HomeMy WebLinkAboutD. Case No. PP 10-74 - Palm Desert Redevelopment Agency (Desert Willow Expansion) CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING COMMISSION STAFF REPORT
REQUEST: APPROVAL OF DESERT WILLOW GOLF RESORT TERRACE
AND CANOPY ADDITION, KITCHEN / BUILDING, AND
OVERFLOW PARKING LOT EXPANSION LOCATED AT 38-995
DESERT WILLOW DRIVE
SUBMITTED BY: Missy Grisa, Assistant Planner
APPLICANT: Palm Desert Redevelopment Agency
73-510 Fred Waring Drive
Palm Desert, CA 92260
CASE NO: PP 10-074
DATE: April 6, 2010
CONTENTS: Draft Resolution
Mitigated Negative Declaration, Exhibit A
Legal Notice
Initial Study
Plan Exhibits — Terrace and Canopy Addition, Kitchen Expansion,
Precise Grading Plans
Recommendation
That the Planning Commission adopt Resolution No. approving
construction of the Desert Willow Golf Resort Terrace, Canopy, Kitchen /
Building, and Overflow Parking Lot Expansion, subject to conditions
attached.
Commission Recommendation
The terrace and canopy addition went to Architectural Review on March 9, 2010. It was
moved by Commissioner Stendell and seconded by Commissioner Levin, to grant
approval subject to: 1) considering the use of radius glass on the railing design. Motion
carried 7-0. The remainder of the project including the kitchen / building and overflow
parking lot plans were then completed and brought through Architectural Review on
March 23, 2010. The Architectural Review Commission granted preliminary approval of
Desert Willow Terrace and Kitchen Expansion
Case No. PP 10-074
April 6, 2010
Page 2 of 6
the kitchen building and overflow parking lot expansion, motion carried 5-1-1 with
Chairman Gregory abstaining and Commissioner Lambell absent.
Also, within the kitchen remodel it was noted that all offices shall incorporate natural light
and the trellis feature east of the kitchen expansion shall incorporate perforated metal or
stretch fabric for shading canopy purposes.
Executive Summary
The proposed Desert Willow Clubhouse renovations upgrade the facility's kitchen
capacity, parking, outdoor seating accommodations and outdoor amenities, including
one fire pit, one fireplace and an outdoor shaded bar area. This expansion will allow
Desert Willow to remain competitive with other facilities offering similar event uses.
Background
A. Property Description:
Desert Willow Golf Resort is located at 38-995 Desert Willow Drive, and is
bounded by Country Club to the south, Cook Street to the east, Portola to the
west, and Frank Sinatra Drive to the north.
B. Zoning and General Plan Designation:
Zone: Planned Residential - 5 (P.R.-5)
General Plan: Open Space - Parks (OS-PP)
C. Adjacent Zoning and Land Use:
North: P.R.- 5 / Desert Willow Golf Resort
South: P.R.- 5 / Vacant Land
East: P.R.- 5 /Vacant Land
West: P.R.- 5 / Desert Willow Golf Resort
Project Description
The terrace addition creates 14,000 square feet of usable outdoor space which provides
an additional 100 dining seats and 250 banquet seats. Additionally, outdoor amenities
such as an outdoor fire pit, outdoor fireplace, and shaded bar area were added.
The bar area provides an additional 12 seats with another 2 spaces reserved for
handicap accessibility. Bar seats will be facing the golf course to take advantage of golf
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Desert Willow Terrace and Kitchen Expansion
Case No. PP 10-074
April 6, 2010
Page 3 of 6
course views. Over the bar, a new canopy expansion designed to match the existing
would be built to provide shade relief.
Color illustrations of light fixtures, ceiling fans, granite, tile, stone and railing are provided
in the packet. Two separate railings have been provided; the wrought iron design will
extend along the majority of the terrace railing and clear glass railings will be placed to
highlight the fire pit and fire place seating areas. Wrought iron was chosen for its
durability and ability to provide a barrier that still allows a view, while glass can become a
high maintenance product to keep clean and is a more fragile material in general. Both
the wrought iron and framed glass railing trim would be painted to match the existing
storefront glazing trim.
The existing kitchen at Desert Willow is currently undersized for the amount of meals
served to patrons of Desert Willow. This addition will include expanding the interior of the
kitchen, a new banquet lobby, and banquet storage to accommodate food, liquor, china,
glass, and silver. It was also recommended that the design expand the pinch point from
the bar area through to the dining rooms. This was opened up and the bar was expanded
to the south where offices were previously located. This allows more room for a full
service bar area, but due to some office space being lost to the bar, a portion of offices
were relocated to the east side of the building as a part of the kitchen expansion.
Additional employee bathrooms with showers and a cafeteria are proposed as a part of
these improvements. The restrooms adjacent the dining area will also be relocated
slightly to the east to allow more room in the kitchen and allow an expanded amount of
fixtures. In the banquet room and Palm Desert room minor changes will occur, adding
slight square footage increases as a part of the overall project. With the ability to increase
the amount of people served, the existing trash area will be expanded to allow for a
cardboard compactor and trash compactor for adequate waste removal storage.
Architectural elements, color, and materials were chosen to match the existing building.
Overhangs have been designed in keeping with the existing architecture and used to
highlight the additional secondary access point now at the northeast corner of the
building. A trellis feature over the east walkway and new entry point enhance the east
side of the building creating more identification as an additional entrance to the building.
The applicant has included plans to make an existing temporary overflow parking lot
semi-permanent. The parking lot is designed to accommodate 243 typical parking spaces
and will be paved with asphalt with redwood curb. This overflow parking lot will be semi-
permanent due to an undetermined final use of the vacant parcel in which it lies.
Handicap parking immediately adjacent the building will be expanded by restriping the
standard parking stalls to accommodate new accessible stalls. Parking lot lighting will be
placed as illustrated in the attached plan. Pole heights are 15' tall and the applicant is
seeking to use LED lighting for these fixtures.
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Desert Willow Terrace and Kitchen Expansion
Case No. PP 10-074
April 6, 2010
Page 4 of 6
Landscape plans have been reviewed by the City's Landscape Department and given a
preliminary design and planting approval.
Analysis
The Planned Residential zone allows for flexibility, creative and imaginative
design in development. The entire project generates an extended image of the
Desert Willow Golf Resort by adding additional amenities and square footage
without compromising the original design. Minimal square footage is being added
without removing amenities surrounding the facility.
The existing building illustrates a 30' maximum overall project height. The
proposed addition mirrors the forms and structures found around the building
illustrating a maximum building height of 21'-0" consistent with the majority of the
building.
The enclosed building square footage exists at 31,889 with the proposed
expansion adding 5,313 square feet for a total of 37,202 square feet of
clubhouse facility. The existing terrace provides 2,793 square feet of space and
the proposed project adds 12,928 square feet for a total of 15,721 square feet of
usable space.
The existing parking lots surrounding Desert Willow provides 243 parking
spaces. A total of 479 parking stalls will be provided with the expanded project,
which includes 9 accessible spaces.
Material choices remain consistent with existing materials on-site to maintain the
design of the original construction.
Landscaping has been reviewed and revised to receive preliminary approval as
presented.
STANDARD EXISTING I PROJECT
Enclosed Floor Area — 31 889 5,313
Square Footage
Terrace - Square 2,793 12,928
Footage
Height 30' max. 21' max.
Parking 243 479 total (including 9
accessible spaces)
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Desert Willow Terrace and Kitchen Expansion
Case No. PP 10-074
April 6, 2010
Page 5 of 6
Environmental Review
1. The proposed location of the precise plan is in accord with the objectives
of the Zoning Ordinance and the purpose of the district in which the site is
located.
The proposed project is zoned P.R.-5, Planned Residential, 5 units per
gross acre. The purpose of the district is to provide for flexibility in
development, creative and imaginative design, and the development of
parcels of land as coordinated projects involving a mixture of residential
densities and housing types, and community facilities, both public and
private. The proposed precise plan for the Desert Willow Golf Resort is in
accord with the objectives of the Zoning Ordinance and is consistent with
the uses outlined in Chapter 25.24 Planned Residential District.
2. The proposed location of the precise plan and the conditions under which
it will be operated and maintained will not be detrimental to the public
health, safety or general welfare, or be materially injurious to properties or
improvements in the vicinity.
This project will be an expansion of an existing building on an existing
developed site. The proposed project as conditioned will comply with
current building and safety codes, fire department codes, and will be
reviewed by the City's Engineering Department for compliance with City
ordinances. The expanded use of the golf resort facilities is permitted
within the P.R. zone and is consistent with the intent of the City's Zoning
Ordinance as described in the staff report. The improvements meet the
purpose of the P.R. district which is further intended to provide for the
optimum integrations of urban and natural amenities and will not be
detrimental to the public interest, health, safety, or welfare, and will not be
materially injurious to properties or improvements in the vicinity, as
described in more detail in the staff report. Water, sanitation and public
utilities and services are available for improvement during construction.
3. The proposed precise plan will comply with each of the applicable
provisions of this title, except for approved variances or adjustments.
The property is located in the R.R. zone and the project complies with all
provisions of this zone. The project is in accord with the objectives of the
Zoning Ordinance. Additionally, conditions have been added to the project
to ensure that all the minimum requirements of the Palm Desert Municipal
Code are met, including building, landscaping, public works, and the fire
department conditions. The project requires no variances or adjustments.
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Desert Willow Terrace and Kitchen Expansion
Case No. PP 10-074
April 6, 2010
Page 6 of 6
4. The proposed precise plan complies with the goals, objectives, and
policies of the City's adopted General Plan.
A primary objective stated in the Parks and Recreation Element of the
General Plan under Goals, Policies and Programs is Goal 1, which
provides for a high-quality public park system that meets the City's active
and passive recreation needs with adequate land and facilities to provide an
appropriate mix of recreational facilities and activities for the City's
residents.
Policy 7 states that, the City shall monitor the residential demand for and
the capacity at Desert Willows golf course, and consider the need, as
appropriate for the development of a third municipal golf course to be
dedicated to City resident use.
The Desert Willow golf course is currently adequate for resident use, but
the associated facilities within the golf course are undersized and will
provide adequate space and service to continue serving the community
residents. This project promotes a land use that is consistent with the Parks
and recreation goals, policies, and programs of the General Plan.
Conclusion
Staff recommends approval of the design as shown along with the material illustrations
as presented. The terrace, kitchen / building, and parking lot expansion design adds
necessary square footage and associated parking to provide adequate service for large
events. The added amenities create a more sought after venue and materials were
chosen to match the existing building. Landscape plans have been reviewed and given
preliminary approval to move forward with construction documents.
Fiscal Analysis
The estimated construction costs for these improvements are valued at $3.95 million.
Additional revenues produced as a result of the expansion may augment future General
Fund revenues. Funds are available in the Unobligated Project Area 2 Fund; therefore,
there is no immediate fiscal impact to the General Fund.
Submitted by: Department Head:
foe 1. /
Missy Grisa Lauri A aian
Assistant Planner Director of Community Development
G:\Planning\Missy Grisa\PP\38-995 Desert Willow Drive\Planning Commission Staff Report.doc
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVAL OF DESERT WILLOW GOLF
RESORT TERRACE AND CANOPY ADDITION, KITCHEN, BUILDING,
AND OVERFLOW PARKING LOT EXPANSION LOCATED AT 38-995
DESERT WILLOW DRIVE
CASE NO. PP 10-074
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 6th of April, 2010, hold a duly noticed public hearing to consider the request of
PALM DESERT REDEVELOPMENT AGENCY for the above mentioned project; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act,
Resolution No. 06-78," in that the Director of Community Development has determined
that the project is a Mitigated Negative Declaration; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to exist to justify approval of said
precise plan:
Precise Plan Findings:
1. The proposed location of the precise plan is in accord with the objectives
of the Zoning Ordinance and the purpose of the district in which the site is
located.
The proposed project is zoned P.R.-5, Planned Residential, 5 units per
gross acre. The purpose of the district is to provide for flexibility in
development, creative and imaginative design, and the development of
parcels of land as coordinated projects involving a mixture of residential
densities and housing types, and community facilities, both public and
private. The proposed precise plan for the Desert Willow Golf Resort is in
accord with the objectives of the Zoning Ordinance and is consistent with
the uses outlined in Chapter 25.24 Planned Residential District.
2. The proposed location of the precise plan and the conditions under which
it will be operated and maintained will not be detrimental to the public
health, safety or general welfare, or be materially injurious to properties or
improvements in the vicinity.
This project will be an expansion of an existing building on an existing
developed site. The proposed project as conditioned will comply with
current building and safety codes, fire department codes, and will be
reviewed by the City's Engineering Department for compliance with City
ordinances. The expanded use of the golf resort facilities is permitted
PLANNING COMMISSION RESOLUTION NO.
within the P.R. zone and is consistent with the intent of the City's Zoning
Ordinance as described in the staff report. The improvements meet the
purpose of the P.R. district which is further intended to provide for the
optimum integrations of urban and natural amenities and will not be
detrimental to the public interest, health, safety, or welfare, and will not be
materially injurious to properties or improvements in the vicinity, as
described in more detail in the staff report. Water, sanitation and public
utilities and services are available for improvement during construction.
3. The proposed precise plan will comply with each of the applicable
provisions of this title, except for approved variances or adjustments.
The property is located in the R.R. zone and the project complies with all
provisions of this zone. The project is in accord with the objectives of the
Zoning Ordinance. Additionally, conditions have been added to the project
to ensure that all the minimum requirements of the Palm Desert Municipal
Code are met, including building, landscaping, public works, and the fire
department conditions. The project requires no variances or adjustments.
4. The proposed precise plan complies with the goals, objectives, and
policies of the City's adopted General Plan.
A primary objective stated in the Parks and Recreation Element of the
General Plan under Goals, Policies and Programs is Goal 1, which provides
for a high-quality public park system that meets the City's active and passive
recreation needs with adequate land and facilities to provide an appropriate
mix of recreational facilities and activities for the City's residents.
Policy 7 states that, the City shall monitor the residential demand for and the
capacity at Desert Willows golf course, and consider the need, as
appropriate for the development of a third municipal golf course to be
dedicated to City resident use.
The Desert Willow golf course is currently adequate for resident use, but the
associated facilities within the golf course are undersized and will provide
adequate space and service to continue serving the community residents.
This project promotes a land use that is consistent with the Parks and
recreation goals, policies, and programs of the General Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Palm Desert, California, as follows:
1 . That the above recitations are true and correct and constitute the findings
of the Commission in this case.
2. That approval of Precise Plan 10-074, is hereby granted, subject to the
attached conditions.
2
PLANNING COMMISSION RESOLUTION NO.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 6th day of April 2010, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
M.CONNOR LIMONT, Chairperson
ATTEST:
LAURI AYLAIAN, Secretary
Palm Desert Planning Commission
3
PLANNING COMMISSION RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. PP 10-074
Department of Community Development:
1. The development of the property shall conform substantially with exhibits on file
with the Department of Community Development / Planning, as modified by the
following conditions.
2. Construction of a portion of said project shall commence within one year from the
date of final approval unless an extension of time is granted; otherwise said
approval shall become null, void and of no effect whatsoever.
3. The development of the property described herein shall be subject to the
restrictions and limitations set forth herein which are in addition to all municipal
ordinances and state and federal statutes now in force, or which hereafter may
be in force.
4. Prior to issuance of a building permit for construction of any use contemplated by
this approval, the applicant shall first obtain permits and/or clearance from the
following agencies:
Coachella Valley Water District
Palm Desert Architectural Commission
City Fire Marshal
Public Works Department
Evidence of said permit or clearance from the above agencies shall be presented
to the department of building and safety at the time of issuance of a building
permit for the use contemplated herewith.
5. Access to trash/service areas shall be placed so as not to conflict with parking
areas. All trash / recycling enclosure (s) must be consistent with Palm desert
Municipal Code Chapter 8.12 and other conditions, i.e. number, size, and
location of enclosures. Turn radius for truck route must meet Burrtec standards.
Review of the Plans by Burrtec will ensure that vehicle circulation of its trucks is
adequate to service the complex. Said placement shall be approved by
applicable trash company and Department of Community Development and shall
include a recycling program.
6. Applicant agrees to maintain the landscaping required to be installed pursuant to
these conditions. Applicant will enter into an agreement to maintain said
landscaping for the life of the project, which agreement shall be notarized and
which agreement shall be recorded. It is the specific intent of the parties that this
condition and agreement run with the land and bind successors and assigns.
The final landscape plan shall include a long-term maintenance program
specifying among other matters appropriate watering times, fertilization and
4
PLANNING COMMISSION RESOLUTION NO.
pruning for various times of the year for the specific materials to be planted, as
well as periodic replacement of materials. All to be consistent with the Property
Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan.
7. The project shall comply with the Energy Efficiency Standards, Ordinance No.
1124.
8. In the event that Native American cultural resources are discovered during
project development/construction, all work in the immediate vicinity of the find
shall cease and a qualified archaeologist meeting Secretary of Interior standards
shall be hired to assess the find. Work on the overall project may continue during
this assessment period. If significant Native American cultural resources are
discovered that require a Treatment Plan, the developer or his archaeologist
shall contact the Morongo Band of Mission Indians. If requested by the Tribe, the
developer or archaeologist shall, in good faith, consult on the discovery and its
disposition (e.g. avoidance, preservation, return, or artifacts to tribe, etc.).
9. All conditions of approval shall be recorded with the Riverside County Clerk's
office before any building permits are issued. Evidence of recordation shall be
submitted to the Department of Community Development/Planning.
Department of Public Works:
1. This project will result in soil disturbance of one (1) or more acres of land. Prior to
the issuance of precise grading permits, 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 of the Regional Water
Quality Control Board, or a letter from either agency stating that the NOI has
been filed.
2. Prior to the issuance of precise grading permits, the applicant shall submit, and
the Department of Public Works shall have approved, a Water Quality
Management Plan (WQMP). The WQMP shall identify the Best Management
Practices (BMPs) that will be used on the site to control predictable pollutant
runoff.
3. Prior to the issuance of precise grading permits, the applicant shall submit, and
the Department of Public Works shall approve a PM10 application. The applicant
shall comply with all provisions of Palm Desert Municipal Code Section 24.12
regarding Fugitive Dust Control.
4. Any changes to the civil or landscape plans must be reviewed for approval prior
to work commencing.
5. Prior to the issuance of precise grading permits, the applicant shall submit a
landscape plan for review and approval. Applicants are advised to use the City of
5
PLANNING COMMISSION RESOLUTION NO.
Palm Desert Design Guide when designing plans. Landscape plans must meet
the following criteria:
a. Must be water efficient in design and meet the City of Palm Desert's Water
Efficient Landscape Ordinance.
b. Planting Plans must show location of utilities.
c. Must meet the Parking Lot Shade Tree Ordinance.
d. Must match approved civil plans.
e. All specifications and details must be site specific.
6. Applicants must have CVWD approval of their irrigation plan for the kitchen
expansion prior to City approval.
Riverside County Fire Department:
1. Ensure fire access around the outer ring of the parking lot radius is 31' inside and
52' outside.
2. Fire sprinkler system shall be required in buildings 3000 square feet and over.
3. Automatic fire alarm is required on all buildings with 100 sprinkler heads or more.
4. Provide three sets of plans to the Fire Marshal's office.
5. Provide water plans with hydrants, PIV, FDC and riser locations.
6. No wood / combustibles shall be placed on the job site prior to permanent or
temporary water being provided and approved.
7. An all weather surface shall be provided and maintained throughout job site for
emergency services access.
8. Buildings with kitchens installed shall provide plans for hood duct system and (1)
class.
9. All buildings shall have a minimum of (1) 2A-10BC fire extinguisher provided for
every 3000 square feet of floor as per CFC and every 75 feet of travel.
• 10. Where roof, patio covers and shade structures exceed 4' off the existing structure
sprinklers shall be required per NFPA 13 Chapter 8.5.1.2 (2).
11. Sprinklers may be omitted if an area is non-combustible and a non-public access
way.
12. All necessary permits shall be obtained prior to the start of any work. Approved
plans shall be on job site at all times or NO inspection will be performed.
6
PLANNING COMMISSION RESOLUTION NO.
Building and Safety Department:
1. Project must conform to the current State of California
Codes adopted at the time of plan check submittal. The following are the codes
enforced at this time:
2007 CALIFORNIA BUILDING CODE (Based on 2006 IBC)
2007 CALIFORNIA MECHANICAL CODE (Based on 2006 UMC)
2007 CALIFORNIA PLUMBING CODE (Based on 2006 UPC)
2007 CALIFORNIA ELECTRICAL CODE (Based on 2005 NEC)
2007 CALIFORNIA ENERGY CODE (Based on the 2008 Energy Efficiency
Standards)
2007 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE
2007 CALIFORNIA FIRE CODE
2. An approved automatic fire sprinkler system shall be installed as required per the
City of Palm Desert Code Adoption Ordinance 1173.
3. A disabled access overlay of the precise grading plan is required to be submitted
to the Dept of Building and Safety for plan review of the site accessibility
requirements as per 2007 CBC Chapters 11 A & B (as applicable) and Chapter
10.
4. All exits must provide an accessible path of travel to the public way. (CBC 1024.6
& 1127B.1)
5. Detectable warnings shall be provided where required per CBC 1133B.8 and
1127B.5 (7). The designer is also required to meet all ADA requirements. Where
an ADA requirement is more restrictive than the State of California, the ADA
requirement shall supercede the State requirement.
6. All contractors and subcontractors shall have a current City of Palm Desert
Business License prior to permit issuance per Palm desert Municipal Code, Title
5.
7. All contractors and/or owner-builders must submit a valid Certificate of Worker's
Compensation Insurance coverage prior to the issuance of a building permit per
California Labor Code, Section 3700.
7
PLANNING COMMISSION RESOLUTION NO.
EXHIBIT "A"
MITIGATED NEGATIVE DECLARATION
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
CASE NOS: PP 10-074
APPLICANT/PROJECT SPONSOR:
Palm Desert Redevelopment Agency City of Palm Desert
73-510 Fred Waring Drive 73-510 Fred Waring Drive
Palm Desert, CA 92260 Palm Desert, CA 92260
PROJECT DESCRIPTION/LOCATION:
A Precise Plan of design affecting portions of three separate parcels by the proposed
construction, which will expand upon an existing terrace, kitchen / building, and parking
lot within the Desert Willow Golf Resort. The terrace and kitchen / building addition will
expand upon the existing clubhouse located on a 4.68 acre parcel and an existing
temporary overflow parking lot will be made semi-permanent over portions of one .88
acre parcel and one 16.80 acre parcel. With this expansion, landscaped areas will be
revised and new parking lot lighting will be added to the semi-permanent parking lot.
The terrace, kitchen, and building expansion will create more seating necessitating
more space to conduct daily activities associated with larger events. Desert Willow Golf
Resort is located at 38-995 Desert Willow Drive, and bounded by Country Club Drive to
the south, Cook Street to the east, Portola Avenue to the west, and Frank Sinatra Drive
to the north. APN(s) Nos. 620-400-024, 620-400-008, 620-420-010
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant effect on the
environment. A copy of the Initial Study has been attached to document the reasons in
support of this finding. Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
LAURI AYLAIAN DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
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CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. PP 10-74
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
Planning Commission to consider a request by the CITY OF PALM DESERT/ PALM
DESERT REDEVELOPMENT AGENCY for approval to construct and expand the
existing outdoor terrace, kitchen, and overflow parking lot. The project includes
adoption of a mitigated negative declaration of environmental impact for the purposes
of CEQA. The property is located at 38-995 Desert Willow Drive.
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SAID public hearing will be held on Tuesday, April 6, 2010 at 6:00 p.m. in the Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert,
California, at which time and place all interested persons are invited to attend and be
heard. Written comments concerning all items covered by this public hearing notice shall
be accepted up to the date of the hearing. Information concerning the proposed project is
available for review in the Department of Community Development at the above address
between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge
the proposed actions in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice, or in written
correspondence delivered to the Planning Commission at, or prior to, the public hearing.
PUBLISH: Desert Sun LAURI AYLAIAN, Secretary
March 14, 2010 Palm Desert Planning Commission
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
CITY OF PALM DESERT
INITIAL STUDY FOR
THE DESERT WILLOW GOLF RESORT EXPANSION
PROJECT DESCRIPTION / LOCATION:
Portions of three separate parcels will be affected by the proposed construction, which will
expand upon an existing terrace, kitchen / building, and parking lot within the Desert Willow
Golf Resort. The terrace and kitchen / building addition will expand upon the existing
clubhouse located on a 4.68 acre parcel and an existing temporary overflow parking lot will be
made semi-permanent over portions of one .88 acre parcel and one 16.80 acre parcel. With
this expansion, landscaped areas will be revised and new parking lot lighting will be added to
the semi-permanent parking lot. The terrace, kitchen, and building expansion will create more
seating necessitating more space to conduct daily activities associated with larger events.
DATE:
March 11, 2010
PREPARED BY
Missy Grisa
Assistant Planner
PREPARED FOR
City of Palm Desert
Planning & Community Development Department
73-510 Fred Waring Drive
Palm Desert, CA, 92260 (760) 346-0611
REVIEWED BY
Independently reviewed, analyzed and exercised judgment in making the determination, by the
Planning & Community Development Department on March 11, 2010 pursuant to Section
21082 of the California Environmental Quality Act (CEQA).
The California Environmental Quality Act (CEQA) requires the preparation of an Initial Study when a
proposal must obtain discretionary approval from a governmental agency and is not exempt from
CEQA. The purpose of the Initial Study is to determine whether or nor a proposal, not exempt from
IS 1
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
CEQA, qualifies for a Negative Declaration whether or not an Environmental Impact Report (EIR) must
be prepared.
1. Project Title: Desert Willow Golf Resort Expansion
2. Lead Agency Name: City of Palm Desert/ Palm Desert Redevelopment Agency
Address: 73-510 Fred Waring Drive
Palm Desert, CA 92260
3. Contact Person: Missy Grisa, Assistant Planner
Phone Number: 760-346-0611 ext. 384
4. Project Location: 38-995 Desert Willow Drive
5. Project Sponsor: City of Palm Desert
Address: 73-510 Fred Waring Drive
Palm Desert, CA 92260
6. General Plan Designation: Open Space— Parks (OS-PP)
7. Current Zoning: Planned Residential - 5 (P.R. - 5)
8. Description of Project: Portions of three separate parcels will be affected by the proposed
construction, which will expand upon an existing terrace, kitchen / building, and parking lot within
the Desert Willow Golf Resort. The terrace and kitchen / building addition will expand upon the
existing clubhouse located on a 4.68 acre parcel and an existing temporary overflow parking lot
will be made semi-permanent over portions of one .88 acre parcel and one 16.80 acre parcel.
With this expansion, landscaped areas will be revised and new parking lot lighting will be added to
the semi-permanent parking lot. The terrace, kitchen, and building expansion will create more
seating necessitating more space to conduct daily activities associated with larger events.
9. Other agencies whose approval is required (e.g., permits, finance approval, or participation
agreement): Coachella Valley Water District, Palm Desert Redevelopment Agency, Fire Marshal,
and Riverside County Health Department.
IS 2
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
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 Resources ❑ Air Quality
❑ Biological Resources ❑ Cultural Resources ❑ Geology/ Soils
❑ Hazards & Hazardous ❑ Hydrology/Water ❑ Land Use / Planning
Materials Quality ❑ Population / Housing
❑ Mineral Resources ❑ Noise ❑ Transportation /Traffic
❑ Public Services ❑ Recreation
❑ Utilities/ Service ❑ Mandatory Findings of
Systems Significance
On the basis of this Initial Study, the City of Palm Desert Planning & Community Development
Department finds:
❑ 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 EIR or NEGATIVE DECLARATION, including revisions or mitigation
measures that are imposed upon the proposed project, nothing further is required.
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IS 3
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than Less
Potentially Significant Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
I. AESTHETICS
—Would the project:
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) Substantially degrade the existing visual ❑ ❑ ❑
character of quality of the site and its
surroundings?
d) Create a new source of substantial light or ❑ ® ❑ ❑
glare which would adversely affect day or
nighttime view in the area?
Discussion:
a. The project as proposed will not present adverse visual impacts to the City's scenic
vistas as identified in the City's General Plan. The proposed new structures will be
designed to be in keeping with the high standards currently set forth by the City of Palm
Desert's Architectural Review Commission and scenic vistas have been considered and
kept intact.
b. The project will not substantially damage the integrity of existing scenic resources.
There are no designated Scenic Highways in the immediate vicinity of the project site.
Therefore, visual resources would not be impacted by the proposed project.
c. Aesthetics have been considered in the design criteria for the project by maintaining the
existing design to blend in with the existing clubhouse facility. The project does not
propose to create circumstances which would in any way degrade the existing visual
character of the site and its surroundings.
d. The project light output will be minimal consisting of small outdoor building fixtures,
landscape lighting, and parking lot lighting to illuminate pathways and points of entry.
IS 4
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Plans include many different sources of light, each appropriate to the specific uses for
parking lot lighting, landscape lighting, security lighting, and decorative building lighting.
The architectural design standards function to add style and ambiance to maximize
aesthetic qualities. Lights will be directional to minimize glare and prevent lighting spill
over. In addition, an engineered lighting plan must comply with Chapter 24.16 Outdoor
Lighting Requirements and Ordinance No. 826 to assure conformance.
IS 5
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
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.
- Would the project:
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 a non-
agricultural use?
b) Conflict with existing zoning for agricultural ❑ ❑ ❑
use, or a Williamson Act contract?
c) Involve other changes in the existing ❑ ❑ ❑
environment which, due to their location or
nature, could result in conversion of
Farmland, to non-agricultural use?
Discussion:
a. The project site is located within an existing developed area where there is no farmland.
There is no Prime Agricultural or Farmlands of Statewide Importance on the project site
and surrounding areas. The site is an area of infill development, surrounded by other
urban developments. Therefore, there will be no impact on Farmlands.
b. There are no active Williamson Act contracts within the project area and the General
Plan zoning designates the area Open Space — Parks. Therefore, there will be no
conflict.
c. The site has never been used for agricultural purposes nor shown on maps as
agricultural. The City of Palm Desert does not contain any agriculture uses. Therefore,
the project would not impact such uses.
IS 6
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
III. AIR QUALITY: Where available, the significance
criteria established by the applicable air quality
management or air pollution control district may be
relied upon to make the following determinations.
- Would the project:
a) Conflict with or obstruct implementation of ❑ ❑ ❑
the applicable air quality plan?
b) Violate any air quality standard or ❑ ❑ ❑
contribute substantially to an existing or
projected air quality violation?
c) 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 (including releasing
emissions which exceed quantitative
thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial ❑ ❑ ❑
pollutant concentrations?
e) Create objectionable odors affecting a ❑ ❑ ® ❑
substantial number of people?
Discussion:
a-b. During construction, particularly grading, a potential dust problem is a short-term
impact. Requiring that the ground be watered during days in which grading occurs will
mitigate this problem. City of Palm Desert Grading Ordinance requires compliance.
Because the site is located in an area that is a developed setting, its construction will
not result in an overall deterioration of ambient air quality. Completed development of
the site will result in less dust leaving the site then currently occurs with the site's vacant
condition.
c. Further development of this site will not result in a significant amount of pollutant.
Typical construction methods must comply with a SWPPP and PM-10 requirements in
IS 7
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
accordance with City of Palm Desert standards. Also, sustainable measures are being
incorporated in finishes and fixtures where possible and economically feasible.
d. The proposed development does not call for uses that would create substantial pollutant
concentrations.
e. No objectionable odors, other than those normally associated with any new construction
or remodels, are expected to be generated during or post construction.
IS 8
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
IV. BIOLOGICAL RESOURCES
—Would the project:
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 US 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 as defined by
Section 404 of the Clean Water Act
(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 tree a prevention policy ordinance?
IS 9
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
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?
Discussion:
a. The project site is not located within one of the identified Conservation Areas of the
CVMSHCP and therefore has no conservation requirements. The CVMSHCP
establishes conservation areas reserved for sensitive species, and those areas will be
purchased, assembled and sustained with mitigation fees within the Multiple Species
Habitat Conservation Plan.
The site may contain other dune species, which are of statewide concern (i.e.,
Coachella Valley Milk Vetch). A Multiple Species Habitat Conservation Plan has been
prepared by CVAG and adopted by the City of Palm Desert City Council, which
establishes preserves and conservation practices to insure the future survival of these
dune species.
b. There is no riparian habitat or other sensitive natural community as identified in local or
regional plans, policies, and regulations or by CDFG or USFWS in the project area.
The project does not interfere with any natural biological processes such as sand
transport. Therefore, these types of resources will not be affected by the project.
c. Based on map analysis and field studies there are no federal or state jurisdictional
waters located within the project area. Therefore, these resources could not be
adversely affected.
d. No wildlife migration routes exist in the area or on the present site.
e. No local policy or ordinance protecting biological reserves other than that delineated in
item (a) above exist. Development codes specify water efficient landscaping.
"During construction, repair, alteration, moving of any building or structure or any other
type of construction, no person in control of such work shall leave any public tree, shrub
or plant in the vicinity of such activity without someone watching the activity to prevent
injury to the tree, shrub, or plant in connection with such construction. City contractors
will be obliged to follow all relevant regulations."
f. Species covered by the Coachella Valley Multiple Species Habitat Conservation Plan
(CVMSHCP) have very low potential to occur on the project site. Additionally, the
project site is not located within one of the identified Conservation Areas of the
CVMSHCP and therefore has no conservation requirements. The CVMSHCP
establishes conservation areas reserved for sensitive species, and those areas will be
IS 10
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
purchased, assembled and sustained with mitigation fees within the Multiple Species
Habitat Conservation Plan. The CVMSHCP satisfies the legal requirements for issuance
of permits that will allow species covered by the CVMSHCP in the course of otherwise
lawful activities. The CVMSHCP will, to the extent feasible, minimize and mitigate the
impacts from the taking of sensitive, rare and endangered species, and provide for
conservation of those species it covers.
IS 11
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
V. CULTURAL RESOURCES
— Would the project:
a) Cause a substantial adverse change in the ❑ ❑ ❑
significance of a historical resource as
defined in §15064.5?
b) Cause a substantial adverse change in the ❑ ❑ ❑
significance of an archaeological resource
pursuant to §15064.5?
c) Directly or indirectly destroy a unique ❑ ❑ ® ❑
paleontological resource or site or unique
geologic feature?
d) Disturb any human remains, including ❑ ❑ ® ❑
those interred outside of formal
cemeteries?
Discussion:
a-d. Palm Desert is located within the territory of the Desert Cahuilla Indians. The Cahuilla
language is derived from the Ute-Aztecan family of languages, with evidence showing
that the Cahuilla became a distinct tribe around 1000 B.C. Palm Desert is within the
territory of the pass division of the Cahuilla tribe, which extended from Riverside to
Indian Wells. The area is developed and the site does not meet CEQA criteria for
significance. The cultural resource study performed as part of the City of Palm Desert
General Plan Environmental Impact Report found no evidence of any cultural,
archeological or historical significance on this site. In addition, state law requires that
should any evidence be found during construction, construction must cease and the site
cleared. Construction would be reactivated upon the expert advice of a qualified
archeologist.
IS 12
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
VI. GEOLOGY AND SOILS
—Would the project:
a) Expose people or structures to 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 potential 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 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?
IS 13
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Discussion:
a-i The project site is located in a seismically active region, but not in an Alquist-Priolo
Fault Zone. There are no known active faults transecting the site, and the site is located
a few miles from the closet major fault system, the San Andreas Fault Zone (SAFZ).
Therefore, there is a less than significant impact to the project in this regard.
ii As stated above, the closet fault line is the SAFZ, trending in a linear southeast to
northwest direction. Historically, the SAFZ has produced moderate to severe
earthquakes. The risk of exposure to an earthquake event with strong seismic shaking
is inherent to the Coachella Valley, and there is a chance that injury could occur under
these circumstances. However, due to implementation of proper construction practices
including strict adherence to California Building Codes, and the availability of
emergency personnel on the site, the chances of injury or death occurring as a result of
this project will be less than significant.
The project site is not located in an area that would be prone to liquefaction. The SAFZ
acts as a barrier to groundwater movement, and can cause groundwater to occur at
shallow depths. However, the groundwater in the project area is not shallow and the
area around the site is already developed.
iv There are no steep slopes in the project area that would cause potential for landslides.
Therefore, there is no impact in this regard.
b-c. The City of Palm Desert grading and building permits procedures require detailed
geotechnical reports addressing grading specifications and the settlement and
expansive characteristics of on-site soils. All structures must be designed to the current
California Building Code requirements to insure that buildings are constructed within the
acceptable level of risk set forth herein for the type of building and occupancies being
developed. Development will reduce blow sand erosion, which is common in this area.
There is no topsoil present.
The Colorado River Regional Water Quality Control Board regulates fluvial soil erosion
by requiring the implementation of a variety of Best Management Practices which are
documented with the submission of a construction Storm Water Pollution Prevention
Plan and implementation of an approved Water Quality Management Plan for ongoing
operation of the project, as conditions of approval for the project. Grading of the site
shall be performed at a minimum in accordance with these recommendations and with
applicable portions of the current California Building Code.
d. The soil type covering the project site is considered to have low shrink/swell potential
and would not elevate risks to life or property.
IS 14
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
e. There is no septic system installation associated with this project. Septic systems are
not being used in the vicinity. The existing buildings are on sewer.
IS 15
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
VII. HAZARDS AND HAZARDOUS MATERIALS
—Would the project:
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 ❑ ❑ ❑ El
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 ❑ ❑ ❑ El
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 for people
residing or working in the project area?
f) For a project within the vicinity of a private ❑ ❑ ❑
airstrip, would the project result in a safety
hazard for people residing or working in the
project area?
IS 16
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
g) Impair implementation of or physically ❑ ❑ ❑ El
interfere with an adopted emergency
response plan or emergency evacuation
plan?
h) Expose people or structures to a significant ❑ ❑ ❑
risk of loss, injury or death involving
wildland fires, including where wildlands are
adjacent to urbanized areas or where
residences are intermixed with wildlands?
Discussion:
a. The site and immediate area are not subject to routine transport, use or disposal of
hazardous materials.
b. Project will not create health hazards or potential health hazards. With the
implementation of a SPCP as described in the BMP for SWPPP requirements, the
project will have no impact on the environment.
c. There are no existing or proposed schools within the vicinity of the project. Construction
of the project has the potential to create an increase in noise and traffic hazards.
However, hazards would be mitigated during construction hours. The project is not
anticipated to generate any hazardous materials.
d. The site has not been identified on the list of hazardous materials sites.
e. Site is not within two miles of a public airport.
f. No private airstrip in area.
g. Project will not interfere with the City's emergency response or evacuation plan.
h. The project will not expose people or structures to a significant risk of loss, injury or
death involving wildland fires. The project area is surrounded by residential and
commercial land uses; wildlands do not exist in the near vicinity of the project.
IS 17
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
VIII. HYDROLOGY AND WATER QUALITY
—Would the project:
a) Violate any water quality standards or ❑ ® ❑ ❑
waste discharge requirements?
b) Substantially deplete groundwater ❑ ❑ ❑
supplies or interfere substantially with
groundwater recharge such that there
would be a net deficit in aquifer volume or
a lowering of the local groundwater table
level (e.g., the production rate of pre-
existing nearby wells would drop to a
level which would not support existing
land uses or planned uses for which
permits have been granted)?
c) Substantially alter the existing drainage ❑ ❑ ❑
pattern of the site or area, including
through the alteration of the course of a
stream or river, in a manner which would
result in substantial erosion or siltation
on- or off-site?
d) Substantially alter the existing drainage ❑ ❑ ❑
pattern of the site or area, including
through the alteration of the course of a
stream or river, or substantially increase
the rate or amount of surface runoff in a
manner which would result in flooding on-
or off-site?
e) 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?
IS 18
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
VIII. HYDROLOGY AND WATER QUALITY—
Continued
f) Otherwise substantially degrade water ❑ ❑ ❑
quality?
g) Place housing within a 100-year flood ❑ ❑ ❑
hazard area as mapped on a federal
Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard
delineation map?
h) Place within a 100-year flood hazard area ❑ ❑ ❑ El
structures which would impede or redirect
flood flows?
i) Expose people or structures to a ❑ ❑ ❑
significant risk of loss, injury, or death
involving flooding, including flooding as a
result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or ❑ ❑ ❑
mudflow?
Discussion:
a. Both the Water Quality Management Plan and the City's Master Plan outline appropriate
• strategies for maintaining good water quality during operation of the facility as well as
within the City in general, including on-site retention of 100 year floodwaters and
controlled release of floodwater into storm drains, as applicable.
b. Project will use water provided by CVWD and will not interfere with groundwater
recharge.
c-e. The proposed project will alter on-site drainage as outlined in the project Water Quality
Management Plan which will be implemented as a condition of approval of the project.
There are no streams or rivers within the project area that will be affected. Water will be
redirected to drainage facilities designed and constructed to accept the water from the
site.
IS 19
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
f. Average annual rainfall is less than 4.0 inches, but can come all at once, runoff is
infrequent but intense. Project site drainage will balance with existing drainage
patterns. Project will not substantially impact water quality and therefore will not
substantially degrade water quality.
g. There is no housing construction associated with this project. The site is not within a
100-year flood hazard. The project will not cause any change in flood potential in the
project area.
h. The project area is not in a 100-year flood zone area. Therefore, no structures will be
constructed in such a zone that would impede or redirect flood flow.
i. The area is not subject to flooding. The site is located in FEMA flood zone X which
corresponds to a 0.2-percent-annual-chance (or 500-year) flood. While this area is
designated an area of minimal flooding it is also north of the white water channel which
provides additional protection.
j. The proposed project is not located near any large bodies of water that are capable of
producing a seiche, tsunami or mudflow.
IS 20
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
IX. LAND USE AND PLANNING
— Would the project:
a) Physically divide an established ❑ ❑ ❑
community?
b) Conflict with any applicable land use plan, ❑ ❑ ❑
policy, or regulation of an agency with
jurisdiction over the project (including, but
not limited to the general plan, specific
plan, local coastal program, or zoning
ordinance) adopted for the purpose of
avoiding or mitigating an environmental
effect?
c) Conflict with any applicable habitat ❑ ❑ ❑
conservation plan or natural community
conservation plan?
Discussion:
a. The proposed project is an infill / expansion development in an urban area. The project
is expanding upon an existing community use facility. No adverse impact would occur in
this regard.
b. The project is consistent with the City's General Plan and Zoning Ordinance and is a
part of Redevelopment Project Area #2. Biological, cultural, land uses, circulation,
water and air regulations have been considered in planning the project and would be
complied with appropriately during all stages of project implementation.
c. All relevant applications and development fees will be submitted and permits acquired
prior to construction. The project would comply with all CVMSHCP requirements.
IS 21
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
X. MINERAL RESOURCES
—Would the project:
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 a locally-important ❑ ❑ ❑
mineral resource recovery site delineated on
a local general plan, specific plan or other
land use plan?
Discussion:
a. No known mineral resources are located on the project site.
b. No locally important mineral resource recovery site is delineated on the local general
plan. The project site is not located in a Mineral Resource Zone as adopted by the State
Mining and Geology Board and/or identified in the City's General Plan.
IS 22
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
XI. NOISE
—Would the project result in:
a) Exposure of persons to or generation of ❑ ❑ ❑
noise levels in excess of standards
established in the City's General. Plan or
Development Code, or applicable
standards of other agencies?
b) Exposure of persons to or generation of ❑ ❑ ® ❑
excessive groundborne vibration or
groundbourne noise levels?
c) A substantial permanent increase in ❑ ❑ ❑
ambient noise levels in the project vicinity
above levels existing without the project?
d) A substantial temporary or periodic ❑ ❑ ® ❑
increase in ambient noise levels in the
project vicinity above levels existing without
the project?
e) For a project located within an airport land ❑ ❑ ❑
use plan or Airport Influence Area, would
the project expose people residing or
working in the project area to excessive
noise levels?
f) For a project within the vicinity of a private ❑ ❑ ❑
airstrip, would the project expose people
residing or working in the project area to
excessive noise levels?
Discussion:
a. Construction of the project will increase ambient noise level. The increase is not
expected to create an annoyance to adjacent residential properties. During and post
construction, all uses on the site will be required to comply with the City Noise
Ordinance and strictly adhere to construction work hours and days. Adjacent residences
are located a significant distance from the proposed project, which should mitigate any
disturbances. Additional measures to mitigate traffic and operational noise will be
IS 23
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
required. Noise levels will be mitigated so that the General Plan Noise Element limits
are not exceeded. In cases where large events could occur, the City has authority to
issue special event permits to cover activities and conditions can be applied.
b. Construction methods such as grading, excavation, and compaction of the substrate
could cause some groundbourne vibration. However, these activities would be
relatively mild. The limited construction hours and limited duration of the project would
keep adverse impacts at less than significant levels. Post construction use of the facility
would not cause any groundbourne vibration or groundbourne noise.
c. Structural and vegetative noise barriers are adequate to screen noise that may be
associated with operation of the proposed project. Operational uses must comply with
all local noise ordinances.
d. A temporary increase in ambient noise and ground vibration is expected to occur during
construction. The residential homes are located a significant distance away from the
proposed expansion and should not be impacted by excessive noise levels.
Compliance with the City construction hours would render the impact less than
significant.
e. Project is not located within an airport land use plan or Airport Influence Area.
f. No impacts related to private airstrip, including noise, would occur because there are no
private airstrips near the project.
IS 24
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
XII. POPULATION AND HOUSING
— Would the project:
a) Induce substantial 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 ❑ ❑ ❑ IZ
housing, necessitating the construction of
replacement housing elsewhere?
c) Displace substantial numbers of people, ❑ ❑ ❑ �1
necessitating the construction of
replacement housing elsewhere?
Discussion:
a. The project is a community use facility located within a developed area and would not
induce permanent population growth. Some vacant land does exist surrounding the site
and it is undetermined at this time what use will be located there. The expansion of the
existing project does not include spreading out infrastructure as it is currently in place
and therefore further development would not likely be induced by this project.
b. The proposed project would not require demolition of habitable housing.
c. The proposed project would not displace any residents since the site is not habitable for
residential housing.
IS 25
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
XIII. PUBLIC SERVICES
- Would the project result in:
a) 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:
i. Fire protection? IZ
ii. Police protection? ❑❑ ❑❑ L
iii. Schools? ❑ ❑ ❑
iv. Parks? ❑ ❑ ❑
v. Other public facilities? ❑ ❑ ❑
Discussion:
a. No Impact.
i-v. The proposed project will not result in an increase in population and public services will
not be adversely impacted as a result of the project. The impact on government
facilities or service, including fire protection, police, schools and parks is expected to
remain the same. No other concernss involving public services are anticipated as a
result of the project.
IS 26
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
XIV. RECREATION
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?
c) Other Private Recreational facilities ❑ ❑ ❑
affected:
Discussion:
a. The public recreational facilities planned for the project area will meet the needs of the
City's residents for recreational opportunities and will increase the number of residents
that can use the recreational facility at one time. Physical deterioration of the facility will
not be accelerated due to the expansion, but remain unchanged and typical.
b. The construction of recreational facilities associated with the project would not have any
significant adverse physical environmental effects. The specific sections discuss how
the facilities would affect the physical environment, and there are no impacts that
cannot be mitigated to less than significant levels.
c. There will be no adverse physical impact to private recreational facilities as a result of
this project.
IS 27
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
XV. TRANSPORTATION/TRAFFIC
—Would the project:
a) Cause an increase in traffic which is ❑ ❑ ® ❑
substantial in relation to the existing traffic
load and capacity of the street system (i.e.,
result in a substantial increase in either the
number of vehicle trips, the volume to
capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively, ❑ ❑ ❑
a level of service standard established by
the county congestion management agency
for designated roads or highways?
c) Result in a change in air traffic patterns, ❑ ❑ ❑
including either an increase in traffic levels
or a change in location that results in
substantial safety risks?
d) Substantially increase hazards due to a ❑ ❑ ❑
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)?
e) Result in inadequate emergency access? ❑ ❑ ❑
f) Result in inadequate parking capacity? ❑ ❑ ❑
g) Conflict with adopted policies, plans, or ❑ ❑ ❑
programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)?
IS 28
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Discussion:
a-b. The project is located along Desert Willow Drive and all roadways and improvements
are constructed as provided by the Circulation Element of the General Plan. The project
should not generate additional demands on existing transportation systems. The
proposed circulation systems have sufficient capacity to accept any additional traffic
produced by the proposed project. Principal access to the project area will be off
Country Club Drive, which is designed to handle a high demand of vehicular traffic.
According to the City's Public Works Department, the development's ambient growth
level has been approved by the City of Palm Desert Transportation Department. The
traffic generation would be accommodated by the current facilities. Level of Service
would not increase to impact levels.
c. Project will not change air traffic patterns. There is no additional or increased safety risk
to air travel.
d. Street design and intersections are currently designed to meet all city standards. Design
features and facility use are incorporated to enhance the facility. Parking lot standards
are designed to meet current code and no new streets are proposed as a part of this
project.
e. Emergency access will be acceptable.
f. There will be a demand for additional parking facilities, which will be supplied by the
project on site in compliance with city code.
g. Off street sidewalks are provided for pedestrians and bicyclists. The adjacent bus stops
will remain unaffected.
IS 29
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
XVI. UTILITIES AND SERVICE SYSTEMS
—Would the project:
a) Exceed wastewater treatment ❑ ❑ ❑
requirements of the applicable Regional
Water Quality Control Board?
b) Require or result in the construction of ❑ ❑ ❑
new water or wastewater treatment
facilities or expansion of existing facilities,
the construction of which would cause
significant environmental effects?
c) Require or result in the construction of ❑ ❑ ❑
new storm water drainage facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to ❑ ❑ ❑
serve the project from existing
entitlements and resources, or are new or
expanded entitlements needed?
e) Result in 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?
f) Be served by a landfill with sufficient ❑ ❑ ❑
permitted capacity to accommodate the
project's solid waste disposal needs?
g) Comply with federal, state, and local ❑ ❑ ❑
statutes and regulations related to solid
waste?
IS 30
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Discussion:
a. The proposed project would not exceed the RWQCB wastewater treatment
requirements. Conformity with the City's WQMP and the typical BMPs employed during
construction of the project would be adequate to ensure that the project comply with
regional requirements of RWQCB Colorado Basin Region.
b. An approval must be obtained from CVWD indicating ability to fully serve the existing
expansion to Desert Willow. The proposed use shall not impact the ability to continue
serving water.
c. No new storm drains will be constructed, and it is anticipated that the curbs, gutters and
drywells and detention basins will be adequate to convey runoff from the site. The
WQMP will address on-site retention to ensure adequate drainage.
d. See (b) above.
e. See (b) above.
f. There is sufficient landfill capacity to meet the needs of this project, and the City's
current waste contractor will handle the waste hauling and waste management needs.
g. City will enforce these statutes through the Community Development/Planning
Department.
IS 31
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Incorporation
XVII. MANDATORY FINDINGS OF
SIGNIFICANCE
a) Does the project have the potential to ❑ ❑ ❑
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, reduce the number or
restrict the range of a rare or endangered
plant or animal or eliminate important
examples of 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?
IS 32
CITY OF PALM DESERT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
DESERT WILLOW GOLF RESORT EXPANSION INITIAL STUDY
Discussion:
a. There are no identified habitat areas, wildlife species or wetlands located within the
project site. Historical or prehistoric structures or artifacts located within the project site
are addressed with mitigation measures, and many regulatory laws.
b. There will be no level of cumulative impact for the proposed project.
c. The project would not cause substantial adverse to humans, directly or indirectly.
REFERENCES. The following references cited in the Initial Study are on file in the
Development Services Department.
1. City of Palm Desert General Plan
2. City of Palm Desert General Plan Land Use Plan/Zoning Districts Map
3. City of Palm Desert Zoning Ordinance (Title 25 of the City of Palm Desert Municipal Code)
4. City of Palm Desert Historic Resources Reconnaissance Survey
5. Alquist-Priolo Earthquake Fault Zones Map
6. South Coast Air Quality Management District, CEQA Air Quality Handbook
7. Federal Emergency Management Agency, Flood Insurance Rate Maps
8. Public Works Standard Requirements —Water
9. Public Works Standard Requirements — Grading
IS 33