based on the general principles of benefit received, with consideration of the financial feasibility of the proposed land use. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 6-5 • Require development projects in the UNSP area to fund the over-sizing of facilities if required by the City, subject to reimbursement from future developments benefiting from the over-sizing. • Require Neighborhood Builder(s)/Developer(s) who proceed ahead of the infrastructure sequencing plan to pay the costs of extending the core infrastructure to their project subject to future reimbursement. • Require dedication of land for road improvements and construction of road improvements consistent with city-wide policies. Utilizing these principles will optimize the use of available resources and ensure that adequate infrastructure and services are provided in a timely manner. If necessary, a detailed financing plan that will specify the financing strategy in greater detail and provide additional infrastructure financing options, such as bonds secured by special taxes will be prepared by the Master Developer/ Builder. As shown in Table 6.1, the total cost of the on-site infrastructure program will be approximately $82 million. These amounts also do not include the costs of in-tract and other subdivision-specific improvements, which are assumed to be independently financed as part of the vertical development. A Community Facility District (i.e., Mello-Roos), Landscaping and Lighting District or other types of assessment districts, Geologic Hazard Abatement District (GHAD), Homeowners Association (HOA), or other mechanisms including conventional subdivision financing may be used to fund the development of on-site infrastructure improvements (e.g., streets, sewers, water and storm drains) and the operation and maintenance of the parks, streetlights, and other landscaping improvements. 6.6 Approvals, Amendments and Changes A. Existing Zoning Regulations The UNSP area is comprised of two City zones - Planned Residential (PR) and Planned Community Development (PCD) - within the City’s Zoning Code. The UNSP amends and restates the previously approved zones (updated in 2010) in its entirety; however, the UNSP must be adopted by ordinance. B. Approvals The UNSP applies to any of the following within the Specific Plan area boundaries: • Land use activity; • New buildings and signage; • Modifications/additions to existing buildings and signage; • Subdivision of land or a building; and, • Improvements to a site. All required permits/approvals must be obtained before the proposed use, and any structures related to the proposed use, are constructed, otherwise established or put into operation. Unless specified otherwise, the UNSP will be administered and enforced by the Director, Planning Commission and City Council. Applications must be processed and approved by the applicable requirements and findings of the UNSP and the PDMC Section 25.78.080. C. Municipal Code Reference In the event of a conflict between the Palm Desert Municipal Code and the UNSP, the UNSP takes precedence over the PDMC. The Community Development Director (“Director”) is authorized to provide administrative determinations regarding the UNSP. Such administrative determinations must be in writing and may be appealed in accord with the PDMC. The UNSP provides form-based zoning and applicable land uses based on the following form-based zones: • Neighborhood Low (NL); • Neighborhood Medium (NM); • Neighborhood Center (NC); and, • Open Space (OS). Full descriptions of UNSP zones, their assigned locations and permitted uses may be found in Chapter 4. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 6-6 D. Director Authority 1. The Director has the authority to implement the UNSP in accordance with Applicable Law. 2. The Director has the authority to interpret the UNSP. In the event that a specific use or type of use is not listed as a permitted use, the Director has authority to determine whether the proposed use is similar to a permitted use and whether the use is permitted, permitted subject to conditions, permitted as a temporary use, or prohibited. In determining “similarity,” the Director must make all of the following findings: • The proposed use meets the intent of, and is consistent with, the goals, objectives and policies of the General Plan and the UNSP; • The proposed use does not adversely impact the public health, safety and general welfare of the City’s residents; and • The proposed use shares characteristics common with, and is not of greater intensity or density or does not generate more environmental impacts than those uses listed in the permitted uses section. 3. Any applicant, interested person, or public official may appeal Project Clearance or Specific Plan Amendment decisions of the Director to the Planning Commission in accordance with the UNSP. E. Administrative Modifications 1. The Director is authorized to make technical corrections, in a form approved by the City Attorney, to maps, diagrams, tables, and other similar documents that may be required to reconcile the changes made by the UNSP with the Project Approval and Applicable Law. 2. In addition, the Director is authorized to make the following technical amendments, in a form approved by the City Attorney: • Realignment or modifications to internal streets serving the project, lot lines, easement locations and grading adjustments, if approved by the City Engineer. • Minor modifications to design criteria such as paving treatments, architectural details and related criteria. • Minor modification to landscape treatments, fencing, lighting, trails, and entry treatments, provided the modifications are in substantial conformance with the purpose and intent of the specified design criteria. • Minor modifications to landscape treatments, fencing, lighting, trails, and entry treatments, provided the modifications are in the substantial conformance with the purpose and intent of the specified design criteria. • Minor expansions or reductions (not to exceed 25%) of the required setbacks set forth in Table 4.2, Development Standards. F. Specific Plan Amendments Amendments to this Specific Plan may be initiated by application for a proposed amendment by a land owner of the affected parcel(s) within the UNSP area, or by the City. The application for amendment shall be reviewed and approved by the City based on the following criteria:. 1. Director Approval: The following amendments shall be subject to administrative review and approval by the Director: • Minor changes to the UNSP that provide supplemental detail consistent with the existing content of the UNSP. • Minor changes in Planning Area boundaries that increases or decreases any Planning Area acreage by 15% or less. • Minor changes in overall density or lot coverage that increase total land use allocation by 10% or less. • Reconfiguration of Planning Areas consistent with Section D.4.Changes in any Specific Plan Area boundary; and, • Changes in standards or regulations, including landscaping and design standards. 2. City Council Approval: The following amendments shall be subject to review and approval by the City Council, upon recommendation by the Planning Commission: • Any change in land use designation, including the addition of the Professional/Medical Overlay, applicable to a Planning Area. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 6-7 • Major changes in the UNSP that affect the purpose and intent of this document. • Major changes in Planning Area boundaries that increase or decrease any Planning Area acreage by 15.1 % or more. • Major changes in overall density or lot coverage that increase total land use allocation by 10.1% or more. G. Miscellaneous Any time limit established by the UNSP may be extended by mutual agreement between the applicant and the Director, the Planning Commission or the City Council, as the case may be. H. Noticing All noticing required by the UNSP will be accomplished at the cost of the applicant seeking a Project Clearance, or other action in accordance with the UNSP and/or Applicable Law. 6.7 Precise Plans Prior to or concurrently with the application for any tentative subdivision map for any phase of development, the applicant shall submit a Precise Plan application, for the proposed phase of development. That Precise Plan shall be reviewed, found consistent with the intent and regulations of this UNSP, and approved by the Planning Commission prior to or concurrently with the approval of any tentative or final map. Subsequent map amendments and/or lot line adjustments must also be found by the Director or his/her designee to be consistent with the approved Precise Plan. The intention of this requirement is that each new phase of development be seamlessly integrated with and well connected to adjoining development, whether existing or future, per the policies and standards of the UNSP. Requirements for a complete application include: • The application shall address and clearly depict that proposed phase of development and the complete Planning Sub-area(s) - see Section 3.2 - of which it is a part. The edges of adjoining Sub-Areas shall also be shown, indicating the location and configuration of any existing or planned street connections. • All streets within the affected Planning Sub-area(s), indicating connections to existing streets within and abutting the Sub-area - or planned streets • as illustrated in the Regulating Plan, Figure 3.5 of Section 3.2 - in accordance with the connectivity requirements of Section 3.2. • All blocks within the planning Sub-area, including the proposed typical lot dimensions and intended development types, in accordance with the block size requirements of Section 3 and the lot size requirements of Section 4. • The Precise Plan shall include a Precise Regulating Plan for the entire Sub-area, identifying for each block or portion of block the intended Neighborhood Zone. The Precise Regulating Plan shall be in substantial conformance with the Regulating Plan shown in Figure 4.1 of Section 4.2. • The Precise Plan shall identify the intended development intensity zone by zone and block by block for the proposed phase of development, and a calculation indicating the remaining development capacity of the Sub-area(s). CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 6-8 • All open spaces within the affected Sub-area(s), including the proposed type and function of each space in accordance with the Public Open Space Standards in Section 3.6. • The Precise Plan shall include a Master Landscape Plan (MLP) for the proposed phase of development. The MLP shall identify street trees for all streets - both existing, if any, and proposed - and all public and/or shared open spaces, both existing and proposed. • The size, type and function of each open space - per the Public Open Space Standards in Section 3.6 - shall be identified in the MLP, along with the preliminary landscape design of each, specifying the types and sizes of plant and hardscape materials. • A preliminary stormwater drainage and management plan for the proposed phase of development shall accompany the MLP, demonstrating that the sizes and designs of the open spaces - typically including planters within the streets, areas of pervious pavement, attached and detached neighborhood greens and greenways, parks and squares - are capable of meeting City stormwater retention requirements. If any portion of the stormwater management system for the proposed phase of development is intended to be met by another existing or future phase of development that shall be clearly shown and will become a condition of map approval. 6.8 Submission, Review and Approval All subdivision maps of any type must be submitted, reviewed and approved in accordance with the Palm Desert Municipal Code and the California Subdivision Map Act. For projects requiring a tentative tract map(s) or parcel map(s), the PNMP requirements as set forth in Section 6.8, above, shall apply, along with other relevant provisions and procedures of the UNSP, in addition to provisions otherwise provided in the PDMC. Applications for tentative and final subdivision maps, parcel maps, and lot line adjustments must be filed with the Planning Director and/or the City Engineer in accordance with the PDMC. A. Map Revision Approvals 1. Purpose. The provisions of this section set forth findings, procedures, and fees for changes to Tentative Tract Map and subsequent recorded final maps (Map Revisions). Map Revisions are authorized by compliance with this section in order to facilitate and expedite implementation and build- out of planned development within the UNSP area. Map Revision applications may consist of applications for certificates of correction (COC), lot line adjustments (LLA), record map modifications (RMM)/amending maps (AM), tentative parcel maps (TPM), tentative maps (TM) and any related final map clearances (MC). 2. Fees. The fee or fees established by city council resolution for processing, recording or other services related to Map Revisions must be paid by the Permittee(s). 3. Materials for Filing a. COC/LLA/RMM/AM Applications. Any Permittee proposing a COC/LLA/RMM/AM pursuant to this section must submit the following information, as applicable: b. All materials must be submitted as required by the PDMC and the City’s Planning Department. 4. Applicant. An application for a Map Revision must be signed by all parties having any record title interest in real property identified specifically as part of the requested revision. In order to initiate the CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 6-9 Map Revision review process, the Permittee(s) must submit a complete application consistent with the Materials for Filing section identified above. 5. Review Process. A complete Map Revision application must be submitted by the Permittee(s) to the Director. The application must be forwarded by the Director for review by the Development Review Committee (including the Public Works Director) within five business days of its receipt. The Director must conduct environmental review in compliance with the California Environmental Quality Act (CEQA). Any Map Revision requiring a Supplemental and/or Subsequent Environmental Impact Report (EIR) must be referred to the Planning Commission. Sequential LLAs, each involving for (4) lots or less, are permissible without limitation as to number within the UNSP area and deemed in compliance with Government Code § 66412(d). 6. Approval Procedure. The Director is the decision maker for certificates of correction, lot line adjustments, tentative parcel maps, and final parcel map/map clearances. The City Council is the decision maker for record map modifications/ amending maps and tentative maps. 7. Relationship of Revisions to Approved Map. Map Revisions will supersede the lot configuration contained in the Approved Final Map applicable to such individual lot(s). Except as affected by a Map Revision, all other provisions of the Approved Final Map will continue in full force and effect. a. Map Revision Expiration i. A Map Revision remains valid if it meets all requirements of the UNSP. ii. A Map Revision expires 36 months after the approval date, unless the City grants a time extension in accordance with this section. iii. The Director may grant a 36 month extension, for good cause shown, before the initial time period expires. iv. Upon a Map Revision expiration, all map entitlements revert back to the previously recorded map instrument. B. Individual Project Approvals Individual Project applications must be reviewed by the Director for their consistency with the UNSP, including the Development Standards and Design Guideline herein. 1. Project Clearances a. Unless otherwise exempt, the Director must issue a Project Clearance before the City can issue a grading permit or building permit. b. The Director cannot issue a Project Clearance unless an Individual Project complies with all applicable provisions of the UNSP and other Applicable Law. 2. Findings A Project Clearance must include written findings by the Director that the Individual Project complies with all applicable provisions of the UNSP and may only be issued if all of the following specific findings can be made: a. That the proposed development conforms to the applicable policies of the General Plan and the applicable provisions of the zoning regulations within the PDMC. b. That the proposed development is located on a legally created lot. c. That the subject property is in compliance with all laws, rules, regulations pertaining to d. subdivisions, permitted uses, design guidelines, development standards, and any other applicable provisions of the UNSP. 3. Covenant A Project Clearance must include a requirement that the Permittee either submit evidence of the Permittee’s previous acceptance of all recorded Project Approval conditions of approval, or if new conditions of approvals are imposed in the Project Clearance process, record a new agreement (against only those lot(s) affected by the Individual Project) concerning new specific information/ conditions contained in the Project Clearance (e.g., Agreement to Comply with Conditions of Approval) before the City issues Occupancy Clearance for that Individual Project. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 6-10 The agreement must be in a form approved by the City Attorney and include provisions requiring it to run with the land and be binding on any subsequent owners, heirs or assigns. After recordation, a copy bearing the County of Riverside Recorder’s number and date must be given to the Director for attachment to the subject case file. 4. Advisory Determination An applicant may request, at the applicant’s cost, that the Director conduct a preliminary review of an Individual Project application for an advisory non- binding determination of compliance with the provisions contained in the UNSP. 5. Community Development Director’s Review In approving a Project Clearance for an Individual Project, the Director may impose only those applicable conditions of approval/mitigation measures that were previously imposed in connection with the Project Approval, with the exception that new conditions may be imposed as necessary to ensure that previously imposed Project Approval conditions of approval are effectively implemented for the Individual Project being reviewed (e.g., construction notifications, construction buffering requirements, construction monitoring efforts). In approving a Project Clearance, referred by the Director to the Planning Commission, the Planning Commission may impose applicable conditions of approval/ mitigation measures that were previously imposed in connection with the Project Approval as well as any new conditions of approval/ mitigation measures associated with new potentially significant environmental impacts identified through CEQA analysis. In addition, new conditions may be imposed as necessary to ensure that previously imposed Project Approval conditions of approval are effectively implemented for the Individual Project being reviewed (e.g., construction notifications, construction buffering requirements, construction monitoring efforts). a. Referral to Public Works Director. After receiving a Project Clearance application, the Director will transmit a copy of the application to the Public Works Director and Building Official requesting comment. The Public Works Director will make the determinations required by the UNSP and provide a written determination on the Individual Project to the Director. b. Compliance with Environmental Guidelines. Upon receipt of an application for Project Clearance, the Director must determine whether the Individual Project/Map Revision is consistent with CEQA. c. Development Configuration Matching Project Approval. If the Individual Project is consistent with the development reflected on Table 4-3 and the Director determines that the Project Clearance complies with all other applicable requirements of the UNSP, the Director may impose any applicable conditions of approval/ mitigation measures appropriate for the Individual Project and may issue a Project Clearance conditioned upon the implementation of those conditions/ mitigation measures. d. Development Configuration Consistent with Environmental Guidelines. If the Individual Project, while not consistent with the development reflected in Table 4-3, is consistent with the requirements of the UNSP, the Director may impose applicable conditions of approval mitigation measures and issue a Project Clearance conditioned upon compliance with those conditions/ mitigation measures. e. Development Configuration Inconsistent with Environmental Guidelines for which an EIR is not Required. If the Individual Project conforms to the requirements of the UNSP, but requires additional environmental analysis under CEQA, the Director must inform the Applicant that an additional environmental assessment will be required for the Project and require a deposit from the applicant to proceed with additional Individual Project review. The Director may then conduct an environmental review in compliance with CEQA and take appropriate action as to a Project Clearance. f. Development Configuration Inconsistent with Environmental Guidelines for which an EIR is Required. If the Individual Project conforms to the requirements of the UNSP, but requires a Supplemental or Subsequent Environmental Impact Report (EIR) in order to comply with CEQA, the Planning Commission is the decision maker for Project Clearance. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 6-11 g. Finding of Inconsistency. If the Director finds the Individual Project is inconsistent with Applicable Law, including the UNSP, the Director must deny the application in writing. The written denial will identify the reasons for inconsistency. The Permittee may amend its application or appeal the Director’s decision in accordance with the PDMC 26.20.117, et seq. h. Referral to Planning Commission. The Director may determine on a case-by-case basis that the public interest would be better served by holding a public hearing before the Planning Commission to determine whether the Director should issue a Project Clearance. 6. Relationship of Project Clearance to Project Approval a. Upon the City issuing a Project Clearance, plans for each such approved Individual Project will supersede the plans contained in the Project Approval originally applicable to such Individual Project’s lot. Except where inconsistent with the approved Individual Project, all other provisions of the Project Approval apply to the Individual Project. b. Each Project Clearance constitutes a “Project Approval” as defined by Applicable Law; no amendment of the UNSP Approval is required in association with approval of a Project Clearance. 7. Relationship of Project Clearance to Approved Map a. An application for an Individual Project may include a Map Revision in order to better configure lots to the proposed building and/or parking areas. The City may approve such Map Revisions concurrent with the Project Clearance. Map Revisions may be processed as a certificate of correction, record map modification/amending map, lot line adjustment, parcel map, or tentative map, as applicable, in accordance with the provisions of the UNSP. b. Map Revisions approved concurrent with the Project Clearance will supersede the lot configuration contained in the Approved Project applicable to such individual lot. Except as affected by a Project Clearance, all other provisions of the Approved Project will continue in full force and effect. c. Expiration of a Project Clearance for an Individual Project does not affect the validity of a certificate of correction, record map modification/ amending map, lot line adjustment, parcel map, or map. 8. Rights Granted Under Project Clearance A Project Clearance indicates compliance with the UNSP and the Applicable Law. 9. Project Clearance Expiration a. A Project Clearance for an Individual Project expires 24 months after the approval date, unless within such period physical construction of the Individual Project is substantially commenced, and/or the beginning of the authorized use commenced, or the City grants a time extension in accordance with this section. b. The Community Development Director may grant a one year extension, for good cause shown, before the initial time period expires. c. Upon a Project Clearance expiration, all entitlements revert back to Land Use Permit Time Limits and Extensions, as defined in PDMC 25.60.100. CITY OF PALM DESERT UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN| AMENDED ??, 2023 01.07.17 | 6-12 C. Utility Plan A Utility Plan must be submitted for City approval. All utility service connections and above-ground mounted equipment (such as backflow prevention devices) must be screened from view and painted in earth tones or other colors compatible with the surrounding area (red is prohibited). Screening may include a combination of landscaping, fencing, walls, or lattice. All gas and electrical meters must be concealed and/or painted to match the surroundings. Utility transformers must be placed in underground vaults unless proven to be technically infeasible. All transformers and vaults that must be located in the right-of-way must be installed below grade unless otherwise approved by the City. If not installed below grade, such facilities must be screened from public view. D. Landscape Plan The Permittee must prepare a detailed landscape plan for each Individual Project that identifies existing landscaping, proposed new landscaping (trees, shrubs, groundcover by species), size of plant materials, and location of landscaping. Landscaping must consist of drought- tolerant native and/ or Mediterranean type species which provides adequate enhancement of the property and screening from surrounding areas. The use of invasive plants is prohibited. Landscaping must be used to soften building masses, to reinforce pedestrian scale, and to provide screening along public street frontages and within parking areas. Chapter 2 outlines the essential form that the UNSP is intended to take, including landscape and recreational areas. Front Yard landscape for individual lots is identified in Section A.5 Private Frontage Types. As building and parking lot coverage are anticipated to change and evolve as the UNSP is built out, the landscape coverage requirements for Individual Projects may similarly evolve. E. Maximum Development Yield and Density Transfers The maximum development yield for the areas subject to the UNSP is 2,618 dwelling units. During site development plan review, minor adjustments to planning area boundaries, and road alignments, may require adjustment of the Planning Area density allocations defined in Section 4.2 Development Potential and Section 4.4 Development Standards. Requests by Neighborhood Builder(s)/Developer(s) for density transfers between neighborhood planning areas may be submitted for City consideration and approval, subject to prior authorization by the Master Developer. An approval by the Director of a density transfer between neighborhood planning areas may exceed the maximum development potential for an individual planning area, provided that the maximum total development potential of the entire Plan is not exceeded and that the intent and other requirements of this Plan and development standards are met. Density transfers are subject to the following provisions: 1. The density transfer meets the provisions of the Development Standards and occurs within the development envelope on the approved Land Use Plan and Grading Plan of this Specific Plan; 2. The transfer is consistent with the integrity of the subject zone category in terms of overall intensity; 3. There would be no major impacts on approved infrastructure plans, including major changes to the approved circulation plan or pedestrian network; 4. Land use compatibility and neighborhood integrity are not compromised. PREST | VUKSIC | GREENWOOD A R C H I T E C T S I N T E R I O R S UNIVERSITY MEDICAL OFFICE PARK MEDICAL OFFICE BUILDING PALM DESERT, CA Preliminary Development Plan Case No. # SP/EA 22-0002 / PP22-0009 GERALD FORD DR TECHNOLOGY DRIN T E R S T A T E 10 COOK STFRANK SINATRA DRIVEGERALD FORD DRCOLLEGE DRUNIVERSITY PARK DRIVECOLLEGE DR.TECHNOLOGY DR.Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S 1" = 400'-0" A001 SHEET INDEX MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 221055VICINITY MAP VICINITY MAP - ENLARGED PROJECT INFORMATION OWNER DESERT CARE NETWORK TENET HEALTHCARE APPLICANT PREST VUKSIC GREENWOOD ARCHITECTS 44-530 SAN PABLO AVE., STE 200 PALM DESERT, CA 92260 AREA DATA SITE ACREAGE: GROSS ACREAGE: BUILDING AREA: BUILDING 1 - MEDICAL OFFICE BUILDING: BUILDING 2 - MEDICAL OFFICE BUILDING: TOTAL: PARKING DATA REQUIRED PARKING PARKING PROVIDED STANDARD ADA STANDARD ADA VAN EV EV ADA AM/EL VAN EL 10.46 ACRES 94,700 SF 20,000 SF 114,700 SF 35% 25%* 33% 436 12 3 94 12 14 3 TOTAL:574 SPACES CONSULTANTS PREST VUKSIC GREENWOOD ARCHITECTS 44-530 SAN PABLO AVE., STE 200 PALM DESERT, CA 92260 760.779.5393 JOHN GREENWOOD ARCHITECT LOT COVERAGE: MAX. ALLOWED: PROPOSED: 114,700 / 455,637 = LANDSCAPE COVERAGE: 150,078 SF / 455,637.6 = SHEET NO. SHEET NAME ARCHITECTURE A000 COVER SHEET A001 SHEET INDEX CIVIL C1 PRELIMINARY GRADING & DRAINAGE PLAN - TITLE SHEET C2 PRELIMINARY GRADING & DRAINAGE PLAN - PLAN SHEET C3 PRELIMINARY GRADING & DRAINAGE PLAN - PLAN SHEET C4 PRELIMINARY GRADING & DRAINAGE PLAN - PLAN SHEET CIVIL - UTILITY 1 CONCEPTUAL UTILITY PLAN TITLE SHEET 2 CONCEPTUAL UTILITY PLAN ARCHITECTURE A101 OVERALL SITE PLAN PHASE 1 A102 OVERALL SITE PLAN PHASE 2 A110 SITE AND TRASH ENCLOSURE WALLS A120 SITE SECTIONS A121 SECTIONS THROUGH ADJACENT LOTS A200 EXITING/LIFE SAFETY PLANS A201 FIRST FLOOR PLAN A202 SECOND FLOOR PLAN A203 THIRD FLOOR PLAN A204 ROOF PLAN A301 ELEVATIONS A302 ELEVATIONS A303 ELEVATIONS A304 ELEVATIONS A501 NORTHEAST VIEW A502 NORTHWEST VIEW A503 SOUTHEAST VIEW A504 NORTH VIEW A601 MATERIAL BOARD ELECTRICAL E0.1 PHASE 1 - ELECTRICAL PHOTOMETRIC E0.2 PHASE 2 - ELECTRICAL PHOTOMETRIC E0.3 ELECTRICAL CUT SHEETS LANDSCAPE L0.1 LANDSCAPE PLAN PHASE 1 L0.2 LANDSCAPE PLAN PHASE 2 L0.3 LIGHTING PLAN L0.4 LIGHTING DETAIL BUILDING 1: BUILDING 2: 474 100 574 SF/1000 X 5 (MEDICAL) TOTAL REQUIRED BUILDING DATA TYPE OF CONSTRUCTION BUILDING 1 SPRINKLERED NO. OF STORIES GREATEST HEIGHT TYPE VA YES 3 54'-0" PARKING AREA: LANDSCAPE REQUIRED: 230,795 SF X 15% = LANDSCAPE AREA: 230,795 SF 34,620 SF 150,078 SF MICHAEL BAKER INTERNATIONAL 74-410 GERALD FORD DR., STE 100 PALM DESERT, CA 92211 760.776.6131 CIVIL ENGINEER HSA DESIGN GROUP 41990 COOK STREET BUILDING I-801B PALM DESERT, CA 92211 760.341.1515 LANDSCAPE ARCHITECT ZONING NC - NEIGHBORHOOD CENTER UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN LEGAL DESCRIPTION APN - 694-580-026 PROJECT DESCRIPTION / LOCATION THE PROJECT CONSIST OF TWO PROFESSIONAL MEDICAL OFFICE BUILDINGS. BUILDING 1 IS A 3 STORY 95,000 SF PROFESSIONAL MEDICAL OFFICE BUILDING CONSISTING OF USES SUCH AS: DIAGNOSTIC RADIOLOGY, RADIATION ONCOLOGY, URGENT CARE, LAB, AND PROFESSIONAL MEDICAL SPECIALIST. BUILDING 2 IS A FUTURE MEDICAL OFFICE BUILDING CONSISTING OF A SINGLE STORY APPROXIMATELY 20,000 SF AND MAX HEIGHT 25'-0". AG DESIGN INC. 2100 W ORANGEWOOD AVE SUIT165 ORANGE, CA 92868 ELECTRICAL ENGINEER - MAX HEIGHT ALLOWED FOR SPRINKLERED BUILDING TYPE VA, OCCUPANCY B IS 70 FT ACCORDING TO 2022 CBC TABLE 504.3, THEREFORE IT COMPLIES. - MAX NUMBER OF STORIES ALLOWED FOR SPRINKLERED BUILDING TYPE VA, OCCUPANCY B IS 4 FLOORS, ACCORDING TO 2022 CBC TABLE 504.4, THEREFORE IT COMPLIES. FIRST FLOOR 38,400 SF SECOND FLOOR 28,570 SF THIRD FLOOR 28,580 SF GRAND TOTAL 95,540 SF BUILDING AREA - MAX ALLOWABLE AREA OF EACH STORY FOR SINGLE-OCCUPANCY BUILDING WITH A MAXIMUM OF THREE STORIES ABOVE GRADE SHALL BE DETERMINED WITH EQUATION 5-1: Aa = At + (NS X If) , PER CBC SECTION 506.2.1 FOR BUILDING 1: Aa = 54,000 + (18,000 x 0.75) = 67,500 SF PER FLOOR (TABLE 506.2 & 506.3) THEREFORE IT COMPLIES. OCCUPANCY BUILDING 1 BUILDING 2 B B BUILDING 2, PHASE 2 TO BE REVIEWED ON SEPARATE APPLICATION TYPE OF CONSTRUCTION BUILDING 2 NO. OF STORIES GREATEST HEIGHT N/A 1 25'-0" FH◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊EARTHWORK ESTIMATE75410 GERALD FORD DRIVE, STE. 100, PALM DESERT, CA. 92211760-346-7481"NOT FOR CONSTRUCTION"REVISED: 03/07/2023CIVILSTATE OF CALI FOR NIA R EG ISTERE D P ROFESSIONAL ENGINEERJOHN D . TANNER IIINo. 60132VICINITY MAPCIVIL ENGINEERSOILS ENGINEEROWNERARCHITECTABBREVIATIONSDISTURBED AREAAPNSITE MAP / SHEET INDEX23 & 4 s s s s s ssssssss XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXX X X X X X◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊X X X X XXXXXCOLLEGE DRIVE GERALD FORD DRIVEUNIVERSITYPARK DRIVEMEDICAL BUILDINGPROPOSEDFF=183.20GERAL D F O R D D R I V E75410 GERALD FORD DRIVE, STE. 100, PALM DESERT, CA. 92211760-346-7481"NOT FOR CONSTRUCTION"REVISED: 03/07/2023CIVILSTATE OF CALI FOR NIA R EG ISTERE D P ROFESSIONAL ENGINEERJOHN D . TANNER IIINo. 60132MATCH LINE - SEE SHEET 3 s s s s sssssssssssssssssssssssss sss XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊ ◊◊◊◊◊◊◊◊◊◊◊ ◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊COLLEGE DRIVE RETENTION BASINTECHNOLOGY DR IVE BUILDING SITEFUTUREPE=179.3GERALD FORD DRIVE75410 GERALD FORD DRIVE, STE. 100, PALM DESERT, CA. 92211760-346-7481"NOT FOR CONSTRUCTION"REVISED: 03/07/2023CIVILSTATE OF CALI FOR NIA R EG ISTERE D P ROFESSIONAL ENGINEERJOHN D . TANNER IIINo. 60132MATCH LINE - SEE SHEET 245"(1140 mm)18"(450 mm) MIN*8'(2.4 m)MAX12" (300 mm) MIN77" (1950 mm)12" (300 mm) MIN6"(150 mm) MINDEPTH OF STONE TO BE DETERMINEDBY SITE DESIGN ENGINEER 9" (230 mm) MINDCBA*TO BOTTOM OF FLEXIBLE PAVEMENT. FOR UNPAVEDINSTALLATIONS WHERE RUTTING FROM VEHICLES MAY OCCUR,INCREASE COVER TO 24" (600 mm).6" (150 mm) MINPERIMETER STONE(SEE NOTE 4)EXCAVATION WALL(CAN BE SLOPED OR VERTICAL)MC-3500END CAPSUBGRADE SOILS(SEE NOTE 3)PAVEMENT LAYER (DESIGNEDBY SITE DESIGN ENGINEER)ADS GEOSYNTHETICS 601T NON-WOVEN GEOTEXTILE ALLAROUND CLEAN, CRUSHED, ANGULAR STONE IN A & B LAYERS s s s s sssssssssssssssssssssssss sss XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊ ◊◊◊◊◊◊◊◊◊◊◊ ◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊MEDICAL BUILDINGFUTUREFF=179.3±GERALD FORD DRIVETECHNOLOGY DR IVE COLLEGE DRIVE RETENTION BASIN75410 GERALD FORD DRIVE, STE. 100, PALM DESERT, CA. 92211760-346-7481"NOT FOR CONSTRUCTION"REVISED: 03/07/2023CIVILSTATE OF CALI FOR NIA R EG ISTERE D P ROFESSIONAL ENGINEERJOHN D . TANNER IIINo. 60132MATCH LINE - SEE SHEET 2 V V V V V V Vs s s s sssssss V V V V V VXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXX X X X◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊X X X X XXXXXGERALD FORD DRIVEMEDICAL BUILDINGPROPOSEDUNIVERSITY PARK DR.COLLEGE DRIVE 75410 GERALD FORD DRIVE, STE. 100, PALM DESERT, CA. 92211760-346-7481"NOT FOR CONSTRUCTION"REVISED: 03/07/2023CIVILSTATE OF CALI FOR NIA R EG ISTERE D P ROFESSIONAL ENGINEERJOHN D . TANNER IIINo. 60132MATCH LINE - SEE SHEET 2VICINITY MAPCIVIL ENGINEERSOILS ENGINEEROWNERARCHITECT V Vs s ss s V V V V V V V V V V V V V V V V V V V Vssssss sssssssss sssss ss sss sXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊ ◊◊◊◊◊◊◊◊◊◊◊ ◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊COLLEGE DRIVERETENTION BASINTECHNOLOGY DR IVE FUTURE MEDICAL BUILDINGGERALD FORD DRIVEMATCH LINE - SEE SHEET 175410 GERALD FORD DRIVE, STE. 100, PALM DESERT, CA. 92211760-346-7481"NOT FOR CONSTRUCTION"REVISED: 03/07/2023CIVILSTATE OF CALI FOR NIA R EG ISTERE D P ROFESSIONAL ENGINEERJOHN D . TANNER IIINo. 60132 41+00GRASS GRASS T T T BUILDING SUMMARY BUILDING 1 - MEDICALOFFICE BUILDING 94,700 SF SF BUILDING 2 - MEDICALOFFICE BUILDING 20,000 SF TOTAL BUILDING SQUARE FOOTAGE 114,700 SF PARKING SUMMARY PARKING REQUIRED - BLDG 1 94.7 SF/1000 PARKING REQUIRED - BLDG 2 - TOTAL PARKING REQUIRED 94.7 MEDICALX5 474 - 474 TOTAL PARKING PROVIDED 476 TOTAL REGULAR EL. VHCLS 75 PARKING SUMMARY TOTAL ACCESSIBLE EL. VHCLS TOTAL AM / EL. VHCLS 9 11 TOTAL VAN EL. VHCLS 2 TOTAL VAN ACC. VHCLS 2 TOTAL STANDARD ACC. VHCLS 8 LANDSCAPE SUMMARY LOT AREA 455,637 SF SF LANDSCAPE AREA 150,078 SF LANDSCAPE COVERAGE 33% PROPOSED LOT COVERAGE 25% G E R A L D F O R D D R I V E T E C H N O L O G Y D R I V EC O L L E G E D R I V E 20 5 15 15 20 20 21 21 9 14 15 16 18 18 18 14 14 22 5 18 18 18 15 3 MEDICAL OFFICE BUILDING 1 24'-0" MEDICAL OFFICE BUILDING 2 PHASE 2 18'-0"30'-0" 37'-0" 24'-0" 16'-6" 9'-0" 16'-6"24'-0" 24'-0" 16'-6" 9'-6" 162'-6" 10'-0" 24'-0"30'-0"18'-0"73'-5" 140'-0" 43'-0" 24'-0" B A120 A A120 35'-3"110'-0"SETBACK287'-6"S E T B A C K191'-6 "SETBACK107'-6"SETBACK99'-6"16'-6"24'-0"37'-0"24'-0"37'-0"30'-0"12'-6"189'-0"12'-6"24'-0"16'-6"16'-6" 24'-0" 10'-0" 126'-0" 10'-0"16'-6" 24'-0" 37'-0" 24'-0" 37'-0" 24'-0"26 EV14 EV13 EV 22 EVPROPERTY LINEN50°06'39" E 364.36'PROPOSED 6' HIGH BLOCK WALL N50°53'34" E 181.44'Δ= 38° 25' 45" R=1075.00' L=721.02'Δ = 6 6 ° 1 6 ' 5 1 " R =1 0 7 5 .0 0 ' L =1 2 4 3 .5 8 ' N29°21'18"W 27.90'Δ= 12° 59' 47" R=1038.00' L=235.45'Δ= 19° 44' 14" R=512.00' L=176.37'Δ= 04° 28' 15" R=510.00' L=39.80'Δ= 90° 00' 00" R=40.00' L=62.83'N54° 52' 37" 337.78' N39° 53' 21" 270.83' RIGHT OF WAY RIGHT OF WAY RIGHT OF WAYPROPOSED 30" WALL (TYP) PROPOSED 30" WALL (TYP) PROPOSED 30" WALL (TYP) PROPOSED 30" WALL TYP. PROPOSED 30" WALL TYP. PROPOSED 30" WALL TYP. Δ= 14° 59' 16" R=1355.00' L=354.45' 107 103 106 118 103 104 109 109 1 STORY MAX HT 25'-0" 119 119 117 Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S As indicated A101 OVERALL SITE PLAN PHASE 1 MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 2210550'25'50'100'200' 1" = 50'-0"1 SCHEMATIC SITE PLAN PHASE 1 ADA PATH KEYNOTES NO. DESCRIPTION 103 SITE WALL, SEE CIVIL 104 HARDSCAPE, SEE LANDSCAPE 106 ADA ACCESSIBLE CURB RAMP 107 ADA PARKING SPACE MARKING 109 TRASH ENCLOSURE 117 DECORATIVE PAVERS 118 WHEEL STOP 119 BICYCLE PARKING RACK248'-5 1/4"166'-8 3 / 4 " 41+00GRASS GRASS T T T G E R A L D F O R D D R I V E T E C H N O L O G Y D R I V EC O L L E G E D R I V E 20 5 15 15 20 20 21 21 9 14 15 16 18 18 18 14 14 22 5 18 18 18 15 3 MEDICAL OFFICE BUILDING 1PROPERTY LINE24'-0" 6 20 14 14 13N50°06'39" E 364.36'PROPOSED 6' HIGH BLOCK WALL N50°53'34" E 181.44'Δ= 38° 25' 45" R=1075.00' L=721.02'Δ = 6 6 ° 1 6 ' 5 1 " R =1 0 7 5 .0 0 ' L =1 2 4 3 .5 8 ' N29°21'18"W 27.90'Δ= 12° 59' 47" R=1038.00' L=235.45'Δ= 19° 44' 14" R=512.00' L=176.37'Δ= 04° 28' 15" R=510.00' L=39.80'Δ= 90° 00' 00" R=40.00' L=62.83'N54° 52' 37" 337.78' N39° 53' 21" 270.83' MEDICAL OFFICE BUILDING 1 RIGHT OF WAY RIGHT OF WAY RIGHT OF WAYMEDICAL OFFICE BUILDING 2 PHASE 2 B A120 A A120 17'-0"8'-0" 18'-0" 24'-0" 37'-0" 24'-0" 16'-6" PROPOSED 30" WALL (TYP) PROPOSED 30" WALL (TYP) PROPOSED 30" WALL (TYP) PROPOSED 30" WALL TYP. PROPOSED 30" WALL TYP. PROPOSED 30" WALL TYP.6'-0"16'-9"8'-0"10'-0"110'-3"10'-9"8'-0"Δ= 14° 59' 16" R=1355.00' L=354.45' 19 EV C A110 A110 A Sim 1 STORY MAX HT 25'-0" ADA PATH BUILDING SUMMARY BUILDING 1 - MEDICALOFFICE BUILDING 94,700 SF SF BUILDING 2 - MEDICALOFFICE BUILDING 20,000 SF TOTAL BUILDING SQUARE FOOTAGE 114,700 SF PARKING SUMMARY PARKING REQUIRED - BLDG 1 94.7 SF/1000 PARKING REQUIRED - BLDG 2 20 TOTAL PARKING REQUIRED 114.7 MEDICALX5 474 100 574 TOTAL PARKING PROVIDED 574 TOTAL REGULAR EL. VHCLS 94 PARKING SUMMARY TOTAL ACCESSIBLE EL. VHCLS TOTAL AM / EL. VHCLS 11 12 TOTAL VAN EL. VHCLS 3 TOTAL VAN ACC. VHCLS 4 TOTAL STANDARD ACC. VHCLS 11 LANDSCAPE SUMMARY LOT AREA 455,637 SF SF LANDSCAPE AREA 150,078 SF LANDSCAPE COVERAGE 33% PROPOSED LOT COVERAGE 25% Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S As indicated A102 OVERALL SITE PLAN PHASE 2 MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 2210551" = 50'-0"1 SCHEMATIC SITE PLAN PHASE 2 0'25'50'100'200' 6"5'-0"1" 3" 1"1" 6"5'-0"3'-0"5'-0"6" 14'-0" 6'-7"6'-7" 3X3 STEEL COLUMN, PRIMED AND PAINTED TO MATCH BUILDING STANDING SEAM ROOFING TRASH ENCLOSURE GATES, TO BE PRIMED AND PAINTED TO MATCH BUILDING STANDING SEAM ROOFING 8X8X8 PRECISION BLOCK ORCO BROWN VARIES 3'-0"1'-0"FINISH GRADE CONCRETE FOOTING #5 REBAR CONT. TYP. FOR 3 36" LAP MIN. 7/8" PLASTER FINISH OVER METAL LATH. MFR: DUNN EDWARDS, COLOR: DEW383 COOL DECEMBER 6X8X16 CONCRETE PRECISION BLOCK WALL #5 REBAR VERT. @ 24" O.C. GROUT ALL CELLS SOLID 2-#5 REBAR HORIZ., CONT. HARDSCAPE WHERE OCCURS 1'-0"MIN. 6"3'-4"CONCRETE CURB AND PARKING LOT6'-0" (TRASH ENCLOSURE)3'-0"1'-0"8X8X8 PRECISION BLOCK ORCO BROWN 2 - #4 REBAR HORIZON. CONT. GROUT ALL CELLS SOLID #5 REBAR HORIZON @ 24" O.C. 8X8X16 CONCRETE PRECISION BLOCK WALL ORCO BROWN AT TRASH ENCLOSURE CONCRETE SLAB WHERE OCCURS CONCRETE FOOTING #5 REBAR CONT. TYP. FOR 3 WEATHER TOOLED GROUT JOINT FINISH GRADE CONCRETE FOOTING #4 REBAR CONT. TYP. FOR 3 36" SPLICE MIN. 7/8" PLASTER FINISH OVER METAL LATH. MFR: DUNN EDWARDS, COLOR: DEW383 COOL DECEMBER WATERPROOFING ON BACKSIDE OF WALL #5 REBAR VERT. @ 12" O.C. 2-#5 REBAR HORIZ., CONT. HARDSCAPE WHERE OCCURS 1'-0"CONCRETE CURB AND PARKING LOT 2'-0"8"1'-0"MIN.3"10"3"4" PERFORATED DRAIN PIPE 1" DIA DRAIN HOLES IN FOOTING AT 24" O.C. Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S As indicated A110 SITE AND TRASH ENCLOSURE WALLS MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 2210553/4" = 1'-0"A TRASH ENCLODURE ELEVATION 1" = 1'-0"B SITE WALL 1" = 1'-0"C TRASH ENCLOSURE WALL1" = 1'-0"D RETAINING WALL DETAIL 41+00GRASS T T T T FIRST FLOOR 0" T.O. MECH SCREEN 54'-0" SECOND FLOOR 15'-0" THIRD FLOOR 30'-0" B A120 T.O. PARAPET 47'-0" PLPL BUILDING 1 - PHASE 1 MECH. SCREEN TRASH ENCLOSURE SETBACK 250'-6" SETBACK 100'-0" GERALD FORD DRIVE COLLEGE DRIVE RETAINING WALL, TYP. SEE GRADING PLANS SCREENED ROOF-MOUNTED EQUIPMENT 8" CURB TYP. DRIVEWAY PLANTED AREA DRIVEWAY PLANTED AREA DRIVEWAY ACCESS PATH PARKING DRIVEWAY PARKING T.O.P. 47'-0" T.O.P. 54'-0" 55'-0" HEIGHT LIMIT FROM FINISHED GRADE FIRST FLOOR 0" SECOND FLOOR 15'-0" THIRD FLOOR 30'-0" A A120 T.O. PARAPET 47'-0" BUILDING 1 - PHASE 1 PLANTING 73'-5" BUILDING 2 - PHASE 2 140'-0"PLANTING PARKING DRIVEWAY PARKING DRIVEWAY PARKING PLANTING T.O.P. 54'-0"T.O.P. 50'-0" T.O.P. 26'-0" T.O.P. 19'-0" MECHANICAL SCREEN MECHANICAL SCREEN PL PL PLANTING PARKING DRIVEWAY PARKING/PLANTING DRIVEWAY PARKING ACCESSWAY PLANTING RETAINING WALL RETAINING WALL ADJACENT LOT 55'-0" HEIGHT LIMIT FROM FINISHED GRADE TECHNOLOGY DRIVE 8" CURB TYP. SEE GRADING PLAN SCREENED ROOF MOUNTED EQUIPMENT BUILDING PAD ELEVATION SEE GRADING PLAN BUILDING PAD ELEVATION SEE GRADING PLANSETBACK 161'-0" SETBACK 191'-0" B A121 B A120 A A120 T E C H N O L O G Y D R I V EC O L L E G E D R I V E G E R A L D F O R D D R I V E Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S As indicated A120 SITE SECTIONS MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 2210551" = 30'-0"A Section A 1" = 30'-0"B Section B 41+00GRASS T T T T FIRST FLOOR 0" T.O. MECH SCREEN 54'-0" SECOND FLOOR 15'-0" THIRD FLOOR 30'-0" T.O. PARAPET 47'-0" LANDSCAPING 15'-9" PARKING 16'-6" DRIVEWAY 24'-0" PARKING 15'-0" PLANTING 7'-0" PARKING 15'-0" DRIVEWAY 30'-0" ADA PARKING 18'-0" ADA PATH 8'-0"LOT PAD EXTEND PL 6'-0" HIGH RETAINING WALL ADJACENT LOTS (LOT 281) UNI. MEDICAL OFFICE PARK LOT MECH. SCREEN SCREENED ROOF MECH. EQUIPMENT MECH. SCREEN T.O.P. 54'-0" T.O.P. 48'-6" T.O.P. 26'-0" T.O.P. 19'-0" RETAINING WALL 2 STORY RESIDENTIAL BLDG LINE OF SIGHT FROM ADJ. PAD 5'-4"UMOP PROPERTY LINE VIEW ABOVE PLANTS OBSTRUCTED VIEW THROUGH PLANTS 168'-0" ADJ. PAD ELEV. 193'-0" ABOVE SEA LEVEL T E C H N O L O G Y D R I V EC O L L E G E D R I V E G E R A L D F O R D D R I V E A A121 B A121 FIRST FLOOR 0" T.O. MECH SCREEN 54'-0" SECOND FLOOR 15'-0" THIRD FLOOR 30'-0" T.O. PARAPET 47'-0" PL MECH. SCREEN TRASH ENCLOSURE COLLEGE DRIVE SCREENED ROOF-MOUNTED EQUIPMENT 8" CURB TYP. PARKING DRIVEWAY PARKING T.O.P. 47'-0" T.O.P. 54'-0" ADJACENT LOTS (LOT 2) WROUGHT IRON FENCE OVER CMU WALL CMU RETAINING WALL LINE OF SIGHT FROM ADJACENT LOT PAD PL LANDSCAPING UNI. MEDICAL OFFICE PARK LOT T.O.FENCE 27'-2 1/2" APPROX. CURB ADJ. PAD ELEV. 202'-6" ABOVE SEA LEVEL 6'-0"2 STORY RESIDENTIAL BLDG OBSTRUCTED VIEW THROUGH IRON FENCE VIEW ABOVE FENCE 105'-0" 238'-5"2'-0"5'-4"Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S As indicated A121 SECTIONS THROUGH ADJACENT LOTS MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 2210551/16" = 1'-0"A SECTION THROUGH ADJACENT LOT WEST 1/16" = 1'-0"B SECTION THROUGH COLLEGE DRIVE TRAVEL LENGTH = 233' -2" < 300' *EXIT TRAVEL DISTANCE LENGTH = 61' -3" < 100' *COMMON PATH OF TRAVEL 1 2 max. allowed total 1 300'-0" 233'-2" OCC. TYPE(S) EXITING SUMMARY TOTAL OCC. LOAD NO. OF EXITS REQ'D NO. OF EXITS PROV'D B 233 2 4 TRAVEL LENGTH = 105' -4" < 300' TO -STAIR A 130 *EXIT TRAVEL DISTANCETRAVEL LENGTH = 244' -10" < 300' TO -LOBBY 131 *EXIT TRAVEL DISTANCE LENGTH = 96' -3" < 100' *COMMON PATH OF TRAVEL EXIT 1 EXIT 3 EXIT 2 EXIT 4 max. allowed total 2 300'-0"244'-10" MEP/EMR 7'-0"3'-11 1/4" 1 2 0 '-0 " M I N R E Q U I R E D E X I T S E P A R A T I O N355'-1 1 " E X I T SE P A R AT I O N 2 7 9 '-0 " TENANT 1 34,640 SF BUSINESS GROUPB TRAVEL LENGTH = 128' -2" < 300' TO -STAIR B 129 *EXIT TRAVEL DISTANCE STAIR B STAIR A LOBBY ELEV 1 ELEV 2 ELEV 3 5'-0"5'-0" 5'-11 1/4" EXIT DISCHARGE CAPACITY: 1ST FLOOR 233 OCC X 0.2 = 46.6" DOOR CLEARANCE REQUIRED 36" X 4 = 144" PROVIDED 2ND FLOOR 171 OCC X 0.2 = 34.2" DOOR CLEARANCE REQUIRED 36" X 4 = 144" PROVIDED 171 OCC X 0.3 = 51.3" STAIR CLEARANCE REQUIRED 60"+60"+68" = 188" PROVIDED 3RD FLOOR 177 OCC X 0.2 = 35.4" DOOR CLEARANCE REQUIRED 36" X 2 = 72" PROVIDED 177 OCC X 0.3 = 53.1" STAIR CLEARANCE REQUIRED 60" + 60" = 120" PROVIDED EXIT ACCESS TRAVEL PATH MOST REMOTE POINT IN STORY LONGEST TOTAL EXIT ACCESS TRAVEL PATH = COMMON PATH + EXIT ACCESS TRAVEL NOT TO EXCEED 300' FOR OCCUPANCIES B CBC TABLE 1016.2 WHERE 2 EXITS ARE PROVIDED NOT TO EXCEED 100' FOR OCCUPANCIES B CBC TABLE 1021.2(2) WHERE 1 EXIT IS PROVIDED EXITING LEGEND NUMBER OF EXITS 1006.2.1 EGRESS BASED ON OCCUPANT LOAD AND COMMON PATH OF EGRESS TRAVEL DISTANCE: TWO EXITS FROM ANY SPACE SHALL BE PROVIDED. EXIT CONFIGURATION 1007.1.1 EXCEPTION 2 WHERE A BUILDING IS EQUIPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH CBC SECTION 903.3.1.1 & TWO EXITS ARE REQUIRED FROM ANY PORTION OF THE EXIT ACCESS, THEY SHALL BE PLACED A DISTANCE APART EQUAL TO NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE MAXIMUM OVARALL DIAGONAL DIMENSIONS OF THE AREA TO BE SERVED. NOTES: TABLE 1017.2 EXIT ACCESS TRAVEL DISTANCE OCCUPANCY WITHOUT SPRINKLER SYSTEM (FEET) WITH SPRINKLER SYSTEM (FEET) B 200 300 PROPOSED BUILDING EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH CBC SECTION 903.3.1.1, THEREFORE MAX TRAVEL DISTANCE ALLOWED 300 FEET EXIT ACCESS TRAVEL DISTANCE TABLE 1006.2.1 SPACES WITH ONE EXIT OR EXIT ACCESS DOORWAT OCCUPANCY WITHOUT SPRINKLER SYSTEM (FEET) (<30 OCC) WITH SPRINKLER SYSTEM (FEET) B 100 100 MAX OCCUPANT LOAD OF SPACE 49 STAIR & SHAFT FIRE RESISTANCE STAIR A&B AND ELEVATOR SHAFTS 1,2 & 3 WILL HAVE A MINIMUM FIRE-RESISTANCE RATING OF 1HR ACCORDING TO CBC TABLE 601 CONSTRUCTION TYPE VA ELEV 1 ELEV 2 ELEV 3 M/E EMR CORE TENANT 2 25,410 SF BUSINESS GROUPB STAIR B STAIR A NON OCCUPIED 1ST FLOOR ROOF ACCESS ONLY FOR MAINTENANCE 95'-0" MIN REQUIRED EXIT SEPARATION 284'-2" 1 TRAVEL LENGTH = 227' -11" < 300' *EXIT TRAVEL DISTANCE TRAVEL LENGTH = 84' -6" < 300' TO -STAIR A 130 *EXIT TRAVEL DISTANCE LENGTH = 55' -0" < 100' *COMMON PATH OF TRAVEL TRAVEL LENGTH = 185' -6" < 300' *EXIT TRAVEL DISTANCE TRAVEL LENGTH = 87' -6" < 300' TO -STAIR B 129 *EXIT TRAVEL DISTANCE 255'-0" LENGTH = 59' -0" < 100' *COMMON PATH OF TRAVEL M IN E X IT S E P A R A T IO N 1,3 36 1'-0"6'-0"68 EXIT 1 EXIT 3 EXIT 2 max. allowed total 1 300'-0" 228'-2" OCC. TYPE(S) EXITING SUMMARY TOTAL OCC. LOAD NO. OF EXITS REQ'D NO. OF EXITS PROV'D B 171 2 2 max. allowed total 2 300'-0" 185'-8" 2 OPEN TO FLOOR BELOW7'-0"60 60 EXIT 1 EXIT 2 ELEV 1 ELEV 2 ELEV 3M/E EMR STAIR B STAIR A 95'-0" MIN REQUIRED EXIT SEPARATION 281'-7" CORE TENANT 3 26,300 SF BUSINESS GROUPB TRAVEL LENGTH = 298' -10" < 300' TO -STAIR A 130 *EXIT TRAVEL DISTANCE TRAVEL LENGTH = 90' -9" < 300' TO -STAIR B 129 *EXIT TRAVEL DISTANCE LENGTH = 61' -7" < 100' *COMMON PATH OF TRAVEL 255'-0" max. allowed total 1 300'-0" 298'-10" OCC. TYPE(S) EXITING SUMMARY TOTAL OCC. LOAD NO. OF EXITS REQ'D NO. OF EXITS PROV'D B 177 2 2 1 Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S As indicated A200 EXITING/LIFE SAFETY PLANS MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 221055OCCUPANCY LOAD - CBC TABLE 1004.5 (Exiting) Name Area GSF Occupancy Occ. Load Occupants FIRST FLOOR MEP/EMR 310 SF BUSINESS AREAS 150 2 TENANT 1 34,640 SF BUSINESS AREAS 150 231 CORE 2,070 SF BUILDING SUPPORT 0 FIRST FLOOR: 3 37,020 SF 233 SECOND FLOOR CORE 1,680 SF BUILDING SUPPORT 0 ELEVATORS 330 SF BUILDING SUPPORT 0 TENANT 2 25,410 SF BUSINESS AREAS 150 169 MEP/EMR 310 SF BUSINESS AREAS 150 2 SECOND FLOOR: 4 27,730 SF 171 THIRD FLOOR TENANT 3 26,300 SF BUSINESS AREAS 150 175 MEP/EMR 310 SF BUSINESS AREAS 150 2 CORE 1,440 SF BUILDING SUPPORT 0 THIRD FLOOR: 3 28,050 SF 177 Grand total: 10 92,800 SF 582 3/64" = 1'-0"1 EXITING PLAN FIRST FLOOR 3/64" = 1'-0"3 EXITING PLAN SECOND FLOOR 3/64" = 1'-0"4 EXITING PLAN THIRD FLOOR 1ST FLOOR ROOF A302A A301 A302 A301 A B B B B C C D D E E 3 5 6 F F G G H H J J K K XA XB A' A' 35,250 SF TENANT 1 460 SF CORE 370 SF CORE M/E EMR 66'-0"24'-0" 20'-0"50'-0" 10'-0" 32'-0" 32'-0" 32'-0"55'-0"51'-0"266'-0"128'-0"144'-0"10'-0"50'-0"3'-0"65'-0"RENTABLE AREA LEGEND CORE TENANT 1 RR RR 2,310 SF CORE 6'-0" 8'-0"90'-0"20'-0"50'-0"106'-0" 50'-0" 10'-0" 25'-0" 7'-0" 25'-0" 7'-0" 25'-0" 7'-0" 6'-0" 50'-0" 10'-0" 25'-0" 7'-0" 25'-0" 7'-0" 25'-0" 7'-0" 6'-0"4'-0" 20'-0"3'-6"19'-6"5'-0"5'-0"15'-0"3'-0"4'-0" 12'-0" 20'-0" 7'-0" 20'-0" 7'-0" 20'-0" 4'-0"106'-0"4 156'-0" 156'-0" L L 1 7 7'-0" 4'-0" 1'-0"5'-0"11'-6"15'-0"7'-0"15'-0"6'-6"28'-0 3/4"22'-11 1/4"6'-0"266'-0" 8'-0" 7'-0" 8'-0" 14'-0" 4'-0"9'-5 5/8" 9'-6" 9'-6 3/8"20'-6"13'-0"6'-6" 8'-6" B' B' 13'-0"10'-0"4'-0"3'-0"4'-0"3'-0" 7'-0"6'-0"7'-0"10'-0"6'-0"7'-0"6'-0"6'-0"6'-0"6'-0"2 64'-0" 6'-0" 15'-0" 3'-0"4'-0"58'-0"24'-0"4'-0"23'-0"109'-0"5'-0"5'-6"8'-0" 20'-0" 120'-0" 4'-0"7'-0"C' 64'-0" 80'-0" 15°11'-0"8'-0" 2'-0" 4'-0" 5'-0" A A 7'-0"FR ELEC Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S 1/16" = 1'-0" A201 FIRST FLOOR PLAN MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 2210550'8'16'32'64' SQUARE FOOTAGE 1ST FLOOR NAME S.F. CORE 3,150 SF TENANT 1 35,250 SF GRAND TOTAL 38,400 SF SQUARE FOOTAGE TOTAL BUILDING Level S.F. FIRST FLOOR 38,400 SF SECOND FLOOR 28,570 SF THIRD FLOOR 28,580 SF GRAND TOTAL 95,540 SF A302A A301 A302 A301 A B B B B C C D D E E 3 5 6 F F G G H H J J K K XA XB A' A' 2,330 SF CORE 25,560 SF TENANT 2 RENTABLE AREA LEGEND CORE TENANT 2 266'-0" 66'-0"24'-0" 20'-0"50'-0" 10'-0" 32'-0" 32'-0" 32'-0" 8'-0"90'-0"20'-0"156'-0"5'-0"12'-0"8'-0"28'-6"6'-6"3'-6"20'-0"4'-6 3/4"7'-11 1/4"3'-0"12'-0"55'-0"51'-0"6'-0"6'-6"28'-0"13'-6"9'-6"1'-0"42'-0"18'-0"RR RR M/E EMR 106'-0"4'-6"3'-6"65'-6"20'-6" 4'-0" 8'-0" 4'-0"4'-0"109'-0"4 L L 1 7 B' B' 1'-0"6'-0"8'-0"90'-0"20'-0"50'-0"106'-0"6'-0" 50'-0"112'-0" 266'-0" 5'-0"3'-0" 214'-0"3'-0"4'-0"1'-0"1'-0"8'-0" 8'-0"58'-0"51'-0"20'-6"13'-0"C' 7'-6 1/8" 4'-0" 6'-0"86'-0"4'-0"50'-0"106'-0"6'-0" 5'-0"3'-0" A A 13'-0" 23'-0"8'-6"6'-6"40'-0"OPEN BELOW T.O.P. 19'-0"T.O.S. 18'-0"T.O.S. 16'-8"T.O.S. 16'-8"T.O.EQUIP. 21'-6 3/8"SLOPE 1/4" / 1'-0"SLOPE 1/4" / 1'-0"TYP. 603 TYP. 603 TYP. 600 601 T.O.P. 16'-0" T.O.W. 12'-0" T.O.P. 16'-0"T.O.W. 12'-0"T.O.P. 16'-0"T.O.W. 12'-0" T.O.W. 13'-0" 303 606 606 MECHANICAL SCREEN T.O.W. 26'-0"7'-0"ROOF ACCESS FIRE RISER Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S 1/16" = 1'-0" A202 SECOND FLOOR PLAN MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 221055SQUARE FOOTAGE 2ND FLOOR NAME S.F. CORE 3,010 SF TENANT 2 25,560 SF GRAND TOTAL 28,570 SF 0'8'16'32'64' KEYNOTES NO. DESCRIPTION 303 SHADING PANEL, MFR: MOZDESIGN, PERFORATED ALUMINUM SHEET CUSTOM HOLE SIZE 600 ROOF DRAIN AND OVERFLOW. CONNECT ROOF DRAIN TO UNDERGROUND DRAINAGE SYSTEM AND DAYLIGHT OVERFLOW TO GRADE 601 SINGLE-PLY ROOFING MEMBRANE, ICC # ESR 1456, SEE SPECIFICATIONS 603 SKYLIGHT, MFR: ACRALIGHT, MODEL: CUSTOM SIZE, ALUMINUM FRAME LOW E GLASS CURB MOUNTED 1" DUAL GLAZING OBSCURE TINTED GLASS, ICC-ES ESR-2415 606 SHADE ELEMENT A302A A301 A302 A301 A B B B B C C D D E E 3 5 6 F F G G H H J J K K XA XB A' A' 2,090 SF CORE 25,800 SF TENANT 3 266'-0" 66'-0"24'-0" 20'-0"50'-0" 10'-0" 32'-0" 32'-0" 32'-0"106'-0"11'-0"12'-0"43'-0"51'-0"6"55'-0"51'-0"2'-0"6'-0"90'-0"20'-0"156'-0"3'-0"6'-0"58'-0"28'-0"23'-0"6'-0"2'-0"6'-0"90'-0"20'-0"156'-0" RR RR 109'-0"4 L L 1 7 B' B' 2 C' 5'-0"3'-0"1'-6"14'-0"M/E EMR A A 4'-0"8'-0"T.O.W. 26'-0" ROOF HATCH & ACCESS LADDER FIRE RISER Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S 1/16" = 1'-0" A203 THIRD FLOOR PLAN MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 221055SQUARE FOOTAGE 3RD FLOOR NAME S.F. CORE 2,780 SF TENANT 3 25,800 SF GRAND TOTAL 28,580 SF 0'8'16'32'64' A302A A301 A302 A301 A B B B B C C D D E E 3 3 5 5 6 6 F F G G H H J J K K 4 4 L L 1 1 7 7 B' B' 2 2 C' C' A A 25'-0"56'-0"25'-0"32'-0"2'-0"3'-0"48'-6"6'-6"51'-0"6'-0"117'-0"7'-5 1/4"T.O.P. 47'-0" B.O.P. 43'-0" T.O.P. 49'-0" T.O.P. 47'-0" B.O.P. 43'-0" T.O.P. 48'-6" B.O.P. 40'-6" T.O.P. 50'-0" T.O.P. 48'-6" B.O.P. 40'-6" T.O.P. 48'-6" B.O.P. 40'-6" 3'-0" T.O.P. 47'-0" B.O.P. 43'-0" T.O.P. 47'-0" B.O.P. 43'-0" T.O.S. 44'-9 1/2"T.O.S. 44'-10" T.O.S. 44'-8" T.O.S. 44'-6"11'-0"607 55'-1"7'-0" T.O.EQUIP. 49'-5 3/8" MECH. WELLSLOPE 1/4" / 1'-0"SLOPE 1/4" / 1'-0"T.O.S. 46'-0"SLOPE 1/4" / 1'-0"SLOPE 1/4" / 1'-0"SLOPE 1/4" / 1'-0"SLOPE 1/4" / 1'-0"SLOPE 1/4" / 1'-0"SLOPE 1/4" / 1'-0"TYP. 605 TYP. 600 MECHANICAL SCREEN T.O.W. 54'-0" TYP. 600 NON OCCUPIED ROOF Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S 1/16" = 1'-0" A204 ROOF PLAN MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 221055KEYNOTES NO. DESCRIPTION 600 ROOF DRAIN AND OVERFLOW. CONNECT ROOF DRAIN TO UNDERGROUND DRAINAGE SYSTEM AND DAYLIGHT OVERFLOW TO GRADE 605 2X CRICKET, SLOPE @ 1/4" PER FT. MIN., TYP. 607 ROOF ACCESS HATCH FIRST FLOOR 0" SECOND FLOOR 15'-0" THIRD FLOOR 30'-0" T.O.P. 19'-0"9'-0" 4'-0" 6'-0" 7'-0" T.O.P. 16'-0"12'-0"9'-0" 1'-6" T.O.P. 54'-0"T.O.P. 50'-0" T.O.P. 48'-6" 26'-0" 13'-0"5'-0" 6'-0" 4'-0" 5'-0" ROOF 45'-0" T.O.P. 49'-0" 47'-0" 40'-6" 34'-0" 24'-0"15'-0" 15'-0" 15'-0" P1P1 300 P7 302 P2 300 P4 300 P3 300 P7 302 P7 302 P3 300 300 300 300 316 P5 P4 P4 P5 300 P1 P6 316 301 309304307306 308 308 P6 304 P2 300300 300 304 5'-0"10'-0"5'-0"1'-6"8'-0"1'-6"303 P6 P6 314 310 54'-0"45'-0"FIRST FLOOR 0" SECOND FLOOR 15'-0" THIRD FLOOR 30'-0"26'-0" 54'-0" T.O.P. 50'-0"T.O.P. 48'-6" 19'-0" 13'-0"7'-0"6'-0"4'-0"9'-0"5'-6"1'-6"9'-0"13'-0"12'-0"49'-0"5'-6"1'-6"9'-0"12'-0"ROOF 45'-0"15'-0"15'-0"15'-0"47'-0" 311 315 P6 314 P6 302 P7 P2 300 P1 300 P3 300 308P7 302 304 P3 300 P2 300 P1 300 300300 300310 P4 P4 300 P4P5 300 P4 P5 300306307309305304304301300 P4 1'-6"8'-0"1'-6"5'-0"10'-0"5'-0"3'-0"16'-0"2'-0"4'-0"27'-0"16'-0"15'-0"15'-0"15'-0"45'-0"54'-0"Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S 3/32" = 1'-0" A301 ELEVATIONS MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 2210550'2'4'8'16' 3/32" = 1'-0"A NORTH ELEVATION 3/32" = 1'-0"B SOUTH ELEVATION KEYNOTES NO.DESCRIPTION 300 7/8" (3 COAT) EXTERIOR CEMENT PLASTER OVER METAL LATH, OMEGA FLEX FINE ACRYLIC FINISH, COLOR: SEE PAINT SCHEDULE 301 STONE , MFR: TBD , COLOR: GOLDEN HONEY STACKED LEDGER 302 MECHANICAL SCREEN, MFR: MOZDESIGNS, PERFORATED CORRUGATED METAL SHEET 303 SHADING PANEL, MFR: MOZDESIGN, PERFORATED ALUMINUM SHEET CUSTOM HOLE SIZE 304 FIXED STOREFRONT GLASS, FRAME: BLACK ANODIZED ALUMINUM 305 FIXED CURTAIN WALL, FRAME BLACK ANODIZED ALUMINUM 306 SPANDREL GLASS, FRAME BLACK ANODIZED ALUMINUM 307 OPERABLE WINDOW, FRAME BLACK ANODIZED ALUMINUM PAINT LEGEND NO. DESCRIPTION P1 MFR:DUNN EDWARDS , COLOR: DE6197 MODERN IVORY P2 MFR:DUNN EDWARDS , COLOR: DEC 766 STEVE ARENO BEIGE P3 MFR:DUNN EDWARDS , COLOR: DEC 718 MESA TAN P4 MFR:DUNN EDWARDS , COLOR: DE 6215 WOODEN PEG P5 MFR:DUNN EDWARDS , COLOR: DE 3167 TAN PLAN P6 MFR:DUNN EDWARDS , COLOR: DET 454 ARIZONA CLAY P7 MFR:KYNAR 500 , COLOR: BUCKSKIN KEYNOTES NO.DESCRIPTION 308 LOGO AND SIGNAGE 309 STOREFRONT GLASS DOOR, FRAME BLACK ANODIZED ALUMINUM 310 #15 CONTROL JOINT, CARRY BELOW SOFFITS AND AROUND CORNERS. 311 HOLLOW METAL DOOR, PAINTED TO MATCH ADJACENT PLASTER 314 STEEL PIPE COLUMN, DIAMETER SEE STRUCTURAL. PRIMED AND PAINTED ON EXTERIOR. 315 STEEL TUBE FACSIA, PRIMED AND PAINTED 316 STEEL TUBE TRELLIS, PRIMED AND PAINTED FIRST FLOOR 0" SECOND FLOOR 15'-0" THIRD FLOOR 30'-0" T.O.P. 16'-0" T.O.P. 49'-0"5'-6"1'-6"9'-0"T.O.P. 54'-0"4'-0"12'-0"ROOF 45'-0" T.O.P. 47'-0" T.O.P. 48'-6"16'-0"27'-0"4'-0"1'-6"15'-0"15'-0"15'-0"16'-0"T.O.P. 47'-0"16'-0"15'-0" 15'-0" 13'-0"4'-0" 5'-0" 6'-0" 4'-0" 5'-0" 4'-0" T.O.P. 48'-6" 302 300 300300 300 316300300304304 307306 315 314 308 P7 P3 P1 P2 P2 P6P6P2P4P6 P2 300 5'-6"1'-6"4'-0"43'-0"45'-0"HEIGHT FROM GRADE54'-8"9'-0"49'-0"54'-0"12'-0"11'-4"1'-8"FIRST FLOOR 0" SECOND FLOOR 15'-0" THIRD FLOOR 30'-0" T.O.P. 50'-0" 54'-0" T.O.P. 48'-6" T.O.P. 47'-0" T.O.P. 26'-0" T.O.P. 19'-0" T.O.P. 13'-0" T.O.P. 47'-0"3'-0"4'-0"9'-0"7'-0"28'-0"6'-0"1'-8"2'-4"9'-0"4'-0"1'-6"8'-0"1'-6"5'-0"10'-0"5'-0"3'-0"4'-0"12'-0"ROOF 45'-0" 302 300 308 300300300 300 300300300301316304 304300 302 315 P2 P7 P3 P4 P1 P2 P6P5P4P4P6P7 T.O.P. 48'-6"13'-0"T.O.P. 16'-0"54'-0"45'-0"15'-0"15'-0"15'-0"31'-0"7'-0"Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S 3/32" = 1'-0" A302 ELEVATIONS MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 2210553/32" = 1'-0"A EAST ELEVATION 3/32" = 1'-0"B WEST ELEVATION KEYNOTES NO. DESCRIPTION 300 7/8" (3 COAT) EXTERIOR CEMENT PLASTER OVER METAL LATH, OMEGA FLEX FINE ACRYLIC FINISH, COLOR: SEE PAINT SCHEDULE 301 STONE , MFR: TBD , COLOR: GOLDEN HONEY STACKED LEDGER 302 MECHANICAL SCREEN, MFR: MOZDESIGNS, PERFORATED CORRUGATED METAL SHEET 304 FIXED STOREFRONT GLASS, FRAME: BLACK ANODIZED ALUMINUM 306 SPANDREL GLASS, FRAME BLACK ANODIZED ALUMINUM 307 OPERABLE WINDOW, FRAME BLACK ANODIZED ALUMINUM 308 LOGO AND SIGNAGE 314 STEEL PIPE COLUMN, DIAMETER SEE STRUCTURAL. PRIMED AND PAINTED ON EXTERIOR. 315 STEEL TUBE FACSIA, PRIMED AND PAINTED 316 STEEL TUBE TRELLIS, PRIMED AND PAINTED PAINT LEGEND NO. DESCRIPTION P1 MFR:DUNN EDWARDS , COLOR: DE6197 MODERN IVORY P2 MFR:DUNN EDWARDS , COLOR: DEC 766 STEVE ARENO BEIGE P3 MFR:DUNN EDWARDS , COLOR: DEC 718 MESA TAN P4 MFR:DUNN EDWARDS , COLOR: DE 6215 WOODEN PEG P5 MFR:DUNN EDWARDS , COLOR: DE 3167 TAN PLAN P6 MFR:DUNN EDWARDS , COLOR: DET 454 ARIZONA CLAY P7 MFR:KYNAR 500 , COLOR: BUCKSKIN Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S 3/32" = 1'-0" A303 ELEVATIONS MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 2210553/32" = 1'-0" NORTH ELEVATION 3/32" = 1'-0" SOUTH ELEVATION Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S 3/32" = 1'-0" A304 ELEVATIONS MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 2210553/32" = 1'-0" EAST ELEVATION 3/32" = 1'-0" WEST ELEVATION Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S A501 NORTHEAST VIEW MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 221055 Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S A502 NORTHWEST VIEW MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 221055 Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S A503 SOUTHEAST VIEW MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 221055 Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S A504 NORTH VIEW MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 221055 Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S A601 MATERIAL BOARD MARCH 7, 2023UNIVERSITY MEDICAL OFFICE PARK PALM DESERT, CA 221055P1 P5 P7 P4 P4 P6 S1 P1 P2 P3 P4 PLASTER - LIGHT DASHMFR: DUNN EDWARDSCOLOR: DE6197 MODERN IVORYPLASTER - LIGHT DASHMFR: DUNN EDWARDSCOLOR: DEC 766 STEVEARENO BEIGEPLASTER - LIGHT DASHMFR: DUNN EDWARDSCOLOR: DEC 718 MESA TANPLASTER - LIGHT DASHMFR: DUNN EDWARDSCOLOR: DE6215 WOODEN PEGP5 PLASTER - LIGHT DASHMFR: DUNN EDWARDSCOLOR: DE 6137 TAN PLANS1 NATURAL STONE VENEERMFR: TBDTYPE: GOLDEN HONEY STACKED LEDGER P6 P7 PLASTER - LIGHT DASHMFR: DUNN EDWARDSCOLOR: DET 454 ARIZONA CLAYMETAL PANEL (PERFORATED & LASER CUT)MFR: MOZDESIGNSKYNAR 500 BUCKSKINP2P3 P1 G E R A L DF O R DD R I V ET E C H N O L O G Y D R I V EC O L L E G E D R I V ENOTE: ALL LIGHTING INTERIOR TO THE SITE (I.E. BUILDINGATTACHED LIGHTING FIXTURES, PATHWAY LIGHTS,LANDSCAPE LIGHTING, ETC.) WILL BE DESIGNED ANDINCLUDED WITH THE OVERALL PROJECT BUILD-OUT ANDDESIGN WHICH IS IN PROCESS AND NOT COMPLETE.DESIGN TEAM WITH MONITOR IMPACTS AS DESIGN ISDEVELOPED TO ENSURE NO LIGHT TRESPASS OCCURS ATTHE PERIMETER OF THE SITE AND BEYOND THEPROPERTY 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. 31 . 23GJ REENWOODO H N T.C-38012Sheet:Scale:INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260IIWWW.PVGARCHITECTS.COMPREST VUKSIC GREENWOODA R C H I T E C T S• I N T E R I O R SE0.1PHASE 1 - ELECTRICALPHOTOMETRIC22/10/21 UNIVERSITY MEDICAL OFFICE PARK221055RENEWALDATE IC E SEDARCHITECTSTATEOFCALI FOR NI A NLL SITEREG GRFTEOOLCAIFCNo. E 18589ELESTATRICANIAL INREEORPR E DOSFESINNELAA D A MSLOAN12.31.20221" = 50'-0"SLP1(TYP.)SLP2(TYP.)StatisticsDescriptionSymbolAvgMaxMinMax/MinAvg/MinLighting Spill Zone0.0 fc0.6 fc0.0 fcN/AN/AParking Lot Lighting3.5 fc8.1 fc1.0 fc8.1:13.5:1ScheduleSymbolLabelImageQuantityManufacturerCatalog NumberDescriptionSLP18Lithonia LightingDSX2 LED P4 40K T5M MVOLT G1DSX2 LED P4 40K T5M MVOLTSLP223Lithonia LightingDSX2 LED P4 40K TFTM MVOLT HS G1DSX2 LED P4 40K TFTM MVOLT with houseside shield03.07.2023_2nd Entitlements Submittal NOTE: ALL LIGHTING INTERIOR TO THE SITE (I.E. BUILDINGATTACHED LIGHTING FIXTURES, PATHWAY LIGHTS,LANDSCAPE LIGHTING, ETC.) WILL BE DESIGNED ANDINCLUDED WITH THE OVERALL PROJECT BUILD-OUT ANDDESIGN WHICH IS IN PROCESS AND NOT COMPLETE.DESIGN TEAM WITH MONITOR IMPACTS AS DESIGN ISDEVELOPED TO ENSURE NO LIGHT TRESPASS OCCURS ATTHE PERIMETER OF THE SITE AND BEYOND THEPROPERTY 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E R A L DF O R DD R I V ET E C H N O L O G Y D R I V EC O L L E G E D R I V E05 . 31 . 23GJ REENWOODO H N T.C-38012Sheet:Scale:INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260IIWWW.PVGARCHITECTS.COMPREST VUKSIC GREENWOODA R C H I T E C T S• I N T E R I O R SE0.2PHASE 2 - ELECTRICALPHOTOMETRIC22/10/21 UNIVERSITY MEDICAL OFFICE PARK221055RENEWALDATE IC E SEDARCHITECTSTATEOFCALI FOR NI A NLL SITEREG GRFTEOOLCAIFCNo. E 18589ELESTATRICANIAL INREEORPR E DOSFESINNELAA D A MSLOAN12.31.20221" = 50'-0"SLP1(TYP.)SLP2(TYP.)StatisticsDescriptionSymbolAvgMaxMinMax/MinAvg/MinLighting Spill Zone0.0 fc0.6 fc0.0 fcN/AN/AParking Lot Lighting3.6 fc8.1 fc1.0 fc8.1:13.6:1ScheduleSymbolLabelImageQuantityManufacturerCatalog NumberDescriptionSLP18Lithonia LightingDSX2 LED P4 40K T5M MVOLT G1DSX2 LED P4 40K T5M MVOLTSLP223Lithonia LightingDSX2 LED P4 40K TFTM MVOLT HS G1DSX2 LED P4 40K TFTM MVOLT with houseside shield03.07.2023_2nd Entitlements Submittal 05 . 31 . 23 G JREEN WOODOHN T. C-38012 Sheet: Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 I I WWW.PVGARCHITECTS.COM PREST VUKSIC GREENWOOD A R C H I T E C T S • I N T E R I O R S E0.3 ELECTRICAL CUT SHEETS & STATISTICS 22/10/21UNIVERSITY MEDICAL OFFICE PARK 221055RENEWAL DATEICESED ARC H ITECTSTATEOF C A L IF O RNIAN LLSITEREGGRFT E OOLCAIF C No. E 18589 EL E ST A T R IC ANIA LINREEORP RED O SFESI N NELA ADA M S L O AN12.31.2022 SLP1/SLP2 NOTE: BOXES IDENTIFY FIXTURE CHARACTERISTICS/LIGHTING/ LUMEN PACKAGES/BUG RATINGS OF FIXTURES PROPOSED FOR USE ON THE PROJECT NOTE: OVERALL FIXTURE MOUNTINGS HEIGHTS ARE 25'-0" INCLUSIVE OF ANY BASES. 03.07.2023_2nd Entitlements Submittal V V V V V V V V V V V sssssssssssssss V V V V V V V V V V V V V V V V V V V V V V V V V V sss sss s ss s ssssssssss ssss ss sXXX XXXXXXXXXXXXXX◊ ◊ ◊◊◊◊◊◊◊◊◊ ◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊XXXX◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260IIWWW.PVGARCHITECTS.COMPREST VUKSIC GREENWOODA R C H I T E C T S• I N T E R I O R SUNIVERSITY MEDICAL OFFICE PARK PHASE IPALM DESERT, CA40'3.8.2023GERALD FORD DRIVECOLLEGE DRUNIVERSITY PARK DR TECHNOLOGY DRIVEMEDICAL OFFICE BUILDING 1MEDICAL OFFICE BUILDING 2PHASE 2PROPOSED PARKING WITHIN THEDASHED LINES WILL BECONSTRUCTED AT THECOMPLETION OF PHASE 2PARKING PHASE 2FUTURE AREA TO HAVE 2" DECOMPOSED GRANITE APPLIEDAND STABILIZEDRETENTION/SEE CIVILSHORT TERM BIKE PARKING/30LONG TERM BIKE LOCKERS/30BENCHESCONTINUOUS SHRUB LINE TO SCREEN PARKINGCONTINUOUS SHRUB LINE TO SCREEN PARKINGCONTINUOUS SHRUB LINE TO SCREEN PARKINGCONTINUOUS SHRUB LINE TO SCREEN PARKINGCONTINUOUS SHRUB LINE TO SCREEN PARKINGFUTURE AREA TO HAVE 2" DECOMPOSEDGRANITE APPLIED AND STABILIZEDPARKING PHASE 2PARKING PHASE 2ENTRY MONUMENT BY SEPARATE PERMITENTRY MONUMENT BY SEPARATE PERMITENTRY MONUMENT BY SEPARATE PERMITENTRY MONUMENTS BY SEPARATE PERMITBENCHES V V V V V V V V V V V sssssssssssssss V V V V V V V V V V V V V V V V V V V V V V V V V V sss sss s ss s ssssssssss ssss ss sXXX XXXXXXXXXXXXXX◊ ◊ ◊◊◊◊◊◊◊◊◊ ◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊XXXX◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊◊INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260IIWWW.PVGARCHITECTS.COMPREST VUKSIC GREENWOODA R C H I T E C T S• I N T E R I O R SUNIVERSITY MEDICAL OFFICE PARKPALM DESERT, CA40'3.8.2023 INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260IIWWW.PVGARCHITECTS.COMPREST VUKSIC GREENWOODA R C H I T E C T S• I N T E R I O R SUNIVERSITY MEDICAL OFFICE PARKPALM DESERT, CA3.8.2023 210,319 SF 4.83 ACRES 245,882 SF 5.64 ACRES PARCEL 1 PARCEL 2 VICINITY MAP SHEET 1 OF 1 OWNER ARCHITECT ENGINEER LEGAL DESCRIPTION ZONING APN LAND USE BUILDING SETBACKS LEGEND ABBREVIATIONS LOCATION MAP XXXX◊◊COLLEGE DRIVE PARCEL 1 PARCEL 2 210,319 SF 4.83 ACRES 245,882 SF 5.64 ACRES MEDICAL BUILDING PROPOSED BUILDING SITE FUTURE FF=183.20 PE=179.3XXXXX GERALD FORD DRIVE XXXXX GERALD FORD DRIVE SHEET 2 OF 2UNIVERSITY PARK DRIVE 44530 SAN PABLO AVE SUITE 200 PALM DESERT CA 92260 T · 760 779 5393 F · 760 779 5395 January 20, 2023 Re: UMOP Community Engagement Plan Nick Meloni Principal Planner City of Palm Desert nmelloni@cityofpalmdesert.org Dear Nick, Below is our plan for Community Engagement per PDMC 25.60.160 for the University Medical Office Park Project located at Gerald Ford & Technology Dr. Our intent is to schedule a Hybrid meeting within the month of February to be held at the City of Palm Desert. Mailing Labels have been obtained within 1000’ radius of the project in addition to the boundaries of the UNSP. Upon completion of the initial meeting, a secondary meeting will be considered if it is felt that additional outreach is beneficial. We will coordinate with the City of Palm Desert to schedule the facilities necessary for the February meeting. Thank you, John Greenwood Architect UNIVERSITY MEDICAL OFFICE PARK PRELIMINARY HYDROLOGY REPORT Palm Desert, California December 7, 2022 Contact Persons: Todd Pitner, PE Danielle Peltier, EIT Prepared for: JFK Memorial Hospital 47111 Monroe St Indio, CA 92201 (760) 347-6191 Prepared by: Michael Baker International 75-410 Gerald Ford Drive, Suite 100 Palm Desert, CA 92211 MBI JN 190641 i University Medical Office Park Michael Baker International Preliminary Hydrology Report Table of Contents 1 Introduction ............................................................................................................................. 1 2 Hydrology ................................................................................................................................. 2 2.1 Project Condition Descriptions......................................................................................... 2 2.2 Description of Analysis ..................................................................................................... 3 2.3 Rational Method .............................................................................................................. 4 2.3.1 Soil Conditions .............................................................................................................. 5 2.3.2 Land Use ....................................................................................................................... 5 2.4 Catch Basins...................................................................................................................... 5 3 Hydraulics ................................................................................................................................ 5 3.1 Proposed Improvements .................................................................................................. 5 3.2 Flood Attention ................................................................................................................ 6 4 Water Quality Treatment Measures ....................................................................................... 6 4.1 Water Quality Basins ........................................................................................................ 6 4.1.1 Proposed Condition Flood Routing............................................................................... 6 4.1.2 Drawdown Time Determination ................................................................................... 7 5 Conclusion ............................................................................................................................... 7 6 References ............................................................................................................................... 8 Figures Figure 1: Vicinity Map ..................................................................................................................... 1 Exhibits Exhibit 1 – Proposed Condition Hydrology Map ii University Medical Office Park Michael Baker International Preliminary Hydrology Report Technical Appendices Appendix A: Rational Method Calculations - 100-Year Storm Event (to be included in Final) Appendix B: Storm Drain Sizing (to be included in Final) Appendix C: Retention Basin Sizing Appendix C.1: Short Cut Synthetic Hydrograph Calculations Appendix C.2: Drawdown Time Calculation Appendix C.3: Excerpt from North Sphere Drainage Master Plan, October 2007 Appendix C.4: University Park Hydrology Study, November 2004 Appendix C.5: Underground Retention Chambers Specifications Appendix D: Soils Data Appendix D.1: Results of On-Site Percolation Testing (to be provided in Final) Appendix D.2: USDA NRCS Custom Soil Resource Report – University Park Appendix E: Flood Data Appendix E.1: FEMA FIRMette Appendix E.2: NOAA Atlas 14 Point Precipitation Frequency Estimates Appendix F: RCFC&WCD Hydrology Manual Plates E-6.1-6.3 1 University Medical Office Park Michael Baker International Preliminary Hydrology Report 1 Introduction Michael Baker International has been retained to prepare engineering design for a new commercial development known as University Medical Office Park in the City of Palm Desert, APNs 694-580-026 and -027. The proposed development includes two medical office buildings, a courtyard, and a surrounding parking lot with respective landscape, and requires a drainage report to show how storm water runoff from the 100-year storm event shall be handled on-site for proper storm water handling and safety to the public. The project site is located in Palm Desert, California in the County of Riverside. The site lies between Gerald Ford Drive and College Drive, west of Technology Drive. Figure 1 shows the general vicinity of the project location. Figure 1: Vicinity Map The objectives of this study include the following: 1. Develop a hydrology map which identifies drainage boundaries and subareas within the project site. Subarea boundaries are based on the proposed development drainage patterns, desired concentration points, and the existing topography. 2 University Medical Office Park Michael Baker International Preliminary Hydrology Report 2. Prepare an analysis of the proposed development hydrology based on the Riverside County Flood Control and Water Conservation District (RCFC&WCD) rational method for the 100-year storm events (Rational Method calculations to be provided in Final). 3. Perform catch basin sizing calculations to determine the sizes of inlets needed to provide required flood protection within the site (catch basin sizing provided in Final). 4. Determine proposed storm drain facility design with hydraulic calculations based on the proposed site plan and delineated drainage areas (hydraulics provided in Final). 5. Utilize the short cut synthetic hydrograph to perform retention basin sizing, basins shall be sized to contain the runoff resulting from the 100-year, 24-hour storm event and to evacuate the storm event within 48 hours. The included calculations are prepared in accordance with the criteria and procedures described in the RCFC&WCD Hydrology Manual (April 1978). To comply with the Colorado River Basin Regional Water Quality Control Board for discretionary new developments and redevelopment projects a separate submittal will be made for the project-specific WQMP. 2 Hydrology 2.1 Project Condition Descriptions Existing Condition The approximately 10.5-acre site is on vacant land with poor land cover. The neighboring properties consist of undeveloped land and commercial developments. There are two existing retention basins on-site that collect runoff from the three adjacent streets in accordance with the City of Palm Desert North Sphere Drainage Master Plan (October 2007). In 2004, RBF Consulting prepared a Hydrology Study for University Park Internal Streets, which included a hydrologic analysis of College Drive, University Park Drive, Pacific Avenue, and Technology Drive. The study shows that the basins on the project site collect the runoff from about 10.9 acres. According to the report, the basin in the southern corner of the project site collects 4.46 acres of College Drive and the basin in the eastern corner collects 6.40 acres of Gerald Ford Drive and portions of College Drive and Technology Drive. The basin in the eastern corner also collects the on-site runoff. The Hydrology Study prepared by RBF Consulting is included in Appendix C of this report. The site is generally flat, and slopes toward the east, in which site runoff sheet flows to the eastern retention basin. The site currently lies within a FEMA mapped flood plain Zone X, an 3 University Medical Office Park Michael Baker International Preliminary Hydrology Report area determined to be outside the 0.2% annual chance floodplain and of minimal flood hazard; the FIRMette is provided in Appendix F. Proposed Condition The hydrology delineation is based on proposed site grading and aerial topography flown and compiled for the project; the proposed project area is approximately 10.5 acres. The proposed drainage pattern is similar to the existing in that majority of the site runoff flows easterly to the on-site retention areas. Site runoff sheet flows through the proposed parking lot and is intercepted by catch basins. Runoff from the buildings, the proposed courtyard area, and the respective landscape will use roof runoff controls and area drains to convey runoff to the retention areas; these systems will be defined and sized in Final. Two underground chamber systems are proposed to replace the existing aboveground retention basin in the eastern corner. Basin B will be located under a portion of the eastern parking area and will collect on-site runoff and Basin C will be located under the north-eastern landscape area and collect offsite runoff. These two systems will prevent the commingling of stormwater from the public streets and private development, allowing effective stormwater quality monitoring. The Basin A, the southern retention basin, will remain aboveground and will be expanded to properly store the increase in runoff due to development, in addition to the existing capture of offsite runoff from the adjacent streets. New storm drain connections are proposed for the existing offsite catch basins to align with the proposed configurations of the retention areas. Drywells are included in this design to properly evacuate the runoff of the 100 - year, 24-hour storm event. One drywell will be included in each basin. The drywell locations and specifications will be detailed in the final grading and utility plans. The collection locations and basin sizes are carefully planned to proportionately collect and convey runoff for retention and eventual drawdown of the storm water volume generated from the site. The proposed on-site water quality basins are designed to retain 100% of the 100-year, 24-hour storm and infiltrate within 48 hours. Geotechnical tests will provide confirmation of timely infiltration in Final. Overflow is planned to ultimately flow east along Gerald Ford Drive and is based on underground storage top of stone, catch basin flow line, and bui lding pad elevations; a detailed discussion of overflow for all three basins will be provided in final. Exhibit 1, the Proposed Condition Hydrology Map, clearly details the various subareas and collection systems to be employed. 2.2 Description of Analysis The 10.5-acre project site consists of three sub-watershed areas; the runoff from the parking areas northeast and northwest will be conveyed to Basin B and the remainder of the site, including the proposed buildings, will be conveyed to the aboveground system , Basin A. A small portion of the parking lot, some of the proposed landscaped areas and two driveways along the perimeter of the site will flow towards the adjacent streets, Gerald Ford Drive and Technology 4 University Medical Office Park Michael Baker International Preliminary Hydrology Report Drive, and will use the offsite catch basins to enter Basin C. Site runoff for these sub-watersheds will be determined based on rational method hydrology analysis in Final. 2.3 Rational Method Hydrology calculations for the project conditions to determine 100-year discharges for the project drainage area will be performed per the RCFC&WCD Hydrology Manual guidelines. The guidelines suggest that watershed budgets for drainage areas encompassing less than one square mile be calculated using the rational method (RM). Detailed RM calculations for the 100-year storm event will be included in Appendix A. The RM is an empirical computation procedure for developing a peak runoff rate for small watersheds for storms of a specified recurrence interval. The RM equation is based on the assumption that the peak flow is directly proportional to the drainag e area, rainfall intensity, and a loss coefficient, which considers the effects of land use and soil type. The design discharges were computed generated a hydrologic “link-node” model that divides the area into sub-area, each tributary to a concentration point or hydrologic “node” point determined by the existing terrain or proposed site layout. A thorough technical description of the RM is provided in the RCFC&WCD Hydrology Manual. The Antecedent Moisture Condition (AMC) can be defined as the relative wetness of a watershed just prior to a flood producing storm event and is expressed as the amount of rainfall occurring in a specific period of time prior to a major storm. The generalized definitions of AMC levels are: AMC I: Lowest runoff potential. The watershed soils are dry enough to allow satisfactory grading or cultivation to take place. AMC II: Moderate runoff potential, an intermediate condition. AMC III: Highest runoff potential. The watershed is practically saturated from antecedent rains. AMC II is applied for the 100-year storm event as outlined in the RCFC&WCD Hydrology Manual. RCFC&WCD Hydrology Manual reference plates are included in Appendix G; deviations from the RCFC&WCD Hydrology Manual include the precipitation and soil data used. Precipitation data used in this study is taken from the NOAA Atlas 14 website at the project location and is included in Appendix F. See the next section for more information on soil data deviation. 5 University Medical Office Park Michael Baker International Preliminary Hydrology Report 2.3.1 Soil Conditions The RCFC&WCD uses the SCS soils classification system, which categorizes soils into four hydrologic groups A, B, C and D with D being the least pervious, thus providing the highest runoff potential. Soil data from the USDA’s Natural Resources Conservation Service Web Soil Survey is included in Appendix E, the project site drainage area consists of hydrologic soil type A. 2.3.2 Land Use The developed site will consist of commercial land use. The commercial land use actual impervious cover range of 80 to 90 percent is provided on Plate E-6.3 of the RCFC&WCD Hydrology Manual. The proposed on-site impervious area is approximately 7.10 acres, resulting in about 68% of impervious cover and 32% pervious cover. Upon incorporating offsite flows using a 90% impervious value, the tributary area of Basin A is 80.5% impervious and 75.1% impervious for Basin C. Basin B does not collect any offsite runoff and its tributary area is 83.7% impervious. The difference of the pre and post land use development condition result s in impacts to the existing drainage systems, in which approximately 33% of the total area attributed to the retention systems will be converted to impervious cover from the pervious, undeveloped condition. 2.4 Catch Basins Each on-site catch basin will be sized appropriately to collect its tributary flows, inlet sizing calculations will be performed in Final. 3 Hydraulics Hydraulic calculations for the proposed pipe systems will be performed and provided in Final using the Los Angeles County Flood Control District Water Surface Pressure Gradient (WSPGW – CivilDesign) design software. WSPGW computes and plots uniform and non -uniform steady flow water surface profiles and pressure gradients in open channels or closed conduits with irregular or regular sections. The computation procedure is based on solving Bernoulli’s equation for the total energy between two sections in a reach. 3.1 Proposed Improvements The proposed facilities constitute of multiple storm drain lines that convey runoff. The three off-site catch basins will require new storm drain connections to the on -site retention systems due to the replacement of the northern basin with underground chambers and the expansion 6 University Medical Office Park Michael Baker International Preliminary Hydrology Report of the southern, aboveground basin. A complete layout of the proposed improvements can be seen on Exhibit 1, the Proposed Condition Hydrology Map. 3.2 Flood Attention There are no anticipated negative downstream or upstream impacts from this development, therefore, no on-site flood attention is needed for this project. 4 Water Quality Treatment Measures 4.1 Water Quality Basins Low Impact Development (LID) is implemented for this project site and is in accordance with the Riverside County Design Handbook for Low Impact Development Best Management Practices. The project is required to retain 100% of the 100-year, 24-hour storm event on-site per the City of Palm Desert retention requirements. A spreadsheet based on the short cut synthetic hydrograph method approach as prescribed by the RCFC&WCD Hydrology Manual has been utilized to perform the calculations and is found in Appendix C, a summary is provided below. 4.1.1 Proposed Condition Flood Routing Basin storage capacity is modeled based on the “truncated pyramid” formula, a more conservative estimate than “average end areas” sometimes used. Percolation is taken incrementally, and the proposed drywells are incorporated in the analysis. Rainfall input data for the 100-year, 24-hour storm is input per said Hydrology Manual using the aforementioned NOAA Atlas 14 point precipitation frequency estimates. Basin inflow is modeled in 15-minute intervals for the 24-hour storm, based on the design storm unit hydrographs presented in the RCFC&WCD Hydrology Manual. Basin ID: A Depth: 5 feet + 1 foot of freeboard Area at Top of Basin: 12,240.3 SF Max Storage: 41,162.14 CF Total Flow Volume: 54,681.65 CF 100-Year, 24-Hour Water Surface Elevation: 171.9 ft Basin ID: B Depth: 6.00 feet 7 University Medical Office Park Michael Baker International Preliminary Hydrology Report Area at Top of Basin: 6000.15 SF Max Storage: 20,327.43 CF Total Flow Volume: 30,597.87 CF Basin ID: C Depth: 8.50 feet Area at Top of Basin: 6552 SF Max Storage: 33,202 CF Total Flow Volume: 45,245.25 CF The maximum side slope of the aboveground basin is 3:1 in order to accommodate the site plan due to the large volume of offsite run-on. The aboveground basin meets the requirement for 1 foot minimum of freeboard. No percolation tests have been performed yet for this project, results of geotechnical analysis will be included in Appendix D. The basin depth shown on the unit hydrograph calculations for the underground basins are not representative of the actual depth since pore space has to be incorporated into the design. The depth is adjusted so that the unit hydrographs use the actual storage provided by the systems, and still account for appropriate infiltration based on the area. 4.1.2 Drawdown Time Determination Drawdown time is the amount of time the design volume takes to pass through the effective storage area of the retention basin. Per the City of Palm Desert requirement, the drawdown time must not exceed 48 hours in order to implement proper vector control and prevent other nuisance issues. The drawdown times for the proposed basins are analyzed using an infiltration rate of 2 in/hr due to the use of drywells that allow for even greater infiltration. A factor of safety of 3 will be applied to the determined infiltration rate. The anticipated design infiltrate rate of 2 in/hr is applied to the total dead storage volume and results in a drawdown time of approximately 33, 12, and 22 hours for Basins A, B, and C, respectively, which all fall within the 48-hour maximum; the drawdown time calculations are included in Appendix C. 5 Conclusion The methodologies used in this study are in compliance with the City of Palm Desert and RCFC&WCD criteria. The proposed retention basin systems will retain 100% of the 100-year, 24- hour storm event. Based on the provided design calculations, the proposed drainage system will capture sufficient on-site and offsite runoff to prevent significant flooding during the 100- year storm event. There are no anticipated negative upstream or downstream impacts. 8 University Medical Office Park Michael Baker International Preliminary Hydrology Report 6 References 1. Riverside County Flood Control and Water Conservation District Hydrology Manual, RCFC&WCD April 1978. 2. Design Handbook for Low Impact Development Best Management Practices, RCFC&WCD September 2011. 3. Riverside County Whitewater River Region Stormwater Quality Best Management Practice Design Handbook for Low Impact Development, RCFC&WCD June 2014. 4. Hydrology Study University Park Internal Streets, RBF Consulting November 2004. 5. City of Palm Desert North Sphere Drainage Master Plan, VA Consulting, Inc. October 2007. 75410 GERALD FORD DRIVE, STE. 100, PALM DESERT, CA. 92211 760-346-7481 REVISED: 12/07/2022VICINITY MAP University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX A RATIONAL METHOD CALCULATIONS - 100-YEAR STORM EVENT (TO BE INCLUDED IN FINAL) University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX B STORM DRAIN SIZING (TO BE INCLUDED IN FINAL) University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX C RETENTION BASIN SIZING University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX C.1 SHORT CUT SYNTHETIC HYDROGRAPH CALCULATIONS 1 of 6 HYDROLOGY CALCULATIONS - UNIVERSITY PARK Using the RCFC&WCD Short Cut Unit Hydrograph Method Area Designations Drainage Area (ac.) 8.6300 Unit time (minutes)5 5 5 15 100 Year Storm Duration (hrs)1 3 6 24 Total Precipitation (Plates D-4.4,E-5.2, 5.4, 5.6)(in.)1.53 2.21 2.89 4.49 Or data from NOAA interactive website Soils Group A AMC index II Runoff Number (plate E-6.1)32 Plate E-6.2 Pervious Area Loss Rate (Fp)(in/hr)0.74 (AMC II) Percentage of Impervious Cover (Ai)(%) (plate E-6.3)80.46 Weighted Average Loss Rate (F=Fp(1-.9Ai))(in./hr.)0.20 (used for 1, 3, and 6 hour storm, the 24 hour storm uses variable maximum loss rate per plate E-1.1 (3 of 6)) Low Loss Rate Percent (%) 90 Retention Basin Percolation Rate (in/hr)2 (also used for drywell percolation rate) Percolation is taken incrementally. Basin volume is calculated using the "truncated pyramid" formula, a more conservative estimate than "averaged end areas" sometimes used (Drywell can be "zeroed out" by reducing numbers to less than .001, but should not entered as zeros or program chokes.) Drywell storage includes 40% of the 1' wide rock bed surrounding the drywell: formula (upper)*PI()*(diam/2)^2+(lower)*PI()*((diam/2)^2+0.4*((diam/2+(grav+0.4166))^2-(diam/2+0.4166)^2)) The drywell wall thickness is assumed at 5" (0.4166) and the gravel bed width is variable "grav" Drywell can be zeroed out by entering .001 for values Drywell design factors Upper sec. (ft.)=5 Lower sec. (ft.)=15 Ring diam. (ft.) =4 Drywell lower max. (cf)=298.45 Upper max.(cf)=62.83 Gravel bed width around drwyell=1 Drywell total(cf)=361.28 Ret. Basin design (area, depth) Top =12240.3 s.f.Bot. =4795.5 s.f.Max. Depth (d)=5 Max. storage=41162.14 (d/3)*(bottom+top+(bottom*top)^0.50) Formulas vol=(h/3)*(bottom+top+(bottom*top)^0.50) area=bottom+(h/d)*(top-bottom)h=(vol*3)/(bottom+top+(bottom*top)^0.5)(values must be non-zero or error occurs) Outside input from:N/A 1 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 3.7 0.6793 0.2041 N/A 0.4752 4.1350 1240.50 0.00 30.89 0.43 361.28 20.00 878.79 4795.50 66.60 812.19 0.10 0.00 0.00 0:10 4.8 0.8813 0.2041 N/A 0.6771 5.8924 1767.73 0.00 286.14 3.97 361.28 20.00 1763.76 4942.40 68.64 2507.30 0.30 0.00 0.00 0:15 5.1 0.9364 0.2041 N/A 0.7322 6.3717 1911.52 0.00 286.14 3.97 361.28 20.00 1907.55 5248.98 72.90 4341.95 0.53 0.00 0.00 0:20 4.9 0.8996 0.2041 N/A 0.6955 6.0522 1815.66 0.00 286.14 3.97 361.28 20.00 1811.69 5580.81 77.51 6076.13 0.74 0.00 0.00 0:25 6.6 1.2118 0.2041 N/A 1.0076 8.7683 2630.48 0.00 286.14 3.97 361.28 20.00 2626.50 5894.46 81.87 8620.77 1.05 0.00 0.00 0:30 7.3 1.3403 0.2041 N/A 1.1361 9.8866 2965.99 0.00 286.14 3.97 361.28 20.00 2962.01 6354.70 88.26 11494.52 1.40 0.00 0.00 0:35 8.4 1.5422 0.2041 N/A 1.3381 11.6441 3493.22 0.00 286.14 3.97 361.28 20.00 3489.25 6874.46 95.48 14888.29 1.81 0.00 0.00 0:40 9 1.6524 0.2041 N/A 1.4483 12.6027 3780.80 0.00 286.14 3.97 361.28 20.00 3776.83 7488.27 104.00 18561.11 2.25 0.00 0.00 0:45 12.3 2.2583 0.2041 N/A 2.0541 17.8750 5362.50 0.00 286.14 3.97 361.28 20.00 5358.52 8152.56 113.23 23806.40 2.89 0.00 0.00 0:50 17.6 3.2314 0.2041 N/A 3.0272 26.3426 7902.79 0.00 286.14 3.97 361.28 20.00 7898.82 9101.25 126.41 31578.82 3.84 0.00 0.00 PEAK 0:55 16.1 2.9560 0.2041 N/A 2.7518 23.9461 7183.84 0.00 286.14 3.97 361.28 20.00 7179.87 10507.01 145.93 38612.75 4.69 0.00 0.00 1:00 4.2 0.7711 0.2041 N/A 0.5670 4.9338 1480.15 0.00 286.14 3.97 361.28 20.00 1476.18 11779.20 163.60 39925.33 4.85 0.00 0.00 0 0.0000 0.2041 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 12016.60 166.90 39758.43 4.83 0.00 0.00 0 0.0000 0.2041 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 11986.42 166.48 39591.96 4.81 0.00 0.00 1:15 0 0.0000 0.2041 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 11956.31 166.06 39425.90 4.79 0.00 0.00 Total volume (cf)41535.20 Total Overflow (cf)0.00 Proposed Conditions*-Basin A (College & Tech)*receiving runoff from south half of College Dr. from northwestern University Park/College intersection to southwestern University Park/College intersection AND 4.17 acres of on-site development. 2 of 6 3 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 1.3 0.34 0.20 N/A 0.1406 1.2237 367.11 0.00 30.89 0.43 361.28 20.00 5.40 4795.50 5.40 0.00 0.00 0.00 0.00 0:10 1.3 0.34 0.20 N/A 0.1406 1.2237 367.11 0.00 286.14 3.97 361.28 20.00 363.13 4795.50 66.60 296.53 0.04 0.00 0.00 0:15 1.1 0.29 0.20 N/A 0.0876 0.7621 228.64 0.00 286.14 3.97 361.28 20.00 224.67 4849.13 67.35 453.85 0.06 0.00 0.00 0:20 1.5 0.40 0.20 N/A 0.1937 1.6852 505.57 0.00 286.14 3.97 361.28 20.00 501.60 4877.59 67.74 887.71 0.11 0.00 0.00 0:25 1.5 0.40 0.20 N/A 0.1937 1.6852 505.57 0.00 286.14 3.97 361.28 20.00 501.60 4956.06 68.83 1320.47 0.16 0.00 0.00 0:30 1.8 0.48 0.20 N/A 0.2732 2.3776 713.27 0.00 286.14 3.97 361.28 20.00 709.30 5034.33 69.92 1959.85 0.24 0.00 0.00 0:35 1.5 0.40 0.20 N/A 0.1937 1.6852 505.57 0.00 286.14 3.97 361.28 20.00 501.60 5149.97 71.53 2389.92 0.29 0.00 0.00 0:40 1.8 0.48 0.20 N/A 0.2732 2.3776 713.27 0.00 286.14 3.97 361.28 20.00 709.30 5227.75 72.61 3026.61 0.37 0.00 0.00 0:45 1.8 0.48 0.20 N/A 0.2732 2.3776 713.27 0.00 286.14 3.97 361.28 20.00 709.30 5342.91 74.21 3661.70 0.44 0.00 0.00 0:50 1.5 0.40 0.20 N/A 0.1937 1.6852 505.57 0.00 286.14 3.97 361.28 20.00 501.60 5457.77 75.80 4087.49 0.50 0.00 0.00 0:55 1.6 0.42 0.20 N/A 0.2202 1.9160 574.81 0.00 286.14 3.97 361.28 20.00 570.83 5534.79 76.87 4581.45 0.56 0.00 0.00 1:00 1.8 0.48 0.20 N/A 0.2732 2.3776 713.27 0.00 286.14 3.97 361.28 20.00 709.30 5624.13 78.11 5212.64 0.63 0.00 0.00 1:05 2.2 0.58 0.20 N/A 0.3793 3.3007 990.20 0.00 286.14 3.97 361.28 20.00 986.23 5738.28 79.70 6119.16 0.74 0.00 0.00 1:10 2.2 0.58 0.20 N/A 0.3793 3.3007 990.20 0.00 286.14 3.97 361.28 20.00 986.23 5902.24 81.98 7023.41 0.85 0.00 0.00 1:15 2.2 0.58 0.20 N/A 0.3793 3.3007 990.20 0.00 286.14 3.97 361.28 20.00 986.23 6065.79 84.25 7925.39 0.96 0.00 0.00 1:20 2 0.53 0.20 N/A 0.3263 2.8391 851.74 0.00 286.14 3.97 361.28 20.00 847.76 6228.93 86.51 8686.64 1.06 0.00 0.00 1:25 2.6 0.69 0.20 N/A 0.4854 4.2238 1267.13 0.00 286.14 3.97 361.28 20.00 1263.16 6366.61 88.43 9861.37 1.20 0.00 0.00 1:30 2.7 0.72 0.20 N/A 0.5119 4.4545 1336.36 0.00 286.14 3.97 361.28 20.00 1332.39 6579.08 91.38 11102.39 1.35 0.00 0.00 1:35 2.4 0.64 0.20 N/A 0.4323 3.7622 1128.67 0.00 286.14 3.97 361.28 20.00 1124.69 6803.54 94.49 12132.58 1.47 0.00 0.00 1:40 2.7 0.72 0.20 N/A 0.5119 4.4545 1336.36 0.00 286.14 3.97 361.28 20.00 1332.39 6989.86 97.08 13367.89 1.62 0.00 0.00 1:45 3.3 0.88 0.20 N/A 0.6710 5.8392 1751.76 0.00 286.14 3.97 361.28 20.00 1747.78 7213.29 100.18 15015.49 1.82 0.00 0.00 1:50 3.1 0.82 0.20 N/A 0.6180 5.3776 1613.29 0.00 286.14 3.97 361.28 20.00 1609.32 7511.28 104.32 16520.48 2.01 0.00 0.00 1:55 2.9 0.77 0.20 N/A 0.5649 4.9161 1474.83 0.00 286.14 3.97 361.28 20.00 1470.85 7783.48 108.10 17883.23 2.17 0.00 0.00 2:00 3 0.80 0.20 N/A 0.5915 5.1469 1544.06 0.00 286.14 3.97 361.28 20.00 1540.09 8029.95 111.53 19311.79 2.35 0.00 0.00 2:05 3.1 0.82 0.20 N/A 0.6180 5.3776 1613.29 0.00 286.14 3.97 361.28 20.00 1609.32 8288.33 115.12 20805.99 2.53 0.00 0.00 2:10 4.2 1.11 0.20 N/A 0.9097 7.9162 2374.85 0.00 286.14 3.97 361.28 20.00 2370.88 8558.58 118.87 23058.00 2.80 0.00 0.00 2:15 5 1.33 0.20 N/A 1.1219 9.7624 2928.71 0.00 286.14 3.97 361.28 20.00 2924.73 8965.89 124.53 25858.21 3.14 0.00 0.00 2:20 3.5 0.93 0.20 N/A 0.7241 6.3007 1890.22 0.00 286.14 3.97 361.28 20.00 1886.25 9472.35 131.56 27612.90 3.35 0.00 0.00 2:25 6.8 1.80 0.20 N/A 1.5992 13.9163 4174.89 0.00 286.14 3.97 361.28 20.00 4170.92 9789.71 135.97 31647.85 3.84 0.00 0.00 2:30 7.3 1.94 0.20 N/A 1.7318 15.0702 4521.06 0.00 286.14 3.97 361.28 20.00 4517.08 10519.49 146.10 36018.82 4.38 0.00 0.00 2:35 8.2 2.17 0.20 N/A 1.9705 17.1472 5144.15 0.00 286.14 3.97 361.28 20.00 5140.17 11310.05 157.08 41001.91 4.98 0.00 0.00 2:40 5.9 1.56 0.20 N/A 1.3605 11.8393 3551.80 0.00 286.14 3.97 361.28 20.00 3547.83 12211.32 169.60 41162.14 5.00 3218.00 10.73 PEAK 2:45 2 0.53 0.20 N/A 0.3263 2.8391 851.74 0.00 286.14 3.97 361.28 20.00 847.76 12240.30 170.00 41162.14 5.00 677.76 2.26 2:50 1.8 0.48 0.20 N/A 0.2732 2.3776 713.27 0.00 286.14 3.97 361.28 20.00 709.30 12240.30 170.00 41162.14 5.00 539.29 1.80 2:55 1.8 0.48 0.20 N/A 0.2732 2.3776 713.27 0.00 286.14 3.97 361.28 20.00 709.30 12240.30 170.00 41162.14 5.00 539.29 1.80 3:00 0.6 0.16 0.20 0.14 0.0159 0.1385 41.54 0.00 286.14 3.97 361.28 20.00 37.57 12240.30 170.00 41029.70 4.98 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 12216.35 169.67 40860.03 4.96 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 12185.66 169.25 40690.79 4.94 0.00 0.00 3:15 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 12155.05 168.82 40521.97 4.92 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 345.38 18.73 0.00 12124.51 168.40 40353.57 4.90 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 341.41 18.42 0.00 12094.06 167.97 40185.60 4.88 0.00 0.00 3:30 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 337.44 18.10 0.00 12063.68 167.55 40018.05 4.86 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 333.46 17.79 0.00 12033.37 167.13 39850.92 4.84 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 329.49 17.47 0.00 12003.14 166.71 39684.21 4.82 0.00 0.00 Total volume (cf)50206.63 Total Overflow (cf)4974.34 3 of 6 6 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 0.5 0.17 0.20 0.16 0.0173 0.1509 45.27 0.00 30.89 0.43 44.84 2.25 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:10 0.6 0.21 0.20 0.19 0.0208 0.1811 54.32 0.00 69.24 0.96 98.20 4.94 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:15 0.6 0.21 0.20 0.19 0.0208 0.1811 54.32 0.00 114.88 1.60 150.92 7.59 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:20 0.6 0.21 0.20 0.19 0.0208 0.1811 54.32 0.00 159.97 2.22 203.02 10.20 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:25 0.6 0.21 0.20 0.19 0.0208 0.1811 54.32 0.00 204.53 2.84 254.50 12.79 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:30 0.7 0.24 0.20 N/A 0.0386 0.3361 100.83 0.00 248.56 3.45 361.28 20.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:35 0.7 0.24 0.20 N/A 0.0386 0.3361 100.83 0.00 286.14 3.97 361.28 20.00 96.86 4795.50 66.60 30.25 0.00 0.00 0.00 0:40 0.7 0.24 0.20 N/A 0.0386 0.3361 100.83 0.00 286.14 3.97 361.28 20.00 96.86 4800.97 66.68 60.43 0.01 0.00 0.00 0:45 0.7 0.24 0.20 N/A 0.0386 0.3361 100.83 0.00 286.14 3.97 361.28 20.00 96.86 4806.43 66.76 90.53 0.01 0.00 0.00 0:50 0.7 0.24 0.20 N/A 0.0386 0.3361 100.83 0.00 286.14 3.97 361.28 20.00 96.86 4811.87 66.83 120.55 0.01 0.00 0.00 0:55 0.7 0.24 0.20 N/A 0.0386 0.3361 100.83 0.00 286.14 3.97 361.28 20.00 96.86 4817.30 66.91 150.50 0.02 0.00 0.00 1:00 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4822.72 66.98 270.91 0.03 0.00 0.00 1:05 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4844.50 67.28 391.01 0.05 0.00 0.00 1:10 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4866.22 67.59 510.82 0.06 0.00 0.00 1:15 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4887.89 67.89 630.32 0.08 0.00 0.00 1:20 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4909.50 68.19 749.52 0.09 0.00 0.00 1:25 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4931.06 68.49 868.43 0.11 0.00 0.00 1:30 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4952.57 68.79 987.03 0.12 0.00 0.00 1:35 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4974.02 69.08 1105.34 0.13 0.00 0.00 1:40 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4995.42 69.38 1223.35 0.15 0.00 0.00 1:45 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 5016.76 69.68 1341.06 0.16 0.00 0.00 1:50 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 5038.05 69.97 1458.48 0.18 0.00 0.00 1:55 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 5059.29 70.27 1575.60 0.19 0.00 0.00 2:00 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5080.47 70.56 1782.96 0.22 0.00 0.00 2:05 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 5117.98 71.08 1899.27 0.23 0.00 0.00 2:10 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5139.01 71.38 2105.82 0.26 0.00 0.00 2:15 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5176.37 71.89 2311.85 0.28 0.00 0.00 2:20 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5213.63 72.41 2517.36 0.31 0.00 0.00 2:25 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5250.80 72.93 2722.36 0.33 0.00 0.00 2:30 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5287.88 73.44 2926.84 0.36 0.00 0.00 2:35 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5324.86 73.96 3130.81 0.38 0.00 0.00 2:40 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5361.76 74.47 3334.27 0.41 0.00 0.00 2:45 1 0.35 0.20 N/A 0.1427 1.2414 372.43 0.00 286.14 3.97 361.28 20.00 368.46 5398.55 74.98 3627.75 0.44 0.00 0.00 2:50 1 0.35 0.20 N/A 0.1427 1.2414 372.43 0.00 286.14 3.97 361.28 20.00 368.46 5451.63 75.72 3920.49 0.48 0.00 0.00 2:55 1 0.35 0.20 N/A 0.1427 1.2414 372.43 0.00 286.14 3.97 361.28 20.00 368.46 5504.58 76.45 4212.50 0.51 0.00 0.00 3:00 1 0.35 0.20 N/A 0.1427 1.2414 372.43 0.00 286.14 3.97 361.28 20.00 368.46 5557.39 77.19 4503.77 0.55 0.00 0.00 3:05 1 0.35 0.20 N/A 0.1427 1.2414 372.43 0.00 286.14 3.97 361.28 20.00 368.46 5610.08 77.92 4794.31 0.58 0.00 0.00 3:10 1.1 0.38 0.20 N/A 0.1773 1.5432 462.97 0.00 286.14 3.97 361.28 20.00 458.99 5662.62 78.65 5174.66 0.63 0.00 0.00 3:15 1.1 0.38 0.20 N/A 0.1773 1.5432 462.97 0.00 286.14 3.97 361.28 20.00 458.99 5731.42 79.60 5554.05 0.67 0.00 0.00 3:20 1.1 0.38 0.20 N/A 0.1773 1.5432 462.97 0.00 286.14 3.97 361.28 20.00 458.99 5800.04 80.56 5932.49 0.72 0.00 0.00 3:25 1.2 0.42 0.20 N/A 0.2120 1.8450 553.50 0.00 286.14 3.97 361.28 20.00 549.53 5868.48 81.51 6400.51 0.78 0.00 0.00 3:30 1.3 0.45 0.20 N/A 0.2467 2.1468 644.04 0.00 286.14 3.97 361.28 20.00 640.06 5953.13 82.68 6957.90 0.85 0.00 0.00 3:35 1.4 0.49 0.20 N/A 0.2814 2.4486 734.57 0.00 286.14 3.97 361.28 20.00 730.60 6053.94 84.08 7604.41 0.92 0.00 0.00 3:40 1.4 0.49 0.20 N/A 0.2814 2.4486 734.57 0.00 286.14 3.97 361.28 20.00 730.60 6170.87 85.71 8249.30 1.00 0.00 0.00 3:45 1.5 0.52 0.20 N/A 0.3161 2.7504 825.11 0.00 286.14 3.97 361.28 20.00 821.13 6287.51 87.33 8983.11 1.09 0.00 0.00 3:50 1.5 0.52 0.20 N/A 0.3161 2.7504 825.11 0.00 286.14 3.97 361.28 20.00 821.13 6420.23 89.17 9715.08 1.18 0.00 0.00 3:55 1.6 0.55 0.20 N/A 0.3507 3.0521 915.64 0.00 286.14 3.97 361.28 20.00 911.67 6552.62 91.01 10535.73 1.28 0.00 0.00 4:00 1.6 0.55 0.20 N/A 0.3507 3.0521 915.64 0.00 286.14 3.97 361.28 20.00 911.67 6701.05 93.07 11354.33 1.38 0.00 0.00 4:05 1.7 0.59 0.20 N/A 0.3854 3.3539 1006.18 0.00 286.14 3.97 361.28 20.00 1002.20 6849.10 95.13 12261.41 1.49 0.00 0.00 4:10 1.8 0.62 0.20 N/A 0.4201 3.6557 1096.71 0.00 286.14 3.97 361.28 20.00 1092.74 7013.16 97.41 13256.74 1.61 0.00 0.00 4 of 6 4:15 1.9 0.66 0.20 N/A 0.4548 3.9575 1187.25 0.00 286.14 3.97 361.28 20.00 1183.27 7193.18 99.91 14340.11 1.74 0.00 0.00 4:20 2 0.69 0.20 N/A 0.4895 4.2593 1277.78 0.00 286.14 3.97 361.28 20.00 1273.81 7389.13 102.63 15511.29 1.88 0.00 0.00 4:25 2.1 0.73 0.20 N/A 0.5241 4.5611 1368.32 0.00 286.14 3.97 361.28 20.00 1364.34 7600.95 105.57 16770.06 2.04 0.00 0.00 4:30 2.1 0.73 0.20 N/A 0.5241 4.5611 1368.32 0.00 286.14 3.97 361.28 20.00 1364.34 7828.62 108.73 18025.67 2.19 0.00 0.00 4:35 2.2 0.76 0.20 N/A 0.5588 4.8628 1458.85 0.00 286.14 3.97 361.28 20.00 1454.88 8055.72 111.88 19368.67 2.35 0.00 0.00 4:40 2.3 0.80 0.20 N/A 0.5935 5.1646 1549.39 0.00 286.14 3.97 361.28 20.00 1545.41 8298.62 115.26 20798.82 2.53 0.00 0.00 4:45 2.4 0.83 0.20 N/A 0.6282 5.4664 1639.92 0.00 286.14 3.97 361.28 20.00 1635.95 8557.28 118.85 22315.91 2.71 0.00 0.00 4:50 2.4 0.83 0.20 N/A 0.6282 5.4664 1639.92 0.00 286.14 3.97 361.28 20.00 1635.95 8831.67 122.66 23829.20 2.89 0.00 0.00 4:55 2.5 0.87 0.20 N/A 0.6629 5.7682 1730.46 0.00 286.14 3.97 361.28 20.00 1726.48 9105.37 126.46 25429.22 3.09 0.00 0.00 5:00 2.6 0.90 0.20 N/A 0.6975 6.0700 1820.99 0.00 286.14 3.97 361.28 20.00 1817.02 9394.76 130.48 27115.75 3.29 0.00 0.00 5:05 3.1 1.08 0.20 N/A 0.8709 7.5789 2273.66 0.00 286.14 3.97 361.28 20.00 2269.69 9699.80 134.72 29250.72 3.55 0.00 0.00 5:10 3.6 1.25 0.20 N/A 1.0443 9.0878 2726.34 0.00 286.14 3.97 361.28 20.00 2722.36 10085.94 140.08 31833.00 3.87 0.00 0.00 5:15 3.9 1.35 0.20 N/A 1.1484 9.9931 2997.94 0.00 286.14 3.97 361.28 20.00 2993.97 10552.98 146.57 34680.40 4.21 0.00 0.00 5:20 4.2 1.46 0.20 N/A 1.2524 10.8985 3269.55 0.00 286.14 3.97 361.28 20.00 3265.57 11067.98 153.72 37792.25 4.59 0.00 0.00 5:25 4.7 1.63 0.20 N/A 1.4258 12.4074 3722.22 0.00 286.14 3.97 361.28 20.00 3718.25 11630.80 161.54 41162.14 5.00 186.81 0.62 5:30 5.6 1.94 0.20 N/A 1.7379 15.1234 4537.03 0.00 286.14 3.97 361.28 20.00 4533.06 12240.30 170.00 41162.14 5.00 4363.05 14.54 PEAK 5:35 1.9 0.66 0.20 N/A 0.4548 3.9575 1187.25 0.00 286.14 3.97 361.28 20.00 1183.27 12240.30 170.00 41162.14 5.00 1013.27 3.38 5:40 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 12240.30 170.00 41162.14 5.00 107.92 0.36 5:45 0.6 0.21 0.20 0.19 0.0208 0.1811 54.32 0.00 286.14 3.97 361.28 20.00 50.35 12240.30 170.00 41042.48 4.99 0.00 0.00 5:50 0.5 0.17 0.20 0.16 0.0173 0.1509 45.27 0.00 286.14 3.97 361.28 20.00 41.29 12218.66 169.70 40914.07 4.97 0.00 0.00 5:55 0.3 0.10 0.20 0.09 0.0104 0.0905 27.16 0.00 286.14 3.97 361.28 20.00 23.19 12195.43 169.38 40767.88 4.95 0.00 0.00 6:00 0.2 0.07 0.20 0.06 0.0069 0.0604 18.11 0.00 286.14 3.97 361.28 20.00 14.13 12168.99 169.01 40613.00 4.93 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 12140.98 168.62 40444.37 4.91 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 12110.48 168.20 40276.17 4.89 0.00 0.00 6:15 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 12080.06 167.78 40108.39 4.87 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 345.38 18.73 0.00 12049.71 167.36 39941.04 4.85 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 341.41 18.42 0.00 12019.44 166.94 39774.10 4.83 0.00 0.00 6:30 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 337.44 18.10 0.00 11989.25 166.52 39607.58 4.81 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 333.46 17.79 0.00 11959.13 166.10 39441.48 4.79 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 329.49 17.47 0.00 11929.09 165.68 39275.80 4.77 0.00 0.00 6:45 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 325.51 17.15 0.00 11899.13 165.27 39110.54 4.75 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 321.54 16.84 0.00 11869.24 164.85 38945.69 4.73 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 317.56 16.52 0.00 11839.42 164.44 38781.25 4.71 0.00 0.00 7:00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 313.59 16.20 0.00 11809.68 164.02 38617.23 4.69 0.00 0.00 Total volume (cf)53294.54 Total Overflow (cf)5671.05 5 of 6 24 Hour Storm in 15 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:15 0.2 0.04 0.36 0.03 0.0036 0.0313 28.13 0.00 30.89 1.29 26.84 1.35 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:30 0.3 0.05 0.35 0.05 0.0054 0.0469 42.20 0.00 53.85 2.24 66.80 3.36 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:45 0.3 0.05 0.35 0.05 0.0054 0.0469 42.20 0.00 88.02 3.67 105.33 5.29 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:00 0.4 0.07 0.35 0.06 0.0072 0.0625 56.26 0.00 120.97 5.04 156.55 7.87 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:15 0.3 0.05 0.34 0.05 0.0054 0.0469 42.20 0.00 164.78 6.87 191.88 9.64 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:30 0.3 0.05 0.34 0.05 0.0054 0.0469 42.20 0.00 195.00 8.13 225.95 11.36 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:45 0.3 0.05 0.33 0.05 0.0054 0.0469 42.20 0.00 224.14 9.34 258.81 13.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:00 0.4 0.07 0.33 0.06 0.0072 0.0625 56.26 0.00 252.24 10.51 319.17 16.65 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:15 0.4 0.07 0.33 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 2.23 4795.50 2.23 0.00 0.00 0.00 0.00 2:30 0.4 0.07 0.32 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 4795.50 44.34 0.00 0.00 0.00 0.00 2:45 0.5 0.09 0.32 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 4795.50 58.41 0.00 0.00 0.00 0.00 3:00 0.5 0.09 0.31 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 4795.50 58.41 0.00 0.00 0.00 0.00 3:15 0.5 0.09 0.31 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 4795.50 58.41 0.00 0.00 0.00 0.00 3:30 0.5 0.09 0.31 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 4795.50 58.41 0.00 0.00 0.00 0.00 3:45 0.5 0.09 0.30 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 4795.50 58.41 0.00 0.00 0.00 0.00 4:00 0.6 0.11 0.30 0.10 0.0108 0.0938 84.39 0.00 286.14 11.92 361.28 20.00 72.47 4795.50 72.47 0.00 0.00 0.00 0.00 4:15 0.6 0.11 0.29 0.10 0.0108 0.0938 84.39 0.00 286.14 11.92 361.28 20.00 72.47 4795.50 72.47 0.00 0.00 0.00 0.00 4:30 0.7 0.13 0.29 0.11 0.0126 0.1094 98.46 0.00 286.14 11.92 361.28 20.00 86.54 4795.50 86.54 0.00 0.00 0.00 0.00 4:45 0.7 0.13 0.29 0.11 0.0126 0.1094 98.46 0.00 286.14 11.92 361.28 20.00 86.54 4795.50 86.54 0.00 0.00 0.00 0.00 5:00 0.8 0.14 0.28 0.13 0.0144 0.1250 112.53 0.00 286.14 11.92 361.28 20.00 100.60 4795.50 100.60 0.00 0.00 0.00 0.00 5:15 0.6 0.11 0.28 0.10 0.0108 0.0938 84.39 0.00 286.14 11.92 361.28 20.00 72.47 4795.50 72.47 0.00 0.00 0.00 0.00 5:30 0.7 0.13 0.28 0.11 0.0126 0.1094 98.46 0.00 286.14 11.92 361.28 20.00 86.54 4795.50 86.54 0.00 0.00 0.00 0.00 5:45 0.8 0.14 0.27 0.13 0.0144 0.1250 112.53 0.00 286.14 11.92 361.28 20.00 100.60 4795.50 100.60 0.00 0.00 0.00 0.00 6:00 0.8 0.14 0.27 0.13 0.0144 0.1250 112.53 0.00 286.14 11.92 361.28 20.00 100.60 4795.50 100.60 0.00 0.00 0.00 0.00 6:15 0.9 0.16 0.27 0.15 0.0162 0.1407 126.59 0.00 286.14 11.92 361.28 20.00 114.67 4795.50 114.67 0.00 0.00 0.00 0.00 6:30 0.9 0.16 0.26 0.15 0.0162 0.1407 126.59 0.00 286.14 11.92 361.28 20.00 114.67 4795.50 114.67 0.00 0.00 0.00 0.00 6:45 1 0.18 0.26 0.16 0.0180 0.1563 140.66 0.00 286.14 11.92 361.28 20.00 128.74 4795.50 128.74 0.00 0.00 0.00 0.00 7:00 1 0.18 0.25 0.16 0.0180 0.1563 140.66 0.00 286.14 11.92 361.28 20.00 128.74 4795.50 128.74 0.00 0.00 0.00 0.00 7:15 1 0.18 0.25 0.16 0.0180 0.1563 140.66 0.00 286.14 11.92 361.28 20.00 128.74 4795.50 128.74 0.00 0.00 0.00 0.00 7:30 1.1 0.20 0.25 0.18 0.0198 0.1719 154.72 0.00 286.14 11.92 361.28 20.00 142.80 4795.50 142.80 0.00 0.00 0.00 0.00 7:45 1.2 0.22 0.24 0.19 0.0216 0.1875 168.79 0.00 286.14 11.92 361.28 20.00 156.87 4795.50 156.87 0.00 0.00 0.00 0.00 8:00 1.3 0.23 0.24 0.21 0.0233 0.2032 182.86 0.00 286.14 11.92 361.28 20.00 170.93 4795.50 170.93 0.00 0.00 0.00 0.00 8:15 1.5 0.27 0.24 N/A 0.0317 0.2761 248.46 0.00 286.14 11.92 361.28 20.00 236.54 4795.50 199.81 36.73 0.00 0.00 0.00 8:30 1.5 0.27 0.23 N/A 0.0350 0.3050 274.48 0.00 286.14 11.92 361.28 20.00 262.55 4802.14 200.09 99.19 0.01 0.00 0.00 8:45 1.6 0.29 0.23 N/A 0.0563 0.4899 440.92 0.00 286.14 11.92 361.28 20.00 429.00 4813.44 200.56 327.63 0.04 0.00 0.00 9:00 1.7 0.31 0.23 N/A 0.0775 0.6746 607.13 0.00 286.14 11.92 361.28 20.00 595.21 4854.76 202.28 720.55 0.09 0.00 0.00 9:15 1.9 0.34 0.22 N/A 0.1167 1.0153 913.77 0.00 286.14 11.92 361.28 20.00 901.84 4925.82 205.24 1417.16 0.17 0.00 0.00 9:30 2 0.36 0.22 N/A 0.1378 1.1995 1079.51 0.00 286.14 11.92 361.28 20.00 1067.59 5051.81 210.49 2274.25 0.28 0.00 0.00 9:45 2.1 0.38 0.22 N/A 0.1590 1.3834 1245.02 0.00 286.14 11.92 361.28 20.00 1233.10 5206.83 216.95 3290.40 0.40 0.00 0.00 10:00 2.2 0.40 0.22 N/A 0.1801 1.5670 1410.29 0.00 286.14 11.92 361.28 20.00 1398.36 5390.62 224.61 4464.15 0.54 0.00 0.00 10:15 1.5 0.27 0.21 N/A 0.0575 0.5001 450.05 0.00 286.14 11.92 361.28 20.00 438.13 5602.91 233.45 4668.82 0.57 0.00 0.00 10:30 1.5 0.27 0.21 N/A 0.0605 0.5269 474.18 0.00 286.14 11.92 361.28 20.00 462.26 5639.93 235.00 4896.08 0.59 0.00 0.00 10:45 2 0.36 0.21 N/A 0.1534 1.3348 1201.35 0.00 286.14 11.92 361.28 20.00 1189.43 5681.03 236.71 5848.80 0.71 0.00 0.00 11:00 2 0.36 0.20 N/A 0.1564 1.3611 1224.99 0.00 286.14 11.92 361.28 20.00 1213.06 5853.34 243.89 6817.98 0.83 0.00 0.00 11:15 1.9 0.34 0.20 N/A 0.1414 1.2308 1107.72 0.00 286.14 11.92 361.28 20.00 1095.79 6028.63 251.19 7662.58 0.93 0.00 0.00 11:30 1.9 0.34 0.20 N/A 0.1444 1.2565 1130.85 0.00 286.14 11.92 361.28 20.00 1118.93 6181.39 257.56 8523.95 1.04 0.00 0.00 11:45 1.7 0.31 0.19 N/A 0.1114 0.9694 872.42 0.00 286.14 11.92 361.28 20.00 860.50 6337.19 264.05 9120.40 1.11 0.00 0.00 12:00 1.8 0.32 0.19 N/A 0.1322 1.1508 1035.71 0.00 286.14 11.92 361.28 20.00 1023.78 6445.06 268.54 9875.64 1.20 0.00 0.00 12:15 2.5 0.45 0.19 N/A 0.2608 2.2696 2042.68 0.00 286.14 11.92 361.28 20.00 2030.76 6581.66 274.24 11632.16 1.41 0.00 0.00 12:30 2.6 0.47 0.19 N/A 0.2816 2.4505 2205.45 0.00 286.14 11.92 361.28 20.00 2193.53 6899.35 287.47 13538.22 1.64 0.00 0.00 6 of 6 12:45 2.8 0.50 0.18 N/A 0.3203 2.7873 2508.61 0.00 286.14 11.92 361.28 20.00 2496.69 7244.09 301.84 15733.07 1.91 0.00 0.00 13:00 2.9 0.52 0.18 N/A 0.3410 2.9676 2670.85 0.00 286.14 11.92 361.28 20.00 2658.93 7641.06 318.38 18073.62 2.20 0.00 0.00 13:15 3.4 0.61 0.18 N/A 0.4336 3.7727 3395.45 0.00 286.14 11.92 361.28 20.00 3383.53 8064.39 336.02 21121.14 2.57 0.00 0.00 13:30 3.4 0.61 0.17 N/A 0.4362 3.7961 3416.50 0.00 286.14 11.92 361.28 20.00 3404.57 8615.58 358.98 24166.73 2.94 0.00 0.00 13:45 2.3 0.41 0.17 N/A 0.2413 2.1000 1890.03 0.00 286.14 11.92 361.28 20.00 1878.11 9166.42 381.93 25662.90 3.12 0.00 0.00 14:00 2.3 0.41 0.17 N/A 0.2439 2.1228 1910.52 0.00 286.14 11.92 361.28 20.00 1898.60 9437.03 393.21 27168.29 3.30 0.00 0.00 14:15 2.7 0.48 0.17 N/A 0.3184 2.7704 2493.37 0.00 286.14 11.92 361.28 20.00 2481.44 9709.30 404.55 29245.18 3.55 0.00 0.00 14:30 2.6 0.47 0.16 N/A 0.3030 2.6363 2372.64 0.00 286.14 11.92 361.28 20.00 2360.72 10084.94 420.21 31185.69 3.79 0.00 0.00 14:45 2.6 0.47 0.16 N/A 0.3055 2.6581 2392.28 0.00 286.14 11.92 361.28 20.00 2380.36 10435.91 434.83 33131.22 4.02 0.00 0.00 15:00 2.5 0.45 0.16 N/A 0.2900 2.5233 2270.98 0.00 286.14 11.92 361.28 20.00 2259.05 10787.79 449.49 34940.79 4.24 0.00 0.00 15:15 2.4 0.43 0.16 N/A 0.2744 2.3882 2149.38 0.00 286.14 11.92 361.28 20.00 2137.46 11115.07 463.13 36615.11 4.45 0.00 0.00 15:30 2.3 0.41 0.15 N/A 0.2589 2.2528 2027.48 0.00 286.14 11.92 361.28 20.00 2015.56 11417.90 475.75 38154.93 4.63 0.00 0.00 15:45 1.9 0.34 0.15 N/A 0.1894 1.6481 1483.31 0.00 286.14 11.92 361.28 20.00 1471.39 11696.40 487.35 39138.97 4.75 0.00 0.00 16:00 1.9 0.34 0.15 N/A 0.1917 1.6683 1501.47 0.00 286.14 11.92 361.28 20.00 1489.55 11874.38 494.77 40133.75 4.88 0.00 0.00 PEAK 16:15 0.4 0.07 0.15 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 12054.30 502.26 39675.83 4.82 0.00 0.00 16:30 0.4 0.07 0.15 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 11971.48 498.81 39221.36 4.76 0.00 0.00 16:45 0.3 0.05 0.14 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 11889.28 495.39 38756.25 4.71 0.00 0.00 17:00 0.3 0.05 0.14 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 11805.16 491.88 38294.64 4.65 0.00 0.00 17:15 0.5 0.09 0.14 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 11721.67 488.40 37864.64 4.60 0.00 0.00 17:30 0.5 0.09 0.14 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 11643.90 485.16 37437.89 4.55 0.00 0.00 17:45 0.5 0.09 0.13 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 11566.71 481.95 37014.35 4.50 0.00 0.00 18:00 0.4 0.07 0.13 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 11490.11 478.75 36579.93 4.44 0.00 0.00 18:15 0.4 0.07 0.13 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 11411.54 475.48 36148.79 4.39 0.00 0.00 18:30 0.4 0.07 0.13 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 11333.56 472.23 35720.90 4.34 0.00 0.00 18:45 0.3 0.05 0.13 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 11256.17 469.01 35282.17 4.29 0.00 0.00 19:00 0.2 0.04 0.12 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 11176.82 465.70 34832.68 4.23 0.00 0.00 19:15 0.3 0.05 0.12 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 11095.52 462.31 34400.64 4.18 0.00 0.00 19:30 0.4 0.07 0.12 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 11017.38 459.06 33985.92 4.13 0.00 0.00 19:45 0.3 0.05 0.12 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10942.37 455.93 33560.26 4.08 0.00 0.00 20:00 0.2 0.04 0.12 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 10865.38 452.72 33123.75 4.02 0.00 0.00 20:15 0.3 0.05 0.12 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10786.43 449.43 32704.59 3.97 0.00 0.00 20:30 0.3 0.05 0.12 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10710.62 446.28 32288.59 3.92 0.00 0.00 20:45 0.3 0.05 0.11 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10635.38 443.14 31875.72 3.87 0.00 0.00 21:00 0.2 0.04 0.11 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 10560.71 440.03 31451.90 3.82 0.00 0.00 21:15 0.3 0.05 0.11 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10484.05 436.84 31045.34 3.77 0.00 0.00 21:30 0.2 0.04 0.11 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 10410.52 433.77 30627.78 3.72 0.00 0.00 21:45 0.3 0.05 0.11 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10335.00 430.62 30227.43 3.67 0.00 0.00 22:00 0.2 0.04 0.11 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 10262.59 427.61 29816.03 3.62 0.00 0.00 22:15 0.3 0.05 0.11 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10188.18 424.51 29421.79 3.57 0.00 0.00 22:30 0.2 0.04 0.11 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 10116.88 421.54 29016.47 3.52 0.00 0.00 22:45 0.2 0.04 0.10 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 10043.57 418.48 28614.19 3.48 0.00 0.00 23:00 0.2 0.04 0.10 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 9970.81 415.45 28214.95 3.43 0.00 0.00 23:15 0.2 0.04 0.10 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 9898.60 412.44 27818.72 3.38 0.00 0.00 23:30 0.2 0.04 0.10 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 9826.94 409.46 27425.47 3.33 0.00 0.00 23:45 0.2 0.04 0.10 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 9755.81 406.49 27035.19 3.28 0.00 0.00 24:00 0.2 0.04 0.10 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 9685.23 403.55 26647.85 3.24 0.00 0.00 0 0.00 0.10 0.00 0.0000 0.0000 0.00 0.00 286.14 11.92 349.36 19.05 0.00 9615.17 400.63 26247.21 3.19 0.00 0.00 Total volume (cf)54681.65 Total Overflow (cf)0.00 1 of 6 HYDROLOGY CALCULATIONS - UNIVERSITY PARK Using the RCFC&WCD Short Cut Unit Hydrograph Method Area Designations Drainage Area (ac.) 4.4200 Unit time (minutes)5 5 5 15 100 Year Storm Duration (hrs)1 3 6 24 Total Precipitation (Plates D-4.4,E-5.2, 5.4, 5.6)(in.)1.53 2.21 2.89 4.49 Or data from NOAA interactive website Soils Group A AMC index II Runoff Number (plate E-6.1)32 Plate E-6.2 Pervious Area Loss Rate (Fp)(in/hr)0.74 (AMC II) Percentage of Impervious Cover (Ai)(%) (plate E-6.3)83.7 Weighted Average Loss Rate (F=Fp(1-.9Ai))(in./hr.)0.18 (used for 1, 3, and 6 hour storm, the 24 hour storm uses variable maximum loss rate per plate E-1.1 (3 of 6)) Low Loss Rate Percent (%) 90 Retention Basin Percolation Rate (in/hr)2 (also used for drywell percolation rate) Percolation is taken incrementally. Basin volume is calculated using the "truncated pyramid" formula, a more conservative estimate than "averaged end areas" sometimes used (Drywell can be "zeroed out" by reducing numbers to less than .001, but should not entered as zeros or program chokes.) Drywell storage includes 40% of the 1' wide rock bed surrounding the drywell: formula (upper)*PI()*(diam/2)^2+(lower)*PI()*((diam/2)^2+0.4*((diam/2+(grav+0.4166))^2-(diam/2+0.4166)^2)) The drywell wall thickness is assumed at 5" (0.4166) and the gravel bed width is variable "grav" Drywell is zeroed out by entering .001 for values Drywell design factors Upper sec. (ft.)=5 Lower sec. (ft.)=15 Ring diam. (ft.) =4 Drywell lower max. (cf)=298.45 Upper max.(cf)=62.83 Gravel bed width around drwyell=1 Drywell total(cf)=361.28 Ret. Basin design (area, depth) Top =6000.15 s.f.Bot. =6000.15 s.f.Max. Depth (d)=3.388 Max. storage=20328.51 (d/3)*(bottom+top+(bottom*top)^0.50) Formulas vol=(h/3)*(bottom+top+(bottom*top)^0.50) area=bottom+(h/d)*(top-bottom)h=(vol*3)/(bottom+top+(bottom*top)^0.5)(values must be non-zero or error occurs) Outside input from:N/A 1 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 3.7 0.6793 0.1826 N/A 0.4968 2.2140 664.20 0.00 30.89 0.43 361.28 20.00 302.49 6000.15 83.34 219.15 0.04 0.00 0.00 0:10 4.8 0.8813 0.1826 N/A 0.6987 3.1141 934.23 0.00 286.14 3.97 361.28 20.00 930.25 6000.15 83.34 1066.07 0.18 0.00 0.00 0:15 5.1 0.9364 0.1826 N/A 0.7538 3.3596 1007.87 0.00 286.14 3.97 361.28 20.00 1003.90 6000.15 83.34 1986.63 0.33 0.00 0.00 0:20 4.9 0.8996 0.1826 N/A 0.7171 3.1959 958.77 0.00 286.14 3.97 361.28 20.00 954.80 6000.15 83.34 2858.09 0.48 0.00 0.00 0:25 6.6 1.2118 0.1826 N/A 1.0292 4.5870 1376.09 0.00 286.14 3.97 361.28 20.00 1372.12 6000.15 83.34 4146.88 0.69 0.00 0.00 0:30 7.3 1.3403 0.1826 N/A 1.1577 5.1598 1547.93 0.00 286.14 3.97 361.28 20.00 1543.96 6000.15 83.34 5607.50 0.93 0.00 0.00 0:35 8.4 1.5422 0.1826 N/A 1.3597 6.0599 1817.96 0.00 286.14 3.97 361.28 20.00 1813.99 6000.15 83.34 7338.15 1.22 0.00 0.00 0:40 9 1.6524 0.1826 N/A 1.4698 6.5508 1965.25 0.00 286.14 3.97 361.28 20.00 1961.28 6000.15 83.34 9216.10 1.54 0.00 0.00 0:45 12.3 2.2583 0.1826 N/A 2.0757 9.2511 2775.34 0.00 286.14 3.97 361.28 20.00 2771.37 6000.15 83.34 11904.13 1.98 0.00 0.00 0:50 17.6 3.2314 0.1826 N/A 3.0488 13.5880 4076.40 0.00 286.14 3.97 361.28 20.00 4072.43 6000.15 83.34 15893.22 2.65 0.00 0.00 PEAK 0:55 16.1 2.9560 0.1826 N/A 2.7734 12.3606 3708.18 0.00 286.14 3.97 361.28 20.00 3704.20 6000.15 83.34 19514.09 3.25 0.00 0.00 1:00 4.2 0.7711 0.1826 N/A 0.5886 2.6231 786.94 0.00 286.14 3.97 361.28 20.00 782.96 6000.15 83.34 20213.72 3.37 0.00 0.00 0 0.0000 0.1826 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 6000.15 83.34 20130.38 3.35 0.00 0.00 0 0.0000 0.1826 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 6000.15 83.34 20047.05 3.34 0.00 0.00 1:15 0 0.0000 0.1826 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 6000.15 83.34 19963.71 3.33 0.00 0.00 Total volume (cf)21619.17 Total Overflow (cf)0.00 Proposed Conditions*- Basin B - UG Retention of On-Site *receiving runoff from on-site ONLY 2 of 6 3 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 1.3 0.34 0.18 N/A 0.1622 0.7229 216.87 0.00 30.89 0.43 216.44 10.88 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:10 1.3 0.34 0.18 N/A 0.1622 0.7229 216.87 0.00 216.01 3.00 361.28 20.00 69.03 6000.15 69.03 0.00 0.00 0.00 0.00 0:15 1.1 0.29 0.18 N/A 0.1092 0.4865 145.96 0.00 286.14 3.97 361.28 20.00 141.98 6000.15 83.34 58.65 0.01 0.00 0.00 0:20 1.5 0.40 0.18 N/A 0.2152 0.9593 287.79 0.00 286.14 3.97 361.28 20.00 283.82 6000.15 83.34 259.13 0.04 0.00 0.00 0:25 1.5 0.40 0.18 N/A 0.2152 0.9593 287.79 0.00 286.14 3.97 361.28 20.00 283.82 6000.15 83.34 459.60 0.08 0.00 0.00 0:30 1.8 0.48 0.18 N/A 0.2948 1.3139 394.17 0.00 286.14 3.97 361.28 20.00 390.19 6000.15 83.34 766.46 0.13 0.00 0.00 0:35 1.5 0.40 0.18 N/A 0.2152 0.9593 287.79 0.00 286.14 3.97 361.28 20.00 283.82 6000.15 83.34 966.94 0.16 0.00 0.00 0:40 1.8 0.48 0.18 N/A 0.2948 1.3139 394.17 0.00 286.14 3.97 361.28 20.00 390.19 6000.15 83.34 1273.80 0.21 0.00 0.00 0:45 1.8 0.48 0.18 N/A 0.2948 1.3139 394.17 0.00 286.14 3.97 361.28 20.00 390.19 6000.15 83.34 1580.65 0.26 0.00 0.00 0:50 1.5 0.40 0.18 N/A 0.2152 0.9593 287.79 0.00 286.14 3.97 361.28 20.00 283.82 6000.15 83.34 1781.13 0.30 0.00 0.00 0:55 1.6 0.42 0.18 N/A 0.2418 1.0775 323.25 0.00 286.14 3.97 361.28 20.00 319.27 6000.15 83.34 2017.07 0.34 0.00 0.00 1:00 1.8 0.48 0.18 N/A 0.2948 1.3139 394.17 0.00 286.14 3.97 361.28 20.00 390.19 6000.15 83.34 2323.92 0.39 0.00 0.00 1:05 2.2 0.58 0.18 N/A 0.4009 1.7867 536.00 0.00 286.14 3.97 361.28 20.00 532.03 6000.15 83.34 2772.61 0.46 0.00 0.00 1:10 2.2 0.58 0.18 N/A 0.4009 1.7867 536.00 0.00 286.14 3.97 361.28 20.00 532.03 6000.15 83.34 3221.30 0.54 0.00 0.00 1:15 2.2 0.58 0.18 N/A 0.4009 1.7867 536.00 0.00 286.14 3.97 361.28 20.00 532.03 6000.15 83.34 3669.99 0.61 0.00 0.00 1:20 2 0.53 0.18 N/A 0.3478 1.5503 465.08 0.00 286.14 3.97 361.28 20.00 461.11 6000.15 83.34 4047.77 0.67 0.00 0.00 1:25 2.6 0.69 0.18 N/A 0.5070 2.2594 677.83 0.00 286.14 3.97 361.28 20.00 673.86 6000.15 83.34 4638.29 0.77 0.00 0.00 1:30 2.7 0.72 0.18 N/A 0.5335 2.3776 713.29 0.00 286.14 3.97 361.28 20.00 709.32 6000.15 83.34 5264.27 0.88 0.00 0.00 1:35 2.4 0.64 0.18 N/A 0.4539 2.0231 606.92 0.00 286.14 3.97 361.28 20.00 602.94 6000.15 83.34 5783.88 0.96 0.00 0.00 1:40 2.7 0.72 0.18 N/A 0.5335 2.3776 713.29 0.00 286.14 3.97 361.28 20.00 709.32 6000.15 83.34 6409.86 1.07 0.00 0.00 1:45 3.3 0.88 0.18 N/A 0.6926 3.0868 926.04 0.00 286.14 3.97 361.28 20.00 922.07 6000.15 83.34 7248.59 1.21 0.00 0.00 1:50 3.1 0.82 0.18 N/A 0.6396 2.8504 855.13 0.00 286.14 3.97 361.28 20.00 851.15 6000.15 83.34 8016.41 1.34 0.00 0.00 1:55 2.9 0.77 0.18 N/A 0.5865 2.6140 784.21 0.00 286.14 3.97 361.28 20.00 780.24 6000.15 83.34 8713.31 1.45 0.00 0.00 2:00 3 0.80 0.18 N/A 0.6130 2.7322 819.67 0.00 286.14 3.97 361.28 20.00 815.69 6000.15 83.34 9445.67 1.57 0.00 0.00 2:05 3.1 0.82 0.18 N/A 0.6396 2.8504 855.13 0.00 286.14 3.97 361.28 20.00 851.15 6000.15 83.34 10213.49 1.70 0.00 0.00 2:10 4.2 1.11 0.18 N/A 0.9313 4.1506 1245.17 0.00 286.14 3.97 361.28 20.00 1241.20 6000.15 83.34 11371.35 1.90 0.00 0.00 2:15 5 1.33 0.18 N/A 1.1434 5.0961 1528.84 0.00 286.14 3.97 361.28 20.00 1524.86 6000.15 83.34 12812.88 2.14 0.00 0.00 2:20 3.5 0.93 0.18 N/A 0.7456 3.3232 996.96 0.00 286.14 3.97 361.28 20.00 992.99 6000.15 83.34 13722.53 2.29 0.00 0.00 2:25 6.8 1.80 0.18 N/A 1.6208 7.2236 2167.09 0.00 286.14 3.97 361.28 20.00 2163.12 6000.15 83.34 15802.31 2.63 0.00 0.00 2:30 7.3 1.94 0.18 N/A 1.7534 7.8146 2344.39 0.00 286.14 3.97 361.28 20.00 2340.41 6000.15 83.34 18059.39 3.01 0.00 0.00 2:35 8.2 2.17 0.18 N/A 1.9921 8.8784 2663.51 0.00 286.14 3.97 361.28 20.00 2659.54 6000.15 83.34 20328.51 3.39 307.08 1.02 2:40 5.9 1.56 0.18 N/A 1.3821 6.1599 1847.97 0.00 286.14 3.97 361.28 20.00 1843.99 6000.15 83.34 20328.51 3.39 1760.66 5.87 PEAK 2:45 2 0.53 0.18 N/A 0.3478 1.5503 465.08 0.00 286.14 3.97 361.28 20.00 461.11 6000.15 83.34 20328.51 3.39 377.77 1.26 2:50 1.8 0.48 0.18 N/A 0.2948 1.3139 394.17 0.00 286.14 3.97 361.28 20.00 390.19 6000.15 83.34 20328.51 3.39 306.86 1.02 2:55 1.8 0.48 0.18 N/A 0.2948 1.3139 394.17 0.00 286.14 3.97 361.28 20.00 390.19 6000.15 83.34 20328.51 3.39 306.86 1.02 3:00 0.6 0.16 0.18 0.14 0.0159 0.0709 21.28 0.00 286.14 3.97 361.28 20.00 17.30 6000.15 83.34 20262.47 3.38 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 6000.15 83.34 20179.14 3.36 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 6000.15 83.34 20095.80 3.35 0.00 0.00 3:15 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 6000.15 83.34 20012.47 3.34 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 345.38 18.73 0.00 6000.15 83.34 19929.13 3.32 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 341.41 18.42 0.00 6000.15 83.34 19845.80 3.31 0.00 0.00 3:30 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 337.44 18.10 0.00 6000.15 83.34 19762.46 3.29 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 333.46 17.79 0.00 6000.15 83.34 19679.13 3.28 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 329.49 17.47 0.00 6000.15 83.34 19595.79 3.27 0.00 0.00 Total volume (cf)26723.97 Total Overflow (cf)3059.22 3 of 6 6 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 0.5 0.17 0.18 0.16 0.0173 0.0773 23.18 0.00 30.89 0.43 22.76 1.14 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:10 0.6 0.21 0.18 N/A 0.0255 0.1137 34.12 0.00 50.35 0.70 56.18 2.82 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:15 0.6 0.21 0.18 N/A 0.0255 0.1137 34.12 0.00 78.94 1.10 89.21 4.48 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:20 0.6 0.21 0.18 N/A 0.0255 0.1137 34.12 0.00 107.19 1.49 121.84 6.12 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:25 0.6 0.21 0.18 N/A 0.0255 0.1137 34.12 0.00 135.10 1.88 154.09 7.74 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:30 0.7 0.24 0.18 N/A 0.0602 0.2683 80.49 0.00 162.68 2.26 232.32 11.68 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:35 0.7 0.24 0.18 N/A 0.0602 0.2683 80.49 0.00 229.59 3.19 333.99 17.83 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:40 0.7 0.24 0.18 N/A 0.0602 0.2683 80.49 0.00 286.14 3.97 361.28 20.00 49.23 6000.15 49.23 0.00 0.00 0.00 0.00 0:45 0.7 0.24 0.18 N/A 0.0602 0.2683 80.49 0.00 286.14 3.97 361.28 20.00 76.52 6000.15 76.52 0.00 0.00 0.00 0.00 0:50 0.7 0.24 0.18 N/A 0.0602 0.2683 80.49 0.00 286.14 3.97 361.28 20.00 76.52 6000.15 76.52 0.00 0.00 0.00 0.00 0:55 0.7 0.24 0.18 N/A 0.0602 0.2683 80.49 0.00 286.14 3.97 361.28 20.00 76.52 6000.15 76.52 0.00 0.00 0.00 0.00 1:00 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 39.55 0.01 0.00 0.00 1:05 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 79.10 0.01 0.00 0.00 1:10 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 118.66 0.02 0.00 0.00 1:15 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 158.21 0.03 0.00 0.00 1:20 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 197.76 0.03 0.00 0.00 1:25 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 237.31 0.04 0.00 0.00 1:30 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 276.87 0.05 0.00 0.00 1:35 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 316.42 0.05 0.00 0.00 1:40 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 355.97 0.06 0.00 0.00 1:45 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 395.52 0.07 0.00 0.00 1:50 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 435.08 0.07 0.00 0.00 1:55 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 474.63 0.08 0.00 0.00 2:00 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 560.55 0.09 0.00 0.00 2:05 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 600.10 0.10 0.00 0.00 2:10 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 686.02 0.11 0.00 0.00 2:15 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 771.94 0.13 0.00 0.00 2:20 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 857.87 0.14 0.00 0.00 2:25 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 943.79 0.16 0.00 0.00 2:30 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 1029.71 0.17 0.00 0.00 2:35 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 1115.63 0.19 0.00 0.00 2:40 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 1201.55 0.20 0.00 0.00 2:45 1 0.35 0.18 N/A 0.1642 0.7320 219.60 0.00 286.14 3.97 361.28 20.00 215.63 6000.15 83.34 1333.84 0.22 0.00 0.00 2:50 1 0.35 0.18 N/A 0.1642 0.7320 219.60 0.00 286.14 3.97 361.28 20.00 215.63 6000.15 83.34 1466.13 0.24 0.00 0.00 2:55 1 0.35 0.18 N/A 0.1642 0.7320 219.60 0.00 286.14 3.97 361.28 20.00 215.63 6000.15 83.34 1598.42 0.27 0.00 0.00 3:00 1 0.35 0.18 N/A 0.1642 0.7320 219.60 0.00 286.14 3.97 361.28 20.00 215.63 6000.15 83.34 1730.71 0.29 0.00 0.00 3:05 1 0.35 0.18 N/A 0.1642 0.7320 219.60 0.00 286.14 3.97 361.28 20.00 215.63 6000.15 83.34 1863.00 0.31 0.00 0.00 3:10 1.1 0.38 0.18 N/A 0.1989 0.8866 265.97 0.00 286.14 3.97 361.28 20.00 261.99 6000.15 83.34 2041.66 0.34 0.00 0.00 3:15 1.1 0.38 0.18 N/A 0.1989 0.8866 265.97 0.00 286.14 3.97 361.28 20.00 261.99 6000.15 83.34 2220.32 0.37 0.00 0.00 3:20 1.1 0.38 0.18 N/A 0.1989 0.8866 265.97 0.00 286.14 3.97 361.28 20.00 261.99 6000.15 83.34 2398.98 0.40 0.00 0.00 3:25 1.2 0.42 0.18 N/A 0.2336 1.0411 312.34 0.00 286.14 3.97 361.28 20.00 308.36 6000.15 83.34 2624.01 0.44 0.00 0.00 3:30 1.3 0.45 0.18 N/A 0.2683 1.1957 358.71 0.00 286.14 3.97 361.28 20.00 354.73 6000.15 83.34 2895.40 0.48 0.00 0.00 3:35 1.4 0.49 0.18 N/A 0.3030 1.3503 405.08 0.00 286.14 3.97 361.28 20.00 401.10 6000.15 83.34 3213.17 0.54 0.00 0.00 3:40 1.4 0.49 0.18 N/A 0.3030 1.3503 405.08 0.00 286.14 3.97 361.28 20.00 401.10 6000.15 83.34 3530.93 0.59 0.00 0.00 3:45 1.5 0.52 0.18 N/A 0.3376 1.5048 451.44 0.00 286.14 3.97 361.28 20.00 447.47 6000.15 83.34 3895.07 0.65 0.00 0.00 3:50 1.5 0.52 0.18 N/A 0.3376 1.5048 451.44 0.00 286.14 3.97 361.28 20.00 447.47 6000.15 83.34 4259.20 0.71 0.00 0.00 3:55 1.6 0.55 0.18 N/A 0.3723 1.6594 497.81 0.00 286.14 3.97 361.28 20.00 493.84 6000.15 83.34 4669.71 0.78 0.00 0.00 4:00 1.6 0.55 0.18 N/A 0.3723 1.6594 497.81 0.00 286.14 3.97 361.28 20.00 493.84 6000.15 83.34 5080.21 0.85 0.00 0.00 4:05 1.7 0.59 0.18 N/A 0.4070 1.8139 544.18 0.00 286.14 3.97 361.28 20.00 540.21 6000.15 83.34 5537.08 0.92 0.00 0.00 4:10 1.8 0.62 0.18 N/A 0.4417 1.9685 590.55 0.00 286.14 3.97 361.28 20.00 586.58 6000.15 83.34 6040.32 1.01 0.00 0.00 4:15 1.9 0.66 0.18 N/A 0.4764 2.1231 636.92 0.00 286.14 3.97 361.28 20.00 632.95 6000.15 83.34 6589.93 1.10 0.00 0.00 4 of 6 4:20 2 0.69 0.18 N/A 0.5110 2.2776 683.29 0.00 286.14 3.97 361.28 20.00 679.31 6000.15 83.34 7185.91 1.20 0.00 0.00 4:25 2.1 0.73 0.18 N/A 0.5457 2.4322 729.66 0.00 286.14 3.97 361.28 20.00 725.68 6000.15 83.34 7828.26 1.30 0.00 0.00 4:30 2.1 0.73 0.18 N/A 0.5457 2.4322 729.66 0.00 286.14 3.97 361.28 20.00 725.68 6000.15 83.34 8470.61 1.41 0.00 0.00 4:35 2.2 0.76 0.18 N/A 0.5804 2.5868 776.03 0.00 286.14 3.97 361.28 20.00 772.05 6000.15 83.34 9159.33 1.53 0.00 0.00 4:40 2.3 0.80 0.18 N/A 0.6151 2.7413 822.40 0.00 286.14 3.97 361.28 20.00 818.42 6000.15 83.34 9894.41 1.65 0.00 0.00 4:45 2.4 0.83 0.18 N/A 0.6498 2.8959 868.76 0.00 286.14 3.97 361.28 20.00 864.79 6000.15 83.34 10675.87 1.78 0.00 0.00 4:50 2.4 0.83 0.18 N/A 0.6498 2.8959 868.76 0.00 286.14 3.97 361.28 20.00 864.79 6000.15 83.34 11457.32 1.91 0.00 0.00 4:55 2.5 0.87 0.18 N/A 0.6844 3.0504 915.13 0.00 286.14 3.97 361.28 20.00 911.16 6000.15 83.34 12285.15 2.05 0.00 0.00 5:00 2.6 0.90 0.18 N/A 0.7191 3.2050 961.50 0.00 286.14 3.97 361.28 20.00 957.53 6000.15 83.34 13159.34 2.19 0.00 0.00 5:05 3.1 1.08 0.18 N/A 0.8925 3.9778 1193.35 0.00 286.14 3.97 361.28 20.00 1189.37 6000.15 83.34 14265.37 2.38 0.00 0.00 5:10 3.6 1.25 0.18 N/A 1.0659 4.7506 1425.19 0.00 286.14 3.97 361.28 20.00 1421.22 6000.15 83.34 15603.26 2.60 0.00 0.00 5:15 3.9 1.35 0.18 N/A 1.1700 5.2143 1564.30 0.00 286.14 3.97 361.28 20.00 1560.32 6000.15 83.34 17080.24 2.85 0.00 0.00 5:20 4.2 1.46 0.18 N/A 1.2740 5.6780 1703.40 0.00 286.14 3.97 361.28 20.00 1699.43 6000.15 83.34 18696.34 3.12 0.00 0.00 5:25 4.7 1.63 0.18 N/A 1.4474 6.4508 1935.25 0.00 286.14 3.97 361.28 20.00 1931.27 6000.15 83.34 20328.51 3.39 215.77 0.72 5:30 5.6 1.94 0.18 N/A 1.7595 7.8419 2352.57 0.00 286.14 3.97 361.28 20.00 2348.59 6000.15 83.34 20328.51 3.39 2265.26 7.55 PEAK 5:35 1.9 0.66 0.18 N/A 0.4764 2.1231 636.92 0.00 286.14 3.97 361.28 20.00 632.95 6000.15 83.34 20328.51 3.39 549.61 1.83 5:40 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 20328.51 3.39 85.92 0.29 5:45 0.6 0.21 0.18 N/A 0.0255 0.1137 34.12 0.00 286.14 3.97 361.28 20.00 30.15 6000.15 83.34 20275.32 3.38 0.00 0.00 5:50 0.5 0.17 0.18 0.16 0.0173 0.0773 23.18 0.00 286.14 3.97 361.28 20.00 19.21 6000.15 83.34 20211.20 3.37 0.00 0.00 5:55 0.3 0.10 0.18 0.09 0.0104 0.0464 13.91 0.00 286.14 3.97 361.28 20.00 9.94 6000.15 83.34 20137.80 3.36 0.00 0.00 6:00 0.2 0.07 0.18 0.06 0.0069 0.0309 9.27 0.00 286.14 3.97 361.28 20.00 5.30 6000.15 83.34 20059.76 3.34 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 6000.15 83.34 19976.43 3.33 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 6000.15 83.34 19893.09 3.32 0.00 0.00 6:15 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 6000.15 83.34 19809.76 3.30 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 345.38 18.73 0.00 6000.15 83.34 19726.42 3.29 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 341.41 18.42 0.00 6000.15 83.34 19643.09 3.27 0.00 0.00 6:30 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 337.44 18.10 0.00 6000.15 83.34 19559.75 3.26 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 333.46 17.79 0.00 6000.15 83.34 19476.41 3.25 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 329.49 17.47 0.00 6000.15 83.34 19393.08 3.23 0.00 0.00 6:45 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 325.51 17.15 0.00 6000.15 83.34 19309.74 3.22 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 321.54 16.84 0.00 6000.15 83.34 19226.41 3.20 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 317.56 16.52 0.00 6000.15 83.34 19143.07 3.19 0.00 0.00 7:00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 313.59 16.20 0.00 6000.15 83.34 19059.74 3.18 0.00 0.00 Total volume (cf)29144.85 Total Overflow (cf)3116.56 5 of 6 24 Hour Storm in 15 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:15 0.2 0.04 0.32 0.03 0.0036 0.0160 14.41 0.00 30.89 1.29 13.12 0.66 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:30 0.3 0.05 0.32 0.05 0.0054 0.0240 21.61 0.00 42.11 1.75 32.98 1.66 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:45 0.3 0.05 0.31 0.05 0.0054 0.0240 21.61 0.00 59.10 2.46 52.13 2.62 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:00 0.4 0.07 0.31 0.06 0.0072 0.0320 28.82 0.00 75.47 3.14 77.80 3.91 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:15 0.3 0.05 0.31 0.05 0.0054 0.0240 21.61 0.00 97.43 4.06 95.35 4.79 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:30 0.3 0.05 0.30 0.05 0.0054 0.0240 21.61 0.00 112.44 4.69 112.28 5.64 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:45 0.3 0.05 0.30 0.05 0.0054 0.0240 21.61 0.00 126.92 5.29 128.60 6.46 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:00 0.4 0.07 0.29 0.06 0.0072 0.0320 28.82 0.00 140.88 5.87 151.55 7.62 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:15 0.4 0.07 0.29 0.06 0.0072 0.0320 28.82 0.00 160.51 6.69 173.68 8.73 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:30 0.4 0.07 0.29 0.06 0.0072 0.0320 28.82 0.00 179.43 7.48 195.02 9.80 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:45 0.5 0.09 0.28 0.08 0.0090 0.0400 36.02 0.00 197.68 8.24 222.80 11.20 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3:00 0.5 0.09 0.28 0.08 0.0090 0.0400 36.02 0.00 221.44 9.23 249.59 12.54 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3:15 0.5 0.09 0.28 0.08 0.0090 0.0400 36.02 0.00 244.36 10.18 275.43 13.84 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3:30 0.5 0.09 0.27 0.08 0.0090 0.0400 36.02 0.00 266.46 11.10 308.83 15.83 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3:45 0.5 0.09 0.27 0.08 0.0090 0.0400 36.02 0.00 286.14 11.92 332.93 17.74 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4:00 0.6 0.11 0.27 0.10 0.0108 0.0480 43.22 0.00 286.14 11.92 361.28 20.00 2.95 6000.15 2.95 0.00 0.00 0.00 0.00 4:15 0.6 0.11 0.26 0.10 0.0108 0.0480 43.22 0.00 286.14 11.92 361.28 20.00 31.30 6000.15 31.30 0.00 0.00 0.00 0.00 4:30 0.7 0.13 0.26 0.11 0.0126 0.0560 50.43 0.00 286.14 11.92 361.28 20.00 38.51 6000.15 38.51 0.00 0.00 0.00 0.00 4:45 0.7 0.13 0.26 0.11 0.0126 0.0560 50.43 0.00 286.14 11.92 361.28 20.00 38.51 6000.15 38.51 0.00 0.00 0.00 0.00 5:00 0.8 0.14 0.25 0.13 0.0144 0.0640 57.63 0.00 286.14 11.92 361.28 20.00 45.71 6000.15 45.71 0.00 0.00 0.00 0.00 5:15 0.6 0.11 0.25 0.10 0.0108 0.0480 43.22 0.00 286.14 11.92 361.28 20.00 31.30 6000.15 31.30 0.00 0.00 0.00 0.00 5:30 0.7 0.13 0.25 0.11 0.0126 0.0560 50.43 0.00 286.14 11.92 361.28 20.00 38.51 6000.15 38.51 0.00 0.00 0.00 0.00 5:45 0.8 0.14 0.24 0.13 0.0144 0.0640 57.63 0.00 286.14 11.92 361.28 20.00 45.71 6000.15 45.71 0.00 0.00 0.00 0.00 6:00 0.8 0.14 0.24 0.13 0.0144 0.0640 57.63 0.00 286.14 11.92 361.28 20.00 45.71 6000.15 45.71 0.00 0.00 0.00 0.00 6:15 0.9 0.16 0.24 0.15 0.0162 0.0720 64.84 0.00 286.14 11.92 361.28 20.00 52.91 6000.15 52.91 0.00 0.00 0.00 0.00 6:30 0.9 0.16 0.23 0.15 0.0162 0.0720 64.84 0.00 286.14 11.92 361.28 20.00 52.91 6000.15 52.91 0.00 0.00 0.00 0.00 6:45 1 0.18 0.23 0.16 0.0180 0.0800 72.04 0.00 286.14 11.92 361.28 20.00 60.12 6000.15 60.12 0.00 0.00 0.00 0.00 7:00 1 0.18 0.23 0.16 0.0180 0.0800 72.04 0.00 286.14 11.92 361.28 20.00 60.12 6000.15 60.12 0.00 0.00 0.00 0.00 7:15 1 0.18 0.22 0.16 0.0180 0.0800 72.04 0.00 286.14 11.92 361.28 20.00 60.12 6000.15 60.12 0.00 0.00 0.00 0.00 7:30 1.1 0.20 0.22 0.18 0.0198 0.0880 79.24 0.00 286.14 11.92 361.28 20.00 67.32 6000.15 67.32 0.00 0.00 0.00 0.00 7:45 1.2 0.22 0.22 0.19 0.0216 0.0961 86.45 0.00 286.14 11.92 361.28 20.00 74.53 6000.15 74.53 0.00 0.00 0.00 0.00 8:00 1.3 0.23 0.22 0.21 0.0233 0.1041 93.65 0.00 286.14 11.92 361.28 20.00 81.73 6000.15 81.73 0.00 0.00 0.00 0.00 8:15 1.5 0.27 0.21 N/A 0.0568 0.2534 228.03 0.00 286.14 11.92 361.28 20.00 216.11 6000.15 216.11 0.00 0.00 0.00 0.00 8:30 1.5 0.27 0.21 N/A 0.0598 0.2666 239.94 0.00 286.14 11.92 361.28 20.00 228.02 6000.15 228.02 0.00 0.00 0.00 0.00 8:45 1.6 0.29 0.21 N/A 0.0807 0.3598 323.79 0.00 286.14 11.92 361.28 20.00 311.87 6000.15 250.01 61.87 0.01 0.00 0.00 9:00 1.7 0.31 0.20 N/A 0.1016 0.4528 407.54 0.00 286.14 11.92 361.28 20.00 395.62 6000.15 250.01 207.48 0.03 0.00 0.00 9:15 1.9 0.34 0.20 N/A 0.1404 0.6258 563.22 0.00 286.14 11.92 361.28 20.00 551.29 6000.15 250.01 508.76 0.08 0.00 0.00 9:30 2 0.36 0.20 N/A 0.1612 0.7186 646.75 0.00 286.14 11.92 361.28 20.00 634.82 6000.15 250.01 893.58 0.15 0.00 0.00 9:45 2.1 0.38 0.20 N/A 0.1820 0.8113 730.17 0.00 286.14 11.92 361.28 20.00 718.25 6000.15 250.01 1361.82 0.23 0.00 0.00 10:00 2.2 0.40 0.19 N/A 0.2028 0.9039 813.48 0.00 286.14 11.92 361.28 20.00 801.56 6000.15 250.01 1913.38 0.32 0.00 0.00 10:15 1.5 0.27 0.19 N/A 0.0799 0.3560 320.36 0.00 286.14 11.92 361.28 20.00 308.44 6000.15 250.01 1971.81 0.33 0.00 0.00 10:30 1.5 0.27 0.19 N/A 0.0826 0.3682 331.41 0.00 286.14 11.92 361.28 20.00 319.49 6000.15 250.01 2041.29 0.34 0.00 0.00 10:45 2 0.36 0.18 N/A 0.1752 0.7806 702.55 0.00 286.14 11.92 361.28 20.00 690.63 6000.15 250.01 2481.92 0.41 0.00 0.00 11:00 2 0.36 0.18 N/A 0.1778 0.7926 713.38 0.00 286.14 11.92 361.28 20.00 701.46 6000.15 250.01 2933.37 0.49 0.00 0.00 11:15 1.9 0.34 0.18 N/A 0.1626 0.7245 652.05 0.00 286.14 11.92 361.28 20.00 640.13 6000.15 250.01 3323.49 0.55 0.00 0.00 11:30 1.9 0.34 0.18 N/A 0.1652 0.7363 662.65 0.00 286.14 11.92 361.28 20.00 650.73 6000.15 250.01 3724.21 0.62 0.00 0.00 11:45 1.7 0.31 0.17 N/A 0.1319 0.5878 529.05 0.00 286.14 11.92 361.28 20.00 517.13 6000.15 250.01 3991.33 0.67 0.00 0.00 12:00 1.8 0.32 0.17 N/A 0.1524 0.6794 611.45 0.00 286.14 11.92 361.28 20.00 599.53 6000.15 250.01 4340.86 0.72 0.00 0.00 12:15 2.5 0.45 0.17 N/A 0.2807 1.2511 1125.98 0.00 286.14 11.92 361.28 20.00 1114.06 6000.15 250.01 5204.91 0.87 0.00 0.00 12:30 2.6 0.47 0.17 N/A 0.3012 1.3424 1208.15 0.00 286.14 11.92 361.28 20.00 1196.23 6000.15 250.01 6151.13 1.03 0.00 0.00 12:45 2.8 0.50 0.16 N/A 0.3396 1.5136 1362.24 0.00 286.14 11.92 361.28 20.00 1350.31 6000.15 250.01 7251.44 1.21 0.00 0.00 6 of 6 13:00 2.9 0.52 0.16 N/A 0.3600 1.6046 1444.16 0.00 286.14 11.92 361.28 20.00 1432.24 6000.15 250.01 8433.67 1.41 0.00 0.00 13:15 3.4 0.61 0.16 N/A 0.4523 2.0157 1814.13 0.00 286.14 11.92 361.28 20.00 1802.20 6000.15 250.01 9985.87 1.66 0.00 0.00 13:30 3.4 0.61 0.16 N/A 0.4547 2.0264 1823.76 0.00 286.14 11.92 361.28 20.00 1811.84 6000.15 250.01 11547.70 1.92 0.00 0.00 13:45 2.3 0.41 0.15 N/A 0.2595 1.1565 1040.83 0.00 286.14 11.92 361.28 20.00 1028.91 6000.15 250.01 12326.61 2.05 0.00 0.00 14:00 2.3 0.41 0.15 N/A 0.2618 1.1669 1050.22 0.00 286.14 11.92 361.28 20.00 1038.30 6000.15 250.01 13114.90 2.19 0.00 0.00 14:15 2.7 0.48 0.15 N/A 0.3360 1.4974 1347.64 0.00 286.14 11.92 361.28 20.00 1335.72 6000.15 250.01 14200.61 2.37 0.00 0.00 14:30 2.6 0.47 0.15 N/A 0.3203 1.4275 1284.73 0.00 286.14 11.92 361.28 20.00 1272.80 6000.15 250.01 15223.40 2.54 0.00 0.00 14:45 2.6 0.47 0.14 N/A 0.3225 1.4375 1293.72 0.00 286.14 11.92 361.28 20.00 1281.80 6000.15 250.01 16255.20 2.71 0.00 0.00 15:00 2.5 0.45 0.14 N/A 0.3068 1.3673 1230.55 0.00 286.14 11.92 361.28 20.00 1218.62 6000.15 250.01 17223.82 2.87 0.00 0.00 15:15 2.4 0.43 0.14 N/A 0.2910 1.2969 1167.24 0.00 286.14 11.92 361.28 20.00 1155.31 6000.15 250.01 18129.13 3.02 0.00 0.00 15:30 2.3 0.41 0.14 N/A 0.2752 1.2264 1103.79 0.00 286.14 11.92 361.28 20.00 1091.87 6000.15 250.01 18970.99 3.16 0.00 0.00 15:45 1.9 0.34 0.14 N/A 0.2054 0.9157 824.09 0.00 286.14 11.92 361.28 20.00 812.16 6000.15 250.01 19533.14 3.26 0.00 0.00 16:00 1.9 0.34 0.13 N/A 0.2075 0.9249 832.40 0.00 286.14 11.92 361.28 20.00 820.48 6000.15 250.01 20103.62 3.35 0.00 0.00 PEAK 16:15 0.4 0.07 0.13 0.06 0.0072 0.0320 28.82 0.00 286.14 11.92 361.28 20.00 16.89 6000.15 250.01 19870.50 3.31 0.00 0.00 16:30 0.4 0.07 0.13 0.06 0.0072 0.0320 28.82 0.00 286.14 11.92 361.28 20.00 16.89 6000.15 250.01 19637.39 3.27 0.00 0.00 16:45 0.3 0.05 0.13 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 19397.07 3.23 0.00 0.00 17:00 0.3 0.05 0.13 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 19156.76 3.19 0.00 0.00 17:15 0.5 0.09 0.12 0.08 0.0090 0.0400 36.02 0.00 286.14 11.92 361.28 20.00 24.10 6000.15 250.01 18930.85 3.16 0.00 0.00 17:30 0.5 0.09 0.12 0.08 0.0090 0.0400 36.02 0.00 286.14 11.92 361.28 20.00 24.10 6000.15 250.01 18704.94 3.12 0.00 0.00 17:45 0.5 0.09 0.12 0.08 0.0090 0.0400 36.02 0.00 286.14 11.92 361.28 20.00 24.10 6000.15 250.01 18479.03 3.08 0.00 0.00 18:00 0.4 0.07 0.12 0.06 0.0072 0.0320 28.82 0.00 286.14 11.92 361.28 20.00 16.89 6000.15 250.01 18245.92 3.04 0.00 0.00 18:15 0.4 0.07 0.12 0.06 0.0072 0.0320 28.82 0.00 286.14 11.92 361.28 20.00 16.89 6000.15 250.01 18012.80 3.00 0.00 0.00 18:30 0.4 0.07 0.12 0.06 0.0072 0.0320 28.82 0.00 286.14 11.92 361.28 20.00 16.89 6000.15 250.01 17779.69 2.96 0.00 0.00 18:45 0.3 0.05 0.11 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 17539.37 2.92 0.00 0.00 19:00 0.2 0.04 0.11 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 17291.85 2.88 0.00 0.00 19:15 0.3 0.05 0.11 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 17051.54 2.84 0.00 0.00 19:30 0.4 0.07 0.11 0.06 0.0072 0.0320 28.82 0.00 286.14 11.92 361.28 20.00 16.89 6000.15 250.01 16818.42 2.80 0.00 0.00 19:45 0.3 0.05 0.11 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 16578.11 2.76 0.00 0.00 20:00 0.2 0.04 0.11 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 16330.59 2.72 0.00 0.00 20:15 0.3 0.05 0.10 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 16090.27 2.68 0.00 0.00 20:30 0.3 0.05 0.10 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 15849.95 2.64 0.00 0.00 20:45 0.3 0.05 0.10 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 15609.64 2.60 0.00 0.00 21:00 0.2 0.04 0.10 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 15362.12 2.56 0.00 0.00 21:15 0.3 0.05 0.10 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 15121.80 2.52 0.00 0.00 21:30 0.2 0.04 0.10 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 14874.28 2.48 0.00 0.00 21:45 0.3 0.05 0.10 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 14633.96 2.44 0.00 0.00 22:00 0.2 0.04 0.10 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 14386.44 2.40 0.00 0.00 22:15 0.3 0.05 0.10 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 14146.12 2.36 0.00 0.00 22:30 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 13898.60 2.32 0.00 0.00 22:45 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 13651.08 2.28 0.00 0.00 23:00 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 13403.56 2.23 0.00 0.00 23:15 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 13156.04 2.19 0.00 0.00 23:30 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 12908.52 2.15 0.00 0.00 23:45 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 12661.00 2.11 0.00 0.00 24:00 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 12413.48 2.07 0.00 0.00 0 0.00 0.09 0.00 0.0000 0.0000 0.00 0.00 286.14 11.92 349.36 19.05 0.00 6000.15 250.01 12163.47 2.03 0.00 0.00 Total volume (cf)30597.87 Total Overflow (cf)0.00 1 of 6 HYDROLOGY CALCULATIONS - UNIVERSITY PARK Using the RCFC&WCD Short Cut Unit Hydrograph Method Area Designations Drainage Area (ac.) 8.2800 Unit time (minutes)5 5 5 15 100 Year Storm Duration (hrs)1 3 6 24 Total Precipitation (Plates D-4.4,E-5.2, 5.4, 5.6)(in.)1.53 2.21 2.89 4.49 Or data from NOAA interactive website Soils Group A AMC index II Runoff Number (plate E-6.1)32 Plate E-6.2 Pervious Area Loss Rate (Fp)(in/hr)0.74 (AMC II) Percentage of Impervious Cover (Ai)(%) (plate E-6.3)75.2 Weighted Average Loss Rate (F=Fp(1-.9Ai))(in./hr.)0.24 (used for 1, 3, and 6 hour storm, the 24 hour storm uses variable maximum loss rate per plate E-1.1 (3 of 6)) Low Loss Rate Percent (%) 90 Retention Basin Percolation Rate (in/hr)2 (also used for drywell percolation rate) Percolation is taken incrementally. Basin volume is calculated using the "truncated pyramid" formula, a more conservative estimate than "averaged end areas" sometimes used (Drywell can be "zeroed out" by reducing numbers to less than .001, but should not entered as zeros or program chokes.) Drywell storage includes 40% of the 1' wide rock bed surrounding the drywell: formula (upper)*PI()*(diam/2)^2+(lower)*PI()*((diam/2)^2+0.4*((diam/2+(grav+0.4166))^2-(diam/2+0.4166)^2)) The drywell wall thickness is assumed at 5" (0.4166) and the gravel bed width is variable "grav" Drywell is zeroed out by entering .001 for values Drywell design factors Upper sec. (ft.)=5 Lower sec. (ft.)=15 Ring diam. (ft.) =4 Drywell lower max. (cf)=298.45 Upper max.(cf)=62.83 Gravel bed width around drwyell=1 Drywell total(cf)=361.28 Ret. Basin design (area, depth) Top =6552 s.f.Bot. =6552 s.f.Max. Depth (d)=5.067 Max. storage=33198.98 (d/3)*(bottom+top+(bottom*top)^0.50) Formulas vol=(h/3)*(bottom+top+(bottom*top)^0.50) area=bottom+(h/d)*(top-bottom)h=(vol*3)/(bottom+top+(bottom*top)^0.5)(values must be non-zero or error occurs) Outside input from:N/A 1 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 3.7 0.6793 0.2392 N/A 0.4402 3.6748 1102.45 0.00 30.89 0.43 361.28 20.00 740.74 6552.00 91.00 649.74 0.10 0.00 0.00 0:10 4.8 0.8813 0.2392 N/A 0.6421 5.3610 1608.30 0.00 286.14 3.97 361.28 20.00 1604.32 6552.00 91.00 2163.06 0.33 0.00 0.00 0:15 5.1 0.9364 0.2392 N/A 0.6972 5.8209 1746.26 0.00 286.14 3.97 361.28 20.00 1742.28 6552.00 91.00 3814.35 0.58 0.00 0.00 0:20 4.9 0.8996 0.2392 N/A 0.6605 5.5143 1654.28 0.00 286.14 3.97 361.28 20.00 1650.31 6552.00 91.00 5373.66 0.82 0.00 0.00 0:25 6.6 1.2118 0.2392 N/A 0.9726 8.1202 2436.05 0.00 286.14 3.97 361.28 20.00 2432.08 6552.00 91.00 7714.73 1.18 0.00 0.00 0:30 7.3 1.3403 0.2392 N/A 1.1011 9.1932 2757.96 0.00 286.14 3.97 361.28 20.00 2753.98 6552.00 91.00 10377.71 1.58 0.00 0.00 0:35 8.4 1.5422 0.2392 N/A 1.3031 10.8793 3263.80 0.00 286.14 3.97 361.28 20.00 3259.83 6552.00 91.00 13546.54 2.07 0.00 0.00 0:40 9 1.6524 0.2392 N/A 1.4132 11.7991 3539.72 0.00 286.14 3.97 361.28 20.00 3535.75 6552.00 91.00 16991.29 2.59 0.00 0.00 0:45 12.3 2.2583 0.2392 N/A 2.0191 16.8576 5057.27 0.00 286.14 3.97 361.28 20.00 5053.30 6552.00 91.00 21953.59 3.35 0.00 0.00 0:50 17.6 3.2314 0.2392 N/A 2.9922 24.9818 7494.54 0.00 286.14 3.97 361.28 20.00 7490.57 6552.00 91.00 29353.16 4.48 0.00 0.00 PEAK 0:55 16.1 2.9560 0.2392 N/A 2.7168 22.6825 6804.75 0.00 286.14 3.97 361.28 20.00 6800.77 6552.00 91.00 33198.98 5.07 2863.95 9.55 1:00 4.2 0.7711 0.2392 N/A 0.5320 4.4413 1332.38 0.00 286.14 3.97 361.28 20.00 1328.41 6552.00 91.00 33198.98 5.07 1237.41 4.12 0 0.0000 0.2392 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 6552.00 91.00 33107.98 5.05 0.00 0.00 0 0.0000 0.2392 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 6552.00 91.00 33016.98 5.04 0.00 0.00 1:15 0 0.0000 0.2392 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 6552.00 91.00 32925.98 5.03 0.00 0.00 Total volume (cf)38797.76 Total Overflow (cf)4101.35 *receiving runoff from north half of College Dr. from northwestern University Park/College intersection to College/Technology intersection, west half of Technology Dr., and south half of Gerald Ford Dr. from Pacific Ave/Gerald Ford intersection to Gerald Ford/Technology intersection and 1.88 acres of on-site development. Proposed Conditions*- Basin C - UG Retention (Gerald Ford & Tech) 2 of 6 3 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 1.3 0.34 0.24 N/A 0.1056 0.8816 264.48 0.00 30.89 0.43 264.05 13.27 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:10 1.3 0.34 0.24 N/A 0.1056 0.8816 264.48 0.00 256.72 3.57 361.28 20.00 163.68 6552.00 91.00 72.68 0.01 0.00 0.00 0:15 1.1 0.29 0.24 N/A 0.0526 0.4388 131.63 0.00 286.14 3.97 361.28 20.00 127.65 6552.00 91.00 109.33 0.02 0.00 0.00 0:20 1.5 0.40 0.24 N/A 0.1586 1.3244 397.33 0.00 286.14 3.97 361.28 20.00 393.35 6552.00 91.00 411.68 0.06 0.00 0.00 0:25 1.5 0.40 0.24 N/A 0.1586 1.3244 397.33 0.00 286.14 3.97 361.28 20.00 393.35 6552.00 91.00 714.03 0.11 0.00 0.00 0:30 1.8 0.48 0.24 N/A 0.2382 1.9887 596.60 0.00 286.14 3.97 361.28 20.00 592.63 6552.00 91.00 1215.66 0.19 0.00 0.00 0:35 1.5 0.40 0.24 N/A 0.1586 1.3244 397.33 0.00 286.14 3.97 361.28 20.00 393.35 6552.00 91.00 1518.01 0.23 0.00 0.00 0:40 1.8 0.48 0.24 N/A 0.2382 1.9887 596.60 0.00 286.14 3.97 361.28 20.00 592.63 6552.00 91.00 2019.63 0.31 0.00 0.00 0:45 1.8 0.48 0.24 N/A 0.2382 1.9887 596.60 0.00 286.14 3.97 361.28 20.00 592.63 6552.00 91.00 2521.26 0.38 0.00 0.00 0:50 1.5 0.40 0.24 N/A 0.1586 1.3244 397.33 0.00 286.14 3.97 361.28 20.00 393.35 6552.00 91.00 2823.61 0.43 0.00 0.00 0:55 1.6 0.42 0.24 N/A 0.1852 1.5458 463.75 0.00 286.14 3.97 361.28 20.00 459.78 6552.00 91.00 3192.39 0.49 0.00 0.00 1:00 1.8 0.48 0.24 N/A 0.2382 1.9887 596.60 0.00 286.14 3.97 361.28 20.00 592.63 6552.00 91.00 3694.01 0.56 0.00 0.00 1:05 2.2 0.58 0.24 N/A 0.3443 2.8743 862.30 0.00 286.14 3.97 361.28 20.00 858.32 6552.00 91.00 4461.34 0.68 0.00 0.00 1:10 2.2 0.58 0.24 N/A 0.3443 2.8743 862.30 0.00 286.14 3.97 361.28 20.00 858.32 6552.00 91.00 5228.66 0.80 0.00 0.00 1:15 2.2 0.58 0.24 N/A 0.3443 2.8743 862.30 0.00 286.14 3.97 361.28 20.00 858.32 6552.00 91.00 5995.98 0.92 0.00 0.00 1:20 2 0.53 0.24 N/A 0.2912 2.4315 729.45 0.00 286.14 3.97 361.28 20.00 725.47 6552.00 91.00 6630.46 1.01 0.00 0.00 1:25 2.6 0.69 0.24 N/A 0.4504 3.7600 1128.00 0.00 286.14 3.97 361.28 20.00 1124.02 6552.00 91.00 7663.48 1.17 0.00 0.00 1:30 2.7 0.72 0.24 N/A 0.4769 3.9814 1194.42 0.00 286.14 3.97 361.28 20.00 1190.45 6552.00 91.00 8762.93 1.34 0.00 0.00 1:35 2.4 0.64 0.24 N/A 0.3973 3.3172 995.15 0.00 286.14 3.97 361.28 20.00 991.17 6552.00 91.00 9663.10 1.47 0.00 0.00 1:40 2.7 0.72 0.24 N/A 0.4769 3.9814 1194.42 0.00 286.14 3.97 361.28 20.00 1190.45 6552.00 91.00 10762.55 1.64 0.00 0.00 1:45 3.3 0.88 0.24 N/A 0.6360 5.3099 1592.97 0.00 286.14 3.97 361.28 20.00 1588.99 6552.00 91.00 12260.54 1.87 0.00 0.00 1:50 3.1 0.82 0.24 N/A 0.5830 4.8671 1460.12 0.00 286.14 3.97 361.28 20.00 1456.15 6552.00 91.00 13625.69 2.08 0.00 0.00 1:55 2.9 0.77 0.24 N/A 0.5299 4.4242 1327.27 0.00 286.14 3.97 361.28 20.00 1323.30 6552.00 91.00 14857.99 2.27 0.00 0.00 2:00 3 0.80 0.24 N/A 0.5564 4.6457 1393.70 0.00 286.14 3.97 361.28 20.00 1389.72 6552.00 91.00 16156.71 2.47 0.00 0.00 2:05 3.1 0.82 0.24 N/A 0.5830 4.8671 1460.12 0.00 286.14 3.97 361.28 20.00 1456.15 6552.00 91.00 17521.85 2.67 0.00 0.00 2:10 4.2 1.11 0.24 N/A 0.8747 7.3026 2190.79 0.00 286.14 3.97 361.28 20.00 2186.82 6552.00 91.00 19617.67 2.99 0.00 0.00 2:15 5 1.33 0.24 N/A 1.0868 9.0740 2722.19 0.00 286.14 3.97 361.28 20.00 2718.21 6552.00 91.00 22244.88 3.40 0.00 0.00 2:20 3.5 0.93 0.24 N/A 0.6890 5.7527 1725.82 0.00 286.14 3.97 361.28 20.00 1721.84 6552.00 91.00 23875.73 3.64 0.00 0.00 2:25 6.8 1.80 0.24 N/A 1.5642 13.0594 3917.83 0.00 286.14 3.97 361.28 20.00 3913.86 6552.00 91.00 27698.58 4.23 0.00 0.00 2:30 7.3 1.94 0.24 N/A 1.6968 14.1665 4249.95 0.00 286.14 3.97 361.28 20.00 4245.98 6552.00 91.00 31853.57 4.86 0.00 0.00 2:35 8.2 2.17 0.24 N/A 1.9355 16.1593 4847.78 0.00 286.14 3.97 361.28 20.00 4843.80 6552.00 91.00 33198.98 5.07 3407.38 11.36 2:40 5.9 1.56 0.24 N/A 1.3255 11.0667 3320.01 0.00 286.14 3.97 361.28 20.00 3316.04 6552.00 91.00 33198.98 5.07 3225.04 10.75 PEAK 2:45 2 0.53 0.24 N/A 0.2912 2.4315 729.45 0.00 286.14 3.97 361.28 20.00 725.47 6552.00 91.00 33198.98 5.07 634.47 2.11 2:50 1.8 0.48 0.24 N/A 0.2382 1.9887 596.60 0.00 286.14 3.97 361.28 20.00 592.63 6552.00 91.00 33198.98 5.07 501.63 1.67 2:55 1.8 0.48 0.24 N/A 0.2382 1.9887 596.60 0.00 286.14 3.97 361.28 20.00 592.63 6552.00 91.00 33198.98 5.07 501.63 1.67 3:00 0.6 0.16 0.24 0.14 0.0159 0.1328 39.85 0.00 286.14 3.97 361.28 20.00 35.88 6552.00 91.00 33143.86 5.06 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 6552.00 91.00 33052.86 5.04 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 6552.00 91.00 32961.86 5.03 0.00 0.00 3:15 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 6552.00 91.00 32870.86 5.02 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 345.38 18.73 0.00 6552.00 91.00 32779.86 5.00 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 341.41 18.42 0.00 6552.00 91.00 32688.86 4.99 0.00 0.00 3:30 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 337.44 18.10 0.00 6552.00 91.00 32597.86 4.98 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 333.46 17.79 0.00 6552.00 91.00 32506.86 4.96 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 329.49 17.47 0.00 6552.00 91.00 32415.86 4.95 0.00 0.00 Total volume (cf)45099.41 Total Overflow (cf)8270.14 3 of 6 6 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 0.5 0.17 0.24 0.16 0.0173 0.1448 43.43 0.00 30.89 0.43 43.00 2.16 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:10 0.6 0.21 0.24 0.19 0.0208 0.1737 52.12 0.00 67.67 0.94 94.18 4.73 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:15 0.6 0.21 0.24 0.19 0.0208 0.1737 52.12 0.00 111.44 1.55 144.75 7.28 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:20 0.6 0.21 0.24 0.19 0.0208 0.1737 52.12 0.00 154.69 2.15 194.72 9.79 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:25 0.6 0.21 0.24 0.19 0.0208 0.1737 52.12 0.00 197.43 2.74 244.10 12.27 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:30 0.7 0.24 0.24 0.22 0.0243 0.2027 60.80 0.00 239.66 3.33 321.60 16.84 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:35 0.7 0.24 0.24 0.22 0.0243 0.2027 60.80 0.00 286.14 3.97 361.28 20.00 17.14 6552.00 17.14 0.00 0.00 0.00 0.00 0:40 0.7 0.24 0.24 0.22 0.0243 0.2027 60.80 0.00 286.14 3.97 361.28 20.00 56.83 6552.00 56.83 0.00 0.00 0.00 0.00 0:45 0.7 0.24 0.24 0.22 0.0243 0.2027 60.80 0.00 286.14 3.97 361.28 20.00 56.83 6552.00 56.83 0.00 0.00 0.00 0.00 0:50 0.7 0.24 0.24 0.22 0.0243 0.2027 60.80 0.00 286.14 3.97 361.28 20.00 56.83 6552.00 56.83 0.00 0.00 0.00 0.00 0:55 0.7 0.24 0.24 0.22 0.0243 0.2027 60.80 0.00 286.14 3.97 361.28 20.00 56.83 6552.00 56.83 0.00 0.00 0.00 0.00 1:00 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 0.89 0.00 0.00 0.00 1:05 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 1.77 0.00 0.00 0.00 1:10 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 2.66 0.00 0.00 0.00 1:15 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 3.54 0.00 0.00 0.00 1:20 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 4.43 0.00 0.00 0.00 1:25 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 5.31 0.00 0.00 0.00 1:30 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 6.20 0.00 0.00 0.00 1:35 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 7.09 0.00 0.00 0.00 1:40 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 7.97 0.00 0.00 0.00 1:45 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 8.86 0.00 0.00 0.00 1:50 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 9.74 0.00 0.00 0.00 1:55 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 10.63 0.00 0.00 0.00 2:00 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 98.38 0.02 0.00 0.00 2:05 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 99.26 0.02 0.00 0.00 2:10 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 187.01 0.03 0.00 0.00 2:15 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 274.76 0.04 0.00 0.00 2:20 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 362.51 0.06 0.00 0.00 2:25 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 450.26 0.07 0.00 0.00 2:30 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 538.01 0.08 0.00 0.00 2:35 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 625.75 0.10 0.00 0.00 2:40 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 713.50 0.11 0.00 0.00 2:45 1 0.35 0.24 N/A 0.1076 0.8986 269.59 0.00 286.14 3.97 361.28 20.00 265.61 6552.00 91.00 888.11 0.14 0.00 0.00 2:50 1 0.35 0.24 N/A 0.1076 0.8986 269.59 0.00 286.14 3.97 361.28 20.00 265.61 6552.00 91.00 1062.73 0.16 0.00 0.00 2:55 1 0.35 0.24 N/A 0.1076 0.8986 269.59 0.00 286.14 3.97 361.28 20.00 265.61 6552.00 91.00 1237.34 0.19 0.00 0.00 3:00 1 0.35 0.24 N/A 0.1076 0.8986 269.59 0.00 286.14 3.97 361.28 20.00 265.61 6552.00 91.00 1411.95 0.22 0.00 0.00 3:05 1 0.35 0.24 N/A 0.1076 0.8986 269.59 0.00 286.14 3.97 361.28 20.00 265.61 6552.00 91.00 1586.56 0.24 0.00 0.00 3:10 1.1 0.38 0.24 N/A 0.1423 1.1882 356.45 0.00 286.14 3.97 361.28 20.00 352.47 6552.00 91.00 1848.04 0.28 0.00 0.00 3:15 1.1 0.38 0.24 N/A 0.1423 1.1882 356.45 0.00 286.14 3.97 361.28 20.00 352.47 6552.00 91.00 2109.51 0.32 0.00 0.00 3:20 1.1 0.38 0.24 N/A 0.1423 1.1882 356.45 0.00 286.14 3.97 361.28 20.00 352.47 6552.00 91.00 2370.99 0.36 0.00 0.00 3:25 1.2 0.42 0.24 N/A 0.1770 1.4777 443.31 0.00 286.14 3.97 361.28 20.00 439.34 6552.00 91.00 2719.32 0.42 0.00 0.00 3:30 1.3 0.45 0.24 N/A 0.2117 1.7672 530.17 0.00 286.14 3.97 361.28 20.00 526.20 6552.00 91.00 3154.52 0.48 0.00 0.00 3:35 1.4 0.49 0.24 N/A 0.2464 2.0568 617.04 0.00 286.14 3.97 361.28 20.00 613.06 6552.00 91.00 3676.59 0.56 0.00 0.00 3:40 1.4 0.49 0.24 N/A 0.2464 2.0568 617.04 0.00 286.14 3.97 361.28 20.00 613.06 6552.00 91.00 4198.65 0.64 0.00 0.00 3:45 1.5 0.52 0.24 N/A 0.2810 2.3463 703.90 0.00 286.14 3.97 361.28 20.00 699.93 6552.00 91.00 4807.58 0.73 0.00 0.00 3:50 1.5 0.52 0.24 N/A 0.2810 2.3463 703.90 0.00 286.14 3.97 361.28 20.00 699.93 6552.00 91.00 5416.50 0.83 0.00 0.00 3:55 1.6 0.55 0.24 N/A 0.3157 2.6359 790.76 0.00 286.14 3.97 361.28 20.00 786.79 6552.00 91.00 6112.29 0.93 0.00 0.00 4:00 1.6 0.55 0.24 N/A 0.3157 2.6359 790.76 0.00 286.14 3.97 361.28 20.00 786.79 6552.00 91.00 6808.08 1.04 0.00 0.00 4:05 1.7 0.59 0.24 N/A 0.3504 2.9254 877.63 0.00 286.14 3.97 361.28 20.00 873.65 6552.00 91.00 7590.74 1.16 0.00 0.00 4:10 1.8 0.62 0.24 N/A 0.3851 3.2150 964.49 0.00 286.14 3.97 361.28 20.00 960.52 6552.00 91.00 8460.25 1.29 0.00 0.00 4:15 1.9 0.66 0.24 N/A 0.4198 3.5045 1051.35 0.00 286.14 3.97 361.28 20.00 1047.38 6552.00 91.00 9416.63 1.44 0.00 0.00 4 of 6 4:20 2 0.69 0.24 N/A 0.4544 3.7941 1138.22 0.00 286.14 3.97 361.28 20.00 1134.24 6552.00 91.00 10459.87 1.60 0.00 0.00 4:25 2.1 0.73 0.24 N/A 0.4891 4.0836 1225.08 0.00 286.14 3.97 361.28 20.00 1221.10 6552.00 91.00 11589.98 1.77 0.00 0.00 4:30 2.1 0.73 0.24 N/A 0.4891 4.0836 1225.08 0.00 286.14 3.97 361.28 20.00 1221.10 6552.00 91.00 12720.08 1.94 0.00 0.00 4:35 2.2 0.76 0.24 N/A 0.5238 4.3731 1311.94 0.00 286.14 3.97 361.28 20.00 1307.97 6552.00 91.00 13937.05 2.13 0.00 0.00 4:40 2.3 0.80 0.24 N/A 0.5585 4.6627 1398.80 0.00 286.14 3.97 361.28 20.00 1394.83 6552.00 91.00 15240.88 2.33 0.00 0.00 4:45 2.4 0.83 0.24 N/A 0.5932 4.9522 1485.67 0.00 286.14 3.97 361.28 20.00 1481.69 6552.00 91.00 16631.57 2.54 0.00 0.00 4:50 2.4 0.83 0.24 N/A 0.5932 4.9522 1485.67 0.00 286.14 3.97 361.28 20.00 1481.69 6552.00 91.00 18022.27 2.75 0.00 0.00 4:55 2.5 0.87 0.24 N/A 0.6278 5.2418 1572.53 0.00 286.14 3.97 361.28 20.00 1568.56 6552.00 91.00 19499.82 2.98 0.00 0.00 5:00 2.6 0.90 0.24 N/A 0.6625 5.5313 1659.39 0.00 286.14 3.97 361.28 20.00 1655.42 6552.00 91.00 21064.24 3.21 0.00 0.00 5:05 3.1 1.08 0.24 N/A 0.8359 6.9790 2093.71 0.00 286.14 3.97 361.28 20.00 2089.73 6552.00 91.00 23062.98 3.52 0.00 0.00 5:10 3.6 1.25 0.24 N/A 1.0093 8.4267 2528.02 0.00 286.14 3.97 361.28 20.00 2524.05 6552.00 91.00 25496.03 3.89 0.00 0.00 5:15 3.9 1.35 0.24 N/A 1.1134 9.2954 2788.61 0.00 286.14 3.97 361.28 20.00 2784.64 6552.00 91.00 28189.67 4.30 0.00 0.00 5:20 4.2 1.46 0.24 N/A 1.2174 10.1640 3049.20 0.00 286.14 3.97 361.28 20.00 3045.23 6552.00 91.00 31143.89 4.75 0.00 0.00 5:25 4.7 1.63 0.24 N/A 1.3908 11.6117 3483.52 0.00 286.14 3.97 361.28 20.00 3479.54 6552.00 91.00 33198.98 5.07 1333.45 4.44 5:30 5.6 1.94 0.24 N/A 1.7029 14.2176 4265.28 0.00 286.14 3.97 361.28 20.00 4261.31 6552.00 91.00 33198.98 5.07 4170.31 13.90 PEAK 5:35 1.9 0.66 0.24 N/A 0.4198 3.5045 1051.35 0.00 286.14 3.97 361.28 20.00 1047.38 6552.00 91.00 33198.98 5.07 956.38 3.19 5:40 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 33198.98 5.07 87.75 0.29 5:45 0.6 0.21 0.24 0.19 0.0208 0.1737 52.12 0.00 286.14 3.97 361.28 20.00 48.14 6552.00 91.00 33156.13 5.06 0.00 0.00 5:50 0.5 0.17 0.24 0.16 0.0173 0.1448 43.43 0.00 286.14 3.97 361.28 20.00 39.46 6552.00 91.00 33104.58 5.05 0.00 0.00 5:55 0.3 0.10 0.24 0.09 0.0104 0.0869 26.06 0.00 286.14 3.97 361.28 20.00 22.08 6552.00 91.00 33035.67 5.04 0.00 0.00 6:00 0.2 0.07 0.24 0.06 0.0069 0.0579 17.37 0.00 286.14 3.97 361.28 20.00 13.40 6552.00 91.00 32958.07 5.03 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 6552.00 91.00 32867.07 5.02 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 6552.00 91.00 32776.07 5.00 0.00 0.00 6:15 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 6552.00 91.00 32685.07 4.99 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 345.38 18.73 0.00 6552.00 91.00 32594.07 4.97 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 341.41 18.42 0.00 6552.00 91.00 32503.07 4.96 0.00 0.00 6:30 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 337.44 18.10 0.00 6552.00 91.00 32412.07 4.95 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 333.46 17.79 0.00 6552.00 91.00 32321.07 4.93 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 329.49 17.47 0.00 6552.00 91.00 32230.07 4.92 0.00 0.00 6:45 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 325.51 17.15 0.00 6552.00 91.00 32139.07 4.91 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 321.54 16.84 0.00 6552.00 91.00 32048.07 4.89 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 317.56 16.52 0.00 6552.00 91.00 31957.07 4.88 0.00 0.00 7:00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 313.59 16.20 0.00 6552.00 91.00 31866.07 4.86 0.00 0.00 Total volume (cf)45916.11 Total Overflow (cf)6547.89 5 of 6 24 Hour Storm in 15 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:15 0.2 0.04 0.42 0.03 0.0036 0.0300 26.99 0.00 30.89 1.29 25.70 1.29 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:30 0.3 0.05 0.42 0.05 0.0054 0.0450 40.49 0.00 52.88 2.20 63.99 3.22 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:45 0.3 0.05 0.41 0.05 0.0054 0.0450 40.49 0.00 85.62 3.57 100.90 5.07 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:00 0.4 0.07 0.41 0.06 0.0072 0.0600 53.98 0.00 117.19 4.88 150.00 7.54 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:15 0.3 0.05 0.40 0.05 0.0054 0.0450 40.49 0.00 159.18 6.63 183.86 9.24 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:30 0.3 0.05 0.40 0.05 0.0054 0.0450 40.49 0.00 188.14 7.84 216.50 10.88 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:45 0.3 0.05 0.39 0.05 0.0054 0.0450 40.49 0.00 216.06 9.00 247.99 12.46 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:00 0.4 0.07 0.39 0.06 0.0072 0.0600 53.98 0.00 242.99 10.12 291.84 14.67 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:15 0.4 0.07 0.38 0.06 0.0072 0.0600 53.98 0.00 280.49 11.69 336.57 18.03 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:30 0.4 0.07 0.38 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 17.35 6552.00 17.35 0.00 0.00 0.00 0.00 2:45 0.5 0.09 0.37 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 55.55 0.00 0.00 0.00 0.00 3:00 0.5 0.09 0.37 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 55.55 0.00 0.00 0.00 0.00 3:15 0.5 0.09 0.36 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 55.55 0.00 0.00 0.00 0.00 3:30 0.5 0.09 0.36 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 55.55 0.00 0.00 0.00 0.00 3:45 0.5 0.09 0.35 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 55.55 0.00 0.00 0.00 0.00 4:00 0.6 0.11 0.35 0.10 0.0108 0.0900 80.97 0.00 286.14 11.92 361.28 20.00 69.05 6552.00 69.05 0.00 0.00 0.00 0.00 4:15 0.6 0.11 0.35 0.10 0.0108 0.0900 80.97 0.00 286.14 11.92 361.28 20.00 69.05 6552.00 69.05 0.00 0.00 0.00 0.00 4:30 0.7 0.13 0.34 0.11 0.0126 0.1050 94.47 0.00 286.14 11.92 361.28 20.00 82.54 6552.00 82.54 0.00 0.00 0.00 0.00 4:45 0.7 0.13 0.34 0.11 0.0126 0.1050 94.47 0.00 286.14 11.92 361.28 20.00 82.54 6552.00 82.54 0.00 0.00 0.00 0.00 5:00 0.8 0.14 0.33 0.13 0.0144 0.1200 107.96 0.00 286.14 11.92 361.28 20.00 96.04 6552.00 96.04 0.00 0.00 0.00 0.00 5:15 0.6 0.11 0.33 0.10 0.0108 0.0900 80.97 0.00 286.14 11.92 361.28 20.00 69.05 6552.00 69.05 0.00 0.00 0.00 0.00 5:30 0.7 0.13 0.32 0.11 0.0126 0.1050 94.47 0.00 286.14 11.92 361.28 20.00 82.54 6552.00 82.54 0.00 0.00 0.00 0.00 5:45 0.8 0.14 0.32 0.13 0.0144 0.1200 107.96 0.00 286.14 11.92 361.28 20.00 96.04 6552.00 96.04 0.00 0.00 0.00 0.00 6:00 0.8 0.14 0.31 0.13 0.0144 0.1200 107.96 0.00 286.14 11.92 361.28 20.00 96.04 6552.00 96.04 0.00 0.00 0.00 0.00 6:15 0.9 0.16 0.31 0.15 0.0162 0.1350 121.46 0.00 286.14 11.92 361.28 20.00 109.54 6552.00 109.54 0.00 0.00 0.00 0.00 6:30 0.9 0.16 0.31 0.15 0.0162 0.1350 121.46 0.00 286.14 11.92 361.28 20.00 109.54 6552.00 109.54 0.00 0.00 0.00 0.00 6:45 1 0.18 0.30 0.16 0.0180 0.1499 134.95 0.00 286.14 11.92 361.28 20.00 123.03 6552.00 123.03 0.00 0.00 0.00 0.00 7:00 1 0.18 0.30 0.16 0.0180 0.1499 134.95 0.00 286.14 11.92 361.28 20.00 123.03 6552.00 123.03 0.00 0.00 0.00 0.00 7:15 1 0.18 0.29 0.16 0.0180 0.1499 134.95 0.00 286.14 11.92 361.28 20.00 123.03 6552.00 123.03 0.00 0.00 0.00 0.00 7:30 1.1 0.20 0.29 0.18 0.0198 0.1649 148.45 0.00 286.14 11.92 361.28 20.00 136.53 6552.00 136.53 0.00 0.00 0.00 0.00 7:45 1.2 0.22 0.29 0.19 0.0216 0.1799 161.94 0.00 286.14 11.92 361.28 20.00 150.02 6552.00 150.02 0.00 0.00 0.00 0.00 8:00 1.3 0.23 0.28 0.21 0.0233 0.1949 175.44 0.00 286.14 11.92 361.28 20.00 163.52 6552.00 163.52 0.00 0.00 0.00 0.00 8:15 1.5 0.27 0.28 0.24 0.0269 0.2249 202.43 0.00 286.14 11.92 361.28 20.00 190.51 6552.00 190.51 0.00 0.00 0.00 0.00 8:30 1.5 0.27 0.27 0.24 0.0269 0.2249 202.43 0.00 286.14 11.92 361.28 20.00 190.51 6552.00 190.51 0.00 0.00 0.00 0.00 8:45 1.6 0.29 0.27 0.26 0.0287 0.2399 215.93 0.00 286.14 11.92 361.28 20.00 204.00 6552.00 204.00 0.00 0.00 0.00 0.00 9:00 1.7 0.31 0.27 N/A 0.0384 0.3209 288.77 0.00 286.14 11.92 361.28 20.00 276.84 6552.00 273.00 3.84 0.00 0.00 0.00 9:15 1.9 0.34 0.26 N/A 0.0781 0.6524 587.14 0.00 286.14 11.92 361.28 20.00 575.21 6552.00 273.00 306.06 0.05 0.00 0.00 9:30 2 0.36 0.26 N/A 0.0999 0.8337 750.29 0.00 286.14 11.92 361.28 20.00 738.36 6552.00 273.00 771.42 0.12 0.00 0.00 9:45 2.1 0.38 0.26 N/A 0.1215 1.0146 913.17 0.00 286.14 11.92 361.28 20.00 901.25 6552.00 273.00 1399.67 0.21 0.00 0.00 10:00 2.2 0.40 0.25 N/A 0.1432 1.1953 1075.79 0.00 286.14 11.92 361.28 20.00 1063.87 6552.00 273.00 2190.54 0.33 0.00 0.00 10:15 1.5 0.27 0.25 0.24 0.0269 0.2249 202.43 0.00 286.14 11.92 361.28 20.00 190.51 6552.00 273.00 2108.05 0.32 0.00 0.00 10:30 1.5 0.27 0.24 0.24 0.0269 0.2249 202.43 0.00 286.14 11.92 361.28 20.00 190.51 6552.00 273.00 2025.55 0.31 0.00 0.00 10:45 2 0.36 0.24 N/A 0.1181 0.9858 887.25 0.00 286.14 11.92 361.28 20.00 875.32 6552.00 273.00 2627.88 0.40 0.00 0.00 11:00 2 0.36 0.24 N/A 0.1216 1.0154 913.82 0.00 286.14 11.92 361.28 20.00 901.89 6552.00 273.00 3256.77 0.50 0.00 0.00 11:15 1.9 0.34 0.23 N/A 0.1072 0.8946 805.15 0.00 286.14 11.92 361.28 20.00 793.23 6552.00 273.00 3777.00 0.58 0.00 0.00 11:30 1.9 0.34 0.23 N/A 0.1106 0.9235 831.16 0.00 286.14 11.92 361.28 20.00 819.24 6552.00 273.00 4323.24 0.66 0.00 0.00 11:45 1.7 0.31 0.23 N/A 0.0781 0.6522 586.98 0.00 286.14 11.92 361.28 20.00 575.05 6552.00 273.00 4625.29 0.71 0.00 0.00 12:00 1.8 0.32 0.22 N/A 0.0995 0.8304 747.37 0.00 286.14 11.92 361.28 20.00 735.44 6552.00 273.00 5087.73 0.78 0.00 0.00 12:15 2.5 0.45 0.22 N/A 0.2285 1.9080 1717.18 0.00 286.14 11.92 361.28 20.00 1705.26 6552.00 273.00 6520.00 1.00 0.00 0.00 12:30 2.6 0.47 0.22 N/A 0.2498 2.0855 1876.99 0.00 286.14 11.92 361.28 20.00 1865.07 6552.00 273.00 8112.06 1.24 0.00 0.00 12:45 2.8 0.50 0.21 N/A 0.2890 2.4127 2171.46 0.00 286.14 11.92 361.28 20.00 2159.53 6552.00 273.00 9998.60 1.53 0.00 0.00 6 of 6 13:00 2.9 0.52 0.21 N/A 0.3102 2.5896 2330.67 0.00 286.14 11.92 361.28 20.00 2318.75 6552.00 273.00 12044.35 1.84 0.00 0.00 13:15 3.4 0.61 0.21 N/A 0.4032 3.3660 3029.39 0.00 286.14 11.92 361.28 20.00 3017.47 6552.00 273.00 14788.82 2.26 0.00 0.00 13:30 3.4 0.61 0.20 N/A 0.4063 3.3923 3053.05 0.00 286.14 11.92 361.28 20.00 3041.13 6552.00 273.00 17556.94 2.68 0.00 0.00 13:45 2.3 0.41 0.20 N/A 0.2119 1.7688 1591.91 0.00 286.14 11.92 361.28 20.00 1579.99 6552.00 273.00 18863.93 2.88 0.00 0.00 14:00 2.3 0.41 0.20 N/A 0.2149 1.7944 1614.94 0.00 286.14 11.92 361.28 20.00 1603.02 6552.00 273.00 20193.95 3.08 0.00 0.00 14:15 2.7 0.48 0.20 N/A 0.2898 2.4194 2177.48 0.00 286.14 11.92 361.28 20.00 2165.56 6552.00 273.00 22086.51 3.37 0.00 0.00 14:30 2.6 0.47 0.19 N/A 0.2748 2.2944 2064.93 0.00 286.14 11.92 361.28 20.00 2053.00 6552.00 273.00 23866.51 3.64 0.00 0.00 14:45 2.6 0.47 0.19 N/A 0.2777 2.3189 2087.01 0.00 286.14 11.92 361.28 20.00 2075.09 6552.00 273.00 25668.60 3.92 0.00 0.00 15:00 2.5 0.45 0.19 N/A 0.2627 2.1931 1973.81 0.00 286.14 11.92 361.28 20.00 1961.89 6552.00 273.00 27357.49 4.18 0.00 0.00 15:15 2.4 0.43 0.18 N/A 0.2476 2.0670 1860.28 0.00 286.14 11.92 361.28 20.00 1848.36 6552.00 273.00 28932.84 4.42 0.00 0.00 15:30 2.3 0.41 0.18 N/A 0.2324 1.9405 1746.42 0.00 286.14 11.92 361.28 20.00 1734.50 6552.00 273.00 30394.34 4.64 0.00 0.00 15:45 1.9 0.34 0.18 N/A 0.1633 1.3637 1227.36 0.00 286.14 11.92 361.28 20.00 1215.44 6552.00 273.00 31336.78 4.78 0.00 0.00 16:00 1.9 0.34 0.18 N/A 0.1661 1.3864 1247.77 0.00 286.14 11.92 361.28 20.00 1235.84 6552.00 273.00 32299.62 4.93 0.00 0.00 PEAK 16:15 0.4 0.07 0.17 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 42.06 6552.00 273.00 32068.68 4.89 0.00 0.00 16:30 0.4 0.07 0.17 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 42.06 6552.00 273.00 31837.74 4.86 0.00 0.00 16:45 0.3 0.05 0.17 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 31593.30 4.82 0.00 0.00 17:00 0.3 0.05 0.16 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 31348.86 4.78 0.00 0.00 17:15 0.5 0.09 0.16 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 273.00 31131.42 4.75 0.00 0.00 17:30 0.5 0.09 0.16 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 273.00 30913.97 4.72 0.00 0.00 17:45 0.5 0.09 0.16 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 273.00 30696.53 4.69 0.00 0.00 18:00 0.4 0.07 0.16 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 42.06 6552.00 273.00 30465.59 4.65 0.00 0.00 18:15 0.4 0.07 0.15 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 42.06 6552.00 273.00 30234.64 4.61 0.00 0.00 18:30 0.4 0.07 0.15 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 42.06 6552.00 273.00 30003.70 4.58 0.00 0.00 18:45 0.3 0.05 0.15 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 29759.27 4.54 0.00 0.00 19:00 0.2 0.04 0.15 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 29501.33 4.50 0.00 0.00 19:15 0.3 0.05 0.14 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 29256.90 4.47 0.00 0.00 19:30 0.4 0.07 0.14 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 42.06 6552.00 273.00 29025.96 4.43 0.00 0.00 19:45 0.3 0.05 0.14 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 28781.52 4.39 0.00 0.00 20:00 0.2 0.04 0.14 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 28523.59 4.35 0.00 0.00 20:15 0.3 0.05 0.14 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 28279.15 4.32 0.00 0.00 20:30 0.3 0.05 0.14 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 28034.71 4.28 0.00 0.00 20:45 0.3 0.05 0.13 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 27790.28 4.24 0.00 0.00 21:00 0.2 0.04 0.13 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 27532.35 4.20 0.00 0.00 21:15 0.3 0.05 0.13 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 27287.91 4.16 0.00 0.00 21:30 0.2 0.04 0.13 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 27029.98 4.13 0.00 0.00 21:45 0.3 0.05 0.13 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 26785.54 4.09 0.00 0.00 22:00 0.2 0.04 0.13 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 26527.61 4.05 0.00 0.00 22:15 0.3 0.05 0.12 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 26283.17 4.01 0.00 0.00 22:30 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 26025.24 3.97 0.00 0.00 22:45 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 25767.31 3.93 0.00 0.00 23:00 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 25509.38 3.89 0.00 0.00 23:15 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 25251.44 3.85 0.00 0.00 23:30 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 24993.51 3.81 0.00 0.00 23:45 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 24735.58 3.78 0.00 0.00 24:00 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 24477.65 3.74 0.00 0.00 0 0.00 0.12 0.00 0.0000 0.0000 0.00 0.00 286.14 11.92 349.36 19.05 0.00 6552.00 273.00 24204.65 3.69 0.00 0.00 Total volume (cf)45245.25 Total Overflow (cf)0.00 University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX C.2 DRAWDOWN TIME CALCULATION 12/7/2022 UNIVERSITY PARK DRAW-DOWN TIME CHECK DRAW-DOWN TIME BASIN Total Dead Storage Volume Infiltration Rate Infilitration Safety Factor Design Infiltration Rate (Pdesign) Design Infiltration Rate Used Total Area Total Infiltration Draw-Down Time -(ft3)(in/hr) - (in/hr) (in/hr) (sf) (cfs) (hrs) A 26,247 6.00 3 2.00 2.00 4,795 0.222 32.84 B 12,163 6.00 3 2.00 2.00 6,000 0.278 12.16 C 24,205 6.00 3 2.00 2.00 6,552 0.303 22.17 DRAW DOWN CHECK GOOD University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX C.3 EXCERPT FROM NORTH SPHERE DRAINAGE MASTER PLAN, OCTOBER 2007 YPl co~s LTiNG City of Palm Desert North Sphere Drainage Master Plan 10.CAPITAL IMPROVEMENT PROGRAM FUNDING OPTIONS The City currently receives funding for capital improvements including some storm drainage facilities within the North Sphere Study Area through three financing district programs in place at this writing and existing City drainage fees. The existing assessment and community facilities districts are authorized to fund drainage facilities but do not include any of the the proposed capital improvements. Assessment districts and community facilities districts are typically used to fmance the type of facilities included in the North Sphere Drainage Master Plan.However, the developing properties in the Study Area have already obligated their properties for the payment of assessments and special taxes to fund capital improvements.Unless the owners of the developed properties authorize additional assessments or the qualified electors authorize additional special taxes,there is not capacity to fund the proposed capital improvements using an assessment district or community facilities district. See Figure 4,Drainage Fee Zone Map and Figure 5,Existing Assessment and Community Facility District Map.These are: •Benefit Assessment District No.1 •Community Facilities District No.2005-1,and •Section 29 Assessment District No.2004-02 •Existing City Drainage Fees An evaluation of the North Sphere's existing drainage assessments and fees is presented in the following: 10.1 Evaluation of Existing City Drainage Assessment Programs •Benefit Assessment District No.1 The City Benefit Assessment District No.1 ("Benefit Assessment District") was established pursuant to the Benefit Assessment Act of 1982 and in compliance with procedural requirements of Article X2ID of the State Constitution. The Benefit Assessment District was formed for the purpose of authorizing the levy of annual assessments commencing with FY 2007/08 on parcels of land within the subdivisions known as Parcel Map No.24255 (Monterey 170) /Assessment District 2004-02 (Section 29).The Benefit Assessment District encompasses approximately 528 acres generally located north of Gerald Ford 54 City of Palm Desert North Sphere Drainage Master Plan Drive t southwest of I-I0t west of Portola Avenue and east of Monterey Avenue. The amounts collected from the annual levy of assessments are to be used to fund the costs and expenses to operatet maintain and service drainage basin improvementst facilities and expansions associated with properties in the Benefit Assessment District. Authorized services are generally described as drainage basin maintenance that may include but is not limited to inspectiont repairt removal and replacementt and servicing of drainage basins t inlets,catch basinst manholes t outlets,drywells,pumps,filters and storm drain pipes installed in connection with the development of benefiting properties as well as any off-site improvements and facilities directly associated with the infrastructure that is deemed necessary to service or protect the properties;and includes all appurtenantt equipment,materials and service contracts related to the operation,maintenance and servicing of the improvement and facilities. Drainage basin maintenance may include t but is not limited to grading of access perimeter roads,repair of erosion of slopes to access roads t debris clearance,anchormat repairs t dust control through the application of soil stabilization agents,weed abatement,mosquito and vector control t storm drain inlets and outlets t pumps filters and pipes. The maintenance program may include but is not limited to inspection and documentation of the systemt cleaningt servicing or repair of the facilities and equipment,and partial removal,replacement or rehabilitation of equipment and facilities. It is anticipated that a portion of the services might not be performed on an annual basis but as a result of an extraordinary event.Moneys collected each year for these extraordinary services will be accumulated in a special fund designated as the "Reserve Fund"and are to be spent as needed. Each parcel's proportional special benefit is determined based on the parcel t s gross acreage as compared to the acreage of other parcels in the Benefit Assessment District. Exempt parcels that were determined to receive no special benefit from the authorized operations,maintenance and services are not assessed.Exempt parcels include: •Lots or parcels identified as public streets and other roadways; 55 City of Palm Desert North Sphere Drainage Master Plan •Dedicated public easements including open space areas,utility rights-of- way,greenbelts,parkways,parks,or other publicly owned properties that are part of the improvements or may provide other benefits to private properties in the Benefit Assessment District; •Private properties that cannot be developed independently from a adjacent property,such as common areas,sliver parcels or bifurcated lots or properties with very restrictive development use;and •Parcels owned by the school district,CVWD and private developers that will not be assessed as part of the Benefit Assessment District because the runoff generated by these properties will be captured and retained through the construction and grading of the sites. Government owned properties or public properties are not necessarily exempt properties and shall be subject to special benefit assessments unless it qualifies for an exemption status. The maximum assessment rate is equal to the initial maximum assessment rate established as $379.75 per gross acre for FY 2007/08 adjusted annually by the greater of three percent or the annual percentage change in the Consumer Price Index of All Urban Consumers for the Los Angeles-Orange-Riverside Area. Table 10-1 Benefit Assessment District No.1 Budget for FY 2007/08 Direct Costs Labor and Maintenance Materials Utilities Administration City Administrative Overhead Professional Fees for Administration County Administrative Fees Reserve Fund (100/0 of Direct Costs) Balance to Levy Parcels Levied Total Gross Acres FY 2007-08 Maximum Assessment Rate per Gross Acre 56 $80,000 85,000 1,500 $11,200 5,000 1,000 $16,000 $200,000 273 528 $379 73 City of Palm Desert North Sphere Drainage Master Plan Based on a typical density of five dwelling units per acre,the maximum assessment ofFY 2007/08 is about $76 per residence. MuniFinancial has prepared the budget and proposed assessment levy for the Benefit Assessment District for FY 2007/08.The amount to be levied is 50% of the maximum assessment for a total of$100,000 or $157.87 per gross acre. Recommendation:The City should condition all new development in the North Sphere to annex into the Benefit Assessment District or form a similar district. •Community Facilities District No.2005-1 City Community Facilities District No.2005-1 (University Park)(the "Community Facilities District")was formed pursuant to the Mello-Roos Community Facilities District Act of 1982 to authorize the levy of a special tax and the issuance of bonds to fund the acquisition and construction of facilities.The principal amount of bonds authorized to be issued is $70,000,000. The boundaries of the Community Facilities District are composed on one contiguous area,which is generally north of Frank Sinatra Drive,south of Gerald Ford Drive,west of Cook Street and east of Portola Avenue.The Community Facilities District is divided into five zones;Zones A through D are being developed as commercial and mixed use properties and Zone E is being developed as residential property. The facilities that the Community Facilities District is authorized to finance include a pedestrian bridge,traffic signals,landscaping,street improvements, well site improvements and land acquisition,water improvements,storm drain improvements,utility improvements,public art improvements and park site land acquisition,together with appurtenances and appurtenant work. The storm drain improvements include: ~Pacific Avenue:Catch basins and interim-condition retention basins on the east and west sides of Pacific Avenue,adjacent to Gerald Ford Drive; ~College Drive:Catch basins and interim-condition retention basins on the southwest comer of College Drive and University Park Drive west intersection,catch basins on the east and west sides of the intersection 57 City ofPalrn Desert North Sphere Drainage Master Plan with Technology Drive and a pennanent retention basin along Technology Drive,and a catch basin and interim-condition retention basin on the east side of College Drive south of the east intersection with University Park Drive; );>University Park Drive:Catch basins on the east and west sides of University Park Drive at the west intersection with College Drive and an interim-condition retention basin in the southwestern comer of the intersection,catch basins on the north and south sides of University Park Drive and an interim-condition retention basin in the northwestern quadrant of the east intersection of College Drive and University Park Drive,and as indicated above a catch basin and interim-condition retention basin on the south side of University Park Drive,west of Cook Street; );>Technology Drive:Catch basins on the east and west sides of Technology Drive and an interim-condition retention basin west of Technology Drive and south of Gerald Ford Drive; );>Gerald Ford Drive:Catch basins and interim-condition retention basin between Pacific Avenue and Technology Drive on the south side of Gerald Ford Drive,as indicated above,catch basin and interim- condition retention basin on the south side of Gerald Ford Drive west of Pacific Avenue,and as indicated above,catch basin and interim- condition retention basin west of Technology Drive; );>Cook Street:As indicated above,catch basin and interim-condition retention south of University Park Drive,west of side of cook Street; and in-tract stonn drains. The following Table 10-2 summarizes the estimated costs of the facilities presented in the Community Facilities District Report dated December 8, 2005.Although the list of authorized facilities includes an extensive list of basin and stonn drain improvements,the cost estimate only includes $237,000 for drainage fees.The required retention basins and stonn drain improvements will be constructed as properties are being developed.All of the properties in the Community Facilities District are conditioned to provide retention basins and stonn drain improvements which will retain stonn water on the properties. 58 City of Palm Desert North Sphere Drainage Master Plan Table 10-2 City of Palm Desert Community Facilities District No.2005-1 (University Park) Estimated Costs Facilities Street Improvements and Grading Sewer Improvements Water Improvements Traffic Signals Park Site Acquisition and Improvements Utilities Cook Street Pedestrian Bridge Landscaping Cost Fringed Toed Lizard Fee Public Works -Drainage Fee Public Works -Signal Fee Coachella Valley Water District TUMFFee Art in Public Places Fee In-tract Sewer and Water Facilities In-tract Streets Commercial Sewer &Water Improvements Parks Total Public Fees and Improvements Incidental Costs,Capitalized Interest and Reserve Fund Authorized Principal Amount of Bonds Estimated Costs $9,667,740 598,937 3,730,529 977,805 7,416,000 1,191,010 1,504,315 11,534,118 142,200 237,000 3,149,523 8,197,668 837,135 526,500 5,265,000 2,740,500 1,356,520 1,800,OQO $57,775,627 12,224,373 $70,000,000 The rate and method of apportionment of the special tax,which establishes the special tax to be levied on properties in the Community Facilities District provides that the maximum annual special tax for the commercial and mixed use properties in Zones A through Dis:$21,000 per acre for Zone A,$27,000 per acre for Zone B,$27,000 per acre for Zone C and $23,000 per acre for ZoneD. The assigned special tax for developed residential property in Zone E is determined based on the land use class and the residential floor area as summarized in the following Table 10-3. 59 City of Palm Desert North Sphere Drainage Master Plan Table 10-3 City of Palm Desert Community Facilities District No.2005-1 (University Park) Assigned Special Tax for Developed Property WithZoneE Land Use Class Residential Floor Area Assie:ned Special Tax Sinale Family Property Greater than 2,300 SQ.ft.$1.44 per sQuare foot Sing;le Family Property 2,300 SQ.ft.to 1,725 SQ.ft.$1.67 oer sauare foot Simde Familv Prooertv Less than 1,725 sa.ft.$1.3 8 per sQuare foot Multifamily Property Not Applicable $1.50 per sQuare foot Non Residential Property Not Applicable $28,000 per acre In 2006,the Community Facilities District issued $50,000,000 of its Special Tax Bonds, Series 2006A.The Community Facilities District also has issued $17,915,000 in May 2006 of its Special Tax Bonds,Series 2007.The Community Facilities District is authorized to issue additional parity bonds in a principal amount of up to $2,085,000.Net bond proceeds from the 2006 bonds and the 2007 bonds are to be used to fund the acquisition and construction of the authorized public improvements. •Section 29 Assessment District No.2004-02 City Section 29 Assessment District No.2004-02 (the "Assessment District") was established pursuant to the Municipal Improvement Act of 1913 to authorize the acquisition and construction of public improvements.The improvements consist of streets,sewers,storm drains,water lines,drainage basins,relocation of utilities and acquisition of necessary rights-of-way or property. The Engineer's Report states that storm drainage improvements are required so that increased runoff from the developed properties does not negatively affect downstream properties.The drainage system will generally be constructed in existing or proposed streets.The storm drains will outlet into an existing drainage basin at the northeasterly portion of the Assessment District. The basin will retain the storm flows so that storm water on the properties does not negatively affect downstream properties. At the time the Assessment District was formed,the existing drainage basin was privately owned.The City acquired the existing basin,deepened the basin to increase storm runoff capacity and stabilized the sidewalls from erosion. The acquisition and improvement of the basin and the construction of storm 60 City of Palm Desert North Sphere Drainage Master Plan drains was required so that the properties in the Assessment District could develop. The source of funds to finance the acquisition and construction of the authorized improvements include a City contribution,funds collected from payment of a portion of the amounts assessed and bonds secured with the unpaid assessments.Bonds in the amount of the unpaid assessments are authorized to be issued pursuant to the Improvement Bond Act of 1915. The Engineer's Report for the Assessment District states that the storm drains are required to protect both the properties to be developed as well as downstream properties,and that the residential units or other developments in the Assessment District could not be constructed on the properties without the storm drains and basin.The estimated costs were assessed to the benefiting properties based on the number of residential units or equivalent residential units to be developed on each property. Some properties in the Assessment District were not assessed for storm drain improvements because on-site retention basins that will contain all incremental runoff on the properties had been constructed or are required to be constructed as a condition of development of the properties. The following Table 10-4 summarizes the estimated costs for the Assessment District.The estimated construction cost for storm drain improvements and acquisition and improvement of the basin is $6,262,770 or about 26.7%of the total estimated construction cost excluding incidental costs.The incidental costs are the costs associated with issuance of the bonds. 61 City of Palm Desert North Sphere Drainage Master Plan Table 10-4 City of Palm Desert Section 29 Assessment District No.2004·02 Estimated Costs Construction Costs Street Improvements Sewer Improvements Storm Drain Improvements and Basin Land Cost Water Improvements Impact Fees Contingency Total Engineering,Construction Administration,Right of way Incidentals Costs ofIssuance Capitalized Interest,Reserve Fund and Discount Total Project Costs,Capitalized Interest,Reserve Fund and Discount Less General Benefit Less City Contribution Total Assessment Amount $9,220,690 1,628,384 6,262,770 1,937,397 1,718,309 2,731.826 $23,499,375 8,767,246 557,000 6.468.321 $39,291,943 (123,821) (713,246) $38 454,875 In April 2007,the City issued $29,430,000 of Limited Obligation Improvement Bonds,Series 2007 secured by unpaid assessments levied on parcels in the Assessment District.The net bond proceeds plus cash payments of assessments and other funds will be used to acquire and construct public improvements,including storm drain improvements. Storm drain improvements to be funded with proceeds of the bonds are described as: •Storm drains are required so that increased runoff from the developed properties does not negatively affect downstream properties.The storm drains will generally be constructed in the existing or proposed streets. The storm drains will outlet into an existing drainage basin at the northeasterly portion of the Assessment District.This basin will retain the storm flows so that it does not negatively affect downstream properties. 62 City of Palm Desert North Sphere Drainage Master Plan •The drainage basin is privately held and will need to be acquired to allow certain of the properties to develop.The basin will also need to be deepened to increase storm runoff capacity and the sidewalls will need to be stabilized from erosion.The City has entered into the purchase agreement providing for the acquisition of the drainage basin and has formed a maintenance district,Benefit Assessment District No.1,to provide for the maintenance of the basin. The City has or will contract for construction of a portion of the improvements.Construction of some of the improvements is being performed by property owners and is underway.The City plans to acquire the eligible improvements which the property owners are constructed under the terms of certain acquisition agreements between the City and the property owners.In addition,the City has entered into a purchase and sale agreement and escrow instructions to acquire the existing retention basin. The property owners are proceeding to develop the property in the Assessment District in accordance with the approved planned uses for mixed- use development including commercial,multifamily residential and single family residential.Construction of a Lowe's Home Improvement Center is complete.Construction of an apartment complex and single family residential units is underway. One parcel consisting of 19.16 acres has been sold to the Palm Springs Unified School District which plans to develop a school on the site. 10.2 Evaluation of Existing City Drainage Fees The above analysis was developed from reports and bond official statements for the Benefit Assessment District,Assessment District and Community Facilities District. The three districts have been formed to fund maintenance of storm drains and retention basins,and acquisition and construction of drainage improvements and other public improvements to facilitate development of most of the property in the North Sphere. Drainage fees are an eligible cost to be funded in the Assessment District and Community Facilities District.The list of eligible facilities to be funded is greater than the available bond proceeds so it is possible that the drainage fees were not funded.If the drainage fees have not been funded in the Assessment District or Community Facilities District,then the property owner should be 63 City of Palm Desert North Sphere Drainage Master Plan required to pay the fees prior to recording the fmal tract map or parcel map.If the property owner constructed master plan drainage facilities which were identified in the study used to calculate the drainage fee,then the property owner may request a fee credit.VA does not have enough information to know if drainage fees have been paid,funded in the Assessment District or Community Facilities District or remain to be paid,or if any of the property owners are eligible for a drainage fee credit. Development of the property is proceeding within the Assessment District and Community Facilities District.Some tract/parcel maps have been recorded and other properties have approved tentative tract/parcel maps.It is our understanding that:(i)golf course properties have been conditioned to retain storm water onsite based on a 100 year storm event;(ii)other residential and commercial properties are required to retain onsite the differential runoff based on a 25 year storm event;and (iii)no conditions have been imposed on developing properties to participate in funding offsite drainage facilities. 10.3 Evaluation of Funding Options •Current Offsite Drainage Fees The City has established an off-site drainage fee of $4,000 per acre for land in areas of the City designated as Zone 1,$1,500 in areas designated as Zone 2 and $1,000 in areas designated as Zone 3. Zone 2 and 3 are in the NSDMP area.Zone 2 is the portion of the North Sphere located south of the Palm Springs Ridge Line.Zone 3 is the portion of the North Sphere located north of the Palm Springs Ridge Line and south ofI-lO. The off-site drainage fees are collected prior to approval of the final map in the case of land being subdivided,or prior to issuance of a building permit in the case of construction on or improvement of subdivided land. The total area in the North Sphere is approximately 5,000 acres. Excluding streets,the total area of undeveloped land within the North Sphere in Zone 2 is 75 acres and 987.1 acres in Zone 3.The estimated off-site drainage fees to be collected from undeveloped land are $112,500 in Zone 2 and $987,100 in Zone 3. •Allocation of Capital Costs for Recommended Improvements 64 City of Palm Desert North Sphere Drainage Master Plan The capital cost for recommended improvements in Zone 2 is $17,817,022.The total area of developed and undeveloped land excluding streets is 1,647.3 acres.If the capital costs are allocated based on the area of land in the zone,then the drainage fee will be $10,815.89 per acre. The allocated cost of the recommended improvements for Zone 2 is $17,005,291 for developed properties and $811,192 for undeveloped properties. The capital cost for recommended improvements in Zone 3 is $36,709,291.The total area of developed and undeveloped land excluding streets in Zone 3 is 2,947.4 acres.If the capital costs are allocated based on the area of land in the zone,then the drainage fee will be $12,454.80 per acre.The allocated cost of the recommended improvements for Zone 3 is $24,415,153 for developed properties and $12,294,138 for undeveloped properties. Table 10-5 on the following page,summarizes the Allocation of Capital Improvements Costs.Table 10-6 summaries existing Off-Site Drainage Fee and new Off-Site Drainage Fees needed to provide the proposed capital improvement costs. •Current City and Regional Drainage Conditions on Development The existing City ordinance requires new development to retain the differential runoff from pre-development to post-development based on a 25-year storm event. The CVWD requires that new developments retain all runoff on-site based on the 1DO-year storm event as a condition for irrigation of golf courses and landscaping.The majority of developments in the North Sphere are golf course oriented developments.New developments in the North Sphere are being designed to retain all runoff on-site based on a 1DO-year storm event. The recommended storm drains and retention basins have been designed to accommodate flows from streets and existing developments that were designed to retain differential flows from a 25-year storm event but do not have facilities to accommodate runoff from a 1DO-year storm event. 65 City of Palm Desert North Sphere Drainage Master Plan Most of the properties which are developing in the North Sphere have been included in Assessment Districts and Community Facilities Districts which are authorized to levy special assessment and special taxes to pay debt service on bonds issued to fund public improvements including storm drains and retention basins. •Drainage Improvement Funding Options The allocation of recommended drainage improvement costs to developing properties in the study area either through drainage fees or as a condition of development does not seem to be appropriate because the properties that 66 City of Palm b.....krt North Sphere Drainage Master Plan Table to-5 North Sphere Drainage Area Development Summary Zone 3 Zonel Area North of Palm Springs Ridge Line Area South of Palm Springs Ridge Line Totals Developed Undeveloped Developed Undeveloped Percent of Areas(ac)Areas(ac)Total Area(ac)Areas(ac)Areas(ac)Total Area(ac)Total Area(ac)Total tOO-Year Retained 1,592.7 987.1 2,579.8 1,451.7 58.1 1,509.8 4,089.6 81.76% Incremental Retention 312.7 312.7 120.6 16.9 137.5 450.2 9% No Retention 54.9 54.9 54.9 1.1% Total Excluding Streets 1,960.3 987.1 2,947.4 1,572.3 75.0 1,647.3 4,594.7 91.86% Streets 390.5 390.5 16.9 16.9 407.4 8.14% Total 2,350.8 987.1 3,337.9 1,589.2 75.0 1,664.2 5,002.1 100% Percent of Total 47%19.73%66.73%31.77%1.5%33.27%100% (I)Includes 596.6 acres ofland proposed to be developed with 100-Year Full Retention and 390.5 acres ofland currently undergoing development assumed to be developed for 100-Year Full Retention 67 City of Palm b-o'ert North Sphere Drainage Master Plan Table 18-6 Allocation of Capital Improvement Costs Zone 3 Zone 2 Area North of Palm Springs Ridge Line Area South of Palm Springs Ridge Line Totals Developed Undeveloped Developed Undeveloped Areas Areas Total Areas Areas Total Totals Private Property (acres)1960.3 ac 987.1 ac 2947.4 ac 1572.3 ac 75 ac 1647.3 ac 4594.7 ac Streets (acres)390.5 ac -390.5 ac 16.9 ac -16.9 ac 407.4 ac Current Off-Site Drainage Fees per acre N/A $1,000 N/A $1,500 Projected Off-Site Drainage Fees N/A $987,100 $987,100 N/A $Il2,500 $112,500 $1,099,600 Allocation of Costs for Recommended Improvements $24,415,153 $12,294,138 $36,709,291 $17,005,830 $811,192 $18,140,904 $54,850,195 Allocation of Costs per acre for Recommended Improvements $12,454.80 $12,454.80 -$10,815.89 $10,815.89 68 ~ CO;l:SIJLTING City of Palm Desert North Sphere Drainage Master Plan are developing have or will meet the requirement to retain water on site and will also be incurring substantial annual costs for assessments and special taxes to fund the acquisition,construction and maintenance costs of the basins and storm drain improvement required to retain storm runoff on the properties within the special districts which do not include the proposed Master Plan drainage improvements. Redevelopment Agency funds utilized for a pay-as-you-go CIP or to cover bonded indebtedness payments,through the potential issuance of general obligation bonds or revenue bonds should the City be able to set up a drainage utility could potentially be a source of funding for the CIP projects identified in the drainage study.Additionally federal grants and/or State loans through the Infrastructure Bank could also be an appropriate source of funds to finance the recommended drainage system improvements as well.These optional sources are discussed below: (l)Redevelopment Agency (RDA)Funding Use of RDA funds for a pay-as-you-go program to fund sequential improvements under the proposed CIP could be considered subject to the adequacy and availability of tax incremental revenues allocated to the RDA to fund drainage improvements. (2)General Obligation (GO)Bonds Consideration could be given to issuance of Drainage System general obligation bonds to fmance the NSDMP program over a 20 to 30 year period.A potential source for bond payments could be RDA funds. The amount of the bond issue would be dependent upon the capital expenditures anticipated in the bond issue and the availability of RDA funds.Two-thirds voter approval would be required for authorization of GO Bonds. (3)Establishment of a Drainage System Utility Consideration could be given to establishing a North Sphere Area Drainage System Utility including existing developed properties.This would require compliance with the provisions of Proposition 218, requiring a 2/3 voter approval of registered voters to authorize special tax the utility.A majority vote of property owners is required to authorize the levy of a special assessment or of a property related drainage fee. 69 City of Palm Desert North Sphere Drainage Master Plan Once a Drainage System Utility is established,funding for improvements could potentially be developed,through a pay-as-you- go or the issuance of a Revenue Bond issue utilizing enterprise funds from designated drainage utility fund sources. (4)Grant &Loan Programs •Federal Earmarks The City may wish to consider developing a long-range program to obtain federal funding "Earmarks"to provide supplemental funding for its NSDMP CIP.The potential exists to obtain these federal funding "earmarks"through programs such as the following: ~Environmental Protection Agency's State &Tribal Assistance Grant Program (STAG) ~ACOE Section 219 Environmentalln:frastructure Program ~ACOE Section 205 Small Flood Control Program ~ACOE Section 206 Aquatic Restoration Program ~Housing &Urban Development (HUD)Economic Development Initiative Program In recent years several Southern California cities have been successful in obtaining federal assistance through the EPA,STAG and ACOE programs with grants ranging from $100,000 to as much as $2,000,000 per year.These grants are not competitive but rather require working with the City's local congressional representative and the State's Senate delegation to have the City's specific programs or projects written into federal law. As an example,the following are typical steps entailed in developing and implementing a federal grant program: Initial Steps ~Establish the Program Team ~Determine Program Project Requirements ~Form an Effective Grant Team (political-Technical- Administrative) ~Establish a Clear Multi-Year Program Focus 70 City of Palm Desert North Sphere Drainage Master Plan Develop the Grant Program ~Prepare Program Project Descriptions ~Detennine "Talking Points" ~Select a Potential Funding Program Initial Legislative Briefmgs ~Retain a Legislative Advocacy Finn -DC ~Develop a Legislative Strategy ~Conduct Briefings with Legislators,Staff -Local Office ~Develop a Legislative Package ~Prepare a Program "White Paper" ~Draft Legislative Language for Authorization or Appropriation ~Set-up a "Briefing Binder" Conduct DC Briefings ~Establish Briefing Team ~Schedule DC Briefing Trip ~Coordinate &Follow-up with Advocacy Finn During Legislative Process Program Implementation ~Establish Strong Federal Agency Liaison ~Prepare a Work Plan Request for Funds ~Scoping Process ~Environmental Documentation -National Environmental Policy Act (NEPA) ~Planning,Design or Construction Process ~Continued PR and Follow-up for Future Funding -Ongoing •State Programs ~State of California Infrastructure Bank Loan Program This State Infrastructure Bank Loan Program has funds available through an application process,which is open on a continuous basis.These are low interest loans (:::::1/2 going bond rates)aimed at addressing infrastructure programs which are difficult to fund from other sources,such as drainage improvements.Agency responsibilities under this program are: 71 City of Palm Desert North Sphere Drainage Master Plan Prioritization of Projects Detennination of Project Applicability Prepare Application Package Submit Application Package Dedicate a Funding Source for Repayment Provide for Compliance with the California Environmental Quality Act (CEQA) 10.4 Drainage System Funding Plan Recommendations An analysis was conducted in regard to setting up a Drainage System Financial Implementation Plan (FIP).Recommended Key Program Objectives (KPO)are set forth below for the City's consideration in developing and implementing a FIP to provide adequate funding resources for its NSDMP CIP.The following is a brief synopsis of the key program objectives: •KPO 1-Finalization of 20-Year Drainage CIP It is recommended that a working Drainage Program Committee (DPC)be formed and that the City and the consultant conduct a DPC workshop session to finalize the content and sequencing of the proposed 20-Year CIP for drainage projects in the North Sphere area.Participants in this session should include Public Works management and engineering staff as well as City administration and finance department representatives. •KPO No.2 -Funding Option Detennination Based upon the detenninations made in the KPO process,it is recommended that the DPC work with the consultant to focus upon a preferred funding alternative for the North Sphere drainage program.A detailed review of existing entitlements within the study area would be needed to ascertain if certain of the projects in the proposed Drainage CIP are conditioned for construction by the developers. A review of the availability of RDA funds would also be needed to detennine the viability of funding either direct funding of drainage projects or allocations for bond payments to either general obligation bonds or revenue bonds should a drainage utility be viable and approved by the voters under Proposition 218 requirements. If it is determined to be viable and receives approval by the voters Drainage Utility revenue bond issues of varying amounts could be issued based upon the projected revenues available to fund a series of bonds to 72 City of Palm Desert North Sphere Drainage Master Plan cover the CIP costs over the planning period.Bond proceeds would be utilized exclusively for drainage system capital improvement projects as identified in the CIP. An evaluation of the viability of considering the formation of a City Drainage Utility should also be made through the DPC process. •KPO No 3 -Establishment ofa Federal Grant Program Since 1995,several cities in Southern California have been the recipients of appropriated federal funds for their infrastructure programs.Funds are being utilized through the United States Environmental Protection Agency's (EPA),STAG Program as well as through the ACOE Section 219,Environmental Infrastructure Program,under the Water Resources Development Act (WRDA),to fund various drainage infrastructure improvements such as drainage conveyance facilities,retention basins, artificial wetlands,NPDES compliance,and water quality programs. Funds are available for planning,design and construction activities. EPA funds under the STAG program are allocated to provide 55%in federal funding for projects,requiring a 45%local sponsor match.These funds are disbursed on reimbursement basis following expenditures by the local sponsor.Projects funded under the ACOE Section 219 program are funded at 75%federal and 25 %local for planning and design and 50% federal and 50%local for construction projects. Other funding sources through the ACOE Continuing Authorities programs such as their Section 205,Small Flood Control Program for drainage system upgrades for flood protection as well as Section 206 Aquatic Restoration Program for development of artificial wetlands and water quality protection projects are also viable alternatives to consider. Appropriations under both EPA and ACOE programs would require specific federal "earmarks "to the City through authorizing legislation, enacted through the City's congressional delegation for both the House and Senate.Grant proposals are usually prepared in the late fall of each year for introduction in Congress in January or February of the following year.City may wish to take advantage of these types of federal programs, but should understand that they often involve a long term approach in working with the congressional delegation and may require the utilization of federal lobbyists as well. 73 City of Palm Desert North Sphere Drainage Master Plan •KPO No.4 -State &Regional Grant &Loan Program Development The City should continue to evaluate the potential of obtaining State and regional grants and loans through such options as the Department of Water Resources (DWR)Integrated Regional Water Management Program (IRWMP)focused on the distribution of Proposition 50,84 and IE funds. Use of the State Infrastructure Bank Loan program should also be considered to potentially take advantage oflow interest loans,which could augment RDA funding and provide match dollars for potential federal grants. Other regional programs,or cooperative projects with the CVWD when they become available for consideration and eligibility should also be considered. 74 University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX C.4 UNIVERSITY PARK HYDROLOGY STUDY, NOVEMBER 2004 HYDROLOGY STUDY UNIVERSITY PARK INTERNAL STREETS COLLEGE DRIVE, UNIVERSITY PARK DRIVE, PACIFIC AVENUE & TECHNOLOGY DRIVE PREPARED FOR: Cornerstone Developers, Inc. 5005 Calle San Raphael Palm Springs, CA 92262 PREPARED BY: RBF Consulting 74-410 Highway 111 Palm Desert, CA 92260 (760) 346-7481 CONTACT PERSON: Brad Donais JN: 20-100551 November 2004 Page 2 TABLE OF CONTENTS BACKGROUND AND PURPOSE .............................................................................3 ONSITE DRAINAGE ..................................................................................................3 OFFSITE DRAINAGE ................................................................................................3 SECONDARY OVERFLOW .....................................................................................3 CATCH BASIN SUMMARY......................................................................................4 UNIT HYDROGRAPH ......................................................................................... 5-11 • 3 Hour • 6 Hour • 24 Hour RETENTION VOLUME .................................................................................... 12-18 10 YEAR RATIONAL METHOD HYDROLOGY 100 YEAR RATIONAL METHOD HYDROLGOY STORM DRAIN ANALYSIS • CATCH BASIN SIZING ATTACHEMENTS • HYDROLOGY MAP • UNIVERISTY PARK STREET IMPROVEMENT PHASING Page 3 BACKGROUND AND PURPOSE Parcel Map 31730 is located directly east of California State University Palm Desert Campus. Bounded by Cook Street on the east, Gerald Ford Drive on the north, Frank Sinatra Drive on the south and Portola Avenue to the west, within the City of Palm Desert, California. The project site, approximately 295.6 acres, is currently vacant land. It is proposed that the proposed developed site will be subdivided into 17 parcels for residential housing, commercial, hotel, restaurant and office land uses. The major internal streets providing access to these 17 parcels are as follows: College Drive (7267 lineal feet), Pacific Avenue (3147 lineal feet), Technology Drive (1374 lineal feet) and University Park Drive (664 lineal feet). The proposed project will contain all of its drainage onsite including the internal streets. The drainage as a result of widening along the external streets (Gerald Ford Drive, Portola Avenue, Frank Sinatra Drive and Cook Street) may either be diverted to onsite drainage or directed to the existing storm drain system at the intersection of Cook and Gerald Ford. The purpose of this report is to provide final hydrology and hydraulic analysis for the internal streets using the approved Tentative Parcel Map 31370. The report shall utilize the Riverside County Flood Control and Water Conservation District Rational Method and Synthetic Unit Hydrograph (Short-cut Method). ONSITE DRAINAGE Run-off generated from the construction of the major internal streets will be directed to temporary and permanent on-site retention basins. The temporary retention basins will be incorporated into the site development plans for parcels 2, 4 and 14. The effective rainfall computation has been presented for the 100 year storm event 3, 6 and 24- hour storm. The worst case will be used to evaluate the volume required for runoff storage. Water will be contained within the streets using 8” curb and gutter, directed to catch basins. The catch basins will transport drainage from the streets into the retention basins. OFFSITE DRAINAGE As part of the overall improvements for the University Park Project the major roads on the north and east sides of this project, Gerald Ford Drive, and Cook Street, will be constructed at the same time (please see the attached exhibit). The runoff from the major roads will be routed to either low points and into retention basins that will contain the 100-year storm or to the existing storm drain catch basin located at the intersection of Cook and Gerald Ford. SECONDARY OVERFLOW The secondary overflow of storms exceeding the subsurface storage capacities will flood onsite streets. The streets will route flood waters to the northeastern portion of this project near the Page 4 intersection of Cook Street and Gerald Ford Drive. When the curbs exceed their capacity the water will flow towards Gerald Ford and Cook Street. CATCH BASIN SUMMARY Per the City of Palm Desert the catch basins and storm drain pipe system will be designed for 100-year storm event. Eight-inch curb will be used throughout the project to keep the flood waters within the top of curb for the 10-year storm event. The catch basins will be constructed using the RCFC&WCD catch basin standards. Drainage Area Street CB Station CB Opening (Ft) Type Flow Interception (cfs) Flow-by (cfs) A College Drive 40+30.00 RT 7 Sump 16.53 0 AA University Park Drive 10+74.50 RT 7 Sump 11.48 0 B Pacific Avenue 22+70.00 LT 7 Sump 8.85 0 C Pacific Avenue 22+77.00 RT 7 Sump 5.95 0 D College Drive 40+30.00 LT 7 Sump 4.63 0 DD Technology Drive 15+63.50 LT 7 Sump 5.25 0 E University Park Drive 10+65.00 LT 7 Sump 4.53 0 EE College Drive 48+26.50 RT 7 Sump 7.25 0 F University Park Drive 35+89.50 LT 7 Sump 3.66 0 FF College Drive 49+80.00 RT 7 Sump 11.33 0 G Technology Drive 13+00.00 RT 7 Flow-by 6.20 2.01 H University Park Drive 36+06.00 RT 7 Sump 11.66 0 I College Drive 63+50.00 LT 7 Sump 5.53 0 Page 5 UNIT HYDROGRAPH RETENTION VOUME RETENTION VOLUME Using the Riverside County Flood Control and Water Conservation Districts guidelines, “The 3 and 6- hour duration storms are considered representative of local thunderstorms which usually occur in the summer months, while the 24-hour storm is considered representative of the general storms which usually occur in the winter.” The following calculations will use the worst case from the 3,6 and 24-hour duration storms. Comparing the effective rain for the three storm durations revealed that the 6-hour duration controlled. The full site was broken down into multiple drainage areas. The following table shows each drainage area, the volume required for the 6-hour storm and the required basin volume with percolation. Drainage Area Drainage Area Size (Acre) 6-Hour Volume (Cu Ft) Perc. Rate (in/hr) Req’d Basin Volume (Cu Ft) Temporary Basin A – NW Quadrant Pacific & Gerald Ford B 2.60 18,154 6 5,866 Temporary Basin B – NE Quadrant Pacific & Gerald Ford C 1.35 9,426 6 3,351 Temporary Basin C – NW Quadrant College & University Park I 1.57 - 6 - H 3.41 - 6 - F 0.92 - 6 - Total 5.90 41,196 6 12,384 Permanent Basin A – NW Quadrant College & Technology FF 2.84 - 6 - EE 1.62 - 6 - Total 4.46 31,141 6 9,466 Permanent Basin B – NW Quadrant Technology & Gerald Ford DD 1.24 - 6 - Gerald Ford 5.16 - 6 - Parcel 8 6.99 - 6 - Total 13.39 93,493 6 26,890 Permanent Basin C – NW Quadrant University Park & College (1) A 4.81 - 6 - AA 3.22 - 6 - D 1.18 - 6 - E 1.26 - 6 - Total 10.47 73,105 6 (1) Underground Retention – Mid Point Technology (2) G 1.44 10,055 6 980 (2) Notes: (1) Permanent Basin designed for residential runoff of Parcel 9, low density housing. The retention basin was sized for the residential both the residential and street drainage areas. See hydrology Study for Tentative Tract Map No. 32655 for additional hydrology information on this basin. (2) Either this drainage will enter the proposed underground retention chambers or a temporary above ground basin will be constructed in the interim. This drainage will ultimately be retained on the Evan’s commercial site. University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX C.5 UNDERGROUND RETENTION CHAMBERS SPECIFICATIONS User Inputs Chamber Model: MC-3500 Outlet Control Structure: Yes Project Name: 190641 University Park (on-site) Engineer: Carmen Graciano Project Location: California Measurement Type: Imperial Required Storage Volume: 19904.52 cubic ft. Stone Porosity: 40% Stone Foundation Depth: 9 in. Stone Above Chambers: 12 in. Average Cover Over Chambers: 18 in. Design Constraint Dimensions:(100 ft. x 250 ft.) Results System Volume and Bed Size Installed Storage Volume: 20327.43 cubic ft. Storage Volume Per Chamber: 109.90 cubic ft. Number Of Chambers Required: 107 Number Of End Caps Required: 8 Chamber Rows: 4 Maximum Length:203.38 ft. Maximum Width: 29.77 ft. Approx. Bed Size Required: 6000.15 square ft. System Components Amount Of Stone Required: 783 cubic yards Volume Of Excavation (Not Including Fill): 1223 cubic yards Total Non-woven Geotextile Required:1942 square yards Woven Geotextile Required (excluding Isolator Row): 51 square yards Woven Geotextile Required (Isolator Row): 231 square yards Total Woven Geotextile Required:281 square yards Impervious Liner Required:0 square yards Advanced Drainage Systems, Inc.FOR STORMTECHINSTALLATION INSTRUCTIONSVISIT OUR APPSiteAssistMC-3500 STORMTECH CHAMBER SPECIFICATIONS1.CHAMBERS SHALL BE STORMTECH MC-3500.2.CHAMBERS SHALL BE ARCH-SHAPED AND SHALL BE MANUFACTURED FROM VIRGIN, IMPACT-MODIFIED POLYPROPYLENECOPOLYMERS.3.CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2418, "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATEDWALL STORMWATER COLLECTION CHAMBERS" CHAMBER CLASSIFICATION 45x76 DESIGNATION SS.4.CHAMBER ROWS SHALL PROVIDE CONTINUOUS, UNOBSTRUCTED INTERNAL SPACE WITH NO INTERNAL SUPPORTS THAT WOULDIMPEDE FLOW OR LIMIT ACCESS FOR INSPECTION.5.THE STRUCTURAL DESIGN OF THE CHAMBERS, THE STRUCTURAL BACKFILL, AND THE INSTALLATION REQUIREMENTS SHALL ENSURETHAT THE LOAD FACTORS SPECIFIED IN THE AASHTO LRFD BRIDGE DESIGN SPECIFICATIONS, SECTION 12.12, ARE MET FOR: 1)LONG-DURATION DEAD LOADS AND 2) SHORT-DURATION LIVE LOADS, BASED ON THE AASHTO DESIGN TRUCK WITH CONSIDERATIONFOR IMPACT AND MULTIPLE VEHICLE PRESENCES.6.CHAMBERS SHALL BE DESIGNED, TESTED AND ALLOWABLE LOAD CONFIGURATIONS DETERMINED IN ACCORDANCE WITH ASTM F2787,"STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".LOAD CONFIGURATIONS SHALL INCLUDE: 1) INSTANTANEOUS (<1 MIN) AASHTO DESIGN TRUCK LIVE LOAD ON MINIMUM COVER 2)MAXIMUM PERMANENT (75-YR) COVER LOAD AND 3) ALLOWABLE COVER WITH PARKED (1-WEEK) AASHTO DESIGN TRUCK.7.REQUIREMENTS FOR HANDLING AND INSTALLATION:·TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKINGSTACKING LUGS.·TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESSTHAN 3”.·TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT SHALL BEGREATER THAN OR EQUAL TO 450 LBS/FT/%. THE ASC IS DEFINED IN SECTION 6.2.8 OF ASTM F2418. AND b) TO RESIST CHAMBERDEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73° F / 23° C), CHAMBERS SHALL BE PRODUCEDFROM REFLECTIVE GOLD OR YELLOW COLORS.8.ONLY CHAMBERS THAT ARE APPROVED BY THE SITE DESIGN ENGINEER WILL BE ALLOWED. UPON REQUEST BY THE SITE DESIGNENGINEER OR OWNER, THE CHAMBER MANUFACTURER SHALL SUBMIT A STRUCTURAL EVALUATION FOR APPROVAL BEFOREDELIVERING CHAMBERS TO THE PROJECT SITE AS FOLLOWS:·THE STRUCTURAL EVALUATION SHALL BE SEALED BY A REGISTERED PROFESSIONAL ENGINEER.·THE STRUCTURAL EVALUATION SHALL DEMONSTRATE THAT THE SAFETY FACTORS ARE GREATER THAN OR EQUAL TO 1.95 FORDEAD LOAD AND 1.75 FOR LIVE LOAD, THE MINIMUM REQUIRED BY ASTM F2787 AND BY SECTIONS 3 AND 12.12 OF THE AASHTOLRFD BRIDGE DESIGN SPECIFICATIONS FOR THERMOPLASTIC PIPE.·THE TEST DERIVED CREEP MODULUS AS SPECIFIED IN ASTM F2418 SHALL BE USED FOR PERMANENT DEAD LOAD DESIGNEXCEPT THAT IT SHALL BE THE 75-YEAR MODULUS USED FOR DESIGN.9.CHAMBERS AND END CAPS SHALL BE PRODUCED AT AN ISO 9001 CERTIFIED MANUFACTURING FACILITY.IMPORTANT - NOTES FOR THE BIDDING AND INSTALLATION OF MC-3500 CHAMBER SYSTEM1.STORMTECH MC-3500 CHAMBERS SHALL NOT BE INSTALLED UNTIL THE MANUFACTURER'S REPRESENTATIVE HAS COMPLETED APRE-CONSTRUCTION MEETING WITH THE INSTALLERS.2.STORMTECH MC-3500 CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH MC-3500/MC-4500 CONSTRUCTION GUIDE".3.CHAMBERS ARE NOT TO BE BACKFILLED WITH A DOZER OR AN EXCAVATOR SITUATED OVER THE CHAMBERS.STORMTECH RECOMMENDS 3 BACKFILL METHODS:·STONESHOOTER LOCATED OFF THE CHAMBER BED.·BACKFILL AS ROWS ARE BUILT USING AN EXCAVATOR ON THE FOUNDATION STONE OR SUBGRADE.·BACKFILL FROM OUTSIDE THE EXCAVATION USING A LONG BOOM HOE OR EXCAVATOR.4.THE FOUNDATION STONE SHALL BE LEVELED AND COMPACTED PRIOR TO PLACING CHAMBERS.5.JOINTS BETWEEN CHAMBERS SHALL BE PROPERLY SEATED PRIOR TO PLACING STONE.6.MAINTAIN MINIMUM - 6" (150 mm) SPACING BETWEEN THE CHAMBER ROWS.7.INLET AND OUTLET MANIFOLDS MUST BE INSERTED A MINIMUM OF 12" (300 mm) INTO CHAMBER END CAPS.8.EMBEDMENT STONE SURROUNDING CHAMBERS MUST BE A CLEAN, CRUSHED, ANGULAR STONE MEETING THE AASHTO M43 DESIGNATION OF #3OR #4.9.STONE MUST BE PLACED ON THE TOP CENTER OF THE CHAMBER TO ANCHOR THE CHAMBERS IN PLACE AND PRESERVE ROW SPACING.10.THE CONTRACTOR MUST REPORT ANY DISCREPANCIES WITH CHAMBER FOUNDATION MATERIALS BEARING CAPACITIES TO THE SITE DESIGNENGINEER.11.ADS RECOMMENDS THE USE OF "FLEXSTORM CATCH IT" INSERTS DURING CONSTRUCTION FOR ALL INLETS TO PROTECT THE SUBSURFACESTORMWATER MANAGEMENT SYSTEM FROM CONSTRUCTION SITE RUNOFF.NOTES FOR CONSTRUCTION EQUIPMENT1.STORMTECH MC-3500 CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH MC-3500/MC-4500 CONSTRUCTION GUIDE".2.THE USE OF EQUIPMENT OVER MC-3500 CHAMBERS IS LIMITED:·NO EQUIPMENT IS ALLOWED ON BARE CHAMBERS.·NO RUBBER TIRED LOADER, DUMP TRUCK, OR EXCAVATORS ARE ALLOWED UNTIL PROPER FILL DEPTHS ARE REACHED IN ACCORDANCEWITH THE "STORMTECH MC-3500/MC-4500 CONSTRUCTION GUIDE".·WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT CAN BE FOUND IN THE "STORMTECH MC-3500/MC-4500 CONSTRUCTION GUIDE".3.FULL 36" (900 mm) OF STABILIZED COVER MATERIALS OVER THE CHAMBERS IS REQUIRED FOR DUMP TRUCK TRAVEL OR DUMPING.USE OF A DOZER TO PUSH EMBEDMENT STONE BETWEEN THE ROWS OF CHAMBERS MAY CAUSE DAMAGE TO CHAMBERS AND IS NOT AN ACCEPTABLEBACKFILL METHOD. ANY CHAMBERS DAMAGED BY USING THE "DUMP AND PUSH" METHOD ARE NOT COVERED UNDER THE STORMTECH STANDARDWARRANTY.CONTACT STORMTECH AT 1-888-892-2694 WITH ANY QUESTIONS ON INSTALLATION REQUIREMENTS OR WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT.©2022 ADS, INC.PROJECT INFORMATIONADS SALES REPPROJECT NO.ENGINEERED PRODUCTMANAGER190641 UNIVERSITY PARK (ON-SITE)PALM DESERT, CA StormTech888-892-2694 | WWW.STORMTECH.COM®Chamber System4640 TRUEMAN BLVDHILLIARD, OH 430261-800-733-7473DATE: DRAWN: CGPROJECT #: CHECKED: N/ATHIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATERESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS.DATEDRWCHKDESCRIPTION190641 UNIVERSITY PARK(ON-SITE)PALM DESERT, CASHEETOF25NOTES•MANIFOLD SIZE TO BE DETERMINED BY SITE DESIGN ENGINEER. SEE TECH NOTE #6.32 FOR MANIFOLD SIZING GUIDANCE.•DUE TO THE ADAPTATION OF THIS CHAMBER SYSTEM TO SPECIFIC SITE AND DESIGN CONSTRAINTS, IT MAY BE NECESSARY TO CUT AND COUPLE ADDITIONAL PIPE TO STANDARD MANIFOLDCOMPONENTS IN THE FIELD.•THE SITE DESIGN ENGINEER MUST REVIEW ELEVATIONS AND IF NECESSARY ADJUST GRADING TO ENSURE THE CHAMBER COVER REQUIREMENTS ARE MET.•THIS CHAMBER SYSTEM WAS DESIGNED WITHOUT SITE-SPECIFIC INFORMATION ON SOIL CONDITIONS OR BEARING CAPACITY. THE SITE DESIGN ENGINEER IS RESPONSIBLE FORDETERMININGTHE SUITABILITY OF THE SOIL AND PROVIDING THE BEARING CAPACITY OF THE INSITU SOILS. THE BASE STONE DEPTH MAY BE INCREASED OR DECREASED ONCE THIS INFORMATION ISPROVIDED.•NOT FOR CONSTRUCTION: THIS LAYOUT IS FOR DIMENSIONAL PURPOSES ONLY TO PROVE CONCEPT & THE REQUIRED STORAGE VOLUME CAN BE ACHIEVED ON SITE.CONCEPTUAL ELEVATIONSMAXIMUM ALLOWABLE GRADE (TOP OF PAVEMENT/UNPAVED):12.50MINIMUM ALLOWABLE GRADE (UNPAVED WITH TRAFFIC):6.50MINIMUM ALLOWABLE GRADE (UNPAVED NO TRAFFIC):6.00MINIMUM ALLOWABLE GRADE (TOP OF RIGID CONCRETE PAVEMENT):6.00MINIMUM ALLOWABLE GRADE (BASE OF FLEXIBLE PAVEMENT):6.00TOP OF STONE:5.50TOP OF MC-3500 CHAMBER:4.5024" ISOLATOR ROW PLUS INVERT:0.9218" x 18" BOTTOM MANIFOLD INVERT:0.9018" BOTTOM CONNECTION INVERT:0.90BOTTOM OF MC-3500 CHAMBER:0.75UNDERDRAIN INVERT:0.00BOTTOM OF STONE:0.00PROPOSED LAYOUT107STORMTECH MC-3500 CHAMBERS8STORMTECH MC-3500 END CAPS12STONE ABOVE (in)9STONE BELOW (in)40STONE VOID20331INSTALLED SYSTEM VOLUME (CF)(PERIMETER STONE INCLUDED)(COVER STONE INCLUDED)(BASE STONE INCLUDED)6000SYSTEM AREA (SF)466.3SYSTEM PERIMETER (ft)*INVERT ABOVE BASE OF CHAMBERMAX FLOWINVERT*DESCRIPTIONITEM ONLAYOUTPART TYPE1.77"18" BOTTOM CORED END CAP, PART#: MC3500IEPP18BC / TYP OF ALL 18" BOTTOMCONNECTIONSAPREFABRICATED END CAP2.06"24" BOTTOM CORED END CAP, PART#: MC3500IEPP24BC / TYP OF ALL 24" BOTTOMCONNECTIONS AND ISOLATOR PLUS ROWSBPREFABRICATED END CAPINSTALL FLAMP ON 24" ACCESS PIPE / PART#: MC350024RAMPCFLAMP1.77"18" x 18" BOTTOM MANIFOLD, ADS N-12DMANIFOLD4.0 CFS OUTOCS (DESIGN BY ENGINEER / PROVIDED BY OTHERS)ECONCRETE STRUCTURE16.5 CFS IN(DESIGN BY ENGINEER / PROVIDED BY OTHERS)FCONCRETE STRUCTUREW/WEIR6" ADS N-12 DUAL WALL PERFORATED HDPE UNDERDRAINGUNDERDRAINISOLATOR ROW PLUS(SEE DETAIL)PLACE MINIMUM 17.50' OF ADSPLUS175 WOVEN GEOTEXTILE OVER BEDDINGSTONE AND UNDERNEATH CHAMBER FEET FOR SCOUR PROTECTION AT ALLCHAMBER INLET ROWSBED LIMITS01530203.38'29.77'197.25'27.17'GCBDAEF StormTech888-892-2694 | WWW.STORMTECH.COM®Chamber SystemACCEPTABLE FILL MATERIALS: STORMTECH MC-3500 CHAMBER SYSTEMSPLEASE NOTE:1.THE LISTED AASHTO DESIGNATIONS ARE FOR GRADATIONS ONLY. THE STONE MUST ALSO BE CLEAN, CRUSHED, ANGULAR. FOR EXAMPLE, A SPECIFICATION FOR #4 STONE WOULD STATE: "CLEAN, CRUSHED, ANGULAR NO. 4 (AASHTO M43) STONE".2.STORMTECH COMPACTION REQUIREMENTS ARE MET FOR 'A' LOCATION MATERIALS WHEN PLACED AND COMPACTED IN 9" (230 mm) (MAX) LIFTS USING TWO FULL COVERAGES WITH A VIBRATORY COMPACTOR.3.WHERE INFILTRATION SURFACES MAY BE COMPROMISED BY COMPACTION, FOR STANDARD DESIGN LOAD CONDITIONS, A FLAT SURFACE MAY BE ACHIEVED BY RAKING OR DRAGGING WITHOUT COMPACTION EQUIPMENT. FOR SPECIAL LOAD DESIGNS, CONTACT STORMTECH FORCOMPACTION REQUIREMENTS.4.ONCE LAYER 'C' IS PLACED, ANY SOIL/MATERIAL CAN BE PLACED IN LAYER 'D' UP TO THE FINISHED GRADE. MOST PAVEMENT SUBBASE SOILS CAN BE USED TO REPLACE THE MATERIAL REQUIREMENTS OF LAYER 'C' OR 'D' AT THE SITE DESIGN ENGINEER'S DISCRETION.NOTES:1.CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2418, "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS" CHAMBER CLASSIFICATION 45x76DESIGNATION SS.2.MC-3500 CHAMBERS SHALL BE DESIGNED IN ACCORDANCE WITH ASTM F2787 "STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".3.THE SITE DESIGN ENGINEER IS RESPONSIBLE FOR ASSESSING THE BEARING RESISTANCE (ALLOWABLE BEARING CAPACITY) OF THE SUBGRADE SOILS AND THE DEPTH OF FOUNDATION STONE WITH CONSIDERATIONFOR THE RANGE OF EXPECTED SOIL MOISTURE CONDITIONS.4.PERIMETER STONE MUST BE EXTENDED HORIZONTALLY TO THE EXCAVATION WALL FOR BOTH VERTICAL AND SLOPED EXCAVATION WALLS.5.REQUIREMENTS FOR HANDLING AND INSTALLATION:·TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKING STACKING LUGS.·TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESS THAN 3”.·TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT SHALL BE GREATER THAN OR EQUAL TO 450 LBS/FT/%. THE ASC IS DEFINED IN SECTION 6.2.8 OFASTM F2418. AND b) TO RESIST CHAMBER DEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73° F / 23° C), CHAMBERS SHALL BE PRODUCED FROM REFLECTIVE GOLD OR YELLOWCOLORS.MATERIAL LOCATIONDESCRIPTIONAASHTO MATERIALCLASSIFICATIONSCOMPACTION / DENSITY REQUIREMENTDFINAL FILL: FILL MATERIAL FOR LAYER 'D' STARTS FROM THE TOP OF THE 'C'LAYER TO THE BOTTOM OF FLEXIBLE PAVEMENT OR UNPAVED FINISHEDGRADE ABOVE. NOTE THAT PAVEMENT SUBBASE MAY BE PART OF THE 'D'LAYERANY SOIL/ROCK MATERIALS, NATIVE SOILS, OR PER ENGINEER'S PLANS.CHECK PLANS FOR PAVEMENT SUBGRADE REQUIREMENTS.N/APREPARE PER SITE DESIGN ENGINEER'S PLANS. PAVEDINSTALLATIONS MAY HAVE STRINGENT MATERIAL ANDPREPARATION REQUIREMENTS.CINITIAL FILL: FILL MATERIAL FOR LAYER 'C' STARTS FROM THE TOP OF THEEMBEDMENT STONE ('B' LAYER) TO 24" (600 mm) ABOVE THE TOP OF THECHAMBER. NOTE THAT PAVEMENT SUBBASE MAY BE A PART OF THE 'C'LAYER.GRANULAR WELL-GRADED SOIL/AGGREGATE MIXTURES, <35% FINES ORPROCESSED AGGREGATE. MOST PAVEMENT SUBBASE MATERIALS CAN BE USED IN LIEU OF THISLAYER.AASHTO M145¹A-1, A-2-4, A-3ORAASHTO M43¹3, 357, 4, 467, 5, 56, 57, 6, 67, 68, 7, 78, 8, 89, 9, 10BEGIN COMPACTIONS AFTER 24" (600 mm) OF MATERIAL OVERTHE CHAMBERS IS REACHED. COMPACT ADDITIONAL LAYERS IN12" (300 mm) MAX LIFTS TO A MIN. 95% PROCTOR DENSITY FORWELL GRADED MATERIAL AND 95% RELATIVE DENSITY FORPROCESSED AGGREGATE MATERIALS.BEMBEDMENT STONE: FILL SURROUNDING THE CHAMBERS FROM THEFOUNDATION STONE ('A' LAYER) TO THE 'C' LAYER ABOVE.CLEAN, CRUSHED, ANGULAR STONEAASHTO M43¹3, 4AFOUNDATION STONE: FILL BELOW CHAMBERS FROM THE SUBGRADE UP TOTHE FOOT (BOTTOM) OF THE CHAMBER.CLEAN, CRUSHED, ANGULAR STONEAASHTO M43¹3, 4PLATE COMPACT OR ROLL TO ACHIEVE A FLAT SURFACE.2,345"(1140 mm)18"(450 mm) MIN*8'(2.4 m)MAX12" (300 mm) MIN77" (1950 mm)12" (300 mm) MIN6"(150 mm) MINDEPTH OF STONE TO BE DETERMINEDBY SITE DESIGN ENGINEER 9" (230 mm) MINDCBA*TO BOTTOM OF FLEXIBLE PAVEMENT. FOR UNPAVEDINSTALLATIONS WHERE RUTTING FROM VEHICLES MAY OCCUR,INCREASE COVER TO 24" (600 mm).6" (150 mm) MINPERIMETER STONE(SEE NOTE 4)EXCAVATION WALL(CAN BE SLOPED OR VERTICAL)MC-3500END CAPSUBGRADE SOILS(SEE NOTE 3)PAVEMENT LAYER (DESIGNEDBY SITE DESIGN ENGINEER)NO COMPACTION REQUIRED.ADS GEOSYNTHETICS 601T NON-WOVEN GEOTEXTILE ALLAROUND CLEAN, CRUSHED, ANGULAR STONE IN A & B LAYERS4640 TRUEMAN BLVDHILLIARD, OH 430261-800-733-7473DATE: DRAWN: CGPROJECT #: CHECKED: N/ATHIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATERESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS.DATEDRWCHKDESCRIPTION190641 UNIVERSITY PARK(ON-SITE)PALM DESERT, CASHEETOF35 StormTech888-892-2694 | WWW.STORMTECH.COM®Chamber SystemINSPECTION & MAINTENANCESTEP 1)INSPECT ISOLATOR ROW PLUS FOR SEDIMENTA.INSPECTION PORTS (IF PRESENT)A.1.REMOVE/OPEN LID ON NYLOPLAST INLINE DRAINA.2.REMOVE AND CLEAN FLEXSTORM FILTER IF INSTALLEDA.3.USING A FLASHLIGHT AND STADIA ROD, MEASURE DEPTH OF SEDIMENT AND RECORD ON MAINTENANCE LOGA.4.LOWER A CAMERA INTO ISOLATOR ROW PLUS FOR VISUAL INSPECTION OF SEDIMENT LEVELS (OPTIONAL)A.5.IF SEDIMENT IS AT, OR ABOVE, 3" (80 mm) PROCEED TO STEP 2. IF NOT, PROCEED TO STEP 3.B.ALL ISOLATOR PLUS ROWSB.1.REMOVE COVER FROM STRUCTURE AT UPSTREAM END OF ISOLATOR ROW PLUSB.2.USING A FLASHLIGHT, INSPECT DOWN THE ISOLATOR ROW PLUS THROUGH OUTLET PIPEi)MIRRORS ON POLES OR CAMERAS MAY BE USED TO AVOID A CONFINED SPACE ENTRYii)FOLLOW OSHA REGULATIONS FOR CONFINED SPACE ENTRY IF ENTERING MANHOLEB.3.IF SEDIMENT IS AT, OR ABOVE, 3" (80 mm) PROCEED TO STEP 2. IF NOT, PROCEED TO STEP 3.STEP 2)CLEAN OUT ISOLATOR ROW PLUS USING THE JETVAC PROCESSA.A FIXED CULVERT CLEANING NOZZLE WITH REAR FACING SPREAD OF 45" (1.1 m) OR MORE IS PREFERREDB.APPLY MULTIPLE PASSES OF JETVAC UNTIL BACKFLUSH WATER IS CLEANC.VACUUM STRUCTURE SUMP AS REQUIREDSTEP 3)REPLACE ALL COVERS, GRATES, FILTERS, AND LIDS; RECORD OBSERVATIONS AND ACTIONS.STEP 4)INSPECT AND CLEAN BASINS AND MANHOLES UPSTREAM OF THE STORMTECH SYSTEM.NOTES1.INSPECT EVERY 6 MONTHS DURING THE FIRST YEAR OF OPERATION. ADJUST THE INSPECTION INTERVAL BASED ON PREVIOUSOBSERVATIONS OF SEDIMENT ACCUMULATION AND HIGH WATER ELEVATIONS.2.CONDUCT JETTING AND VACTORING ANNUALLY OR WHEN INSPECTION SHOWS THAT MAINTENANCE IS NECESSARY.CATCH BASINORMANHOLEMC-3500 ISOLATOR ROW PLUS DETAILNTS24" (600 mm) HDPE ACCESS PIPE REQUIRED USEFACTORY PRE-CORED END CAPPART #: MC3500IEPP24BC OR MC3500IEPP24BWSTORMTECH HIGHLY RECOMMENDSFLEXSTORM INSERTS IN ANY UPSTREAMSTRUCTURES WITH OPEN GRATESCOVER PIPE CONNECTION TO END CAP WITH ADSGEOSYNTHETICS 601T NON-WOVEN GEOTEXTILEMC-3500 CHAMBEROPTIONAL INSPECTION PORTMC-3500 END CAPONE LAYER OF ADSPLUS175 WOVEN GEOTEXTILE BETWEENFOUNDATION STONE AND CHAMBERS8.25' (2.51 m) MIN WIDE CONTINUOUS FABRIC WITHOUT SEAMSSUMP DEPTH TBD BYSITE DESIGN ENGINEER(24" [600 mm] MIN RECOMMENDED)INSTALL FLAMP ON 24" (600 mm) ACCESS PIPEPART #: MC350024RAMP4640 TRUEMAN BLVDHILLIARD, OH 430261-800-733-7473DATE: DRAWN: CGPROJECT #: CHECKED: N/ATHIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATERESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS.DATEDRWCHKDESCRIPTION190641 UNIVERSITY PARK(ON-SITE)PALM DESERT, CASHEETOF45 StormTech888-892-2694 | WWW.STORMTECH.COM®Chamber SystemUNDERDRAIN DETAILNTSAABBSECTION A-ASECTION B-BDUAL WALLPERFORATEDHDPEUNDERDRAINADS GEOSYNTHETICS 601TNON-WOVEN GEOTEXTILESTORMTECH END CAPADS GEOSYNTHETICS 601TNON-WOVEN GEOTEXTILESTORMTECHCHAMBEROUTLET MANIFOLDSTORMTECH END CAPSTORMTECHCHAMBERSNUMBER AND SIZE OF UNDERDRAINS PER SITE DESIGN ENGINEER4" (100 mm) TYP FOR SC-310 & SC-160LP SYSTEMS6" (150 mm) TYP FOR SC-740, DC-780, MC-3500, MC-4500 & MC-7200 SYSTEMSFOUNDATION STONEBENEATH CHAMBERSFOUNDATION STONEBENEATH CHAMBERSMC-SERIES END CAP INSERTION DETAILNTSNOTE: MANIFOLD STUB MUST BE LAID HORIZONTALFOR A PROPER FIT IN END CAP OPENING.MANIFOLD HEADERMANIFOLD STUBSTORMTECH END CAPMANIFOLD HEADERMANIFOLD STUB12" (300 mm)MIN SEPARATION12" (300 mm) MIN INSERTION12" (300 mm)MIN SEPARATION12" (300 mm)MIN INSERTIONPART #STUBBCMC3500IEPP06T6" (150 mm)33.21" (844 mm)---MC3500IEPP06B---0.66" (17 mm)MC3500IEPP08T8" (200 mm)31.16" (791 mm)---MC3500IEPP08B---0.81" (21 mm)MC3500IEPP10T10" (250 mm)29.04" (738 mm)---MC3500IEPP10B---0.93" (24 mm)MC3500IEPP12T12" (300 mm)26.36" (670 mm)---MC3500IEPP12B---1.35" (34 mm)MC3500IEPP15T15" (375 mm)23.39" (594 mm)---MC3500IEPP15B---1.50" (38 mm)MC3500IEPP18TC18" (450 mm)20.03" (509 mm)---MC3500IEPP18TWMC3500IEPP18BC---1.77" (45 mm)MC3500IEPP18BWMC3500IEPP24TC24" (600 mm)14.48" (368 mm)---MC3500IEPP24TWMC3500IEPP24BC---2.06" (52 mm)MC3500IEPP24BWMC3500IEPP30BC30" (750 mm)---2.75" (70 mm)NOMINAL CHAMBER SPECIFICATIONSSIZE (W X H X INSTALLED LENGTH)77.0" X 45.0" X 86.0" (1956 mm X 1143 mm X 2184 mm)CHAMBER STORAGE109.9 CUBIC FEET (3.11 m³)MINIMUM INSTALLED STORAGE*175.0 CUBIC FEET (4.96 m³)WEIGHT134 lbs.(60.8 kg)NOMINAL END CAP SPECIFICATIONSSIZE (W X H X INSTALLED LENGTH)75.0" X 45.0" X 22.2" (1905 mm X 1143 mm X 564 mm)END CAP STORAGE14.9 CUBIC FEET (0.42 m³)MINIMUM INSTALLED STORAGE*45.1 CUBIC FEET (1.28 m³)WEIGHT49 lbs.(22.2 kg)*ASSUMES 12" (305 mm) STONE ABOVE, 9" (229 mm) STONE FOUNDATION, 6" SPACING BETWEENCHAMBERS, 6" (152 mm) STONE PERIMETER IN FRONT OF END CAPS AND 40% STONE POROSITYMC-3500 TECHNICAL SPECIFICATIONNTS90.0" (2286 mm)ACTUAL LENGTH86.0" (2184 mm)INSTALLEDBUILD ROW IN THIS DIRECTIONNOTE: ALL DIMENSIONS ARE NOMINALLOWER JOINTCORRUGATIONWEBCRESTCRESTSTIFFENING RIBVALLEYSTIFFENING RIBBC75.0"(1905 mm)45.0"(1143 mm)25.7"(653 mm)FOOT77.0"(1956 mm)45.0"(1143 mm)STUBS AT BOTTOM OF END CAP FOR PART NUMBERS ENDING WITH "B"STUBS AT TOP OF END CAP FOR PART NUMBERS ENDING WITH "T"END CAPS WITH A WELDED CROWN PLATE END WITH "C"END CAPS WITH A PREFABRICATED WELDED STUB END WITH "W"UPPER JOINT CORRUGATION22.2"(564 mm)INSTALLEDCUSTOM PRECORED INVERTS AREAVAILABLE UPON REQUEST.INVENTORIED MANIFOLDS INCLUDE12-24" (300-600 mm) SIZE ON SIZEAND 15-48" (375-1200 mm)ECCENTRIC MANIFOLDS. CUSTOMINVERT LOCATIONS ON THE MC-3500END CAP CUT IN THE FIELD ARE NOTRECOMMENDED FOR PIPE SIZESGREATER THAN 10" (250 mm). THEINVERT LOCATION IN COLUMN 'B'ARE THE HIGHEST POSSIBLE FORTHE PIPE SIZE.PART #STUBBCMC3500IEPP06T6" (150 mm)33.21" (844 mm)---MC3500IEPP06B---0.66" (17 mm)MC3500IEPP08T8" (200 mm)31.16" (791 mm)---MC3500IEPP08B---0.81" (21 mm)MC3500IEPP10T10" (250 mm)29.04" (738 mm)---MC3500IEPP10B---0.93" (24 mm)MC3500IEPP12T12" (300 mm)26.36" (670 mm)---MC3500IEPP12B---1.35" (34 mm)MC3500IEPP15T15" (375 mm)23.39" (594 mm)---MC3500IEPP15B---1.50" (38 mm)MC3500IEPP18TC18" (450 mm)20.03" (509 mm)---MC3500IEPP18TWMC3500IEPP18BC---1.77" (45 mm)MC3500IEPP18BWMC3500IEPP24TC24" (600 mm)14.48" (368 mm)---MC3500IEPP24TWMC3500IEPP24BC---2.06" (52 mm)MC3500IEPP24BWMC3500IEPP30BC30" (750 mm)---2.75" (70 mm)NOMINAL CHAMBER SPECIFICATIONSSIZE (W X H X INSTALLED LENGTH)77.0" X 45.0" X 86.0" (1956 mm X 1143 mm X 2184 mm)CHAMBER STORAGE109.9 CUBIC FEET (3.11 m³)MINIMUM INSTALLED STORAGE*175.0 CUBIC FEET (4.96 m³)WEIGHT134 lbs.(60.8 kg)NOMINAL END CAP SPECIFICATIONSSIZE (W X H X INSTALLED LENGTH)75.0" X 45.0" X 22.2" (1905 mm X 1143 mm X 564 mm)END CAP STORAGE14.9 CUBIC FEET (0.42 m³)MINIMUM INSTALLED STORAGE*45.1 CUBIC FEET (1.28 m³)WEIGHT49 lbs.(22.2 kg)*ASSUMES 12" (305 mm) STONE ABOVE, 9" (229 mm) STONE FOUNDATION, 6" SPACING BETWEENCHAMBERS, 6" (152 mm) STONE PERIMETER IN FRONT OF END CAPS AND 40% STONE POROSITYMC-3500 TECHNICAL SPECIFICATIONNTS90.0" (2286 mm)ACTUAL LENGTH86.0" (2184 mm)INSTALLEDBUILD ROW IN THIS DIRECTIONNOTE: ALL DIMENSIONS ARE NOMINALLOWER JOINTCORRUGATIONWEBCRESTCRESTSTIFFENING RIBVALLEYSTIFFENING RIBBC75.0"(1905 mm)45.0"(1143 mm)25.7"(653 mm)FOOT77.0"(1956 mm)45.0"(1143 mm)STUBS AT BOTTOM OF END CAP FOR PART NUMBERS ENDING WITH "B"STUBS AT TOP OF END CAP FOR PART NUMBERS ENDING WITH "T"END CAPS WITH A WELDED CROWN PLATE END WITH "C"END CAPS WITH A PREFABRICATED WELDED STUB END WITH "W"UPPER JOINT CORRUGATION22.2"(564 mm)INSTALLEDCUSTOM PRECORED INVERTS AREAVAILABLE UPON REQUEST.INVENTORIED MANIFOLDS INCLUDE12-24" (300-600 mm) SIZE ON SIZEAND 15-48" (375-1200 mm)ECCENTRIC MANIFOLDS. CUSTOMINVERT LOCATIONS ON THE MC-3500END CAP CUT IN THE FIELD ARE NOTRECOMMENDED FOR PIPE SIZESGREATER THAN 10" (250 mm). THEINVERT LOCATION IN COLUMN 'B'ARE THE HIGHEST POSSIBLE FORTHE PIPE SIZE.4640 TRUEMAN BLVDHILLIARD, OH 430261-800-733-7473DATE: DRAWN: CGPROJECT #: CHECKED: N/ATHIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATERESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS.DATEDRWCHKDESCRIPTION190641 UNIVERSITY PARK(ON-SITE)PALM DESERT, CASHEETOF55 University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX D SOILS DATA University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX D.1 RESULTS OF ON-SITE PERCOLATION TESTING (TO BE PROVIDED IN FINAL) University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX D.2 USDA NRCS CUSTOM SOIL RESOURCE REPORT – UNIVERSITY PARK Hydrologic Soil Group—Riverside County, Coachella Valley Area, California (University Park) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/17/2022 Page 1 of 43737910373796037380103738060373811037381603738210373826037383103737910373796037380103738060373811037381603738210373826037383103738360559050559100559150559200559250559300559350 559050 559100 559150 559200 559250 559300 559350 33° 47' 1'' N 116° 21' 44'' W33° 47' 1'' N116° 21' 31'' W33° 46' 46'' N 116° 21' 44'' W33° 46' 46'' N 116° 21' 31'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 11N WGS84 0 100 200 400 600 Feet 0 30 60 120 180 Meters Map Scale: 1:2,220 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons A A/D B B/D C C/D D Not rated or not available Soil Rating Lines A A/D B B/D C C/D D Not rated or not available Soil Rating Points A A/D B B/D C C/D D Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:24,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Riverside County, Coachella Valley Area, California Survey Area Data: Version 14, Sep 1, 2022 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Mar 15, 2022—May 28, 2022 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Hydrologic Soil Group—Riverside County, Coachella Valley Area, California (University Park) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/17/2022 Page 2 of 4 Hydrologic Soil Group Map unit symbol Map unit name Rating Acres in AOI Percent of AOI CpA Coachella fine sand, 0 to 2 percent slopes A 0.0 0.3% MaD Myoma fine sand, 5 to 15 percent slopes A 10.3 99.7% Totals for Area of Interest 10.4 100.0% Description Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitation from long-duration storms. The soils in the United States are assigned to four groups (A, B, C, and D) and three dual classes (A/D, B/D, and C/D). The groups are defined as follows: Group A. Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is for drained areas and the second is for undrained areas. Only the soils that in their natural condition are in group D are assigned to dual classes. Rating Options Aggregation Method: Dominant Condition Hydrologic Soil Group—Riverside County, Coachella Valley Area, California University Park Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/17/2022 Page 3 of 4 Component Percent Cutoff: None Specified Tie-break Rule: Higher Hydrologic Soil Group—Riverside County, Coachella Valley Area, California University Park Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/17/2022 Page 4 of 4 University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX E FLOOD DATA University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX E.1 FEMA FIRMETTE University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX E.2 NOAA ATLAS 14 POINT PRECIPITATION FREQUENCY ESTIMATES NOAA Atlas 14, Volume 6, Version 2 Location name: Palm Desert, California, USA* Latitude: 33.7817°, Longitude: -116.3604° Elevation: 197.08 ft** * source: ESRI Maps ** source: USGS POINT PRECIPITATION FREQUENCY ESTIMATES Sanja Perica, Sarah Dietz, Sarah Heim, Lillian Hiner, Kazungu Maitaria, Deborah Martin, Sandra Pavlovic, Ishani Roy, Carl Trypaluk, Dale Unruh, Fenglin Yan, Michael Yekta, Tan Zhao, Geoffrey Bonnin, Daniel Brewer, Li-Chuan Chen, Tye Parzybok, John Yarchoan NOAA, National Weather Service, Silver Spring, Maryland PF_tabular | PF_graphical | Maps_&_aerials PF tabular PDS-based point precipitation frequency estimates with 90% confidence intervals (in inches)1 Duration Average recurrence interval (years) 1 2 5 10 25 50 100 200 500 1000 5-min 0.060 (0.050‑0.073) 0.092 (0.077‑0.112) 0.141 (0.117‑0.172) 0.187 (0.154‑0.230) 0.260 (0.207‑0.330) 0.324 (0.253‑0.421) 0.399 (0.303‑0.531) 0.487 (0.359‑0.666) 0.627 (0.443‑0.895) 0.758 (0.518‑1.12) 10-min 0.086 (0.072‑0.104) 0.132 (0.110‑0.161) 0.203 (0.168‑0.247) 0.268 (0.221‑0.329) 0.372 (0.296‑0.472) 0.465 (0.362‑0.603) 0.572 (0.435‑0.761) 0.698 (0.515‑0.955) 0.898 (0.636‑1.28) 1.09 (0.742‑1.61) 15-min 0.104 (0.087‑0.126) 0.160 (0.133‑0.194) 0.245 (0.204‑0.298) 0.324 (0.267‑0.398) 0.450 (0.358‑0.571) 0.562 (0.438‑0.729) 0.692 (0.525‑0.920) 0.844 (0.623‑1.16) 1.09 (0.769‑1.55) 1.31 (0.897‑1.94) 30-min 0.159 (0.133‑0.193) 0.244 (0.203‑0.296) 0.374 (0.311‑0.455) 0.495 (0.408‑0.608) 0.687 (0.546‑0.872) 0.858 (0.668‑1.11) 1.06 (0.802‑1.40) 1.29 (0.950‑1.76) 1.66 (1.17‑2.37) 2.00 (1.37‑2.96) 60-min 0.230 (0.192‑0.279) 0.354 (0.294‑0.429) 0.542 (0.450‑0.659) 0.717 (0.590‑0.880) 0.994 (0.791‑1.26) 1.24 (0.967‑1.61) 1.53 (1.16‑2.03) 1.86 (1.38‑2.55) 2.40 (1.70‑3.43) 2.90 (1.98‑4.29) 2-hr 0.327 (0.272‑0.396) 0.488 (0.406‑0.592) 0.728 (0.604‑0.886) 0.948 (0.780‑1.16) 1.29 (1.02‑1.63) 1.58 (1.23‑2.05) 1.92 (1.46‑2.55) 2.30 (1.70‑3.15) 2.89 (2.04‑4.12) 3.41 (2.33‑5.05) 3-hr 0.392 (0.327‑0.476) 0.581 (0.484‑0.705) 0.860 (0.714‑1.05) 1.11 (0.916‑1.37) 1.50 (1.19‑1.90) 1.83 (1.43‑2.38) 2.21 (1.68‑2.94) 2.63 (1.94‑3.60) 3.28 (2.32‑4.68) 3.85 (2.63‑5.69) 6-hr 0.529 (0.441‑0.641) 0.781 (0.650‑0.947) 1.15 (0.954‑1.40) 1.48 (1.22‑1.82) 1.98 (1.58‑2.52) 2.41 (1.88‑3.13) 2.89 (2.19‑3.84) 3.42 (2.53‑4.68) 4.23 (2.99‑6.04) 4.92 (3.36‑7.28) 12-hr 0.628 (0.524‑0.761) 0.946 (0.788‑1.15) 1.41 (1.17‑1.72) 1.83 (1.50‑2.24) 2.46 (1.96‑3.12) 3.00 (2.33‑3.89) 3.59 (2.73‑4.78) 4.27 (3.15‑5.84) 5.28 (3.74‑7.54) 6.15 (4.20‑9.09) 24-hr 0.739 (0.654‑0.852) 1.14 (1.01‑1.32) 1.73 (1.53‑2.00) 2.26 (1.97‑2.63) 3.05 (2.59‑3.68) 3.73 (3.10‑4.58) 4.49 (3.64‑5.64) 5.34 (4.21‑6.90) 6.62 (5.02‑8.90) 7.72 (5.66‑10.7) 2-day 0.818 (0.724‑0.943) 1.29 (1.14‑1.48) 1.96 (1.73‑2.27) 2.56 (2.24‑2.99) 3.46 (2.93‑4.16) 4.22 (3.50‑5.18) 5.05 (4.10‑6.36) 5.99 (4.72‑7.74) 7.38 (5.60‑9.93) 8.57 (6.28‑11.9) 3-day 0.859 (0.760‑0.990) 1.36 (1.20‑1.57) 2.08 (1.84‑2.41) 2.72 (2.38‑3.17) 3.67 (3.11‑4.42) 4.47 (3.71‑5.49) 5.35 (4.34‑6.73) 6.32 (4.99‑8.17) 7.78 (5.90‑10.5) 9.01 (6.61‑12.5) 4-day 0.891 (0.789‑1.03) 1.41 (1.25‑1.63) 2.17 (1.92‑2.51) 2.84 (2.49‑3.31) 3.83 (3.25‑4.62) 4.67 (3.87‑5.73) 5.58 (4.53‑7.02) 6.60 (5.21‑8.53) 8.10 (6.14‑10.9) 9.38 (6.88‑13.0) 7-day 0.936 (0.828‑1.08) 1.50 (1.33‑1.73) 2.32 (2.05‑2.69) 3.05 (2.67‑3.56) 4.12 (3.49‑4.96) 5.01 (4.16‑6.16) 5.99 (4.86‑7.53) 7.07 (5.58‑9.13) 8.65 (6.56‑11.6) 9.99 (7.33‑13.9) 10-day 0.968 (0.857‑1.12) 1.57 (1.39‑1.81) 2.44 (2.15‑2.82) 3.20 (2.80‑3.73) 4.34 (3.67‑5.22) 5.28 (4.39‑6.49) 6.31 (5.12‑7.94) 7.45 (5.88‑9.62) 9.12 (6.91‑12.3) 10.5 (7.71‑14.6) 20-day 1.02 (0.906‑1.18) 1.69 (1.49‑1.95) 2.65 (2.34‑3.07) 3.51 (3.07‑4.10) 4.79 (4.06‑5.77) 5.86 (4.87‑7.21) 7.03 (5.70‑8.84) 8.31 (6.56‑10.7) 10.2 (7.71‑13.7) 11.7 (8.59‑16.3) 30-day 1.11 (0.982‑1.28) 1.84 (1.63‑2.13) 2.93 (2.58‑3.39) 3.90 (3.41‑4.55) 5.36 (4.54‑6.46) 6.58 (5.46‑8.09) 7.90 (6.41‑9.94) 9.35 (7.38‑12.1) 11.5 (8.69‑15.4) 13.2 (9.68‑18.4) 45-day 1.18 (1.05‑1.36) 1.99 (1.76‑2.29) 3.19 (2.81‑3.69) 4.28 (3.74‑4.99) 5.93 (5.03‑7.15) 7.33 (6.09‑9.01) 8.84 (7.17‑11.1) 10.5 (8.28‑13.6) 12.9 (9.77‑17.3) 14.8 (10.9‑20.7) 60-day 1.25 (1.11‑1.45) 2.13 (1.88‑2.45) 3.45 (3.04‑3.99) 4.65 (4.07‑5.43) 6.48 (5.49‑7.81) 8.04 (6.68‑9.88) 9.74 (7.90‑12.3) 11.6 (9.14‑15.0) 14.2 (10.8‑19.2) 16.4 (12.1‑22.9) 1 Precipitation frequency (PF) estimates in this table are based on frequency analysis of partial duration series (PDS). Numbers in parenthesis are PF estimates at lower and upper bounds of the 90% confidence interval. The probability that precipitation frequency estimates (for a given duration and average recurrence interval) will be greater than the upper bound (or less than the lower bound) is 5%. Estimates at upper bounds are not checked against probable maximum precipitation (PMP) estimates and may be higher than currently valid PMP values. Please refer to NOAA Atlas 14 document for more information. Back to Top PF graphical Back to Top Maps & aerials Small scale terrain Large scale terrain Large scale map Large scale aerial + – 3km 2mi + – 100km 60mi + – 100km 60mi Back to Top US Department of Commerce National Oceanic and Atmospheric Administration National Weather Service National Water Center 1325 East West Highway Silver Spring, MD 20910 Questions?: HDSC.Questions@noaa.gov Disclaimer + – 100km 60mi University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX F RCFC&WCD HYDROLOGY MANUAL PLATES E-6.1-6.3 .7432 2014 Whitewater River Region WQMP Project Specific Preliminary Water Quality Management Plan For: University Medical Office Park Between Gerald Ford Drive and College Drive, west of Technology Drive in Palm Desert, CA 92211 DEVELOPMENT NO. 694-580-026 AND -027 DESIGN REVIEW NO. - Prepared for: JFK Memorial Hospital 47111 Monroe Street Indio, CA 92201 Telephone: (760) 347-6191 Prepared by: Todd Pitner, P.E. Danielle Peltier, E.I.T. Michael Baker International 75-410 Gerald Ford Drive, Suite 100 Palm Desert, CA 92211 Telephone: (760) 346-7481 Original Date Prepared: December 2022 Revision Date(s): - 2014 Whitewater River Region WQMP University Medical Office Park OWNER'S CERTIFICATION This project-specific Water Quality Management Plan (WQMP) has been prepared for: JFK Medical Hospital by Michael Baker International for the project known as University Medical Office Park between Gerald Ford Drive and College Drive, west of Technology Drive in Palm Desert, CA 92211 . This WQMP is intended to comply with the requirements of the City of Palm Desert for 694-580-026 and -027, which includes the requirement for the preparation and implementation of a project-specific WQMP. The undersigned, while owning the property/project described in the preceding paragraph, shall be responsible for the implementation of this WQMP and will ensure that this WQMP is amended as appropriate to reflect up-to-date conditions on the site. This WQMP will be reviewed with the facility operator, facility supervisors, employees, tenants, maintenance and service contractors, or any other party (or parties) having responsibility for implementing portions of this WQMP. At least one copy of this WQMP will be maintained at the project site or project office in perpetuity. The undersigned is authorized to certify and to approve implementation of this WQMP. The undersigned is aware that implementation of this WQMP is enforceable under the City of Palm Desert Water Quality Ordinance 1247 § 6 (Municipal Code Section 27.12.056). If the undersigned transfers its interest in the subject property/project, the undersigned shall notify the successor in interest of its responsibility to implement this WQMP. "I, the undersigned, certify under penalty of law that I am the owner of the property that is the subject of this WQMP, and that the provisions of this WQMP have been reviewed and accepted and that the WQMP will be transferred to future successors in interest." ATTEST Owner's Signature Owner's Printed Name Owner's Title/Position Date JFK Memorial Hospital 47111 Monroe Street Indio, CA 92201 Telephone: (760) 347-6191 THIS FORM SHALL BE NOTARIZED BEFORE ACCEPTANCE OF THE FINAL PROJECT SPECIFIC WQMP Notary Signature Printed Name Title/Position Date 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-i Contents SECTION PAGE I. Project Description ......................................................................................................................... 1 II. Site Characterization ..................................................................................................................... 5 III. Pollutants of Concern..................................................................................................................... 7 IV. Hydrologic Conditions of Concern .............................................................................................. 8 V. Best Management Practices .......................................................................................................... 9 V.1 SITE DESIGN BMP CONCEPTS, LID/SITE DESIGN AND TREATMENT CONTROL BMPS ...... 9 V.1.A SITE DESIGN BMP CONCEPTS AND LID/SITE DESIGN BMPS ................................. 11 V.1.B TREATMENT CONTROL BMPS ................................................................................ 17 V.1.C MEASURABLE GOAL SUMMARY ............................................................................. 19 V.2 SOURCE CONTROL BMPS ................................................................................................. 20 V.3 EQUIVALENT TREATMENT CONTROL BMP ALTERNATIVES ............................................ 23 V.4 REGIONALLY-BASED BMPS ............................................................................................. 23 VI. Operation and Maintenance Responsibility for BMPs .......................................................... 24 VII. Funding .......................................................................................................................................... 26 TABLES TABLE 1. POLLUTANT OF CONCERN SUMMARY 7 TABLE 2. BMP SELECTION MATRIX BASED UPON POLLUTANT OF CONCERN REMOVAL EFFICIENCY 10 TABLE 3. IMPLEMENTATION OF SITE DESIGN BMP CONCEPTS 12 TABLE 4. LID/SITE DESIGN BMPS MEETING THE LID/SITE DESIGN MEASURABLE GOAL 16 TABLE 5: TREATMENT CONTROL BMP SUMMARY 18 TABLE 6: MEASURABLE GOAL SUMMARY 19 TABLE 7. SOURCE CONTROL BMPS 20 APPENDICES A. CONDITIONS OF APPROVAL B. VICINITY MAP, WQMP SITE PLAN, AND RECEIVING WATERS MAP C. SUPPORTING DETAIL RELATED TO HYDROLOGIC CONDITIONS OF CONCERN (IF APPLICABLE) D. EDUCATIONAL MATERIALS E. SOILS REPORT (IF APPLICABLE) F. STRUCTURAL BMP AND/OR RETENTION FACILITY SIZING CALCULATIONS AND DESIGN DETAILS G. AGREEMENTS – CC&RS, COVENANT AND AGREEMENTS, BMP MAINTENANCE AGREEMENTS AND/OR OTHER MECHANISMS FOR ENSURING ONGOING OPERATION, MAINTENANCE, FUNDING AND TRANSFER OF REQUIREMENTS FOR THIS PROJECT-SPECIFIC WQMP H. PHASE 1 ENVIRONMENTAL SITE ASSESSMENT – SUMMARY OF SITE REMEDIATION CONDUCTED AND USE RESTRICTIONS I. PROJECT-SPECIFIC WQMP SUMMARY DATA FORM 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-1 I. Project Description Project Owner: JFK Memorial Hospital 47111 Monroe Street Indio, CA 92201 Telephone: (760) 347-6191 WQMP Preparer: Michael Baker International 75-410 Gerald Ford Drive, Suite 100 Palm Desert, CA 92211 Telephone: (760) 346-7481 Project Site Address: Between Gerald Ford Drive and College Drive and west of Technology Drive in Palm Desert, California 92211 Planning Area/ Community Name/ Development Name: Western Coachella Valley/City of Palm Desert/University Medical Office Park APN Number(s): 694-580-026 AND -027 Latitude & Longitude: 33.781699º, -116.360449º Receiving Water: Coachella Valley Stormwater Channel Project Site Size: 10.5 acres Standard Industrial Classification (SIC) Code: 8011 Formation of Home Owners' Association (HOA) or Property Owners Association (POA): Y N 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-2 Additional Permits/Approvals required for the Project: AGENCY Permit required State Department of Fish and Wildlife, Fish and Game Code §1602 Streambed Alteration Agreement Y N State Water Resources Control Board, Clean Water Act (CWA) Section 401 Water Quality Certification Y N US Army Corps of Engineers, CWA Section 404 permit Y N US Fish and Wildlife, Endangered Species Act Section 7 biological opinion Y N Statewide Construction General Permit Coverage Y N Statewide Industrial General Permit Coverage Y N Other (please list in the space below as required) City of Palm Desert Building Permit City of Palm Desert Grading Permit Y N Y N The commercial project will not divert or obstruct the natural flow or change the bed, channel, or bank of any stream, river, or lake. Therefore, a State Department of Fish and Game, 1601 Streambed Alteration Agreement is not required. The commercial project will not result in discharge into navigable waters; therefore, a Clean Water Act Section 401 Water Quality Certification permit is not required. The commercial project will not result in the discharge of dredged or fill materials into the waters of the United States, including wetlands. A Clean Water Act Section 404 Permit is not required for this project. The commercial project site is not recognized as a habitat of an endangered species, nor does it form part of a Conservation Area under the Coachella Valley Multiple Species Habitat Conservation Plan. A U.S. Fish and Wildlife, Endangered Species Act Section 7 biological opinion is not required for this project. The commercial project is not industrial in nature. Therefore, coverage under the General Permit for Storm Water Discharges Associated with Industrial Activities is not required. This project will obtain coverage under the State Water Board NPDES General Permit for Storm Water Discharges Associated with Construction and Land Disturbance Activities. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-3 This report prepared by Michael Baker International for JFK Memorial Hospital addresses the proposed project, University Medical Office Park, located between Gerald Ford Drive and College Drive, west of Technology Drive in Palm Desert, California 92211. The existing site is undeveloped land with poor land cover and houses two infiltration basins that collect the runoff of the adjacent streets (approximately 10.9 acres) in accordance with the City of Palm Desert North Sphere Drainage Master Plan (October 2007); excerpts of the master plan are provided in the appendix of the University Medical Office Park Preliminary Hydrology Report, which is included in Appendix F of this report. This project proposes a commercial development that consists of two buildings, a courtyard, and a surrounding parking lot with respective landscape. One of the two existing infiltration basins will be replaced with two underground retention systems; one that will collect only on-site runoff and the other will collect the offsite runoff from the public streets. The University Medical Office Park Preliminary Hydrology Report further discusses the incorporation of the existing hydrologic condition with the proposed development. The drainage basins will properly contain the storm water volumes per the City of Palm Desert design requirements. The BMP Site Map can be found in Appendix B. The total size of the construction site area is approximately 10.5 acres. Activities associated with this development commonly include incoming and outgoing vehicle traffic, landscape irrigation, and the use of trash/recycle bins. The project doesn’t have any specific area where heightened activities would warrant additional site design, source control, or treatment measures other than the infiltration basins. The project is expected to generate waste typical of commercial land uses, generally non- hazardous solid waste. Burrtec Waste Industries will collect and manage the project’s waste on a typical schedule – pollution prevention, recycling practices, and waste reduction will be implemented on-site. Anticipated and potential pollutants generated by land use for this development are sediment/turbidity, nutrients, trash & debris, bacteria & viruses (also: pathogens), and oil & grease. The harmful effects of these pollutants shall be reduced through infiltration/retention basin BMPs proposed for the development. The storm water retention facilities provide storage for 100% of the stormwater runoff volume from the 24-hour, 100-yr storm event. See Appendix F for this proposed project’s Preliminary Hydrology Report that provides the basin sizing calculations and analysis. Appendix A of this project-specific WQMP includes a complete copy of the final Conditions of Approval. Appendix B of this project-specific WQMP includes: a. A Vicinity Map identifying the project site and surrounding planning areas in sufficient detail; and b. A Site Plan for the project. The Site Plan included as part of Appendix B depicts the following project features: Location and identification of all structural BMPs, including Source Control, LID/Site Design and Treatment Control BMPs. Landscaped areas. Paved areas and intended uses (i.e., parking, outdoor work area, outdoor material storage area, sidewalks, patios, tennis courts, etc.). 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-4 Number and type of structures and intended uses (i.e., buildings, tenant spaces, dwelling units, community facilities such as pools, recreation facilities, tot lots, etc.). Infrastructure (i.e., streets, storm drains, etc.) that will revert to public agency ownership and operation. Location of existing and proposed public and private storm drainage facilities (i.e., storm drains, channels, basins, etc.), including catch basins and other inlets/outlet structures. Existing and proposed drainage facilities should be clearly differentiated. Location(s) of Receiving Waters to which the project directly or indirectly discharges. Location of points where onsite (or tributary offsite) flows exit the property/project site. Delineation of proposed drainage area boundaries, including tributary offsite areas, for each location where flows exit the project site and existing site (where existing site flows are required to be addressed). Each tributary area should be clearly denoted. Pre- and post-project topography. Appendix I is a one page form that summarizes pertinent information relative to this project- specific WQMP. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-5 II. Site Characterization Land Use Designation or Zoning: Neighborhood Center per Specific Plan Current Property Use: Undeveloped Proposed Property Use: Medical Buildings/Parking Lot Availability of Soils Report: Y N Note: A soils report is required if infiltration BMPs are utilized. Attach report in Appendix E. Soils Report will be included in Final WQMP. Phase 1 Site Assessment: Y N Note: If prepared, attached remediation summary and use restrictions in Appendix H. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-6 Receiving Waters for Urban Runoff from Site Receiving Waters EPA Approved 303(d) List Impairments Designated Beneficial Uses Proximity to RARE Beneficial Use Designated Receiving Waters Coachella Valley Stormwater Channel* Ammonia, DDT (Dichlorodiphenyltrichloroethane), Dieldrin, Disulfoton, Indicator Bacteria (Pathogens), Dissolved Oxygen, PCBs (Polychlorinated biphenyls), Toxaphene, Toxicity FRSH, REC I**, RECII**, WARM, WILD, RARE*** 4.43 mi *Section of perennial flow from approximately Indio to the Salton Sea. **Unauthorized use. ***Rare, endangered, or threatened wildlife exists in or utilizes some of these waterway(s). If the RARE beneficial use may be affected by a water quality control decision, responsibility for substantiation of the existence of rare, endangered, or threatened species on a case-by-case basis is upon the California Department of Fish and Wildlife on its own initiative and/or at the request of the Regional Water Board; and such substantiation must be provided within a reasonable time frame as approved by the Regional Water Board. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-7 III. Pollutants of Concern Table 1. Pollutant of Concern Summary Pollutant Category Potential for Project and/or Existing Site Causing Receiving Water Impairment Bacteria/Virus Y Y (Indicator Bacteria/Pathogens) Heavy Metals Y N Nutrients N Y Toxic Organic Compounds Y Y (DDT, Dieldrin, Disulfoton, PCBs, Toxaphene) Sediment/Turbidity Y N Trash & Debris Y N Oil & Grease Y N According to the most recent Colorado River Basin Integrated Report (Category 5 2018 located here: https://www.waterboards.ca.gov/coloradoriver/water_issues/programs/tmdl/rb7_303d_list.html ) the Coachella Valley Stormwater Channel is impaired by Ammonia, DDT (Dichlorodiphenyltrichloroethane), Dieldrin, Disulfoton, Indicator Bacteria, Dissolved Oxygen, PCBs (Polychlorinated biphenyls), Toxaphene, and Toxicity. NOTE: DDT, DIELDRIN, PCBs, AND TOXAPHENE ARE BANNED SUBSTANCES IN THE UNITED STATES. DISULFOTON IS A CANCELED PESTICIDE THAT IS NO LONGER PRODUCED IN THE UNITED STATES. Pollutants of Concern: Based on the comparison between the potential project pollutants and the pollutants causing receiving water impairments, the pollutants of concern are in the categories of bacteria/virus and toxic organic compounds. The project’s existing and proposed storm drain improvements are designed to intercept and retain the flood volume produced by the 24-hour, 100-year storm event. Therefore, this project will not produce runoff or pollutants that could affect off-site areas or downstream resources, such as the local receiving waters. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-8 IV. Hydrologic Conditions of Concern Local Jurisdiction Requires On-Site Retention of Urban Runoff: Yes The project will be required to retain urban runoff onsite in conformance with local ordinance (See Table 6 of the WQMP Guidance document, "Local Land use Authorities Requiring Onsite Retention of Stormwater"). This section does not need to be completed; however, retention facility design details and sizing calculations must be included in Appendix F. No This section must be completed. This Project meets the following condition: Condition A: 1) Runoff from the Project is discharged directly to a publicly-owned, operated and maintained MS4 or engineered and maintained channel, 2) the discharge is in full compliance with local land use authority requirements for connections and discharges to the MS4 (including both quality and quantity requirements), 3) the discharge would not significantly impact stream habitat in proximate Receiving Waters, and 4) the discharge is authorized by the local land use authority. Condition B: The project disturbs less than 1 acre and is not part of a larger common plan of development that exceeds 1 acre of disturbance. The disturbed area calculation must include all disturbances associated with larger plans of development. Condition C: The project's runoff flow rate, volume, velocity and duration for the post-development condition do not exceed the pre-development condition for the 2- year, 24-hour and 10-year 24-hour rainfall events. This condition can be achieved by, where applicable, complying with the local land use authority's on-site retention ordinance, or minimizing impervious area on a site and incorporating other Site- Design BMP concepts and LID/Site Design BMPs that assure non-exceedance of pre-development conditions. This condition must be substantiated by hydrologic modeling methods acceptable to the local land use authority. None: Refer to Section 3.4 of the Whitewater River Region WQMP Guidance document for additional requirements. Supporting engineering studies, calculations, and reports are included in Appendix C. 2 year – 24 hour 10 year – 24 hour Precondition Post-condition Precondition Post-condition Discharge (cfs) Velocity (fps) Volume (cubic feet) Duration (minutes) 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-9 V. Best Management Practices This project implements Best Management Practices (BMPs) to address the Pollutants of Concern that may potentially be generated from the use of the project site. These BMPs have been selected and implemented to comply with Section 3.5 of the WQMP Guidance document, and consist of Site Design BMP concepts, Source Control, LID/Site Design and, if/where necessary, Treatment Control BMPs as described herein. V.1 SITE DESIGN BMP CONCEPTS, LID/SITE DESIGN AND TREATMENT CONTROL BMPS Local Jurisdiction Requires On-Site Retention of Urban Runoff: Yes The project will be required to retain Urban Runoff onsite in conformance with local ordinance (See Table 6 of the WQMP Guidance document, "Local Land use Authorities Requiring Onsite Retention of Stormwater). The LID/Site Design measurable goal has thus been met (100%), and Sections V.1.A and V.1.B do not need to be completed; however, retention facility design details and sizing calculations must be included in Appendix F, and '100%' should be entered into Column 3 of Table 6 below. No Section V.1 must be completed. This section of the Project-Specific WQMP documents the LID/Site Design BMPs and, if/where necessary, the Treatment Control BMPs that will be implemented on the project to meet the requirements detailed within Section 3.5.1 of the WQMP Guidance document. Section 3.5.1 includes requirements to implement Site Design Concepts and BMPs, and includes requirements to address Pollutants of Concern with BMPs. Further, sub-section 3.5.1.1 specifically requires that Pollutants of Concern be addressed with LID/Site Design BMPs to the extent feasible. LID/Site Design BMPs are those BMPs listed within Table 2 below which promote retention and/or feature a natural treatment mechanism; off-site and regionally-based BMPs are also LID/Site Design BMPs, and therefore count towards the measurable goal, if they fit these criteria. This project incorporates LID/Site Design BMPs to fully address the Treatment Control BMP requirement where and to the extent feasible. If and where it has been acceptably demonstrated to the local land use authority that it is infeasible to fully meet this requirement with LID/Site Design BMPs, Section V.1.B (below) includes a description of the conventional Treatment Control BMPs that will be substituted to meet the same requirements. In addressing Pollutants of Concern, BMPs are selected using Table 2 below. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-10 Table 2. BMP Selection Matrix Based Upon Pollutant of Concern Removal Efficiency (1) (Sources: Riverside County Flood Control & Water Conservation District Design Handbook for Low Impact Development Best Management Practices, dated September 2011, the Orange County Technical Guidance Document for Water Quality Management Plans, dated May 19, 2011, and the Caltrans Treatment BMP Technology Report, dated April 2010 and April 2008) Pollutant of Concern Landscape Swale2, 3 Landscape Strip2, 3 Biofiltration (with underdrain)2, 3 Extended Detention Basin2 Sand Filter Basin2 Infiltration Basin2 Infiltration Trench2 Permeable Pavement2 Bioretention (w/o underdrain)2, 3 Other BMPs Including Proprietary BMPs4, 6 Sediment & Turbidity M M H M H H H H H Varies by Product5 Nutrients L/M L/M M L/M L/M H H H H Toxic Organic Compounds M/H M/H M/H L L/M H H H H Trash & Debris L L H H H H H L H Bacteria & Viruses (also: Pathogens) L M H L M H H H H Oil & Grease M M H M H H H H H Heavy Metals M M/H M/H L/M M H H H H Abbreviations: L: Low removal efficiency M: Medium removal efficiency H: High removal efficiency Notes: (1) Periodic performance assessment and updating of the guidance provided by this table may be necessary. (2) Expected performance when designed in accordance with the most current edition of the document, "Riverside County, Whitewater River Region Stormwater Quality Best Management Practice Design Handbook". (3) Performance dependent upon design which includes implementation of thick vegetative cover. Local water conservation and/or landscaping requirements should be considered; approval is based on the discretion of the local land use authority. (4) Includes proprietary stormwater treatment devices as listed in the CASQA Stormwater Best Management Practices Handbooks, other stormwater treatment BMPs not specifically listed in this WQMP (including proprietary filters, hydrodynamic separators, inserts, etc.), or newly developed/emerging stormwater treatment technologies. (5) Expected performance should be based on evaluation of unit processes provided by BMP and available testing data. Approval is based on the discretion of the local land use authority. (6) When used for primary treatment as opposed to pre-treatment, requires site-specific approval by the local land use authority. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-11 V.1.A SITE DESIGN BMP CONCEPTS AND LID/SITE DESIGN BMPS This section is not applicable due to conformance with the local retention ordinance per Section 3.5.1.2 of the Whitewater River Region WQMP Guidance Document. This section documents the Site Design BMP concepts and LID/Site Design BMPs that will be implemented on this project to comply with the requirements detailed in Section 3.5.1 of the WQMP Guidance document. Table 3 herein documents the implementation of the Site Design BMP Concepts described in sub-sections 3.5.1.3 and 3.5.1.4. Table 4 herein documents the extent to which this project has implemented the LID/Site Design goals described in sub-section 3.5.1.1. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-12 Table 3. Implementation of Site Design BMP Concepts This section is not applicable due to conformance with the local retention ordinance. Included Brief Reason for BMPs Indicated as No or N/A Design Concept Technique Specific BMP Yes No N/A Site Design BMP Concept 1 Minimize Urban Runoff, Minimize Impervious Footprint, and Conserve Natural Areas (See WQMP Section 3.5.1.3) Conserve natural areas by concentrating or clustering development on the least environmentally sensitive portions of a site while leaving the remaining land in a natural, undisturbed condition. Conserve natural areas by incorporating the goals of the Multi- Species Habitat Conservation Plan or other natural resource plans. Preserve natural drainage features and natural depressional storage areas on the site. Maximize canopy interception and water conservation by preserving existing native trees and shrubs, and planting additional native or drought tolerant trees and large shrubs. Use natural drainage systems. Where applicable, incorporate Self-Treating Areas Where applicable, incorporate Self-Retaining Areas Increase the building floor to area ratio (i.e., number of stories above or below ground). Construct streets, sidewalks and parking lot aisles to minimum widths necessary, provided that public safety and a walkable environment for pedestrians are not compromised. Reduce widths of streets where off-street parking is available. Minimize the use of impervious surfaces, such as decorative concrete, in the landscape design. Other comparable and equally effective Site Design BMP concept(s) as approved by the local land use authority (Note: Additional narrative required to describe BMP and how it addresses site design concept). 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-13 Table 3. Site Design BMP Concepts (continued) This section is not applicable due to conformance with the local retention ordinance. Included Brief Reason for Each BMP Indicated as No or N/A Design Concept Technique Specific BMP Yes No N/A Site Design BMP Concept 2 Minimize Directly Connected Impervious Area (See WQMP Section 3.5.1.4) Design residential and commercial sites to contain and infiltrate roof runoff, or direct roof runoff to landscaped swales or buffer areas. Drain impervious sidewalks, walkways, trails, and patios into adjacent landscaping. Incorporate landscaped buffer areas between sidewalks and streets. Use natural or landscaped drainage swales in lieu of underground piping or imperviously lined swales. Where soil conditions are suitable, use perforated pipe or gravel filtration pits for low flow infiltration. Maximize the permeable area by constructing walkways, trails, patios, overflow parking, alleys, driveways, low-traffic streets, and other low- traffic areas with open-jointed paving materials or permeable surfaces such as pervious concrete, porous asphalt, unit pavers, and granular materials. Use one or more of the following: Rural swale system: street sheet flows to landscaped swale or gravel shoulder, curbs used at street corners, and culverts used under driveways and street crossings. Urban curb/swale system: street slopes to curb; periodic swale inlets drain to landscaped swale or biofilter. Dual drainage system: first flush captured in street catch basins and discharged to adjacent vegetated swale or gravel shoulder; high flows connect directly to MS4s. Other comparable and equally effective Site Design BMP concept(s) as approved by the local land use authority (Note: Additional narrative required to describe BMP and how it addresses site design concept). Use one or more of the following for design of driveways and private residential parking areas: Design driveways with shared access, flared (single lane at street), or wheel strips (paving only under the tires). Uncovered temporary or guest parking on residential lots paved with a permeable surface, or designed to drain into landscaping. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-14 Table 3. Site Design BMP Concepts (continued) This section is not applicable due to conformance with the local retention ordinance. Included Brief Reason for Each BMP Indicated as No or N/A Design Concept Technique Specific BMP Yes No N/A Site Design BMP Concept 2 (cont'd) Minimize Directly Connected Impervious Area (See WQMP Section 3.5.1.4) Other comparable and equally effective Site Design BMP concept(s) as approved by the local land use authority (Note: Additional narrative required to describe BMP and how it addresses site design concept). Use one or more of the following for design of parking areas: Where landscaping is proposed in parking areas, incorporate parking area landscaping into the drainage design. Overflow parking (parking stalls provided in excess of the Permittee's minimum parking requirements) may be constructed with permeable pavement. Other comparable and equally effective Site Design BMP (or BMPs) as approved by the local land use authority (Note: Additional narrative required describing BMP and how it addresses site design concept). 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-15 Project Site Design BMP Concepts: Two underground retention systems are proposed to replace one of the existing aboveground infiltration basins. The other existing infiltration basin will remain as an aboveground basin and will only be expanded to properly store the increase in runoff due to development. Drywells are also included in the proposed improvements; one for each system. The drywells will aid in timely evacuation of the stormwater. All three retention basins are sized to capture and store 100% of the volume produced by the 24-hour, 100-year storm event. All calculations for the required storage and basin size are included within this Preliminary WQMP Report in Appendix F. Alternative Project Site Design BMP Concepts: Not applicable. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-16 Table 4. LID/Site Design BMPs Meeting the LID/Site Design Measurable Goal (1) (2) (3) (4) (5) (6) (7) DRAINAGE SUB-AREA ID OR NO. LID/SITE DESIGN BMP TYPE* POTENTIAL POLLUTANTS OF CONCERN WITHIN DRAINAGE SUB-AREA POTENTIAL POLLUTANTS WITHIN SUB- AREA CAUSING RECEIVING WATER IMPAIRMENTS EFFECTIVENESS OF LID/SITE DESIGN BMP AT ADDRESSING IDENTIFIED POTENTIAL POLLUTANTS BMP MEETS WHICH DESIGN CRITERIA? TOTAL AREA WITHIN DRAINAGE SUB-AREA (See Table 2) (Refer to Table 1) (Refer to Table 1) (U, L, M, H/M, H; see Table 2) (Identify as VBMP OR QBMP) (Nearest 0.1 acre) A INFILTRATION BASIN BACTERIA/VIRUS, HEAVY METALS, TOXIC ORGANIC COMPOUNDS, SEDIMENT/TURBIDITY, TRASH & DEBRIS, OIL & GREASE BACTERIA/VIRUS, TOXIC ORGANIC COMPOUNDS H VBMP 4.2 B INFILTRATION BASIN BACTERIA/VIRUS, HEAVY METALS, TOXIC ORGANIC COMPOUNDS, SEDIMENT/TURBIDITY, TRASH & DEBRIS, OIL & GREASE BACTERIA/VIRUS, TOXIC ORGANIC COMPOUNDS H VBMP 4.4 C INFILTRATION BASIN BACTERIA/VIRUS, HEAVY METALS, TOXIC ORGANIC COMPOUNDS, SEDIMENT/TURBIDITY, TRASH & DEBRIS, OIL & GREASE BACTERIA/VIRUS, TOXIC ORGANIC COMPOUNDS H VBMP 1.9 TOTAL PROJECT AREA TREATED WITH LID/SITE DESIGN BMPs (NEAREST 0.1 ACRE) 10.5** * LID/Site Design BMPs listed in this table are those that completely address the 'Treatment Control BMP requirement' for their drainage sub-area. **On-site acreage only. Preliminary Hydrology Report discusses incorporation of offsite acreage in retention basin design calculations. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-17 Justification of infeasibility for sub-areas not addressed with LID/Site Design BMPs Not applicable. V.1.B TREATMENT CONTROL BMPS Conventional Treatment Control BMPs shall be implemented to address the project's Pollutants of Concern as required in WQMP Section 3.5.1 where, and to the extent that, Section V.1.A has demonstrated that it is infeasible to meet these requirements through implementation of LID/Site Design BMPs. The LID/Site Design BMPs described in Section V.1.A of this project-specific WQMP completely address the 'Treatment Control BMP requirement' for the entire project site (and where applicable, entire existing site) as required in Section 3.5.1.1 of the WQMP Guidance document. Supporting documentation for the sizing of these LID/Site Design BMPs is included in Appendix F. *Section V.1.B does not need to be completed. The LID/Site Design BMPs described in Section V.1.A of this project-specific WQMP do NOT completely address the 'Treatment Control BMP requirement' for the entire project site (or where applicable, entire existing site) as required in Section 3.5.1.1 of the WQMP. *Section V.1.B must be completed. The Treatment Control BMPs identified in this section are selected, sized and implemented to treat the design criteria of VBMP and/or QBMP for all project (and if required, existing site) drainage sub-areas which were not fully addressed using LID/Site Design BMPs. Supporting documentation for the sizing of these Treatment Control BMPs is included in Appendix F. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-18 Table 5: Treatment Control BMP Summary This section is not applicable, the LID/Site Design BMPs described in Section V.1.A of this project-specific WQMP completely address the 'Treatment Control BMP requirement' for the entire project site (and where applicable, entire existing site) as required in Section 3.5.1.1 of the WQMP Guidance document. (1) (2) (3) (4) (5) (6) (7) DRAINAGE SUB-AREA ID OR NO. TREATMENT CONTROL BMP TYPE* POTENTIAL POLLUTANTS OF CONCERN WITHIN DRAINAGE SUB-AREA POTENTIAL POLLUTANTS WITHIN SUB-AREA CAUSING RECEIVING WATER IMPAIRMENTS EFFECTIVENESS OF TREATMENT CONTROL BMP AT ADDRESSING IDENTIFIED POTENTIAL POLLUTANTS BMP MEETS WHICH DESIGN CRITERIA? TOTAL AREA WITHIN DRAINAGE SUB-AREA (See Table 2) (Refer to Table 1) (Refer to Table 1) (U, L, M, H/M, H; see Table 2) (Identify as VBMP OR QBMP) (Nearest 0.1 acre) TOTAL PROJECT AREA TREATED WITH TREATMENT CONTROL BMPs (NEAREST 0.1 ACRE) 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-19 V.1.C MEASURABLE GOAL SUMMARY This section documents the extent to which this project has met the measurable goal described in WQMP Section 3.5.1.1 of addressing 100% of the project's 'Treatment Control BMP requirement' with LID/Site Design BMPs. Projects required to retain Urban Runoff onsite in conformance with local ordinance are considered to have met the measurable goal; for these instances, '100%' is entered into Column 3 of the Table. Table 6: Measurable Goal Summary (1) (2) (3) Total Area Treated with LID/Site Design BMPs Total Area Treated with Treatment Control BMPs % of Treatment Control BMP Requirement addressed with LID/Site Design BMPs (Last row of Table 4) (Last row of Table 5) 10.5** N/A 100% **On-site acreage only. Preliminary Hydrology Report discusses incorporation of offsite acreage in retention basin design calculations. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-20 V.2 SOURCE CONTROL BMPS This section identifies and describes the Source Control BMPs applicable and implemented on this project. Table 7. Source Control BMPs BMP Name Check One If not applicable, state brief reason Included Not Applicable Non-Structural Source Control BMPs Education for Property Owners, Operators, Tenants, Occupants, or Employees Activity Restrictions Irrigation System and Landscape Maintenance Common Area Litter Control Street Sweeping Private Streets and Parking Lots Drainage Facility Inspection and Maintenance Structural Source Control BMPs Storm Drain Inlet Stenciling and Signage Landscape and Irrigation System Design Protect Slopes and Channels Provide Community Car Wash Racks None on-site Properly Design*: Fueling Areas None on-site Air/Water Supply Area Drainage None on-site Trash Storage Areas Loading Docks None on-site Maintenance Bays None on-site Vehicle and Equipment Wash Areas None on-site Outdoor Material Storage Areas None on-site Outdoor Work Areas or Processing Areas None on-site Provide Wash Water Controls for Food Preparation Areas None on-site *Details demonstrating proper design must be included in Appendix F. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-21 Non-Structural Source Control BMPs: Education for Property Owners and Employees: Practical information materials to promote the prevention of Urban Runoff pollution will be provided by the project proponent to the owner. These materials will include general housekeeping practices that contribute to the protection of urban runoff quality and the BMPs that eliminate or reduce pollution. These materials or a resource list for obtaining these materials will be made available through the local land use authority. BMP training and education programs must be provided to all employees who will be employed or contracted to perform activities that may impact Urban Runoff. Activity Restrictions: Activity Restrictions will be dictated by property owners. Examples of restricted activities include: the blowing, sweeping, or hosing of debris (leaf litter, grass clippings, litter, etc.) into streets, storm drain inlets, or other conveyances is prohibited, and dumpster lids must be closed at all times. Irrigation System and Landscape Maintenance: Maintenance of the irrigation systems and landscaping shall be consistent with the local land use authority’s water conservation ordinance. Fertilizer and pesticide usage shall be consistent with the instructions contained on product labels and with regulations administered by California’s Department of Pesticide Regulation. Landscape maintenance must also address the replacement of dead vegetation, repair of erosion rills, proper disposal of green waste, etc. Irrigation system maintenance must address periodic testing and observation of the irrigation system to detect overspray, broken sprinkler heads, and other system failures. Common Area Litter Control: Trash receptacles must be provided in common areas. Common areas and perimeter fences or walls must be patrolled to collect litter and to notice locations where excessive litter is occurring in order to implement prevention practices such as post public signage, install additional trash receptacles, or increase frequency of emptying trash receptacles. Street Sweeping Private Streets and Parking Lots: The frequency of sweeping privately owned streets shall be no less than the frequency of public street sweeping by the local land use authority. The parking lots shall be swept quarterly, including just prior to the start of the rainy season (November-March in Rancho Mirage). Drainage Facility Inspection and Maintenance: Drainage facilities (catch basins, open channels, and storm drain inlets) shall, at a minimum, take place in the late summer or early fall, prior to the start of the rainy season. The drainage facilities must be cleaned if accumulated sediment/debris fills 25% or more of the sediment/debris storage capacity. Drainage facilities shall be inspected annually, and the cleaning frequency shall be assessed by the responsible party. Structural Source Control BMPs Storm Drain Inlet Stenciling and Signage: Stencils and signs alert the public to the destination of pollutants discharged into Urban Runoff. The responsible party must provide stenciling or labeling of all storm drain inlets and catch basins, constructed or modified, within the project area with prohibitive language (such as: “NO 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-22 DUMPING ONLY RAIN IN THE DRAIN”) and/or geographical icons to discourage illegal dumping. The legibility of stencils and signs must be maintained by the responsible party. Landscape and Irrigation System Design: Landscape and irrigation shall be designed to meet the local drought tolerant requirements, reducing overspray, and preventing unnecessary nuisance flows. Protect Slopes and Channels: Project plans include Source Control BMPs to decrease the potential for erosion of slopes and/or channels, consistent with local codes and ordinances, along with the approval of all agencies with jurisdiction. The responsible party must convey runoff safely from the tops of slopes, avoid disturbing steep or unstable slopes and install permanent stabilization BMPs on disturbed slopes as quickly as possible. Native or drought tolerant vegetation shall be planted on slopes on to aid in erosion control. Properly Design Trash Storage Areas: All trash container areas shall meet the following requirements: paved with an impervious surface, designed to not allow run-on from adjoining roofs or pavements and to prevent off-site transport of trash. Trash dumpsters shall be leak proof and have attached lids or covers. Connection of trash area drains to the MS4 is prohibited. Appendix D includes copies of the educational materials (described in Section 3.5.2.1 of the WQMP Guidance document) that will be used in implementing this project-specific WQMP. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-23 V.3 EQUIVALENT TREATMENT CONTROL BMP ALTERNATIVES Not applicable. V.4 REGIONALLY-BASED BMPS Not applicable. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-24 VI. Operation and Maintenance Responsibility for BMPs Appendix G of the Final project-specific WQMP will include copies of CC&Rs, Covenant and Agreements, BMP Maintenance Agreement and/or other mechanisms used to ensure the ongoing operation, maintenance, funding, transfer and implementation of the project-specific WQMP requirements. The following maintenance recommendations, which include the responsible parties, inspection intervals, and maintenance intervals, are not intended to be exhaustive in nature and should not serve as the sole source of on-site operating procedures. Where applicable, refer to the equipment manufacturer’s recommendations, other relevant maintenance recommendations and the Declaration of Covenants, Conditions and Restrictions, Reservation of Easements that apply to this site. The owner will be the responsible party for all operation and maintenance activities, including inspections and record keeping for a minimum of 50 years. The owner may appoint a maintenance company that will execute these responsibilities. All implementation for operation and maintenance will occur post-construction. Irrigation System and Landscape: O and M Activities Schedule and Frequency 1. Inspect and repair broken sprinklers. Inspect weekly and replace immediately 2. Repair broken water lines. Inspect daily and repair immediately. 3. Inspect irrigated areas for signs of erosion and/ or discharge Inspect weekly repair source of erosion or discharge immediately. Common Area Litter Control: O and M Activities Schedule and Frequency 4. Ensure preventative signage maintains legibility and visibility. As needed. 5. Continuously look out for litter and clean up immediately. Continuous inspection while performing duties. 6. Add trash cans where littering is prominent and can be mediated. As needed. Street Sweeping of Private Streets and Parking Lots: O and M Activities Schedule and Frequency 7. Inspect for tracked sediment or blow sand. Visible sediment tracking should be swept immediately. Inspect monthly. Sweeping operations should occur on a basis in conformance with the local land use authority. 8. Adjust brooms frequently; maximize efficiency of sweeping efforts. As needed. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-25 Drainage Facilities: O and M Activities Schedule and Frequency 9. Inspect, repair, and replace any broken or buried drain grates. Inspect weekly and replace immediately. 10. Inspect and remove trash and debris from catch basin inlets and storm drain mains. If sediment or trash exists remove and dispose as directed hereon. Inspect prior to the rainy season (September) and after the rainy season (April). Provide performance inspections subsequent to all rain events. 11. Inspect catch basins and re-apply stenciling and/or signage when necessary. Inspect annually and as needed. Protect Slopes and Channels: O and M Activities Schedule and Frequency 12. Inspect slopes and channels. Remove any litter/debris within landscape areas conveying stormwater runoff. Provide stabilized slopes and outlet structures. As needed. Trash Storage Areas: O and M Activities Schedule and Frequency 13. Inspect Trash Storage Area and pick up any stray debris and trash within the storage area. Inspect daily. 14. Ensure that trash receptacles are emptied on a weekly basis. Inspect weekly. 15. Recyclables should be separated from disposable trash. Inspect daily. Retention Basin (Infiltration BMP): O and M Activities Schedule and Frequency 16. Inspect all inlets to the Retention area. Make sure inlets are free of debris and sediment. Inspect inlets for sediment accumulation and clean and remove trash when encountered. Inspect prior to the rainy season (September) and after the rainy season (April). Inspect prior and after all rain events. 17. Inspect the underground chamber system isolator row through the inspection port for built up sediment. If sediment is at, or above, a depth of 3 inches, clean out Isolator Row Plus using the JetVac process. Inspect prior to the rainy season (September) and after the rainy season (April). Responsible Party: JFK Memorial Hospital 47111 Monroe Street Indio, CA 92201 Telephone: (760) 347-6191 Note: Sediment, other pollutants, and all other waste shall be properly disposed of in a licensed landfill or by another appropriate disposal method in accordance with local, state, and federal regulations. 2014 Whitewater River Region WQMP University Medical Office Park DECEMBER 2022 1-26 VII. Funding The property title holder shall carry primary responsibility for the initial funding of installations, design and implementations of site specific BMPs. Ongoing inspections, routine maintenance, and some instances of reactionary maintenance shall be funded by the property owner, in such that they will make an agreement with contractors, tenants, or other parties in direct access and knowledge of the property to pay for any or all aspects of the necessary maintenance and inspections. Continued funding for ongoing inspections and maintenance shall be passed to any and all future title holders and awareness must be made of this obligation in conjunction with the title. In addition, any future property owners, managers, tenants, or contractors must be made aware of the site’s structural BMPs and have access to their associated educational materials that are to be kept on the site, within the site’s respective building as well as held by the property owner and title company or others who may possess the title or deed to the property. Any amended versions of the funding declaration may be submitted to all applicable parties in the future, should such an action be warranted. All changes must be submitted for a review by the City of Palm Desert, as per their standards and requirements for altering this document. Appendix G of this project-specific WQMP also includes copies of Covenants and Agreements, BMP Maintenance Agreement and/or other mechanisms used to ensure the ongoing operation, maintenance, funding, transfer and implementation of the project-specific WQMP requirements. Property Owner: JFK Memorial Hospital 47111 Monroe Street Indio, CA 92201 Telephone: (760) 347-6191 2014 Whitewater River Region WQMP University Medical Office Park Appendix A Conditions of Approval To be provided in Final WQMP Planning Commission Resolution Dated 2014 Whitewater River Region WQMP University Medical Office Park Appendix B Vicinity Map WQMP Site Plan Receiving Waters Map VICINITY MAP VICINITY MAP 75410 GERALD FORD DRIVE, STE. 100, PALM DESERT, CA. 92211 760-346-7481 REVISED: 12/07/2022 Whitewater River Region WQMP Guidance June 2014 10Figure 2. Whitewater River Region Receiving Waters MapPROJECT SITE 2014 Whitewater River Region WQMP University Medical Office Park Appendix C Supporting Detail Related to Hydrologic Conditions of Concern See Appendix F 2014 Whitewater River Region WQMP University Medical Office Park Appendix D Educational Materials SD-10 Site Design and Landscape Planning SD-11 Roof Runoff Controls SD-12 Efficient Irrigation SD-13 Storm Drain System Signs SD-32 Trash Storage Areas SC-10 Non-Stormwater Discharges SC-41 Building & Grounds Maintenance SC-43 Parking/Storage Area Maintenance SC-60 Housekeeping Practices SC-61 Safer Alternative Products SC-71 Plaza and Sidewalk Cleaning SC-73 Landscape Maintenance SC-74 Drainage System Maintenance SC-75 Waste Handling and Disposal SC-76 Water and Sewer Utility Maintenance TC-11 Infiltration Basin Isolator Row Plus O&M Manual DuroMaxx SRPE Detention & Infiltration Maintenance Guide Coachella Valley Vector Control Information Site Design & Landscape Planning SD-10 January 2003 California Stormwater BMP Handbook 1 of 4 New Development and Redevelopment www.cabmphandbooks.com Description Each project site possesses unique topographic, hydrologic, and vegetative features, some of which are more suitable for development than others. Integrating and incorporating appropriate landscape planning methodologies into the project design is the most effective action that can be done to minimize surface and groundwater contamination from stormwater. Approach Landscape planning should couple consideration of land suitability for urban uses with consideration of community goals and projected growth. Project plan designs should conserve natural areas to the extent possible, maximize natural water storage and infiltration opportunities, and protect slopes and channels. Suitable Applications Appropriate applications include residential, commercial and industrial areas planned for development or redevelopment. Design Considerations Design requirements for site design and landscapes planning should conform to applicable standards and specifications of agencies with jurisdiction and be consistent with applicable General Plan and Local Area Plan policies. Design Objectives ; Maximize Infiltration ; Provide Retention ; Slow Runoff ; Minimize Impervious Land Coverage Prohibit Dumping of Improper Materials Contain Pollutants Collect and Convey SD-10 Site Design & Landscape Planning 2 of 4 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com Designing New Installations Begin the development of a plan for the landscape unit with attention to the following general principles: Formulate the plan on the basis of clearly articulated community goals. Carefully identify conflicts and choices between retaining and protecting desired resources and community growth. Map and assess land suitability for urban uses. Include the following landscape features in the assessment: wooded land, open unwooded land, steep slopes, erosion-prone soils, foundation suitability, soil suitability for waste disposal, aquifers, aquifer recharge areas, wetlands, floodplains, surface waters, agricultural lands, and various categories of urban land use. When appropriate, the assessment can highlight outstanding local or regional resources that the community determines should be protected (e.g., a scenic area, recreational area, threatened species habitat, farmland, fish run). Mapping and assessment should recognize not only these resources but also additional areas needed for their sustenance. Project plan designs should conserve natural areas to the extent possible, maximize natural water storage and infiltration opportunities, and protect slopes and channels. Conserve Natural Areas during Landscape Planning If applicable, the following items are required and must be implemented in the site layout during the subdivision design and approval process, consistent with applicable General Plan and Local Area Plan policies: Cluster development on least-sensitive portions of a site while leaving the remaining land in a natural undisturbed condition. Limit clearing and grading of native vegetation at a site to the minimum amount needed to build lots, allow access, and provide fire protection. Maximize trees and other vegetation at each site by planting additional vegetation, clustering tree areas, and promoting the use of native and/or drought tolerant plants. Promote natural vegetation by using parking lot islands and other landscaped areas. Preserve riparian areas and wetlands. Maximize Natural Water Storage and Infiltration Opportunities Within the Landscape Unit Promote the conservation of forest cover. Building on land that is already deforested affects basin hydrology to a lesser extent than converting forested land. Loss of forest cover reduces interception storage, detention in the organic forest floor layer, and water losses by evapotranspiration, resulting in large peak runoff increases and either their negative effects or the expense of countering them with structural solutions. Maintain natural storage reservoirs and drainage corridors, including depressions, areas of permeable soils, swales, and intermittent streams. Develop and implement policies and Site Design & Landscape Planning SD-10 January 2003 California Stormwater BMP Handbook 3 of 4 New Development and Redevelopment www.cabmphandbooks.com regulations to discourage the clearing, filling, and channelization of these features. Utilize them in drainage networks in preference to pipes, culverts, and engineered ditches. Evaluating infiltration opportunities by referring to the stormwater management manual for the jurisdiction and pay particular attention to the selection criteria for avoiding groundwater contamination, poor soils, and hydrogeological conditions that cause these facilities to fail. If necessary, locate developments with large amounts of impervious surfaces or a potential to produce relatively contaminated runoff away from groundwater recharge areas. Protection of Slopes and Channels during Landscape Design Convey runoff safely from the tops of slopes. Avoid disturbing steep or unstable slopes. Avoid disturbing natural channels. Stabilize disturbed slopes as quickly as possible. Vegetate slopes with native or drought tolerant vegetation. Control and treat flows in landscaping and/or other controls prior to reaching existing natural drainage systems. Stabilize temporary and permanent channel crossings as quickly as possible, and ensure that increases in run-off velocity and frequency caused by the project do not erode the channel. Install energy dissipaters, such as riprap, at the outlets of new storm drains, culverts, conduits, or channels that enter unlined channels in accordance with applicable specifications to minimize erosion. Energy dissipaters shall be installed in such a way as to minimize impacts to receiving waters. Line on-site conveyance channels where appropriate, to reduce erosion caused by increased flow velocity due to increases in tributary impervious area. The first choice for linings should be grass or some other vegetative surface, since these materials not only reduce runoff velocities, but also provide water quality benefits from filtration and infiltration. If velocities in the channel are high enough to erode grass or other vegetative linings, riprap, concrete, soil cement, or geo-grid stabilization are other alternatives. Consider other design principles that are comparable and equally effective. Redeveloping Existing Installations Various jurisdictional stormwater management and mitigation plans (SUSMP, WQMP, etc.) define “redevelopment” in terms of amounts of additional impervious area, increases in gross floor area and/or exterior construction, and land disturbing activities with structural or impervious surfaces. The definition of “ redevelopment” must be consulted to determine whether or not the requirements for new development apply to areas intended for redevelopment. If the definition applies, the steps outlined under “designing new installations” above should be followed. SD-10 Site Design & Landscape Planning 4 of 4 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com Redevelopment may present significant opportunity to add features which had not previously been implemented. Examples include incorporation of depressions, areas of permeable soils, and swales in newly redeveloped areas. While some site constraints may exist due to the status of already existing infrastructure, opportunities should not be missed to maximize infiltration, slow runoff, reduce impervious areas, disconnect directly connected impervious areas. Other Resources A Manual for the Standard Urban Stormwater Mitigation Plan (SUSMP), Los Angeles County Department of Public Works, May 2002. Stormwater Management Manual for Western Washington, Washington State Department of Ecology, August 2001. Model Standard Urban Storm Water Mitigation Plan (SUSMP) for San Diego County, Port of San Diego, and Cities in San Diego County, February 14, 2002. Model Water Quality Management Plan (WQMP) for County of Orange, Orange County Flood Control District, and the Incorporated Cities of Orange County, Draft February 2003. Ventura Countywide Technical Guidance Manual for Stormwater Quality Control Measures, July 2002. Roof Runoff Controls SD-11 January 2003 California Stormwater BMP Handbook 1 of 3 New Development and Redevelopment www.cabmphandbook.com Description Various roof runoff controls are available to address stormwater that drains off rooftops. The objective is to reduce the total volume and rate of runoff from individual lots, and retain the pollutants on site that may be picked up from roofing materials and atmospheric deposition. Roof runoff controls consist of directing the roof runoff away from paved areas and mitigating flow to the storm drain system through one of several general approaches: cisterns or rain barrels; dry wells or infiltration trenches; pop-up emitters, and foundation planting. The first three approaches require the roof runoff to be contained in a gutter and downspout system. Foundation planting provides a vegetated strip under the drip line of the roof. Approach Design of individual lots for single-family homes as well as lots for higher density residential and commercial structures should consider site design provisions for containing and infiltrating roof runoff or directing roof runoff to vegetative swales or buffer areas. Retained water can be reused for watering gardens, lawns, and trees. Benefits to the environment include reduced demand for potable water used for irrigation, improved stormwater quality, increased groundwater recharge, decreased runoff volume and peak flows, and decreased flooding potential. Suitable Applications Appropriate applications include residential, commercial and industrial areas planned for development or redevelopment. Design Considerations Designing New Installations Cisterns or Rain Barrels One method of addressing roof runoff is to direct roof downspouts to cisterns or rain barrels. A cistern is an above ground storage vessel with either a manually operated valve or a permanently open outlet. Roof runoff is temporarily stored and then released for irrigation or infiltration between storms. The number of rain Design Objectives ; Maximize Infiltration ; Provide Retention ; Slow Runoff Minimize Impervious Land Coverage Prohibit Dumping of Improper Materials ; Contain Pollutants Collect and Convey Rain Garden SD-11 Roof Runoff Controls 2 of 3 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbook.com barrels needed is a function of the rooftop area. Some low impact developers recommend that every house have at least 2 rain barrels, with a minimum storage capacity of 1000 liters. Roof barrels serve several purposes including mitigating the first flush from the roof which has a high volume, amount of contaminants, and thermal load. Several types of rain barrels are commercially available. Consideration must be given to selecting rain barrels that are vector proof and childproof. In addition, some barrels are designed with a bypass valve that filters out grit and other contaminants and routes overflow to a soak-away pit or rain garden. If the cistern has an operable valve, the valve can be closed to store stormwater for irrigation or infiltration between storms. This system requires continual monitoring by the resident or grounds crews, but provides greater flexibility in water storage and metering. If a cistern is provided with an operable valve and water is stored inside for long periods, the cistern must be covered to prevent mosquitoes from breeding. A cistern system with a permanently open outlet can also provide for metering stormwater runoff. If the cistern outlet is significantly smaller than the size of the downspout inlet (say ¼ to ½ inch diameter), runoff will build up inside the cistern during storms, and will empty out slowly after peak intensities subside. This is a feasible way to mitigate the peak flow increases caused by rooftop impervious land coverage, especially for the frequent, small storms. Dry wells and Infiltration Trenches Roof downspouts can be directed to dry wells or infiltration trenches. A dry well is constructed by excavating a hole in the ground and filling it with an open graded aggregate, and allowing the water to fill the dry well and infiltrate after the storm event. An underground connection from the downspout conveys water into the dry well, allowing it to be stored in the voids. To minimize sedimentation from lateral soil movement, the sides and top of the stone storage matrix can be wrapped in a permeable filter fabric, though the bottom may remain open. A perforated observation pipe can be inserted vertically into the dry well to allow for inspection and maintenance. In practice, dry wells receiving runoff from single roof downspouts have been successful over long periods because they contain very little sediment. They must be sized according to the amount of rooftop runoff received, but are typically 4 to 5 feet square, and 2 to 3 feet deep, with a minimum of 1-foot soil cover over the top (maximum depth of 10 feet). To protect the foundation, dry wells must be set away from the building at least 10 feet. They must be installed in solids that accommodate infiltration. In poorly drained soils, dry wells have very limited feasibility. Infiltration trenches function in a similar manner and would be particularly effective for larger roof areas. An infiltration trench is a long, narrow, rock-filled trench with no outlet that receives stormwater runoff. These are described under Treatment Controls. Pop-up Drainage Emitter Roof downspouts can be directed to an underground pipe that daylights some distance from the building foundation, releasing the roof runoff through a pop-up emitter. Similar to a pop-up irrigation head, the emitter only opens when there is flow from the roof. The emitter remains flush to the ground during dry periods, for ease of lawn or landscape maintenance. Roof Runoff Controls SD-11 January 2003 California Stormwater BMP Handbook 3 of 3 New Development and Redevelopment www.cabmphandbook.com Foundation Planting Landscape planting can be provided around the base to allow increased opportunities for stormwater infiltration and protect the soil from erosion caused by concentrated sheet flow coming off the roof. Foundation plantings can reduce the physical impact of water on the soil and provide a subsurface matrix of roots that encourage infiltration. These plantings must be sturdy enough to tolerate the heavy runoff sheet flows, and periodic soil saturation. Redeveloping Existing Installations Various jurisdictional stormwater management and mitigation plans (SUSMP, WQMP, etc.) define “redevelopment” in terms of amounts of additional impervious area, increases in gross floor area and/or exterior construction, and land disturbing activities with structural or impervious surfaces. The definition of “ redevelopment” must be consulted to determine whether or not the requirements for new development apply to areas intended for redevelopment. If the definition applies, the steps outlined under “designing new installations” above should be followed. Supplemental Information Examples City of Ottawa’s Water Links Surface –Water Quality Protection Program City of Toronto Downspout Disconnection Program City of Boston, MA, Rain Barrel Demonstration Program Other Resources Hager, Marty Catherine, Stormwater, “Low-Impact Development”, January/February 2003. www.stormh2o.com Low Impact Urban Design Tools, Low Impact Development Design Center, Beltsville, MD. www.lid-stormwater.net Start at the Source, Bay Area Stormwater Management Agencies Association, 1999 Edition Efficient Irrigation SD-12 January 2003 California Stormwater BMP Handbook 1 of 2 New Development and Redevelopment www.cabmphandbooks.com Description Irrigation water provided to landscaped areas may result in excess irrigation water being conveyed into stormwater drainage systems. Approach Project plan designs for development and redevelopment should include application methods of irrigation water that minimize runoff of excess irrigation water into the stormwater conveyance system. Suitable Applications Appropriate applications include residential, commercial and industrial areas planned for development or redevelopment. (Detached residential single-family homes are typically excluded from this requirement.) Design Considerations Designing New Installations The following methods to reduce excessive irrigation runoff should be considered, and incorporated and implemented where determined applicable and feasible by the Permittee: Employ rain-triggered shutoff devices to prevent irrigation after precipitation. Design irrigation systems to each landscape area’s specific water requirements. Include design featuring flow reducers or shutoff valves triggered by a pressure drop to control water loss in the event of broken sprinkler heads or lines. Implement landscape plans consistent with County or City water conservation resolutions, which may include provision of water sensors, programmable irrigation times (for short cycles), etc. Design Objectives ; Maximize Infiltration ; Provide Retention ; Slow Runoff Minimize Impervious Land Coverage Prohibit Dumping of Improper Materials Contain Pollutants Collect and Convey SD-12 Efficient Irrigation 2 of 2 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com Design timing and application methods of irrigation water to minimize the runoff of excess irrigation water into the storm water drainage system. Group plants with similar water requirements in order to reduce excess irrigation runoff and promote surface filtration. Choose plants with low irrigation requirements (for example, native or drought tolerant species). Consider design features such as: - Using mulches (such as wood chips or bar) in planter areas without ground cover to minimize sediment in runoff - Installing appropriate plant materials for the location, in accordance with amount of sunlight and climate, and use native plant materials where possible and/or as recommended by the landscape architect - Leaving a vegetative barrier along the property boundary and interior watercourses, to act as a pollutant filter, where appropriate and feasible - Choosing plants that minimize or eliminate the use of fertilizer or pesticides to sustain growth Employ other comparable, equally effective methods to reduce irrigation water runoff. Redeveloping Existing Installations Various jurisdictional stormwater management and mitigation plans (SUSMP, WQMP, etc.) define “redevelopment” in terms of amounts of additional impervious area, increases in gross floor area and/or exterior construction, and land disturbing activities with structural or impervious surfaces. The definition of “ redevelopment” must be consulted to determine whether or not the requirements for new development apply to areas intended for redevelopment. If the definition applies, the steps outlined under “designing new installations” above should be followed. Other Resources A Manual for the Standard Urban Stormwater Mitigation Plan (SUSMP), Los Angeles County Department of Public Works, May 2002. Model Standard Urban Storm Water Mitigation Plan (SUSMP) for San Diego County, Port of San Diego, and Cities in San Diego County, February 14, 2002. Model Water Quality Management Plan (WQMP) for County of Orange, Orange County Flood Control District, and the Incorporated Cities of Orange County, Draft February 2003. Ventura Countywide Technical Guidance Manual for Stormwater Quality Control Measures, July 2002. Storm Drain Signage SD-13 January 2003 California Stormwater BMP Handbook 1 of 2 New Development and Redevelopment www.cabmphandbooks.com Description Waste materials dumped into storm drain inlets can have severe impacts on receiving and ground waters. Posting notices regarding discharge prohibitions at storm drain inlets can prevent waste dumping. Storm drain signs and stencils are highly visible source controls that are typically placed directly adjacent to storm drain inlets. Approach The stencil or affixed sign contains a brief statement that prohibits dumping of improper materials into the urban runoff conveyance system. Storm drain messages have become a popular method of alerting the public about the effects of and the prohibitions against waste disposal. Suitable Applications Stencils and signs alert the public to the destination of pollutants discharged to the storm drain. Signs are appropriate in residential, commercial, and industrial areas, as well as any other area where contributions or dumping to storm drains is likely. Design Considerations Storm drain message markers or placards are recommended at all storm drain inlets within the boundary of a development project. The marker should be placed in clear sight facing toward anyone approaching the inlet from either side. All storm drain inlet locations should be identified on the development site map. Designing New Installations The following methods should be considered for inclusion in the project design and show on project plans: Provide stenciling or labeling of all storm drain inlets and catch basins, constructed or modified, within the project area with prohibitive language. Examples include “NO DUMPING Design Objectives Maximize Infiltration Provide Retention Slow Runoff Minimize Impervious Land Coverage ; Prohibit Dumping of Improper Materials Contain Pollutants Collect and Convey SD-13 Storm Drain Signage 2 of 2 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com – DRAINS TO OCEAN” and/or other graphical icons to discourage illegal dumping. Post signs with prohibitive language and/or graphical icons, which prohibit illegal dumping at public access points along channels and creeks within the project area. Note - Some local agencies have approved specific signage and/or storm drain message placards for use. Consult local agency stormwater staff to determine specific requirements for placard types and methods of application. Redeveloping Existing Installations Various jurisdictional stormwater management and mitigation plans (SUSMP, WQMP, etc.) define “redevelopment” in terms of amounts of additional impervious area, increases in gross floor area and/or exterior construction, and land disturbing activities with structural or impervious surfaces. If the project meets the definition of “redevelopment”, then the requirements stated under “ designing new installations” above should be included in all project design plans. Additional Information Maintenance Considerations Legibility of markers and signs should be maintained. If required by the agency with jurisdiction over the project, the owner/operator or homeowner’s association should enter into a maintenance agreement with the agency or record a deed restriction upon the property title to maintain the legibility of placards or signs. Placement Signage on top of curbs tends to weather and fade. Signage on face of curbs tends to be worn by contact with vehicle tires and sweeper brooms. Supplemental Information Examples Most MS4 programs have storm drain signage programs. Some MS4 programs will provide stencils, or arrange for volunteers to stencil storm drains as part of their outreach program. Other Resources A Manual for the Standard Urban Stormwater Mitigation Plan (SUSMP), Los Angeles County Department of Public Works, May 2002. Model Standard Urban Storm Water Mitigation Plan (SUSMP) for San Diego County, Port of San Diego, and Cities in San Diego County, February 14, 2002. Model Water Quality Management Plan (WQMP) for County of Orange, Orange County Flood Control District, and the Incorporated Cities of Orange County, Draft February 2003. Ventura Countywide Technical Guidance Manual for Stormwater Quality Control Measures, July 2002. Trash Storage Areas SD-32 January 2003 California Stormwater BMP Handbook 1 of 2 New Development and Redevelopment www.cabmphandbooks.com Description Trash storage areas are areas where a trash receptacle (s) are located for use as a repository for solid wastes. Stormwater runoff from areas where trash is stored or disposed of can be polluted. In addition, loose trash and debris can be easily transported by water or wind into nearby storm drain inlets, channels, and/or creeks. Waste handling operations that may be sources of stormwater pollution include dumpsters, litter control, and waste piles. Approach This fact sheet contains details on the specific measures required to prevent or reduce pollutants in stormwater runoff associated with trash storage and handling. Preventative measures including enclosures, containment structures, and impervious pavements to mitigate spills, should be used to reduce the likelihood of contamination. Suitable Applications Appropriate applications include residential, commercial and industrial areas planned for development or redevelopment. (Detached residential single-family homes are typically excluded from this requirement.) Design Considerations Design requirements for waste handling areas are governed by Building and Fire Codes, and by current local agency ordinances and zoning requirements. The design criteria described in this fact sheet are meant to enhance and be consistent with these code and ordinance requirements. Hazardous waste should be handled in accordance with legal requirements established in Title 22, California Code of Regulation. Wastes from commercial and industrial sites are typically hauled by either public or commercial carriers that may have design or access requirements for waste storage areas. The design criteria in this fact sheet are recommendations and are not intended to be in conflict with requirements established by the waste hauler. The waste hauler should be contacted prior to the design of your site trash collection areas. Conflicts or issues should be discussed with the local agency. Designing New Installations Trash storage areas should be designed to consider the following structural or treatment control BMPs: Design trash container areas so that drainage from adjoining roofs and pavement is diverted around the area(s) to avoid run-on. This might include berming or grading the waste handling area to prevent run-on of stormwater. Make sure trash container areas are screened or walled to prevent off-site transport of trash. Design Objectives Maximize Infiltration Provide Retention Slow Runoff Minimize Impervious Land Coverage Prohibit Dumping of Improper Materials ; Contain Pollutants Collect and Convey SD-32 Trash Storage Areas 2 of 2 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com Use lined bins or dumpsters to reduce leaking of liquid waste. Provide roofs, awnings, or attached lids on all trash containers to minimize direct precipitation and prevent rainfall from entering containers. Pave trash storage areas with an impervious surface to mitigate spills. Do not locate storm drains in immediate vicinity of the trash storage area. Post signs on all dumpsters informing users that hazardous materials are not to be disposed of therein. Redeveloping Existing Installations Various jurisdictional stormwater management and mitigation plans (SUSMP, WQMP, etc.) define “redevelopment” in terms of amounts of additional impervious area, increases in gross floor area and/or exterior construction, and land disturbing activities with structural or impervious surfaces. The definition of “ redevelopment” must be consulted to determine whether or not the requirements for new development apply to areas intended for redevelopment. If the definition applies, the steps outlined under “designing new installations” above should be followed. Additional Information Maintenance Considerations The integrity of structural elements that are subject to damage (i.e., screens, covers, and signs) must be maintained by the owner/operator. Maintenance agreements between the local agency and the owner/operator may be required. Some agencies will require maintenance deed restrictions to be recorded of the property title. If required by the local agency, maintenance agreements or deed restrictions must be executed by the owner/operator before improvement plans are approved. Other Resources A Manual for the Standard Urban Stormwater Mitigation Plan (SUSMP), Los Angeles County Department of Public Works, May 2002. Model Standard Urban Storm Water Mitigation Plan (SUSMP) for San Diego County, Port of San Diego, and Cities in San Diego County, February 14, 2002. Model Water Quality Management Plan (WQMP) for County of Orange, Orange County Flood Control District, and the Incorporated Cities of Orange County, Draft February 2003. Ventura Countywide Technical Guidance Manual for Stormwater Quality Control Measures, July 2002. Non-Stormwater Discharges SC-10 January 2003 California Stormwater BMP Handbook 1 of 11 Municipal www.cabmphandbooks.com Description Non-stormwater discharges are those flows that do not consist entirely of stormwater. For municipalities non-stormwater discharges present themselves in two situations. One is from fixed facilities owned and/or operated by the municipality. The other situation is non-stormwater discharges that are discovered during the normal operation of a field program. Some non- stormwater discharges do not include pollutants and may be discharged to the storm drain. These include uncontaminated groundwater and natural springs. There are also some non- stormwater discharges that typically do not contain pollutants and may be discharged to the storm drain with conditions. These include car washing, and surface cleaning. However, there are certain non-stormwater discharges that pose environmental concern. These discharges may originate from illegal dumping or from internal floor drains, appliances, industrial processes, sinks, and toilets that are connected to the nearby storm drainage system. These discharges (which may include: process waste waters, cooling waters, wash waters, and sanitary wastewater) can carry substances (such as paint, oil, fuel and other automotive fluids, chemicals and other pollutants) into storm drains. The ultimate goal is to effectively eliminate non- stormwater discharges to the stormwater drainage system through implementation of measures to detect, correct, and enforce against illicit connections and illegal discharges. Approach The municipality must address non-stormwater discharges from its fixed facilities by assessing the types of non-stormwater discharges and implementing BMPs for the discharges determined to pose environmental concern. For field programs Objectives Contain Educate Reduce/Minimize Targeted Constituents Sediment ; Nutrients ; Trash ; Metals ; Bacteria ; Oil and Grease ; Organics ; Oxygen Demanding ; Graphic by: Margie Winter SC-10 Non-Stormwater Discharges 2 of 11 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com the field staff must be trained to now what to look for regarding non-stormwater discharges and the procedures to follow in investigating the detected discharges. Suggested Protocols Fixed Facility General Post “No Dumping” signs with a phone number for reporting dumping and disposal. Signs should also indicate fines and penalties for illegal dumping. Stencil storm drains, where applicable, to prevent illegal disposal of pollutants. Storm drain inlets should have messages such as “Dump No Waste Drains to Stream” stenciled next to them to warn against ignorant or intentional dumping of pollutants into the storm drainage system. Landscaping and beautification efforts of hot spots might also discourage future dumping, as well as provide open space and increase property values. Lighting or barriers may also be needed to discourage future dumping. Illicit Connections Locate discharges from the fixed facility drainage system to the municipal storm drain system through review of “as-built” piping schematics. Use techniques such as smoke testing, dye testing and television camera inspection (as noted below) to verify physical connections. Isolate problem areas and plug illicit discharge points. Visual Inspection and Inventory Inventory and inspect each discharge point during dry weather. Keep in mind that drainage from a storm event can continue for several days following the end of a storm and groundwater may infiltrate the underground stormwater collection system. Also, non-stormwater discharges are often intermittent and may require periodic inspections. Review Infield Piping Review the “as-built” piping schematic as a way to determine if there are any connections to the stormwater collection system. Inspect the path of floor drains in older buildings. Smoke Testing Smoke testing of wastewater and stormwater collection systems is used to detect connections between the two systems. Non-Stormwater Discharges SC-10 January 2003 California Stormwater BMP Handbook 3 of 11 Municipal www.cabmphandbooks.com During dry weather the stormwater collection system is filled with smoke and then traced to sources. The appearance of smoke at the base of a toilet indicates that there may be a connection between the sanitary and the stormwater system. Dye Testing A dye test can be performed by simply releasing a dye into either your sanitary or process wastewater system and examining the discharge points from the stormwater collection system for discoloration. TV Inspection of Storm Sewer TV Cameras can be employed to visually identify illicit connections to the fixed facility storm drain system. Illegal Dumping Regularly inspect and clean up hot spots and other storm drainage areas where illegal dumping and disposal occurs. Clean up spills on paved surfaces with as little water as possible. Use a rag for small spills, a damp mop for general cleanup, and absorbent material for larger spills. If the spilled material is hazardous, then the used cleanup materials are also hazardous and must be sent to a certified laundry (rags) or disposed of as hazardous waste. Never hose down or bury dry material spills. Sweep up the material and dispose of properly. Use adsorbent materials on small spills rather than hosing down the spill. Remove the adsorbent materials promptly and dispose of properly. For larger spills, a private spill cleanup company or Hazmat team may be necessary. See fact sheet SC-11 Spill Prevention, Control, and Clean Up. Field Program General Develop clear protocols and lines of communication for effectively prohibiting non- stormwater discharges, especially ones that involve more than one jurisdiction and those that are not classified as hazardous, which are often not responded to as effectively as they need to be. Stencil storm drains, where applicable, to prevent illegal disposal of pollutants. Storm drain inlets should have messages such as “Dump No Waste Drains to Stream” stenciled next to them to warn against ignorant or intentional dumping of pollutants into the storm drainage system. See SC-74 Stormwater Drainage System Maintenance for additional information. SC-10 Non-Stormwater Discharges 4 of 11 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Field Inspection Regularly inspect and clean up hot spots and other storm drainage areas where illegal dumping and disposal occurs. During routine field program maintenance field staff should look for evidence of illegal discharges or illicit connection: - Is there evidence of spills such as paints, discoloring, etc. - Are there any odors associated with the drainage system - Record locations of apparent illegal discharges/illicit connections and notify appropriate investigating agency. If trained, conduct field investigation of non-stormwater discharges to determine whether they pose a threat to water quality. Recommended Complaint Investigation Equipment Field Screening Analysis - pH paper or meter - Commercial stormwater pollutant screening kit that can detect for reactive phosphorus, nitrate nitrogen, ammonium nitrogen, specific conductance, and turbidity - Sample jars - Sample collection pole - A tool to remove access hole covers Laboratory Analysis - Sample cooler - Ice - Sample jars and labels - Chain of custody forms. Documentation - Camera - Notebook - Pens - Notice of Violation forms Non-Stormwater Discharges SC-10 January 2003 California Stormwater BMP Handbook 5 of 11 Municipal www.cabmphandbooks.com - Educational materials Reporting A database is useful for defining and tracking the magnitude and location of the problem. Report prohibited non-stormwater discharges observed during the course of normal daily activities so they can be investigated, contained and cleaned up or eliminated. Document that non-stormwater discharges have been eliminated by recording tests performed, methods used, dates of testing, and any onsite drainage points observed. Maintain documentation of illicit connection and illegal dumping incidents, including significant conditionally exempt discharges that are not properly managed. Enforcement Educate the responsible party if identified on the impacts of their actions, explain the stormwater requirements, and provide information regarding Best Management Practices (BMP), as appropriate. Initiate follow-up and/or enforcement procedures. If an illegal discharge is traced to a commercial, residential or industrial source, conduct the following activities or coordinate the following activities with the appropriate agency: - Contact the responsible party to discuss methods of eliminating the non-stormwater discharge, including disposal options, recycling, and possible discharge to the sanitary sewer (if within POTW limits). - Provide information regarding BMPs to the responsible party, where appropriate. - Begin enforcement procedures, if appropriate. - Continue inspection and follow-up activities until the illicit discharge activity has ceased. If an illegal discharge is traced to a commercial or industrial activity, coordinate information on the discharge with the jurisdiction's commercial and industrial facility inspection program. Training Train technical staff to identify and document illegal dumping incidents. Well-trained employees can reduce human errors that lead to accidental releases or spills. The employee should have the tools and knowledge to immediately begin cleaning up a spill if one should occur. Employees should be familiar with the Spill Prevention Control and Countermeasure Plan. Train employees to identify non-stormwater discharges and report them to the appropriate departments. Train staff who have the authority to conduct surveillance and inspections, and write citations for those caught illegally dumping. SC-10 Non-Stormwater Discharges 6 of 11 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Train municipal staff responsible for surveillance and inspection in the following: - OSHA-required Health and Safety Training (29 CFR 1910.120) plus annual refresher training (as needed). - OSHA Confined Space Entry training (Cal-OSHA Confined Space, Title 8 and federal OSHA 29 CFR 1910.146). - Procedural training (field screening, sampling, smoke/dye testing, TV inspection). Educate the identified responsible party on the impacts of his or her actions. Spill Response and Prevention See SC-11 Spill Prevention Control and Clean Up Other Considerations The elimination of illegal dumping is dependent on the availability, convenience, and cost of alternative means of disposal. The cost of fees for dumping at a proper waste disposal facility are often more than the fine for an illegal dumping offense, thereby discouraging people from complying with the law. The absence of routine or affordable pickup service for trash and recyclables in some communities also encourages illegal dumping. A lack of understanding regarding applicable laws or the inadequacy of existing laws may also contribute to the problem. Municipal codes should include sections prohibiting the discharge of soil, debris, refuse, hazardous wastes, and other pollutants into the storm drain system. Many facilities do not have accurate, up-to-date schematic drawings. Can be difficult to locate illicit connections especially if there is groundwater infiltration. Requirements Costs Eliminating illicit connections can be expensive especially if structural modifications are required such re-plumbing cross connections under an existing slab. Minor cost to train field crews regarding the identification of non-stormwater discharges. The primary cost is for a fully integrated program to identify and eliminate illicit connections and illegal dumping. However, by combining with other municipal programs (i.e. pretreatment program) cost may be lowered. Municipal cost for containment and disposal may be borne by the discharger. Maintenance Not applicable Non-Stormwater Discharges SC-10 January 2003 California Stormwater BMP Handbook 7 of 11 Municipal www.cabmphandbooks.com Supplemental Information Further Detail of the BMP What constitutes a “non-stormwater” discharge? Non-stormwater discharges are discharges not made up entirely of stormwater and include water used directly in the manufacturing process (process wastewater), air conditioning condensate and coolant, non-contact cooling water, cooling equipment condensate, outdoor secondary containment water, vehicle and equipment wash water, landscape irrigation, sink and drinking fountain wastewater, sanitary wastes, or other wastewaters. Permit Requirements Current municipal NPDES permits require municipalities to effectively prohibit non- stormwater discharges unless authorized by a separate NPDES permit or allowed in accordance with the current NPDES permit conditions. Typically the current permits allow certain non-stormwater discharges in the storm drain system as long as the discharges are not significant sources of pollutants. In this context the following non-stormwater discharges are typically allowed: - Diverted stream flows; - Rising found waters; - Uncontaminated ground water infiltration (as defined at 40 CFR 35.2005(20)); - Uncontaminated pumped ground water; - Foundation drains; - Springs; - Water from crawl space pumps; - Footing drains; - Air conditioning condensation; - Flows from riparian habitats and wetlands; - Water line and hydrant flushing ; - Landscape irrigation; - Planned and unplanned discharges from potable water sources; - Irrigation water; - Individual residential car washing; and - Lawn watering. SC-10 Non-Stormwater Discharges 8 of 11 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Municipal facilities subject to industrial general permit requirements must include a certification that the stormwater collection system has been tested or evaluated for the presence of non-stormwater discharges. The state’s General Industrial Stormwater Permit requires that non-stormwater discharges be eliminated prior to implementation of the facility’s SWPPP. Illegal Dumping Establish a system for tracking incidents. The system should be designed to identify the following: - Illegal dumping hot spots - Types and quantities (in some cases) of wastes - Patterns in time of occurrence (time of day/night, month, or year) - Mode of dumping (abandoned containers, “midnight dumping” from moving vehicles, direct dumping of materials, accidents/spills) - Responsible parties Outreach One of the keys to success of reducing or eliminating illegal dumping is increasing the number of people on the street who are aware of the problem and who have the tools to at least identify the incident, if not correct it. There we a number of ways of accomplishing this: Train municipal staff from all departments (public works, utilities, street cleaning, parks and recreation, industrial waste inspection, hazardous waste inspection, sewer maintenance) to recognize and report the incidents. Deputize municipal staff who may come into contact with illegal dumping with the authority to write illegal dumping tickets for offenders caught in the act (see below). Educate the public. As many as 3 out of 4 people do not understand that in most communities the storm drain does not go to the wastewater treatment plant. Unfortunately, with the heavy emphasis in recent years on public education about solid waste management, including recycling and household hazardous waste, the sewer system (both storm and sanitary) has been the likely recipient of cross-media transfers of waste. Provide the public with a mechanism for reporting incidents such as a hot line and/or door hanger (see below). Help areas where incidents occur more frequently set up environmental watch programs (like crime watch programs). Train volunteers to notice and report the presence and suspected source of an observed pollutant to the appropriate public agency. Non-Stormwater Discharges SC-10 January 2003 California Stormwater BMP Handbook 9 of 11 Municipal www.cabmphandbooks.com What constitutes a “non-stormwater” discharge? Non-stormwater discharges are discharges not made up entirely of stormwater and include water used directly in the manufacturing process (process wastewater), air conditioning condensate and coolant, non-contact cooling water, cooling equipment condensate, outdoor secondary containment water, vehicle and equipment wash water, landscape irrigation, sink and drinking fountain wastewater, sanitary wastes, or other wastewaters. Permit Requirements Current municipal NPDES permits require municipalities to effectively prohibit non- stormwater discharges unless authorized by a separate NPDES permit or allowed in accordance with the current NPDES permit conditions. Typically the current permits allow certain non-stormwater discharges in the storm drain system as long as the discharges are not significant sources of pollutants. In this context the following non-stormwater discharges are typically allowed: - Diverted stream flows; - Rising found waters; - Uncontaminated ground water infiltration (as defined at 40 CFR 35.2005(20)); - Uncontaminated pumped ground water; - Foundation drains; - Springs; - Water from crawl space pumps; - Footing drains; - Air conditioning condensation; - Flows from riparian habitats and wetlands; - Water line and hydrant flushing ; - Landscape irrigation; - Planned and unplanned discharges from potable water sources; - Irrigation water; - Individual residential car washing; and - Lawn watering. Municipal facilities subject to industrial general permit requirements must include a certification that the stormwater collection system has been tested or evaluated for the presence SC-10 Non-Stormwater Discharges 10 of 11 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com of non-stormwater discharges. The state’s General Industrial Stormwater Permit requires that non-stormwater discharges be eliminated prior to implementation of the facility’s SWPPP. Storm Drain Stenciling Stencil storm drain inlets with a message to prohibit illegal dumpings, especially in areas with waste handling facilities. Encourage public reporting of improper waste disposal by a HOTLINE number stenciled onto the storm drain inlet. See Supplemental Information section of this fact sheet for further detail on stenciling program approach. Oil Recycling Contract collection and hauling of used oil to a private licensed used oil hauler/recycler. Comply with all applicable state and federal regulations regarding storage, handling, and transport of petroleum products. Create procedures for collection such as; collection locations and schedule, acceptable containers, and maximum amounts accepted. The California Integrated Waste Management Board has a Recycling Hotline, (800) 553- 2962, that provides information and recycling locations for used oil. Household Hazardous Waste Provide household hazardous waste (HHW) collection facilities. Several types of collection approaches are available including permanent, periodic, or mobile centers, curbside collection, or a combination of these systems. Training Train municipal employees and contractors in proper and consistent methods for waste disposal. Train municipal employees to recognize and report illegal dumping. Train employees and subcontractors in proper hazardous waste management. Spill Response and Prevention Refer to SC-11, Spill Prevention, Control & Cleanup Have spill cleanup materials readily available and in a known location. Cleanup spills immediately and use dry methods if possible. Properly dispose of spill cleanup material. Non-Stormwater Discharges SC-10 January 2003 California Stormwater BMP Handbook 11 of 11 Municipal www.cabmphandbooks.com Other Considerations Federal Regulations (RCRA, SARA, CERCLA) and state regulations exist regarding the disposal of hazardous waste. Municipalities are required to have a used oil recycling element and a HHW element within their integrated waste management plan. Significant liability issues are involved with the collection, handling, and disposal of HHW. Examples The City of Palo Alto has developed a public participation program for reporting dumping violations. When a concerned citizen or public employee encounters evidence of illegal dumping, a door hanger (similar in format to hotel “Do Not Disturb” signs) is placed on the front doors in the neighborhood. The door hanger notes that a violation has occurred in the neighborhood, informs the reader why illegal dumping is a problem, and notes that illegal dumping carries a significant financial penalty. Information is also provided on what citizens can do as well as contact numbers for more information or to report a violation. The Port of Long Beach has a state of the art database incorporating storm drain infrastructure, potential pollutant sources, facility management practices, and a pollutant tracking system. The State Department of Fish and Game has a hotline for reporting violations called CalTIP (1- 800-952-5400). The phone number may be used to report any violation of a Fish and Game code (illegal dumping, poaching, etc.). The California Department of Toxic Substances Control’s Waste Alert Hotline, 1-800-69TOXIC, can be used to report hazardous waste violations. References and Resources http://www.stormwatercenter.net/ California’s Nonpoint Source Program Plan http://www.co.clark.wa.us/pubworks/bmpman.pdf King County Stormwater Pollution Control Manual - http://dnr.metrokc.gov/wlr/dss/spcm.htm Orange County Stormwater Program, http://www.ocwatersheds.com/stormwater/swp_introduction.asp San Diego Stormwater Co-permittees Jurisdictional Urban Runoff Management Program (http://www.projectcleanwater.org) Santa Clara Valley Urban Runoff Pollution Prevention Program http://www.scvurppp-w2k.com/pdf%20documents/PS_ICID.PDF Building & Grounds Maintenance SC-41 January 2003 California Stormwater BMP Handbook 1 of 5 Municipal www.cabmphandbooks.com Description Stormwater runoff from building and grounds maintenance activities can be contaminated with toxic hydrocarbons in solvents, fertilizers and pesticides, suspended solids, heavy metals, and abnormal pH. Utilizing the following protocols will prevent or reduce the discharge of pollutants to stormwater from building and grounds maintenance activities by washing and cleaning up with as little water as possible, following good landscape management practices, preventing and cleaning up spills immediately, keeping debris from entering the storm drains, and maintaining the stormwater collection system. Approach Pollution Prevention Switch to non-toxic chemicals for maintenance when possible. Choose cleaning agents that can be recycled. Encourage proper lawn management and landscaping, including use of native vegetation. Encourage use of Integrated Pest Management techniques for pest control. Encourage proper onsite recycling of yard trimmings. Recycle residual paints, solvents, lumber, and other material as much as possible. Objectives Cover Contain Educate Reduce/Minimize Product Substitution Targeted Constituents Sediment ; Nutrients ; Trash ; Metals ; Bacteria ; Oil and Grease ; Organics ; Oxygen Demanding ; SC-41 Building & Grounds Maintenance 2 of 5 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Suggested Protocols Pressure Washing of Buildings, Rooftops, and Other Large Objects In situations where soaps or detergents are used and the surrounding area is paved, pressure washers must use a waste water collection device that enables collection of wash water and associated solids. A sump pump, wet vacuum or similarly effective device must be used to collect the runoff and loose materials. The collected runoff and solids must be disposed of properly. If soaps or detergents are not used, and the surrounding area is paved, wash water runoff does not have to be collected but must be screened. Pressure washers must use filter fabric or some other type of screen on the ground and/or in he catch basin to trap the particles in wash water runoff. If you are pressure washing on a grassed area (with or without soap), runoff must be dispersed as sheet flow as much as possible, rather than as a concentrated stream. The wash runoff must remain on the grass and not drain to pavement. Ensure that this practice does not kill grass. Landscaping Activities Do not apply any chemicals (insecticide, herbicide, or fertilizer) directly to surface waters, unless the application is approved and permitted by the state. Dispose of grass clippings, leaves, sticks, or other collected vegetation as garbage, or by composting. Do not dispose of collected vegetation into waterways or storm drainage systems. Use mulch or other erosion control measures on exposed soils. Check irrigation schedules so pesticides will not be washed away and to minimize non- stormwater discharge. Building Repair, Remodeling, and Construction Do not dump any toxic substance or liquid waste on the pavement, the ground, or toward a storm drain. Use ground or drop cloths underneath outdoor painting, scraping, and sandblasting work, and properly dispose of collected material daily. Use a ground cloth or oversized tub for activities such as paint mixing and tool cleaning. Clean paint brushes and tools covered with water-based paints in sinks connected to sanitary sewers or in portable containers that can be dumped into a sanitary sewer drain. Brushes and tools covered with non-water-based paints, finishes, or other materials must be cleaned in a manner that enables collection of used solvents (e.g., paint thinner, turpentine, etc.) for recycling or proper disposal. Building & Grounds Maintenance SC-41 January 2003 California Stormwater BMP Handbook 3 of 5 Municipal www.cabmphandbooks.com Use a storm drain cover, filter fabric, or similarly effective runoff control mechanism if dust, grit, wash water, or other pollutants may escape the work area and enter a catch basin. The containment device(s) must be in place at the beginning of the work day, and accumulated dirty runoff and solids must be collected and disposed of before removing the containment device(s) at the end of the work day. If you need to de-water an excavation site, you may need to filter the water before discharging to a catch basin or off-site. In which case you should direct the water through hay bales and filter fabric or use other sediment filters or traps. Store toxic material under cover with secondary containment during precipitation events and when not in use. A cover would include tarps or other temporary cover material. Mowing, Trimming, and Planting Dispose of leaves, sticks, or other collected vegetation as garbage, by composting or at a permitted landfill. Do not dispose of collected vegetation into waterways or storm drainage systems. Use mulch or other erosion control measures when soils are exposed. Place temporarily stockpiled material away from watercourses and drain inlets, and berm or cover stockpiles to prevent material releases to the storm drain system. Consider an alternative approach when bailing out muddy water; do not put it in the storm drain, pour over landscaped areas. Use hand or mechanical weeding where practical. Fertilizer and Pesticide Management Follow all federal, state, and local laws and regulations governing the use, storage, and disposal of fertilizers and pesticides and training of applicators and pest control advisors. Follow manufacturers’ recommendations and label directions. Pesticides must never be applied if precipitation is occuring or predicted. Do not apply insecticides within 100 feet of surface waters such as lakes, ponds, wetlands, and streams. Use less toxic pesticides that will do the job, whenever possible. Avoid use of copper-based pesticides if possible. Do not use pesticides if rain is expected. Do not mix or prepare pesticides for application near storm drains. Use the minimum amount needed for the job. Calibrate fertilizer distributors to avoid excessive application. Employ techniques to minimize off-target application (e.g. spray drift) of pesticides, including consideration of alternative application techniques. SC-41 Building & Grounds Maintenance 4 of 5 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Apply pesticides only when wind speeds are low. Work fertilizers into the soil rather than dumping or broadcasting them onto the surface. Irrigate slowly to prevent runoff and then only as much as is needed. Clean pavement and sidewalk if fertilizer is spilled on these surfaces before applying irrigation water. Dispose of empty pesticide containers according to the instructions on the container label. Use up the pesticides. Rinse containers, and use rinse water as product. Dispose of unused pesticide as hazardous waste. Implement storage requirements for pesticide products with guidance from the local fire department and County Agricultural Commissioner. Provide secondary containment for pesticides. Inspection Inspect irrigation system periodically to ensure that the right amount of water is being applied and that excessive runoff is not occurring. Minimize excess watering, and repair leaks in the irrigation system as soon as they are observed. Training Educate and train employees on use of pesticides and in pesticide application techniques to prevent pollution. Train employees and contractors in proper techniques for spill containment and cleanup. Be sure the frequency of training takes into account the complexity of the operations and the nature of the staff. Spill Response and Prevention Refer to SC-11, Spill Prevention, Control & Cleanup Keep your Spill Prevention Control and countermeasure (SPCC) plan up-to-date, and implement accordingly. Have spill cleanup materials readily available and in a known location. Cleanup spills immediately and use dry methods if possible. Properly dispose of spill cleanup material. Other Considerations Alternative pest/weed controls may not be available, suitable, or effective in many cases. Building & Grounds Maintenance SC-41 January 2003 California Stormwater BMP Handbook 5 of 5 Municipal www.cabmphandbooks.com Requirements Costs Overall costs should be low in comparison to other BMPs. Maintenance Sweep paved areas regularly to collect loose particles, and wipe up spills with rags and other absorbent material immediately, do not hose down the area to a storm drain. Supplemental Information Further Detail of the BMP Fire Sprinkler Line Flushing Building fire sprinkler line flushing may be a source of non-stormwater runoff pollution. The water entering the system is usually potable water though in some areas it may be non-potable reclaimed wastewater. There are subsequent factors that may drastically reduce the quality of the water in such systems. Black iron pipe is usually used since it is cheaper than potable piping but it is subject to rusting and results in lower quality water. Initially the black iron pipe has an oil coating to protect it from rusting between manufacture and installation; this will contaminate the water from the first flush but not from subsequent flushes. Nitrates, poly- phosphates and other corrosion inhibitors, as well as fire suppressants and antifreeze may be added to the sprinkler water system. Water generally remains in the sprinkler system a long time, typically a year, between flushes and may accumulate iron, manganese, lead, copper, nickel and zinc. The water generally becomes anoxic and contains living and dead bacteria and breakdown products from chlorination. This may result in a significant BOD problem and the water often smells. Consequently dispose fire sprinkler line flush water into the sanitary sewer. Do not allow discharge to storm drain or infiltration due to potential high levels of pollutants in fire sprinkler line water. References and Resources California’s Nonpoint Source Program Plan http://www.swrcb.ca.gov/nps/index.html King County - ftp://dnr.metrokc.gov/wlr/dss/spcm/Chapter%203.PDF Orange County Stormwater Program http://www.ocwatersheds.com/StormWater/swp_introduction.asp Mobile Cleaners Pilot Program: Final Report. 1997. Bay Area Stormwater Management Agencies Association (BASSMA) http://www.basmaa.org/ Pollution from Surface Cleaning Folder. 1996. Bay Area Stormwater Management Agencies Association (BASMAA) http://www.basmaa.org/ San Diego Stormwater Co-permittees Jurisdictional Urban Runoff Management Program (URMP) - http://www.projectcleanwater.org/pdf/Model%20Program%20Municipal%20Facilities.pdf Parking/Storage Area Maintenance SC-43 January 2003 California Stormwater BMP Handbook 1 of 4 Municipal www.cabmphandbooks.com Description Parking lots and storage areas can contribute a number of substances, such as trash, suspended solids, hydrocarbons, oil and grease, and heavy metals that can enter receiving waters through stormwater runoff or non-stormwater discharges. The following protocols are intended to prevent or reduce the discharge of pollutants from parking/storage areas and include using good housekeeping practices, following appropriate cleaning BMPs, and training employees. Approach Pollution Prevention Encourage alternative designs and maintenance strategies for impervious parking lots. (See New Development and Redevelopment BMP Handbook). Keep accurate maintenance logs to evaluate BMP implementation. Suggested Protocols General Keep the parking and storage areas clean and orderly. Remove debris in a timely fashion. Allow sheet runoff to flow into biofilters (vegetated strip and swale) and/or infiltration devices. Utilize sand filters or oleophilic collectors for oily waste in low concentrations. Objectives Cover Contain Educate Reduce/Minimize Product Substitution Targeted Constituents Sediment ; Nutrients ; Trash ; Metals ; Bacteria ; Oil and Grease ; Organics ; Oxygen Demanding ; SC-43 Parking/Storage Area Maintenance 2 of 4 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Arrange rooftop drains to prevent drainage directly onto paved surfaces. Design lot to include semi-permeable hardscape. Controlling Litter Post “No Littering” signs and enforce anti-litter laws. Provide an adequate number of litter receptacles. Clean out and cover litter receptacles frequently to prevent spillage. Provide trash receptacles in parking lots to discourage litter. Routinely sweep, shovel and dispose of litter in the trash. Surface cleaning Use dry cleaning methods (e.g. sweeping or vacuuming) to prevent the discharge of pollutants into the stormwater conveyance system. Establish frequency of public parking lot sweeping based on usage and field observations of waste accumulation. Sweep all parking lots at least once before the onset of the wet season. If water is used follow the procedures below: - Block the storm drain or contain runoff. - Wash water should be collected and pumped to the sanitary sewer or discharged to a pervious surface, do not allow wash water to enter storm drains. - Dispose of parking lot sweeping debris and dirt at a landfill. When cleaning heavy oily deposits: - Use absorbent materials on oily spots prior to sweeping or washing. - Dispose of used absorbents appropriately. Surface Repair Pre-heat, transfer or load hot bituminous material away from storm drain inlets. Apply concrete, asphalt, and seal coat during dry weather to prevent contamination form contacting stormwater runoff. Cover and seal nearby storm drain inlets (with waterproof material or mesh) and manholes before applying seal coat, slurry seal, etc., where applicable. Leave covers in place until job is complete and until all water from emulsified oil sealants has drained or evaporated. Clean any debris from these covered manholes and drains for proper disposal. Parking/Storage Area Maintenance SC-43 January 2003 California Stormwater BMP Handbook 3 of 4 Municipal www.cabmphandbooks.com Use only as much water as necessary for dust control, to avoid runoff. Catch drips from paving equipment that is not in use with pans or absorbent material placed under the machines. Dispose of collected material and absorbents properly. Inspection Have designated personnel conduct inspections of the parking facilities and stormwater conveyance systems associated with them on a regular basis. Inspect cleaning equipment/sweepers for leaks on a regular basis. Training Provide regular training to field employees and/or contractors regarding cleaning of paved areas and proper operation of equipment. Train employees and contractors in proper techniques for spill containment and cleanup. Spill Response and Prevention Refer to SC-11, Spill Prevention, Control & Cleanup. Keep your Spill Prevention Control and countermeasure (SPCC) plan up-to-date, nad implement accordingly. Have spill cleanup materials readily available and in a known location. Cleanup spills immediately and use dry methods if possible. Properly dispose of spill cleanup material. Other Considerations Limitations related to sweeping activities at large parking facilities may include high equipment costs, the need for sweeper operator training, and the inability of current sweeper technology to remove oil and grease. Requirements Costs Cleaning/sweeping costs can be quite large, construction and maintenance of stormwater structural controls can be quite expensive as well. Maintenance Sweep parking lot to minimize cleaning with water. Clean out oil/water/sand separators regularly, especially after heavy storms. Clean parking facilities on a regular basis to prevent accumulated wastes and pollutants from being discharged into conveyance systems during rainy conditions. SC-43 Parking/Storage Area Maintenance 4 of 4 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Supplemental Information Further Detail of the BMP Surface Repair Apply concrete, asphalt, and seal coat during dry weather to prevent contamination form contacting stormwater runoff. Where applicable, cover and seal nearby storm drain inlets (with waterproof material or mesh) and manholes before applying seal coat, slurry seal, etc. Leave covers in place until job is complete and until all water from emulsified oil sealants has drained or evaporated. Clean any debris from these covered manholes and drains for proper disposal. Use only as much water as necessary for dust control, to avoid runoff. References and Resources http://www.stormwatercenter.net/ California’s Nonpoint Source Program Plan http://www.swrcb.ca.gov/nps/index.html Model Urban Runoff Program: A How-To Guide for Developing Urban Runoff Programs for Small Municipalities. Prepared by City of Monterey, City of Santa Cruz, California Coastal Commission, Monterey Bay National Marine Sanctuary, Association of Monterey Bay Area Governments, Woodward-Clyde, Central Coast Regional Water Quality control Board. July 1998 (Revised February 2002 by the California Coastal Commission). Orange County Stormwater Program http://www.ocwatersheds.com/StormWater/swp_introduction.asp Oregon Association of Clean Water Agencies. Oregon Municipal Stormwater Toolbox for Maintenance Practices. June 1998. Pollution from Surface Cleaning Folder. 1996. Bay Area Stormwater Management Agencies Association (BASMAA) http://www.basma.org San Diego Stormwater Co-permittees Jurisdictional Urban Runoff Management Program (URMP) http://www.projectcleanwater.org/pdf/Model%20Program%20Municipal%20Facilities.pdf Housekeeping Practices SC-60 January 2003 California Stormwater BMP Handbook 1 of 3 Municipal www.cabmphandbooks.com Description Promote efficient and safe housekeeping practices (storage, use, and cleanup) when handling potentially harmful materials such as fertilizers, pesticides, cleaning solutions, paint products, automotive products, and swimming pool chemicals. Related information is provided in BMP fact sheets SC-11 Spill Prevention, Control & Cleanup and SC-34 Waste Handling & Disposal. Approach Pollution Prevention Purchase only the amount of material that will be needed for foreseeable use. In most cases this will result in cost savings in both purchasing and disposal. See SC-61 Safer Alternative Products for additional information. Be aware of new products that may do the same job with less environmental risk and for less or the equivalent cost. Total cost must be used here; this includes purchase price, transportation costs, storage costs, use related costs, clean up costs and disposal costs. Suggested Protocols General Keep work sites clean and orderly. Remove debris in a timely fashion. Sweep the area. Dispose of wash water, sweepings, and sediments, properly. Recycle or dispose of fluids properly. Establish a daily checklist of office, yard and plant areas to confirm cleanliness and adherence to proper storage and security. Specific employees should be assigned specific inspection responsibilities and given the authority to remedy any problems found. Post waste disposal charts in appropriate locations detailing for each waste its hazardous nature (poison, corrosive, flammable), prohibitions on its disposal (dumpster, drain, sewer) and the recommended disposal method (recycle, sewer, burn, storage, landfill). Summarize the chosen BMPs applicable to your operation and post them in appropriate conspicuous places. Objectives Cover Contain Educate Reduce/Minimize Product Substitution Targeted Constituents Sediment ; Nutrients ; Trash ; Metals ; Bacteria ; Oil and Grease ; Organics ; Oxygen Demanding ; SC-60 Housekeeping Practices 2 of 3 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Require a signed checklist from every user of any hazardous material detailing amount taken, amount used, amount returned and disposal of spent material. Do a before audit of your site to establish baseline conditions and regular subsequent audits to note any changes and whether conditions are improving or deteriorating. Keep records of water, air and solid waste quantities and quality tests and their disposition. Maintain a mass balance of incoming, outgoing and on hand materials so you know when there are unknown losses that need to be tracked down and accounted for. Use and reward employee suggestions related to BMPs, hazards, pollution reduction, work place safety, cost reduction, alternative materials and procedures, recycling and disposal. Have, and review regularly, a contingency plan for spills, leaks, weather extremes etc. Make sure all employees know about it and what their role is so that it comes into force automatically. Training Train all employees, management, office, yard, manufacturing, field and clerical in BMPs and pollution prevention and make them accountable. Train municipal employees who handle potentially harmful materials in good housekeeping practices. Train personnel who use pesticides in the proper use of the pesticides. The California Department of Pesticide Regulation license pesticide dealers, certify pesticide applicators and conduct onsite inspections. Train employees and contractors in proper techniques for spill containment and cleanup. The employee should have the tools and knowledge to immediately begin cleaning up a spill if one should occur. Spill Response and Prevention Refer to SC-11, Spill Prevention, Control & Cleanup. Keep your Spill Prevention Control and Countermeasure (SPCC) plant up-to-date, and implement accordingly. Have spill cleanup materials readily available and in a known location. Cleanup spills immediately and use dry methods if possible. Properly dispose of spill cleanup material. Other Considerations There are no major limitations to this best management practice. There are no regulatory requirements to this BMP. Existing regulations already require municipalities to properly store, use, and dispose of hazardous materials Housekeeping Practices SC-60 January 2003 California Stormwater BMP Handbook 3 of 3 Municipal www.cabmphandbooks.com Requirements Costs Minimal cost associated with this BMP. Implementation of good housekeeping practices may result in cost savings as these procedures may reduce the need for more costly BMPs. Maintenance Ongoing maintenance required to keep a clean site. Level of effort is a function of site size and type of activities. Supplemental Information Further Detail of the BMP The California Integrated Waste Management Board’s Recycling Hotline, 1-800-553-2962, provides information on household hazardous waste collection programs and facilities. Examples There are a number of communities with effective programs. The most pro-active include Santa Clara County and the City of Palo Alto, the City and County of San Francisco, and the Municipality of Metropolitan Seattle (Metro). References and Resources British Columbia Lake Stewardship Society. Best Management Practices to Protect Water Quality from Non-Point Source Pollution. March 2000. http://www.nalms.org/bclss/bmphome.html#bmp King County Stormwater Pollution Control Manual - http://dnr.metrokc.gov/wlr/dss/spcm.htm Model Urban Runoff Program: A How-To Guide for Developing Urban Runoff Programs for Small Municipalities, Prepared by City of Monterey, City of Santa Cruz, California Coastal Commission, Monterey Bay National Marine Sanctuary, Association of Monterey Bay Area Governments, Woodward-Clyde, Central Coast Regional Water Quality Control Board. July, 1998, Revised by California Coastal Commission, February 2002. Orange County Stormwater Program http://www.ocwatersheds.com/stormwater/swp_introduction.asp San Mateo STOPPP - (http://stoppp.tripod.com/bmp.html) Safer Alternative Products SC-61 January 2003 California Stormwater BMP Handbook 1 of 4 Municipal www.cabmphandbooks.com Descriptions Promote the use of less harmful products. Alternatives exist for most product classes including chemical fertilizers, pesticides, cleaning solutions, janitorial chemicals, automotive and paint products, and consumables (batteries, fluorescent lamps). Approach Develop a comprehensive program based on: The “Precautionary Principle,” which is an alternative to the "Risk Assessment" model that says it's acceptable to use a potentially harmful product until physical evidence of its harmful effects are established and deemed too costly from an environmental or public health perspective. For instance, a risk assessment approach might say it's acceptable to use a pesticide until there is direct proof of an environmental impact. The Precautionary Principle approach is used to evaluate whether a given product is safe, whether it is really necessary, and whether alternative products would perform just as well. Environmentally Preferable Purchasing Program to minimize the purchase of products containing hazardous ingredients used in the facility's custodial services, fleet maintenance, and facility maintenance in favor of using alternate products that pose less risk to employees and to the environment. Integrated Pest Management (IPM) or Less-Toxic Pesticide Program, which uses a pest management approach that minimizes the use of toxic chemicals and gets rid of pests by methods that pose a lower risk to employees, the public, and the environment. Energy Efficiency Program including no-cost and low-cost energy conservation and efficiency actions that can reduce both energy consumption and electricity bills, along with long-term energy efficiency investments. Consider the following mechanisms for developing and implementing a comprehensive program: Policies Procedures - Standard operating procedures (SOPs) - Purchasing guidelines and procedures Objectives Educate Reduce/Minimize Product Substitution Targeted Constituents Sediment Nutrients ; Trash Metals ; Bacteria Oil and Grease ; Organics ; Oxygen Demanding SC-61 Safer Alternative Products 2 of 4 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com - Bid packages (services and supplies) Materials - Preferred or approved product and supplier lists - Product and supplier evaluation criteria - Training sessions and manuals - Fact sheets for employees Training Employees who handle potentially harmful materials in the use of safer alternatives. Purchasing departments should be encouraged to procure less hazardous materials and products that contain little or no harmful substances or TMDL pollutants. Regulations This BMP has no regulatory requirements. Existing regulations already encourage facilities to reduce the use of hazardous materials through incentives such as reduced: Specialized equipment storage and handling requirements, Stormwater runoff sampling requirements, Training and licensing requirements, and Record keeping and reporting requirements. Equipment There are no major equipment requirements to this BMP. Limitations Alternative products may not be available, suitable, or effective in every case. Requirements Costs The primary cost is for staff time to: 1) develop new policies and procedures and 2) educate purchasing departments and employees who handle potentially harmful materials about the availability, procurement, and use of safer alternatives. Some alternative products may be slightly more expensive than conventional products. Supplemental Information Employees and contractors / service providers can both be educated about safer alternatives by using information developed by a number of organizations including the references and resources listed below. Safer Alternative Products SC-61 January 2003 California Stormwater BMP Handbook 3 of 4 Municipal www.cabmphandbooks.com The following discussion provides some general information on safer alternatives. More specific information on particular hazardous materials and the available alternatives may be found in the references and resources listed below. Automotive products – Less toxic alternatives are not available for many automotive products, especially engine fluids. But there are alternatives to grease lubricants, car polishes, degreasers, and windshield washer solution. Rerefined motor oil is also available. Vehicle/Trailer lubrication – Fifth wheel bearings on trucks require routine lubrication. Adhesive lubricants are available to replace typical chassis grease. Cleaners – Vegetables-based or citrus-based soaps are available to replace petroleum-based soaps/detergents. Paint products – Water-based paints, wood preservatives, stains, and finishes are available. Pesticides – Specific alternative products or methods exist to control most insects, fungi, and weeds. Chemical Fertilizers – Compost and soil amendments are natural alternatives. Consumables – Manufacturers have either reduced or are in the process of reducing the amount of heavy metals in consumables such as batteries and fluorescent lamps. All fluorescent lamps contain mercury, however low-mercury containing lamps are now available from most hardware and lighting stores. Fluorescent lamps are also more energy efficient than the average incandescent lamp. Janitorial chemicals – Even biodegradable soap can harm fish and wildlife before it biodegrades. Biodegradable does not mean non-toxic. Safer products and procedures are available for floor stripping and cleaning, as well as carpet, glass, metal, and restroom cleaning and disinfecting. Examples There are a number of business and trade associations, and communities with effective programs. Some of the more prominent are listed below in the references and resources section. References and Resources Note: Many of these references provide alternative products for materials that typically are used inside and disposed to the sanitary sewer as well as alternatives to products that usually end up in the storm drain. General Sustainable Practices and Pollution Prevention Including Pollutant- Specific Information California Department of Toxic Substances Control (www.dtsc.ca.gov) California Integrated Waste Management Board (www.ciwmb.ca.gov) City of Santa Monica (www.santa-monica.org/environment) City of Palo Alto (www.city.palo-alto.ca.us/cleanbay) SC-61 Safer Alternative Products 4 of 4 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com City and County of San Francisco, Department of the Environment (www.ci.sf.ca.us/sfenvironment) Earth 911 (www.earth911.org/master.asp) Environmental Finance Center Region IX (www.greenstart.org/efc9) Flex Your Power (www.flexyourpower.ca.gov) GreenBiz.com (www.greenbiz.com) Green Business Program (www.abag.org/bayarea/enviro/gbus/gb.html) Pacific Industrial and Business Association (www.piba.org) Sacramento Clean Water Business Partners (www.sacstormwater.org) USEPA BMP fact sheet – Alternative products (http://cfpub.epa.gov/npdes/stormwater/menuofbmps/poll_2.cfm) USEPA Region IX Pollution Prevention Program (www.epa.gov/region09/p2) Western Regional Pollution Prevention Network (www.westp2net.org) Metals (mercury, copper) National Electrical Manufacturers Association - Environment, Health and Safety (www.nema.org) Sustainable Conservation (www.suscon.org) Auto Recycling Project Brake Pad Partnership Pesticides and Chemical Fertilizers Bio-Integral Resource Center (www.birc.org) California Department of Pesticide Regulation (www.cdpr.ca.gov) University of California Statewide IPM Program (www.ipm.ucdavis.edu/default.html) Dioxins Bay Area Dioxins Project (http://dioxin.abag.ca.gov/) Plaza and Sidewalk Cleaning SC-71 January 2003 California Stormwater BMP Handbook 1 of 5 Municipal www.cabmphandbooks.com Description Pollutants on sidewalks and other pedestrian traffic areas and plazas are typically due to littering and vehicle use. This fact sheet describes good housekeeping practices that can be incorporated into the municipality’s existing cleaning and maintenance program. Approach Pollution Prevention Use dry cleaning methods whenever practical for surface cleaning activities. Use the least toxic materials available (e.g. water based paints, gels or sprays for graffiti removal). Suggested Protocols Surface Cleaning Regularly broom (dry) sweep sidewalk, plaza and parking lot areas to minimize cleaning with water. Dry cleanup first (sweep, collect, and dispose of debris and trash) when cleaning sidewalks or plazas, then wash with or without soap. Block the storm drain or contain runoff when cleaning with water. Discharge wash water to landscaping or collect water and pump to a tank or discharge to sanitary sewer if allowed. (Permission may be required from local sanitation district.) Objectives Cover Contain Educate Reduce/Minimize Product Substitution Targeted Constituents Sediment ; Nutrients ; Trash ; Metals ; Bacteria ; Oil and Grease ; Organics ; Oxygen Demanding ; SC-71 Plaza and Sidewalk Cleaning 2 of 5 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Block the storm drain or contain runoff when washing parking areas, driveways or drive- throughs. Use absorbents to pick up oil; then dry sweep. Clean with or without soap. Collect water and pump to a tank or discharge to sanitary sewer if allowed. Street Repair and Maintenance. Graffiti Removal Avoid graffiti abatement activities during rain events. Implement the procedures under Painting and Paint Removal in SC-70 Roads, Streets, and Highway Operation and Maintenance fact sheet when graffiti is removed by painting over. Direct runoff from sand blasting and high pressure washing (with no cleaning agents) into a dirt or landscaped area after treating with an appropriate filtering device. Plug nearby storm drain inlets and vacuum/pump wash water to the sanitary sewer if authorized to do so if a graffiti abatement method generates wash water containing a cleaning compound (such as high pressure washing with a cleaning compound). Ensure that a non-hazardous cleaning compound is used or dispose as hazardous waste, as appropriate. Surface Removal and Repair Schedule surface removal activities for dry weather if possible. Avoid creating excess dust when breaking asphalt or concrete. Take measures to protect nearby storm drain inlets prior to breaking up asphalt or concrete (e.g. place hay bales or sand bags around inlets). Clean afterwards by sweeping up as much material as possible. Designate an area for clean up and proper disposal of excess materials. Remove and recycle as much of the broken pavement as possible to avoid contact with rainfall and stormwater runoff. When making saw cuts in pavement, use as little water as possible. Cover each storm drain inlet completely with filter fabric during the sawing operation and contain the slurry by placing straw bales, sandbags, or gravel dams around the inlets. After the liquid drains or evaporates, shovel or vacuum the slurry residue from the pavement or gutter and remove from site. Always dry sweep first to clean up tracked dirt. Use a street sweeper or vacuum truck. Do not dump vacuumed liquid in storm drains. Once dry sweeping is complete, the area may be hosed down if needed. Wash water should be directed to landscaping or collected and pumped to the sanitary sewer if allowed. Concrete Installation and Repair Schedule asphalt and concrete activities for dry weather. Plaza and Sidewalk Cleaning SC-71 January 2003 California Stormwater BMP Handbook 3 of 5 Municipal www.cabmphandbooks.com Take measures to protect any nearby storm drain inlets and adjacent watercourses, prior to breaking up asphalt or concrete (e.g. place san bags around inlets or work areas). Limit the amount of fresh concrete or cement mortar mixed, mix only what is needed for the job. Store concrete materials under cover, away from drainage areas. Secure bags of cement after they are open. Be sure to keep wind-blown cement powder away from streets, gutters, storm drains, rainfall, and runoff. Return leftover materials to the transit mixer. Dispose of small amounts of hardened excess concrete, grout, and mortar in the trash. Do not wash sweepings from exposed aggregate concrete into the street or storm drain. Collect and return sweepings to aggregate base stockpile, or dispose in the trash. Protect applications of fresh concrete from rainfall and runoff until the material has dried. Do not allow excess concrete to be dumped onsite, except in designated areas. Wash concrete trucks off site or in designated areas on site designed to preclude discharge of wash water to drainage system. Controlling Litter Post “No Littering” signs and enforce anti-litter laws. Provide litter receptacles in busy, high pedestrian traffic areas of the community, at recreational facilities, and at community events. Cover litter receptacles and clean out frequently to prevent leaking/spillage or overflow. Clean parking lots on a regular basis with a street sweeper. Training Provide regular training to field employees and/or contractors regarding surface cleaning and proper operation of equipment. Train employee and contractors in proper techniques for spill containment and cleanup. Use a training log or similar method to document training. Spill Response and Prevention Refer to SC-11, Spill Prevention, Control & Cleanup. Have spill cleanup materials readily available and in a known location. Cleanup spills immediately and use dry methods if possible. Properly dispose of spill cleanup material. SC-71 Plaza and Sidewalk Cleaning 4 of 5 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Other Considerations Limitations related to sweeping activities at large parking facilities may include current sweeper technology to remove oil and grease. Surface cleaning activities that require discharges to the local sewering agency will require coordination with the agency. Arrangements for disposal of the swept material collected must be made, as well as accurate tracking of the areas swept and the frequency of sweeping. Requirements Costs The largest expenditures for sweeping and cleaning of sidewalks, plazas, and parking lots are in staffing and equipment. Sweeping of these areas should be incorporated into street sweeping programs to reduce costs. Maintenance Not applicable Supplemental Information Further Detail of the BMP Community education, such as informing residents about their options for recycling and waste disposal, as well as the consequences of littering, can instill a sense of citizen responsibility and potentially reduce the amount of maintenance required by the municipality. Additional BMPs that should be considered for parking lot areas include: Allow sheet runoff to flow into biofilters (vegetated strip and swale) and infiltration devices. Utilize sand filters or oleophilic collectors for oily waste in low concentrations. Arrange rooftop drains to prevent drainage directly onto paved surfaces. Design lot to include semi-permeable hardscape. Structural BMPs such as storm drain inlet filters can be very effective in reducing the amount of pollutants discharged from parking facilities during periods of rain. References and Resources Bay Area Stormwater Management Agencies Association (BASMAA). 1996. Pollution From Surface Cleaning Folder http://www.basmaa.org Model Urban Runoff Program: A How-To Guide for Developing Urban Runoff Programs for Small Municipalities. Prepared by City of Monterey, City of Santa Cruz, California Coastal Commission, Monterey Bay National Marine Sanctuary, Association of Monterey Bay Area Governments, Woodward-Clyde, Central Coast Regional Water Quality Control Board. July. 1998. Plaza and Sidewalk Cleaning SC-71 January 2003 California Stormwater BMP Handbook 5 of 5 Municipal www.cabmphandbooks.com Oregon Association of Clean Water Agencies. Oregon Municipal Stormwater Toolbox for Maintenance Practices. June 1998. Orange County Stormwater Program http://www.ocwatersheds.com/stormwater/swp_introduction.asp Santa Clara Valley Urban Runoff Pollution Prevention Program. 1997 Urban Runoff Management Plan. September 1997, updated October 2000. Santa Clara Valley Urban Runoff Pollution Prevention Program. Maintenance Best Management Practices for the Construction Industry. Brochures: Landscaping, Gardening, and Pool; Roadwork and Paving; and Fresh Concrete and Mortar Application. June 2001. San Diego Stormwater Co-permittees Jurisdictional Urban Runoff Management Plan. 2001. Municipal Activities Model Program Guidance. November. Landscape Maintenance SC-73 January 2003 California Stormwater BMP Handbook 1 of 6 Municipal www.cabmphandbooks.com Description Landscape maintenance activities include vegetation removal; herbicide and insecticide application; fertilizer application; watering; and other gardening and lawn care practices. Vegetation control typically involves a combination of chemical (herbicide) application and mechanical methods. All of these maintenance practices have the potential to contribute pollutants to the storm drain system. The major objectives of this BMP are to minimize the discharge of pesticides, herbicides and fertilizers to the storm drain system and receiving waters; prevent the disposal of landscape waste into the storm drain system by collecting and properly disposing of clippings and cuttings, and educating employees and the public. Approach Pollution Prevention Implement an integrated pest management (IPM) program. IPM is a sustainable approach to managing pests by combining biological, cultural, physical, and chemical tools. Choose low water using flowers, trees, shrubs, and groundcover. Consider alternative landscaping techniques such as naturescaping and xeriscaping. Conduct appropriate maintenance (i.e. properly timed fertilizing, weeding, pest control, and pruning) to help preserve the landscapes water efficiency. Objectives Contain Educate Reduce/Minimize Product Substitution Targeted Constituents Sediment ; Nutrients ; Trash ; Metals Bacteria Oil and Grease Organics Oxygen Demanding ; SC-73 Landscape Maintenance 2 of 6 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Consider grass cycling (grass cycling is the natural recycling of grass by leaving the clippings on the lawn when mowing. Grass clippings decompose quickly and release valuable nutrients back into the lawn). Suggested Protocols Mowing, Trimming, and Weeding Whenever possible use mechanical methods of vegetation removal (e.g mowing with tractor- type or push mowers, hand cutting with gas or electric powered weed trimmers) rather than applying herbicides. Use hand weeding where practical. Avoid loosening the soil when conducting mech anical or manual weed control, this could lead to erosion. Use mulch or other erosion control measures when soils are exposed. Performing mowing at optimal times. Mowing should not be performed if significant rain events are predicted. Mulching mowers may be recommended for certain flat areas. Other techniques may be employed to minimize mowing such as selective vegetative planting using low maintenance grasses and shrubs. Collect lawn and garden clippings, pruning waste, tree trimmings, and weeds. Chip if necessary, and compost or dispose of at a landfill (see waste management section of this fact sheet). Place temporarily stockpiled material away from watercourses, and berm or cover stockpiles to prevent material releases to storm drains. Planting Determine existing native vegetation features (location, species, size, function, importance) and consider the feasibility of protecting them. Consider elements such as their effect on drainage and erosion, hardiness, maintenance requirements, and possible conflicts between preserving vegetation and the resulting maintenance needs. Retain and/or plant selected native vegetation whose features are determined to be beneficial, where feasible. Native vegetation usually requires less maintenance (e.g., irrigation, fertilizer) than planting new vegetation. Consider using low water use groundcovers when planting or replanting. Waste Management Compost leaves, sticks, or other collected vegetation or dispose of at a permitted landfill. Do not dispose of collected vegetation into waterways or storm drainage systems. Place temporarily stockpiled material away from watercourses and storm drain inlets, and berm or cover stockpiles to prevent material releases to the storm drain system. Reduce the use of high nitrogen fertilizers that produce excess growth requiring more frequent mowing or trimming. Landscape Maintenance SC-73 January 2003 California Stormwater BMP Handbook 3 of 6 Municipal www.cabmphandbooks.com Avoid landscape wastes in and around storm drain inlets by either using bagging equipment or by manually picking up the material. Irrigation Where practical, use automatic timers to minimize runoff. Use popup sprinkler heads in areas with a lot of activity or where there is a chance the pipes may be broken. Consider the use of mechanisms that reduce water flow to sprinkler heads if broken. Ensure that there is no runoff from the landscaped area(s) if re-claimed water is used for irrigation. If bailing of muddy water is required (e.g. when repairing a water line leak), do not put it in the storm drain; pour over landscaped areas. Irrigate slowly or pulse irrigate to prevent runoff and then only irrigate as much as is needed. Apply water at rates that do not exceed the infiltration rate of the soil. Fertilizer and Pesticide Management Utilize a comprehensive management system that incorporates integrated pest management (IPM) techniques. There are many methods and types of IPM, including the following: - Mulching can be used to prevent weeds where turf is absent, fencing installed to keep rodents out, and netting used to keep birds and insects away from leaves and fruit. - Visible insects can be removed by hand (with gloves or tweezers) and placed in soapy water or vegetable oil. Alternatively, insects can be sprayed off the plant with water or in some cases vacuumed off of larger plants. - Store-bought traps, such as species-specific, pheromone-based traps or colored sticky cards, can be used. - Slugs can be trapped in small cups filled with beer that are set in the ground so the slugs can get in easily. - In cases where microscopic parasites, such as bacteria and fungi, are causing damage to plants, the affected plant material can be removed and disposed of (pruning equipment should be disinfected with bleach to prevent spreading the disease organism). - Small mammals and birds can be excluded using fences, netting, tree trunk guards. - Beneficial organisms, such as bats, birds, green lacewings, ladybugs, praying mantis, ground beetles, parasitic nematodes, trichogramma wasps, seed head weevils, and spiders that prey on detrimental pest species can be promoted. Follow all federal, state, and local laws and regulations governing the use, storage, and disposal of fertilizers and pesticides and training of applicators and pest control advisors. SC-73 Landscape Maintenance 4 of 6 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Use pesticides only if there is an actual pest problem (not on a regular preventative schedule). Do not use pesticides if rain is expected. Apply pesticides only when wind speeds are low (less than 5 mph). Do not mix or prepare pesticides for application near storm drains. Prepare the minimum amount of pesticide needed for the job and use the lowest rate that will effectively control the pest. Employ techniques to minimize off-target application (e.g. spray drift) of pesticides, including consideration of alternative application techniques. Fertilizers should be worked into the soil rather than dumped or broadcast onto the surface. Calibrate fertilizer and pesticide application equipment to avoid excessive application. Periodically test soils for determining proper fertilizer use. Sweep pavement and sidewalk if fertilizer is spilled on these surfaces before applying irrigation water. Purchase only the amount of pesticide that you can reasonably use in a given time period (month or year depending on the product). Triple rinse containers, and use rinse water as product. Dispose of unused pesticide as hazardous waste. Dispose of empty pesticide containers according to the instructions on the container label. Inspection Inspect irrigation system periodically to ensure that the right amount of water is being applied and that excessive runoff is not occurring. Minimize excess watering, and repair leaks in the irrigation system as soon as they are observed. Inspect pesticide/fertilizer equipment and transportation vehicles daily. Training Educate and train employees on use of pesticides and in pesticide application techniques to prevent pollution. Pesticide application must be under the supervision of a California qualified pesticide applicator. Train/encourage municipal maintenance crews to use IPM techniques for managing public green areas. Annually train employees within departments responsible for pesticide application on the appropriate portions of the agency’s IPM Policy, SOPs, and BMPs, and the latest IPM techniques. Landscape Maintenance SC-73 January 2003 California Stormwater BMP Handbook 5 of 6 Municipal www.cabmphandbooks.com Employees who are not authorized and trained to apply pesticides should be periodically (at least annually) informed that they cannot use over-the-counter pesticides in or around the workplace. Use a training log or similar method to document training. Spill Response and Prevention Refer to SC-11, Spill Prevention, Control & Cleanup Have spill cleanup materials readily available and in a know in location Cleanup spills immediately and use dry methods if possible. Properly dispose of spill cleanup material. Other Considerations The Federal Pesticide, Fungicide, and Rodenticide Act and California Title 3, Division 6, Pesticides and Pest Control Operations place strict controls over pesticide application and handling and specify training, annual refresher, and testing requirements. The regulations generally cover: a list of approved pesticides and selected uses, updated regularly; general application information; equipment use and maintenance procedures; and record keeping. The California Department of Pesticide Regulations and the County Agricultural Commission coordinate and maintain the licensing and certification programs. All public agency employees who apply pesticides and herbicides in “agricultural use” areas such as parks, golf courses, rights-of-way and recreation areas should be properly certified in accordance with state regulations. Contracts for landscape maintenance should include similar requirements. All employees who handle pesticides should be familiar with the most recent material safety data sheet (MSDS) files. Municipalities do not have the authority to regulate the use of pesticides by school districts, however the California Healthy Schools Act of 2000 (AB 2260) has imposed requirements on California school districts regarding pesticide use in schools. Posting of notification prior to the application of pesticides is now required, and IPM is stated as the preferred approach to pest management in schools. Requirements Costs Additional training of municipal employees will be required to address IPM techniques and BMPs. IPM methods will likely increase labor cost for pest control which may be offset by lower chemical costs. Maintenance Not applicable SC-73 Landscape Maintenance 6 of 6 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Supplemental Information Further Detail of the BMP Waste Management Composting is one of the better disposal alternatives if locally available. Most municipalities either have or are planning yard waste composting facilities as a means of reducing the amount of waste going to the landfill. Lawn clippings from municipal maintenance programs as well as private sources would probably be compatible with most composting facilities Contractors and Other Pesticide Users Municipal agencies should develop and implement a process to ensure that any contractor employed to conduct pest control and pesticide application on municipal property engages in pest control methods consistent with the IPM Policy adopted by the agency. Specifically, municipalities should require contractors to follow the agency’s IPM policy, SOPs, and BMPs; provide evidence to the agency of having received training on current IPM techniques when feasible; provide documentation of pesticide use on agency property to the agency in a timely manner. References and Resources King County Stormwater Pollution Control Manual. Best Management Practices for Businesses. 1995. King County Surface Water Management. July. On-line: http://dnr.metrokc.gov/wlr/dss/spcm.htm Los Angeles County Stormwater Quality Model Programs. Public Agency Activities http://ladpw.org/wmd/npdes/model_links.cfm Model Urban Runoff Program: A How-To Guide for Developing Urban Runoff Programs for Small Municipalities. Prepared by City of Monterey, City of Santa Cruz, California Coastal Commission, Monterey Bay National Marine Sanctuary, Association of Monterey Bay Area Governments, Woodward-Clyde, Central Coast Regional Water Quality Control Board. July. 1998. Orange County Stormwater Program http://www.ocwatersheds.com/StormWater/swp_introduction.asp Santa Clara Valley Urban Runoff Pollution Prevention Program. 1997 Urban Runoff Management Plan. September 1997, updated October 2000. United States Environmental Protection Agency (USEPA). 2002. Pollution Prevention/Good Housekeeping for Municipal Operations Landscaping and Lawn Care. Office of Water. Office of Wastewater Management. On-line: http://www.epa.gov/npdes/menuofbmps/poll_8.htm Drainage System Maintenance SC-74 January 2003 California Stormwater BMP Handbook 1 of 9 Municipal www.cabmphandbooks.com Description As a consequence of its function, the stormwater conveyance system collects and transports urban runoff that may contain certain pollutants. Maintaining catch basins, stormwater inlets, and other stormwater conveyance structures on a regular basis will remove pollutants, prevent clogging of the downstream conveyance system, restore catch basins’ sediment trapping capacity, and ensure the system functions properly hydraulically to avoid flooding. Approach Suggested Protocols Catch Basins/Inlet Structures Municipal staff should regularly inspect facilities to ensure the following: - Immediate repair of any deterioration threatening structural integrity. - Cleaning before the sump is 40% full. Catch basins should be cleaned as frequently as needed to meet this standard. - Stenciling of catch basins and inlets (see SC-75 Waste Handling and Disposal). Clean catch basins, storm drain inlets, and other conveyance structures in high pollutant load areas just before the wet season to remove sediments and debris accumulated during the summer. Objectives Contain Educate Reduce/Minimize Targeted Constituents Sediment ; Nutrients ; Trash ; Metals ; Bacteria ; Oil and Grease ; Organics ; Oxygen Demanding ; Photo Credit: Geoff Brosseau SC-74 Drainage System Maintenance 2 of 9 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Conduct inspections more frequently during the wet season for problem areas where sediment or trash accumulates more often. Clean and repair as needed. Keep accurate logs of the number of catch basins cleaned. Record the amount of waste collected. Store wastes collected from cleaning activities of the drainage system in appropriate containers or temporary storage sites in a manner that prevents discharge to the storm drain. Dewater the wastes with outflow into the sanitary sewer if permitted. Water should be treated with an appropriate filtering device prior to discharge to the sanitary sewer. If discharge to the sanitary sewer is not allowed, water should be pumped or vacuumed to a tank and properly disposed of. Do not dewater near a storm drain or stream. Except for small communities with relatively few catch basins that may be cleaned manually, most municipalities will require mechanical cleaners such as eductors, vacuums, or bucket loaders. Storm Drain Conveyance System Locate reaches of storm drain with deposit problems and develop a flushing schedule that keeps the pipe clear of excessive buildup. Collect flushed effluent and pump to the sanitary sewer for treatment. Pump Stations Clean all storm drain pump stations prior to the wet season to remove silt and trash. Do not allow discharge from cleaning a storm drain pump station or other facility to reach the storm drain system. Conduct quarterly routine maintenance at each pump station. Inspect, clean, and repair as necessary all outlet structures prior to the wet season. Sample collected sediments to determine if landfill disposal is possible, or illegal discharges in the watershed are occurring. Open Channel Consider modification of storm channel characteristics to improve channel hydraulics, to increase pollutant removals, and to enhance channel/creek aesthetic and habitat value. Conduct channel modification/improvement in accordance with existing laws. Any person, government agency, or public utility proposing an activity that will change the natural (emphasis added) state of any river, stream, or lake in California, must enter into a steam or Lake Alteration Agreement with the Department of Fish and Game. The developer-applicant should also contact local governments (city, county, special districts), other state agencies Drainage System Maintenance SC-74 January 2003 California Stormwater BMP Handbook 3 of 9 Municipal www.cabmphandbooks.com (SWRCB, RWQCB, Department of Forestry, Department of Water Resources), and Federal Corps of Engineers and USFWS Illicit Connections and Discharges During routine maintenance of conveyance system and drainage structures field staff should look for evidence of illegal discharges or illicit connections: - Is there evidence of spills such as paints, discoloring, etc. - Are there any odors associated with the drainage system - Record locations of apparent illegal discharges/illicit connections - Track flows back to potential dischargers and conduct aboveground inspections. This can be done through visual inspection of up gradient manholes or alternate techniques including zinc chloride smoke testing, fluorometric dye testing, physical inspection testing, or television camera inspection. - Once the origin of flow is established, require illicit discharger to eliminate the discharge. Stencil storm drains, where applicable, to prevent illegal disposal of pollutants. Storm drain inlets should have messages such as “Dump No Waste Drains to Stream” stenciled next to them to warn against ignorant or intentional dumping of pollutants into the storm drainage system. Refer to fact sheet SC-10 Non-Stormwater Discharges. Illegal Dumping Regularly inspect and clean up hot spots and other storm drainage areas where illegal dumping and disposal occurs. Establish a system for tracking incidents. The system should be designed to identify the following: - Illegal dumping hot spots - Types and quantities (in some cases) of wastes - Patterns in time of occurrence (time of day/night, month, or year) - Mode of dumping (abandoned containers, “midnight dumping” from moving vehicles, direct dumping of materials, accidents/spills) - Responsible parties Post “No Dumping” signs in problem areas with a phone number for reporting dumping and disposal. Signs should also indicate fines and penalties for illegal dumping. Refer to fact sheet SC-10 Non-Stormwater Discharges. SC-74 Drainage System Maintenance 4 of 9 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com The State Department of Fish and Game has a hotline for reporting violations called Cal TIP (1-800-952-5400). The phone number may be used to report any violation of a Fish and Game code (illegal dumping, poaching, etc.). The California Department of Toxic Substances Control’s Waste Alert Hotline, 1-800- 69TOXIC, can be used to report hazardous waste violations. Training Train crews in proper maintenance activities, including record keeping and disposal. Only properly trained individuals are allowed to handle hazardous materials/wastes. Train municipal employees from all departments (public works, utilities, street cleaning, parks and recreation, industrial waste inspection, hazardous waste inspection, sewer maintenance) to recognize and report illegal dumping. Train municipal employees and educate businesses, contractors, and the general public in proper and consistent methods for disposal. Train municipal staff regarding non-stormwater discharges (See SC-10 Non-Stormwater Discharges). Spill Response and Prevention Refer to SC-11, Prevention, Control & Cleanup Have spill cleanup materials readily available and in a known location. Cleanup spills immediately and use dry methods if possible. Properly dispose of spill cleanup material. Other Considerations Cleanup activities may create a slight disturbance for local aquatic species. Access to items and material on private property may be limited. Trade-offs may exist between channel hydraulics and water quality/riparian habitat. If storm channels or basins are recognized as wetlands, many activities, including maintenance, may be subject to regulation and permitting. Storm drain flushing is most effective in small diameter pipes (36-inch diameter pipe or less, depending on water supply and sediment collection capacity). Other considerations associated with storm drain flushing may include the availability of a water source, finding a downstream area to collect sediments, liquid/sediment disposal, and disposal of flushed effluent to sanitary sewer may be prohibited in some areas. Regulations may include adoption of substantial penalties for illegal dumping and disposal. Municipal codes should include sections prohibiting the discharge of soil, debris, refuse, hazardous wastes, and other pollutants into the storm drain system. Private property access rights may be needed to track illegal discharges up gradient. Drainage System Maintenance SC-74 January 2003 California Stormwater BMP Handbook 5 of 9 Municipal www.cabmphandbooks.com Requirements of municipal ordinance authority for suspected source verification testing for illicit connections necessary for guaranteed rights of entry. Requirements Costs An aggressive catch basin cleaning program could require a significant capital and O&M budget. A careful study of cleaning effectiveness should be undertaken before increased cleaning is implemented. Catch basin cleaning costs are less expensive if vacuum street sweepers are available; cleaning catch basins manually can cost approximately twice as much as cleaning the basins with a vacuum attached to a sweeper. Methods used for illicit connection detection (smoke testing, dye testing, visual inspection, and flow monitoring) can be costly and time-consuming. Site-specific factors, such as the level of impervious area, the density and ages of buildings, and type of land use will determine the level of investigation necessary. Encouraging reporting of illicit discharges by employees can offset costs by saving expense on inspectors and directing resources more efficiently. Some programs have used funds available from “environmental fees” or special assessment districts to fund their illicit connection elimination programs. Maintenance Two-person teams may be required to clean catch basins with vactor trucks. Identifying illicit discharges requires teams of at least two people (volunteers can be used), plus administrative personnel, depending on the complexity of the storm sewer system. Arrangements must be made for proper disposal of collected wastes. Requires technical staff to detect and investigate illegal dumping violations, and to coordinate public education. Supplemental Information Further Detail of the BMP Storm Drain flushing Sanitary sewer flushing is a common maintenance activity used to improve pipe hydraulics and to remove pollutants in sanitary sewer systems. The same principles that make sanitary sewer flushing effective can be used to flush storm drains. Flushing may be designed to hydraulically convey accumulated material to strategic locations, such as to an open channel, to another point where flushing will be initiated, or over to the sanitary sewer and on to the treatment facilities, thus preventing re-suspension and overflow of a portion of the solids during storm events. Flushing prevents “plug flow” discharges of concentrated pollutant loadings and sediments. The deposits can hinder the designed conveyance capacity of the storm drain system and potentially cause backwater conditions in severe cases of clogging. Storm drain flushing usually takes place along segments of pipe with grades that are too flat to maintain adequate velocity to keep particles in suspension. An upstream manhole is selected to place an inflatable device that temporarily plugs the pipe. Further upstream, water is pumped into the line to create a flushing wave. When the upstream reach of pipe is sufficiently full to SC-74 Drainage System Maintenance 6 of 9 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com cause a flushing wave, the inflated device is rapidly deflated with the assistance of a vacuum pump, releasing the backed up water and resulting in the cleaning of the storm drain segment. To further reduce the impacts of stormwater pollution, a second inflatable device, placed well downstream, may be used to re-collect the water after the force of the flushing wave has dissipated. A pump may then be used to transfer the water and accumulated material to the sanitary sewer for treatment. In some cases, an interceptor structure may be more practical or required to re-collect the flushed waters. It has been found that cleansing efficiency of periodic flush waves is dependent upon flush volume, flush discharge rate, sewer slope, sewer length, sewer flow rate, sewer diameter, and population density. As a rule of thumb, the length of line to be flushed should not exceed 700 feet. At this maximum recommended length, the percent removal efficiency ranges between 65- 75 percent for organics and 55-65 percent for dry weather grit/inorganic material. The percent removal efficiency drops rapidly beyond that. Water is commonly supplied by a water truck, but fire hydrants can also supply water. To make the best use of water, it is recommended that reclaimed water be used or that fire hydrant line flushing coincide with storm drain flushing. Flow Management Flow management has been one of the principal motivations for designing urban stream corridors in the past. Such needs may or may not be compatible with the stormwater quality goals in the stream corridor. Downstream flood peaks can be suppressed by reducing through flow velocity. This can be accomplished by reducing gradient with grade control structures or increasing roughness with boulders, dense vegetation, or complex banks forms. Reducing velocity correspondingly increases flood height, so all such measures have a natural association with floodplain open space. Flood elevations laterally adjacent to the stream can be lowered by increasing through flow velocity. However, increasing velocity increases flooding downstream and inherently conflicts with channel stability and human safety. Where topography permits, another way to lower flood elevation is to lower the level of the floodway with drop structures into a large but subtly excavated bowl where flood flows we allowed to spread out. Stream Corridor Planning Urban streams receive and convey stormwater flows from developed or developing watersheds. Planning of stream corridors thus interacts with urban stormwater management programs. If local programs are intended to control or protect downstream environments by managing flows delivered to the channels, then it is logical that such programs should be supplemented by management of the materials, forms, and uses of the downstream riparian corridor. Any proposal for steam alteration or management should be investigated for its potential flow and stability effects on upstream, downstream, and laterally adjacent areas. The timing and rate of flow from various tributaries can combine in complex ways to alter flood hazards. Each section of channel is unique, influenced by its own distribution of roughness elements, management activities, and stream responses. Drainage System Maintenance SC-74 January 2003 California Stormwater BMP Handbook 7 of 9 Municipal www.cabmphandbooks.com Flexibility to adapt to stream features and behaviors as they evolve must be included in stream reclamation planning. The amenity and ecology of streams may be enhanced through the landscape design options of 1) corridor reservation, 2) bank treatment, 3) geomorphic restoration, and 4) grade control. Corridor reservation - Reserving stream corridors and valleys to accommodate natural stream meandering, aggradation, degradation, and over bank flows allows streams to find their own form and generate less ongoing erosion. In California, open stream corridors in recent urban developments have produced recreational open space, irrigation of streamside plantings, and the aesthetic amenity of flowing water. Bank treatment - The use of armoring, vegetative cover, and flow deflection may be used to influence a channel’s form, stability, and biotic habitat. To prevent bank erosion, armoring can be done with rigid construction materials, such as concrete, masonry, wood planks and logs, riprap, and gabions. Concrete linings have been criticized because of their lack of provision of biotic habitat. In contrast, riprap and gabions make relatively porous and flexible linings. Boulders, placed in the bed reduce velocity and erosive power. Riparian vegetation can stabilize the banks of streams that are at or near a condition of equilibrium. Binding networks of roots increase bank shear strength. During flood flows, resilient vegetation is forced into erosion-inhibiting mats. The roughness of vegetation leads to lower velocity, further reducing erosive effects. Structural flow deflection can protect banks from erosion or alter fish habitat. By concentrating flow, a deflector causes a pool to be scoured in the bed. Geomorphic restoration – Restoration refers to alteration of disturbed streams so their form and behavior emulate those of undisturbed streams. Natural meanders are retained, with grading to gentle slopes on the inside of curves to allow point bars and riffle-pool sequences to develop. Trees are retained to provide scenic quality, biotic productivity, and roots for bank stabilization, supplemented by plantings where necessary. A restorative approach can be successful where the stream is already approaching equilibrium. However, if upstream urbanization continues new flow regimes will be generated that could disrupt the equilibrium of the treated system. Grade Control - A grade control structure is a level shelf of a permanent material, such as stone, masonry, or concrete, over which stream water flows. A grade control structure is called a sill, weir, or drop structure, depending on the relation of its invert elevation to upstream and downstream channels. A sill is installed at the preexisting channel bed elevation to prevent upstream migration of nick points. It establishes a firm base level below which the upstream channel can not erode. A weir or check dam is installed with invert above the preexisting bed elevation. A weir raises the local base level of the stream and causes aggradation upstream. The gradient, velocity, and erosive potential of the stream channel are reduced. A drop structure lowers the downstream invert below its preexisting elevation, reducing downstream gradient and velocity. Weirs and drop structure control erosion by dissipating energy and reducing slope velocity. SC-74 Drainage System Maintenance 8 of 9 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com When carefully applied, grade control structures can be highly versatile in establishing human and environmental benefits in stabilized channels. To be successful, application of grade control structures should be guided by analysis of the stream system both upstream and downstream from the area to he reclaimed. Examples The California Department of Water Resources began the Urban Stream Restoration Program in 1985. The program provides grant funds to municipalities and community groups to implement stream restoration projects. The projects reduce damages from streambank aid watershed instability arid floods while restoring streams’ aesthetic, recreational, and fish and wildlife values. In Buena Vista Park, upper floodway slopes are gentle and grassed to achieve continuity of usable park land across the channel of small boulders at the base of the slopes. The San Diego River is a large, vegetative lined channel, which was planted in a variety of species to support riparian wildlife while stabilizing the steep banks of the floodway. References and Resources Ferguson, B.K. 1991. Urban Stream Reclamation, p. 324-322, Journal of Soil and Water Conservation. Los Angeles County Stormwater Quality. Public Agency Activities Model Program. On-line: http://ladpw.org/wmd/npdes/public_TC.cfm Model Urban Runoff Program: A How-To Guide for Developing Urban Runoff Programs for Small Municipalities. Prepared by City of Monterey, City of Santa Cruz, California Coastal Commission, Monterey Bay National Marine Sanctuary, Association of Monterey Bay Area Governments, Woodward-Clyde, Central Coast Regional Water Quality Control Board. July. 1998. Orange County Stormwater Program http://www.ocwatersheds.com/StormWater/swp_introduction.asp Santa Clara Valley Urban Runoff Pollution Prevention Program. 1997 Urban Runoff Management Plan. September 1997, updated October 2000. San Diego Stormwater Co-permittees Jurisdictional Urban Runoff Management Program (URMP) Municipal Activities Model Program Guidance. 2001. Project Clean Water. November. United States Environmental Protection Agency (USEPA). 1999. Stormwater Management Fact Sheet Non-stormwater Discharges to Storm Sewers. EPA 832-F-99-022. Office of Water, Washington, D.C. September. United States Environmental Protection Agency (USEPA). 1999. Stormwater O&M Fact Sheet Catch Basin Cleaning. EPA 832-F-99-011. Office of Water, Washington, D.C. September. Drainage System Maintenance SC-74 January 2003 California Stormwater BMP Handbook 9 of 9 Municipal www.cabmphandbooks.com United States Environmental Protection Agency (USEPA). 2002. Pollution Prevention/Good Housekeeping for Municipal Operations Illegal Dumping Control. On line: http://www.epa.gov/npdes/menuofbmps/poll_7.htm United States Environmental Protection Agency (USEPA). 2002. Pollution Prevention/Good Housekeeping for Municipal Operations Storm Drain System Cleaning. On line: http://www.epa.gov/npdes/menuofbmps/poll_16.htm Waste Handling and Disposal SC-75 January 2003 California Stormwater BMP Handbook 1 of 4 Municipal www.cabmphandbooks.com Description It is important to control litter to eliminate trash and other materials in stormwater runoff. Waste reduction is a major component of waste management and should be encouraged through training and public outreach. Management of waste once it is collected may involve reuse, recycling, or proper disposal. Approach Pollution Prevention Reuse products when possible. Encourage recycling programs with recycling bins, used oil collection, etc. Suggested Protocols Solid Waste Collection Implement procedures, where applicable, to collect, transport, and dispose of solid waste at appropriate disposal facilities in accordance with applicable federal, state, and local laws and regulations. Include properly designed trash storage areas. If feasible provide cover over trash storage areas. Regularly inspect solid waste containers for structural damage. Repair or replace damaged containers as necessary. Objectives Cover Contain Educate Reduce/Reuse Targeted Constituents Sediment ; Nutrients ; Trash ; Metals ; Bacteria ; Oil and Grease ; Organics ; Oxygen Demanding ; SC-75 Waste Handling and Disposal 2 of 4 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Secure solid waste containers; containers must be closed tightly when not in use. Do not fill waste containers with washout water or any other liquid. Ensure that only appropriate solid wastes are added to the solid waste container. Certain wastes such as hazardous wastes, appliances, fluorescent lamps, pesticides, etc. may not be disposed of in solid waste containers (see chemical/ hazardous waste collection section below). Do not mix wastes; this can cause chemical reactions, make recycling impossible, and complicate disposal. Refer to SC-34 Waste Handling and Disposal for more information regarding solid waste facilities. Waste Reduction and Recycling Recycle wastes whenever possible. Many types of waste can be recycled, recycling options for each waste type are limited. All gasoline, antifreeze, waste oil, and lead-acid batteries can be recycled. Latex and oil-based paint can be reused, as well as recycled. Materials that cannot be reused or recycled should either be incinerated or disposed of at a properly permitted landfill. Recycling is always preferable to disposal of unwanted materials. Recycling bins for glass, metal, newspaper, plastic bottles and other recyclable household solid wastes should be provided at public facilities and/or for residential curbside collection. Controlling Litter Post “No Littering” signs and enforce anti-litter laws. Provide litter receptacles in busy, high pedestrian traffic areas of the community, at recreational facilities, and at community events. Clean out and cover litter receptacles frequently to prevent spillage. Illegal Dumping Substances illegally dumped on streets and into the storm drain system and creeks include paints, used oil and other automotive fluids, construction debris, chemicals, fresh concrete, leaves, grass clipping, and pet wastes. Post “No Dumping” signs with a phone number for reporting dumping and disposal. Signs should also indicate fines and penalties for illegal dumping. Landscaping and beautification efforts of hot spots might also discourage future dumping. See SC-74 Drainage System Maintenance, and SC-10 Non-Stormwater Discharges. Waste Handling and Disposal SC-75 January 2003 California Stormwater BMP Handbook 3 of 4 Municipal www.cabmphandbooks.com Requirements Costs The costs for a solid waste source control program vary depending on the type of method. The cost of a community education program or a plan to increase the number of trash receptacles can be very minimal. Costs for structural controls such as trash racks, bar screens, and silt traps can be quite costly ranging from $250,000 to $900,000. A collection facility or curbside collection for used oil may result in significant costs. Commercial locations (automobile service stations, quick oil change centers, etc.) as collection points eliminate hauling and recycling costs. Collection and disposal of hazardous waste can be very expensive and requires trained operators; laboratory and detection equipment; and extensive record keeping including dates, types, and quantities. Use of volunteer work forces can lower storm drain stenciling program costs. Stenciling kits require procurement of durable/disposable items. The stenciling program can aid in the cataloging of the storm drain system. One municipality from the state of Washington has estimated that stenciling kits cost approximately $50 each. Stencils may cost about $8 each including the die cost on an order of 1,000. Re-orders cost about $1/stencil. Stencil designs may be available from other communities. Stencil kits should be provided on a loan basis to volunteer groups free of charge with the understanding that kit remnants are to be returned. Maintenance The primary staff demand for stenciling programs is for program setup to provide marketing and training. Ongoing/follow-up staff time is minimal because of volunteer services. Staffing requirements are minimal for oil recycling programs if collection/recycling is contracted out to a used oil hauler/recycler or required at commercial locations. Staff requirements for maintaining good housekeeping BMPs at waste handling sites is minimal. Supplemental Information Further Detail of the BMP Waste Reduction An approach to reduce stormwater pollution from waste handling and disposal is to assess activities and reduce waste generation. The assessment is designed to find situations where waste can be eliminated or reduced and emissions and environmental damage can be minimized. The assessment involves collecting process specific information, setting pollution prevention targets, and developing, screening and selecting waste reduction options for further study. Starting a waste reduction program is economically beneficial because of reduced raw material purchases and lower waste disposal fees. SC-75 Waste Handling and Disposal 4 of 4 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com References and Resources Best Management Practices Program for Pollution Prevention, City and County of San Francisco, Uribe & Associates, Oakland, California, 1990. Harvard University. 2002. Solid Waste Container Best Management Practices – Fact Sheet On- Line Resources – Environmental Health and Safety. Model Urban Runoff Program: A How-To-Guide for Developing Urban Runoff Programs for Small Municipalities. Prepared by City of Monterey, City of Santa Cruz, California Coastal Commission, Monterey Bay National Marine Sanctuary, Association of Monterey Bay Area Governments, Woodward-Clyde, Central Coast Regional Water Quality Control Board. July 1998. (Revised February 2002 by the California Coastal Commission). Orange County Stormwater Program http://www.ocwatersheds.com/StormWater/swp_introduction.asp. Santa Clara Valley Urban Runoff Pollution Prevention Program. 1997 Urban Runoff Management Plan. September 1997, updated October 2000. Water & Sewer Utility Maintenance SC-76 January 2003 California Stormwater BMP Handbook 1 of 8 Municipal www.cabmphandbooks.com Description Although the operation and maintenance of public utilities are not considered chronic sources of stormwater pollution, some activities and accidents can result in the discharge of pollutants that can pose a threat to both human health and the quality of receiving waters if they enter the storm drain system. Sewage incident response and investigation may involve a coordinated effort between staff from a number of different departments/agencies. Cities that do not provide maintenance of water and sewer utilities must coordinate with the contracting agency responsible for these activities and ensure that these model procedures are followed. Approach Pollution Prevention Inspect potential non-stormwater discharge flow paths and clear/cleanup any debris or pollutants found (i.e. remove trash, leaves, sediment, and wipe up liquids, including oil spills). Suggested Protocols Water Line Maintenance and Cleaning Procedures can be employed to reduce pollutants from discharges associated with water utility operation and maintenance activities. Planned discharges may include fire hydrant testing, flushing water supply mains after new construction, flushing lines due to complaints of taste and odor, dewatering mains for maintenance work. Unplanned discharges from treated, recycled water, raw water, and groundwater systems operation and maintenance activities can occur from water main Objectives Contain Educate Reduce/Minimize Targeted Constituents Sediment ; Nutrients ; Trash Metals Bacteria ; Oil and Grease ; Organics ; Oxygen Demanding ; SC-76 Water & Sewer Utility Maintenance 2 of 8 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com breaks, sheared fire hydrants, equipment malfunction, and operator error. Planned discharges Identify a suitable discharge option in the following order of preference: - Apply to the land. - Reuse water for dust suppression, irrigation, or construction compaction. - Discharge to a sanitary sewer system with approval. - Discharge to the storm drain system using applicable pollution control measures. (Only available to clean water discharges such as water main/ water storage tank/water hydrant flushing). If water is discharged to a storm drain, control measures must be put in place to control potential pollutants (i.e. sediment, chlorine, etc.). Examples of some storm drain protection options include: - Silt fence – appropriate where the inlet drains a relatively flat area. - Gravel and wire mesh sediment filter – Appropriate where concentrated flows are expected. - Wooden weir and fabric – use at curb inlets where a compact installation is desired. Prior to discharge, inspect discharge flow path and clear/cleanup any debris or pollutants found (i.e. remove trash, leaves, sediment, and wipe up liquids, including oil spills). General Design considerations for inlet protection devices include the following: - The device should be constructed such that cleaning and disposal of trapped sediment is made easy, while minimizing interference with discharge activities. - Devices should be constructed so that any standing water resulting from the discharge will not cause excessive inconvenience or flooding/damage to adjacent land or structures. The effectiveness of control devices must be monitored during the discharge period and any necessary repairs or modifications made. Unplanned Discharges Stop the discharge as quickly as possible. Inspect flow path of the discharged water: - Identify erodible areas which may need to be repaired or protected during subsequent repairs or corrective actions Water & Sewer Utility Maintenance SC-76 January 2003 California Stormwater BMP Handbook 3 of 8 Municipal www.cabmphandbooks.com - Identify the potential for pollutants to be washed into the waterway If repairs or corrective action will cause additional discharges of water, select the appropriate procedures for erosion control, chlorine residual, turbidity, and chemical additives. Prevent potential pollutants from entering the flow path. Sanitary Sewer Maintenance Applicable to municipalities who own and operated a sewage collection system. Facilities that are covered under this program include sanitary sewer pipes and pump stations owned and operated by a municipality. The owner of the sanitary sewer facilities is the entity responsible for carrying out this prevention and response program. Clean sewer lines on a regular basis to remove grease, grit, and other debris that may lead to sewer backups. Establish routine maintenance program. Cleaning should be conducted at an established minimum frequency and more frequently for problem areas such as restaurants that are identified Cleaning activities may require removal of tree roots and other identified obstructions. During routine maintenance and inspection note the condition of sanitary sewer structures and identify areas that need repair or maintenance. Items to note may include the following: - Cracked/deteriorating pipes - Leaking joints/seals at manhole - Frequent line plugs - Line generally flows at or near capacity - Suspected infiltration or exfiltration. Prioritize repairs based on the nature and severity of the problem. Immediate clearing of blockage or repair is required where an overflow is currently occurring or for urgent problems that may cause an imminent overflow (e.g. pump station failures, sewer line ruptures, sewer line blockages). These repairs may be temporary until scheduled or capital improvements can be completed. Review previous sewer maintenance records to help identify “hot spots” or areas with frequent maintenance problems and locations of potential system failure. Spills and Overflows Identify and track sanitary sewer discharges. Identify dry weather infiltration and inflow first. Wet weather overflow connections are very difficult to locate. SC-76 Water & Sewer Utility Maintenance 4 of 8 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Locate wet weather overflows and leaking sanitary sewers using conventional source identification techniques such as monitoring and field screening. Techniques used to identify other illicit connection sources can also be used for sewer system evaluation surveys (see SC74 Drainage System Operation and Maintenance). Implement community awareness programs for monitoring sanitary sewer wet weather overflows. A citizen’s hotline for reporting observed overflow conditions should be established to supplement field screening efforts. Establish lead department/agency responsible for spill response and containment. Provide coordination within departments. When a spill, leak, and/or overflow occurs and when disinfecting a sewage contaminated area, take every effort to ensure that the sewage, disinfectant and/or sewage treated with the disinfectant is not discharged to the storm drain system or receiving waters. Methods may include: - Blocking storm drain inlets and catch basins - Containing and diverting sewage and disinfectant away from open channels and other storm drain fixtures (using sandbags, inflatable dams, etc.) - Removing the material with vacuum equipment Record required information at the spill site. Perform field tests as necessary to determine the source of the spill. Develop notification procedures regarding spill reporting. Septic Systems Ensure that homeowners, installers, and inspectors are educated in proper maintenance of septic systems. This may require coordination with staff from other departments. Outreach to homeowners should include inspection reminders informing then that inspection and perhaps maintenance is due for their systems. Recommend that the system be inspected annually and pumped-out regularly. Programs which seek to address failing septic systems should consider using field screening to pinpoint areas where more detailed onsite inspection surveys are warranted. Training Conduct annual training of water utility personnel and service contractors. (field screening, sampling, smoke/dye testing, TV inspection). OSHA-required Health and Safety Training 29 CFR 1910.120 plus annual Refresher Training (as needed). OSHA Confined Space Entry training (Cal-OSHA Confined Space, Title 8 and federal OSHA 29 CFR 1910.146). Water & Sewer Utility Maintenance SC-76 January 2003 California Stormwater BMP Handbook 5 of 8 Municipal www.cabmphandbooks.com Spill Response and Prevention See previous section regarding spills and overflows. Refer to SC-11, Spill Prevention, Control & Cleanup. Have spill cleanup materials readily available and in a known location. Cleanup spills immediately and use dry methods if possible. Properly dispose of spill cleanup material. Other Considerations Enact ordinance granting “right-of-entry” to locate potentially responsible parties for sewer overflows. Reliance on individual onsite inspection to detect failed septic systems can be a major limitation. The individual onsite inspection is very labor-intensive and requires access to private property to pinpoint the exact location of the failing system. A significant limitation to correcting failing septic systems is the lack of techniques available for detecting individual failed septic systems. Requirements Costs Departmental cooperation recommended for sharing or borrowing staff resources and equipment from municipal wastewater department. Infiltration, inflow, and wet weather overflows from sanitary sewers are very labor and equipment intensive to locate. The costs associated with detecting and correcting septic system failures are subject to a number of factors, including availability of trained personnel, cost of materials, and the level of follow-up required to fix the system problems. Maintenance Minimum 2-person teams to perform field screening and associated sampling. Larger teams required for implementing other techniques (i.e. zinc chloride smoke testing, fluorometric dye testing, television camera inspection and physical inspection with confined space entry) to identify sewer system leaks. Program coordination required for handling emergencies, record keeping, etc. Many of the problems associated with improper use of septic systems may be attributed to lack of user knowledge on operation and maintenance. Educational materials for homeowners and training courses for installers and inspectors can reduce the incidence of pollution from these widespread and commonly used pollution control devices. SC-76 Water & Sewer Utility Maintenance 6 of 8 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Supplemental Information Further Detail of the BMP Onsite Sewage Disposal Systems New onsite sewage disposal systems should be designed, located, and installed away from open waterbodies and sensitive resources such as wetlands and floodplains. A protective separation between the OSDS and groundwater should also be established. OSDSs should be operated and maintained to prevent surface water discharges and reduce pollutant loadings to groundwater. Inspection of OSDSs should occur regularly and repairs made immediately. New or replacement plumbing fixtures should be of the high efficiency type. Typical Sanitary Sewer Problems Old and deteriorated main and lateral pipes - Sewers range in age from 30 to 100 years with an average age of 50 years. Cracked sewer pipes - Existing sewers are mostly clay pipes which can crack as they deteriorate with age and also by earth movement. Misaligned and open pipe joints - Most of the mortar used to seal the joints between sections of clay pipe has deteriorated. Undersized sewer pipe - The existing sewer system is overloaded due to new sewer hook- ups, underground water infiltration, and illegal roof and/or yard drain connections. Defective manholes - Old manholes are made of bricks. Typical problems associated with brick manholes are loose bricks, missing bricks, and misaligned manholes. Missing and/or unrecorded sewer pipes and manholes - This problem is typical in the easement/backline sewer. Sewer pipe locations shown on the sewer record map are different from the actual sewer location. Sewer main under houses and other improvements - Complaints of sewer main alignment crossing the house and other improvements. A solution to this problem requires an agreement with the property owner for a new sewer easement at a relocated line. Causes of Sanitary Sewer Backups Root infiltration - Tree roots are a major cause of backups. Water inflow/infiltration - Rain water entering the sewer pipe causes overflows. Solids - Typical solids that buildup in the pipe and cause backups are grease, dirt, bones, tampons, paper towels, diapers, broken dishware, garbage, concrete, and debris. Structural defects in pipes and manholes - Sags in the line, cracks, holes, protruding laterals, misaligned pipe, offset joints are all possible causes of backups. Water & Sewer Utility Maintenance SC-76 January 2003 California Stormwater BMP Handbook 7 of 8 Municipal www.cabmphandbooks.com Design Considerations Sanitary sewer overflows can often be reduced or eliminated by a number of practices, in addition to sewer system cleaning and maintenance, including the following: Reducing infiltration and inflow through rehabilitation and repair of broken or leaking sewer lines. Enlarging or upgrading the capacity of sewer lines, pump stations, or sewage treatment plants. Constructing wet weather storage and treatment facilities to treat excess flows. Addressing SSOs during sewer system master planning and facilities planning. Septic Systems Two field screening techniques that have been used with success at identifying possible locations of failing septic systems are the brightener test and color infrared (CIR) aerial photography. The first involves the use of specific phosphorus-based elements found in many laundry products, often called brighteners, as an indicator of the presence of failing onsite wastewater systems. The second technique uses color infrared (CIR) aerial photography to characterize the performance of septic systems. This method has been found to be a quick and cost-effective method for assessing the potential impacts of failing systems and uses variations in vegetative growth or stress patterns over septic system field lines to identify those systems that may potentially be malfunctioning. Then a more detailed onsite visual and physical inspection will confirm whether the system has truly failed and the extent of the repairs needed. These inspections may be carried out by county health departments or other authorized personnel. References and Resources Alameda Countywide Clean Water Program on-line http://www.ci.berkeley.ca.us/pw/Storm/stormala.html Los Angeles County Stormwater Quality. Public Agency Activities Model Program. On-line: http://ladpw.org/wmd/npdes/public_TC.cfm Orange County Stormwater Program http://www.ocwatersheds.com/StormWater/swp_introduction.asp Santa Clara Valley Urban Runoff Pollution Prevention Program. 1997 Urban Runoff Management Plan. September 1997, updated October 2000. Santa Clara Valley Urban Runoff Pollution Prevention Program. 1998. Water Utility Operation and Maintenance Discharge Pollution Prevention Plan. June United States Environmental Protection Agency (USEPA). 2001. Illicit Discharge Detection and Elimination. On-line: http://cfpub.epa.gov/npdes/stormwater/menuofbmps/illi_1.cfm SC-76 Water & Sewer Utility Maintenance 8 of 8 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com United States Environmental Protection Agency (USEPA). 2001. Pollution Prevention/Good Housekeeping for Municipal Operators Septic System Controls. On-line: http://www.epa.gov/npdes/menuofbmps/poll_14.htm Infiltration Basin TC-11 January 2003 California Stormwater BMP Handbook 1 of 8 New Development and Redevelopment www.cabmphandbooks.com Description An infiltration basin is a shallow impoundment that is designed to infiltrate stormwater. Infiltration basins use the natural filtering ability of the soil to remove pollutants in stormwater runoff. Infiltration facilities store runoff until it gradually exfiltrates through the soil and eventually into the water table. This practice has high pollutant removal efficiency and can also help recharge groundwater, thus helping to maintain low flows in stream systems. Infiltration basins can be challenging to apply on many sites, however, because of soils requirements. In addition, some studies have shown relatively high failure rates compared with other management practices. California Experience Infiltration basins have a long history of use in California, especially in the Central Valley. Basins located in Fresno were among those initially evaluated in the National Urban Runoff Program and were found to be effective at reducing the volume of runoff, while posing little long-term threat to groundwater quality (EPA, 1983; Schroeder, 1995). Proper siting of these devices is crucial as underscored by the experience of Caltrans in siting two basins in Southern California. The basin with marginal separation from groundwater and soil permeability failed immediately and could never be rehabilitated. Advantages Provides 100% reduction in the load discharged to surface waters. The principal benefit of infiltration basins is the approximation of pre-development hydrology during which a Design Considerations Soil for Infiltration Slope Aesthetics Targeted Constituents ; Sediment ; Nutrients ; Trash ; Metals ; Bacteria ; Oil and Grease ; Organics Legend (Removal Effectiveness) z Low High ▲ Medium TC-11 Infiltration Basin 2 of 8 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com significant portion of the average annual rainfall runoff is infiltrated and evaporated rather than flushed directly to creeks. If the water quality volume is adequately sized, infiltration basins can be useful for providing control of channel forming (erosion) and high frequency (generally less than the 2-year) flood events. Limitations May not be appropriate for industrial sites or locations where spills may occur. Infiltration basins require a minimum soil infiltration rate of 0.5 inches/hour, not appropriate at sites with Hydrologic Soil Types C and D. If infiltration rates exceed 2.4 inches/hour, then the runoff should be fully treated prior to infiltration to protect groundwater quality. Not suitable on fill sites or steep slopes. Risk of groundwater contamination in very coarse soils. Upstream drainage area must be completely stabilized before construction. Difficult to restore functioning of infiltration basins once clogged. Design and Sizing Guidelines Water quality volume determined by local requirements or sized so that 85% of the annual runoff volume is captured. Basin sized so that the entire water quality volume is infiltrated within 48 hours. Vegetation establishment on the basin floor may help reduce the clogging rate. Construction/Inspection Considerations Before construction begins, stabilize the entire area draining to the facility. If impossible, place a diversion berm around the perimeter of the infiltration site to prevent sediment entrance during construction or remove the top 2 inches of soil after the site is stabililized. Stabilize the entire contributing drainage area, including the side slopes, before allowing any runoff to enter once construction is complete. Place excavated material such that it can not be washed back into the basin if a storm occurs during construction of the facility. Build the basin without driving heavy equipment over the infiltration surface. Any equipment driven on the surface should have extra-wide (“low pressure”) tires. Prior to any construction, rope off the infiltration area to stop entrance by unwanted equipment. After final grading, till the infiltration surface deeply. Use appropriate erosion control seed mix for the specific project and location. Infiltration Basin TC-11 January 2003 California Stormwater BMP Handbook 3 of 8 New Development and Redevelopment www.cabmphandbooks.com Performance As water migrates through porous soil and rock, pollutant attenuation mechanisms include precipitation, sorption, physical filtration, and bacterial degradation. If functioning properly, this approach is presumed to have high removal efficiencies for particulate pollutants and moderate removal of soluble pollutants. Actual pollutant removal in the subsurface would be expected to vary depending upon site-specific soil types. This technology eliminates discharge to surface waters except for the very largest storms; consequently, complete removal of all stormwater constituents can be assumed. There remain some concerns about the potential for groundwater contamination despite the findings of the NURP and Nightingale (1975; 1987a,b,c; 1989). For instance, a report by Pitt et al. (1994) highlighted the potential for groundwater contamination from intentional and unintentional stormwater infiltration. That report recommends that infiltration facilities not be sited in areas where high concentrations are present or where there is a potential for spills of toxic material. Conversely, Schroeder (1995) reported that there was no evidence of groundwater impacts from an infiltration basin serving a large industrial catchment in Fresno, CA. Siting Criteria The key element in siting infiltration basins is identifying sites with appropriate soil and hydrogeologic properties, which is critical for long term performance. In one study conducted in Prince George's County, Maryland (Galli, 1992), all of the infiltration basins investigated clogged within 2 years. It is believed that these failures were for the most part due to allowing infiltration at sites with rates of less than 0.5 in/hr, basing siting on soil type rather than field infiltration tests, and poor construction practices that resulted in soil compaction of the basin invert. A study of 23 infiltration basins in the Pacific Northwest showed better long-term performance in an area with highly permeable soils (Hilding, 1996). In this study, few of the infiltration basins had failed after 10 years. Consequently, the following guidelines for identifying appropriate soil and subsurface conditions should be rigorously adhered to. Determine soil type (consider RCS soil type ‘A, B or C’ only) from mapping and consult USDA soil survey tables to review other parameters such as the amount of silt and clay, presence of a restrictive layer or seasonal high water table, and estimated permeability. The soil should not have more than 30% clay or more than 40% of clay and silt combined. Eliminate sites that are clearly unsuitable for infiltration. Groundwater separation should be at least 3 m from the basin invert to the measured ground water elevation. There is concern at the state and regional levels of the impact on groundwater quality from infiltrated runoff, especially when the separation between groundwater and the surface is small. Location away from buildings, slopes and highway pavement (greater than 6 m) and wells and bridge structures (greater than 30 m). Sites constructed of fill, having a base flow or with a slope greater than 15% should not be considered. Ensure that adequate head is available to operate flow splitter structures (to allow the basin to be offline) without ponding in the splitter structure or creating backwater upstream of the splitter. TC-11 Infiltration Basin 4 of 8 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com Base flow should not be present in the tributary watershed. Secondary Screening Based on Site Geotechnical Investigation At least three in-hole conductivity tests shall be performed using USBR 7300-89 or Bouwer- Rice procedures (the latter if groundwater is encountered within the boring), two tests at different locations within the proposed basin and the third down gradient by no more than approximately 10 m. The tests shall measure permeability in the side slopes and the bed within a depth of 3 m of the invert. The minimum acceptable hydraulic conductivity as measured in any of the three required test holes is 13 mm/hr. If any test hole shows less than the minimum value, the site should be disqualified from further consideration. Exclude from consideration sites constructed in fill or partially in fill unless no silts or clays are present in the soil boring. Fill tends to be compacted, with clays in a dispersed rather than flocculated state, greatly reducing permeability. The geotechnical investigation should be such that a good understanding is gained as to how the stormwater runoff will move in the soil (horizontally or vertically) and if there are any geological conditions that could inhibit the movement of water. Additional Design Guidelines (1) Basin Sizing - The required water quality volume is determined by local regulations or sufficient to capture 85% of the annual runoff. (2) Provide pretreatment if sediment loading is a maintenance concern for the basin. (3) Include energy dissipation in the inlet design for the basins. Avoid designs that include a permanent pool to reduce opportunity for standing water and associated vector problems. (4) Basin invert area should be determined by the equation: where A = Basin invert area (m2) WQV = water quality volume (m3) k = 0.5 times the lowest field-measured hydraulic conductivity (m/hr) t = drawdown time ( 48 hr) (5) The use of vertical piping, either for distribution or infiltration enhancement shall not be allowed to avoid device classification as a Class V injection well per 40 CFR146.5(e)(4). kt WQVA= Infiltration Basin TC-11 January 2003 California Stormwater BMP Handbook 5 of 8 New Development and Redevelopment www.cabmphandbooks.com Maintenance Regular maintenance is critical to the successful operation of infiltration basins. Recommended operation and maintenance guidelines include: Inspections and maintenance to ensure that water infiltrates into the subsurface completely (recommended infiltration rate of 72 hours or less) and that vegetation is carefully managed to prevent creating mosquito and other vector habitats. Observe drain time for the design storm after completion or modification of the facility to confirm that the desired drain time has been obtained. Schedule semiannual inspections for beginning and end of the wet season to identify potential problems such as erosion of the basin side slopes and invert, standing water, trash and debris, and sediment accumulation. Remove accumulated trash and debris in the basin at the start and end of the wet season. Inspect for standing water at the end of the wet season. Trim vegetation at the beginning and end of the wet season to prevent establishment of woody vegetation and for aesthetic and vector reasons. Remove accumulated sediment and regrade when the accumulated sediment volume exceeds 10% of the basin. If erosion is occurring within the basin, revegetate immediately and stabilize with an erosion control mulch or mat until vegetation cover is established. To avoid reversing soil development, scarification or other disturbance should only be performed when there are actual signs of clogging, rather than on a routine basis. Always remove deposited sediments before scarification, and use a hand-guided rotary tiller, if possible, or a disc harrow pulled by a very light tractor. Cost Infiltration basins are relatively cost-effective practices because little infrastructure is needed when constructing them. One study estimated the total construction cost at about $2 per ft (adjusted for inflation) of storage for a 0.25-acre basin (SWRPC, 1991). As with other BMPs, these published cost estimates may deviate greatly from what might be incurred at a specific site. For instance, Caltrans spent about $18/ft3 for the two infiltration basins constructed in southern California, each of which had a water quality volume of about 0.34 ac.-ft. Much of the higher cost can be attributed to changes in the storm drain system necessary to route the runoff to the basin locations. Infiltration basins typically consume about 2 to 3% of the site draining to them, which is relatively small. Additional space may be required for buffer, landscaping, access road, and fencing. Maintenance costs are estimated at 5 to 10% of construction costs. One cost concern associated with infiltration practices is the maintenance burden and longevity. If improperly maintained, infiltration basins have a high failure rate. Thus, it may be necessary to replace the basin with a different technology after a relatively short period of time. TC-11 Infiltration Basin 6 of 8 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com References and Sources of Additional Information Caltrans, 2002, BMP Retrofit Pilot Program Proposed Final Report, Rpt. CTSW-RT-01-050, California Dept. of Transportation, Sacramento, CA. Galli, J. 1992. Analysis of Urban BMP Performance and Longevity in Prince George's County, Maryland. Metropolitan Washington Council of Governments, Washington, DC. Hilding, K. 1996. Longevity of infiltration basins assessed in Puget Sound. Watershed Protection Techniques 1(3):124–125. Maryland Department of the Environment (MDE). 2000. Maryland Stormwater Design Manual. http://www.mde.state.md.us/environment/wma/stormwatermanual. Accessed May 22, 2002. Metzger, M. E., D. F. Messer, C. L. Beitia, C. M. Myers, and V. L. Kramer. 2002. The Dark Side Of Stormwater Runoff Management: Disease Vectors Associated With Structural BMPs. Stormwater 3(2): 24-39. Nightingale, H.I., 1975, “Lead, Zinc, and Copper in Soils of Urban Storm-Runoff Retention Basins,” American Water Works Assoc. Journal. Vol. 67, p. 443-446. Nightingale, H.I., 1987a, “Water Quality beneath Urban Runoff Water Management Basins,” Water Resources Bulletin, Vol. 23, p. 197-205. Nightingale, H.I., 1987b, “Accumulation of As, Ni, Cu, and Pb in Retention and Recharge Basin Soils from Urban Runoff,” Water Resources Bulletin, Vol. 23, p. 663-672. Nightingale, H.I., 1987c, “Organic Pollutants in Soils of Retention/Recharge Basins Receiving Urban Runoff Water,” Soil Science Vol. 148, pp. 39-45. Nightingale, H.I., Harrison, D., and Salo, J.E., 1985, “An Evaluation Technique for Ground- water Quality Beneath Urban Runoff Retention and Percolation Basins,” Ground Water Monitoring Review, Vol. 5, No. 1, pp. 43-50. Oberts, G. 1994. Performance of Stormwater Ponds and Wetlands in Winter. Watershed Protection Techniques 1(2): 64–68. Pitt, R., et al. 1994, Potential Groundwater Contamination from Intentional and Nonintentional Stormwater Infiltration, EPA/600/R-94/051, Risk Reduction Engineering Laboratory, U.S. EPA, Cincinnati, OH. Schueler, T. 1987. Controlling Urban Runoff: A Practical Manual for Planning and Designing Urban BMPs. Metropolitan Washington Council of Governments, Washington, DC. Schroeder, R.A., 1995, Potential For Chemical Transport Beneath a Storm-Runoff Recharge (Retention) Basin for an Industrial Catchment in Fresno, CA, USGS Water-Resource Investigations Report 93-4140. Infiltration Basin TC-11 January 2003 California Stormwater BMP Handbook 7 of 8 New Development and Redevelopment www.cabmphandbooks.com Southeastern Wisconsin Regional Planning Commission (SWRPC). 1991. Costs of Urban Nonpoint Source Water Pollution Control Measures. Southeastern Wisconsin Regional Planning Commission, Waukesha, WI. U.S. EPA, 1983, Results of the Nationwide Urban Runoff Program: Volume 1 – Final Report, WH-554, Water Planning Division, Washington, DC. Watershed Management Institute (WMI). 1997. Operation, Maintenance, and Management of Stormwater Management Systems. Prepared for U.S. Environmental Protection Agency Office of Water, Washington, DC. Information Resources Center for Watershed Protection (CWP). 1997. Stormwater BMP Design Supplement for Cold Climates. Prepared for U.S. Environmental Protection Agency Office of Wetlands, Oceans and Watersheds. Washington, DC. Ferguson, B.K., 1994. Stormwater Infiltration. CRC Press, Ann Arbor, MI. USEPA. 1993. Guidance to Specify Management Measures for Sources of Nonpoint Pollution in Coastal Waters. EPA-840-B-92-002. U.S. Environmental Protection Agency, Office of Water, Washington, DC. TC-11 Infiltration Basin 8 of 8 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com Isolator® Row Plus O&M Manual 2 Looking down the Isolator Row PLUS from the manhole opening, ADS PLUS Fabric is shown between the chamber and stone base. StormTech Isolator Row PLUS with Overflow Spillway (not to scale) The Isolator® Row Plus Introduction An important component of any Stormwater Pollution Prevention Plan is inspection and maintenance. The StormTech Isolator Row Plus is a technique to inexpensively enhance Total Suspended Solids (TSS) and Total Phosphorus (TP) removal with easy access for inspection and maintenance. The Isolator Row Plus The Isolator Row Plus is a row of StormTech chambers, either SC-160, SC-310, SC-310-3, SC-740, DC-780, MC-3500 or MC-7200 models, that is surrounded with filter fabric and connected to a closely located manhole for easy access. The fabric-wrapped chambers provide for sediment settling and filtration as stormwater rises in the Isolator Row Plus and passes through the filter fabric. The open bottom chambers and perforated sidewalls (SC-310, SC- 310-3 and SC-740 models) allow stormwater to flow both vertically and horizontally out of the chambers. Sediments are captured in the Isolator Row Plus protecting the adjacent stone and chambers storage areas from sediment accumulation. ADS geotextile fabric is placed between the stone and the Isolator Row Plus chambers. The woven geotextile provides a media for stormwater filtration, a durable surface for maintenance, prevents scour of the underlying stone and remains intact during high pressure jetting. A non-woven fabric is placed over the chambers to provide a filter media for flows passing through the chamber’s sidewall. The non-woven fabric is not required over the SC-160, DC-780, MC-3500 or MC-7200 models as these chambers do not have perforated side walls. The Isolator Row Plus is designed to capture the “first flush” runoff and offers the versatility to be sized on a volume basis or a flow-rate basis. An upstream manhole provides access to the Isolator Row Plus and includes a high/low concept such that stormwater flow rates or volumes that exceed the capacity of the Isolator Row Plus bypass through a manifold to the other chambers. This is achieved with an elevated bypass manifold or a high-flow weir. This creates a differential between the Isolator Row Plus row of chambers and the manifold to the rest of the system, thus allowing for settlement time in the Isolator Row Plus. After Stormwater flows through the Isolator Row Plus and into the rest of the chamber system it is either exfiltrated into the soils below or passed at a controlled rate through an outlet manifold and outlet control structure. The Isolator Row FLAMPTM (patent pending) is a flared end ramp apparatus attached to the inlet pipe on the inside of the chamber end cap. The FLAMP provides a smooth transition from pipe invert to fabric bottom. It is configured to improve chamber function performance by enhancing outflow of solid debris that would otherwise collect at the chamber's end. It also serves to improve the fluid and solid flow into the access pipe during maintenance and cleaning and to guide cleaning and inspection equipment back into the inlet pipe when complete. The Isolator Row Plus may be part of a treatment train system. The treatment train design and pretreatment device selection by the design engineer is often driven by regulatory requirements. Whether pretreatment is used or not, StormTech recommend using the Isolator Row Plus to minimize maintenance requirements and maintenance costs. Note: See the StormTech Design Manual for detailed information on designing inlets for a StormTech system, including the Isolator Row Plus. 3 Inspection The frequency of inspection and maintenance varies by location. A routine inspection schedule needs to be established for each individual location based upon site specific variables. The type of land use (i.e. industrial, commercial, residential), anticipated pollutant load, percent imperviousness, climate, etc. all play a critical role in determining the actual frequency of inspection and maintenance practices. At a minimum, StormTech recommends annual inspections. Initially, the Isolator Row Plus should be inspected every 6 months for the first year of operation. For subsequent years, the inspection should be adjusted based upon previous observation of sediment deposition. The Isolator Row Plus incorporates a combination of standard manhole(s) and strategically located inspection ports (as needed). The inspection ports allow for easy access to the system from the surface, eliminating the need to perform a confined space entry for inspection purposes. If upon visual inspection it is found that sediment has accumulated, a stadia rod should be inserted to determine the depth of sediment. When the average depth of sediment exceeds 3 inches throughout the length of the Isolator Row Plus, clean-out should be performed. Maintenance The Isolator Row Plus was designed to reduce the cost of periodic maintenance. By “isolating” sediments to just one row, costs are dramatically reduced by eliminating the need to clean out each row of the entire storage bed. If inspection indicates the potential need for maintenance, access is provided via a manhole(s) located on the end(s) of the row for cleanout. If entry into the manhole is required, please follow local and OSHA rules for a confined space entries. Maintenance is accomplished with the JetVac process. The JetVac process utilizes a high pressure water nozzle to propel itself down the Isolator Row Plus while scouring and suspending sediments. As the nozzle is retrieved, the captured pollutants are flushed back into the manhole for vacuuming. Most sewer and pipe maintenance companies have vacuum/JetVac combination vehicles. Selection of an appropriate JetVac nozzle will improve maintenance efficiency. Fixed nozzles designed for culverts or large diameter pipe cleaning are preferable. Rear facing jets with an effective spread of at least 45” are best. StormTech recommends a maximum nozzle pressure of 2000 psi be utilized during cleaning. JetVac reels can vary in length. For ease of maintenance, ADS recommends Isolator Row Plus lengths up to 200' (61 m). The JetVac process shall only be performed on StormTech Isolator Row Plus that have ADS Plus Fabric (as specified by StormTech) over their angular base stone. Isolator Row Plus Inspection/Maintenance StormTech Isolator Row PLUS (not to scale) Note: Non-woven fabric is only required over the inlet pipe connection into the end cap for SC-160LP, DC-780, MC-3500 and MC-7200 chamber models and is not required over the entire Isolator Row PLUS. Isolator Row Plus Step By Step Maintenance Procedures Step 1 Inspect Isolator Row Plus for sediment. A) Inspection ports (if present) i. Remove lid from floor box frame ii. Remove cap from inspection riser iii. Using a flashlight and stadia rod,measure depth of sediment and record results on maintenance log. iv. If sediment is at or above 3 inch depth, proceed to Step 2. If not, proceed to Step 3. B) All Isolator Row Plus i. Remove cover from manhole at upstream end of Isolator Row Plus ii. Using a flashlight, inspect down Isolator Row Plus through outlet pipe 1. Mirrors on poles or cameras may be used to avoid a confined space entry 2. Follow OSHA regulations for confined space entry if entering manhole iii. If sediment is at or above the lower row of sidewall holes (approximately 3 inches), proceed to Step 2. If not, proceed to Step 3. Step 2 Clean out Isolator Row Plus using the JetVac process. A) A fixed floor cleaning nozzle with rear facing nozzle spread of 45 inches or more is preferable B) Apply multiple passes of JetVac until backflush water is clean C) Vacuum manhole sump as required Step 3 Replace all caps, lids and covers, record observations and actions. Step 4 Inspect & clean catch basins and manholes upstream of the StormTech system. ADS “Terms and Conditions of Sale” are available on the ADS website, www.ads-pipe.com The ADS logo and the Green Stripe are registered trademarks of Advanced Drainage Systems, Inc. StormTech® and the Isolator® Row Plus are registered trademarks of StormTech, Inc. © 2022 Advanced Drainage Systems, Inc. #11081 2/22 CS )( Sample Maintenance Log Date Stadia Rod Readings Sedi- ment Depth (1)–(2) Observations/Actions InspectorFixed point to chamber bottom (1) Fixed point to top of sediment (2) 3/15/11 6.3 ft none New installation. Fixed point is CI frame at grade DJM 9/24/11 6.2 0.1 ft Some grit felt SM 6/20/13 5.8 0.5 ft Mucky feel, debris visible in manhole and in Isolator Row PLUS, maintenance due NV 7/7/13 6.3 ft 0 System jetted and vacuumed DJM adspipe.com 800-821-6710 DuroMaxx® SRPE Detention & Infiltration Maintenance Guide ENGINEERED SOLUTIONS STEEL REINFORCED PE TECHNOLOGY 2 DuroMaxx® Steel Reinforced Polyethylene (SRPE) Detention and Infiltration Systems Maintenance Underground storm water detention and infiltration systems should be inspected at regular intervals and maintained when necessary to ensure optimum performance. The rate at which the system collects pollutants will depend more heavily on site activities than the size or configuration of the system. Inspection Inspection is the key to effective maintenance and is easily performed. Contech Engineered Solutions recommends ongoing quarterly inspections of the accumulated sediment. Sediment deposition and transport may vary from year to year and quarterly inspections will help insure that systems are cleaned out at the appropriate time. Inspections should be performed more often in the winter months in climates where sanding operations may lead to rapid accumulations, or in equipment washdown areas. It is very useful to keep a record of each inspection. A sample inspection log is included for your use. Systems should be cleaned when inspection reveals that accumulated sediment or trash is clogging the discharge orifice. Contech suggests that all systems be designed with an access/inspection manhole situated at or near the inlet and the outlet orifice. Should it be necessary to get inside the system to perform maintenance activities, all appropriate precautions regarding confined space entry and OSHA regulations should be followed. Cleaning Maintaining an underground detention or retention system is easiest when there is no flow entering the system. For this reason, it is a good idea to schedule the cleanout during dry weather. Accumulated sediment and trash can typically be evacuated through the manhole over the outlet orifice. If maintenance is not performed as recommended, sediment and trash may accumulate in front of the outlet orifice. Manhole covers should be securely seated following cleaning activities. 3 Inspection & Maintenance Log Sample Template __________” Diameter System Location: Anywhere, USA Date Depth of Sediment Accumulated Trash Maintenance Performed Maintenance Personnel Comments 12/01/14 2”None Removed Sediment B. Johnson Installed 03/01/15 1”Some Removed Sediment and Trash B. Johnson Swept parking lot 06/01/15 0”None None 09/01/15 0”Heavy Removed Trash S. Riley 12/01/15 1”None Removed Sediment S. Riley 04/01/15 0”None None S. Riley 04/15/15 2 Some Removed Sediment and Trash ACE Environmental Services SAMPL E Support Drawings and specifications are available at www.ContechES.com. Site-specific support is available from our engineers. ©2016 Contech Engineered Solutions LLC Contech Engineered Solutions LLC provides site solutions for the civil engineering industry. Contech’s portfolio includes bridges, drainage, sanitary sewer, earth stabilitation and stormwater treatment products. For information, visit www.ContechES.com or call 800.338.1122. NOTHING IN THIS CATALOG SHOULD BE CONSTRUED AS AN EXPRESSED WARRANTY OR AN IMPLIED WARRANTY OF MERCHANTABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE. SEE THE CONTECH STANDARD CONDITION OF SALES (VIEWABLE AT WWW.CONTECHES.COM/COS) FOR MORE INFORMATION. The product(s) described may be protected by one or more of the following US patents: 5,322,629; 5,624,576; 5,707,527; 5,759,415; 5,788,848; 5,985,157; 6,027,639; 6,350,374; 6,406,218; 6,641,720; 6,511,595; 6,649,048; 6,991,114; 6,998,038; 7,186,058; 7,296,692; 7,297,266; related foreign patents or other patents pending. 800.338.1122 www.ContechES.com ENGINEERED SOLUTIONS STEEL REINFORCED PE TECHNOLOGY PREVENTING MOSQUITOESGuidelines to Reduce and Eliminate Mosquito Breeding Sites in the Coachella Valley PREVENTING MOSQUITOESGuidelines to Reduce and Eliminate Mosquito Breeding Sites in the Coachella Valley INTRODUCTION ......................................................................1 Why Should You Care about Preventing Mosquitoes? ..........................2 Basic Mosquito Biology ........................................................................3 Standing Water Mosquitoes .............................................................4 Flood Water Mosquitoes ...................................................................5 MOSQUITO REDUCTION BEST MANAGEMENT PRACTICES (BMPs) ...............................7 Universally Applicable Mosquito Control BMPs ....................................8 Residential Properties ...........................................................................9 Tire Storage ........................................................................................12 Pastures and Agricultural Properties ..................................................13 Ditches and Drains .........................................................................13 Irrigated Pastures ...........................................................................14 Wetlands .............................................................................................15 Storm Water Management and Infrastructures ..................................18 ABATEMENT AND HEALTH AND SAFETY CODE ......................20 www.cvmvcd.org 1 Preventing Mosquitoes: Guidelines to Reduce and Eliminate Mosquito Breeding Sites Controlling mosquitoes is critical to maintaining both a high quality of life and protecting people from mosquito-transmitted (vectored) diseases such as West Nile virus (WNV). These guidelines provide property owners and managers of homeowner associations (HOAs), country clubs, golf courses, and agricultural land with Best Management Practices for mosquito reduction. By implementing the following best practices property owners and managers can: • Reduce mosquito production from permanent water sources • Reduce or eliminate mosquito production from temporary water sources • Reduce the potential for disease transmission to humans. These guidelines are based on the California Department of Public Health (CDPH)/Mosquito and Vector Control Association of California (MVCAC) Best Management Practices guide and are intended to assist property owners and managers. The recommended practices, when properly implemented, are in line with best practices for water conservation and can lead to reductions in water usage and cost, while increasing the efficacy of biological and chemical control measures for mosquitoes. INTRODUCTION Coachella Valley Mosquito and Vector Control District 2 (760) 342-8287 MOSQUITOES VECTOR DISEASE About 12 mosquito species have been detected in the Coachella Valley. Two of those species currently are vectors (or transmitters) of disease agents to humans within the Coachella Valley. The Encephalitis Mosquito (Culex tarsalis) has been known to transmit West Nile virus, western equine encephalomyelitis, and St. Louis encephalitis. The Southern House Mosquito (Culex quinquefasciatus) can transmit West Nile virus and St. Louis encephalitis. These diseases can have permanent impacts on the nervous system and in rare cases lead to death. The only method to prevent contracting these diseases is to prevent being bitten by mosquitoes. An invasive mosquito species, Aedes aegypti, has also been detected in the Coachella Valley. This mosquito species is capable of transmitting dangerous viruses, such as dengue, chikungunya, and Zika, however, currently there is no local mosquito transmission of these viruses. MOSQUITOES ARE A NUISANCE THAT WE CAN REDUCE Immature mosquitoes live in standing water. We can reduce mosquito populations by reducing the amount of standing water present in the Coachella Valley. MOSQUITO PREVENTION IS THE LAW Under the California Health and Safety Code, mosquito and vector control districts may legally abate a public nuisance defined as “Any water that is a breeding place for vectors” and “Any activity that supports the development, attraction, or harborage of vectors, or that facilitates the introduction or spread of vectors” (HSC §2002(j)). Abatement can result in civil penalties of up to $1000 per day (HSC §2085(a), §2061). WHY SHOULD YOU CARE ABOUT PREVENTING MOSQUITOES? www.cvmvcd.org 3 Preventing Mosquitoes: Guidelines to Reduce and Eliminate Mosquito Breeding Sites BASIC MOSQUITO BIOLOGY Mosquitoes have aquatic stages (larva and pupa) and an aerial stage (adult). Mosquito larvae breathe air from above the water surface and most hang at an angle from or lay parallel with the surface of the water while consuming small bits of organic matter. When disturbed, larvae swim down into the water column in a serpentine motion (giving rise to their common names of wigglers and wrigglers). Mosquitoes then go through a non-feeding stage called a pupa. The easily identified comma-shaped pupae hang from the water surface and move down through the water column in a rolling or tumbling motion when disturbed. This life stage typically lasts about a day, with the mosquito emerging from the back of the pupal case (above the water) as a flying adult mosquito. All adult mosquitoes feed on plant nectar; however blood is essential for female mosquitoes to produce eggs. To take a blood meal, the female’s mouth parts pierce the skin, inject saliva, and suck blood out. It is through the injection of saliva that a mosquito causes the typical itchy bump and can infect a person or domestic animal with a disease causing organism. Depending on an individual’s immune response, even a single bite can be a significant nuisance. Typically, mosquitoes in the Coachella Valley are divided into standing water species and floodwater species. THE MOSQUITO LIFE CYCLE Coachella Valley Mosquito and Vector Control District 4 (760) 342-8287 Standing water species are found in areas where water is allowed to pool and stagnate. Adult mosquitoes lay eggs on the water surface. The eggs float for a few hours to a few days until the larvae hatch in the water. These species can develop in containers, neglected swimming pools, catch basins, open ditches, retention/detention ponds, natural or constructed wetlands, storm water management devices, and along the edges of flowing streams. The Encephalitis Mosquito (Culex tarsalis) can transmit encephalitis viruses, such as West Nile virus, to humans. It can be found throughout the Coachella Valley. Immature mosquitoes develop in wetlands, duck clubs, irrigated crop fields, and neglected pools. The adult mosquito prefers to feed on birds and mammals. It is most active during spring, summer, and fall. The Southern House Mosquito (Culex quinquefasciatus) is a secondary vector of West Nile virus and St. Louis encephalitis. It is common throughout the Coachella Valley. Immature mosquitoes often develop in foul water sources such as wastewater lagoons, storm water drains, neglected pools, and other containers. It prefers to feed on birds but will readily feed on humans. This mosquito is most active during the spring, summer, and fall. STANDING WATER MOSQUITOES Culex tarsalis Culex quinquefasciatus www.cvmvcd.org 5 Preventing Mosquitoes: Guidelines to Reduce and Eliminate Mosquito Breeding Sites Floodwater mosquitoes lay eggs on mud or previously submerged vegetation. The eggs can hatch when the area becomes flooded with water, or they may remain dormant for days to years until the right conditions are available. Floodwater mosquito development sites include irrigated pastures and seasonally flooded duck clubs. These intermittent or seasonally flooded habitats can be among the most productive sources of mosquitoes because they are often free of natural predators. Psorophora columbiae is a severe outdoor pest in rural areas of the Coachella Valley. The primary sources of these mosquitoes are flood irrigated agricultural fields and pastures. It is present from early summer to late fall. This mosquito prefers to feed on large mammals, including humans, and will bite both day and night with a peak of activity at sunrise and sunset. It can complete development from egg to adult within 3 to 5 days during the extreme temperatures of summer, which makes control of this species very difficult. The Inland Floodwater Mosquito (Aedes vexans) is a secondary vector of dog heartworm and is a severe outdoor pest. It is common in irrigated pastures and in woodland water course pools. The adults feed mainly on mammals. This mosquito is most active in early spring through late fall. They typically bite at dawn and dusk but can also be active during the day. FLOODWATER MOSQUITOES Psorophora columbiae Aedes vexans www.cvmvcd.org 7 Preventing Mosquitoes: Guidelines to Reduce and Eliminate Mosquito Breeding Sites The Coachella Valley Mosquito and Vector Control District (District) uses an Integrated Vector Management (IVM) approach to mosquito and vector control. The IVM approach focuses on site-specific, scientifically sound decisions to target the solution to the problem at hand. Typically, the techniques for controlling vectors are grouped into the following categories: 1. SOURCE REDUCTION OR PHYSICAL CONTROL manipulating the habitat to reduce mosquito breeding sites 2. CULTURAL CONTROL changing the behavior of people so that their actions prevent the development of mosquitoes or the transmission of vector-borne diseases 3. BIOLOGICAL CONTROL adding an animal to the environment that will eat the mosquitoes, for example, adding mosquitofish to a golf course pond 4. CHEMICAL CONTROL using larvicides (materials designed to kill immature larval mosquitoes) and adulticides (materials that kill adult mosquitoes) Every site is unique. After evaluating the source of the mosquitoes, we implement the mosquito control practices applicable to the circumstances. We encourage property owners and managers to also use appropriate best practices as an efficient and effective way to help prevent a mosquito problem. Fortunately, many of the steps in these guidelines are affordable and easy to implement. MOSQUITO REDUCTION BEST MANAGEMENT PRACTICES (BMPs) Coachella Valley Mosquito and Vector Control District 8 (760) 342-8287 UNIVERSALLY APPLICABLE MOSQUITO CONTROL BMPs GENERAL PRINCIPLES 1. Prevent or eliminate unnecessary standing water that remains for more than 96 hours. 2. Maintain water features such as ponds and fountains to circulate water with pumps that run at least eight hours a day. If the feature has no pump, water should be changed every 96 hours to prevent mosquito breeding and/or pesticide treatment may be necessary. 3. Maintain irrigation systems to avoid excess water use and runoff into storm drains. 4. Apply an EPA-registered mosquito repellent when outdoors; especially around dusk and dawn when mosquitoes are most active. 5. Wear loose-fitting protective clothing including long sleeves and pant legs. 6. Install and properly maintain fine mesh screens on windows and doors to prevent mosquito entry into homes. 7. Contact the District for technical guidance or assistance to prevent a mosquito problem on your property. 8. Maintain access for District staff to monitor and treat mosquito breeding sources. 9. Train and inform homeowners and landscape and maintenance staff about Best Management Practices and personal protective measures such as irrigation and landscape maintenance to reduce mosquito breeding potential of sites commonly found in urban environments. COLLABORATE WITH LOCAL MOSQUITO CONTROL PROGRAM 1. Contact the District to evaluate your property for mosquito breeding sites to prevent a mosquito problem on your property. 2. Ensure mosquito control technicians are able to easily access and treat mosquito breeding sites. www.cvmvcd.org 9 Preventing Mosquitoes: Guidelines to Reduce and Eliminate Mosquito Breeding Sites Urban and suburban mosquito sources are especially problematic because they produce mosquitoes in areas of high population density where many people live and work. This can quickly lead to mosquito– borne disease transmission since mosquitoes and humans are often in close proximity. Follow these guidelines to reduce the chances of people getting sick in your community. PROPERTY MAINTENANCE – Eliminate man-made mosquito breeding sites and harborage: 1. Examine outdoor areas and drain temporary and unnecessary water that may stand longer than 96 hours. 2. Be aware of containers and objects that are subject to collecting water including pet dishes, potted plant drip trays, boats, birdbaths, and tires and buckets. Change water at least once per week. Mosquitoes can develop in as little as a 1/8” of standing water. Dispose of unwanted or unused artificial containers. 3. If possible, drill drainage holes, cover, or invert any container or object, that holds standing water and must remain outdoors. Be sure to check for containers or trash in places that may be hard to see, such as under bushes or buildings. 4. Ensure regular chlorination of swimming pools and that pumps and filters are operating. Unused or unwanted pools should be kept empty and dry. If a pool or spa is not going to be operational for any reason, notify the District so that the pool or spa can be inspected regularly and treated with an appropriate larvicide and/or stocked with mosquitofish, if needed. These services are provided at no additional charge and are supported by property taxes. RESIDENTIAL PROPERTIES Coachella Valley Mosquito and Vector Control District 10 (760) 342-8287 5. Properly dispose of any old tires that may collect water. 6. Clean clogged rain gutters and storm drains. Keep outdoor drains flowing freely and clear of leaves, vegetation, and other debris. 7. Use waterfalls, fountains, aerators and/or mosquitofish in ponds and ornamental water features. Mosquitofish are provided by the District at no charge. For ponds and ornamental water features where mosquitofish cannot be used, landowners should contact the District. 8. Minimize sites mosquitoes can use for refuge (harborage) by thinning branches, trimming and pruning ornamental shrubs and bushes, and keeping grass mowed short. 9. Install screens on small drains and keep them free of water and debris. 10. Back-fill tire ruts or other low areas that hold water for more than 96 hours. www.cvmvcd.org 11 Preventing Mosquitoes: Guidelines to Reduce and Eliminate Mosquito Breeding Sites IRRIGATION AND DRAINAGE – Prevent mosquito breeding associated with poorly managed irrigation, drainage, and landscape features: 1. Manage sprinkler and irrigation systems to minimize runoff entering storm water infrastructure. Ensure appropriate sprinkler type and placement for the landscaping, e.g., Variable Arc Nozzle (VAN) sprinklers for small or odd-shaped lawns (should be placed at least 6 inches from sidewalks and streets), drip sprinklers should be used for flowerbeds or desert landscapes to prevent “watering” the streets and sidewalks. Reduce watering time and increase frequency to grass, plants, and trees to provide sufficient time to absorb the water without waste. 2. Routinely inspect, maintain, and repair irrigation system components. 3. All underground drain pipes should be laid to grade to avoid low areas that may hold water for longer than 96 hours. 4. Improve drainage channels and grading to minimize potential for standing water. 5. Keep ditches clean and well-maintained. Periodically remove accumulated sediment and vegetation. Maintain ditch grade and prevent areas of standing water. 6. Vegetation should be controlled regularly to prevent overgrowth of emergent vegetation and vegetative barriers for District access. This includes vegetation control to maintain access to lanes and paths, interior pond embankments, and any weed growth that might become established within the pond. Vegetation in water features provides a protected spot for mosquitoes to lay their eggs. 7. Check and repair leaky outdoor faucets. 8. Construct or improve large ditches to a slope of at least 2:1 and a minimum 4-foot wide bottom. Consider a 3:1 slope or greater to discourage burrowing animal damage, potential seepage problems, and prevent unwanted vegetation growth. 9. Design irrigation systems to use water efficiently and drain completely to avoid standing water. Prevent wet areas associated with seepage by repairing leaks in dams, ditches, and drains. 10. Use desert landscape/xeriscape to reduce water usage and wastage. Install curb set-backs to maintain space between turfgrass and the street; these can include placing rocks, a sidewalk or sections of desert landscaping adjacent to the street to minimize the risk of water runoff into the street. Coachella Valley Mosquito and Vector Control District 12 (760) 342-8287 Old tires can quickly become an area for mosquitoes to breed. These storage and inspection techniques will make it easy to control the mosquitoes. 1. Never allow water to accumulate in tires. Tires should be stored in a covered location or covered by a tarp in order to prevent the accumulation of water from rain or sprinklers. If water does accumulate, it should be dumped immediately. 2. Tires should never be stored in a pile. Tires should be stored on racks or in a stack not more than two rows wide – this allows for inspections of each tire. 3. Waste tires should be picked up by the proper disposal entity on a regular basis. TIRE STORAGE www.cvmvcd.org 13 Preventing Mosquitoes: Guidelines to Reduce and Eliminate Mosquito Breeding Sites Most floodwater mosquitoes develop on pasture and agricultural land in the Coachella Valley. Floodwater mosquitoes can become a severe nuisance in the surrounding community (see Basic Mosquito Biology). DITCHES AND DRAINS 1. Construct or improve ditches with at least 2:1 slopes and a minimum 4 foot bottom. Consider a 3:1 slope or greater to discourage burrowing animal damage, potential seepage problems, and prevent unwanted vegetation growth. 2. Keep ditches clean and well-maintained. Periodically remove accumulated sediment and vegetation. Maintain ditch grade to prevent areas of standing water. 3. Design irrigation systems to use water efficiently and drain completely to avoid standing water. PASTURES AND AGRICULTURAL PROPERTIES Coachella Valley Mosquito and Vector Control District 14 (760) 342-8287 IRRIGATED PASTURES 1. Grade field to achieve efficient use of irrigation water. Use Natural Resources Conservation Service (NRCS) guidelines for irrigated pastures. Initial laser leveling and periodic maintenance to repair damaged areas are needed to maintain efficient water flow. 2. Irrigate only as frequently as is needed to maintain proper soil moisture. Check soil moisture regularly until you know how your pasture behaves. 3. Do not over fertilize. Excess fertilizers can leach into irrigation tail water, making mosquito production more likely in ditches or further downstream. 4. Apply only enough water to wet the soil to the depth of rooting. 5. Drain excess water from the pasture within 24 hours following each irrigation period. This prevents scalding and reduces the number of weeds in the pasture. Good check slopes are needed to achieve drainage, and a drainage ditch may be used to remove water from the lower end of the field. 6. Inspect fields for drainage and broken checks to see whether re-leveling or reconstruction of levees is needed. Small low areas that hold water can be filled and replanted by hand. Broken checks create cross-leakage that provide habitat for mosquitoes. 7. Keep animals off the pasture while the soil is soft. An ideal mosquito habitat is created in irrigated pastures when water collects in hoof prints of livestock that were run on wet fields or left in the field during irrigation. Keeping animals off wet fields until soils stiffen also protects the roots of the forage crop and prevents soil compaction that interferes with plant growth. 8. Break up pastures into a number of smaller fields so that the animals can be rotated from one field to another. This allows fields to dry between irrigations and provides a sufficient growth period between grazing periods. It also prevents hoof damage, increases production from irrigated pastures, and helps improve water penetration into the soil by promoting a better root system. www.cvmvcd.org 15 Preventing Mosquitoes: Guidelines to Reduce and Eliminate Mosquito Breeding Sites Managed wetlands are found across California. Each wetland may vary in habitat, water quality, and its management goals. Wetlands in the Coachella Valley include permanent wetlands for habitat or species conservation, manmade waste water treatment wetlands, and temporarily flooded duck clubs. DESIGN AND MAINTENANCE – General Guiding Principles to Minimize Mosquitoes: 1. Identify problem locations for mosquito production with the District and work to implement mosquito BMPs. Consult with the District on the design of restoration and enhancement projects that have the possibility of effecting mosquito production or control operations. 2. Maintain all open ditches – regularly remove trash, silt, and vegetation to maintain efficient water delivery and drainage. 3. Ensure mosquito control technicians are able to easily access and treat mosquito breeding sites. Make shorelines of natural, agricultural, and constructed water bodies accessible to maintenance and vector control crews for periodic maintenance, control, and removal of emergent vegetation. WETLANDS Coachella Valley Mosquito and Vector Control District 16 (760) 342-8287 4. Inspect, repair, and clean water control structures of debris. Remove silt and vegetation build-up in front of structures that impedes drainage or water flow. Completely close, board or mud- up controls to prevent unnecessary water flow, except where water circulation is necessary. 5. Construct, improve, or maintain ditches with 2:1 slopes and a minimum 4 foot bottom. Consider a 3:1 slope or greater to discourage burrowing animal damage, potential seepage problems, and prevent unwanted vegetation growth. 6. Construct, or improve, or maintain levees to quality standard that ensures stability and prevents unwanted seepage. Ideally build levees with >3:1 slopes & >80% compaction; consider >5:1 slope or greater in areas prone to over-land flooding and levee erosion. 7. Inspect and repair levees at least annually. 8. Design managed wetland projects to include independent inlets and outlets for each wetland unit. 9. Excavate deep channels or basins to maintain permanent water areas (> 2.5 feet deep) within a portion of seasonal managed wetlands. This provides year-round habitat for mosquito predators which can inoculate seasonal wetlands when they are irrigated or flooded. 10. Provide nesting and roosting sites for birds and bats. They can feed on adult mosquitoes to help reduce the population. 11. Whenever possible, maintain wetlands at depths greater than 4 feet (1.2 m) to limit the spread of invasive emergent vegetation such as cattails and bulrush. www.cvmvcd.org 17 Preventing Mosquitoes: Guidelines to Reduce and Eliminate Mosquito Breeding Sites MANAGE VEGETATION – Keep the wetland productive and to make mosquito treatments easy: 1. Control floating vegetation conducive to mosquito production. 2. Perform routine maintenance to reduce emergent plant densities to allow mosquito predators (e.g., fish) to move throughout vegetated areas, and to allow good penetration of chemical control agents. WATER MANAGEMENT – To help reduce mosquitoes: 1. Minimize fluctuations in water level to prevent large areas of intermittently flooded substrate or isolated pools from being created, particularly during mosquito season. 2. Flood managed wetlands with water sources containing mosquitofish or invertebrate predators. Water from permanent ponds can be used to passively introduce mosquito predators. 3. Delay early fall flooding to avoid increased late-season mosquito production. Implement additional BMPs for managed wetlands that need to be flooded earlier than recommended in the fall. The wetlands targeted for early fall flooding should not be near urban centers and should not have a history of heavy mosquito production. 4. Flood managed wetlands as fast as possible. Coordinate flooding with neighbors or water district to maximize flood-up rate. 5. Encourage water circulation by providing a constant flow of water equal to discharge at drain structure. 6. Flood managed wetland as deep as possible at initial flood-up (18-24”). 7. Stock managed wetlands, especially brood ponds or permanent wetlands, with mosquitofish, or encourage habitat for naturalized populations. 8. Where feasible, have an emergency plan that provides for immediate drainage into acceptable areas if a public health emergency occurs. Coachella Valley Mosquito and Vector Control District 18 (760) 342-8287 The size and variability of storm water infrastructure, inconsistent quantity and timing of water flows, and tendency to carry and accumulate sediment, trash, and debris, make these systems highly conducive to holding areas of standing water ideal for production of mosquitoes. 1. Consider mosquito production during the design, construction, and maintenance of storm water infrastructure. Design and maintain systems to fully discharge captured water in 96 hours or less. Include access for maintenance in system design. 2. Design outfalls (discharge points) to prevent scour depressions that can hold standing water. 3. Design structures so that they do not hold standing water for more than 96 hours to prevent mosquito development. Features to prevent or reduce the possibility of clogged discharge orifices (e.g., debris screens, permeable pavers) should be incorporated into the design. 4. Design distribution pumping and containment basins with adequate slopes to drain fully. The design slope should take into consideration buildup of sediment between maintenance periods. 5. Inspect drains regularly for the presence of standing water or immature mosquitoes. STORM WATER MANAGEMENT AND INFRASTRUCTURES www.cvmvcd.org 19 Preventing Mosquitoes: Guidelines to Reduce and Eliminate Mosquito Breeding Sites 6. Provide proper grades along conveyance structures to ensure that water flows freely. 7. Provide a uniform grade between the inlets and outlets to ensure that all water is discharged in 96 hours or less. Routine inspection and maintenance are crucial to ensuring the grade remains as designed and to remove accumulations of sediment, trash, and debris. 8. Keep inlets free of accumulations of sediment, trash, and debris to prevent standing water from backing up on roadways and gutters. 9. Avoid the use of electric pumps. They are subject to failure and often require permanent-water sumps. Structures that do not require pumping should be favored over those that have this requirement. 10. Install tight-fitting covers and manhole cover inserts to minimize mosquito access to permanent sources of standing water. Coachella Valley Mosquito and Vector Control District 20 (760) 342-8287 ABATEMENT AND HEALTH AND SAFETY CODE Under the California Health and Safety Code (HSC), mosquito and vector control districts may legally abate a public nuisance, including areas that allow for the development, attraction, or harborage of mosquitoes or other vectors. Abatement can result in civil penalties of up to $1000.00 per day per violation (HSC §2085(a), §2061). The District begins correcting public nuisances through voluntary compliance from the property owners or parties in possession of property (Responsible Party). Persistent violators may be subject to additional enforcement action such as having the abatement work performed by the District at the Responsible Party’s expense or having civil penalties assessed against the Responsible Party. The District will inspect property to confirm and document that a public nuisance exists. From there, the District may issue a Request for Compliance, followed by a Notice of Violation if the nuisance is not remedied. If the issue is still not resolved, the District may issue a Notice of Public Nuisance and Order to Abate. OUR SERVICE AREA OUTLINED IN RED Watch the video: www.cvmvcd.org or www.youtube.com/ watch?v=TdTIg2nQs28 2 | Page What Happens When You Report a Mosquito Problem? District Call Center Clerks take a report and enter it into the District’s digital mobile application. 5,334 calls received by Call Center in 2015 757 calls complaining about mosquito problems A District state- certified Vector Control Technician will then be assigned to investigate the complaint. 24 technicians covering 2,400 square miles 63,622 inspections searching for mosquito larvae 276,021 mosquitoes were caught in District traps and of those 12 species were identified District lab technicians will prepare test tubes filled with anywhere from 5 to 50 mosquitoes per sample to be tested for viruses in the District Lab. 3,903 samples of mosquitoes tested 99 positive for West Nile virus 37 positive for Saint Louis encephalitis virus 15,860 larvicide treatments were made over 2,968 acres of residential, urban, and rural areas of the Coachella Valley Watch the Video at http://www.cvmvcd.org or http://www.youtube.com/watch?v=TdTIg2nQs28 WHAT HAPPENS WHEN YOU REPORT A MOSQUITO PROBLEM? COACHELLA VALLEY MOSQUITO AND VECTOR CONTROL DISTRICT Protection and Prevention since 1928 The Coachella Valley Mosquito and Vector Control District is a non-enterprise special district accountable to the residents of the Coachella Valley and charged with protecting the public health within its boundaries through the control of vectors (such as mosquitoes) and vector-borne diseases. The District boundary encompasses 2400 square miles, including Cathedral City, Coachella, Desert Hot Springs, Indian Wells, Indio, La Quinta, Palm Desert, Palm Springs, Rancho Mirage, and unincorporated sections of Riverside County. The District operates under the California Health and Safety Code, Division 3, Sections 2000-2910 and is governed by an 11-member Board of Trustees. There are 57 full-time employees and 3-6 seasonal staff from April to November. HELP US HELP YOU PROTECT YOUR COMMUNITYFIGHT THE BITE! COACHELLA VALLEY MOSQUITO AND VECTOR CONTROL DISTRICT 43-420 Trader Place, Indio, CA 92201 Mailing Address P.O. Box 2967, Indio, CA 92202 Toll-Free (888) 343-9399 District Office (760) 342-8287 District Fax (760) 342-8110 cvmosquito@cvmvcd.org www.CVMVCD.org 2014 Whitewater River Region WQMP University Medical Office Park Appendix E Soils Report To be provided in Final WQMP 2014 Whitewater River Region WQMP University Medical Office Park Appendix F Structural BMP/Retention Facility Sizing Calculations & Design Details University Medical Office Park Preliminary Hydrology Report, December 2022 UNIVERSITY MEDICAL OFFICE PARK PRELIMINARY HYDROLOGY REPORT Palm Desert, California December 7, 2022 Contact Persons: Todd Pitner, PE Danielle Peltier, EIT Prepared for: JFK Memorial Hospital 47111 Monroe St Indio, CA 92201 (760) 347-6191 Prepared by: Michael Baker International 75-410 Gerald Ford Drive, Suite 100 Palm Desert, CA 92211 MBI JN 190641 i University Medical Office Park Michael Baker International Preliminary Hydrology Report Table of Contents 1 Introduction ............................................................................................................................. 1 2 Hydrology ................................................................................................................................. 2 2.1 Project Condition Descriptions......................................................................................... 2 2.2 Description of Analysis ..................................................................................................... 3 2.3 Rational Method .............................................................................................................. 4 2.3.1 Soil Conditions .............................................................................................................. 5 2.3.2 Land Use ....................................................................................................................... 5 2.4 Catch Basins...................................................................................................................... 5 3 Hydraulics ................................................................................................................................ 5 3.1 Proposed Improvements .................................................................................................. 5 3.2 Flood Attention ................................................................................................................ 6 4 Water Quality Treatment Measures ....................................................................................... 6 4.1 Water Quality Basins ........................................................................................................ 6 4.1.1 Proposed Condition Flood Routing............................................................................... 6 4.1.2 Drawdown Time Determination ................................................................................... 7 5 Conclusion ............................................................................................................................... 7 6 References ............................................................................................................................... 8 Figures Figure 1: Vicinity Map ..................................................................................................................... 1 Exhibits Exhibit 1 – Proposed Condition Hydrology Map ii University Medical Office Park Michael Baker International Preliminary Hydrology Report Technical Appendices Appendix A: Rational Method Calculations - 100-Year Storm Event (to be included in Final) Appendix B: Storm Drain Sizing (to be included in Final) Appendix C: Retention Basin Sizing Appendix C.1: Short Cut Synthetic Hydrograph Calculations Appendix C.2: Drawdown Time Calculation Appendix C.3: Excerpt from North Sphere Drainage Master Plan, October 2007 Appendix C.4: University Park Hydrology Study, November 2004 Appendix C.5: Underground Retention Chambers Specifications Appendix D: Soils Data Appendix D.1: Results of On-Site Percolation Testing (to be provided in Final) Appendix D.2: USDA NRCS Custom Soil Resource Report – University Park Appendix E: Flood Data Appendix E.1: FEMA FIRMette Appendix E.2: NOAA Atlas 14 Point Precipitation Frequency Estimates Appendix F: RCFC&WCD Hydrology Manual Plates E-6.1-6.3 1 University Medical Office Park Michael Baker International Preliminary Hydrology Report 1 Introduction Michael Baker International has been retained to prepare engineering design for a new commercial development known as University Medical Office Park in the City of Palm Desert, APNs 694-580-026 and -027. The proposed development includes two medical office buildings, a courtyard, and a surrounding parking lot with respective landscape, and requires a drainage report to show how storm water runoff from the 100-year storm event shall be handled on-site for proper storm water handling and safety to the public. The project site is located in Palm Desert, California in the County of Riverside. The site lies between Gerald Ford Drive and College Drive, west of Technology Drive. Figure 1 shows the general vicinity of the project location. Figure 1: Vicinity Map The objectives of this study include the following: 1. Develop a hydrology map which identifies drainage boundaries and subareas within the project site. Subarea boundaries are based on the proposed development drainage patterns, desired concentration points, and the existing topography. 2 University Medical Office Park Michael Baker International Preliminary Hydrology Report 2. Prepare an analysis of the proposed development hydrology based on the Riverside County Flood Control and Water Conservation District (RCFC&WCD) rational method for the 100-year storm events (Rational Method calculations to be provided in Final). 3. Perform catch basin sizing calculations to determine the sizes of inlets needed to provide required flood protection within the site (catch basin sizing provided in Final). 4. Determine proposed storm drain facility design with hydraulic calculations based on the proposed site plan and delineated drainage areas (hydraulics provided in Final). 5. Utilize the short cut synthetic hydrograph to perform retention basin sizing, basins shall be sized to contain the runoff resulting from the 100-year, 24-hour storm event and to evacuate the storm event within 48 hours. The included calculations are prepared in accordance with the criteria and procedures described in the RCFC&WCD Hydrology Manual (April 1978). To comply with the Colorado River Basin Regional Water Quality Control Board for discretionary new developments and redevelopment projects a separate submittal will be made for the project-specific WQMP. 2 Hydrology 2.1 Project Condition Descriptions Existing Condition The approximately 10.5-acre site is on vacant land with poor land cover. The neighboring properties consist of undeveloped land and commercial developments. There are two existing retention basins on-site that collect runoff from the three adjacent streets in accordance with the City of Palm Desert North Sphere Drainage Master Plan (October 2007). In 2004, RBF Consulting prepared a Hydrology Study for University Park Internal Streets, which included a hydrologic analysis of College Drive, University Park Drive, Pacific Avenue, and Technology Drive. The study shows that the basins on the project site collect the runoff from about 10.9 acres. According to the report, the basin in the southern corner of the project site collects 4.46 acres of College Drive and the basin in the eastern corner collects 6.40 acres of Gerald Ford Drive and portions of College Drive and Technology Drive. The basin in the eastern corner also collects the on-site runoff. The Hydrology Study prepared by RBF Consulting is included in Appendix C of this report. The site is generally flat, and slopes toward the east, in which site runoff sheet flows to the eastern retention basin. The site currently lies within a FEMA mapped flood plain Zone X, an 3 University Medical Office Park Michael Baker International Preliminary Hydrology Report area determined to be outside the 0.2% annual chance floodplain and of minimal flood hazard; the FIRMette is provided in Appendix F. Proposed Condition The hydrology delineation is based on proposed site grading and aerial topography flown and compiled for the project; the proposed project area is approximately 10.5 acres. The proposed drainage pattern is similar to the existing in that majority of the site runoff flows easterly to the on-site retention areas. Site runoff sheet flows through the proposed parking lot and is intercepted by catch basins. Runoff from the buildings, the proposed courtyard area, and the respective landscape will use roof runoff controls and area drains to convey runoff to the retention areas; these systems will be defined and sized in Final. Two underground chamber systems are proposed to replace the existing aboveground retention basin in the eastern corner. Basin B will be located under a portion of the eastern parking area and will collect on-site runoff and Basin C will be located under the north-eastern landscape area and collect offsite runoff. These two systems will prevent the commingling of stormwater from the public streets and private development, allowing effective stormwater quality monitoring. The Basin A, the southern retention basin, will remain aboveground and will be expanded to properly store the increase in runoff due to development, in addition to the existing capture of offsite runoff from the adjacent streets. New storm drain connections are proposed for the existing offsite catch basins to align with the proposed configurations of the retention areas. Drywells are included in this design to properly evacuate the runoff of the 100 - year, 24-hour storm event. One drywell will be included in each basin. The drywell locations and specifications will be detailed in the final grading and utility plans. The collection locations and basin sizes are carefully planned to proportionately collect and convey runoff for retention and eventual drawdown of the storm water volume generated from the site. The proposed on-site water quality basins are designed to retain 100% of the 100-year, 24-hour storm and infiltrate within 48 hours. Geotechnical tests will provide confirmation of timely infiltration in Final. Overflow is planned to ultimately flow east along Gerald Ford Drive and is based on underground storage top of stone, catch basin flow line, and bui lding pad elevations; a detailed discussion of overflow for all three basins will be provided in final. Exhibit 1, the Proposed Condition Hydrology Map, clearly details the various subareas and collection systems to be employed. 2.2 Description of Analysis The 10.5-acre project site consists of three sub-watershed areas; the runoff from the parking areas northeast and northwest will be conveyed to Basin B and the remainder of the site, including the proposed buildings, will be conveyed to the aboveground system , Basin A. A small portion of the parking lot, some of the proposed landscaped areas and two driveways along the perimeter of the site will flow towards the adjacent streets, Gerald Ford Drive and Technology 4 University Medical Office Park Michael Baker International Preliminary Hydrology Report Drive, and will use the offsite catch basins to enter Basin C. Site runoff for these sub-watersheds will be determined based on rational method hydrology analysis in Final. 2.3 Rational Method Hydrology calculations for the project conditions to determine 100-year discharges for the project drainage area will be performed per the RCFC&WCD Hydrology Manual guidelines. The guidelines suggest that watershed budgets for drainage areas encompassing less than one square mile be calculated using the rational method (RM). Detailed RM calculations for the 100-year storm event will be included in Appendix A. The RM is an empirical computation procedure for developing a peak runoff rate for small watersheds for storms of a specified recurrence interval. The RM equation is based on the assumption that the peak flow is directly proportional to the drainag e area, rainfall intensity, and a loss coefficient, which considers the effects of land use and soil type. The design discharges were computed generated a hydrologic “link-node” model that divides the area into sub-area, each tributary to a concentration point or hydrologic “node” point determined by the existing terrain or proposed site layout. A thorough technical description of the RM is provided in the RCFC&WCD Hydrology Manual. The Antecedent Moisture Condition (AMC) can be defined as the relative wetness of a watershed just prior to a flood producing storm event and is expressed as the amount of rainfall occurring in a specific period of time prior to a major storm. The generalized definitions of AMC levels are: AMC I: Lowest runoff potential. The watershed soils are dry enough to allow satisfactory grading or cultivation to take place. AMC II: Moderate runoff potential, an intermediate condition. AMC III: Highest runoff potential. The watershed is practically saturated from antecedent rains. AMC II is applied for the 100-year storm event as outlined in the RCFC&WCD Hydrology Manual. RCFC&WCD Hydrology Manual reference plates are included in Appendix G; deviations from the RCFC&WCD Hydrology Manual include the precipitation and soil data used. Precipitation data used in this study is taken from the NOAA Atlas 14 website at the project location and is included in Appendix F. See the next section for more information on soil data deviation. 5 University Medical Office Park Michael Baker International Preliminary Hydrology Report 2.3.1 Soil Conditions The RCFC&WCD uses the SCS soils classification system, which categorizes soils into four hydrologic groups A, B, C and D with D being the least pervious, thus providing the highest runoff potential. Soil data from the USDA’s Natural Resources Conservation Service Web Soil Survey is included in Appendix E, the project site drainage area consists of hydrologic soil type A. 2.3.2 Land Use The developed site will consist of commercial land use. The commercial land use actual impervious cover range of 80 to 90 percent is provided on Plate E-6.3 of the RCFC&WCD Hydrology Manual. The proposed on-site impervious area is approximately 7.10 acres, resulting in about 68% of impervious cover and 32% pervious cover. Upon incorporating offsite flows using a 90% impervious value, the tributary area of Basin A is 80.5% impervious and 75.1% impervious for Basin C. Basin B does not collect any offsite runoff and its tributary area is 83.7% impervious. The difference of the pre and post land use development condition result s in impacts to the existing drainage systems, in which approximately 33% of the total area attributed to the retention systems will be converted to impervious cover from the pervious, undeveloped condition. 2.4 Catch Basins Each on-site catch basin will be sized appropriately to collect its tributary flows, inlet sizing calculations will be performed in Final. 3 Hydraulics Hydraulic calculations for the proposed pipe systems will be performed and provided in Final using the Los Angeles County Flood Control District Water Surface Pressure Gradient (WSPGW – CivilDesign) design software. WSPGW computes and plots uniform and non -uniform steady flow water surface profiles and pressure gradients in open channels or closed conduits with irregular or regular sections. The computation procedure is based on solving Bernoulli’s equation for the total energy between two sections in a reach. 3.1 Proposed Improvements The proposed facilities constitute of multiple storm drain lines that convey runoff. The three off-site catch basins will require new storm drain connections to the on -site retention systems due to the replacement of the northern basin with underground chambers and the expansion 6 University Medical Office Park Michael Baker International Preliminary Hydrology Report of the southern, aboveground basin. A complete layout of the proposed improvements can be seen on Exhibit 1, the Proposed Condition Hydrology Map. 3.2 Flood Attention There are no anticipated negative downstream or upstream impacts from this development, therefore, no on-site flood attention is needed for this project. 4 Water Quality Treatment Measures 4.1 Water Quality Basins Low Impact Development (LID) is implemented for this project site and is in accordance with the Riverside County Design Handbook for Low Impact Development Best Management Practices. The project is required to retain 100% of the 100-year, 24-hour storm event on-site per the City of Palm Desert retention requirements. A spreadsheet based on the short cut synthetic hydrograph method approach as prescribed by the RCFC&WCD Hydrology Manual has been utilized to perform the calculations and is found in Appendix C, a summary is provided below. 4.1.1 Proposed Condition Flood Routing Basin storage capacity is modeled based on the “truncated pyramid” formula, a more conservative estimate than “average end areas” sometimes used. Percolation is taken incrementally, and the proposed drywells are incorporated in the analysis. Rainfall input data for the 100-year, 24-hour storm is input per said Hydrology Manual using the aforementioned NOAA Atlas 14 point precipitation frequency estimates. Basin inflow is modeled in 15-minute intervals for the 24-hour storm, based on the design storm unit hydrographs presented in the RCFC&WCD Hydrology Manual. Basin ID: A Depth: 5 feet + 1 foot of freeboard Area at Top of Basin: 12,240.3 SF Max Storage: 41,162.14 CF Total Flow Volume: 54,681.65 CF 100-Year, 24-Hour Water Surface Elevation: 171.9 ft Basin ID: B Depth: 6.00 feet 7 University Medical Office Park Michael Baker International Preliminary Hydrology Report Area at Top of Basin: 6000.15 SF Max Storage: 20,327.43 CF Total Flow Volume: 30,597.87 CF Basin ID: C Depth: 8.50 feet Area at Top of Basin: 6552 SF Max Storage: 33,202 CF Total Flow Volume: 45,245.25 CF The maximum side slope of the aboveground basin is 3:1 in order to accommodate the site plan due to the large volume of offsite run-on. The aboveground basin meets the requirement for 1 foot minimum of freeboard. No percolation tests have been performed yet for this project, results of geotechnical analysis will be included in Appendix D. The basin depth shown on the unit hydrograph calculations for the underground basins are not representative of the actual depth since pore space has to be incorporated into the design. The depth is adjusted so that the unit hydrographs use the actual storage provided by the systems, and still account for appropriate infiltration based on the area. 4.1.2 Drawdown Time Determination Drawdown time is the amount of time the design volume takes to pass through the effective storage area of the retention basin. Per the City of Palm Desert requirement, the drawdown time must not exceed 48 hours in order to implement proper vector control and prevent other nuisance issues. The drawdown times for the proposed basins are analyzed using an infiltration rate of 2 in/hr due to the use of drywells that allow for even greater infiltration. A factor of safety of 3 will be applied to the determined infiltration rate. The anticipated design infiltrate rate of 2 in/hr is applied to the total dead storage volume and results in a drawdown time of approximately 33, 12, and 22 hours for Basins A, B, and C, respectively, which all fall within the 48-hour maximum; the drawdown time calculations are included in Appendix C. 5 Conclusion The methodologies used in this study are in compliance with the City of Palm Desert and RCFC&WCD criteria. The proposed retention basin systems will retain 100% of the 100-year, 24- hour storm event. Based on the provided design calculations, the proposed drainage system will capture sufficient on-site and offsite runoff to prevent significant flooding during the 100- year storm event. There are no anticipated negative upstream or downstream impacts. 8 University Medical Office Park Michael Baker International Preliminary Hydrology Report 6 References 1. Riverside County Flood Control and Water Conservation District Hydrology Manual, RCFC&WCD April 1978. 2. Design Handbook for Low Impact Development Best Management Practices, RCFC&WCD September 2011. 3. Riverside County Whitewater River Region Stormwater Quality Best Management Practice Design Handbook for Low Impact Development, RCFC&WCD June 2014. 4. Hydrology Study University Park Internal Streets, RBF Consulting November 2004. 5. City of Palm Desert North Sphere Drainage Master Plan, VA Consulting, Inc. October 2007. 75410 GERALD FORD DRIVE, STE. 100, PALM DESERT, CA. 92211 760-346-7481 REVISED: 12/07/2022VICINITY MAP University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX A RATIONAL METHOD CALCULATIONS - 100-YEAR STORM EVENT (TO BE INCLUDED IN FINAL) University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX B STORM DRAIN SIZING (TO BE INCLUDED IN FINAL) University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX C RETENTION BASIN SIZING University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX C.1 SHORT CUT SYNTHETIC HYDROGRAPH CALCULATIONS 1 of 6 HYDROLOGY CALCULATIONS - UNIVERSITY PARK Using the RCFC&WCD Short Cut Unit Hydrograph Method Area Designations Drainage Area (ac.) 8.6300 Unit time (minutes)5 5 5 15 100 Year Storm Duration (hrs)1 3 6 24 Total Precipitation (Plates D-4.4,E-5.2, 5.4, 5.6)(in.)1.53 2.21 2.89 4.49 Or data from NOAA interactive website Soils Group A AMC index II Runoff Number (plate E-6.1)32 Plate E-6.2 Pervious Area Loss Rate (Fp)(in/hr)0.74 (AMC II) Percentage of Impervious Cover (Ai)(%) (plate E-6.3)80.46 Weighted Average Loss Rate (F=Fp(1-.9Ai))(in./hr.)0.20 (used for 1, 3, and 6 hour storm, the 24 hour storm uses variable maximum loss rate per plate E-1.1 (3 of 6)) Low Loss Rate Percent (%) 90 Retention Basin Percolation Rate (in/hr)2 (also used for drywell percolation rate) Percolation is taken incrementally. Basin volume is calculated using the "truncated pyramid" formula, a more conservative estimate than "averaged end areas" sometimes used (Drywell can be "zeroed out" by reducing numbers to less than .001, but should not entered as zeros or program chokes.) Drywell storage includes 40% of the 1' wide rock bed surrounding the drywell: formula (upper)*PI()*(diam/2)^2+(lower)*PI()*((diam/2)^2+0.4*((diam/2+(grav+0.4166))^2-(diam/2+0.4166)^2)) The drywell wall thickness is assumed at 5" (0.4166) and the gravel bed width is variable "grav" Drywell can be zeroed out by entering .001 for values Drywell design factors Upper sec. (ft.)=5 Lower sec. (ft.)=15 Ring diam. (ft.) =4 Drywell lower max. (cf)=298.45 Upper max.(cf)=62.83 Gravel bed width around drwyell=1 Drywell total(cf)=361.28 Ret. Basin design (area, depth) Top =12240.3 s.f.Bot. =4795.5 s.f.Max. Depth (d)=5 Max. storage=41162.14 (d/3)*(bottom+top+(bottom*top)^0.50) Formulas vol=(h/3)*(bottom+top+(bottom*top)^0.50) area=bottom+(h/d)*(top-bottom)h=(vol*3)/(bottom+top+(bottom*top)^0.5)(values must be non-zero or error occurs) Outside input from:N/A 1 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 3.7 0.6793 0.2041 N/A 0.4752 4.1350 1240.50 0.00 30.89 0.43 361.28 20.00 878.79 4795.50 66.60 812.19 0.10 0.00 0.00 0:10 4.8 0.8813 0.2041 N/A 0.6771 5.8924 1767.73 0.00 286.14 3.97 361.28 20.00 1763.76 4942.40 68.64 2507.30 0.30 0.00 0.00 0:15 5.1 0.9364 0.2041 N/A 0.7322 6.3717 1911.52 0.00 286.14 3.97 361.28 20.00 1907.55 5248.98 72.90 4341.95 0.53 0.00 0.00 0:20 4.9 0.8996 0.2041 N/A 0.6955 6.0522 1815.66 0.00 286.14 3.97 361.28 20.00 1811.69 5580.81 77.51 6076.13 0.74 0.00 0.00 0:25 6.6 1.2118 0.2041 N/A 1.0076 8.7683 2630.48 0.00 286.14 3.97 361.28 20.00 2626.50 5894.46 81.87 8620.77 1.05 0.00 0.00 0:30 7.3 1.3403 0.2041 N/A 1.1361 9.8866 2965.99 0.00 286.14 3.97 361.28 20.00 2962.01 6354.70 88.26 11494.52 1.40 0.00 0.00 0:35 8.4 1.5422 0.2041 N/A 1.3381 11.6441 3493.22 0.00 286.14 3.97 361.28 20.00 3489.25 6874.46 95.48 14888.29 1.81 0.00 0.00 0:40 9 1.6524 0.2041 N/A 1.4483 12.6027 3780.80 0.00 286.14 3.97 361.28 20.00 3776.83 7488.27 104.00 18561.11 2.25 0.00 0.00 0:45 12.3 2.2583 0.2041 N/A 2.0541 17.8750 5362.50 0.00 286.14 3.97 361.28 20.00 5358.52 8152.56 113.23 23806.40 2.89 0.00 0.00 0:50 17.6 3.2314 0.2041 N/A 3.0272 26.3426 7902.79 0.00 286.14 3.97 361.28 20.00 7898.82 9101.25 126.41 31578.82 3.84 0.00 0.00 PEAK 0:55 16.1 2.9560 0.2041 N/A 2.7518 23.9461 7183.84 0.00 286.14 3.97 361.28 20.00 7179.87 10507.01 145.93 38612.75 4.69 0.00 0.00 1:00 4.2 0.7711 0.2041 N/A 0.5670 4.9338 1480.15 0.00 286.14 3.97 361.28 20.00 1476.18 11779.20 163.60 39925.33 4.85 0.00 0.00 0 0.0000 0.2041 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 12016.60 166.90 39758.43 4.83 0.00 0.00 0 0.0000 0.2041 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 11986.42 166.48 39591.96 4.81 0.00 0.00 1:15 0 0.0000 0.2041 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 11956.31 166.06 39425.90 4.79 0.00 0.00 Total volume (cf)41535.20 Total Overflow (cf)0.00 Proposed Conditions*-Basin A (College & Tech)*receiving runoff from south half of College Dr. from northwestern University Park/College intersection to southwestern University Park/College intersection AND 4.17 acres of on-site development. 2 of 6 3 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 1.3 0.34 0.20 N/A 0.1406 1.2237 367.11 0.00 30.89 0.43 361.28 20.00 5.40 4795.50 5.40 0.00 0.00 0.00 0.00 0:10 1.3 0.34 0.20 N/A 0.1406 1.2237 367.11 0.00 286.14 3.97 361.28 20.00 363.13 4795.50 66.60 296.53 0.04 0.00 0.00 0:15 1.1 0.29 0.20 N/A 0.0876 0.7621 228.64 0.00 286.14 3.97 361.28 20.00 224.67 4849.13 67.35 453.85 0.06 0.00 0.00 0:20 1.5 0.40 0.20 N/A 0.1937 1.6852 505.57 0.00 286.14 3.97 361.28 20.00 501.60 4877.59 67.74 887.71 0.11 0.00 0.00 0:25 1.5 0.40 0.20 N/A 0.1937 1.6852 505.57 0.00 286.14 3.97 361.28 20.00 501.60 4956.06 68.83 1320.47 0.16 0.00 0.00 0:30 1.8 0.48 0.20 N/A 0.2732 2.3776 713.27 0.00 286.14 3.97 361.28 20.00 709.30 5034.33 69.92 1959.85 0.24 0.00 0.00 0:35 1.5 0.40 0.20 N/A 0.1937 1.6852 505.57 0.00 286.14 3.97 361.28 20.00 501.60 5149.97 71.53 2389.92 0.29 0.00 0.00 0:40 1.8 0.48 0.20 N/A 0.2732 2.3776 713.27 0.00 286.14 3.97 361.28 20.00 709.30 5227.75 72.61 3026.61 0.37 0.00 0.00 0:45 1.8 0.48 0.20 N/A 0.2732 2.3776 713.27 0.00 286.14 3.97 361.28 20.00 709.30 5342.91 74.21 3661.70 0.44 0.00 0.00 0:50 1.5 0.40 0.20 N/A 0.1937 1.6852 505.57 0.00 286.14 3.97 361.28 20.00 501.60 5457.77 75.80 4087.49 0.50 0.00 0.00 0:55 1.6 0.42 0.20 N/A 0.2202 1.9160 574.81 0.00 286.14 3.97 361.28 20.00 570.83 5534.79 76.87 4581.45 0.56 0.00 0.00 1:00 1.8 0.48 0.20 N/A 0.2732 2.3776 713.27 0.00 286.14 3.97 361.28 20.00 709.30 5624.13 78.11 5212.64 0.63 0.00 0.00 1:05 2.2 0.58 0.20 N/A 0.3793 3.3007 990.20 0.00 286.14 3.97 361.28 20.00 986.23 5738.28 79.70 6119.16 0.74 0.00 0.00 1:10 2.2 0.58 0.20 N/A 0.3793 3.3007 990.20 0.00 286.14 3.97 361.28 20.00 986.23 5902.24 81.98 7023.41 0.85 0.00 0.00 1:15 2.2 0.58 0.20 N/A 0.3793 3.3007 990.20 0.00 286.14 3.97 361.28 20.00 986.23 6065.79 84.25 7925.39 0.96 0.00 0.00 1:20 2 0.53 0.20 N/A 0.3263 2.8391 851.74 0.00 286.14 3.97 361.28 20.00 847.76 6228.93 86.51 8686.64 1.06 0.00 0.00 1:25 2.6 0.69 0.20 N/A 0.4854 4.2238 1267.13 0.00 286.14 3.97 361.28 20.00 1263.16 6366.61 88.43 9861.37 1.20 0.00 0.00 1:30 2.7 0.72 0.20 N/A 0.5119 4.4545 1336.36 0.00 286.14 3.97 361.28 20.00 1332.39 6579.08 91.38 11102.39 1.35 0.00 0.00 1:35 2.4 0.64 0.20 N/A 0.4323 3.7622 1128.67 0.00 286.14 3.97 361.28 20.00 1124.69 6803.54 94.49 12132.58 1.47 0.00 0.00 1:40 2.7 0.72 0.20 N/A 0.5119 4.4545 1336.36 0.00 286.14 3.97 361.28 20.00 1332.39 6989.86 97.08 13367.89 1.62 0.00 0.00 1:45 3.3 0.88 0.20 N/A 0.6710 5.8392 1751.76 0.00 286.14 3.97 361.28 20.00 1747.78 7213.29 100.18 15015.49 1.82 0.00 0.00 1:50 3.1 0.82 0.20 N/A 0.6180 5.3776 1613.29 0.00 286.14 3.97 361.28 20.00 1609.32 7511.28 104.32 16520.48 2.01 0.00 0.00 1:55 2.9 0.77 0.20 N/A 0.5649 4.9161 1474.83 0.00 286.14 3.97 361.28 20.00 1470.85 7783.48 108.10 17883.23 2.17 0.00 0.00 2:00 3 0.80 0.20 N/A 0.5915 5.1469 1544.06 0.00 286.14 3.97 361.28 20.00 1540.09 8029.95 111.53 19311.79 2.35 0.00 0.00 2:05 3.1 0.82 0.20 N/A 0.6180 5.3776 1613.29 0.00 286.14 3.97 361.28 20.00 1609.32 8288.33 115.12 20805.99 2.53 0.00 0.00 2:10 4.2 1.11 0.20 N/A 0.9097 7.9162 2374.85 0.00 286.14 3.97 361.28 20.00 2370.88 8558.58 118.87 23058.00 2.80 0.00 0.00 2:15 5 1.33 0.20 N/A 1.1219 9.7624 2928.71 0.00 286.14 3.97 361.28 20.00 2924.73 8965.89 124.53 25858.21 3.14 0.00 0.00 2:20 3.5 0.93 0.20 N/A 0.7241 6.3007 1890.22 0.00 286.14 3.97 361.28 20.00 1886.25 9472.35 131.56 27612.90 3.35 0.00 0.00 2:25 6.8 1.80 0.20 N/A 1.5992 13.9163 4174.89 0.00 286.14 3.97 361.28 20.00 4170.92 9789.71 135.97 31647.85 3.84 0.00 0.00 2:30 7.3 1.94 0.20 N/A 1.7318 15.0702 4521.06 0.00 286.14 3.97 361.28 20.00 4517.08 10519.49 146.10 36018.82 4.38 0.00 0.00 2:35 8.2 2.17 0.20 N/A 1.9705 17.1472 5144.15 0.00 286.14 3.97 361.28 20.00 5140.17 11310.05 157.08 41001.91 4.98 0.00 0.00 2:40 5.9 1.56 0.20 N/A 1.3605 11.8393 3551.80 0.00 286.14 3.97 361.28 20.00 3547.83 12211.32 169.60 41162.14 5.00 3218.00 10.73 PEAK 2:45 2 0.53 0.20 N/A 0.3263 2.8391 851.74 0.00 286.14 3.97 361.28 20.00 847.76 12240.30 170.00 41162.14 5.00 677.76 2.26 2:50 1.8 0.48 0.20 N/A 0.2732 2.3776 713.27 0.00 286.14 3.97 361.28 20.00 709.30 12240.30 170.00 41162.14 5.00 539.29 1.80 2:55 1.8 0.48 0.20 N/A 0.2732 2.3776 713.27 0.00 286.14 3.97 361.28 20.00 709.30 12240.30 170.00 41162.14 5.00 539.29 1.80 3:00 0.6 0.16 0.20 0.14 0.0159 0.1385 41.54 0.00 286.14 3.97 361.28 20.00 37.57 12240.30 170.00 41029.70 4.98 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 12216.35 169.67 40860.03 4.96 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 12185.66 169.25 40690.79 4.94 0.00 0.00 3:15 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 12155.05 168.82 40521.97 4.92 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 345.38 18.73 0.00 12124.51 168.40 40353.57 4.90 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 341.41 18.42 0.00 12094.06 167.97 40185.60 4.88 0.00 0.00 3:30 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 337.44 18.10 0.00 12063.68 167.55 40018.05 4.86 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 333.46 17.79 0.00 12033.37 167.13 39850.92 4.84 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 329.49 17.47 0.00 12003.14 166.71 39684.21 4.82 0.00 0.00 Total volume (cf)50206.63 Total Overflow (cf)4974.34 3 of 6 6 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 0.5 0.17 0.20 0.16 0.0173 0.1509 45.27 0.00 30.89 0.43 44.84 2.25 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:10 0.6 0.21 0.20 0.19 0.0208 0.1811 54.32 0.00 69.24 0.96 98.20 4.94 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:15 0.6 0.21 0.20 0.19 0.0208 0.1811 54.32 0.00 114.88 1.60 150.92 7.59 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:20 0.6 0.21 0.20 0.19 0.0208 0.1811 54.32 0.00 159.97 2.22 203.02 10.20 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:25 0.6 0.21 0.20 0.19 0.0208 0.1811 54.32 0.00 204.53 2.84 254.50 12.79 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:30 0.7 0.24 0.20 N/A 0.0386 0.3361 100.83 0.00 248.56 3.45 361.28 20.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:35 0.7 0.24 0.20 N/A 0.0386 0.3361 100.83 0.00 286.14 3.97 361.28 20.00 96.86 4795.50 66.60 30.25 0.00 0.00 0.00 0:40 0.7 0.24 0.20 N/A 0.0386 0.3361 100.83 0.00 286.14 3.97 361.28 20.00 96.86 4800.97 66.68 60.43 0.01 0.00 0.00 0:45 0.7 0.24 0.20 N/A 0.0386 0.3361 100.83 0.00 286.14 3.97 361.28 20.00 96.86 4806.43 66.76 90.53 0.01 0.00 0.00 0:50 0.7 0.24 0.20 N/A 0.0386 0.3361 100.83 0.00 286.14 3.97 361.28 20.00 96.86 4811.87 66.83 120.55 0.01 0.00 0.00 0:55 0.7 0.24 0.20 N/A 0.0386 0.3361 100.83 0.00 286.14 3.97 361.28 20.00 96.86 4817.30 66.91 150.50 0.02 0.00 0.00 1:00 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4822.72 66.98 270.91 0.03 0.00 0.00 1:05 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4844.50 67.28 391.01 0.05 0.00 0.00 1:10 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4866.22 67.59 510.82 0.06 0.00 0.00 1:15 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4887.89 67.89 630.32 0.08 0.00 0.00 1:20 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4909.50 68.19 749.52 0.09 0.00 0.00 1:25 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4931.06 68.49 868.43 0.11 0.00 0.00 1:30 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4952.57 68.79 987.03 0.12 0.00 0.00 1:35 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4974.02 69.08 1105.34 0.13 0.00 0.00 1:40 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 4995.42 69.38 1223.35 0.15 0.00 0.00 1:45 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 5016.76 69.68 1341.06 0.16 0.00 0.00 1:50 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 5038.05 69.97 1458.48 0.18 0.00 0.00 1:55 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 5059.29 70.27 1575.60 0.19 0.00 0.00 2:00 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5080.47 70.56 1782.96 0.22 0.00 0.00 2:05 0.8 0.28 0.20 N/A 0.0733 0.6379 191.36 0.00 286.14 3.97 361.28 20.00 187.39 5117.98 71.08 1899.27 0.23 0.00 0.00 2:10 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5139.01 71.38 2105.82 0.26 0.00 0.00 2:15 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5176.37 71.89 2311.85 0.28 0.00 0.00 2:20 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5213.63 72.41 2517.36 0.31 0.00 0.00 2:25 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5250.80 72.93 2722.36 0.33 0.00 0.00 2:30 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5287.88 73.44 2926.84 0.36 0.00 0.00 2:35 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5324.86 73.96 3130.81 0.38 0.00 0.00 2:40 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 5361.76 74.47 3334.27 0.41 0.00 0.00 2:45 1 0.35 0.20 N/A 0.1427 1.2414 372.43 0.00 286.14 3.97 361.28 20.00 368.46 5398.55 74.98 3627.75 0.44 0.00 0.00 2:50 1 0.35 0.20 N/A 0.1427 1.2414 372.43 0.00 286.14 3.97 361.28 20.00 368.46 5451.63 75.72 3920.49 0.48 0.00 0.00 2:55 1 0.35 0.20 N/A 0.1427 1.2414 372.43 0.00 286.14 3.97 361.28 20.00 368.46 5504.58 76.45 4212.50 0.51 0.00 0.00 3:00 1 0.35 0.20 N/A 0.1427 1.2414 372.43 0.00 286.14 3.97 361.28 20.00 368.46 5557.39 77.19 4503.77 0.55 0.00 0.00 3:05 1 0.35 0.20 N/A 0.1427 1.2414 372.43 0.00 286.14 3.97 361.28 20.00 368.46 5610.08 77.92 4794.31 0.58 0.00 0.00 3:10 1.1 0.38 0.20 N/A 0.1773 1.5432 462.97 0.00 286.14 3.97 361.28 20.00 458.99 5662.62 78.65 5174.66 0.63 0.00 0.00 3:15 1.1 0.38 0.20 N/A 0.1773 1.5432 462.97 0.00 286.14 3.97 361.28 20.00 458.99 5731.42 79.60 5554.05 0.67 0.00 0.00 3:20 1.1 0.38 0.20 N/A 0.1773 1.5432 462.97 0.00 286.14 3.97 361.28 20.00 458.99 5800.04 80.56 5932.49 0.72 0.00 0.00 3:25 1.2 0.42 0.20 N/A 0.2120 1.8450 553.50 0.00 286.14 3.97 361.28 20.00 549.53 5868.48 81.51 6400.51 0.78 0.00 0.00 3:30 1.3 0.45 0.20 N/A 0.2467 2.1468 644.04 0.00 286.14 3.97 361.28 20.00 640.06 5953.13 82.68 6957.90 0.85 0.00 0.00 3:35 1.4 0.49 0.20 N/A 0.2814 2.4486 734.57 0.00 286.14 3.97 361.28 20.00 730.60 6053.94 84.08 7604.41 0.92 0.00 0.00 3:40 1.4 0.49 0.20 N/A 0.2814 2.4486 734.57 0.00 286.14 3.97 361.28 20.00 730.60 6170.87 85.71 8249.30 1.00 0.00 0.00 3:45 1.5 0.52 0.20 N/A 0.3161 2.7504 825.11 0.00 286.14 3.97 361.28 20.00 821.13 6287.51 87.33 8983.11 1.09 0.00 0.00 3:50 1.5 0.52 0.20 N/A 0.3161 2.7504 825.11 0.00 286.14 3.97 361.28 20.00 821.13 6420.23 89.17 9715.08 1.18 0.00 0.00 3:55 1.6 0.55 0.20 N/A 0.3507 3.0521 915.64 0.00 286.14 3.97 361.28 20.00 911.67 6552.62 91.01 10535.73 1.28 0.00 0.00 4:00 1.6 0.55 0.20 N/A 0.3507 3.0521 915.64 0.00 286.14 3.97 361.28 20.00 911.67 6701.05 93.07 11354.33 1.38 0.00 0.00 4:05 1.7 0.59 0.20 N/A 0.3854 3.3539 1006.18 0.00 286.14 3.97 361.28 20.00 1002.20 6849.10 95.13 12261.41 1.49 0.00 0.00 4:10 1.8 0.62 0.20 N/A 0.4201 3.6557 1096.71 0.00 286.14 3.97 361.28 20.00 1092.74 7013.16 97.41 13256.74 1.61 0.00 0.00 4 of 6 4:15 1.9 0.66 0.20 N/A 0.4548 3.9575 1187.25 0.00 286.14 3.97 361.28 20.00 1183.27 7193.18 99.91 14340.11 1.74 0.00 0.00 4:20 2 0.69 0.20 N/A 0.4895 4.2593 1277.78 0.00 286.14 3.97 361.28 20.00 1273.81 7389.13 102.63 15511.29 1.88 0.00 0.00 4:25 2.1 0.73 0.20 N/A 0.5241 4.5611 1368.32 0.00 286.14 3.97 361.28 20.00 1364.34 7600.95 105.57 16770.06 2.04 0.00 0.00 4:30 2.1 0.73 0.20 N/A 0.5241 4.5611 1368.32 0.00 286.14 3.97 361.28 20.00 1364.34 7828.62 108.73 18025.67 2.19 0.00 0.00 4:35 2.2 0.76 0.20 N/A 0.5588 4.8628 1458.85 0.00 286.14 3.97 361.28 20.00 1454.88 8055.72 111.88 19368.67 2.35 0.00 0.00 4:40 2.3 0.80 0.20 N/A 0.5935 5.1646 1549.39 0.00 286.14 3.97 361.28 20.00 1545.41 8298.62 115.26 20798.82 2.53 0.00 0.00 4:45 2.4 0.83 0.20 N/A 0.6282 5.4664 1639.92 0.00 286.14 3.97 361.28 20.00 1635.95 8557.28 118.85 22315.91 2.71 0.00 0.00 4:50 2.4 0.83 0.20 N/A 0.6282 5.4664 1639.92 0.00 286.14 3.97 361.28 20.00 1635.95 8831.67 122.66 23829.20 2.89 0.00 0.00 4:55 2.5 0.87 0.20 N/A 0.6629 5.7682 1730.46 0.00 286.14 3.97 361.28 20.00 1726.48 9105.37 126.46 25429.22 3.09 0.00 0.00 5:00 2.6 0.90 0.20 N/A 0.6975 6.0700 1820.99 0.00 286.14 3.97 361.28 20.00 1817.02 9394.76 130.48 27115.75 3.29 0.00 0.00 5:05 3.1 1.08 0.20 N/A 0.8709 7.5789 2273.66 0.00 286.14 3.97 361.28 20.00 2269.69 9699.80 134.72 29250.72 3.55 0.00 0.00 5:10 3.6 1.25 0.20 N/A 1.0443 9.0878 2726.34 0.00 286.14 3.97 361.28 20.00 2722.36 10085.94 140.08 31833.00 3.87 0.00 0.00 5:15 3.9 1.35 0.20 N/A 1.1484 9.9931 2997.94 0.00 286.14 3.97 361.28 20.00 2993.97 10552.98 146.57 34680.40 4.21 0.00 0.00 5:20 4.2 1.46 0.20 N/A 1.2524 10.8985 3269.55 0.00 286.14 3.97 361.28 20.00 3265.57 11067.98 153.72 37792.25 4.59 0.00 0.00 5:25 4.7 1.63 0.20 N/A 1.4258 12.4074 3722.22 0.00 286.14 3.97 361.28 20.00 3718.25 11630.80 161.54 41162.14 5.00 186.81 0.62 5:30 5.6 1.94 0.20 N/A 1.7379 15.1234 4537.03 0.00 286.14 3.97 361.28 20.00 4533.06 12240.30 170.00 41162.14 5.00 4363.05 14.54 PEAK 5:35 1.9 0.66 0.20 N/A 0.4548 3.9575 1187.25 0.00 286.14 3.97 361.28 20.00 1183.27 12240.30 170.00 41162.14 5.00 1013.27 3.38 5:40 0.9 0.31 0.20 N/A 0.1080 0.9397 281.90 0.00 286.14 3.97 361.28 20.00 277.93 12240.30 170.00 41162.14 5.00 107.92 0.36 5:45 0.6 0.21 0.20 0.19 0.0208 0.1811 54.32 0.00 286.14 3.97 361.28 20.00 50.35 12240.30 170.00 41042.48 4.99 0.00 0.00 5:50 0.5 0.17 0.20 0.16 0.0173 0.1509 45.27 0.00 286.14 3.97 361.28 20.00 41.29 12218.66 169.70 40914.07 4.97 0.00 0.00 5:55 0.3 0.10 0.20 0.09 0.0104 0.0905 27.16 0.00 286.14 3.97 361.28 20.00 23.19 12195.43 169.38 40767.88 4.95 0.00 0.00 6:00 0.2 0.07 0.20 0.06 0.0069 0.0604 18.11 0.00 286.14 3.97 361.28 20.00 14.13 12168.99 169.01 40613.00 4.93 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 12140.98 168.62 40444.37 4.91 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 12110.48 168.20 40276.17 4.89 0.00 0.00 6:15 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 12080.06 167.78 40108.39 4.87 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 345.38 18.73 0.00 12049.71 167.36 39941.04 4.85 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 341.41 18.42 0.00 12019.44 166.94 39774.10 4.83 0.00 0.00 6:30 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 337.44 18.10 0.00 11989.25 166.52 39607.58 4.81 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 333.46 17.79 0.00 11959.13 166.10 39441.48 4.79 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 329.49 17.47 0.00 11929.09 165.68 39275.80 4.77 0.00 0.00 6:45 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 325.51 17.15 0.00 11899.13 165.27 39110.54 4.75 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 321.54 16.84 0.00 11869.24 164.85 38945.69 4.73 0.00 0.00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 317.56 16.52 0.00 11839.42 164.44 38781.25 4.71 0.00 0.00 7:00 0 0.00 0.20 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 313.59 16.20 0.00 11809.68 164.02 38617.23 4.69 0.00 0.00 Total volume (cf)53294.54 Total Overflow (cf)5671.05 5 of 6 24 Hour Storm in 15 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:15 0.2 0.04 0.36 0.03 0.0036 0.0313 28.13 0.00 30.89 1.29 26.84 1.35 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:30 0.3 0.05 0.35 0.05 0.0054 0.0469 42.20 0.00 53.85 2.24 66.80 3.36 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:45 0.3 0.05 0.35 0.05 0.0054 0.0469 42.20 0.00 88.02 3.67 105.33 5.29 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:00 0.4 0.07 0.35 0.06 0.0072 0.0625 56.26 0.00 120.97 5.04 156.55 7.87 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:15 0.3 0.05 0.34 0.05 0.0054 0.0469 42.20 0.00 164.78 6.87 191.88 9.64 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:30 0.3 0.05 0.34 0.05 0.0054 0.0469 42.20 0.00 195.00 8.13 225.95 11.36 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:45 0.3 0.05 0.33 0.05 0.0054 0.0469 42.20 0.00 224.14 9.34 258.81 13.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:00 0.4 0.07 0.33 0.06 0.0072 0.0625 56.26 0.00 252.24 10.51 319.17 16.65 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:15 0.4 0.07 0.33 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 2.23 4795.50 2.23 0.00 0.00 0.00 0.00 2:30 0.4 0.07 0.32 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 4795.50 44.34 0.00 0.00 0.00 0.00 2:45 0.5 0.09 0.32 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 4795.50 58.41 0.00 0.00 0.00 0.00 3:00 0.5 0.09 0.31 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 4795.50 58.41 0.00 0.00 0.00 0.00 3:15 0.5 0.09 0.31 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 4795.50 58.41 0.00 0.00 0.00 0.00 3:30 0.5 0.09 0.31 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 4795.50 58.41 0.00 0.00 0.00 0.00 3:45 0.5 0.09 0.30 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 4795.50 58.41 0.00 0.00 0.00 0.00 4:00 0.6 0.11 0.30 0.10 0.0108 0.0938 84.39 0.00 286.14 11.92 361.28 20.00 72.47 4795.50 72.47 0.00 0.00 0.00 0.00 4:15 0.6 0.11 0.29 0.10 0.0108 0.0938 84.39 0.00 286.14 11.92 361.28 20.00 72.47 4795.50 72.47 0.00 0.00 0.00 0.00 4:30 0.7 0.13 0.29 0.11 0.0126 0.1094 98.46 0.00 286.14 11.92 361.28 20.00 86.54 4795.50 86.54 0.00 0.00 0.00 0.00 4:45 0.7 0.13 0.29 0.11 0.0126 0.1094 98.46 0.00 286.14 11.92 361.28 20.00 86.54 4795.50 86.54 0.00 0.00 0.00 0.00 5:00 0.8 0.14 0.28 0.13 0.0144 0.1250 112.53 0.00 286.14 11.92 361.28 20.00 100.60 4795.50 100.60 0.00 0.00 0.00 0.00 5:15 0.6 0.11 0.28 0.10 0.0108 0.0938 84.39 0.00 286.14 11.92 361.28 20.00 72.47 4795.50 72.47 0.00 0.00 0.00 0.00 5:30 0.7 0.13 0.28 0.11 0.0126 0.1094 98.46 0.00 286.14 11.92 361.28 20.00 86.54 4795.50 86.54 0.00 0.00 0.00 0.00 5:45 0.8 0.14 0.27 0.13 0.0144 0.1250 112.53 0.00 286.14 11.92 361.28 20.00 100.60 4795.50 100.60 0.00 0.00 0.00 0.00 6:00 0.8 0.14 0.27 0.13 0.0144 0.1250 112.53 0.00 286.14 11.92 361.28 20.00 100.60 4795.50 100.60 0.00 0.00 0.00 0.00 6:15 0.9 0.16 0.27 0.15 0.0162 0.1407 126.59 0.00 286.14 11.92 361.28 20.00 114.67 4795.50 114.67 0.00 0.00 0.00 0.00 6:30 0.9 0.16 0.26 0.15 0.0162 0.1407 126.59 0.00 286.14 11.92 361.28 20.00 114.67 4795.50 114.67 0.00 0.00 0.00 0.00 6:45 1 0.18 0.26 0.16 0.0180 0.1563 140.66 0.00 286.14 11.92 361.28 20.00 128.74 4795.50 128.74 0.00 0.00 0.00 0.00 7:00 1 0.18 0.25 0.16 0.0180 0.1563 140.66 0.00 286.14 11.92 361.28 20.00 128.74 4795.50 128.74 0.00 0.00 0.00 0.00 7:15 1 0.18 0.25 0.16 0.0180 0.1563 140.66 0.00 286.14 11.92 361.28 20.00 128.74 4795.50 128.74 0.00 0.00 0.00 0.00 7:30 1.1 0.20 0.25 0.18 0.0198 0.1719 154.72 0.00 286.14 11.92 361.28 20.00 142.80 4795.50 142.80 0.00 0.00 0.00 0.00 7:45 1.2 0.22 0.24 0.19 0.0216 0.1875 168.79 0.00 286.14 11.92 361.28 20.00 156.87 4795.50 156.87 0.00 0.00 0.00 0.00 8:00 1.3 0.23 0.24 0.21 0.0233 0.2032 182.86 0.00 286.14 11.92 361.28 20.00 170.93 4795.50 170.93 0.00 0.00 0.00 0.00 8:15 1.5 0.27 0.24 N/A 0.0317 0.2761 248.46 0.00 286.14 11.92 361.28 20.00 236.54 4795.50 199.81 36.73 0.00 0.00 0.00 8:30 1.5 0.27 0.23 N/A 0.0350 0.3050 274.48 0.00 286.14 11.92 361.28 20.00 262.55 4802.14 200.09 99.19 0.01 0.00 0.00 8:45 1.6 0.29 0.23 N/A 0.0563 0.4899 440.92 0.00 286.14 11.92 361.28 20.00 429.00 4813.44 200.56 327.63 0.04 0.00 0.00 9:00 1.7 0.31 0.23 N/A 0.0775 0.6746 607.13 0.00 286.14 11.92 361.28 20.00 595.21 4854.76 202.28 720.55 0.09 0.00 0.00 9:15 1.9 0.34 0.22 N/A 0.1167 1.0153 913.77 0.00 286.14 11.92 361.28 20.00 901.84 4925.82 205.24 1417.16 0.17 0.00 0.00 9:30 2 0.36 0.22 N/A 0.1378 1.1995 1079.51 0.00 286.14 11.92 361.28 20.00 1067.59 5051.81 210.49 2274.25 0.28 0.00 0.00 9:45 2.1 0.38 0.22 N/A 0.1590 1.3834 1245.02 0.00 286.14 11.92 361.28 20.00 1233.10 5206.83 216.95 3290.40 0.40 0.00 0.00 10:00 2.2 0.40 0.22 N/A 0.1801 1.5670 1410.29 0.00 286.14 11.92 361.28 20.00 1398.36 5390.62 224.61 4464.15 0.54 0.00 0.00 10:15 1.5 0.27 0.21 N/A 0.0575 0.5001 450.05 0.00 286.14 11.92 361.28 20.00 438.13 5602.91 233.45 4668.82 0.57 0.00 0.00 10:30 1.5 0.27 0.21 N/A 0.0605 0.5269 474.18 0.00 286.14 11.92 361.28 20.00 462.26 5639.93 235.00 4896.08 0.59 0.00 0.00 10:45 2 0.36 0.21 N/A 0.1534 1.3348 1201.35 0.00 286.14 11.92 361.28 20.00 1189.43 5681.03 236.71 5848.80 0.71 0.00 0.00 11:00 2 0.36 0.20 N/A 0.1564 1.3611 1224.99 0.00 286.14 11.92 361.28 20.00 1213.06 5853.34 243.89 6817.98 0.83 0.00 0.00 11:15 1.9 0.34 0.20 N/A 0.1414 1.2308 1107.72 0.00 286.14 11.92 361.28 20.00 1095.79 6028.63 251.19 7662.58 0.93 0.00 0.00 11:30 1.9 0.34 0.20 N/A 0.1444 1.2565 1130.85 0.00 286.14 11.92 361.28 20.00 1118.93 6181.39 257.56 8523.95 1.04 0.00 0.00 11:45 1.7 0.31 0.19 N/A 0.1114 0.9694 872.42 0.00 286.14 11.92 361.28 20.00 860.50 6337.19 264.05 9120.40 1.11 0.00 0.00 12:00 1.8 0.32 0.19 N/A 0.1322 1.1508 1035.71 0.00 286.14 11.92 361.28 20.00 1023.78 6445.06 268.54 9875.64 1.20 0.00 0.00 12:15 2.5 0.45 0.19 N/A 0.2608 2.2696 2042.68 0.00 286.14 11.92 361.28 20.00 2030.76 6581.66 274.24 11632.16 1.41 0.00 0.00 12:30 2.6 0.47 0.19 N/A 0.2816 2.4505 2205.45 0.00 286.14 11.92 361.28 20.00 2193.53 6899.35 287.47 13538.22 1.64 0.00 0.00 6 of 6 12:45 2.8 0.50 0.18 N/A 0.3203 2.7873 2508.61 0.00 286.14 11.92 361.28 20.00 2496.69 7244.09 301.84 15733.07 1.91 0.00 0.00 13:00 2.9 0.52 0.18 N/A 0.3410 2.9676 2670.85 0.00 286.14 11.92 361.28 20.00 2658.93 7641.06 318.38 18073.62 2.20 0.00 0.00 13:15 3.4 0.61 0.18 N/A 0.4336 3.7727 3395.45 0.00 286.14 11.92 361.28 20.00 3383.53 8064.39 336.02 21121.14 2.57 0.00 0.00 13:30 3.4 0.61 0.17 N/A 0.4362 3.7961 3416.50 0.00 286.14 11.92 361.28 20.00 3404.57 8615.58 358.98 24166.73 2.94 0.00 0.00 13:45 2.3 0.41 0.17 N/A 0.2413 2.1000 1890.03 0.00 286.14 11.92 361.28 20.00 1878.11 9166.42 381.93 25662.90 3.12 0.00 0.00 14:00 2.3 0.41 0.17 N/A 0.2439 2.1228 1910.52 0.00 286.14 11.92 361.28 20.00 1898.60 9437.03 393.21 27168.29 3.30 0.00 0.00 14:15 2.7 0.48 0.17 N/A 0.3184 2.7704 2493.37 0.00 286.14 11.92 361.28 20.00 2481.44 9709.30 404.55 29245.18 3.55 0.00 0.00 14:30 2.6 0.47 0.16 N/A 0.3030 2.6363 2372.64 0.00 286.14 11.92 361.28 20.00 2360.72 10084.94 420.21 31185.69 3.79 0.00 0.00 14:45 2.6 0.47 0.16 N/A 0.3055 2.6581 2392.28 0.00 286.14 11.92 361.28 20.00 2380.36 10435.91 434.83 33131.22 4.02 0.00 0.00 15:00 2.5 0.45 0.16 N/A 0.2900 2.5233 2270.98 0.00 286.14 11.92 361.28 20.00 2259.05 10787.79 449.49 34940.79 4.24 0.00 0.00 15:15 2.4 0.43 0.16 N/A 0.2744 2.3882 2149.38 0.00 286.14 11.92 361.28 20.00 2137.46 11115.07 463.13 36615.11 4.45 0.00 0.00 15:30 2.3 0.41 0.15 N/A 0.2589 2.2528 2027.48 0.00 286.14 11.92 361.28 20.00 2015.56 11417.90 475.75 38154.93 4.63 0.00 0.00 15:45 1.9 0.34 0.15 N/A 0.1894 1.6481 1483.31 0.00 286.14 11.92 361.28 20.00 1471.39 11696.40 487.35 39138.97 4.75 0.00 0.00 16:00 1.9 0.34 0.15 N/A 0.1917 1.6683 1501.47 0.00 286.14 11.92 361.28 20.00 1489.55 11874.38 494.77 40133.75 4.88 0.00 0.00 PEAK 16:15 0.4 0.07 0.15 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 12054.30 502.26 39675.83 4.82 0.00 0.00 16:30 0.4 0.07 0.15 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 11971.48 498.81 39221.36 4.76 0.00 0.00 16:45 0.3 0.05 0.14 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 11889.28 495.39 38756.25 4.71 0.00 0.00 17:00 0.3 0.05 0.14 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 11805.16 491.88 38294.64 4.65 0.00 0.00 17:15 0.5 0.09 0.14 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 11721.67 488.40 37864.64 4.60 0.00 0.00 17:30 0.5 0.09 0.14 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 11643.90 485.16 37437.89 4.55 0.00 0.00 17:45 0.5 0.09 0.13 0.08 0.0090 0.0781 70.33 0.00 286.14 11.92 361.28 20.00 58.41 11566.71 481.95 37014.35 4.50 0.00 0.00 18:00 0.4 0.07 0.13 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 11490.11 478.75 36579.93 4.44 0.00 0.00 18:15 0.4 0.07 0.13 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 11411.54 475.48 36148.79 4.39 0.00 0.00 18:30 0.4 0.07 0.13 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 11333.56 472.23 35720.90 4.34 0.00 0.00 18:45 0.3 0.05 0.13 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 11256.17 469.01 35282.17 4.29 0.00 0.00 19:00 0.2 0.04 0.12 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 11176.82 465.70 34832.68 4.23 0.00 0.00 19:15 0.3 0.05 0.12 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 11095.52 462.31 34400.64 4.18 0.00 0.00 19:30 0.4 0.07 0.12 0.06 0.0072 0.0625 56.26 0.00 286.14 11.92 361.28 20.00 44.34 11017.38 459.06 33985.92 4.13 0.00 0.00 19:45 0.3 0.05 0.12 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10942.37 455.93 33560.26 4.08 0.00 0.00 20:00 0.2 0.04 0.12 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 10865.38 452.72 33123.75 4.02 0.00 0.00 20:15 0.3 0.05 0.12 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10786.43 449.43 32704.59 3.97 0.00 0.00 20:30 0.3 0.05 0.12 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10710.62 446.28 32288.59 3.92 0.00 0.00 20:45 0.3 0.05 0.11 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10635.38 443.14 31875.72 3.87 0.00 0.00 21:00 0.2 0.04 0.11 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 10560.71 440.03 31451.90 3.82 0.00 0.00 21:15 0.3 0.05 0.11 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10484.05 436.84 31045.34 3.77 0.00 0.00 21:30 0.2 0.04 0.11 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 10410.52 433.77 30627.78 3.72 0.00 0.00 21:45 0.3 0.05 0.11 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10335.00 430.62 30227.43 3.67 0.00 0.00 22:00 0.2 0.04 0.11 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 10262.59 427.61 29816.03 3.62 0.00 0.00 22:15 0.3 0.05 0.11 0.05 0.0054 0.0469 42.20 0.00 286.14 11.92 361.28 20.00 30.27 10188.18 424.51 29421.79 3.57 0.00 0.00 22:30 0.2 0.04 0.11 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 10116.88 421.54 29016.47 3.52 0.00 0.00 22:45 0.2 0.04 0.10 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 10043.57 418.48 28614.19 3.48 0.00 0.00 23:00 0.2 0.04 0.10 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 9970.81 415.45 28214.95 3.43 0.00 0.00 23:15 0.2 0.04 0.10 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 9898.60 412.44 27818.72 3.38 0.00 0.00 23:30 0.2 0.04 0.10 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 9826.94 409.46 27425.47 3.33 0.00 0.00 23:45 0.2 0.04 0.10 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 9755.81 406.49 27035.19 3.28 0.00 0.00 24:00 0.2 0.04 0.10 0.03 0.0036 0.0313 28.13 0.00 286.14 11.92 361.28 20.00 16.21 9685.23 403.55 26647.85 3.24 0.00 0.00 0 0.00 0.10 0.00 0.0000 0.0000 0.00 0.00 286.14 11.92 349.36 19.05 0.00 9615.17 400.63 26247.21 3.19 0.00 0.00 Total volume (cf)54681.65 Total Overflow (cf)0.00 1 of 6 HYDROLOGY CALCULATIONS - UNIVERSITY PARK Using the RCFC&WCD Short Cut Unit Hydrograph Method Area Designations Drainage Area (ac.) 4.4200 Unit time (minutes)5 5 5 15 100 Year Storm Duration (hrs)1 3 6 24 Total Precipitation (Plates D-4.4,E-5.2, 5.4, 5.6)(in.)1.53 2.21 2.89 4.49 Or data from NOAA interactive website Soils Group A AMC index II Runoff Number (plate E-6.1)32 Plate E-6.2 Pervious Area Loss Rate (Fp)(in/hr)0.74 (AMC II) Percentage of Impervious Cover (Ai)(%) (plate E-6.3)83.7 Weighted Average Loss Rate (F=Fp(1-.9Ai))(in./hr.)0.18 (used for 1, 3, and 6 hour storm, the 24 hour storm uses variable maximum loss rate per plate E-1.1 (3 of 6)) Low Loss Rate Percent (%) 90 Retention Basin Percolation Rate (in/hr)2 (also used for drywell percolation rate) Percolation is taken incrementally. Basin volume is calculated using the "truncated pyramid" formula, a more conservative estimate than "averaged end areas" sometimes used (Drywell can be "zeroed out" by reducing numbers to less than .001, but should not entered as zeros or program chokes.) Drywell storage includes 40% of the 1' wide rock bed surrounding the drywell: formula (upper)*PI()*(diam/2)^2+(lower)*PI()*((diam/2)^2+0.4*((diam/2+(grav+0.4166))^2-(diam/2+0.4166)^2)) The drywell wall thickness is assumed at 5" (0.4166) and the gravel bed width is variable "grav" Drywell is zeroed out by entering .001 for values Drywell design factors Upper sec. (ft.)=5 Lower sec. (ft.)=15 Ring diam. (ft.) =4 Drywell lower max. (cf)=298.45 Upper max.(cf)=62.83 Gravel bed width around drwyell=1 Drywell total(cf)=361.28 Ret. Basin design (area, depth) Top =6000.15 s.f.Bot. =6000.15 s.f.Max. Depth (d)=3.388 Max. storage=20328.51 (d/3)*(bottom+top+(bottom*top)^0.50) Formulas vol=(h/3)*(bottom+top+(bottom*top)^0.50) area=bottom+(h/d)*(top-bottom)h=(vol*3)/(bottom+top+(bottom*top)^0.5)(values must be non-zero or error occurs) Outside input from:N/A 1 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 3.7 0.6793 0.1826 N/A 0.4968 2.2140 664.20 0.00 30.89 0.43 361.28 20.00 302.49 6000.15 83.34 219.15 0.04 0.00 0.00 0:10 4.8 0.8813 0.1826 N/A 0.6987 3.1141 934.23 0.00 286.14 3.97 361.28 20.00 930.25 6000.15 83.34 1066.07 0.18 0.00 0.00 0:15 5.1 0.9364 0.1826 N/A 0.7538 3.3596 1007.87 0.00 286.14 3.97 361.28 20.00 1003.90 6000.15 83.34 1986.63 0.33 0.00 0.00 0:20 4.9 0.8996 0.1826 N/A 0.7171 3.1959 958.77 0.00 286.14 3.97 361.28 20.00 954.80 6000.15 83.34 2858.09 0.48 0.00 0.00 0:25 6.6 1.2118 0.1826 N/A 1.0292 4.5870 1376.09 0.00 286.14 3.97 361.28 20.00 1372.12 6000.15 83.34 4146.88 0.69 0.00 0.00 0:30 7.3 1.3403 0.1826 N/A 1.1577 5.1598 1547.93 0.00 286.14 3.97 361.28 20.00 1543.96 6000.15 83.34 5607.50 0.93 0.00 0.00 0:35 8.4 1.5422 0.1826 N/A 1.3597 6.0599 1817.96 0.00 286.14 3.97 361.28 20.00 1813.99 6000.15 83.34 7338.15 1.22 0.00 0.00 0:40 9 1.6524 0.1826 N/A 1.4698 6.5508 1965.25 0.00 286.14 3.97 361.28 20.00 1961.28 6000.15 83.34 9216.10 1.54 0.00 0.00 0:45 12.3 2.2583 0.1826 N/A 2.0757 9.2511 2775.34 0.00 286.14 3.97 361.28 20.00 2771.37 6000.15 83.34 11904.13 1.98 0.00 0.00 0:50 17.6 3.2314 0.1826 N/A 3.0488 13.5880 4076.40 0.00 286.14 3.97 361.28 20.00 4072.43 6000.15 83.34 15893.22 2.65 0.00 0.00 PEAK 0:55 16.1 2.9560 0.1826 N/A 2.7734 12.3606 3708.18 0.00 286.14 3.97 361.28 20.00 3704.20 6000.15 83.34 19514.09 3.25 0.00 0.00 1:00 4.2 0.7711 0.1826 N/A 0.5886 2.6231 786.94 0.00 286.14 3.97 361.28 20.00 782.96 6000.15 83.34 20213.72 3.37 0.00 0.00 0 0.0000 0.1826 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 6000.15 83.34 20130.38 3.35 0.00 0.00 0 0.0000 0.1826 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 6000.15 83.34 20047.05 3.34 0.00 0.00 1:15 0 0.0000 0.1826 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 6000.15 83.34 19963.71 3.33 0.00 0.00 Total volume (cf)21619.17 Total Overflow (cf)0.00 Proposed Conditions*- Basin B - UG Retention of On-Site *receiving runoff from on-site ONLY 2 of 6 3 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 1.3 0.34 0.18 N/A 0.1622 0.7229 216.87 0.00 30.89 0.43 216.44 10.88 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:10 1.3 0.34 0.18 N/A 0.1622 0.7229 216.87 0.00 216.01 3.00 361.28 20.00 69.03 6000.15 69.03 0.00 0.00 0.00 0.00 0:15 1.1 0.29 0.18 N/A 0.1092 0.4865 145.96 0.00 286.14 3.97 361.28 20.00 141.98 6000.15 83.34 58.65 0.01 0.00 0.00 0:20 1.5 0.40 0.18 N/A 0.2152 0.9593 287.79 0.00 286.14 3.97 361.28 20.00 283.82 6000.15 83.34 259.13 0.04 0.00 0.00 0:25 1.5 0.40 0.18 N/A 0.2152 0.9593 287.79 0.00 286.14 3.97 361.28 20.00 283.82 6000.15 83.34 459.60 0.08 0.00 0.00 0:30 1.8 0.48 0.18 N/A 0.2948 1.3139 394.17 0.00 286.14 3.97 361.28 20.00 390.19 6000.15 83.34 766.46 0.13 0.00 0.00 0:35 1.5 0.40 0.18 N/A 0.2152 0.9593 287.79 0.00 286.14 3.97 361.28 20.00 283.82 6000.15 83.34 966.94 0.16 0.00 0.00 0:40 1.8 0.48 0.18 N/A 0.2948 1.3139 394.17 0.00 286.14 3.97 361.28 20.00 390.19 6000.15 83.34 1273.80 0.21 0.00 0.00 0:45 1.8 0.48 0.18 N/A 0.2948 1.3139 394.17 0.00 286.14 3.97 361.28 20.00 390.19 6000.15 83.34 1580.65 0.26 0.00 0.00 0:50 1.5 0.40 0.18 N/A 0.2152 0.9593 287.79 0.00 286.14 3.97 361.28 20.00 283.82 6000.15 83.34 1781.13 0.30 0.00 0.00 0:55 1.6 0.42 0.18 N/A 0.2418 1.0775 323.25 0.00 286.14 3.97 361.28 20.00 319.27 6000.15 83.34 2017.07 0.34 0.00 0.00 1:00 1.8 0.48 0.18 N/A 0.2948 1.3139 394.17 0.00 286.14 3.97 361.28 20.00 390.19 6000.15 83.34 2323.92 0.39 0.00 0.00 1:05 2.2 0.58 0.18 N/A 0.4009 1.7867 536.00 0.00 286.14 3.97 361.28 20.00 532.03 6000.15 83.34 2772.61 0.46 0.00 0.00 1:10 2.2 0.58 0.18 N/A 0.4009 1.7867 536.00 0.00 286.14 3.97 361.28 20.00 532.03 6000.15 83.34 3221.30 0.54 0.00 0.00 1:15 2.2 0.58 0.18 N/A 0.4009 1.7867 536.00 0.00 286.14 3.97 361.28 20.00 532.03 6000.15 83.34 3669.99 0.61 0.00 0.00 1:20 2 0.53 0.18 N/A 0.3478 1.5503 465.08 0.00 286.14 3.97 361.28 20.00 461.11 6000.15 83.34 4047.77 0.67 0.00 0.00 1:25 2.6 0.69 0.18 N/A 0.5070 2.2594 677.83 0.00 286.14 3.97 361.28 20.00 673.86 6000.15 83.34 4638.29 0.77 0.00 0.00 1:30 2.7 0.72 0.18 N/A 0.5335 2.3776 713.29 0.00 286.14 3.97 361.28 20.00 709.32 6000.15 83.34 5264.27 0.88 0.00 0.00 1:35 2.4 0.64 0.18 N/A 0.4539 2.0231 606.92 0.00 286.14 3.97 361.28 20.00 602.94 6000.15 83.34 5783.88 0.96 0.00 0.00 1:40 2.7 0.72 0.18 N/A 0.5335 2.3776 713.29 0.00 286.14 3.97 361.28 20.00 709.32 6000.15 83.34 6409.86 1.07 0.00 0.00 1:45 3.3 0.88 0.18 N/A 0.6926 3.0868 926.04 0.00 286.14 3.97 361.28 20.00 922.07 6000.15 83.34 7248.59 1.21 0.00 0.00 1:50 3.1 0.82 0.18 N/A 0.6396 2.8504 855.13 0.00 286.14 3.97 361.28 20.00 851.15 6000.15 83.34 8016.41 1.34 0.00 0.00 1:55 2.9 0.77 0.18 N/A 0.5865 2.6140 784.21 0.00 286.14 3.97 361.28 20.00 780.24 6000.15 83.34 8713.31 1.45 0.00 0.00 2:00 3 0.80 0.18 N/A 0.6130 2.7322 819.67 0.00 286.14 3.97 361.28 20.00 815.69 6000.15 83.34 9445.67 1.57 0.00 0.00 2:05 3.1 0.82 0.18 N/A 0.6396 2.8504 855.13 0.00 286.14 3.97 361.28 20.00 851.15 6000.15 83.34 10213.49 1.70 0.00 0.00 2:10 4.2 1.11 0.18 N/A 0.9313 4.1506 1245.17 0.00 286.14 3.97 361.28 20.00 1241.20 6000.15 83.34 11371.35 1.90 0.00 0.00 2:15 5 1.33 0.18 N/A 1.1434 5.0961 1528.84 0.00 286.14 3.97 361.28 20.00 1524.86 6000.15 83.34 12812.88 2.14 0.00 0.00 2:20 3.5 0.93 0.18 N/A 0.7456 3.3232 996.96 0.00 286.14 3.97 361.28 20.00 992.99 6000.15 83.34 13722.53 2.29 0.00 0.00 2:25 6.8 1.80 0.18 N/A 1.6208 7.2236 2167.09 0.00 286.14 3.97 361.28 20.00 2163.12 6000.15 83.34 15802.31 2.63 0.00 0.00 2:30 7.3 1.94 0.18 N/A 1.7534 7.8146 2344.39 0.00 286.14 3.97 361.28 20.00 2340.41 6000.15 83.34 18059.39 3.01 0.00 0.00 2:35 8.2 2.17 0.18 N/A 1.9921 8.8784 2663.51 0.00 286.14 3.97 361.28 20.00 2659.54 6000.15 83.34 20328.51 3.39 307.08 1.02 2:40 5.9 1.56 0.18 N/A 1.3821 6.1599 1847.97 0.00 286.14 3.97 361.28 20.00 1843.99 6000.15 83.34 20328.51 3.39 1760.66 5.87 PEAK 2:45 2 0.53 0.18 N/A 0.3478 1.5503 465.08 0.00 286.14 3.97 361.28 20.00 461.11 6000.15 83.34 20328.51 3.39 377.77 1.26 2:50 1.8 0.48 0.18 N/A 0.2948 1.3139 394.17 0.00 286.14 3.97 361.28 20.00 390.19 6000.15 83.34 20328.51 3.39 306.86 1.02 2:55 1.8 0.48 0.18 N/A 0.2948 1.3139 394.17 0.00 286.14 3.97 361.28 20.00 390.19 6000.15 83.34 20328.51 3.39 306.86 1.02 3:00 0.6 0.16 0.18 0.14 0.0159 0.0709 21.28 0.00 286.14 3.97 361.28 20.00 17.30 6000.15 83.34 20262.47 3.38 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 6000.15 83.34 20179.14 3.36 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 6000.15 83.34 20095.80 3.35 0.00 0.00 3:15 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 6000.15 83.34 20012.47 3.34 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 345.38 18.73 0.00 6000.15 83.34 19929.13 3.32 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 341.41 18.42 0.00 6000.15 83.34 19845.80 3.31 0.00 0.00 3:30 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 337.44 18.10 0.00 6000.15 83.34 19762.46 3.29 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 333.46 17.79 0.00 6000.15 83.34 19679.13 3.28 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 329.49 17.47 0.00 6000.15 83.34 19595.79 3.27 0.00 0.00 Total volume (cf)26723.97 Total Overflow (cf)3059.22 3 of 6 6 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 0.5 0.17 0.18 0.16 0.0173 0.0773 23.18 0.00 30.89 0.43 22.76 1.14 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:10 0.6 0.21 0.18 N/A 0.0255 0.1137 34.12 0.00 50.35 0.70 56.18 2.82 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:15 0.6 0.21 0.18 N/A 0.0255 0.1137 34.12 0.00 78.94 1.10 89.21 4.48 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:20 0.6 0.21 0.18 N/A 0.0255 0.1137 34.12 0.00 107.19 1.49 121.84 6.12 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:25 0.6 0.21 0.18 N/A 0.0255 0.1137 34.12 0.00 135.10 1.88 154.09 7.74 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:30 0.7 0.24 0.18 N/A 0.0602 0.2683 80.49 0.00 162.68 2.26 232.32 11.68 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:35 0.7 0.24 0.18 N/A 0.0602 0.2683 80.49 0.00 229.59 3.19 333.99 17.83 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:40 0.7 0.24 0.18 N/A 0.0602 0.2683 80.49 0.00 286.14 3.97 361.28 20.00 49.23 6000.15 49.23 0.00 0.00 0.00 0.00 0:45 0.7 0.24 0.18 N/A 0.0602 0.2683 80.49 0.00 286.14 3.97 361.28 20.00 76.52 6000.15 76.52 0.00 0.00 0.00 0.00 0:50 0.7 0.24 0.18 N/A 0.0602 0.2683 80.49 0.00 286.14 3.97 361.28 20.00 76.52 6000.15 76.52 0.00 0.00 0.00 0.00 0:55 0.7 0.24 0.18 N/A 0.0602 0.2683 80.49 0.00 286.14 3.97 361.28 20.00 76.52 6000.15 76.52 0.00 0.00 0.00 0.00 1:00 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 39.55 0.01 0.00 0.00 1:05 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 79.10 0.01 0.00 0.00 1:10 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 118.66 0.02 0.00 0.00 1:15 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 158.21 0.03 0.00 0.00 1:20 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 197.76 0.03 0.00 0.00 1:25 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 237.31 0.04 0.00 0.00 1:30 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 276.87 0.05 0.00 0.00 1:35 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 316.42 0.05 0.00 0.00 1:40 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 355.97 0.06 0.00 0.00 1:45 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 395.52 0.07 0.00 0.00 1:50 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 435.08 0.07 0.00 0.00 1:55 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 474.63 0.08 0.00 0.00 2:00 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 560.55 0.09 0.00 0.00 2:05 0.8 0.28 0.18 N/A 0.0949 0.4229 126.86 0.00 286.14 3.97 361.28 20.00 122.89 6000.15 83.34 600.10 0.10 0.00 0.00 2:10 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 686.02 0.11 0.00 0.00 2:15 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 771.94 0.13 0.00 0.00 2:20 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 857.87 0.14 0.00 0.00 2:25 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 943.79 0.16 0.00 0.00 2:30 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 1029.71 0.17 0.00 0.00 2:35 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 1115.63 0.19 0.00 0.00 2:40 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 1201.55 0.20 0.00 0.00 2:45 1 0.35 0.18 N/A 0.1642 0.7320 219.60 0.00 286.14 3.97 361.28 20.00 215.63 6000.15 83.34 1333.84 0.22 0.00 0.00 2:50 1 0.35 0.18 N/A 0.1642 0.7320 219.60 0.00 286.14 3.97 361.28 20.00 215.63 6000.15 83.34 1466.13 0.24 0.00 0.00 2:55 1 0.35 0.18 N/A 0.1642 0.7320 219.60 0.00 286.14 3.97 361.28 20.00 215.63 6000.15 83.34 1598.42 0.27 0.00 0.00 3:00 1 0.35 0.18 N/A 0.1642 0.7320 219.60 0.00 286.14 3.97 361.28 20.00 215.63 6000.15 83.34 1730.71 0.29 0.00 0.00 3:05 1 0.35 0.18 N/A 0.1642 0.7320 219.60 0.00 286.14 3.97 361.28 20.00 215.63 6000.15 83.34 1863.00 0.31 0.00 0.00 3:10 1.1 0.38 0.18 N/A 0.1989 0.8866 265.97 0.00 286.14 3.97 361.28 20.00 261.99 6000.15 83.34 2041.66 0.34 0.00 0.00 3:15 1.1 0.38 0.18 N/A 0.1989 0.8866 265.97 0.00 286.14 3.97 361.28 20.00 261.99 6000.15 83.34 2220.32 0.37 0.00 0.00 3:20 1.1 0.38 0.18 N/A 0.1989 0.8866 265.97 0.00 286.14 3.97 361.28 20.00 261.99 6000.15 83.34 2398.98 0.40 0.00 0.00 3:25 1.2 0.42 0.18 N/A 0.2336 1.0411 312.34 0.00 286.14 3.97 361.28 20.00 308.36 6000.15 83.34 2624.01 0.44 0.00 0.00 3:30 1.3 0.45 0.18 N/A 0.2683 1.1957 358.71 0.00 286.14 3.97 361.28 20.00 354.73 6000.15 83.34 2895.40 0.48 0.00 0.00 3:35 1.4 0.49 0.18 N/A 0.3030 1.3503 405.08 0.00 286.14 3.97 361.28 20.00 401.10 6000.15 83.34 3213.17 0.54 0.00 0.00 3:40 1.4 0.49 0.18 N/A 0.3030 1.3503 405.08 0.00 286.14 3.97 361.28 20.00 401.10 6000.15 83.34 3530.93 0.59 0.00 0.00 3:45 1.5 0.52 0.18 N/A 0.3376 1.5048 451.44 0.00 286.14 3.97 361.28 20.00 447.47 6000.15 83.34 3895.07 0.65 0.00 0.00 3:50 1.5 0.52 0.18 N/A 0.3376 1.5048 451.44 0.00 286.14 3.97 361.28 20.00 447.47 6000.15 83.34 4259.20 0.71 0.00 0.00 3:55 1.6 0.55 0.18 N/A 0.3723 1.6594 497.81 0.00 286.14 3.97 361.28 20.00 493.84 6000.15 83.34 4669.71 0.78 0.00 0.00 4:00 1.6 0.55 0.18 N/A 0.3723 1.6594 497.81 0.00 286.14 3.97 361.28 20.00 493.84 6000.15 83.34 5080.21 0.85 0.00 0.00 4:05 1.7 0.59 0.18 N/A 0.4070 1.8139 544.18 0.00 286.14 3.97 361.28 20.00 540.21 6000.15 83.34 5537.08 0.92 0.00 0.00 4:10 1.8 0.62 0.18 N/A 0.4417 1.9685 590.55 0.00 286.14 3.97 361.28 20.00 586.58 6000.15 83.34 6040.32 1.01 0.00 0.00 4:15 1.9 0.66 0.18 N/A 0.4764 2.1231 636.92 0.00 286.14 3.97 361.28 20.00 632.95 6000.15 83.34 6589.93 1.10 0.00 0.00 4 of 6 4:20 2 0.69 0.18 N/A 0.5110 2.2776 683.29 0.00 286.14 3.97 361.28 20.00 679.31 6000.15 83.34 7185.91 1.20 0.00 0.00 4:25 2.1 0.73 0.18 N/A 0.5457 2.4322 729.66 0.00 286.14 3.97 361.28 20.00 725.68 6000.15 83.34 7828.26 1.30 0.00 0.00 4:30 2.1 0.73 0.18 N/A 0.5457 2.4322 729.66 0.00 286.14 3.97 361.28 20.00 725.68 6000.15 83.34 8470.61 1.41 0.00 0.00 4:35 2.2 0.76 0.18 N/A 0.5804 2.5868 776.03 0.00 286.14 3.97 361.28 20.00 772.05 6000.15 83.34 9159.33 1.53 0.00 0.00 4:40 2.3 0.80 0.18 N/A 0.6151 2.7413 822.40 0.00 286.14 3.97 361.28 20.00 818.42 6000.15 83.34 9894.41 1.65 0.00 0.00 4:45 2.4 0.83 0.18 N/A 0.6498 2.8959 868.76 0.00 286.14 3.97 361.28 20.00 864.79 6000.15 83.34 10675.87 1.78 0.00 0.00 4:50 2.4 0.83 0.18 N/A 0.6498 2.8959 868.76 0.00 286.14 3.97 361.28 20.00 864.79 6000.15 83.34 11457.32 1.91 0.00 0.00 4:55 2.5 0.87 0.18 N/A 0.6844 3.0504 915.13 0.00 286.14 3.97 361.28 20.00 911.16 6000.15 83.34 12285.15 2.05 0.00 0.00 5:00 2.6 0.90 0.18 N/A 0.7191 3.2050 961.50 0.00 286.14 3.97 361.28 20.00 957.53 6000.15 83.34 13159.34 2.19 0.00 0.00 5:05 3.1 1.08 0.18 N/A 0.8925 3.9778 1193.35 0.00 286.14 3.97 361.28 20.00 1189.37 6000.15 83.34 14265.37 2.38 0.00 0.00 5:10 3.6 1.25 0.18 N/A 1.0659 4.7506 1425.19 0.00 286.14 3.97 361.28 20.00 1421.22 6000.15 83.34 15603.26 2.60 0.00 0.00 5:15 3.9 1.35 0.18 N/A 1.1700 5.2143 1564.30 0.00 286.14 3.97 361.28 20.00 1560.32 6000.15 83.34 17080.24 2.85 0.00 0.00 5:20 4.2 1.46 0.18 N/A 1.2740 5.6780 1703.40 0.00 286.14 3.97 361.28 20.00 1699.43 6000.15 83.34 18696.34 3.12 0.00 0.00 5:25 4.7 1.63 0.18 N/A 1.4474 6.4508 1935.25 0.00 286.14 3.97 361.28 20.00 1931.27 6000.15 83.34 20328.51 3.39 215.77 0.72 5:30 5.6 1.94 0.18 N/A 1.7595 7.8419 2352.57 0.00 286.14 3.97 361.28 20.00 2348.59 6000.15 83.34 20328.51 3.39 2265.26 7.55 PEAK 5:35 1.9 0.66 0.18 N/A 0.4764 2.1231 636.92 0.00 286.14 3.97 361.28 20.00 632.95 6000.15 83.34 20328.51 3.39 549.61 1.83 5:40 0.9 0.31 0.18 N/A 0.1296 0.5774 173.23 0.00 286.14 3.97 361.28 20.00 169.26 6000.15 83.34 20328.51 3.39 85.92 0.29 5:45 0.6 0.21 0.18 N/A 0.0255 0.1137 34.12 0.00 286.14 3.97 361.28 20.00 30.15 6000.15 83.34 20275.32 3.38 0.00 0.00 5:50 0.5 0.17 0.18 0.16 0.0173 0.0773 23.18 0.00 286.14 3.97 361.28 20.00 19.21 6000.15 83.34 20211.20 3.37 0.00 0.00 5:55 0.3 0.10 0.18 0.09 0.0104 0.0464 13.91 0.00 286.14 3.97 361.28 20.00 9.94 6000.15 83.34 20137.80 3.36 0.00 0.00 6:00 0.2 0.07 0.18 0.06 0.0069 0.0309 9.27 0.00 286.14 3.97 361.28 20.00 5.30 6000.15 83.34 20059.76 3.34 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 6000.15 83.34 19976.43 3.33 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 6000.15 83.34 19893.09 3.32 0.00 0.00 6:15 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 6000.15 83.34 19809.76 3.30 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 345.38 18.73 0.00 6000.15 83.34 19726.42 3.29 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 341.41 18.42 0.00 6000.15 83.34 19643.09 3.27 0.00 0.00 6:30 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 337.44 18.10 0.00 6000.15 83.34 19559.75 3.26 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 333.46 17.79 0.00 6000.15 83.34 19476.41 3.25 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 329.49 17.47 0.00 6000.15 83.34 19393.08 3.23 0.00 0.00 6:45 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 325.51 17.15 0.00 6000.15 83.34 19309.74 3.22 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 321.54 16.84 0.00 6000.15 83.34 19226.41 3.20 0.00 0.00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 317.56 16.52 0.00 6000.15 83.34 19143.07 3.19 0.00 0.00 7:00 0 0.00 0.18 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 313.59 16.20 0.00 6000.15 83.34 19059.74 3.18 0.00 0.00 Total volume (cf)29144.85 Total Overflow (cf)3116.56 5 of 6 24 Hour Storm in 15 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:15 0.2 0.04 0.32 0.03 0.0036 0.0160 14.41 0.00 30.89 1.29 13.12 0.66 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:30 0.3 0.05 0.32 0.05 0.0054 0.0240 21.61 0.00 42.11 1.75 32.98 1.66 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:45 0.3 0.05 0.31 0.05 0.0054 0.0240 21.61 0.00 59.10 2.46 52.13 2.62 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:00 0.4 0.07 0.31 0.06 0.0072 0.0320 28.82 0.00 75.47 3.14 77.80 3.91 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:15 0.3 0.05 0.31 0.05 0.0054 0.0240 21.61 0.00 97.43 4.06 95.35 4.79 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:30 0.3 0.05 0.30 0.05 0.0054 0.0240 21.61 0.00 112.44 4.69 112.28 5.64 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:45 0.3 0.05 0.30 0.05 0.0054 0.0240 21.61 0.00 126.92 5.29 128.60 6.46 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:00 0.4 0.07 0.29 0.06 0.0072 0.0320 28.82 0.00 140.88 5.87 151.55 7.62 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:15 0.4 0.07 0.29 0.06 0.0072 0.0320 28.82 0.00 160.51 6.69 173.68 8.73 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:30 0.4 0.07 0.29 0.06 0.0072 0.0320 28.82 0.00 179.43 7.48 195.02 9.80 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:45 0.5 0.09 0.28 0.08 0.0090 0.0400 36.02 0.00 197.68 8.24 222.80 11.20 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3:00 0.5 0.09 0.28 0.08 0.0090 0.0400 36.02 0.00 221.44 9.23 249.59 12.54 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3:15 0.5 0.09 0.28 0.08 0.0090 0.0400 36.02 0.00 244.36 10.18 275.43 13.84 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3:30 0.5 0.09 0.27 0.08 0.0090 0.0400 36.02 0.00 266.46 11.10 308.83 15.83 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3:45 0.5 0.09 0.27 0.08 0.0090 0.0400 36.02 0.00 286.14 11.92 332.93 17.74 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4:00 0.6 0.11 0.27 0.10 0.0108 0.0480 43.22 0.00 286.14 11.92 361.28 20.00 2.95 6000.15 2.95 0.00 0.00 0.00 0.00 4:15 0.6 0.11 0.26 0.10 0.0108 0.0480 43.22 0.00 286.14 11.92 361.28 20.00 31.30 6000.15 31.30 0.00 0.00 0.00 0.00 4:30 0.7 0.13 0.26 0.11 0.0126 0.0560 50.43 0.00 286.14 11.92 361.28 20.00 38.51 6000.15 38.51 0.00 0.00 0.00 0.00 4:45 0.7 0.13 0.26 0.11 0.0126 0.0560 50.43 0.00 286.14 11.92 361.28 20.00 38.51 6000.15 38.51 0.00 0.00 0.00 0.00 5:00 0.8 0.14 0.25 0.13 0.0144 0.0640 57.63 0.00 286.14 11.92 361.28 20.00 45.71 6000.15 45.71 0.00 0.00 0.00 0.00 5:15 0.6 0.11 0.25 0.10 0.0108 0.0480 43.22 0.00 286.14 11.92 361.28 20.00 31.30 6000.15 31.30 0.00 0.00 0.00 0.00 5:30 0.7 0.13 0.25 0.11 0.0126 0.0560 50.43 0.00 286.14 11.92 361.28 20.00 38.51 6000.15 38.51 0.00 0.00 0.00 0.00 5:45 0.8 0.14 0.24 0.13 0.0144 0.0640 57.63 0.00 286.14 11.92 361.28 20.00 45.71 6000.15 45.71 0.00 0.00 0.00 0.00 6:00 0.8 0.14 0.24 0.13 0.0144 0.0640 57.63 0.00 286.14 11.92 361.28 20.00 45.71 6000.15 45.71 0.00 0.00 0.00 0.00 6:15 0.9 0.16 0.24 0.15 0.0162 0.0720 64.84 0.00 286.14 11.92 361.28 20.00 52.91 6000.15 52.91 0.00 0.00 0.00 0.00 6:30 0.9 0.16 0.23 0.15 0.0162 0.0720 64.84 0.00 286.14 11.92 361.28 20.00 52.91 6000.15 52.91 0.00 0.00 0.00 0.00 6:45 1 0.18 0.23 0.16 0.0180 0.0800 72.04 0.00 286.14 11.92 361.28 20.00 60.12 6000.15 60.12 0.00 0.00 0.00 0.00 7:00 1 0.18 0.23 0.16 0.0180 0.0800 72.04 0.00 286.14 11.92 361.28 20.00 60.12 6000.15 60.12 0.00 0.00 0.00 0.00 7:15 1 0.18 0.22 0.16 0.0180 0.0800 72.04 0.00 286.14 11.92 361.28 20.00 60.12 6000.15 60.12 0.00 0.00 0.00 0.00 7:30 1.1 0.20 0.22 0.18 0.0198 0.0880 79.24 0.00 286.14 11.92 361.28 20.00 67.32 6000.15 67.32 0.00 0.00 0.00 0.00 7:45 1.2 0.22 0.22 0.19 0.0216 0.0961 86.45 0.00 286.14 11.92 361.28 20.00 74.53 6000.15 74.53 0.00 0.00 0.00 0.00 8:00 1.3 0.23 0.22 0.21 0.0233 0.1041 93.65 0.00 286.14 11.92 361.28 20.00 81.73 6000.15 81.73 0.00 0.00 0.00 0.00 8:15 1.5 0.27 0.21 N/A 0.0568 0.2534 228.03 0.00 286.14 11.92 361.28 20.00 216.11 6000.15 216.11 0.00 0.00 0.00 0.00 8:30 1.5 0.27 0.21 N/A 0.0598 0.2666 239.94 0.00 286.14 11.92 361.28 20.00 228.02 6000.15 228.02 0.00 0.00 0.00 0.00 8:45 1.6 0.29 0.21 N/A 0.0807 0.3598 323.79 0.00 286.14 11.92 361.28 20.00 311.87 6000.15 250.01 61.87 0.01 0.00 0.00 9:00 1.7 0.31 0.20 N/A 0.1016 0.4528 407.54 0.00 286.14 11.92 361.28 20.00 395.62 6000.15 250.01 207.48 0.03 0.00 0.00 9:15 1.9 0.34 0.20 N/A 0.1404 0.6258 563.22 0.00 286.14 11.92 361.28 20.00 551.29 6000.15 250.01 508.76 0.08 0.00 0.00 9:30 2 0.36 0.20 N/A 0.1612 0.7186 646.75 0.00 286.14 11.92 361.28 20.00 634.82 6000.15 250.01 893.58 0.15 0.00 0.00 9:45 2.1 0.38 0.20 N/A 0.1820 0.8113 730.17 0.00 286.14 11.92 361.28 20.00 718.25 6000.15 250.01 1361.82 0.23 0.00 0.00 10:00 2.2 0.40 0.19 N/A 0.2028 0.9039 813.48 0.00 286.14 11.92 361.28 20.00 801.56 6000.15 250.01 1913.38 0.32 0.00 0.00 10:15 1.5 0.27 0.19 N/A 0.0799 0.3560 320.36 0.00 286.14 11.92 361.28 20.00 308.44 6000.15 250.01 1971.81 0.33 0.00 0.00 10:30 1.5 0.27 0.19 N/A 0.0826 0.3682 331.41 0.00 286.14 11.92 361.28 20.00 319.49 6000.15 250.01 2041.29 0.34 0.00 0.00 10:45 2 0.36 0.18 N/A 0.1752 0.7806 702.55 0.00 286.14 11.92 361.28 20.00 690.63 6000.15 250.01 2481.92 0.41 0.00 0.00 11:00 2 0.36 0.18 N/A 0.1778 0.7926 713.38 0.00 286.14 11.92 361.28 20.00 701.46 6000.15 250.01 2933.37 0.49 0.00 0.00 11:15 1.9 0.34 0.18 N/A 0.1626 0.7245 652.05 0.00 286.14 11.92 361.28 20.00 640.13 6000.15 250.01 3323.49 0.55 0.00 0.00 11:30 1.9 0.34 0.18 N/A 0.1652 0.7363 662.65 0.00 286.14 11.92 361.28 20.00 650.73 6000.15 250.01 3724.21 0.62 0.00 0.00 11:45 1.7 0.31 0.17 N/A 0.1319 0.5878 529.05 0.00 286.14 11.92 361.28 20.00 517.13 6000.15 250.01 3991.33 0.67 0.00 0.00 12:00 1.8 0.32 0.17 N/A 0.1524 0.6794 611.45 0.00 286.14 11.92 361.28 20.00 599.53 6000.15 250.01 4340.86 0.72 0.00 0.00 12:15 2.5 0.45 0.17 N/A 0.2807 1.2511 1125.98 0.00 286.14 11.92 361.28 20.00 1114.06 6000.15 250.01 5204.91 0.87 0.00 0.00 12:30 2.6 0.47 0.17 N/A 0.3012 1.3424 1208.15 0.00 286.14 11.92 361.28 20.00 1196.23 6000.15 250.01 6151.13 1.03 0.00 0.00 12:45 2.8 0.50 0.16 N/A 0.3396 1.5136 1362.24 0.00 286.14 11.92 361.28 20.00 1350.31 6000.15 250.01 7251.44 1.21 0.00 0.00 6 of 6 13:00 2.9 0.52 0.16 N/A 0.3600 1.6046 1444.16 0.00 286.14 11.92 361.28 20.00 1432.24 6000.15 250.01 8433.67 1.41 0.00 0.00 13:15 3.4 0.61 0.16 N/A 0.4523 2.0157 1814.13 0.00 286.14 11.92 361.28 20.00 1802.20 6000.15 250.01 9985.87 1.66 0.00 0.00 13:30 3.4 0.61 0.16 N/A 0.4547 2.0264 1823.76 0.00 286.14 11.92 361.28 20.00 1811.84 6000.15 250.01 11547.70 1.92 0.00 0.00 13:45 2.3 0.41 0.15 N/A 0.2595 1.1565 1040.83 0.00 286.14 11.92 361.28 20.00 1028.91 6000.15 250.01 12326.61 2.05 0.00 0.00 14:00 2.3 0.41 0.15 N/A 0.2618 1.1669 1050.22 0.00 286.14 11.92 361.28 20.00 1038.30 6000.15 250.01 13114.90 2.19 0.00 0.00 14:15 2.7 0.48 0.15 N/A 0.3360 1.4974 1347.64 0.00 286.14 11.92 361.28 20.00 1335.72 6000.15 250.01 14200.61 2.37 0.00 0.00 14:30 2.6 0.47 0.15 N/A 0.3203 1.4275 1284.73 0.00 286.14 11.92 361.28 20.00 1272.80 6000.15 250.01 15223.40 2.54 0.00 0.00 14:45 2.6 0.47 0.14 N/A 0.3225 1.4375 1293.72 0.00 286.14 11.92 361.28 20.00 1281.80 6000.15 250.01 16255.20 2.71 0.00 0.00 15:00 2.5 0.45 0.14 N/A 0.3068 1.3673 1230.55 0.00 286.14 11.92 361.28 20.00 1218.62 6000.15 250.01 17223.82 2.87 0.00 0.00 15:15 2.4 0.43 0.14 N/A 0.2910 1.2969 1167.24 0.00 286.14 11.92 361.28 20.00 1155.31 6000.15 250.01 18129.13 3.02 0.00 0.00 15:30 2.3 0.41 0.14 N/A 0.2752 1.2264 1103.79 0.00 286.14 11.92 361.28 20.00 1091.87 6000.15 250.01 18970.99 3.16 0.00 0.00 15:45 1.9 0.34 0.14 N/A 0.2054 0.9157 824.09 0.00 286.14 11.92 361.28 20.00 812.16 6000.15 250.01 19533.14 3.26 0.00 0.00 16:00 1.9 0.34 0.13 N/A 0.2075 0.9249 832.40 0.00 286.14 11.92 361.28 20.00 820.48 6000.15 250.01 20103.62 3.35 0.00 0.00 PEAK 16:15 0.4 0.07 0.13 0.06 0.0072 0.0320 28.82 0.00 286.14 11.92 361.28 20.00 16.89 6000.15 250.01 19870.50 3.31 0.00 0.00 16:30 0.4 0.07 0.13 0.06 0.0072 0.0320 28.82 0.00 286.14 11.92 361.28 20.00 16.89 6000.15 250.01 19637.39 3.27 0.00 0.00 16:45 0.3 0.05 0.13 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 19397.07 3.23 0.00 0.00 17:00 0.3 0.05 0.13 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 19156.76 3.19 0.00 0.00 17:15 0.5 0.09 0.12 0.08 0.0090 0.0400 36.02 0.00 286.14 11.92 361.28 20.00 24.10 6000.15 250.01 18930.85 3.16 0.00 0.00 17:30 0.5 0.09 0.12 0.08 0.0090 0.0400 36.02 0.00 286.14 11.92 361.28 20.00 24.10 6000.15 250.01 18704.94 3.12 0.00 0.00 17:45 0.5 0.09 0.12 0.08 0.0090 0.0400 36.02 0.00 286.14 11.92 361.28 20.00 24.10 6000.15 250.01 18479.03 3.08 0.00 0.00 18:00 0.4 0.07 0.12 0.06 0.0072 0.0320 28.82 0.00 286.14 11.92 361.28 20.00 16.89 6000.15 250.01 18245.92 3.04 0.00 0.00 18:15 0.4 0.07 0.12 0.06 0.0072 0.0320 28.82 0.00 286.14 11.92 361.28 20.00 16.89 6000.15 250.01 18012.80 3.00 0.00 0.00 18:30 0.4 0.07 0.12 0.06 0.0072 0.0320 28.82 0.00 286.14 11.92 361.28 20.00 16.89 6000.15 250.01 17779.69 2.96 0.00 0.00 18:45 0.3 0.05 0.11 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 17539.37 2.92 0.00 0.00 19:00 0.2 0.04 0.11 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 17291.85 2.88 0.00 0.00 19:15 0.3 0.05 0.11 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 17051.54 2.84 0.00 0.00 19:30 0.4 0.07 0.11 0.06 0.0072 0.0320 28.82 0.00 286.14 11.92 361.28 20.00 16.89 6000.15 250.01 16818.42 2.80 0.00 0.00 19:45 0.3 0.05 0.11 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 16578.11 2.76 0.00 0.00 20:00 0.2 0.04 0.11 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 16330.59 2.72 0.00 0.00 20:15 0.3 0.05 0.10 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 16090.27 2.68 0.00 0.00 20:30 0.3 0.05 0.10 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 15849.95 2.64 0.00 0.00 20:45 0.3 0.05 0.10 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 15609.64 2.60 0.00 0.00 21:00 0.2 0.04 0.10 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 15362.12 2.56 0.00 0.00 21:15 0.3 0.05 0.10 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 15121.80 2.52 0.00 0.00 21:30 0.2 0.04 0.10 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 14874.28 2.48 0.00 0.00 21:45 0.3 0.05 0.10 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 14633.96 2.44 0.00 0.00 22:00 0.2 0.04 0.10 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 14386.44 2.40 0.00 0.00 22:15 0.3 0.05 0.10 0.05 0.0054 0.0240 21.61 0.00 286.14 11.92 361.28 20.00 9.69 6000.15 250.01 14146.12 2.36 0.00 0.00 22:30 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 13898.60 2.32 0.00 0.00 22:45 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 13651.08 2.28 0.00 0.00 23:00 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 13403.56 2.23 0.00 0.00 23:15 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 13156.04 2.19 0.00 0.00 23:30 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 12908.52 2.15 0.00 0.00 23:45 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 12661.00 2.11 0.00 0.00 24:00 0.2 0.04 0.09 0.03 0.0036 0.0160 14.41 0.00 286.14 11.92 361.28 20.00 2.49 6000.15 250.01 12413.48 2.07 0.00 0.00 0 0.00 0.09 0.00 0.0000 0.0000 0.00 0.00 286.14 11.92 349.36 19.05 0.00 6000.15 250.01 12163.47 2.03 0.00 0.00 Total volume (cf)30597.87 Total Overflow (cf)0.00 1 of 6 HYDROLOGY CALCULATIONS - UNIVERSITY PARK Using the RCFC&WCD Short Cut Unit Hydrograph Method Area Designations Drainage Area (ac.) 8.2800 Unit time (minutes)5 5 5 15 100 Year Storm Duration (hrs)1 3 6 24 Total Precipitation (Plates D-4.4,E-5.2, 5.4, 5.6)(in.)1.53 2.21 2.89 4.49 Or data from NOAA interactive website Soils Group A AMC index II Runoff Number (plate E-6.1)32 Plate E-6.2 Pervious Area Loss Rate (Fp)(in/hr)0.74 (AMC II) Percentage of Impervious Cover (Ai)(%) (plate E-6.3)75.2 Weighted Average Loss Rate (F=Fp(1-.9Ai))(in./hr.)0.24 (used for 1, 3, and 6 hour storm, the 24 hour storm uses variable maximum loss rate per plate E-1.1 (3 of 6)) Low Loss Rate Percent (%) 90 Retention Basin Percolation Rate (in/hr)2 (also used for drywell percolation rate) Percolation is taken incrementally. Basin volume is calculated using the "truncated pyramid" formula, a more conservative estimate than "averaged end areas" sometimes used (Drywell can be "zeroed out" by reducing numbers to less than .001, but should not entered as zeros or program chokes.) Drywell storage includes 40% of the 1' wide rock bed surrounding the drywell: formula (upper)*PI()*(diam/2)^2+(lower)*PI()*((diam/2)^2+0.4*((diam/2+(grav+0.4166))^2-(diam/2+0.4166)^2)) The drywell wall thickness is assumed at 5" (0.4166) and the gravel bed width is variable "grav" Drywell is zeroed out by entering .001 for values Drywell design factors Upper sec. (ft.)=5 Lower sec. (ft.)=15 Ring diam. (ft.) =4 Drywell lower max. (cf)=298.45 Upper max.(cf)=62.83 Gravel bed width around drwyell=1 Drywell total(cf)=361.28 Ret. Basin design (area, depth) Top =6552 s.f.Bot. =6552 s.f.Max. Depth (d)=5.067 Max. storage=33198.98 (d/3)*(bottom+top+(bottom*top)^0.50) Formulas vol=(h/3)*(bottom+top+(bottom*top)^0.50) area=bottom+(h/d)*(top-bottom)h=(vol*3)/(bottom+top+(bottom*top)^0.5)(values must be non-zero or error occurs) Outside input from:N/A 1 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 3.7 0.6793 0.2392 N/A 0.4402 3.6748 1102.45 0.00 30.89 0.43 361.28 20.00 740.74 6552.00 91.00 649.74 0.10 0.00 0.00 0:10 4.8 0.8813 0.2392 N/A 0.6421 5.3610 1608.30 0.00 286.14 3.97 361.28 20.00 1604.32 6552.00 91.00 2163.06 0.33 0.00 0.00 0:15 5.1 0.9364 0.2392 N/A 0.6972 5.8209 1746.26 0.00 286.14 3.97 361.28 20.00 1742.28 6552.00 91.00 3814.35 0.58 0.00 0.00 0:20 4.9 0.8996 0.2392 N/A 0.6605 5.5143 1654.28 0.00 286.14 3.97 361.28 20.00 1650.31 6552.00 91.00 5373.66 0.82 0.00 0.00 0:25 6.6 1.2118 0.2392 N/A 0.9726 8.1202 2436.05 0.00 286.14 3.97 361.28 20.00 2432.08 6552.00 91.00 7714.73 1.18 0.00 0.00 0:30 7.3 1.3403 0.2392 N/A 1.1011 9.1932 2757.96 0.00 286.14 3.97 361.28 20.00 2753.98 6552.00 91.00 10377.71 1.58 0.00 0.00 0:35 8.4 1.5422 0.2392 N/A 1.3031 10.8793 3263.80 0.00 286.14 3.97 361.28 20.00 3259.83 6552.00 91.00 13546.54 2.07 0.00 0.00 0:40 9 1.6524 0.2392 N/A 1.4132 11.7991 3539.72 0.00 286.14 3.97 361.28 20.00 3535.75 6552.00 91.00 16991.29 2.59 0.00 0.00 0:45 12.3 2.2583 0.2392 N/A 2.0191 16.8576 5057.27 0.00 286.14 3.97 361.28 20.00 5053.30 6552.00 91.00 21953.59 3.35 0.00 0.00 0:50 17.6 3.2314 0.2392 N/A 2.9922 24.9818 7494.54 0.00 286.14 3.97 361.28 20.00 7490.57 6552.00 91.00 29353.16 4.48 0.00 0.00 PEAK 0:55 16.1 2.9560 0.2392 N/A 2.7168 22.6825 6804.75 0.00 286.14 3.97 361.28 20.00 6800.77 6552.00 91.00 33198.98 5.07 2863.95 9.55 1:00 4.2 0.7711 0.2392 N/A 0.5320 4.4413 1332.38 0.00 286.14 3.97 361.28 20.00 1328.41 6552.00 91.00 33198.98 5.07 1237.41 4.12 0 0.0000 0.2392 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 6552.00 91.00 33107.98 5.05 0.00 0.00 0 0.0000 0.2392 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 6552.00 91.00 33016.98 5.04 0.00 0.00 1:15 0 0.0000 0.2392 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 6552.00 91.00 32925.98 5.03 0.00 0.00 Total volume (cf)38797.76 Total Overflow (cf)4101.35 *receiving runoff from north half of College Dr. from northwestern University Park/College intersection to College/Technology intersection, west half of Technology Dr., and south half of Gerald Ford Dr. from Pacific Ave/Gerald Ford intersection to Gerald Ford/Technology intersection and 1.88 acres of on-site development. Proposed Conditions*- Basin C - UG Retention (Gerald Ford & Tech) 2 of 6 3 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 1.3 0.34 0.24 N/A 0.1056 0.8816 264.48 0.00 30.89 0.43 264.05 13.27 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:10 1.3 0.34 0.24 N/A 0.1056 0.8816 264.48 0.00 256.72 3.57 361.28 20.00 163.68 6552.00 91.00 72.68 0.01 0.00 0.00 0:15 1.1 0.29 0.24 N/A 0.0526 0.4388 131.63 0.00 286.14 3.97 361.28 20.00 127.65 6552.00 91.00 109.33 0.02 0.00 0.00 0:20 1.5 0.40 0.24 N/A 0.1586 1.3244 397.33 0.00 286.14 3.97 361.28 20.00 393.35 6552.00 91.00 411.68 0.06 0.00 0.00 0:25 1.5 0.40 0.24 N/A 0.1586 1.3244 397.33 0.00 286.14 3.97 361.28 20.00 393.35 6552.00 91.00 714.03 0.11 0.00 0.00 0:30 1.8 0.48 0.24 N/A 0.2382 1.9887 596.60 0.00 286.14 3.97 361.28 20.00 592.63 6552.00 91.00 1215.66 0.19 0.00 0.00 0:35 1.5 0.40 0.24 N/A 0.1586 1.3244 397.33 0.00 286.14 3.97 361.28 20.00 393.35 6552.00 91.00 1518.01 0.23 0.00 0.00 0:40 1.8 0.48 0.24 N/A 0.2382 1.9887 596.60 0.00 286.14 3.97 361.28 20.00 592.63 6552.00 91.00 2019.63 0.31 0.00 0.00 0:45 1.8 0.48 0.24 N/A 0.2382 1.9887 596.60 0.00 286.14 3.97 361.28 20.00 592.63 6552.00 91.00 2521.26 0.38 0.00 0.00 0:50 1.5 0.40 0.24 N/A 0.1586 1.3244 397.33 0.00 286.14 3.97 361.28 20.00 393.35 6552.00 91.00 2823.61 0.43 0.00 0.00 0:55 1.6 0.42 0.24 N/A 0.1852 1.5458 463.75 0.00 286.14 3.97 361.28 20.00 459.78 6552.00 91.00 3192.39 0.49 0.00 0.00 1:00 1.8 0.48 0.24 N/A 0.2382 1.9887 596.60 0.00 286.14 3.97 361.28 20.00 592.63 6552.00 91.00 3694.01 0.56 0.00 0.00 1:05 2.2 0.58 0.24 N/A 0.3443 2.8743 862.30 0.00 286.14 3.97 361.28 20.00 858.32 6552.00 91.00 4461.34 0.68 0.00 0.00 1:10 2.2 0.58 0.24 N/A 0.3443 2.8743 862.30 0.00 286.14 3.97 361.28 20.00 858.32 6552.00 91.00 5228.66 0.80 0.00 0.00 1:15 2.2 0.58 0.24 N/A 0.3443 2.8743 862.30 0.00 286.14 3.97 361.28 20.00 858.32 6552.00 91.00 5995.98 0.92 0.00 0.00 1:20 2 0.53 0.24 N/A 0.2912 2.4315 729.45 0.00 286.14 3.97 361.28 20.00 725.47 6552.00 91.00 6630.46 1.01 0.00 0.00 1:25 2.6 0.69 0.24 N/A 0.4504 3.7600 1128.00 0.00 286.14 3.97 361.28 20.00 1124.02 6552.00 91.00 7663.48 1.17 0.00 0.00 1:30 2.7 0.72 0.24 N/A 0.4769 3.9814 1194.42 0.00 286.14 3.97 361.28 20.00 1190.45 6552.00 91.00 8762.93 1.34 0.00 0.00 1:35 2.4 0.64 0.24 N/A 0.3973 3.3172 995.15 0.00 286.14 3.97 361.28 20.00 991.17 6552.00 91.00 9663.10 1.47 0.00 0.00 1:40 2.7 0.72 0.24 N/A 0.4769 3.9814 1194.42 0.00 286.14 3.97 361.28 20.00 1190.45 6552.00 91.00 10762.55 1.64 0.00 0.00 1:45 3.3 0.88 0.24 N/A 0.6360 5.3099 1592.97 0.00 286.14 3.97 361.28 20.00 1588.99 6552.00 91.00 12260.54 1.87 0.00 0.00 1:50 3.1 0.82 0.24 N/A 0.5830 4.8671 1460.12 0.00 286.14 3.97 361.28 20.00 1456.15 6552.00 91.00 13625.69 2.08 0.00 0.00 1:55 2.9 0.77 0.24 N/A 0.5299 4.4242 1327.27 0.00 286.14 3.97 361.28 20.00 1323.30 6552.00 91.00 14857.99 2.27 0.00 0.00 2:00 3 0.80 0.24 N/A 0.5564 4.6457 1393.70 0.00 286.14 3.97 361.28 20.00 1389.72 6552.00 91.00 16156.71 2.47 0.00 0.00 2:05 3.1 0.82 0.24 N/A 0.5830 4.8671 1460.12 0.00 286.14 3.97 361.28 20.00 1456.15 6552.00 91.00 17521.85 2.67 0.00 0.00 2:10 4.2 1.11 0.24 N/A 0.8747 7.3026 2190.79 0.00 286.14 3.97 361.28 20.00 2186.82 6552.00 91.00 19617.67 2.99 0.00 0.00 2:15 5 1.33 0.24 N/A 1.0868 9.0740 2722.19 0.00 286.14 3.97 361.28 20.00 2718.21 6552.00 91.00 22244.88 3.40 0.00 0.00 2:20 3.5 0.93 0.24 N/A 0.6890 5.7527 1725.82 0.00 286.14 3.97 361.28 20.00 1721.84 6552.00 91.00 23875.73 3.64 0.00 0.00 2:25 6.8 1.80 0.24 N/A 1.5642 13.0594 3917.83 0.00 286.14 3.97 361.28 20.00 3913.86 6552.00 91.00 27698.58 4.23 0.00 0.00 2:30 7.3 1.94 0.24 N/A 1.6968 14.1665 4249.95 0.00 286.14 3.97 361.28 20.00 4245.98 6552.00 91.00 31853.57 4.86 0.00 0.00 2:35 8.2 2.17 0.24 N/A 1.9355 16.1593 4847.78 0.00 286.14 3.97 361.28 20.00 4843.80 6552.00 91.00 33198.98 5.07 3407.38 11.36 2:40 5.9 1.56 0.24 N/A 1.3255 11.0667 3320.01 0.00 286.14 3.97 361.28 20.00 3316.04 6552.00 91.00 33198.98 5.07 3225.04 10.75 PEAK 2:45 2 0.53 0.24 N/A 0.2912 2.4315 729.45 0.00 286.14 3.97 361.28 20.00 725.47 6552.00 91.00 33198.98 5.07 634.47 2.11 2:50 1.8 0.48 0.24 N/A 0.2382 1.9887 596.60 0.00 286.14 3.97 361.28 20.00 592.63 6552.00 91.00 33198.98 5.07 501.63 1.67 2:55 1.8 0.48 0.24 N/A 0.2382 1.9887 596.60 0.00 286.14 3.97 361.28 20.00 592.63 6552.00 91.00 33198.98 5.07 501.63 1.67 3:00 0.6 0.16 0.24 0.14 0.0159 0.1328 39.85 0.00 286.14 3.97 361.28 20.00 35.88 6552.00 91.00 33143.86 5.06 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 6552.00 91.00 33052.86 5.04 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 6552.00 91.00 32961.86 5.03 0.00 0.00 3:15 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 6552.00 91.00 32870.86 5.02 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 345.38 18.73 0.00 6552.00 91.00 32779.86 5.00 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 341.41 18.42 0.00 6552.00 91.00 32688.86 4.99 0.00 0.00 3:30 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 337.44 18.10 0.00 6552.00 91.00 32597.86 4.98 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 333.46 17.79 0.00 6552.00 91.00 32506.86 4.96 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 329.49 17.47 0.00 6552.00 91.00 32415.86 4.95 0.00 0.00 Total volume (cf)45099.41 Total Overflow (cf)8270.14 3 of 6 6 Hour Storm in 5 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:05 0.5 0.17 0.24 0.16 0.0173 0.1448 43.43 0.00 30.89 0.43 43.00 2.16 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:10 0.6 0.21 0.24 0.19 0.0208 0.1737 52.12 0.00 67.67 0.94 94.18 4.73 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:15 0.6 0.21 0.24 0.19 0.0208 0.1737 52.12 0.00 111.44 1.55 144.75 7.28 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:20 0.6 0.21 0.24 0.19 0.0208 0.1737 52.12 0.00 154.69 2.15 194.72 9.79 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:25 0.6 0.21 0.24 0.19 0.0208 0.1737 52.12 0.00 197.43 2.74 244.10 12.27 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:30 0.7 0.24 0.24 0.22 0.0243 0.2027 60.80 0.00 239.66 3.33 321.60 16.84 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:35 0.7 0.24 0.24 0.22 0.0243 0.2027 60.80 0.00 286.14 3.97 361.28 20.00 17.14 6552.00 17.14 0.00 0.00 0.00 0.00 0:40 0.7 0.24 0.24 0.22 0.0243 0.2027 60.80 0.00 286.14 3.97 361.28 20.00 56.83 6552.00 56.83 0.00 0.00 0.00 0.00 0:45 0.7 0.24 0.24 0.22 0.0243 0.2027 60.80 0.00 286.14 3.97 361.28 20.00 56.83 6552.00 56.83 0.00 0.00 0.00 0.00 0:50 0.7 0.24 0.24 0.22 0.0243 0.2027 60.80 0.00 286.14 3.97 361.28 20.00 56.83 6552.00 56.83 0.00 0.00 0.00 0.00 0:55 0.7 0.24 0.24 0.22 0.0243 0.2027 60.80 0.00 286.14 3.97 361.28 20.00 56.83 6552.00 56.83 0.00 0.00 0.00 0.00 1:00 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 0.89 0.00 0.00 0.00 1:05 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 1.77 0.00 0.00 0.00 1:10 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 2.66 0.00 0.00 0.00 1:15 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 3.54 0.00 0.00 0.00 1:20 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 4.43 0.00 0.00 0.00 1:25 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 5.31 0.00 0.00 0.00 1:30 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 6.20 0.00 0.00 0.00 1:35 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 7.09 0.00 0.00 0.00 1:40 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 7.97 0.00 0.00 0.00 1:45 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 8.86 0.00 0.00 0.00 1:50 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 9.74 0.00 0.00 0.00 1:55 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 10.63 0.00 0.00 0.00 2:00 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 98.38 0.02 0.00 0.00 2:05 0.8 0.28 0.24 N/A 0.0383 0.3195 95.86 0.00 286.14 3.97 361.28 20.00 91.89 6552.00 91.00 99.26 0.02 0.00 0.00 2:10 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 187.01 0.03 0.00 0.00 2:15 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 274.76 0.04 0.00 0.00 2:20 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 362.51 0.06 0.00 0.00 2:25 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 450.26 0.07 0.00 0.00 2:30 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 538.01 0.08 0.00 0.00 2:35 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 625.75 0.10 0.00 0.00 2:40 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 713.50 0.11 0.00 0.00 2:45 1 0.35 0.24 N/A 0.1076 0.8986 269.59 0.00 286.14 3.97 361.28 20.00 265.61 6552.00 91.00 888.11 0.14 0.00 0.00 2:50 1 0.35 0.24 N/A 0.1076 0.8986 269.59 0.00 286.14 3.97 361.28 20.00 265.61 6552.00 91.00 1062.73 0.16 0.00 0.00 2:55 1 0.35 0.24 N/A 0.1076 0.8986 269.59 0.00 286.14 3.97 361.28 20.00 265.61 6552.00 91.00 1237.34 0.19 0.00 0.00 3:00 1 0.35 0.24 N/A 0.1076 0.8986 269.59 0.00 286.14 3.97 361.28 20.00 265.61 6552.00 91.00 1411.95 0.22 0.00 0.00 3:05 1 0.35 0.24 N/A 0.1076 0.8986 269.59 0.00 286.14 3.97 361.28 20.00 265.61 6552.00 91.00 1586.56 0.24 0.00 0.00 3:10 1.1 0.38 0.24 N/A 0.1423 1.1882 356.45 0.00 286.14 3.97 361.28 20.00 352.47 6552.00 91.00 1848.04 0.28 0.00 0.00 3:15 1.1 0.38 0.24 N/A 0.1423 1.1882 356.45 0.00 286.14 3.97 361.28 20.00 352.47 6552.00 91.00 2109.51 0.32 0.00 0.00 3:20 1.1 0.38 0.24 N/A 0.1423 1.1882 356.45 0.00 286.14 3.97 361.28 20.00 352.47 6552.00 91.00 2370.99 0.36 0.00 0.00 3:25 1.2 0.42 0.24 N/A 0.1770 1.4777 443.31 0.00 286.14 3.97 361.28 20.00 439.34 6552.00 91.00 2719.32 0.42 0.00 0.00 3:30 1.3 0.45 0.24 N/A 0.2117 1.7672 530.17 0.00 286.14 3.97 361.28 20.00 526.20 6552.00 91.00 3154.52 0.48 0.00 0.00 3:35 1.4 0.49 0.24 N/A 0.2464 2.0568 617.04 0.00 286.14 3.97 361.28 20.00 613.06 6552.00 91.00 3676.59 0.56 0.00 0.00 3:40 1.4 0.49 0.24 N/A 0.2464 2.0568 617.04 0.00 286.14 3.97 361.28 20.00 613.06 6552.00 91.00 4198.65 0.64 0.00 0.00 3:45 1.5 0.52 0.24 N/A 0.2810 2.3463 703.90 0.00 286.14 3.97 361.28 20.00 699.93 6552.00 91.00 4807.58 0.73 0.00 0.00 3:50 1.5 0.52 0.24 N/A 0.2810 2.3463 703.90 0.00 286.14 3.97 361.28 20.00 699.93 6552.00 91.00 5416.50 0.83 0.00 0.00 3:55 1.6 0.55 0.24 N/A 0.3157 2.6359 790.76 0.00 286.14 3.97 361.28 20.00 786.79 6552.00 91.00 6112.29 0.93 0.00 0.00 4:00 1.6 0.55 0.24 N/A 0.3157 2.6359 790.76 0.00 286.14 3.97 361.28 20.00 786.79 6552.00 91.00 6808.08 1.04 0.00 0.00 4:05 1.7 0.59 0.24 N/A 0.3504 2.9254 877.63 0.00 286.14 3.97 361.28 20.00 873.65 6552.00 91.00 7590.74 1.16 0.00 0.00 4:10 1.8 0.62 0.24 N/A 0.3851 3.2150 964.49 0.00 286.14 3.97 361.28 20.00 960.52 6552.00 91.00 8460.25 1.29 0.00 0.00 4:15 1.9 0.66 0.24 N/A 0.4198 3.5045 1051.35 0.00 286.14 3.97 361.28 20.00 1047.38 6552.00 91.00 9416.63 1.44 0.00 0.00 4 of 6 4:20 2 0.69 0.24 N/A 0.4544 3.7941 1138.22 0.00 286.14 3.97 361.28 20.00 1134.24 6552.00 91.00 10459.87 1.60 0.00 0.00 4:25 2.1 0.73 0.24 N/A 0.4891 4.0836 1225.08 0.00 286.14 3.97 361.28 20.00 1221.10 6552.00 91.00 11589.98 1.77 0.00 0.00 4:30 2.1 0.73 0.24 N/A 0.4891 4.0836 1225.08 0.00 286.14 3.97 361.28 20.00 1221.10 6552.00 91.00 12720.08 1.94 0.00 0.00 4:35 2.2 0.76 0.24 N/A 0.5238 4.3731 1311.94 0.00 286.14 3.97 361.28 20.00 1307.97 6552.00 91.00 13937.05 2.13 0.00 0.00 4:40 2.3 0.80 0.24 N/A 0.5585 4.6627 1398.80 0.00 286.14 3.97 361.28 20.00 1394.83 6552.00 91.00 15240.88 2.33 0.00 0.00 4:45 2.4 0.83 0.24 N/A 0.5932 4.9522 1485.67 0.00 286.14 3.97 361.28 20.00 1481.69 6552.00 91.00 16631.57 2.54 0.00 0.00 4:50 2.4 0.83 0.24 N/A 0.5932 4.9522 1485.67 0.00 286.14 3.97 361.28 20.00 1481.69 6552.00 91.00 18022.27 2.75 0.00 0.00 4:55 2.5 0.87 0.24 N/A 0.6278 5.2418 1572.53 0.00 286.14 3.97 361.28 20.00 1568.56 6552.00 91.00 19499.82 2.98 0.00 0.00 5:00 2.6 0.90 0.24 N/A 0.6625 5.5313 1659.39 0.00 286.14 3.97 361.28 20.00 1655.42 6552.00 91.00 21064.24 3.21 0.00 0.00 5:05 3.1 1.08 0.24 N/A 0.8359 6.9790 2093.71 0.00 286.14 3.97 361.28 20.00 2089.73 6552.00 91.00 23062.98 3.52 0.00 0.00 5:10 3.6 1.25 0.24 N/A 1.0093 8.4267 2528.02 0.00 286.14 3.97 361.28 20.00 2524.05 6552.00 91.00 25496.03 3.89 0.00 0.00 5:15 3.9 1.35 0.24 N/A 1.1134 9.2954 2788.61 0.00 286.14 3.97 361.28 20.00 2784.64 6552.00 91.00 28189.67 4.30 0.00 0.00 5:20 4.2 1.46 0.24 N/A 1.2174 10.1640 3049.20 0.00 286.14 3.97 361.28 20.00 3045.23 6552.00 91.00 31143.89 4.75 0.00 0.00 5:25 4.7 1.63 0.24 N/A 1.3908 11.6117 3483.52 0.00 286.14 3.97 361.28 20.00 3479.54 6552.00 91.00 33198.98 5.07 1333.45 4.44 5:30 5.6 1.94 0.24 N/A 1.7029 14.2176 4265.28 0.00 286.14 3.97 361.28 20.00 4261.31 6552.00 91.00 33198.98 5.07 4170.31 13.90 PEAK 5:35 1.9 0.66 0.24 N/A 0.4198 3.5045 1051.35 0.00 286.14 3.97 361.28 20.00 1047.38 6552.00 91.00 33198.98 5.07 956.38 3.19 5:40 0.9 0.31 0.24 N/A 0.0730 0.6091 182.72 0.00 286.14 3.97 361.28 20.00 178.75 6552.00 91.00 33198.98 5.07 87.75 0.29 5:45 0.6 0.21 0.24 0.19 0.0208 0.1737 52.12 0.00 286.14 3.97 361.28 20.00 48.14 6552.00 91.00 33156.13 5.06 0.00 0.00 5:50 0.5 0.17 0.24 0.16 0.0173 0.1448 43.43 0.00 286.14 3.97 361.28 20.00 39.46 6552.00 91.00 33104.58 5.05 0.00 0.00 5:55 0.3 0.10 0.24 0.09 0.0104 0.0869 26.06 0.00 286.14 3.97 361.28 20.00 22.08 6552.00 91.00 33035.67 5.04 0.00 0.00 6:00 0.2 0.07 0.24 0.06 0.0069 0.0579 17.37 0.00 286.14 3.97 361.28 20.00 13.40 6552.00 91.00 32958.07 5.03 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 357.31 19.68 0.00 6552.00 91.00 32867.07 5.02 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 353.33 19.37 0.00 6552.00 91.00 32776.07 5.00 0.00 0.00 6:15 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 349.36 19.05 0.00 6552.00 91.00 32685.07 4.99 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 345.38 18.73 0.00 6552.00 91.00 32594.07 4.97 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 341.41 18.42 0.00 6552.00 91.00 32503.07 4.96 0.00 0.00 6:30 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 337.44 18.10 0.00 6552.00 91.00 32412.07 4.95 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 333.46 17.79 0.00 6552.00 91.00 32321.07 4.93 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 329.49 17.47 0.00 6552.00 91.00 32230.07 4.92 0.00 0.00 6:45 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 325.51 17.15 0.00 6552.00 91.00 32139.07 4.91 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 321.54 16.84 0.00 6552.00 91.00 32048.07 4.89 0.00 0.00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 317.56 16.52 0.00 6552.00 91.00 31957.07 4.88 0.00 0.00 7:00 0 0.00 0.24 0.00 0.0000 0.0000 0.00 0.00 286.14 3.97 313.59 16.20 0.00 6552.00 91.00 31866.07 4.86 0.00 0.00 Total volume (cf)45916.11 Total Overflow (cf)6547.89 5 of 6 24 Hour Storm in 15 minute increments Drywell Drywell Drywell Drywell Overflow Basin Basin Basin Time Pattern Storm Loss Rate Value Effective Flow Flow Outside Retention Period Storage Storage To Retention Period Storage Storage Overflow Overflow %Rain (in/hr)Max.Min.Rain (in/hr)Rate (cfs)Vol. (cf)Input (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Basin (cf)Area (sf)Perc. (cf)Vol. (cf)Depth (ft)Vol. (cf)Rate (cfs) 0:15 0.2 0.04 0.42 0.03 0.0036 0.0300 26.99 0.00 30.89 1.29 25.70 1.29 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:30 0.3 0.05 0.42 0.05 0.0054 0.0450 40.49 0.00 52.88 2.20 63.99 3.22 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0:45 0.3 0.05 0.41 0.05 0.0054 0.0450 40.49 0.00 85.62 3.57 100.90 5.07 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:00 0.4 0.07 0.41 0.06 0.0072 0.0600 53.98 0.00 117.19 4.88 150.00 7.54 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:15 0.3 0.05 0.40 0.05 0.0054 0.0450 40.49 0.00 159.18 6.63 183.86 9.24 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:30 0.3 0.05 0.40 0.05 0.0054 0.0450 40.49 0.00 188.14 7.84 216.50 10.88 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1:45 0.3 0.05 0.39 0.05 0.0054 0.0450 40.49 0.00 216.06 9.00 247.99 12.46 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:00 0.4 0.07 0.39 0.06 0.0072 0.0600 53.98 0.00 242.99 10.12 291.84 14.67 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:15 0.4 0.07 0.38 0.06 0.0072 0.0600 53.98 0.00 280.49 11.69 336.57 18.03 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2:30 0.4 0.07 0.38 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 17.35 6552.00 17.35 0.00 0.00 0.00 0.00 2:45 0.5 0.09 0.37 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 55.55 0.00 0.00 0.00 0.00 3:00 0.5 0.09 0.37 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 55.55 0.00 0.00 0.00 0.00 3:15 0.5 0.09 0.36 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 55.55 0.00 0.00 0.00 0.00 3:30 0.5 0.09 0.36 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 55.55 0.00 0.00 0.00 0.00 3:45 0.5 0.09 0.35 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 55.55 0.00 0.00 0.00 0.00 4:00 0.6 0.11 0.35 0.10 0.0108 0.0900 80.97 0.00 286.14 11.92 361.28 20.00 69.05 6552.00 69.05 0.00 0.00 0.00 0.00 4:15 0.6 0.11 0.35 0.10 0.0108 0.0900 80.97 0.00 286.14 11.92 361.28 20.00 69.05 6552.00 69.05 0.00 0.00 0.00 0.00 4:30 0.7 0.13 0.34 0.11 0.0126 0.1050 94.47 0.00 286.14 11.92 361.28 20.00 82.54 6552.00 82.54 0.00 0.00 0.00 0.00 4:45 0.7 0.13 0.34 0.11 0.0126 0.1050 94.47 0.00 286.14 11.92 361.28 20.00 82.54 6552.00 82.54 0.00 0.00 0.00 0.00 5:00 0.8 0.14 0.33 0.13 0.0144 0.1200 107.96 0.00 286.14 11.92 361.28 20.00 96.04 6552.00 96.04 0.00 0.00 0.00 0.00 5:15 0.6 0.11 0.33 0.10 0.0108 0.0900 80.97 0.00 286.14 11.92 361.28 20.00 69.05 6552.00 69.05 0.00 0.00 0.00 0.00 5:30 0.7 0.13 0.32 0.11 0.0126 0.1050 94.47 0.00 286.14 11.92 361.28 20.00 82.54 6552.00 82.54 0.00 0.00 0.00 0.00 5:45 0.8 0.14 0.32 0.13 0.0144 0.1200 107.96 0.00 286.14 11.92 361.28 20.00 96.04 6552.00 96.04 0.00 0.00 0.00 0.00 6:00 0.8 0.14 0.31 0.13 0.0144 0.1200 107.96 0.00 286.14 11.92 361.28 20.00 96.04 6552.00 96.04 0.00 0.00 0.00 0.00 6:15 0.9 0.16 0.31 0.15 0.0162 0.1350 121.46 0.00 286.14 11.92 361.28 20.00 109.54 6552.00 109.54 0.00 0.00 0.00 0.00 6:30 0.9 0.16 0.31 0.15 0.0162 0.1350 121.46 0.00 286.14 11.92 361.28 20.00 109.54 6552.00 109.54 0.00 0.00 0.00 0.00 6:45 1 0.18 0.30 0.16 0.0180 0.1499 134.95 0.00 286.14 11.92 361.28 20.00 123.03 6552.00 123.03 0.00 0.00 0.00 0.00 7:00 1 0.18 0.30 0.16 0.0180 0.1499 134.95 0.00 286.14 11.92 361.28 20.00 123.03 6552.00 123.03 0.00 0.00 0.00 0.00 7:15 1 0.18 0.29 0.16 0.0180 0.1499 134.95 0.00 286.14 11.92 361.28 20.00 123.03 6552.00 123.03 0.00 0.00 0.00 0.00 7:30 1.1 0.20 0.29 0.18 0.0198 0.1649 148.45 0.00 286.14 11.92 361.28 20.00 136.53 6552.00 136.53 0.00 0.00 0.00 0.00 7:45 1.2 0.22 0.29 0.19 0.0216 0.1799 161.94 0.00 286.14 11.92 361.28 20.00 150.02 6552.00 150.02 0.00 0.00 0.00 0.00 8:00 1.3 0.23 0.28 0.21 0.0233 0.1949 175.44 0.00 286.14 11.92 361.28 20.00 163.52 6552.00 163.52 0.00 0.00 0.00 0.00 8:15 1.5 0.27 0.28 0.24 0.0269 0.2249 202.43 0.00 286.14 11.92 361.28 20.00 190.51 6552.00 190.51 0.00 0.00 0.00 0.00 8:30 1.5 0.27 0.27 0.24 0.0269 0.2249 202.43 0.00 286.14 11.92 361.28 20.00 190.51 6552.00 190.51 0.00 0.00 0.00 0.00 8:45 1.6 0.29 0.27 0.26 0.0287 0.2399 215.93 0.00 286.14 11.92 361.28 20.00 204.00 6552.00 204.00 0.00 0.00 0.00 0.00 9:00 1.7 0.31 0.27 N/A 0.0384 0.3209 288.77 0.00 286.14 11.92 361.28 20.00 276.84 6552.00 273.00 3.84 0.00 0.00 0.00 9:15 1.9 0.34 0.26 N/A 0.0781 0.6524 587.14 0.00 286.14 11.92 361.28 20.00 575.21 6552.00 273.00 306.06 0.05 0.00 0.00 9:30 2 0.36 0.26 N/A 0.0999 0.8337 750.29 0.00 286.14 11.92 361.28 20.00 738.36 6552.00 273.00 771.42 0.12 0.00 0.00 9:45 2.1 0.38 0.26 N/A 0.1215 1.0146 913.17 0.00 286.14 11.92 361.28 20.00 901.25 6552.00 273.00 1399.67 0.21 0.00 0.00 10:00 2.2 0.40 0.25 N/A 0.1432 1.1953 1075.79 0.00 286.14 11.92 361.28 20.00 1063.87 6552.00 273.00 2190.54 0.33 0.00 0.00 10:15 1.5 0.27 0.25 0.24 0.0269 0.2249 202.43 0.00 286.14 11.92 361.28 20.00 190.51 6552.00 273.00 2108.05 0.32 0.00 0.00 10:30 1.5 0.27 0.24 0.24 0.0269 0.2249 202.43 0.00 286.14 11.92 361.28 20.00 190.51 6552.00 273.00 2025.55 0.31 0.00 0.00 10:45 2 0.36 0.24 N/A 0.1181 0.9858 887.25 0.00 286.14 11.92 361.28 20.00 875.32 6552.00 273.00 2627.88 0.40 0.00 0.00 11:00 2 0.36 0.24 N/A 0.1216 1.0154 913.82 0.00 286.14 11.92 361.28 20.00 901.89 6552.00 273.00 3256.77 0.50 0.00 0.00 11:15 1.9 0.34 0.23 N/A 0.1072 0.8946 805.15 0.00 286.14 11.92 361.28 20.00 793.23 6552.00 273.00 3777.00 0.58 0.00 0.00 11:30 1.9 0.34 0.23 N/A 0.1106 0.9235 831.16 0.00 286.14 11.92 361.28 20.00 819.24 6552.00 273.00 4323.24 0.66 0.00 0.00 11:45 1.7 0.31 0.23 N/A 0.0781 0.6522 586.98 0.00 286.14 11.92 361.28 20.00 575.05 6552.00 273.00 4625.29 0.71 0.00 0.00 12:00 1.8 0.32 0.22 N/A 0.0995 0.8304 747.37 0.00 286.14 11.92 361.28 20.00 735.44 6552.00 273.00 5087.73 0.78 0.00 0.00 12:15 2.5 0.45 0.22 N/A 0.2285 1.9080 1717.18 0.00 286.14 11.92 361.28 20.00 1705.26 6552.00 273.00 6520.00 1.00 0.00 0.00 12:30 2.6 0.47 0.22 N/A 0.2498 2.0855 1876.99 0.00 286.14 11.92 361.28 20.00 1865.07 6552.00 273.00 8112.06 1.24 0.00 0.00 12:45 2.8 0.50 0.21 N/A 0.2890 2.4127 2171.46 0.00 286.14 11.92 361.28 20.00 2159.53 6552.00 273.00 9998.60 1.53 0.00 0.00 6 of 6 13:00 2.9 0.52 0.21 N/A 0.3102 2.5896 2330.67 0.00 286.14 11.92 361.28 20.00 2318.75 6552.00 273.00 12044.35 1.84 0.00 0.00 13:15 3.4 0.61 0.21 N/A 0.4032 3.3660 3029.39 0.00 286.14 11.92 361.28 20.00 3017.47 6552.00 273.00 14788.82 2.26 0.00 0.00 13:30 3.4 0.61 0.20 N/A 0.4063 3.3923 3053.05 0.00 286.14 11.92 361.28 20.00 3041.13 6552.00 273.00 17556.94 2.68 0.00 0.00 13:45 2.3 0.41 0.20 N/A 0.2119 1.7688 1591.91 0.00 286.14 11.92 361.28 20.00 1579.99 6552.00 273.00 18863.93 2.88 0.00 0.00 14:00 2.3 0.41 0.20 N/A 0.2149 1.7944 1614.94 0.00 286.14 11.92 361.28 20.00 1603.02 6552.00 273.00 20193.95 3.08 0.00 0.00 14:15 2.7 0.48 0.20 N/A 0.2898 2.4194 2177.48 0.00 286.14 11.92 361.28 20.00 2165.56 6552.00 273.00 22086.51 3.37 0.00 0.00 14:30 2.6 0.47 0.19 N/A 0.2748 2.2944 2064.93 0.00 286.14 11.92 361.28 20.00 2053.00 6552.00 273.00 23866.51 3.64 0.00 0.00 14:45 2.6 0.47 0.19 N/A 0.2777 2.3189 2087.01 0.00 286.14 11.92 361.28 20.00 2075.09 6552.00 273.00 25668.60 3.92 0.00 0.00 15:00 2.5 0.45 0.19 N/A 0.2627 2.1931 1973.81 0.00 286.14 11.92 361.28 20.00 1961.89 6552.00 273.00 27357.49 4.18 0.00 0.00 15:15 2.4 0.43 0.18 N/A 0.2476 2.0670 1860.28 0.00 286.14 11.92 361.28 20.00 1848.36 6552.00 273.00 28932.84 4.42 0.00 0.00 15:30 2.3 0.41 0.18 N/A 0.2324 1.9405 1746.42 0.00 286.14 11.92 361.28 20.00 1734.50 6552.00 273.00 30394.34 4.64 0.00 0.00 15:45 1.9 0.34 0.18 N/A 0.1633 1.3637 1227.36 0.00 286.14 11.92 361.28 20.00 1215.44 6552.00 273.00 31336.78 4.78 0.00 0.00 16:00 1.9 0.34 0.18 N/A 0.1661 1.3864 1247.77 0.00 286.14 11.92 361.28 20.00 1235.84 6552.00 273.00 32299.62 4.93 0.00 0.00 PEAK 16:15 0.4 0.07 0.17 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 42.06 6552.00 273.00 32068.68 4.89 0.00 0.00 16:30 0.4 0.07 0.17 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 42.06 6552.00 273.00 31837.74 4.86 0.00 0.00 16:45 0.3 0.05 0.17 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 31593.30 4.82 0.00 0.00 17:00 0.3 0.05 0.16 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 31348.86 4.78 0.00 0.00 17:15 0.5 0.09 0.16 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 273.00 31131.42 4.75 0.00 0.00 17:30 0.5 0.09 0.16 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 273.00 30913.97 4.72 0.00 0.00 17:45 0.5 0.09 0.16 0.08 0.0090 0.0750 67.48 0.00 286.14 11.92 361.28 20.00 55.55 6552.00 273.00 30696.53 4.69 0.00 0.00 18:00 0.4 0.07 0.16 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 42.06 6552.00 273.00 30465.59 4.65 0.00 0.00 18:15 0.4 0.07 0.15 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 42.06 6552.00 273.00 30234.64 4.61 0.00 0.00 18:30 0.4 0.07 0.15 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 42.06 6552.00 273.00 30003.70 4.58 0.00 0.00 18:45 0.3 0.05 0.15 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 29759.27 4.54 0.00 0.00 19:00 0.2 0.04 0.15 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 29501.33 4.50 0.00 0.00 19:15 0.3 0.05 0.14 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 29256.90 4.47 0.00 0.00 19:30 0.4 0.07 0.14 0.06 0.0072 0.0600 53.98 0.00 286.14 11.92 361.28 20.00 42.06 6552.00 273.00 29025.96 4.43 0.00 0.00 19:45 0.3 0.05 0.14 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 28781.52 4.39 0.00 0.00 20:00 0.2 0.04 0.14 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 28523.59 4.35 0.00 0.00 20:15 0.3 0.05 0.14 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 28279.15 4.32 0.00 0.00 20:30 0.3 0.05 0.14 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 28034.71 4.28 0.00 0.00 20:45 0.3 0.05 0.13 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 27790.28 4.24 0.00 0.00 21:00 0.2 0.04 0.13 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 27532.35 4.20 0.00 0.00 21:15 0.3 0.05 0.13 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 27287.91 4.16 0.00 0.00 21:30 0.2 0.04 0.13 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 27029.98 4.13 0.00 0.00 21:45 0.3 0.05 0.13 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 26785.54 4.09 0.00 0.00 22:00 0.2 0.04 0.13 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 26527.61 4.05 0.00 0.00 22:15 0.3 0.05 0.12 0.05 0.0054 0.0450 40.49 0.00 286.14 11.92 361.28 20.00 28.56 6552.00 273.00 26283.17 4.01 0.00 0.00 22:30 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 26025.24 3.97 0.00 0.00 22:45 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 25767.31 3.93 0.00 0.00 23:00 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 25509.38 3.89 0.00 0.00 23:15 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 25251.44 3.85 0.00 0.00 23:30 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 24993.51 3.81 0.00 0.00 23:45 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 24735.58 3.78 0.00 0.00 24:00 0.2 0.04 0.12 0.03 0.0036 0.0300 26.99 0.00 286.14 11.92 361.28 20.00 15.07 6552.00 273.00 24477.65 3.74 0.00 0.00 0 0.00 0.12 0.00 0.0000 0.0000 0.00 0.00 286.14 11.92 349.36 19.05 0.00 6552.00 273.00 24204.65 3.69 0.00 0.00 Total volume (cf)45245.25 Total Overflow (cf)0.00 University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX C.2 DRAWDOWN TIME CALCULATION 12/7/2022 UNIVERSITY PARK DRAW-DOWN TIME CHECK DRAW-DOWN TIME BASIN Total Dead Storage Volume Infiltration Rate Infilitration Safety Factor Design Infiltration Rate (Pdesign) Design Infiltration Rate Used Total Area Total Infiltration Draw-Down Time -(ft3)(in/hr) - (in/hr) (in/hr) (sf) (cfs) (hrs) A 26,247 6.00 3 2.00 2.00 4,795 0.222 32.84 B 12,163 6.00 3 2.00 2.00 6,000 0.278 12.16 C 24,205 6.00 3 2.00 2.00 6,552 0.303 22.17 DRAW DOWN CHECK GOOD University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX C.3 EXCERPT FROM NORTH SPHERE DRAINAGE MASTER PLAN, OCTOBER 2007 YPl co~s LTiNG City of Palm Desert North Sphere Drainage Master Plan 10.CAPITAL IMPROVEMENT PROGRAM FUNDING OPTIONS The City currently receives funding for capital improvements including some storm drainage facilities within the North Sphere Study Area through three financing district programs in place at this writing and existing City drainage fees. The existing assessment and community facilities districts are authorized to fund drainage facilities but do not include any of the the proposed capital improvements. Assessment districts and community facilities districts are typically used to fmance the type of facilities included in the North Sphere Drainage Master Plan.However, the developing properties in the Study Area have already obligated their properties for the payment of assessments and special taxes to fund capital improvements.Unless the owners of the developed properties authorize additional assessments or the qualified electors authorize additional special taxes,there is not capacity to fund the proposed capital improvements using an assessment district or community facilities district. See Figure 4,Drainage Fee Zone Map and Figure 5,Existing Assessment and Community Facility District Map.These are: •Benefit Assessment District No.1 •Community Facilities District No.2005-1,and •Section 29 Assessment District No.2004-02 •Existing City Drainage Fees An evaluation of the North Sphere's existing drainage assessments and fees is presented in the following: 10.1 Evaluation of Existing City Drainage Assessment Programs •Benefit Assessment District No.1 The City Benefit Assessment District No.1 ("Benefit Assessment District") was established pursuant to the Benefit Assessment Act of 1982 and in compliance with procedural requirements of Article X2ID of the State Constitution. The Benefit Assessment District was formed for the purpose of authorizing the levy of annual assessments commencing with FY 2007/08 on parcels of land within the subdivisions known as Parcel Map No.24255 (Monterey 170) /Assessment District 2004-02 (Section 29).The Benefit Assessment District encompasses approximately 528 acres generally located north of Gerald Ford 54 City of Palm Desert North Sphere Drainage Master Plan Drive t southwest of I-I0t west of Portola Avenue and east of Monterey Avenue. The amounts collected from the annual levy of assessments are to be used to fund the costs and expenses to operatet maintain and service drainage basin improvementst facilities and expansions associated with properties in the Benefit Assessment District. Authorized services are generally described as drainage basin maintenance that may include but is not limited to inspectiont repairt removal and replacementt and servicing of drainage basins t inlets,catch basinst manholes t outlets,drywells,pumps,filters and storm drain pipes installed in connection with the development of benefiting properties as well as any off-site improvements and facilities directly associated with the infrastructure that is deemed necessary to service or protect the properties;and includes all appurtenantt equipment,materials and service contracts related to the operation,maintenance and servicing of the improvement and facilities. Drainage basin maintenance may include t but is not limited to grading of access perimeter roads,repair of erosion of slopes to access roads t debris clearance,anchormat repairs t dust control through the application of soil stabilization agents,weed abatement,mosquito and vector control t storm drain inlets and outlets t pumps filters and pipes. The maintenance program may include but is not limited to inspection and documentation of the systemt cleaningt servicing or repair of the facilities and equipment,and partial removal,replacement or rehabilitation of equipment and facilities. It is anticipated that a portion of the services might not be performed on an annual basis but as a result of an extraordinary event.Moneys collected each year for these extraordinary services will be accumulated in a special fund designated as the "Reserve Fund"and are to be spent as needed. Each parcel's proportional special benefit is determined based on the parcel t s gross acreage as compared to the acreage of other parcels in the Benefit Assessment District. Exempt parcels that were determined to receive no special benefit from the authorized operations,maintenance and services are not assessed.Exempt parcels include: •Lots or parcels identified as public streets and other roadways; 55 City of Palm Desert North Sphere Drainage Master Plan •Dedicated public easements including open space areas,utility rights-of- way,greenbelts,parkways,parks,or other publicly owned properties that are part of the improvements or may provide other benefits to private properties in the Benefit Assessment District; •Private properties that cannot be developed independently from a adjacent property,such as common areas,sliver parcels or bifurcated lots or properties with very restrictive development use;and •Parcels owned by the school district,CVWD and private developers that will not be assessed as part of the Benefit Assessment District because the runoff generated by these properties will be captured and retained through the construction and grading of the sites. Government owned properties or public properties are not necessarily exempt properties and shall be subject to special benefit assessments unless it qualifies for an exemption status. The maximum assessment rate is equal to the initial maximum assessment rate established as $379.75 per gross acre for FY 2007/08 adjusted annually by the greater of three percent or the annual percentage change in the Consumer Price Index of All Urban Consumers for the Los Angeles-Orange-Riverside Area. Table 10-1 Benefit Assessment District No.1 Budget for FY 2007/08 Direct Costs Labor and Maintenance Materials Utilities Administration City Administrative Overhead Professional Fees for Administration County Administrative Fees Reserve Fund (100/0 of Direct Costs) Balance to Levy Parcels Levied Total Gross Acres FY 2007-08 Maximum Assessment Rate per Gross Acre 56 $80,000 85,000 1,500 $11,200 5,000 1,000 $16,000 $200,000 273 528 $379 73 City of Palm Desert North Sphere Drainage Master Plan Based on a typical density of five dwelling units per acre,the maximum assessment ofFY 2007/08 is about $76 per residence. MuniFinancial has prepared the budget and proposed assessment levy for the Benefit Assessment District for FY 2007/08.The amount to be levied is 50% of the maximum assessment for a total of$100,000 or $157.87 per gross acre. Recommendation:The City should condition all new development in the North Sphere to annex into the Benefit Assessment District or form a similar district. •Community Facilities District No.2005-1 City Community Facilities District No.2005-1 (University Park)(the "Community Facilities District")was formed pursuant to the Mello-Roos Community Facilities District Act of 1982 to authorize the levy of a special tax and the issuance of bonds to fund the acquisition and construction of facilities.The principal amount of bonds authorized to be issued is $70,000,000. The boundaries of the Community Facilities District are composed on one contiguous area,which is generally north of Frank Sinatra Drive,south of Gerald Ford Drive,west of Cook Street and east of Portola Avenue.The Community Facilities District is divided into five zones;Zones A through D are being developed as commercial and mixed use properties and Zone E is being developed as residential property. The facilities that the Community Facilities District is authorized to finance include a pedestrian bridge,traffic signals,landscaping,street improvements, well site improvements and land acquisition,water improvements,storm drain improvements,utility improvements,public art improvements and park site land acquisition,together with appurtenances and appurtenant work. The storm drain improvements include: ~Pacific Avenue:Catch basins and interim-condition retention basins on the east and west sides of Pacific Avenue,adjacent to Gerald Ford Drive; ~College Drive:Catch basins and interim-condition retention basins on the southwest comer of College Drive and University Park Drive west intersection,catch basins on the east and west sides of the intersection 57 City ofPalrn Desert North Sphere Drainage Master Plan with Technology Drive and a pennanent retention basin along Technology Drive,and a catch basin and interim-condition retention basin on the east side of College Drive south of the east intersection with University Park Drive; );>University Park Drive:Catch basins on the east and west sides of University Park Drive at the west intersection with College Drive and an interim-condition retention basin in the southwestern comer of the intersection,catch basins on the north and south sides of University Park Drive and an interim-condition retention basin in the northwestern quadrant of the east intersection of College Drive and University Park Drive,and as indicated above a catch basin and interim-condition retention basin on the south side of University Park Drive,west of Cook Street; );>Technology Drive:Catch basins on the east and west sides of Technology Drive and an interim-condition retention basin west of Technology Drive and south of Gerald Ford Drive; );>Gerald Ford Drive:Catch basins and interim-condition retention basin between Pacific Avenue and Technology Drive on the south side of Gerald Ford Drive,as indicated above,catch basin and interim- condition retention basin on the south side of Gerald Ford Drive west of Pacific Avenue,and as indicated above,catch basin and interim- condition retention basin west of Technology Drive; );>Cook Street:As indicated above,catch basin and interim-condition retention south of University Park Drive,west of side of cook Street; and in-tract stonn drains. The following Table 10-2 summarizes the estimated costs of the facilities presented in the Community Facilities District Report dated December 8, 2005.Although the list of authorized facilities includes an extensive list of basin and stonn drain improvements,the cost estimate only includes $237,000 for drainage fees.The required retention basins and stonn drain improvements will be constructed as properties are being developed.All of the properties in the Community Facilities District are conditioned to provide retention basins and stonn drain improvements which will retain stonn water on the properties. 58 City of Palm Desert North Sphere Drainage Master Plan Table 10-2 City of Palm Desert Community Facilities District No.2005-1 (University Park) Estimated Costs Facilities Street Improvements and Grading Sewer Improvements Water Improvements Traffic Signals Park Site Acquisition and Improvements Utilities Cook Street Pedestrian Bridge Landscaping Cost Fringed Toed Lizard Fee Public Works -Drainage Fee Public Works -Signal Fee Coachella Valley Water District TUMFFee Art in Public Places Fee In-tract Sewer and Water Facilities In-tract Streets Commercial Sewer &Water Improvements Parks Total Public Fees and Improvements Incidental Costs,Capitalized Interest and Reserve Fund Authorized Principal Amount of Bonds Estimated Costs $9,667,740 598,937 3,730,529 977,805 7,416,000 1,191,010 1,504,315 11,534,118 142,200 237,000 3,149,523 8,197,668 837,135 526,500 5,265,000 2,740,500 1,356,520 1,800,OQO $57,775,627 12,224,373 $70,000,000 The rate and method of apportionment of the special tax,which establishes the special tax to be levied on properties in the Community Facilities District provides that the maximum annual special tax for the commercial and mixed use properties in Zones A through Dis:$21,000 per acre for Zone A,$27,000 per acre for Zone B,$27,000 per acre for Zone C and $23,000 per acre for ZoneD. The assigned special tax for developed residential property in Zone E is determined based on the land use class and the residential floor area as summarized in the following Table 10-3. 59 City of Palm Desert North Sphere Drainage Master Plan Table 10-3 City of Palm Desert Community Facilities District No.2005-1 (University Park) Assigned Special Tax for Developed Property WithZoneE Land Use Class Residential Floor Area Assie:ned Special Tax Sinale Family Property Greater than 2,300 SQ.ft.$1.44 per sQuare foot Sing;le Family Property 2,300 SQ.ft.to 1,725 SQ.ft.$1.67 oer sauare foot Simde Familv Prooertv Less than 1,725 sa.ft.$1.3 8 per sQuare foot Multifamily Property Not Applicable $1.50 per sQuare foot Non Residential Property Not Applicable $28,000 per acre In 2006,the Community Facilities District issued $50,000,000 of its Special Tax Bonds, Series 2006A.The Community Facilities District also has issued $17,915,000 in May 2006 of its Special Tax Bonds,Series 2007.The Community Facilities District is authorized to issue additional parity bonds in a principal amount of up to $2,085,000.Net bond proceeds from the 2006 bonds and the 2007 bonds are to be used to fund the acquisition and construction of the authorized public improvements. •Section 29 Assessment District No.2004-02 City Section 29 Assessment District No.2004-02 (the "Assessment District") was established pursuant to the Municipal Improvement Act of 1913 to authorize the acquisition and construction of public improvements.The improvements consist of streets,sewers,storm drains,water lines,drainage basins,relocation of utilities and acquisition of necessary rights-of-way or property. The Engineer's Report states that storm drainage improvements are required so that increased runoff from the developed properties does not negatively affect downstream properties.The drainage system will generally be constructed in existing or proposed streets.The storm drains will outlet into an existing drainage basin at the northeasterly portion of the Assessment District. The basin will retain the storm flows so that storm water on the properties does not negatively affect downstream properties. At the time the Assessment District was formed,the existing drainage basin was privately owned.The City acquired the existing basin,deepened the basin to increase storm runoff capacity and stabilized the sidewalls from erosion. The acquisition and improvement of the basin and the construction of storm 60 City of Palm Desert North Sphere Drainage Master Plan drains was required so that the properties in the Assessment District could develop. The source of funds to finance the acquisition and construction of the authorized improvements include a City contribution,funds collected from payment of a portion of the amounts assessed and bonds secured with the unpaid assessments.Bonds in the amount of the unpaid assessments are authorized to be issued pursuant to the Improvement Bond Act of 1915. The Engineer's Report for the Assessment District states that the storm drains are required to protect both the properties to be developed as well as downstream properties,and that the residential units or other developments in the Assessment District could not be constructed on the properties without the storm drains and basin.The estimated costs were assessed to the benefiting properties based on the number of residential units or equivalent residential units to be developed on each property. Some properties in the Assessment District were not assessed for storm drain improvements because on-site retention basins that will contain all incremental runoff on the properties had been constructed or are required to be constructed as a condition of development of the properties. The following Table 10-4 summarizes the estimated costs for the Assessment District.The estimated construction cost for storm drain improvements and acquisition and improvement of the basin is $6,262,770 or about 26.7%of the total estimated construction cost excluding incidental costs.The incidental costs are the costs associated with issuance of the bonds. 61 City of Palm Desert North Sphere Drainage Master Plan Table 10-4 City of Palm Desert Section 29 Assessment District No.2004·02 Estimated Costs Construction Costs Street Improvements Sewer Improvements Storm Drain Improvements and Basin Land Cost Water Improvements Impact Fees Contingency Total Engineering,Construction Administration,Right of way Incidentals Costs ofIssuance Capitalized Interest,Reserve Fund and Discount Total Project Costs,Capitalized Interest,Reserve Fund and Discount Less General Benefit Less City Contribution Total Assessment Amount $9,220,690 1,628,384 6,262,770 1,937,397 1,718,309 2,731.826 $23,499,375 8,767,246 557,000 6.468.321 $39,291,943 (123,821) (713,246) $38 454,875 In April 2007,the City issued $29,430,000 of Limited Obligation Improvement Bonds,Series 2007 secured by unpaid assessments levied on parcels in the Assessment District.The net bond proceeds plus cash payments of assessments and other funds will be used to acquire and construct public improvements,including storm drain improvements. Storm drain improvements to be funded with proceeds of the bonds are described as: •Storm drains are required so that increased runoff from the developed properties does not negatively affect downstream properties.The storm drains will generally be constructed in the existing or proposed streets. The storm drains will outlet into an existing drainage basin at the northeasterly portion of the Assessment District.This basin will retain the storm flows so that it does not negatively affect downstream properties. 62 City of Palm Desert North Sphere Drainage Master Plan •The drainage basin is privately held and will need to be acquired to allow certain of the properties to develop.The basin will also need to be deepened to increase storm runoff capacity and the sidewalls will need to be stabilized from erosion.The City has entered into the purchase agreement providing for the acquisition of the drainage basin and has formed a maintenance district,Benefit Assessment District No.1,to provide for the maintenance of the basin. The City has or will contract for construction of a portion of the improvements.Construction of some of the improvements is being performed by property owners and is underway.The City plans to acquire the eligible improvements which the property owners are constructed under the terms of certain acquisition agreements between the City and the property owners.In addition,the City has entered into a purchase and sale agreement and escrow instructions to acquire the existing retention basin. The property owners are proceeding to develop the property in the Assessment District in accordance with the approved planned uses for mixed- use development including commercial,multifamily residential and single family residential.Construction of a Lowe's Home Improvement Center is complete.Construction of an apartment complex and single family residential units is underway. One parcel consisting of 19.16 acres has been sold to the Palm Springs Unified School District which plans to develop a school on the site. 10.2 Evaluation of Existing City Drainage Fees The above analysis was developed from reports and bond official statements for the Benefit Assessment District,Assessment District and Community Facilities District. The three districts have been formed to fund maintenance of storm drains and retention basins,and acquisition and construction of drainage improvements and other public improvements to facilitate development of most of the property in the North Sphere. Drainage fees are an eligible cost to be funded in the Assessment District and Community Facilities District.The list of eligible facilities to be funded is greater than the available bond proceeds so it is possible that the drainage fees were not funded.If the drainage fees have not been funded in the Assessment District or Community Facilities District,then the property owner should be 63 City of Palm Desert North Sphere Drainage Master Plan required to pay the fees prior to recording the fmal tract map or parcel map.If the property owner constructed master plan drainage facilities which were identified in the study used to calculate the drainage fee,then the property owner may request a fee credit.VA does not have enough information to know if drainage fees have been paid,funded in the Assessment District or Community Facilities District or remain to be paid,or if any of the property owners are eligible for a drainage fee credit. Development of the property is proceeding within the Assessment District and Community Facilities District.Some tract/parcel maps have been recorded and other properties have approved tentative tract/parcel maps.It is our understanding that:(i)golf course properties have been conditioned to retain storm water onsite based on a 100 year storm event;(ii)other residential and commercial properties are required to retain onsite the differential runoff based on a 25 year storm event;and (iii)no conditions have been imposed on developing properties to participate in funding offsite drainage facilities. 10.3 Evaluation of Funding Options •Current Offsite Drainage Fees The City has established an off-site drainage fee of $4,000 per acre for land in areas of the City designated as Zone 1,$1,500 in areas designated as Zone 2 and $1,000 in areas designated as Zone 3. Zone 2 and 3 are in the NSDMP area.Zone 2 is the portion of the North Sphere located south of the Palm Springs Ridge Line.Zone 3 is the portion of the North Sphere located north of the Palm Springs Ridge Line and south ofI-lO. The off-site drainage fees are collected prior to approval of the final map in the case of land being subdivided,or prior to issuance of a building permit in the case of construction on or improvement of subdivided land. The total area in the North Sphere is approximately 5,000 acres. Excluding streets,the total area of undeveloped land within the North Sphere in Zone 2 is 75 acres and 987.1 acres in Zone 3.The estimated off-site drainage fees to be collected from undeveloped land are $112,500 in Zone 2 and $987,100 in Zone 3. •Allocation of Capital Costs for Recommended Improvements 64 City of Palm Desert North Sphere Drainage Master Plan The capital cost for recommended improvements in Zone 2 is $17,817,022.The total area of developed and undeveloped land excluding streets is 1,647.3 acres.If the capital costs are allocated based on the area of land in the zone,then the drainage fee will be $10,815.89 per acre. The allocated cost of the recommended improvements for Zone 2 is $17,005,291 for developed properties and $811,192 for undeveloped properties. The capital cost for recommended improvements in Zone 3 is $36,709,291.The total area of developed and undeveloped land excluding streets in Zone 3 is 2,947.4 acres.If the capital costs are allocated based on the area of land in the zone,then the drainage fee will be $12,454.80 per acre.The allocated cost of the recommended improvements for Zone 3 is $24,415,153 for developed properties and $12,294,138 for undeveloped properties. Table 10-5 on the following page,summarizes the Allocation of Capital Improvements Costs.Table 10-6 summaries existing Off-Site Drainage Fee and new Off-Site Drainage Fees needed to provide the proposed capital improvement costs. •Current City and Regional Drainage Conditions on Development The existing City ordinance requires new development to retain the differential runoff from pre-development to post-development based on a 25-year storm event. The CVWD requires that new developments retain all runoff on-site based on the 1DO-year storm event as a condition for irrigation of golf courses and landscaping.The majority of developments in the North Sphere are golf course oriented developments.New developments in the North Sphere are being designed to retain all runoff on-site based on a 1DO-year storm event. The recommended storm drains and retention basins have been designed to accommodate flows from streets and existing developments that were designed to retain differential flows from a 25-year storm event but do not have facilities to accommodate runoff from a 1DO-year storm event. 65 City of Palm Desert North Sphere Drainage Master Plan Most of the properties which are developing in the North Sphere have been included in Assessment Districts and Community Facilities Districts which are authorized to levy special assessment and special taxes to pay debt service on bonds issued to fund public improvements including storm drains and retention basins. •Drainage Improvement Funding Options The allocation of recommended drainage improvement costs to developing properties in the study area either through drainage fees or as a condition of development does not seem to be appropriate because the properties that 66 City of Palm b.....krt North Sphere Drainage Master Plan Table to-5 North Sphere Drainage Area Development Summary Zone 3 Zonel Area North of Palm Springs Ridge Line Area South of Palm Springs Ridge Line Totals Developed Undeveloped Developed Undeveloped Percent of Areas(ac)Areas(ac)Total Area(ac)Areas(ac)Areas(ac)Total Area(ac)Total Area(ac)Total tOO-Year Retained 1,592.7 987.1 2,579.8 1,451.7 58.1 1,509.8 4,089.6 81.76% Incremental Retention 312.7 312.7 120.6 16.9 137.5 450.2 9% No Retention 54.9 54.9 54.9 1.1% Total Excluding Streets 1,960.3 987.1 2,947.4 1,572.3 75.0 1,647.3 4,594.7 91.86% Streets 390.5 390.5 16.9 16.9 407.4 8.14% Total 2,350.8 987.1 3,337.9 1,589.2 75.0 1,664.2 5,002.1 100% Percent of Total 47%19.73%66.73%31.77%1.5%33.27%100% (I)Includes 596.6 acres ofland proposed to be developed with 100-Year Full Retention and 390.5 acres ofland currently undergoing development assumed to be developed for 100-Year Full Retention 67 City of Palm b-o'ert North Sphere Drainage Master Plan Table 18-6 Allocation of Capital Improvement Costs Zone 3 Zone 2 Area North of Palm Springs Ridge Line Area South of Palm Springs Ridge Line Totals Developed Undeveloped Developed Undeveloped Areas Areas Total Areas Areas Total Totals Private Property (acres)1960.3 ac 987.1 ac 2947.4 ac 1572.3 ac 75 ac 1647.3 ac 4594.7 ac Streets (acres)390.5 ac -390.5 ac 16.9 ac -16.9 ac 407.4 ac Current Off-Site Drainage Fees per acre N/A $1,000 N/A $1,500 Projected Off-Site Drainage Fees N/A $987,100 $987,100 N/A $Il2,500 $112,500 $1,099,600 Allocation of Costs for Recommended Improvements $24,415,153 $12,294,138 $36,709,291 $17,005,830 $811,192 $18,140,904 $54,850,195 Allocation of Costs per acre for Recommended Improvements $12,454.80 $12,454.80 -$10,815.89 $10,815.89 68 ~ CO;l:SIJLTING City of Palm Desert North Sphere Drainage Master Plan are developing have or will meet the requirement to retain water on site and will also be incurring substantial annual costs for assessments and special taxes to fund the acquisition,construction and maintenance costs of the basins and storm drain improvement required to retain storm runoff on the properties within the special districts which do not include the proposed Master Plan drainage improvements. Redevelopment Agency funds utilized for a pay-as-you-go CIP or to cover bonded indebtedness payments,through the potential issuance of general obligation bonds or revenue bonds should the City be able to set up a drainage utility could potentially be a source of funding for the CIP projects identified in the drainage study.Additionally federal grants and/or State loans through the Infrastructure Bank could also be an appropriate source of funds to finance the recommended drainage system improvements as well.These optional sources are discussed below: (l)Redevelopment Agency (RDA)Funding Use of RDA funds for a pay-as-you-go program to fund sequential improvements under the proposed CIP could be considered subject to the adequacy and availability of tax incremental revenues allocated to the RDA to fund drainage improvements. (2)General Obligation (GO)Bonds Consideration could be given to issuance of Drainage System general obligation bonds to fmance the NSDMP program over a 20 to 30 year period.A potential source for bond payments could be RDA funds. The amount of the bond issue would be dependent upon the capital expenditures anticipated in the bond issue and the availability of RDA funds.Two-thirds voter approval would be required for authorization of GO Bonds. (3)Establishment of a Drainage System Utility Consideration could be given to establishing a North Sphere Area Drainage System Utility including existing developed properties.This would require compliance with the provisions of Proposition 218, requiring a 2/3 voter approval of registered voters to authorize special tax the utility.A majority vote of property owners is required to authorize the levy of a special assessment or of a property related drainage fee. 69 City of Palm Desert North Sphere Drainage Master Plan Once a Drainage System Utility is established,funding for improvements could potentially be developed,through a pay-as-you- go or the issuance of a Revenue Bond issue utilizing enterprise funds from designated drainage utility fund sources. (4)Grant &Loan Programs •Federal Earmarks The City may wish to consider developing a long-range program to obtain federal funding "Earmarks"to provide supplemental funding for its NSDMP CIP.The potential exists to obtain these federal funding "earmarks"through programs such as the following: ~Environmental Protection Agency's State &Tribal Assistance Grant Program (STAG) ~ACOE Section 219 Environmentalln:frastructure Program ~ACOE Section 205 Small Flood Control Program ~ACOE Section 206 Aquatic Restoration Program ~Housing &Urban Development (HUD)Economic Development Initiative Program In recent years several Southern California cities have been successful in obtaining federal assistance through the EPA,STAG and ACOE programs with grants ranging from $100,000 to as much as $2,000,000 per year.These grants are not competitive but rather require working with the City's local congressional representative and the State's Senate delegation to have the City's specific programs or projects written into federal law. As an example,the following are typical steps entailed in developing and implementing a federal grant program: Initial Steps ~Establish the Program Team ~Determine Program Project Requirements ~Form an Effective Grant Team (political-Technical- Administrative) ~Establish a Clear Multi-Year Program Focus 70 City of Palm Desert North Sphere Drainage Master Plan Develop the Grant Program ~Prepare Program Project Descriptions ~Detennine "Talking Points" ~Select a Potential Funding Program Initial Legislative Briefmgs ~Retain a Legislative Advocacy Finn -DC ~Develop a Legislative Strategy ~Conduct Briefings with Legislators,Staff -Local Office ~Develop a Legislative Package ~Prepare a Program "White Paper" ~Draft Legislative Language for Authorization or Appropriation ~Set-up a "Briefing Binder" Conduct DC Briefings ~Establish Briefing Team ~Schedule DC Briefing Trip ~Coordinate &Follow-up with Advocacy Finn During Legislative Process Program Implementation ~Establish Strong Federal Agency Liaison ~Prepare a Work Plan Request for Funds ~Scoping Process ~Environmental Documentation -National Environmental Policy Act (NEPA) ~Planning,Design or Construction Process ~Continued PR and Follow-up for Future Funding -Ongoing •State Programs ~State of California Infrastructure Bank Loan Program This State Infrastructure Bank Loan Program has funds available through an application process,which is open on a continuous basis.These are low interest loans (:::::1/2 going bond rates)aimed at addressing infrastructure programs which are difficult to fund from other sources,such as drainage improvements.Agency responsibilities under this program are: 71 City of Palm Desert North Sphere Drainage Master Plan Prioritization of Projects Detennination of Project Applicability Prepare Application Package Submit Application Package Dedicate a Funding Source for Repayment Provide for Compliance with the California Environmental Quality Act (CEQA) 10.4 Drainage System Funding Plan Recommendations An analysis was conducted in regard to setting up a Drainage System Financial Implementation Plan (FIP).Recommended Key Program Objectives (KPO)are set forth below for the City's consideration in developing and implementing a FIP to provide adequate funding resources for its NSDMP CIP.The following is a brief synopsis of the key program objectives: •KPO 1-Finalization of 20-Year Drainage CIP It is recommended that a working Drainage Program Committee (DPC)be formed and that the City and the consultant conduct a DPC workshop session to finalize the content and sequencing of the proposed 20-Year CIP for drainage projects in the North Sphere area.Participants in this session should include Public Works management and engineering staff as well as City administration and finance department representatives. •KPO No.2 -Funding Option Detennination Based upon the detenninations made in the KPO process,it is recommended that the DPC work with the consultant to focus upon a preferred funding alternative for the North Sphere drainage program.A detailed review of existing entitlements within the study area would be needed to ascertain if certain of the projects in the proposed Drainage CIP are conditioned for construction by the developers. A review of the availability of RDA funds would also be needed to detennine the viability of funding either direct funding of drainage projects or allocations for bond payments to either general obligation bonds or revenue bonds should a drainage utility be viable and approved by the voters under Proposition 218 requirements. If it is determined to be viable and receives approval by the voters Drainage Utility revenue bond issues of varying amounts could be issued based upon the projected revenues available to fund a series of bonds to 72 City of Palm Desert North Sphere Drainage Master Plan cover the CIP costs over the planning period.Bond proceeds would be utilized exclusively for drainage system capital improvement projects as identified in the CIP. An evaluation of the viability of considering the formation of a City Drainage Utility should also be made through the DPC process. •KPO No 3 -Establishment ofa Federal Grant Program Since 1995,several cities in Southern California have been the recipients of appropriated federal funds for their infrastructure programs.Funds are being utilized through the United States Environmental Protection Agency's (EPA),STAG Program as well as through the ACOE Section 219,Environmental Infrastructure Program,under the Water Resources Development Act (WRDA),to fund various drainage infrastructure improvements such as drainage conveyance facilities,retention basins, artificial wetlands,NPDES compliance,and water quality programs. Funds are available for planning,design and construction activities. EPA funds under the STAG program are allocated to provide 55%in federal funding for projects,requiring a 45%local sponsor match.These funds are disbursed on reimbursement basis following expenditures by the local sponsor.Projects funded under the ACOE Section 219 program are funded at 75%federal and 25 %local for planning and design and 50% federal and 50%local for construction projects. Other funding sources through the ACOE Continuing Authorities programs such as their Section 205,Small Flood Control Program for drainage system upgrades for flood protection as well as Section 206 Aquatic Restoration Program for development of artificial wetlands and water quality protection projects are also viable alternatives to consider. Appropriations under both EPA and ACOE programs would require specific federal "earmarks "to the City through authorizing legislation, enacted through the City's congressional delegation for both the House and Senate.Grant proposals are usually prepared in the late fall of each year for introduction in Congress in January or February of the following year.City may wish to take advantage of these types of federal programs, but should understand that they often involve a long term approach in working with the congressional delegation and may require the utilization of federal lobbyists as well. 73 City of Palm Desert North Sphere Drainage Master Plan •KPO No.4 -State &Regional Grant &Loan Program Development The City should continue to evaluate the potential of obtaining State and regional grants and loans through such options as the Department of Water Resources (DWR)Integrated Regional Water Management Program (IRWMP)focused on the distribution of Proposition 50,84 and IE funds. Use of the State Infrastructure Bank Loan program should also be considered to potentially take advantage oflow interest loans,which could augment RDA funding and provide match dollars for potential federal grants. Other regional programs,or cooperative projects with the CVWD when they become available for consideration and eligibility should also be considered. 74 University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX C.4 UNIVERSITY PARK HYDROLOGY STUDY, NOVEMBER 2004 HYDROLOGY STUDY UNIVERSITY PARK INTERNAL STREETS COLLEGE DRIVE, UNIVERSITY PARK DRIVE, PACIFIC AVENUE & TECHNOLOGY DRIVE PREPARED FOR: Cornerstone Developers, Inc. 5005 Calle San Raphael Palm Springs, CA 92262 PREPARED BY: RBF Consulting 74-410 Highway 111 Palm Desert, CA 92260 (760) 346-7481 CONTACT PERSON: Brad Donais JN: 20-100551 November 2004 Page 2 TABLE OF CONTENTS BACKGROUND AND PURPOSE .............................................................................3 ONSITE DRAINAGE ..................................................................................................3 OFFSITE DRAINAGE ................................................................................................3 SECONDARY OVERFLOW .....................................................................................3 CATCH BASIN SUMMARY......................................................................................4 UNIT HYDROGRAPH ......................................................................................... 5-11 • 3 Hour • 6 Hour • 24 Hour RETENTION VOLUME .................................................................................... 12-18 10 YEAR RATIONAL METHOD HYDROLOGY 100 YEAR RATIONAL METHOD HYDROLGOY STORM DRAIN ANALYSIS • CATCH BASIN SIZING ATTACHEMENTS • HYDROLOGY MAP • UNIVERISTY PARK STREET IMPROVEMENT PHASING Page 3 BACKGROUND AND PURPOSE Parcel Map 31730 is located directly east of California State University Palm Desert Campus. Bounded by Cook Street on the east, Gerald Ford Drive on the north, Frank Sinatra Drive on the south and Portola Avenue to the west, within the City of Palm Desert, California. The project site, approximately 295.6 acres, is currently vacant land. It is proposed that the proposed developed site will be subdivided into 17 parcels for residential housing, commercial, hotel, restaurant and office land uses. The major internal streets providing access to these 17 parcels are as follows: College Drive (7267 lineal feet), Pacific Avenue (3147 lineal feet), Technology Drive (1374 lineal feet) and University Park Drive (664 lineal feet). The proposed project will contain all of its drainage onsite including the internal streets. The drainage as a result of widening along the external streets (Gerald Ford Drive, Portola Avenue, Frank Sinatra Drive and Cook Street) may either be diverted to onsite drainage or directed to the existing storm drain system at the intersection of Cook and Gerald Ford. The purpose of this report is to provide final hydrology and hydraulic analysis for the internal streets using the approved Tentative Parcel Map 31370. The report shall utilize the Riverside County Flood Control and Water Conservation District Rational Method and Synthetic Unit Hydrograph (Short-cut Method). ONSITE DRAINAGE Run-off generated from the construction of the major internal streets will be directed to temporary and permanent on-site retention basins. The temporary retention basins will be incorporated into the site development plans for parcels 2, 4 and 14. The effective rainfall computation has been presented for the 100 year storm event 3, 6 and 24- hour storm. The worst case will be used to evaluate the volume required for runoff storage. Water will be contained within the streets using 8” curb and gutter, directed to catch basins. The catch basins will transport drainage from the streets into the retention basins. OFFSITE DRAINAGE As part of the overall improvements for the University Park Project the major roads on the north and east sides of this project, Gerald Ford Drive, and Cook Street, will be constructed at the same time (please see the attached exhibit). The runoff from the major roads will be routed to either low points and into retention basins that will contain the 100-year storm or to the existing storm drain catch basin located at the intersection of Cook and Gerald Ford. SECONDARY OVERFLOW The secondary overflow of storms exceeding the subsurface storage capacities will flood onsite streets. The streets will route flood waters to the northeastern portion of this project near the Page 4 intersection of Cook Street and Gerald Ford Drive. When the curbs exceed their capacity the water will flow towards Gerald Ford and Cook Street. CATCH BASIN SUMMARY Per the City of Palm Desert the catch basins and storm drain pipe system will be designed for 100-year storm event. Eight-inch curb will be used throughout the project to keep the flood waters within the top of curb for the 10-year storm event. The catch basins will be constructed using the RCFC&WCD catch basin standards. Drainage Area Street CB Station CB Opening (Ft) Type Flow Interception (cfs) Flow-by (cfs) A College Drive 40+30.00 RT 7 Sump 16.53 0 AA University Park Drive 10+74.50 RT 7 Sump 11.48 0 B Pacific Avenue 22+70.00 LT 7 Sump 8.85 0 C Pacific Avenue 22+77.00 RT 7 Sump 5.95 0 D College Drive 40+30.00 LT 7 Sump 4.63 0 DD Technology Drive 15+63.50 LT 7 Sump 5.25 0 E University Park Drive 10+65.00 LT 7 Sump 4.53 0 EE College Drive 48+26.50 RT 7 Sump 7.25 0 F University Park Drive 35+89.50 LT 7 Sump 3.66 0 FF College Drive 49+80.00 RT 7 Sump 11.33 0 G Technology Drive 13+00.00 RT 7 Flow-by 6.20 2.01 H University Park Drive 36+06.00 RT 7 Sump 11.66 0 I College Drive 63+50.00 LT 7 Sump 5.53 0 Page 5 UNIT HYDROGRAPH RETENTION VOUME RETENTION VOLUME Using the Riverside County Flood Control and Water Conservation Districts guidelines, “The 3 and 6- hour duration storms are considered representative of local thunderstorms which usually occur in the summer months, while the 24-hour storm is considered representative of the general storms which usually occur in the winter.” The following calculations will use the worst case from the 3,6 and 24-hour duration storms. Comparing the effective rain for the three storm durations revealed that the 6-hour duration controlled. The full site was broken down into multiple drainage areas. The following table shows each drainage area, the volume required for the 6-hour storm and the required basin volume with percolation. Drainage Area Drainage Area Size (Acre) 6-Hour Volume (Cu Ft) Perc. Rate (in/hr) Req’d Basin Volume (Cu Ft) Temporary Basin A – NW Quadrant Pacific & Gerald Ford B 2.60 18,154 6 5,866 Temporary Basin B – NE Quadrant Pacific & Gerald Ford C 1.35 9,426 6 3,351 Temporary Basin C – NW Quadrant College & University Park I 1.57 - 6 - H 3.41 - 6 - F 0.92 - 6 - Total 5.90 41,196 6 12,384 Permanent Basin A – NW Quadrant College & Technology FF 2.84 - 6 - EE 1.62 - 6 - Total 4.46 31,141 6 9,466 Permanent Basin B – NW Quadrant Technology & Gerald Ford DD 1.24 - 6 - Gerald Ford 5.16 - 6 - Parcel 8 6.99 - 6 - Total 13.39 93,493 6 26,890 Permanent Basin C – NW Quadrant University Park & College (1) A 4.81 - 6 - AA 3.22 - 6 - D 1.18 - 6 - E 1.26 - 6 - Total 10.47 73,105 6 (1) Underground Retention – Mid Point Technology (2) G 1.44 10,055 6 980 (2) Notes: (1) Permanent Basin designed for residential runoff of Parcel 9, low density housing. The retention basin was sized for the residential both the residential and street drainage areas. See hydrology Study for Tentative Tract Map No. 32655 for additional hydrology information on this basin. (2) Either this drainage will enter the proposed underground retention chambers or a temporary above ground basin will be constructed in the interim. This drainage will ultimately be retained on the Evan’s commercial site. University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX C.5 UNDERGROUND RETENTION CHAMBERS SPECIFICATIONS User Inputs Chamber Model: MC-3500 Outlet Control Structure: Yes Project Name: 190641 University Park (on-site) Engineer: Carmen Graciano Project Location: California Measurement Type: Imperial Required Storage Volume: 19904.52 cubic ft. Stone Porosity: 40% Stone Foundation Depth: 9 in. Stone Above Chambers: 12 in. Average Cover Over Chambers: 18 in. Design Constraint Dimensions:(100 ft. x 250 ft.) Results System Volume and Bed Size Installed Storage Volume: 20327.43 cubic ft. Storage Volume Per Chamber: 109.90 cubic ft. Number Of Chambers Required: 107 Number Of End Caps Required: 8 Chamber Rows: 4 Maximum Length:203.38 ft. Maximum Width: 29.77 ft. Approx. Bed Size Required: 6000.15 square ft. System Components Amount Of Stone Required: 783 cubic yards Volume Of Excavation (Not Including Fill): 1223 cubic yards Total Non-woven Geotextile Required:1942 square yards Woven Geotextile Required (excluding Isolator Row): 51 square yards Woven Geotextile Required (Isolator Row): 231 square yards Total Woven Geotextile Required:281 square yards Impervious Liner Required:0 square yards Advanced Drainage Systems, Inc.FOR STORMTECHINSTALLATION INSTRUCTIONSVISIT OUR APPSiteAssistMC-3500 STORMTECH CHAMBER SPECIFICATIONS1.CHAMBERS SHALL BE STORMTECH MC-3500.2.CHAMBERS SHALL BE ARCH-SHAPED AND SHALL BE MANUFACTURED FROM VIRGIN, IMPACT-MODIFIED POLYPROPYLENECOPOLYMERS.3.CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2418, "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATEDWALL STORMWATER COLLECTION CHAMBERS" CHAMBER CLASSIFICATION 45x76 DESIGNATION SS.4.CHAMBER ROWS SHALL PROVIDE CONTINUOUS, UNOBSTRUCTED INTERNAL SPACE WITH NO INTERNAL SUPPORTS THAT WOULDIMPEDE FLOW OR LIMIT ACCESS FOR INSPECTION.5.THE STRUCTURAL DESIGN OF THE CHAMBERS, THE STRUCTURAL BACKFILL, AND THE INSTALLATION REQUIREMENTS SHALL ENSURETHAT THE LOAD FACTORS SPECIFIED IN THE AASHTO LRFD BRIDGE DESIGN SPECIFICATIONS, SECTION 12.12, ARE MET FOR: 1)LONG-DURATION DEAD LOADS AND 2) SHORT-DURATION LIVE LOADS, BASED ON THE AASHTO DESIGN TRUCK WITH CONSIDERATIONFOR IMPACT AND MULTIPLE VEHICLE PRESENCES.6.CHAMBERS SHALL BE DESIGNED, TESTED AND ALLOWABLE LOAD CONFIGURATIONS DETERMINED IN ACCORDANCE WITH ASTM F2787,"STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".LOAD CONFIGURATIONS SHALL INCLUDE: 1) INSTANTANEOUS (<1 MIN) AASHTO DESIGN TRUCK LIVE LOAD ON MINIMUM COVER 2)MAXIMUM PERMANENT (75-YR) COVER LOAD AND 3) ALLOWABLE COVER WITH PARKED (1-WEEK) AASHTO DESIGN TRUCK.7.REQUIREMENTS FOR HANDLING AND INSTALLATION:·TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKINGSTACKING LUGS.·TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESSTHAN 3”.·TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT SHALL BEGREATER THAN OR EQUAL TO 450 LBS/FT/%. THE ASC IS DEFINED IN SECTION 6.2.8 OF ASTM F2418. AND b) TO RESIST CHAMBERDEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73° F / 23° C), CHAMBERS SHALL BE PRODUCEDFROM REFLECTIVE GOLD OR YELLOW COLORS.8.ONLY CHAMBERS THAT ARE APPROVED BY THE SITE DESIGN ENGINEER WILL BE ALLOWED. UPON REQUEST BY THE SITE DESIGNENGINEER OR OWNER, THE CHAMBER MANUFACTURER SHALL SUBMIT A STRUCTURAL EVALUATION FOR APPROVAL BEFOREDELIVERING CHAMBERS TO THE PROJECT SITE AS FOLLOWS:·THE STRUCTURAL EVALUATION SHALL BE SEALED BY A REGISTERED PROFESSIONAL ENGINEER.·THE STRUCTURAL EVALUATION SHALL DEMONSTRATE THAT THE SAFETY FACTORS ARE GREATER THAN OR EQUAL TO 1.95 FORDEAD LOAD AND 1.75 FOR LIVE LOAD, THE MINIMUM REQUIRED BY ASTM F2787 AND BY SECTIONS 3 AND 12.12 OF THE AASHTOLRFD BRIDGE DESIGN SPECIFICATIONS FOR THERMOPLASTIC PIPE.·THE TEST DERIVED CREEP MODULUS AS SPECIFIED IN ASTM F2418 SHALL BE USED FOR PERMANENT DEAD LOAD DESIGNEXCEPT THAT IT SHALL BE THE 75-YEAR MODULUS USED FOR DESIGN.9.CHAMBERS AND END CAPS SHALL BE PRODUCED AT AN ISO 9001 CERTIFIED MANUFACTURING FACILITY.IMPORTANT - NOTES FOR THE BIDDING AND INSTALLATION OF MC-3500 CHAMBER SYSTEM1.STORMTECH MC-3500 CHAMBERS SHALL NOT BE INSTALLED UNTIL THE MANUFACTURER'S REPRESENTATIVE HAS COMPLETED APRE-CONSTRUCTION MEETING WITH THE INSTALLERS.2.STORMTECH MC-3500 CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH MC-3500/MC-4500 CONSTRUCTION GUIDE".3.CHAMBERS ARE NOT TO BE BACKFILLED WITH A DOZER OR AN EXCAVATOR SITUATED OVER THE CHAMBERS.STORMTECH RECOMMENDS 3 BACKFILL METHODS:·STONESHOOTER LOCATED OFF THE CHAMBER BED.·BACKFILL AS ROWS ARE BUILT USING AN EXCAVATOR ON THE FOUNDATION STONE OR SUBGRADE.·BACKFILL FROM OUTSIDE THE EXCAVATION USING A LONG BOOM HOE OR EXCAVATOR.4.THE FOUNDATION STONE SHALL BE LEVELED AND COMPACTED PRIOR TO PLACING CHAMBERS.5.JOINTS BETWEEN CHAMBERS SHALL BE PROPERLY SEATED PRIOR TO PLACING STONE.6.MAINTAIN MINIMUM - 6" (150 mm) SPACING BETWEEN THE CHAMBER ROWS.7.INLET AND OUTLET MANIFOLDS MUST BE INSERTED A MINIMUM OF 12" (300 mm) INTO CHAMBER END CAPS.8.EMBEDMENT STONE SURROUNDING CHAMBERS MUST BE A CLEAN, CRUSHED, ANGULAR STONE MEETING THE AASHTO M43 DESIGNATION OF #3OR #4.9.STONE MUST BE PLACED ON THE TOP CENTER OF THE CHAMBER TO ANCHOR THE CHAMBERS IN PLACE AND PRESERVE ROW SPACING.10.THE CONTRACTOR MUST REPORT ANY DISCREPANCIES WITH CHAMBER FOUNDATION MATERIALS BEARING CAPACITIES TO THE SITE DESIGNENGINEER.11.ADS RECOMMENDS THE USE OF "FLEXSTORM CATCH IT" INSERTS DURING CONSTRUCTION FOR ALL INLETS TO PROTECT THE SUBSURFACESTORMWATER MANAGEMENT SYSTEM FROM CONSTRUCTION SITE RUNOFF.NOTES FOR CONSTRUCTION EQUIPMENT1.STORMTECH MC-3500 CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH MC-3500/MC-4500 CONSTRUCTION GUIDE".2.THE USE OF EQUIPMENT OVER MC-3500 CHAMBERS IS LIMITED:·NO EQUIPMENT IS ALLOWED ON BARE CHAMBERS.·NO RUBBER TIRED LOADER, DUMP TRUCK, OR EXCAVATORS ARE ALLOWED UNTIL PROPER FILL DEPTHS ARE REACHED IN ACCORDANCEWITH THE "STORMTECH MC-3500/MC-4500 CONSTRUCTION GUIDE".·WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT CAN BE FOUND IN THE "STORMTECH MC-3500/MC-4500 CONSTRUCTION GUIDE".3.FULL 36" (900 mm) OF STABILIZED COVER MATERIALS OVER THE CHAMBERS IS REQUIRED FOR DUMP TRUCK TRAVEL OR DUMPING.USE OF A DOZER TO PUSH EMBEDMENT STONE BETWEEN THE ROWS OF CHAMBERS MAY CAUSE DAMAGE TO CHAMBERS AND IS NOT AN ACCEPTABLEBACKFILL METHOD. ANY CHAMBERS DAMAGED BY USING THE "DUMP AND PUSH" METHOD ARE NOT COVERED UNDER THE STORMTECH STANDARDWARRANTY.CONTACT STORMTECH AT 1-888-892-2694 WITH ANY QUESTIONS ON INSTALLATION REQUIREMENTS OR WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT.©2022 ADS, INC.PROJECT INFORMATIONADS SALES REPPROJECT NO.ENGINEERED PRODUCTMANAGER190641 UNIVERSITY PARK (ON-SITE)PALM DESERT, CA StormTech888-892-2694 | WWW.STORMTECH.COM®Chamber System4640 TRUEMAN BLVDHILLIARD, OH 430261-800-733-7473DATE: DRAWN: CGPROJECT #: CHECKED: N/ATHIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATERESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS.DATEDRWCHKDESCRIPTION190641 UNIVERSITY PARK(ON-SITE)PALM DESERT, CASHEETOF25NOTES•MANIFOLD SIZE TO BE DETERMINED BY SITE DESIGN ENGINEER. SEE TECH NOTE #6.32 FOR MANIFOLD SIZING GUIDANCE.•DUE TO THE ADAPTATION OF THIS CHAMBER SYSTEM TO SPECIFIC SITE AND DESIGN CONSTRAINTS, IT MAY BE NECESSARY TO CUT AND COUPLE ADDITIONAL PIPE TO STANDARD MANIFOLDCOMPONENTS IN THE FIELD.•THE SITE DESIGN ENGINEER MUST REVIEW ELEVATIONS AND IF NECESSARY ADJUST GRADING TO ENSURE THE CHAMBER COVER REQUIREMENTS ARE MET.•THIS CHAMBER SYSTEM WAS DESIGNED WITHOUT SITE-SPECIFIC INFORMATION ON SOIL CONDITIONS OR BEARING CAPACITY. THE SITE DESIGN ENGINEER IS RESPONSIBLE FORDETERMININGTHE SUITABILITY OF THE SOIL AND PROVIDING THE BEARING CAPACITY OF THE INSITU SOILS. THE BASE STONE DEPTH MAY BE INCREASED OR DECREASED ONCE THIS INFORMATION ISPROVIDED.•NOT FOR CONSTRUCTION: THIS LAYOUT IS FOR DIMENSIONAL PURPOSES ONLY TO PROVE CONCEPT & THE REQUIRED STORAGE VOLUME CAN BE ACHIEVED ON SITE.CONCEPTUAL ELEVATIONSMAXIMUM ALLOWABLE GRADE (TOP OF PAVEMENT/UNPAVED):12.50MINIMUM ALLOWABLE GRADE (UNPAVED WITH TRAFFIC):6.50MINIMUM ALLOWABLE GRADE (UNPAVED NO TRAFFIC):6.00MINIMUM ALLOWABLE GRADE (TOP OF RIGID CONCRETE PAVEMENT):6.00MINIMUM ALLOWABLE GRADE (BASE OF FLEXIBLE PAVEMENT):6.00TOP OF STONE:5.50TOP OF MC-3500 CHAMBER:4.5024" ISOLATOR ROW PLUS INVERT:0.9218" x 18" BOTTOM MANIFOLD INVERT:0.9018" BOTTOM CONNECTION INVERT:0.90BOTTOM OF MC-3500 CHAMBER:0.75UNDERDRAIN INVERT:0.00BOTTOM OF STONE:0.00PROPOSED LAYOUT107STORMTECH MC-3500 CHAMBERS8STORMTECH MC-3500 END CAPS12STONE ABOVE (in)9STONE BELOW (in)40STONE VOID20331INSTALLED SYSTEM VOLUME (CF)(PERIMETER STONE INCLUDED)(COVER STONE INCLUDED)(BASE STONE INCLUDED)6000SYSTEM AREA (SF)466.3SYSTEM PERIMETER (ft)*INVERT ABOVE BASE OF CHAMBERMAX FLOWINVERT*DESCRIPTIONITEM ONLAYOUTPART TYPE1.77"18" BOTTOM CORED END CAP, PART#: MC3500IEPP18BC / TYP OF ALL 18" BOTTOMCONNECTIONSAPREFABRICATED END CAP2.06"24" BOTTOM CORED END CAP, PART#: MC3500IEPP24BC / TYP OF ALL 24" BOTTOMCONNECTIONS AND ISOLATOR PLUS ROWSBPREFABRICATED END CAPINSTALL FLAMP ON 24" ACCESS PIPE / PART#: MC350024RAMPCFLAMP1.77"18" x 18" BOTTOM MANIFOLD, ADS N-12DMANIFOLD4.0 CFS OUTOCS (DESIGN BY ENGINEER / PROVIDED BY OTHERS)ECONCRETE STRUCTURE16.5 CFS IN(DESIGN BY ENGINEER / PROVIDED BY OTHERS)FCONCRETE STRUCTUREW/WEIR6" ADS N-12 DUAL WALL PERFORATED HDPE UNDERDRAINGUNDERDRAINISOLATOR ROW PLUS(SEE DETAIL)PLACE MINIMUM 17.50' OF ADSPLUS175 WOVEN GEOTEXTILE OVER BEDDINGSTONE AND UNDERNEATH CHAMBER FEET FOR SCOUR PROTECTION AT ALLCHAMBER INLET ROWSBED LIMITS01530203.38'29.77'197.25'27.17'GCBDAEF StormTech888-892-2694 | WWW.STORMTECH.COM®Chamber SystemACCEPTABLE FILL MATERIALS: STORMTECH MC-3500 CHAMBER SYSTEMSPLEASE NOTE:1.THE LISTED AASHTO DESIGNATIONS ARE FOR GRADATIONS ONLY. THE STONE MUST ALSO BE CLEAN, CRUSHED, ANGULAR. FOR EXAMPLE, A SPECIFICATION FOR #4 STONE WOULD STATE: "CLEAN, CRUSHED, ANGULAR NO. 4 (AASHTO M43) STONE".2.STORMTECH COMPACTION REQUIREMENTS ARE MET FOR 'A' LOCATION MATERIALS WHEN PLACED AND COMPACTED IN 9" (230 mm) (MAX) LIFTS USING TWO FULL COVERAGES WITH A VIBRATORY COMPACTOR.3.WHERE INFILTRATION SURFACES MAY BE COMPROMISED BY COMPACTION, FOR STANDARD DESIGN LOAD CONDITIONS, A FLAT SURFACE MAY BE ACHIEVED BY RAKING OR DRAGGING WITHOUT COMPACTION EQUIPMENT. FOR SPECIAL LOAD DESIGNS, CONTACT STORMTECH FORCOMPACTION REQUIREMENTS.4.ONCE LAYER 'C' IS PLACED, ANY SOIL/MATERIAL CAN BE PLACED IN LAYER 'D' UP TO THE FINISHED GRADE. MOST PAVEMENT SUBBASE SOILS CAN BE USED TO REPLACE THE MATERIAL REQUIREMENTS OF LAYER 'C' OR 'D' AT THE SITE DESIGN ENGINEER'S DISCRETION.NOTES:1.CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2418, "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS" CHAMBER CLASSIFICATION 45x76DESIGNATION SS.2.MC-3500 CHAMBERS SHALL BE DESIGNED IN ACCORDANCE WITH ASTM F2787 "STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".3.THE SITE DESIGN ENGINEER IS RESPONSIBLE FOR ASSESSING THE BEARING RESISTANCE (ALLOWABLE BEARING CAPACITY) OF THE SUBGRADE SOILS AND THE DEPTH OF FOUNDATION STONE WITH CONSIDERATIONFOR THE RANGE OF EXPECTED SOIL MOISTURE CONDITIONS.4.PERIMETER STONE MUST BE EXTENDED HORIZONTALLY TO THE EXCAVATION WALL FOR BOTH VERTICAL AND SLOPED EXCAVATION WALLS.5.REQUIREMENTS FOR HANDLING AND INSTALLATION:·TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKING STACKING LUGS.·TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESS THAN 3”.·TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT SHALL BE GREATER THAN OR EQUAL TO 450 LBS/FT/%. THE ASC IS DEFINED IN SECTION 6.2.8 OFASTM F2418. AND b) TO RESIST CHAMBER DEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73° F / 23° C), CHAMBERS SHALL BE PRODUCED FROM REFLECTIVE GOLD OR YELLOWCOLORS.MATERIAL LOCATIONDESCRIPTIONAASHTO MATERIALCLASSIFICATIONSCOMPACTION / DENSITY REQUIREMENTDFINAL FILL: FILL MATERIAL FOR LAYER 'D' STARTS FROM THE TOP OF THE 'C'LAYER TO THE BOTTOM OF FLEXIBLE PAVEMENT OR UNPAVED FINISHEDGRADE ABOVE. NOTE THAT PAVEMENT SUBBASE MAY BE PART OF THE 'D'LAYERANY SOIL/ROCK MATERIALS, NATIVE SOILS, OR PER ENGINEER'S PLANS.CHECK PLANS FOR PAVEMENT SUBGRADE REQUIREMENTS.N/APREPARE PER SITE DESIGN ENGINEER'S PLANS. PAVEDINSTALLATIONS MAY HAVE STRINGENT MATERIAL ANDPREPARATION REQUIREMENTS.CINITIAL FILL: FILL MATERIAL FOR LAYER 'C' STARTS FROM THE TOP OF THEEMBEDMENT STONE ('B' LAYER) TO 24" (600 mm) ABOVE THE TOP OF THECHAMBER. NOTE THAT PAVEMENT SUBBASE MAY BE A PART OF THE 'C'LAYER.GRANULAR WELL-GRADED SOIL/AGGREGATE MIXTURES, <35% FINES ORPROCESSED AGGREGATE. MOST PAVEMENT SUBBASE MATERIALS CAN BE USED IN LIEU OF THISLAYER.AASHTO M145¹A-1, A-2-4, A-3ORAASHTO M43¹3, 357, 4, 467, 5, 56, 57, 6, 67, 68, 7, 78, 8, 89, 9, 10BEGIN COMPACTIONS AFTER 24" (600 mm) OF MATERIAL OVERTHE CHAMBERS IS REACHED. COMPACT ADDITIONAL LAYERS IN12" (300 mm) MAX LIFTS TO A MIN. 95% PROCTOR DENSITY FORWELL GRADED MATERIAL AND 95% RELATIVE DENSITY FORPROCESSED AGGREGATE MATERIALS.BEMBEDMENT STONE: FILL SURROUNDING THE CHAMBERS FROM THEFOUNDATION STONE ('A' LAYER) TO THE 'C' LAYER ABOVE.CLEAN, CRUSHED, ANGULAR STONEAASHTO M43¹3, 4AFOUNDATION STONE: FILL BELOW CHAMBERS FROM THE SUBGRADE UP TOTHE FOOT (BOTTOM) OF THE CHAMBER.CLEAN, CRUSHED, ANGULAR STONEAASHTO M43¹3, 4PLATE COMPACT OR ROLL TO ACHIEVE A FLAT SURFACE.2,345"(1140 mm)18"(450 mm) MIN*8'(2.4 m)MAX12" (300 mm) MIN77" (1950 mm)12" (300 mm) MIN6"(150 mm) MINDEPTH OF STONE TO BE DETERMINEDBY SITE DESIGN ENGINEER 9" (230 mm) MINDCBA*TO BOTTOM OF FLEXIBLE PAVEMENT. FOR UNPAVEDINSTALLATIONS WHERE RUTTING FROM VEHICLES MAY OCCUR,INCREASE COVER TO 24" (600 mm).6" (150 mm) MINPERIMETER STONE(SEE NOTE 4)EXCAVATION WALL(CAN BE SLOPED OR VERTICAL)MC-3500END CAPSUBGRADE SOILS(SEE NOTE 3)PAVEMENT LAYER (DESIGNEDBY SITE DESIGN ENGINEER)NO COMPACTION REQUIRED.ADS GEOSYNTHETICS 601T NON-WOVEN GEOTEXTILE ALLAROUND CLEAN, CRUSHED, ANGULAR STONE IN A & B LAYERS4640 TRUEMAN BLVDHILLIARD, OH 430261-800-733-7473DATE: DRAWN: CGPROJECT #: CHECKED: N/ATHIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATERESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS.DATEDRWCHKDESCRIPTION190641 UNIVERSITY PARK(ON-SITE)PALM DESERT, CASHEETOF35 StormTech888-892-2694 | WWW.STORMTECH.COM®Chamber SystemINSPECTION & MAINTENANCESTEP 1)INSPECT ISOLATOR ROW PLUS FOR SEDIMENTA.INSPECTION PORTS (IF PRESENT)A.1.REMOVE/OPEN LID ON NYLOPLAST INLINE DRAINA.2.REMOVE AND CLEAN FLEXSTORM FILTER IF INSTALLEDA.3.USING A FLASHLIGHT AND STADIA ROD, MEASURE DEPTH OF SEDIMENT AND RECORD ON MAINTENANCE LOGA.4.LOWER A CAMERA INTO ISOLATOR ROW PLUS FOR VISUAL INSPECTION OF SEDIMENT LEVELS (OPTIONAL)A.5.IF SEDIMENT IS AT, OR ABOVE, 3" (80 mm) PROCEED TO STEP 2. IF NOT, PROCEED TO STEP 3.B.ALL ISOLATOR PLUS ROWSB.1.REMOVE COVER FROM STRUCTURE AT UPSTREAM END OF ISOLATOR ROW PLUSB.2.USING A FLASHLIGHT, INSPECT DOWN THE ISOLATOR ROW PLUS THROUGH OUTLET PIPEi)MIRRORS ON POLES OR CAMERAS MAY BE USED TO AVOID A CONFINED SPACE ENTRYii)FOLLOW OSHA REGULATIONS FOR CONFINED SPACE ENTRY IF ENTERING MANHOLEB.3.IF SEDIMENT IS AT, OR ABOVE, 3" (80 mm) PROCEED TO STEP 2. IF NOT, PROCEED TO STEP 3.STEP 2)CLEAN OUT ISOLATOR ROW PLUS USING THE JETVAC PROCESSA.A FIXED CULVERT CLEANING NOZZLE WITH REAR FACING SPREAD OF 45" (1.1 m) OR MORE IS PREFERREDB.APPLY MULTIPLE PASSES OF JETVAC UNTIL BACKFLUSH WATER IS CLEANC.VACUUM STRUCTURE SUMP AS REQUIREDSTEP 3)REPLACE ALL COVERS, GRATES, FILTERS, AND LIDS; RECORD OBSERVATIONS AND ACTIONS.STEP 4)INSPECT AND CLEAN BASINS AND MANHOLES UPSTREAM OF THE STORMTECH SYSTEM.NOTES1.INSPECT EVERY 6 MONTHS DURING THE FIRST YEAR OF OPERATION. ADJUST THE INSPECTION INTERVAL BASED ON PREVIOUSOBSERVATIONS OF SEDIMENT ACCUMULATION AND HIGH WATER ELEVATIONS.2.CONDUCT JETTING AND VACTORING ANNUALLY OR WHEN INSPECTION SHOWS THAT MAINTENANCE IS NECESSARY.CATCH BASINORMANHOLEMC-3500 ISOLATOR ROW PLUS DETAILNTS24" (600 mm) HDPE ACCESS PIPE REQUIRED USEFACTORY PRE-CORED END CAPPART #: MC3500IEPP24BC OR MC3500IEPP24BWSTORMTECH HIGHLY RECOMMENDSFLEXSTORM INSERTS IN ANY UPSTREAMSTRUCTURES WITH OPEN GRATESCOVER PIPE CONNECTION TO END CAP WITH ADSGEOSYNTHETICS 601T NON-WOVEN GEOTEXTILEMC-3500 CHAMBEROPTIONAL INSPECTION PORTMC-3500 END CAPONE LAYER OF ADSPLUS175 WOVEN GEOTEXTILE BETWEENFOUNDATION STONE AND CHAMBERS8.25' (2.51 m) MIN WIDE CONTINUOUS FABRIC WITHOUT SEAMSSUMP DEPTH TBD BYSITE DESIGN ENGINEER(24" [600 mm] MIN RECOMMENDED)INSTALL FLAMP ON 24" (600 mm) ACCESS PIPEPART #: MC350024RAMP4640 TRUEMAN BLVDHILLIARD, OH 430261-800-733-7473DATE: DRAWN: CGPROJECT #: CHECKED: N/ATHIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATERESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS.DATEDRWCHKDESCRIPTION190641 UNIVERSITY PARK(ON-SITE)PALM DESERT, CASHEETOF45 StormTech888-892-2694 | WWW.STORMTECH.COM®Chamber SystemUNDERDRAIN DETAILNTSAABBSECTION A-ASECTION B-BDUAL WALLPERFORATEDHDPEUNDERDRAINADS GEOSYNTHETICS 601TNON-WOVEN GEOTEXTILESTORMTECH END CAPADS GEOSYNTHETICS 601TNON-WOVEN GEOTEXTILESTORMTECHCHAMBEROUTLET MANIFOLDSTORMTECH END CAPSTORMTECHCHAMBERSNUMBER AND SIZE OF UNDERDRAINS PER SITE DESIGN ENGINEER4" (100 mm) TYP FOR SC-310 & SC-160LP SYSTEMS6" (150 mm) TYP FOR SC-740, DC-780, MC-3500, MC-4500 & MC-7200 SYSTEMSFOUNDATION STONEBENEATH CHAMBERSFOUNDATION STONEBENEATH CHAMBERSMC-SERIES END CAP INSERTION DETAILNTSNOTE: MANIFOLD STUB MUST BE LAID HORIZONTALFOR A PROPER FIT IN END CAP OPENING.MANIFOLD HEADERMANIFOLD STUBSTORMTECH END CAPMANIFOLD HEADERMANIFOLD STUB12" (300 mm)MIN SEPARATION12" (300 mm) MIN INSERTION12" (300 mm)MIN SEPARATION12" (300 mm)MIN INSERTIONPART #STUBBCMC3500IEPP06T6" (150 mm)33.21" (844 mm)---MC3500IEPP06B---0.66" (17 mm)MC3500IEPP08T8" (200 mm)31.16" (791 mm)---MC3500IEPP08B---0.81" (21 mm)MC3500IEPP10T10" (250 mm)29.04" (738 mm)---MC3500IEPP10B---0.93" (24 mm)MC3500IEPP12T12" (300 mm)26.36" (670 mm)---MC3500IEPP12B---1.35" (34 mm)MC3500IEPP15T15" (375 mm)23.39" (594 mm)---MC3500IEPP15B---1.50" (38 mm)MC3500IEPP18TC18" (450 mm)20.03" (509 mm)---MC3500IEPP18TWMC3500IEPP18BC---1.77" (45 mm)MC3500IEPP18BWMC3500IEPP24TC24" (600 mm)14.48" (368 mm)---MC3500IEPP24TWMC3500IEPP24BC---2.06" (52 mm)MC3500IEPP24BWMC3500IEPP30BC30" (750 mm)---2.75" (70 mm)NOMINAL CHAMBER SPECIFICATIONSSIZE (W X H X INSTALLED LENGTH)77.0" X 45.0" X 86.0" (1956 mm X 1143 mm X 2184 mm)CHAMBER STORAGE109.9 CUBIC FEET (3.11 m³)MINIMUM INSTALLED STORAGE*175.0 CUBIC FEET (4.96 m³)WEIGHT134 lbs.(60.8 kg)NOMINAL END CAP SPECIFICATIONSSIZE (W X H X INSTALLED LENGTH)75.0" X 45.0" X 22.2" (1905 mm X 1143 mm X 564 mm)END CAP STORAGE14.9 CUBIC FEET (0.42 m³)MINIMUM INSTALLED STORAGE*45.1 CUBIC FEET (1.28 m³)WEIGHT49 lbs.(22.2 kg)*ASSUMES 12" (305 mm) STONE ABOVE, 9" (229 mm) STONE FOUNDATION, 6" SPACING BETWEENCHAMBERS, 6" (152 mm) STONE PERIMETER IN FRONT OF END CAPS AND 40% STONE POROSITYMC-3500 TECHNICAL SPECIFICATIONNTS90.0" (2286 mm)ACTUAL LENGTH86.0" (2184 mm)INSTALLEDBUILD ROW IN THIS DIRECTIONNOTE: ALL DIMENSIONS ARE NOMINALLOWER JOINTCORRUGATIONWEBCRESTCRESTSTIFFENING RIBVALLEYSTIFFENING RIBBC75.0"(1905 mm)45.0"(1143 mm)25.7"(653 mm)FOOT77.0"(1956 mm)45.0"(1143 mm)STUBS AT BOTTOM OF END CAP FOR PART NUMBERS ENDING WITH "B"STUBS AT TOP OF END CAP FOR PART NUMBERS ENDING WITH "T"END CAPS WITH A WELDED CROWN PLATE END WITH "C"END CAPS WITH A PREFABRICATED WELDED STUB END WITH "W"UPPER JOINT CORRUGATION22.2"(564 mm)INSTALLEDCUSTOM PRECORED INVERTS AREAVAILABLE UPON REQUEST.INVENTORIED MANIFOLDS INCLUDE12-24" (300-600 mm) SIZE ON SIZEAND 15-48" (375-1200 mm)ECCENTRIC MANIFOLDS. CUSTOMINVERT LOCATIONS ON THE MC-3500END CAP CUT IN THE FIELD ARE NOTRECOMMENDED FOR PIPE SIZESGREATER THAN 10" (250 mm). THEINVERT LOCATION IN COLUMN 'B'ARE THE HIGHEST POSSIBLE FORTHE PIPE SIZE.PART #STUBBCMC3500IEPP06T6" (150 mm)33.21" (844 mm)---MC3500IEPP06B---0.66" (17 mm)MC3500IEPP08T8" (200 mm)31.16" (791 mm)---MC3500IEPP08B---0.81" (21 mm)MC3500IEPP10T10" (250 mm)29.04" (738 mm)---MC3500IEPP10B---0.93" (24 mm)MC3500IEPP12T12" (300 mm)26.36" (670 mm)---MC3500IEPP12B---1.35" (34 mm)MC3500IEPP15T15" (375 mm)23.39" (594 mm)---MC3500IEPP15B---1.50" (38 mm)MC3500IEPP18TC18" (450 mm)20.03" (509 mm)---MC3500IEPP18TWMC3500IEPP18BC---1.77" (45 mm)MC3500IEPP18BWMC3500IEPP24TC24" (600 mm)14.48" (368 mm)---MC3500IEPP24TWMC3500IEPP24BC---2.06" (52 mm)MC3500IEPP24BWMC3500IEPP30BC30" (750 mm)---2.75" (70 mm)NOMINAL CHAMBER SPECIFICATIONSSIZE (W X H X INSTALLED LENGTH)77.0" X 45.0" X 86.0" (1956 mm X 1143 mm X 2184 mm)CHAMBER STORAGE109.9 CUBIC FEET (3.11 m³)MINIMUM INSTALLED STORAGE*175.0 CUBIC FEET (4.96 m³)WEIGHT134 lbs.(60.8 kg)NOMINAL END CAP SPECIFICATIONSSIZE (W X H X INSTALLED LENGTH)75.0" X 45.0" X 22.2" (1905 mm X 1143 mm X 564 mm)END CAP STORAGE14.9 CUBIC FEET (0.42 m³)MINIMUM INSTALLED STORAGE*45.1 CUBIC FEET (1.28 m³)WEIGHT49 lbs.(22.2 kg)*ASSUMES 12" (305 mm) STONE ABOVE, 9" (229 mm) STONE FOUNDATION, 6" SPACING BETWEENCHAMBERS, 6" (152 mm) STONE PERIMETER IN FRONT OF END CAPS AND 40% STONE POROSITYMC-3500 TECHNICAL SPECIFICATIONNTS90.0" (2286 mm)ACTUAL LENGTH86.0" (2184 mm)INSTALLEDBUILD ROW IN THIS DIRECTIONNOTE: ALL DIMENSIONS ARE NOMINALLOWER JOINTCORRUGATIONWEBCRESTCRESTSTIFFENING RIBVALLEYSTIFFENING RIBBC75.0"(1905 mm)45.0"(1143 mm)25.7"(653 mm)FOOT77.0"(1956 mm)45.0"(1143 mm)STUBS AT BOTTOM OF END CAP FOR PART NUMBERS ENDING WITH "B"STUBS AT TOP OF END CAP FOR PART NUMBERS ENDING WITH "T"END CAPS WITH A WELDED CROWN PLATE END WITH "C"END CAPS WITH A PREFABRICATED WELDED STUB END WITH "W"UPPER JOINT CORRUGATION22.2"(564 mm)INSTALLEDCUSTOM PRECORED INVERTS AREAVAILABLE UPON REQUEST.INVENTORIED MANIFOLDS INCLUDE12-24" (300-600 mm) SIZE ON SIZEAND 15-48" (375-1200 mm)ECCENTRIC MANIFOLDS. CUSTOMINVERT LOCATIONS ON THE MC-3500END CAP CUT IN THE FIELD ARE NOTRECOMMENDED FOR PIPE SIZESGREATER THAN 10" (250 mm). THEINVERT LOCATION IN COLUMN 'B'ARE THE HIGHEST POSSIBLE FORTHE PIPE SIZE.4640 TRUEMAN BLVDHILLIARD, OH 430261-800-733-7473DATE: DRAWN: CGPROJECT #: CHECKED: N/ATHIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATERESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS.DATEDRWCHKDESCRIPTION190641 UNIVERSITY PARK(ON-SITE)PALM DESERT, CASHEETOF55 University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX D SOILS DATA University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX D.1 RESULTS OF ON-SITE PERCOLATION TESTING (TO BE PROVIDED IN FINAL) University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX D.2 USDA NRCS CUSTOM SOIL RESOURCE REPORT – UNIVERSITY PARK Hydrologic Soil Group—Riverside County, Coachella Valley Area, California (University Park) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/17/2022 Page 1 of 43737910373796037380103738060373811037381603738210373826037383103737910373796037380103738060373811037381603738210373826037383103738360559050559100559150559200559250559300559350 559050 559100 559150 559200 559250 559300 559350 33° 47' 1'' N 116° 21' 44'' W33° 47' 1'' N116° 21' 31'' W33° 46' 46'' N 116° 21' 44'' W33° 46' 46'' N 116° 21' 31'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 11N WGS84 0 100 200 400 600 Feet 0 30 60 120 180 Meters Map Scale: 1:2,220 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons A A/D B B/D C C/D D Not rated or not available Soil Rating Lines A A/D B B/D C C/D D Not rated or not available Soil Rating Points A A/D B B/D C C/D D Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:24,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Riverside County, Coachella Valley Area, California Survey Area Data: Version 14, Sep 1, 2022 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Mar 15, 2022—May 28, 2022 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Hydrologic Soil Group—Riverside County, Coachella Valley Area, California (University Park) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/17/2022 Page 2 of 4 Hydrologic Soil Group Map unit symbol Map unit name Rating Acres in AOI Percent of AOI CpA Coachella fine sand, 0 to 2 percent slopes A 0.0 0.3% MaD Myoma fine sand, 5 to 15 percent slopes A 10.3 99.7% Totals for Area of Interest 10.4 100.0% Description Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitation from long-duration storms. The soils in the United States are assigned to four groups (A, B, C, and D) and three dual classes (A/D, B/D, and C/D). The groups are defined as follows: Group A. Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is for drained areas and the second is for undrained areas. Only the soils that in their natural condition are in group D are assigned to dual classes. Rating Options Aggregation Method: Dominant Condition Hydrologic Soil Group—Riverside County, Coachella Valley Area, California University Park Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/17/2022 Page 3 of 4 Component Percent Cutoff: None Specified Tie-break Rule: Higher Hydrologic Soil Group—Riverside County, Coachella Valley Area, California University Park Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/17/2022 Page 4 of 4 University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX E FLOOD DATA University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX E.1 FEMA FIRMETTE University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX E.2 NOAA ATLAS 14 POINT PRECIPITATION FREQUENCY ESTIMATES NOAA Atlas 14, Volume 6, Version 2 Location name: Palm Desert, California, USA* Latitude: 33.7817°, Longitude: -116.3604° Elevation: 197.08 ft** * source: ESRI Maps ** source: USGS POINT PRECIPITATION FREQUENCY ESTIMATES Sanja Perica, Sarah Dietz, Sarah Heim, Lillian Hiner, Kazungu Maitaria, Deborah Martin, Sandra Pavlovic, Ishani Roy, Carl Trypaluk, Dale Unruh, Fenglin Yan, Michael Yekta, Tan Zhao, Geoffrey Bonnin, Daniel Brewer, Li-Chuan Chen, Tye Parzybok, John Yarchoan NOAA, National Weather Service, Silver Spring, Maryland PF_tabular | PF_graphical | Maps_&_aerials PF tabular PDS-based point precipitation frequency estimates with 90% confidence intervals (in inches)1 Duration Average recurrence interval (years) 1 2 5 10 25 50 100 200 500 1000 5-min 0.060 (0.050‑0.073) 0.092 (0.077‑0.112) 0.141 (0.117‑0.172) 0.187 (0.154‑0.230) 0.260 (0.207‑0.330) 0.324 (0.253‑0.421) 0.399 (0.303‑0.531) 0.487 (0.359‑0.666) 0.627 (0.443‑0.895) 0.758 (0.518‑1.12) 10-min 0.086 (0.072‑0.104) 0.132 (0.110‑0.161) 0.203 (0.168‑0.247) 0.268 (0.221‑0.329) 0.372 (0.296‑0.472) 0.465 (0.362‑0.603) 0.572 (0.435‑0.761) 0.698 (0.515‑0.955) 0.898 (0.636‑1.28) 1.09 (0.742‑1.61) 15-min 0.104 (0.087‑0.126) 0.160 (0.133‑0.194) 0.245 (0.204‑0.298) 0.324 (0.267‑0.398) 0.450 (0.358‑0.571) 0.562 (0.438‑0.729) 0.692 (0.525‑0.920) 0.844 (0.623‑1.16) 1.09 (0.769‑1.55) 1.31 (0.897‑1.94) 30-min 0.159 (0.133‑0.193) 0.244 (0.203‑0.296) 0.374 (0.311‑0.455) 0.495 (0.408‑0.608) 0.687 (0.546‑0.872) 0.858 (0.668‑1.11) 1.06 (0.802‑1.40) 1.29 (0.950‑1.76) 1.66 (1.17‑2.37) 2.00 (1.37‑2.96) 60-min 0.230 (0.192‑0.279) 0.354 (0.294‑0.429) 0.542 (0.450‑0.659) 0.717 (0.590‑0.880) 0.994 (0.791‑1.26) 1.24 (0.967‑1.61) 1.53 (1.16‑2.03) 1.86 (1.38‑2.55) 2.40 (1.70‑3.43) 2.90 (1.98‑4.29) 2-hr 0.327 (0.272‑0.396) 0.488 (0.406‑0.592) 0.728 (0.604‑0.886) 0.948 (0.780‑1.16) 1.29 (1.02‑1.63) 1.58 (1.23‑2.05) 1.92 (1.46‑2.55) 2.30 (1.70‑3.15) 2.89 (2.04‑4.12) 3.41 (2.33‑5.05) 3-hr 0.392 (0.327‑0.476) 0.581 (0.484‑0.705) 0.860 (0.714‑1.05) 1.11 (0.916‑1.37) 1.50 (1.19‑1.90) 1.83 (1.43‑2.38) 2.21 (1.68‑2.94) 2.63 (1.94‑3.60) 3.28 (2.32‑4.68) 3.85 (2.63‑5.69) 6-hr 0.529 (0.441‑0.641) 0.781 (0.650‑0.947) 1.15 (0.954‑1.40) 1.48 (1.22‑1.82) 1.98 (1.58‑2.52) 2.41 (1.88‑3.13) 2.89 (2.19‑3.84) 3.42 (2.53‑4.68) 4.23 (2.99‑6.04) 4.92 (3.36‑7.28) 12-hr 0.628 (0.524‑0.761) 0.946 (0.788‑1.15) 1.41 (1.17‑1.72) 1.83 (1.50‑2.24) 2.46 (1.96‑3.12) 3.00 (2.33‑3.89) 3.59 (2.73‑4.78) 4.27 (3.15‑5.84) 5.28 (3.74‑7.54) 6.15 (4.20‑9.09) 24-hr 0.739 (0.654‑0.852) 1.14 (1.01‑1.32) 1.73 (1.53‑2.00) 2.26 (1.97‑2.63) 3.05 (2.59‑3.68) 3.73 (3.10‑4.58) 4.49 (3.64‑5.64) 5.34 (4.21‑6.90) 6.62 (5.02‑8.90) 7.72 (5.66‑10.7) 2-day 0.818 (0.724‑0.943) 1.29 (1.14‑1.48) 1.96 (1.73‑2.27) 2.56 (2.24‑2.99) 3.46 (2.93‑4.16) 4.22 (3.50‑5.18) 5.05 (4.10‑6.36) 5.99 (4.72‑7.74) 7.38 (5.60‑9.93) 8.57 (6.28‑11.9) 3-day 0.859 (0.760‑0.990) 1.36 (1.20‑1.57) 2.08 (1.84‑2.41) 2.72 (2.38‑3.17) 3.67 (3.11‑4.42) 4.47 (3.71‑5.49) 5.35 (4.34‑6.73) 6.32 (4.99‑8.17) 7.78 (5.90‑10.5) 9.01 (6.61‑12.5) 4-day 0.891 (0.789‑1.03) 1.41 (1.25‑1.63) 2.17 (1.92‑2.51) 2.84 (2.49‑3.31) 3.83 (3.25‑4.62) 4.67 (3.87‑5.73) 5.58 (4.53‑7.02) 6.60 (5.21‑8.53) 8.10 (6.14‑10.9) 9.38 (6.88‑13.0) 7-day 0.936 (0.828‑1.08) 1.50 (1.33‑1.73) 2.32 (2.05‑2.69) 3.05 (2.67‑3.56) 4.12 (3.49‑4.96) 5.01 (4.16‑6.16) 5.99 (4.86‑7.53) 7.07 (5.58‑9.13) 8.65 (6.56‑11.6) 9.99 (7.33‑13.9) 10-day 0.968 (0.857‑1.12) 1.57 (1.39‑1.81) 2.44 (2.15‑2.82) 3.20 (2.80‑3.73) 4.34 (3.67‑5.22) 5.28 (4.39‑6.49) 6.31 (5.12‑7.94) 7.45 (5.88‑9.62) 9.12 (6.91‑12.3) 10.5 (7.71‑14.6) 20-day 1.02 (0.906‑1.18) 1.69 (1.49‑1.95) 2.65 (2.34‑3.07) 3.51 (3.07‑4.10) 4.79 (4.06‑5.77) 5.86 (4.87‑7.21) 7.03 (5.70‑8.84) 8.31 (6.56‑10.7) 10.2 (7.71‑13.7) 11.7 (8.59‑16.3) 30-day 1.11 (0.982‑1.28) 1.84 (1.63‑2.13) 2.93 (2.58‑3.39) 3.90 (3.41‑4.55) 5.36 (4.54‑6.46) 6.58 (5.46‑8.09) 7.90 (6.41‑9.94) 9.35 (7.38‑12.1) 11.5 (8.69‑15.4) 13.2 (9.68‑18.4) 45-day 1.18 (1.05‑1.36) 1.99 (1.76‑2.29) 3.19 (2.81‑3.69) 4.28 (3.74‑4.99) 5.93 (5.03‑7.15) 7.33 (6.09‑9.01) 8.84 (7.17‑11.1) 10.5 (8.28‑13.6) 12.9 (9.77‑17.3) 14.8 (10.9‑20.7) 60-day 1.25 (1.11‑1.45) 2.13 (1.88‑2.45) 3.45 (3.04‑3.99) 4.65 (4.07‑5.43) 6.48 (5.49‑7.81) 8.04 (6.68‑9.88) 9.74 (7.90‑12.3) 11.6 (9.14‑15.0) 14.2 (10.8‑19.2) 16.4 (12.1‑22.9) 1 Precipitation frequency (PF) estimates in this table are based on frequency analysis of partial duration series (PDS). Numbers in parenthesis are PF estimates at lower and upper bounds of the 90% confidence interval. The probability that precipitation frequency estimates (for a given duration and average recurrence interval) will be greater than the upper bound (or less than the lower bound) is 5%. Estimates at upper bounds are not checked against probable maximum precipitation (PMP) estimates and may be higher than currently valid PMP values. Please refer to NOAA Atlas 14 document for more information. Back to Top PF graphical Back to Top Maps & aerials Small scale terrain Large scale terrain Large scale map Large scale aerial + – 3km 2mi + – 100km 60mi + – 100km 60mi Back to Top US Department of Commerce National Oceanic and Atmospheric Administration National Weather Service National Water Center 1325 East West Highway Silver Spring, MD 20910 Questions?: HDSC.Questions@noaa.gov Disclaimer + – 100km 60mi University Medical Office Park Michael Baker International Preliminary Hydrology Report APPENDIX F RCFC&WCD HYDROLOGY MANUAL PLATES E-6.1-6.3 .7432 2014 Whitewater River Region WQMP University Medical Office Park Appendix G AGREEMENTS – CC&RS, COVENANT AND AGREEMENTS, BMP MAINTENANCE AGREEMENTS AND/OR OTHER MECHANISMS FOR ENSURING ONGOING OPERATION, MAINTENANCE, FUNDING AND TRANSFER OF REQUIREMENTS FOR THIS PROJECT-SPECIFIC WQMP TO BE PROVIDED IN FINAL WQMP 2014 Whitewater River Region WQMP University Medical Office Park Appendix H PHASE 1 ENVIRONMENTAL SITE ASSESSMENT – SUMMARY OF SITE REMEDIATION CONDUCTED AND USE RESTRICTIONS NOT APPLICABLE 2014 Whitewater River Region WQMP University Medical Office Park Appendix I PROJECT-SPECIFIC WQMP SUMMARY DATA FORM Project-Specific WQMP Summary Data Form Applicant Information Name and Title Todd Pitner, P.E. Company Michael Baker International Phone (760) 346-7481 Email Todd.pitner@michaelbakerintl.com Project Information Project Name (as shown on project application/project-specific WQMP) University Medical Office Park Street Address Between Gerald Ford Drive and College Drive, west of Technology Drive Nearest Cross Streets Gerald Ford Drive, College Drive and Technology Drive Municipality (City or Unincorporated County) City of Palm Desert Zip Code 92211 Tract Number(s) and/or Assessor Parcel Number(s) 694-580-026 and -027 Other (other information to help identify location of project) Indicate type of project. Priority Development Projects (Use an "X" in cell preceding project type): SF hillside residence; impervious area ≥ 10,000 sq. ft.; Slope ≥ 25% SF hillside residence; impervious area ≥ 10,000 sq. ft.; Slope ≥ 10% & erosive soils X Commercial or Industrial ≥ 100,000 sq. ft. Automotive repair shop Retail Gasoline Outlet disturbing > 5,000 sq. ft. Restaurant disturbing > 5,000 sq. ft. Home subdivision ≥ 10 housing units X Parking lot ≥ 5,000 sq. ft. or ≥ 25 parking spaces Date Project-Specific WQMP Submitted December 2022 Size of Project Area (nearest 0.1 acre) 10.5 acres Will the project replace more than 50% of the impervious surfaces on an existing developed site? No. Project Area managed with LID/Site Design BMPs (nearest 0.1 acre) 10.5 Are Treatment Control BMPs required? No. Is the project subject to onsite retention by ordinance or policy? Yes. Did the project meet the 100% LID/Site Design Measurable Goal? Yes. Name of the entity that will implement, operate, and maintain the post-construction BMPs JFK Memorial Hospital Contact Name Street or Mailing Address 47111 Monroe Street City Indio Zip Code 92201 Phone (760) 347-6191 Space Below for Use by City/County Staff Only Preceding Information Verified by (consistent with information in project-specific WQMP) Name: Date: Date Project-Specific WQMP Approved: Data Entered by Name: Date: Other Comments PLANNING COMMISSION ATTENDANCE REPORT ROLLING CALENDAR Prepared By: Year Month Date 3-Jan 17-Jan 7-Feb 21-Feb 7-Mar 21-Mar 4-Apr 18-Apr 2-May 16-May 6-Jun 20-Jun 4-Jul 18-Jul 1-Aug 15-Aug 5-Sep 7-Sep 20-Sep 4-Oct 18-Oct 1-Nov 15-Nov 6-Dec 20-Dec DeLuna, Nancy -P -A P --P -P P P -P P P P A --P P P P -1 1 Greenwood, John -P -P P --P -P P E -P P P P P --P P P P -1 0 Gregory, Ron -P -P A --P -P E P -P P P P P --P E P P -3 1 Holt, Lindsay -P -P P --A -P P P -E E P P R --P P P P -4 2 Pradetto, Joseph -P -P P --P -P P P -P P P P A --P P P P -0 0 SS Palm Desert Municipal Code 2.34.010: P Present A Absent E Excused R Remote SS Study Session -No meeting 2023 2023 2023 2023 2023 Total Absences Oct Nov Dec M. O'Reilly 2023 2023 Twice Monthly: Six unexcused absences from regular meetings in any twelve-month period shall constitute an automatic resignation of members holding office on boards that meet twice monthly. Total Unexcused Absences Jan Feb Mar Apr May Jun Jul Aug Sep 2023 2023/2022 2022 2022 2022