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2016-01-19 PC Regular Meeting Agenda Packet
CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION AGENDA TUESDAY, JANUARY 19, 2016 — 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 I. CALL TO ORDER II. ROLL CALL III. PLEDGE OF ALLEGIANCE IV. SUMMARY OF COUNCIL ACTION V. ORAL COMMUNICATIONS Any person wishing to discuss any item not scheduled for public hearing may address the Planning Commission at this point by stepping to the lectern and giving his/her name and address for the record. Remarks shall be limited to a maximum of three minutes unless additional time is authorized by the Planning Commission. Because the Brown Act does not allow the Planning Commission to take action on items not on the Agenda, Commissioners will not enter into discussion with speakers but may briefly respond or instead refer the matter to staff for report and recommendation at a future Planning Commission meeting. Reports and documents relating to each of the following items listed on the agenda, including those received following posting/distribution, are on file in the Office of the Department of Community Development and are available for public inspection during normal business hours, Monday-Friday, 8:00 a.m.-5:00 p.m., 73510 Fred Waring Drive, Palm Desert, CA 92260, telephone (760) 346-0611, Extension 484. VI. CONSENT CALENDAR ALL MATTERS LISTED ON THE CONSENT CALENDAR ARE CONSIDERED TO BE ROUTINE AND WILL BE ENACTED BY ONE ROLL CALL VOTE. THERE WILL BE NO SEPARATE DISCUSSION OF THESE ITEMS UNLESS MEMBERS OF THE PLANNING COMMISSION OR AUDIENCE REQUEST SPECIFIC ITEMS BE REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE DISCUSSION AND ACTION UNDER SECTION VII CONSENT ITEMS HELD OVER, OF THE AGENDA. AGENDA PALM DESERT PLANNING COMMISSION JANUARY 19, 2016 A. MINUTES of the Planning Commission meeting of December 15, 2015. Rec: Approve as presented. Action: VII. CONSENT ITEMS HELD OVER VIII. NEW BUSINESS A. SELECTION of a Chairperson and Vice Chairperson Rec: 1) Secretary declares the seats of Chairperson and Vice Chairperson to be vacant and invites nominations for the year 2016. Action: B. APPOINTMENT of Commission Liaisons for Art in Public Places and Parks and Recreation Commissions. Rec: 1) Invite nominations for the Art in Public Places Liaison for the year 2016. Action. Rec: 2) Invite nominations for the Parks and Recreation Liaison for the year 2016. Action: IX. CONTINUED BUSINESS A. MINUTES of the Planning Commission meeting of December 1 , (Continued from the meeting of December 15, 2015). Rec: Approve as presented. Action: X. PUBLIC HEARINGS Anyone who challenges any hearing matter in court may be limited to raising only those issues he or she raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Remarks shall be limited to a maximum of three minutes unless IRW additional time is authorized bV the Planning Commission. 2 GAPlanning\Monica OReilly\Planning Commission\2016Wgenda\1-19-16 agn.docx AGENDA PALM DESERT PLANNING COMMISSION JANUARY 19, 2016 A. REQUEST FOR CONSIDERATION to adopt a Mitigated Negative Declaration of Environmental Impact, a Development Plan, Precise Plan, and Tentative Tract Map for the construction of a 73,000-square-foot clubhouse facility including underground parking and four (4) condominium units at BIGHORN Golf Club located at 255 Palowet Drive. Case Nos. DP/PP/EA 15- 273 and TTM 37023 (BIGHORN Golf Club, Palm Desert, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2661, approving Case Nos. DP/PP/EA 15-273 and TTM 37023, subject to conditions. Action: XI. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES B. PARKS & RECREATION C. GENERAL PLAN UPDATE TECHNICAL WORKING GROUP XIII. COMMENTS XIV. ADJOURNMENT I hereby certify under penalty of perjury under the laws of the State of California, that the foregoing agenda for the Planning Commission was posted on the City Hall bulletin board not less than 72 hours prior to the meeting. Dated this 13th day of January, 2015. Monica O'Reilly, Recording, cretary Please contact the Planning Department, 73510 Fred Waring Drive, Palm Desert, CA 92260, (760) 346-0611, for assistance with access to any of the agenda, materials, or participation at the meeting. 3 GAPlanningWonica OReilly\Planning Commission\2016\Agenda\1-19-16 agn.docx CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION • PRELIMINARY MINUTES • TUESDAY, DECEMBER 15, 2015 — 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 I. CALL TO ORDER Chair Ken Stendell called the meeting to order.at 6:00 p.m.` II. ROLL CALL Present: Commissioner Sonia Campbell Commissioner Nancy DeLuna Commissioner Joseph Pradetto Vice Chair John Greenwood Chair Ken Stendell' Staff Present: Jill Tremblay, City Attorney Tony Bagato, Acting Director of C©r rnunity Development Kevin Swartz, Associate Planner Monica O'Reilly, Administrative Secretary 111. PLEDGE OF ALLEGIANCE Commissioner DeLuna led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTION Mr. Tony Bagato, Acting Director of Community Development, summarized pertinent December 10, 2015, City Council actions. V. ORAL COMMUNICATIONS None PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 15, 2015 VI. CONSENT CALENDAR vo A. MINUTES of the Planning Commission meeting of December 1, 2015. Rec: By Minute Motion, continue to the next regular scheduled meeting. Upon a motion by Commissioner Campbell, second by Commissioner Pradetto, and a 5-0 vote of the Planning Commission (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None), the minutes for the meeting of December 1 were continued. VII. CONSENT ITEMS HELD OVER None Vill. NEW BUSINESS None IX. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION of a recommendation to the City Council to approve a Notice of Determination of a 'Negative Declaration for an ordinance amendment to Palm Desert Municipal' Code (PDMC) Sections ` 25.16.030, 25x28.070,, and 25.99.020 to allow new and used outdoor automotive sales in certain locations, and other modifications to auto uses throughr"Utt the City. Case No. ZOA 15-350 (City of Palm Desert, Applicant). Mr. Kevin Swartz, Associate Ple� r, presented the staff report (staff report is available at wwwx tyofr)almdes�). He noted that Commissioner DeLuna talked to him about her, concerns with clustering of automobile showrooms on El Paseo and onHighway�� 1a1, and how would the City prohibit a Honda or a Kia from opening a showroom on El Paseo. As a result, staff reconsidered the Automobile Retail Showrooms classification, and requested to have it removed from the chart on Exhibit A. However, if Ferrari wanted to open a showroom similar to the Tesla showroom along El Paseo, there is still a provision within the El Paseo Overlay District. Thus, the Planning Commission could approve a use not identified, subject to a Conditional Use Permit. Mr. Swartz offered to answer any questions. Commissioner DeLuna stated that it is her understanding by removing Automobile Retail Showrooms from C-1 (General Commercial) does not preclude a dealership, such as Ferrari or another high-end dealer from being able to come in the same way as Tesla. She asked if that is correct. Mr. Swartz replied that is correct. *fir 2 GAPlanning\Monica OReilly\Planning Commission\2015\Minutes\12-15-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 15, 2015 Mr. Bagato stated that showrooms would only be allowed on El Paseo not on Highway 111. Commissioner DeLuna commented that the Automotive Gasoline Station was broken out from Vehicle Service. At one time there was a Union station on Highway 111 that serviced automobiles and did smog checks. She asked if that use is still permitted under Automotive Gasoline Station or Vehicle Service. Mr. Swartz responded that it is under both uses as minor repair services. With the proposed changes, Mr. Bagato noted that i#may create non-conforming issues with other service stations. Therefore, he T450mmended changing Vehicle Service C-1 zone from Non Permitted(N) to Cord net Use Permit(C). Commissioner DeLuna inquired if the Planning Commission needed to alter the staffs recommendation and have conditions added before a motion. Mr. Bagato said that the item is an ordinance, and there are no conditions. He communicated that the Planning Commission,could recommend approval of the ordinance subject to changes discussed by the Planning Commission and staff. There were no other questions and Chair Stendell declared the public hearing open and invited any public testimony IN FAVOR or OPPOSITION. With no testimony offered, Chair Stendell declared the'puc hearing closed. Commissioner DeLuna moved to recommend that the City Council adopt Zoning Ordinance Amendment 15-350 with the recommendations of the Planning Commission to strike the Automobile Retail Showrooms, a rid'"change the chart to show a "C' for the C-1 zone under Vehicle Service by the adoption of Planning Commission Resolution No. 2660. Motion 'M65,.seconded by Commissioner Campbell and carried by a 5-0 vote (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None). X. MISCELLANEOUS None XI. COMMITTEE( ETING UPDATES A. ART IN PUBLIC PLACES Mr. Bagato reported that the Art in Public Places (AIPP) Commission discussed the valley-wide art meeting. The AIPP Commission also denied a request to add an art vendor to the vendors list. 3 GAPlanning\Monica Meilly\Planning Commission\2015\Minutes\12-15-15 minbocx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 15, 2015 B. PARKS & RECREATION None C. GENERAL PLAN UPDATE TECHNICAL WORKING GROUP Vice Chair Greenwood commented that the next meeting is scheduled for December 18. XII. COMMENTS Commissioner DeLuna referred to a letter the Planning Commission received from The Gallery homeowners' association (HOA) Chair Stendell said that the corresponds` was passed on to the Planning Commission; it was not on the agenda 1 'stated that the issue would be passed on to staff. Mr. Bagato interjected that the issue needs to discussed between the City Manager, Public Works, and The Gallery HOA. With no further comments from the Planning Commission, Mr. Bagato announced that Mr. Ryan `Stendell will be the Director of Community Development effective December 28, 2016. The Planning Corn' mission congratulated Mr. Stendell XIII. ADJOURNMENT With the Planning Commission c ncurrence, Chair Stendell adjourned the meeting at 6:22 p.m. KEN STENDELL, CHAIR ATTEST: TONY BAGATO, ACTING SECRETARY PALM DESERT PLANNING COMMISSION MONICA O'REILLY, RECORDING SECRETARY 4 GAPlanning\Monica OReilly\Planning Comm ission\2015\Minutes\12-15-15 min.docx CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION • PRELIMINARY MINUTES • TUESDAY, DECEMBER 1, 2015 — 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 I. CALL TO ORDER Chair Ken Stendell called the meeting to order at 600 p.m. II. ROLL CALL Present: Commissioner Sonia Campbell Commissioner Nancy DeLuna , Commissioner Joseph Pradette, Vice Chair John Greenwood .► Chair Ken Stendell Staff Present: Douglas Phillips, City Attorney Tony Bagato,'Acting Director of Commu 4k, Development Eric Ceja, Associate Planner Mon4ea O'Reilly, Administrative Secretary ;O� III. PLEDGE OF ALLEGIANCE Chair Stendell led the Pledge of Allegiance. After Pledge of a4llegiance, on behalf of the City Council, Mayor Susan Marie Weber\thanked tie"'Planning Commission for their service and presented the Commissioners with a gift of appreciation. IV. SUMMARY OF COUNCIL ACTION Mr. Tony Bagato, Acting Director of Community Development, summarized pertinent City Council actions. V. ORAL COMMUNICATIONS None PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 VI. CONSENT CALENDAR A. MINUTES of the Planning Commission meeting of October 20, 2015. Rec: By Minute Motion, approve as presented. Upon a motion by Commissioner Pradetto, second by Vice Chair Greenwood, and a 5-0 vote of the Planning Commission (AYES: Campbell, Del-una, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None), the Consent Calendar was approved as presented. VII. CONSENT ITEMS HELD OVER None VIII. NEW BUSINESS None IX. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION of a recommendation to the City Council for approval of a Zoning Ordinance Amendment (Zl )that will amend Palm Desert Municipal Code (PDMC) Section 25.34.120 to prohibit cannabis dispensaries, cannabis manufactures, cultivation, and"delivery of cannabis in the City of Palm Desert. Case N6,.ZOA 15-322 (City of Palm Desert, California, Applicant). Mr. Bagatallresented the staff report and displayed photos. He recommended approval (staff, report is ,available at www.citvofpalmdesert.org), and offered to answer any questions �r Commissioner Sonia Campbell asked 'if a person has a card for medicinal purposes, can they have a certahi'amount of live or dry plants in their possession. Mr. Bagato responded that person has a medicinal card and per state law, a person could grow up to two plants. Commissioner Campbell clarified that the maximum amount of plants a person could have is two. - Mr. Bagato said he was not sure. Mr. Douglas Phillips, City Attorney, interjected that he did not know, but thought it was six plants. Commissioner Joseph Pradetto said the staff report mentioned complaints about cultivation in commercial areas. He asked how often are the complaints and how does the site look. 2 GAPlanning\Monica OReilly\Planning Commission\2015\Minutes\12-1-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 Mr. Bagato replied that in one of the photos he displayed was taken at a commercial site. He said the site was detected due to the smell coming from the building and an increase of traffic. He stated that the police are concerned with potential crime and theft. He mentioned the City of Indio recently completed research and an analysis pertaining to cannabis. Based on their analysis, Indio opted to prohibit any commercial use of cannabis in their city. Commissioner Pradetto inquired if there is any indication about how pervasive is residential manufacturing. Do code enforcement and police feel like they know where some of them are? Is there a lot that they cannot account for? Mr. Bagato responded that there have been a few, and they usually find out pretty quick. He said staff has received calls about comrfiercial cultivation; staff lets them know it is prohibited per the City ordinance. r„ Commissioner Pradetto said if the Planning Commission and the City Council approve this ban, a change would not be felt if someone is trying to conduct business in the City of Palm Desert. Mr. Bagato replied that is correct. It is currently prohibited, and it has been prohibited since 2005. Vice Chair John Greenwood .` tee ,mat since the 2005 ban a great deal has changed. It would be interesting ee what happens in the State of California within the next year. He said it was men ed there are: �s to have a study done relative to cannabis dispensaries; manufa ,; cultivation;`and delivery. He asked what .. those plans are. Mr. Bagato responded that at this time"pass the prohibition and wait to see what happens with state legislation. Unless there is direction from the City Council to study, it further or the Planning Commission could recommend to the City Council that„,a� study e done. However, the City is going to wait and see how the state election pans # in 2016. If it passes, the City would have to re-evaluate city ordinances and h+aw they are regulated. Vice Chair GreeAbbd commented that the delivery of medical marijuana is men t d in the *ff report. He asked staff what they foresee for policing or controfiirt delivery= medical marijuana within the City of Palm Desert. ,g al Mr. Bagato cthe does not see any changes at this time. He stated that it is basically a corriplaint driven enforcement. He noted there is no way to proactively seek who is getting mobile deliveries. Chair Stendell commented that after the election in 2016, should recreational marijuana pass, will the City still maintain the right to prohibit marijuana in Palm Desert or would the City need to look at a whole new set of guidelines passed down from the state. Mr. Bagato replied it is unclear at this time. 3 GAPlanningWonica OReilly\Planning Comm ission\2015\Minutes\12-1-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 Commissioner Pradetto mentioned that The Desert Sun reported there are 18 proposed initiatives regarding marijuana. He said it is really up in the air as to what could happen. He asked if the City fails to act by the deadline and the state default goes into effect, does the City lose its right to local control, enforcement, and regulation in the future. Mr. Bagato explained that the City would have the same control. However, the current ordinance would be questionable to some of the loopholes. If the state has the authority, a business would only need a state license. With the City's ordinance, a business would need the City's approval first to be licensed, if the City allowed it, then the business would also need a state license. He stated if someone wanted to question Palm Desert's ordinance, they could go straigfit to the state and potentially get licensed without Palm Desert's approval. ' Chair Stendell declared the public hearing open and invited any publidjestimony IN FAVOR or OPPOSITION. ` kl With no testimony offered, Chair Stendell declared the public hearing closed Vice Chair Greenwood considered this item as a multifaceted issue on both sides of the table. He noted there are ether states that have legalized marijuana, and have �� . been dealing with some of thegative and positive effects from it. Based on the March deadline, he felt it wasriti t the City maintains control of our destiny and decisions. With that said, he thought s.was something that should be studied. He stated that he would be a proponent for the formation of a subcommittee comprised of City officials and community membersao study this further. So as they look ahead, the City would be able to, maintain what Palm Desert currently has in place or make well informed decisions`~ z", Commissioner Nancy DeLuna commented she is concerned with the March deadline., She said it seems the intent of the City and the City's current ordinance is char, and does not think it precludes Palm Desert from continuing to study or forming a su mmittee. However, at this time, the City has been well advised to proceed and mkt control. With that said, she moved that the City institute a mplete ban on-'.,",,medical cannabis dispensaries, cultivation, transportation and delivery. "ice Vice Chats,Greenwood interjected that he agreed with Commissioner DeLuna. He also agreed with,--staffs recommendation; however, he would like to see the formation of \ subcommittee to study medical cannabis and make a recommendation to the City Council. Commissioner Pradetto seconded the motion and agreed with both DeLuna and Greenwood's comments. He pointed out; there is no way to intelligently regulate anything three to four months before the deadline. He stated that passing this ban would give the City enough time to maintain local control and study it. He also stated that it may not be worth studying until they know what happens at the state level. Therefore, he supports Commissioner Del-una's motion. ;w 4 GAPlanning\Monica OReilly\Planning Commission\2015\Minutes\12-1-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 Commissioner Campbell asked Commissioner Pradetto if Commissioner DeLuna needs to change her motion to include a study. Commissioner Pradetto responded that Commissioner DeLuna did not mention anything about a study in her motion. He felt the motion does not need to mention the study. Commissioner Campbell concurred with the other Planning Commissioners. Chair Stendell asked the Planning Commission if everyone agreed to the motion. The Planning Commission agreed. Commissioner DeLuna moved for the approval of a recommendation to the City Council to institute a complete ban on medical cannabis dispensaries, cultivation, transportation and delivery. Motion was seconded by Commissioner Pradetto and carried by a 5-0 vote (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None). Commissioner DeLuna moved to waive further reading and adopt Planning Commission Resolution No. 2657, recommending approval of ZOA 15-322 amending Palm Desert Municipal Code 25.34.120 "Medical Marijuana Dispensaries." Motion was seconded by Commissioner Pradetto and carried by a 5-0 mote (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None). B. REQUEST FOR.CONSIDERATION of a Conditional' Use Permit for the sale of Tesla branded.add ,abiles and dedication of six (6) parking stalls for vehicle display and urging Lions within The Gardens on El Paseo parking structure located at 'T' 515 El Peseo. Case No. CUP 15-317 (The Gardens on El Paseo, LLC, Bloomf, eld Hills, 1l chigan, Applicant). jg:g, Mr. Eric Ceja, A Planner,•gave a Power Point presentation, reviewing the staff, report in detail staff report is available at www.citvofpalmdesert.org). He recommended approves end offered to answer any questions. He mentioned representatives from The Gardens on El Paseo and Tesla are also present to answer any questions. Commissioner DeLuna asked if Tesla agreed to dedicate two of the six parking stalls with the charging stations for public use. Mr. Ceja replied yes. Commissioner DeLuna clarified that in addition to having cars on display there would be a public benefit gain by having charging stations. Mr. Ceja replied yes. For that reason, it helped staff support this request. He said in exchange for Tesla to have six spaces dedicated to them, two of the spaces would have to be made available to other Tesla owners and for the public to use. 5 GAPlanning\Monica OReilly\Planning Commission=15\Minutes\12-1-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 Commission Del-una inquired if the charging stations are only for Tesla owners or anyone with an electric vehicle. Is there a specific charging connection? Mr. Ceja deferred the questions to the Tesla representative. Commissioner Pradetto voiced his concern with the public display. He asked if the two public parking spaces would be designated as such. Mr. Ceja responded that staff discussed the condition with the landlord. The landlord has agreed to allow two parking spaces to be open for the public. Staff has not seen any signage. However, it would be appropriate to have signage so that the public does not get confused, and they know those spaces are'available for them. Commissioner Pradetto inquired if the Planning Commission should recommend adding signage for the two public parking spaces to the conditions of approval. Mr. Ceja replied that staff could amend the condition so signage � di.cates that the two parking spaces are appropriately marked for public use. Commissioner Campbell commented that she has seen regular cars parked in parking spaces for electric cars. She asked if non-electric cars would be ticketed or towed away. Mr. Ceja stated that signage co only ,far. He is not sure how you can stop someone from parking a large car In an elrfc car parking space. Chair Stendell asked if there is a universal identification or signage for the proposed parking spaces, such as what is avaiO for disabled parking spaces. Mr. Ceja answered that there rnust be, but he cannot identify any specific signage. He stated that he is sure staff could work"with Tesla to provide appropriate signage fete two public parking spaces. m 'Ibhair Stendell steed if .the Planning Commission should add signage to the conditions so that the two public parking spaces are formally identified. Mr. Cejareplied thawould be appropriate. Vice Charr Greenwood asked if there are other electric vehicle charging stations within The Guns on El Paseo. Mr. Ceja replied he does not believe there are other electric vehicle charging stations. However, there are some at City Hall but not in the same capacity as what Tesla would install at The Gardens. Vice Chair Greenwood asked staff where other Tesla charging stations are located in the Coachella Valley. 6 G1PlanningWonica OReilly\Planning Comm ission\2015\Minutes\12-1-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 Mr. Ceja responded that there are Tesla charging stations in Cathedral City and 1%W Indio. He made clear that a person could test drive a Tesla car at The Gardens on El Paseo; however, you cannot purchase a car at this location. A person could order the car; then it is delivered directly to the customer. In addition, there are no service or parts sales done at The Gardens. Vice Chair Greenwood pointed to the outside display photo. He asked if there was discussion pertaining to the conduit installation along the wall to make it more visually appealing. Mr. Ceja answered there has not been any discussion penning to the conduit. Chair Stendell inquired if it is beneficial for the City`10 look at approving more universal charging stations on the upper deck at The Gardens. Commissioner Campbell interjected that there are charging stations available at Presidents' Plaza East. Chair Stendell declared the public hearing open and invited any public testimony IN FAVOR or OPPOSITION. MS. CHRISTY ORTINS, Testa Design Manager, Fremont, California, 94538, thanked the Planning Commission for considering their request. She mentioned that 0,. 1111 in the few days they have been e0en, they lave had a huge amount of people in and out of the location at The Garden. She said Tula only manufactures 100 percent electric vehicles and they are excited; the market''is interested in their vehicles. She offered to answer any questions specific to Tesla. Commissioner DeLuna asked Ms. Ortins if they agreed to dedicate two parking spaces for public use of the proposed six parking spaces. If so, does Tesla have a unique >charging orifice` so that it is not universally applicable to other electric vehicles? MS. ORTINS responded that they agreed to have two charging stations opened to the public. The goal'is to have six parking spaces to allow Tesla customers to park in the two public spaces.She explained that their charging stations are high wall power connectors that are specific to Tesla. Other electric vehicles that are not a Tesla vehicle cannot use it because of the charge that comes out of the chargers. Commissioner DeLuna asked if the two spaces dedicated to the City would have a universal appliance so any other electric vehicle could use the charger. MS. ORTINS replied no. The charger would be Tesla specific only. Commissioner DeLuna clarified that even though two parking spaces are for public use, it is only for a Tesla owner. MS. ORTINS replied yes. Tesla connectors are exclusive to Tesla vehicles. 7 GAPlanningWonica OReilly\Planning Commission\2015\Minutes\12-1-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 Commissioner DeLuna noted that there has been a white Tesla parked in front of the store. She asked if it is a private vehicle or Tesla uses that front space to display their vehicles. MS. ORTINS thinks Tesla staff is occasionally parking a car in the front, and there was a customer there when she passed by earlier in the day. Commissioner DeLuna asked if Tesla intends to use the parking space in front of the store. MS. ORTINS replied no. Commissioner DeLuna asked what a Tesla evangelist is. MS. ORTINS responded a Tesla evangelist,is a person that specifically sells Tesla vehicles and are passionate about Tesla vehicles. Commissioner DeLuna asked where the source of the power for the electric vehicle come from. Does it come from the grid? MS. ORTINS replied yes. Chair Stendell asked Ms. Ortins if there is a universeainting schematic that could be supplied to the Planning Department for the two 0 blic parking spaces so it is easier to be identified MS. ORTINS responded that it is going to look the same way as displayed in the image; however, they would',",need to identify the spaces for public use. She stated that they would put a sign with the Tesla logo, and it would say "Charging Courtesy of Tesla." She,rioted .thMe:-other four parking spaces would have the Tesla vehicles for test drlyp Commissioner Pradetto commented he has a better understanding of how the charging stations work 'e O, a sign may not be necessary. He asked if Tesla customers understand that"�t�ey could go to any Tesla location to charge their vehicles. MS. ORTINS replied yes. She mentioned that the screen in the car identifies where there is a Tesla charging station. Commissioner Pradetto inquired if the interface or voltage or both are specific to Tesla vehicles. MS. ORTINS replied both are specific to Tesla vehicles. Vice Chair Greenwood asked what considerations were put in place to not have a super charging at The Gardens location. 8 WPlanningUvlonica OReilly\Planning Commission\2015\Minutes\12-1-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 MS. ORTINS responded that they have experimented putting super chargers in some mall locations; however, it becomes a high traffic area. She described that super chargers are like gas stations to Tesla. Vice Chair Greenwood inquired what the times are between a standard charge and a super charge. MS. ORTINS answered with a super charging station a car can get half of a charge in 20 minutes. With the standard charging station, it would take about seven to eight hours for the Tesla to get a full charge. Vice Chair Greenwood commented that he loves the�sign and the aesthetic of the outside is very appealing and clean. He asked Ms Ortns if they would be opposed to looking at the parking area, and provide somd*e of furring on the wall to clean up the conduit. MS ORTINS responded that she would have to look at the specific condition. She stated that the image provided is not an image of The Gardens parking garage. MR. PATRICK KLEIN, General Manager of The Gardens on El Paseo, Palm Desert, California 92260, interjected that the plan is to have the conduit and kit on the backside of the wall. He said there is:a dock area on the other side of the wall and it is not in plain sight of the customer or the general public. He informed the Planning Commission that the El Paseo`Village (across the street) has either six or eight standard charging stations available for the general public. Commissioner Campbell asked how :often does the Tesla vehicles need to be charged. MS. ORTINS answered that the range in their vehicles is approximately 350 miles, dependin�on the car model and the battery. Mr. Ceja a e zed for any confusion regarding the charging stations. Secondly, he noted that staff ived an email from a resident on Tumbleweed Lane, which was distributed to the Manning Commission before the meeting. He stated that the resident's issues have:been addressed. Mr. Ceja reaffirmed there are no direct sales or auto repairs done f this location, and parking is not an issue. With no further tesumo, ered, Chair Stendell declared the public hearing closed. Vice Chair Greenwood is excited to see Tesla has come to Palm Desert. He felt that the Tesla brand and emissions are in line with the City's goals and sustainability aspirations. It is a great fit for the high-end atmosphere in the area and welcomed Tesla. Commissioner Campbell is happy to see Tesla on El Paseo, which means more people are walking around and shopping. It is a great location. 9 G:\Planning\Monica OReilly\Planning Commission\2015\Minutes\12-1-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 Chair Stendell shared that there is a guy that travels around the country in a Tesla. He has put over 250,000 miles on his car because he refuses to fly. Chair Stendell stated that Tesla is a rather interesting product, and he almost fell out of his car when he saw Tesla on El Paseo. Commissioner Pradetto stated that there is a debate on who is responsible to provide electric charging stations. A lot of cities and Tesla are providing charging stations. He wished to have seen two general use charging stations; however, it is not necessary in this situation. He stated that in the future not many people will provide complimentary charging stations for electric vehicles. Commissioner Campbell moved for approval of a Conditional Use Permit for the sale of Tesla automobiles and dedication of six parking stalls,for ve cle display and charging stations within The Gardens on El Paseo parking strucfure. Motion was seconded by Commissioner Pradetto and carried by a 5-0 vote (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None) Commissioner Campbell moved to waive further reading and adopt Planning Commission Resolution No. 2658, approving Conditional Use Permit 15-317, subject to conditions. Motion was seconded by Commissioner Pradetto and carried by a 5-0 vote (AYES: Campbell, DeLuna, Greenwood Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None). The Planning Commission thanked and we[comed the applicant to the City of Palm Desert. W C. REQUEST 06k CON bERATION_of a recommendation to the City Council to approve a, Notice of Determination caf a Negative Declaration for an ordinance amend m # to repeal Palm Desert Municipal Code Section 25.72.040 "Development Plan-," anpt a view Municipal Code Section 25.78.080 "Specific Plan " aid make minor amendments to Municipal Code Sections 25.28.060 25.28;070, 25.60.060, and 25.99.020 to reflect the new specific plan "ordinance. Case No. ZOA 15-03 (City of Palm Desert, California, Applicant). Mr. Ceja outlined the salient"points of the staff report (staff report is available at www.cityofpalmdesertorg). Commissioner DeLuna interjected after Mr. Ceja referred to The Millennium Palm Desert and the 170-Acre University Neighborhood specific plans. She asked if discussion of this agenda item related to the 170-acre project. Mr. Ceja replied no. He communicated that this item is only to establish a Specific Plan Ordinance. The 170-Acre University Neighborhood Specific Plan will come back to the Planning Commission at a later time. Commissioner DeLuna asked if she needed to recuse herself due to a conflict of interest with the 170-acre site. Mr. Bagato responded that she did not need to recuse herself. 10 GAPlanning\Monica OReilly\Planning Commission\2015\Minutes\12-1-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 Mr. Ceja continued with his presentation. At the conclusion of his report, he ,, recommended approval and offered to answer any questions. Commissioner Pradetto mentioned that some Planning Departments give applicants an organizational chart with different trees that illustrates which path to follow. He summarized that there are two paths that go the same way and the recommendation is to take one away. Therefore, it is not only cleaner for the administrative side, but also for the applicant. Mr. Ceja replied that is correct. Referring to Exhibit A; Item D Initiation; No. 4; Commissioner Pradetto asked if Commission refers to the Planning Commission. Mr. Ceja replied yes. Commissioner Pradetto asked why it rguires a majority vote of the Planning Commission, but not by the City CounA Mr. Ceja responded that essentially it would require the majority vote of the City Council as well. Therefore, one councilmember could not initiate a specific plan by a one to four vote. Commissioner Pradetto suggested removing by a mai vote. IRON` ;M� Chair Stendell declared hearing open and invited any public testimony IN FAVOR or OPPOSITION. \ With no testimony offered, Chair Stendell declared the public hearing closed. .. 1hf Commissioner CarP6Wmoved to :i mmend to the City Council to approve a Notice of Determination of Negative Declaration for an ordinance amendment to repeal PDMC Section 25.72.040 and Copt a new PDMC Section 25.78.080 for Specific Plans, and make minor amendments by PDMC Sections 25.28.060, 25.28.070, 25.60.060, and 25.99.020 to reflect the new Specific Plan Ordinance. Motion was seconded by Commissioner DeLuna and carried by a 5-0 vote (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None). Commissioner Campbell moved to waive further reading and adopt Planning Commission Resolution No. 2659, recommending approval of Zoning Ordinance Amendment 15-03. Motion was seconded by Commissioner DeLuna and carried by a 5-0 vote (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None). 11 GAPlanning\Monica OReilly\Planning Comm ission\2015\Minutes\12-1-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 X. MISCELLANEOUS A. PRESENTATION to the Planning Commission by Maria Song, Terra Nova Planning & Research, regarding the Green Building Program and Net Zero. A Power Point presentation with oral interpretation was given by Mr. Reuel Young and Ms. Maria Song (consultants for Terra Nova Planning & Research), regarding the Green Building Program and Net Zero. At the end of the presentation, he offered to answer any questions. Vice Chair Greenwood asked Mr. Young what he felt differentiates the Green Building Program from other national programs, especially taking into account Coachella Valley's climatic conditions. MR. YOUNG responded that they looked at four or five dent programs and incorporated their same climatic conditions and issues as the Coachella Valley. Therefore, they geared the Green Building Program to the desert climate. Vice Chair Greenwood asked what they are doing locally for professional education. MR. YOUNG answered that they presented the program to the International Code Council (ICC) local chapter, at d5b vided training in the cities of the Coachella Valley. They are scheduled to"meet'uvith the Desert Valley Builders Association and other organizations. MS. MARIA SONG added that for; last four years they presented to the professional groups, both in the contracting business and to the architects. She mentioned the economy has been tough so it has been difficult for people to take the time to learn about the program. With f?�tIm Desert so active in sustainability, they hope information about the program gets around even more. MR _YOUNG„noted that Title 24 has burdened the design community and the enforcemed%ommunity. He said they are available to them; however, it is a low priority for design,,,,,,,,end enforcement communities. He said getting up to date on Title is their highest priority because it has consequences in terms of legality. Vice3tair Greenwood asked Mr. Young what he feels is the incentive, other than being sustainable and' improving where they live, for professionals and landowners to jump into aprm like this. MR. YOUNG communicated that they went from the program, to the booklet, then to the handout. They believe the incentive is to understand the value, and understand that they can improve the performance of their building significantly without it being either extremely costly or more complex than the normal construction techniques. Commissioner Del-una asked if the larger air conditioning and heating companies throughout the desert get permits on their own or does the homeowner get the permits. 12 GAPlanningWonica OReilly\Planning Commission\2015\Minutes\12-1-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 MR. YOUNG replied that he cannot speak to that. W MS. SONG mentioned they hope more people can educate themselves by reading the handouts or the guidebook. At the conclusion of discussion on permitting and the program, Chair Stendell thanked Mr. Young and Ms. Song for their presentation. XI. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES None B. PARKS & RECREATION None C. GENERAL PLAN UPDATE TECHNICAL WORKING GROUP Vice Chair Greenwood reported that at the last meeting the group focused on the northern sphere; Cook Street and the university area. He announced their next meeting is December 18. „► XII. COMMENTS "0 Commissioner DeLuna thanked the College of Desert students for attending a Planning Commission meeting. She invited the students to the City if they have any questions. 6�,, Commissioner Pra&tto inquired about the duo votes. RA Mr. Bagato responded � tfor the 14 years he has been in the Planning Department, there always been two VA' ,.,on an action. He said the Planning Commission could approve the resolution as a",ration and only vote one time. Commissioner DeLuna asked if there is an advantage or disadvantage of voting either way. Mr. Bagato replied there is no reason to vote twice. Lastly, he mentioned he was at a Palm Desert Master Plan Kick-off meeting at California State University San Bernardino Palm Desert campus. He stated that they are working on a master plan for their next phase to increase to 8,000 students. He indicated there would be a study session in January or February of 2016, with the City Council and the Planning Commission. Vice Chair Greenwood commented that when he was first appointed to the Planning Commission, he was put on a subcommittee for the university. He asked for the status of the subcommittee. 13 GAPlanning\Monica OReilly\Planning Commission\2015\Minutes\12-1-15 min.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 1, 2015 Mr. Bagato responded that the subcommittee meets on a needed basis. With the Master Plan Kick-off meeting, they may meet with the subcommittee before they meet with the City Council and the Planning Commission. XIII. ADJOURNMENT Upon a motion by Vice Chair Greenwood, second by Commissioner DeLuna and a 5-0 vote of the Planning Commission (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None), Chair Stendell adjourned the meeting at 7:42 p.m. KEN STENDELL, CHAIR ATTEST: TONY BAGATO, ACTING SECRETARY PALM DESERT PLANNING COMMISSION woo MONICA O'REILLY, RECORDING SECRETARY moo 14 GAPlanningWonica Meilly\Planning Commission\2015\Minutes\12-1-15 min.docx CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNING COMMISSION STAFF REPORT REQUEST: CONSIDERATION TO ADOPT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT, A DEVELOPMENT PLAN, PRECISE PLAN,AND TENTATIVE TRACT MAP FOR THE CONSTRUCTION OF A 73,000-SQUARE-FOOT CLUBHOUSE FACILITY INCLUDING UNDERGROUND PARKING AND FOUR(4) CONDOMINIUM UNITS AT BIGHORN GOLF CLUB LOCATED AT 255 PALOWET DRIVE SUBMITTED BY: Eric Ceja, Associate Planner APPLICANTS: BIGHORN Golf Club 255 Palowet Drive Palm Desert, CA 92260 CASE NOS: DP/PP/EA 15-273 TTM 37023 DATE: January 19, 2016 ATTACHMENTS: 1. Draft Resolution No. 2661 2. Legal Notice 3. Mitigated Negative Declaration 4. Architectural Review Commission (ARC) Notice of Action 5. Architectural Exhibits, Site Plans, Landscape Plans 6. Tentative Tract Map 37023 Recommendation Waive further reading and adopt Planning Commission Resolution No. 2661, approving a Mitigated Negative Declaration of Environmental Impact, a Development Plan, Precise Plan, and Tentative Tract Map for the construction of a 73,000 square foot clubhouse facility with four (4) condominium units for BIGHORN Golf Club; subject to conditions. Executive Summary BIGHORN Golf Club has identified a need to update the existing clubhouse facility to accommodate its growing and diverse membership. BIGHORN proposes to demolish the existing 43,000-square-foot clubhouse facility that was built in the early 1990s, and replace it with a new 73,000squarefoot clubhouse facility at the same location. The new clubhouse Staff Report Case Nos. BIGHORN Clubhouse - DP/PP 15-317, TTM 37023 Page 2 of 6 January 19, 2016 includesfour(4)condominium units, "family spaces,"pro shop, restaurant, locker rooms,and an outdoor event space. The architecture, site improvements, and landscape are in keeping with the high-end club. Staff is recommending approval of the proposal as visual and traffic impacts to the general public are minimal. Architectural Review Commission The City's Architectural Review Commission (ARC) reviewed the proposed clubhouse faciliv and site plan improvements at their meeting on November 24, 2015. The ARC complimented the applicant on the clubhouse design and changes to the site. The Commission voted 8-0-0, in recommending approval of the clubhouse architecture, landscape, and site design. Background A. Property Description: BIGHORN Golf Club ("BIGHORN") is a 675-acre master planned community at the southern boundary of the City of Palm Desert. Originally approved by the City Council in 1989 as the "Villages of Bella Vista,"the private community consists of 428 high-end single-family home lots, an 18-hole golf course, a luxury car garage("The Vault"), and clubhouse facilities. The private club has developed a reputation for superior home architecture, a tournament-ready championship golf course, and preservation of open space. The existing clubhouse facility is located on 8.2 acres near the entrance to BIGHORN Golf Club, at the intersection of Kiva Drive and Palowet Drive. The clubhouse facility was approved in the early 1990s and includestwo (2) bocce ball courts, four(4) tennis courts, swimming pool and cabanas, a spa building, a 71-stall golf cart parking area, and a 109-stall parking lot. The clubhouse building is 43,000 square feet in size, two-and-a-half (2.5) stories, and 35 feet in height. The clubhouse includes a restaurant, kitchen, locker rooms, and a pro shop. In 2013 and 2014,the Planning Commission approved amendments to a Development Plan to apply consistent development standards on all residential lots and to establish pad heights for the remaining undeveloped single-family home lots. Of the 428 total single-family home lots,22 lots remain undeveloped. B. General Plan and Zoning: Zoning Designation(s): • P.C.D./D. - Planned Community Development/Drainage General Plan Land Use Designation(s): • R-L - Low Density GAPlanning\Eric Ceja\Case Files\PP\PP 15-273 Bighorn Clubhouse\PC Meeting\PC-Staff Report Bighom.doc Staff Report Case Nos. BIGHORN Clubhouse - DP/PP 15-317, TTM 37023 Page 3 of 6 January 19, 2016 C. Adiacent Zoning and Land Use: North: R1-M - The Silver Spur Community/Unincorporated Riverside County South: Mountainous Open Space/Unincorporated Riverside County East: P.R. - 3 - The Canyons at BIGHORN/Unincorporated Riverside County West: Mountainous Open Space/Unincorporated Riverside County Project Description The applicantis requesting approval of a Development Plan and Precise Plan(DP/PP 15-273), and a Tentative Tract Map (TTM 37023) for demolition of an existing 43,000-square-foot clubhouse facility and construction of a new 73,000—square-foot clubhouse facility within the BIGHORN Golf Club development.The new clubhousewill be constructed atthe same location as the existing clubhouse. Minor site improvements, such as relocating an existing pool and tennis court, are necessaryto accommodate the newfacility.The new clubhouse includes a bar, dining areas, kitchen, men's and women's locker rooms, pro shop, administrative offices, golf cart storage, an outdoor event pavilion and four(4) condominium units. A. Site Plan The existing clubhouse will be demolished in its entirety to accommodate a new 73,000- square-foot clubhouse building with newer amenities, updated architecture, and four (4) residential condominiums.The new clubhouse building is three(3)stories,and forty-two(42) feet in height. Other site improvements include the relocation of the existing swimming pool, replacement of existing tennis courts, and reconfiguration of a loading area.A new outdoor pavilion space is provided to accommodate private events at the clubhouse. B. Building Description The new clubhouse building is multi-storied and 42 feet in height, measured from the average finished grade. The lower level of the clubhouse is approximately 28,000 square feet and includes an area for golf cart storage and repair, a family recreation area and outdoor terrace, storage and mechanical rooms, loading dock, and the outdoor event pavilion. The lower floor also includes 10 parking spaces and eight (8) golf cart parking spaces for the private condominium units located on the upper floor. The main level of the clubhouse is approximately 26,000 square feet in area and includes a lobby, bar, dining areas, kitchen, men's and women's locker rooms, pro shop, and administrative offices. Access to the main level of the clubhouse is provided from the existing parking lot, with a main entrance located under an architecturally dramatic porte- cochere. The upper floor consists of four (4) privately owned condominium units. Each unit has its own uniquefloor plan and offers four(4)bedrooms, living and dining space, kitchen,and two (2) outdoor terraces; one that faces north and one that faces south. These units share access via a shared stairwell and elevator only accessible to residents. G:\Planning\Eric Ceja\Case Files\PP\PP 15-273 Bighorn Clubhouse\PC Meeting\PC-Staff Report Bighom.doc Staff Report Case Nos. BIGHORN Clubhouse - DP/PP 15-317, TTM 37023 Page 4 of 6 January 19, 2016 C. Architecture The architecture of the clubhouse is done in a desert modern style with a freeform roof structure. The building includes strong horizontal movement and building offsets such as columns, protruding walls, and a large roof overhang. Vertically, the building is very interesting with floor to ceiling windows, metal fascias and stucco soffits, and a dramatic freeform roof structure. The roof structure consists of both Corten steel and a desert cobble cover. Exterior finishes for the clubhouse include limestone cladding and steel partitions. D. Landscape New landscape will be installed around the clubhouse facility. The landscape palette includes plant species consistent with the landscape palette at the BIGHORN Golf Club and includes: Palo Verdes, Desert Willows, Desert Ironwoods, Southern Live Oaks, Mesquites, Date Palms, Barrel Cactus, Ocotillo, Hopseeds, and Texas Rangers. The design also includes cobble stones and decomposed granite for ground cover. Turfwill also be replanted along the golf course and active use areas around the event pavilion. E. Development Plan A Development Plan has been submitted as part of the proposal to construct a new clubhouse facility. Development Plans allowapplicants to propose plans and standards that are consistent with an approved master plan; in this case the"Bella Vista Master Plan."The proposed Development Plan includes recent updates approved by the Planning Commission to establish pad heights on the remaining undeveloped single-family home lots, and to establish uniform development standards. The proposed update of the Development Plan also includes specific language for the development of the clubhouse facility and identifies development standards and permitted uses within this plan area. Analysis A. Site Plan Changes The changes to the clubhouse site include a new expansive clubhouse building and reconfiguration of existing amenities. The clubhouse building is expanding in total size from 43,000 square feet to 73,000 square feet, and in height from 35 feet to 42 feet. The expanded building is done with an architectural quality that helps minimize its visibility from surrounding public right-of-ways and limits view impacts to the surrounding mountains.The orientation of the building,the use of a desert cobble roof covering,and the partiallysunken look of the building,help to blend it into the surrounding mountainside and minimize adverse visual impacts to the public. In addition, the applicant has submitted visual studies confirming that the visibility of the building from Highway 74 and surrounding public areas is minimal. Reconfiguration of existing amenities, such as relocation of the pool facility and tennis courts, will have a negligible impact on the clubhouse site. New landscape will also be installed to screen service areas and provide additional shaded areas around tie various G\Planning\Eric Ceja\Case Files\PP\PP 15-273 Bighorn Clubhouse\PC Meeting\PC-Staff Report Bighorn.doc Staff Report Case Nos. BIGHORN Clubhouse - DP/PP 15-317, TTM 37023 Page 5 of 6 January 19, 2016 courts. B. Land Use Compatibility The site currently functions as a private clubhouse for the BIGHORN Golf Club community. The use of the site remains unchanged with the exception of four (4) condominium units. The condominium units are compatible with the clubhouse facility as they are located on a separate floor and have a separate entrance from the members portion of the clubhouse building. Residential units as part of private clubhouse facilities are also growing in popularity. Owners of the condominiums will be knowledgeable about the clubhouse operations and any complaints regarding noise will be addressed by the BIGHORN membership.Staff has no concerns related to land use compatibilityas the land use remains the same. Residential units as part of the facility are compatible with the clubhouse use and are compatible with the City's zoning designations and The Mountains at BIGHORN Development Plan. C. Circulation Circulation at the site will not change with the new clubhouse facility. Primary access to the clubhouse is provided from Highway 74 and Palowet Drive. Minor reconfiguration of the existing service entry along Kiva Drive will be provided for improved access to service delivery and waste disposal areas. The increase in the clubhouse size is not expected to cause a significant increase in traffic on surrounding streets as the clubhouse is used almost exclusively by members. Membership at the BIGHORN Golf Club is not expected to increase considerably so a significant increase in traffic is not expected. D. Parking Parking at the site will not change with the site improvements and new clubhouse facility. Currently, 109 parking stalls are provided for the clubhouse with an additional 86 golf cart parking spaces. Parking at the private clubhouse has never been an issue. Most residents choose to either walk or drive a golf cart to the facility. The most active use of the facility is during special events and parking has never been an issue, since surrounding private streets allow for on-street overflow parking. Four condominium units are proposed on the upper floor of the clubhouse facility. The parking requirement for condominium units is 2.5 parking stalls per unit for a total of 10 required stalls.The applicant is providing each condominium unitwith three(3)parking stalls in a subterranean parking structure. Parking for the condominium units complies with the City's parking requirements and are sufficientto serve the owners of the condominium units. Environmental Review For the purposes of CEQA, the Director of Community Development has determined that the proposal to demolish the existing clubhouse and to construct a new larger clubhouse facility will not result in any potentially significant negative impacts to surrounding properties and the environment. Staff is recommending that the Planning Commission adopt a Mitigated Negative GAPlanning\Eric Ceja\Case Files\PP\PP 15-273 Bighorn Clubhouse\PC Meeting\PC-Staff Report Bighom.doc Staff Report Case Nos. BIGHORN Clubhouse - DP/PP 15-317, TTM 37023 Page 6of6 January 19, 2016 Declaration for the purposes of CEQA. Findings of Approval Findings can be made in support of the project and in accordance with the City's Municipal Code. Findings in support of this project are contained in the Planning Commission Resolution attached to this staff report. Submitted By: Department Head: Z-i- 4, AW Eric Ceja, Ass to Planner Ryan Stendell, Director of Community Development GAPlanning\Eric Ceja\Case Files\PP\PP 15-273 Bighorn Clubhouse\PC Meeting\PC-Staff Report Bighom.doc PLANNING COMMISSION RESOLUTION NO. 2661 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT APPROVING A DEVELOPMENT PLAN FOR THE MOUNTAINS AT BIGHORN GOLF CLUB AND A PRECISE PLAN AND TENTATIVE TRACT MAP FOR THE CONSTRUCTION OF A CLUBHOUSE FACILITY AND FOUR CONDOMINIUM UNITS LOCATED WITHIN THE BIGHORN GOLF CLUB AT 255 PALOWET DRIVE CASE NOS. DP/PP 15-273 AND TTM 37023 WHEREAS, on January 12, 1989, the City Council approved the Bella Vista Master Plan (BIGHORN Golf Club) for a planned community development located on 675 acres and consisting of single-family home lots, a golf course, and associated amenities; WHEREAS, numerous entitlement applications have been approved by the Planning Commission to further subdivide the community into 428 single-family lots, the development of a 43,000-square-foot clubhouse facility, an 18-hole golf course, and a 24,000-square-foot luxury car garage; and y WHEREAS, the Mountains at BIGHORN Golf Club is located within the City's Planned Community Development (P.C.D) and Drainage (D) Overlay Districts; and WHEREAS, Sections 25.28.060 of the City's Municipal Code authorizes the Planning Commission to approve Development Plans for properties located within the City's Planned Community Development Overlay District and within an approved Master Plan to establish standards for development within the area covered by the Development Plan; and WHEREAS, on October 15, 2013, and May 6, 2014, the Planning Commission approved amendments to the Development Plan to establish development standards for specific uses and pad elevations for all remaining undeveloped lots within the Master Plan community; and WHEREAS, this Development Plan attached hereto as "Exhibit A," for the Mountains at BIGHORN Golf Club shall replace, in its entirety, all previously adopted Development Plans for the Mountains at BIGHORN Golf Club. WHEREAS, BIGHORN Golf Club has requested that the City consider adopting an amendment to the Development Plan for the Mountains at BIGHORN Golf Club to establish uniform development standards for the clubhouse facility and single-family home lots, and to permit construction of a new clubhouse facility with four residential condominiums and other minor site improvements; and WHEREAS, the Development Plan was prepared in accordance with Section 25.78.040 of the Palm Desert Municipal Code, which requires review of the PLANNING COMMISSION RESOLUTION NO. 2661 Development Plan and Design Review Applications by the Architectural Review Commission and a public hearing with the Planning Commission; and WHEREAS, the Architectural Review Commission did, at their meeting on November 24, 2015, review the proposed architecture and landscape plans for the proposed clubhouse facility, and unanimously approved a recommendation to the Planning Commission for approval of the Precise Plan and Development Plan applications; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 191h day of January 2016, hold a duly noticed public hearing to consider the request by BIGHORN Golf Club for approval of the above noted applications; and WHEREAS, said applications have complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act," Resolution No. 2015-75, the Director of Community Development has determined that the project will not have a negative impact on the environment and that a mitigated negative declaration can be adopted; 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 the approval of y said request: 1. The proposed clubhouse facility, Development Plan and Tentative Tract Map is consistent with the General Plan Low Residential (R-L) land use designation, the Bella Vista Master Plan, and the Planned Community Development Overlay zoning designation, and with the existing BIGHORN Golf Club development. 2. The proposed development is consistent with the goals and intent of the Bella Vista Master Plan and Development Plan in that the development of the clubhouse facility offers additional housing types at densities consistent with the Development Plan and existing Bighorn Golf Club development. 3. The site is physically suitable for this type of development and density as the site has previously been developed with a clubhouse facility and other existing site improvements and infrastructure are in place to support the expanded clubhouse facility. 4. That the proposed Tentative Tract Map will not be detrimental to the public health, safety or general welfare, or be materially injurious to the surrounding properties or improvements in the City of Palm Desert. 2 GAPlanning\Eric Ceja\Case Files\PP\PP 15-273 Bighom Clubhouse\PC Meeting\PC-Resolution.docx PLANNING COMMISSION RESOLUTION NO. 2661 FINDINGS FOR APPROVAL: 1. That the density of the proposed subdivision is consistent with applicable general and specific plans. The clubhouse building and the four condominium units located on the uppermost floor of the building are consistent with densities established in the Low-Density (R-L) General Plan land use designation, and with the densities proposed in the "Villages at Bella Vista" master plan and this development plan. The General Plan land use designation identifies this area for 0-4 dwelling units per acre. Of the entire eight-acre site only four (4) condominiums are proposed. In addition, the master plan and development plan support this type of clubhouse development within this portion of the BIGHORN Golf Club. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The design and improvements of the subdivision and clubhouse building have been reviewed by the Planning Department, Building and Safety Department, and Public Works Department for consistency with the General Plan and the "Villages at Bella Vista" master plan. Drainage patterns are unaffected by the project and associated improvements. All existing perimeter and internal project streets are in conformance with the General Plan and the Villages at Bella Vista master plan. 3. That the site is physically suitable for the type of development. The 8.2-acre project area was previously developed in the early 1990s for a golf clubhouse, spa building, parking lot, and recreational amenities. The demolition of the existing clubhouse and replacement with a new clubhouse with four condominium units is suitable for the site. Impacts associated with the new development have been evaluated in the Mitigated Negative Declaration and all impacts are below a significant impact on the environment and site. 4. That the site is physically suitable for the proposed density of development. The project site has been previously developed with a similar clubhouse use. Existing improvements will remain intact, including the existing spa building, parking lot, and recreational amenities. The proposed density for four (4) condominium units on the upper floor of the clubhouse building is consistent with surrounding residential properties within the BIGHORN Golf Club. The infrastructure, soils, and terrain serving the development will adequately support this density and development. 3 G\Planning\Enc Ceja\Case Files\PP\PP 15-273 Bighorn Clubhouse\PC Meeting\PC-Resolution.dou PLANNING COMMISSION RESOLUTION NO. 2661 5. That the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injury to fish or wildlife or their habitat. For purposes of CEQA, a Mitigated Negative Declaration of Environmental Impact has been prepared. The design of the project will not cause substantial environmental damage or injure fish or wildlife or their habitat since the surrounding area has been developed with similar densities and limited wildlife is present at the site. 6. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. The design and layout of the clubhouse building and condominium units are in compliance with all grading requirements and the properties will be developed in accordance with the Uniform California Building Code. Grade changes at the site are accommodated by retaining walls and a partially sunken building design. In addition, pedestrian access is provided to surrounding roadways and the BIGHORN Golf Club community which decreases the need for vehicular traffic within the community and surrounding residences. 7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The proposed subdivision to establish four condominium units will be developed within an existing private gated residential community over an area previously developed with a private clubhouse. The project and the condominium units will not impact any public easements as part of the subdivision. In addition, the surrounding City streets are built-out to the General Plan designated width and will provide access to the project area. 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 Planning Commission in this case. 2. That the Planning Commission does hereby recommend approval of DP/PP 15- 273, and TTM 37023, subject to conditions. 4 GAPlanning\Eric Ceja\Case Files\PP\PP 15-273 Bighom Clubhouse\PC Meeting\PC-Resolution.docx PLANNING COMMISSION RESOLUTION NO. 2661 PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 19t" day of January 2016, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN GREENWOOD, CHAIRPERSON ATTEST: RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION 5 GAPlanning\Eric Ceja\Case Files\PP\PP 15-273 Bighom Clubhouse\PC Meeting\PC-Resolution.docx PLANNING COMMISSION RESOLUTION NO. 2661 CONDITIONS OF APPROVAL CASE NOS. DP/PP 15-273 & TTM 37023 DEPARTMENT OF COMMUNITY DEVELOPMENT: 1 . The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. 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 Agreement, all Palm Desert Municipal ordinances, and state and federal statutes now in force, or which hereafter may be in force. 3. These applications shall remain valid for two (2) years from the date of Planning Commission approval. The applicant may file an extension request with the Community Development Department prior to the expiration of the applications. 4. Prior to issuance of a building permit for construction of any use or structure contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District (CVWD) Public Works Department Fire Department Evidence of said permit or clearance from the above agencies shall be presented to the Department of Building & Safety at the time of issuance of a building permit for the use contemplated herewith. 5. 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.). 6. The project shall be subject to all applicable fees at time of issuance of building permits. 7. Trash enclosures may be required to meet AB1826 mandatory organic recycling. Burrtec Waste and Recycling Services must review and sign-off on the plans in relations to the placement and number of trash/recycling enclosures. Review of the 6 GAPlanning\Eric Ceja\Case Files\PP\PP 15-273 Bighom Clubhouse\PC Meeting\PC-Resolution.docx PLANNING COMMISSION RESOLUTION NO. 2661 plans by Burrtec will ensure that vehicle circulation for its trucks is adequate to service the facility and to ensure that a sufficient number of enclosures are provided to meet the needs of the facility. 8. Lighting plans shall be submitted in accordance with P.D.M.C. Section 24.16 for any landscape, architectural, street, or other lighting types within the project area. PUBLIC WORKS DEPARTMENT: 9. The tract map shall be submitted to the City Engineer for review and approval. 10. The final tract map shall record before the condominium plan as the map recording information shall be referenced on the condominium plan. A sample copy of the grant deeds relative to the conveyance of the units/lots shall be submitted to the Public Works Department for review and approval prior to recording the condominium plan and deeds. 11. For "Condominium Purposes" shall be shown on the final map. 12. The applicant shall submit Covenants, Conditions, & Restrictions (CC&Rs) concurrently with the final map for review and approval. Once approved by the City, the CC&Rs shall be recorded with the County Recorder's Office. 13. Horizontal control requirements shall apply to this map, including state plane coordinates, which shall conform to City of Palm Desert specifications. Prior to the issuance of grading permits the applicant shall: 14. Submit a grading plan to the Department of Public Works for review and approval. Any changes to the approved civil or landscape plans must be reviewed for approval prior to work commencing. 15. Identify all proposed and existing utilities on the precise grading plan. 16. Pad elevations, as shown on the tentative map, are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 17. The applicant shall abide by all provisions of City of Palm Desert Ordinance 843, Section 24.20 Stormwater Management and Discharge Ordinance. 18. Submit a PM10 application to the Department of Public Works for approval. The applicant shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control. 19. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP shall identify the Best Management Practices (BMPs) that will be used on the site to 7 G:\Planning\Enc Ceja\Case Files\PP\PP 15-273 Bighom Clubhouse\PC Meeting\PC-Resolution.docx PLANNING COMMISSION RESOLUTION NO. 2661 control predictable pollutant runoff. Prior to the issuance of grading permit, the Operation and Maintenance Section of the approved final WQMP shall be recorded with County's Recorder Office and a conformed copy shall be provided to the Public Works Department. 20. 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. 21. Park fees in accordance with Palm Desert Municipal Code Section 26.48.060 shall be paid prior to the recordation of the tract map. 22. Submit a landscape plan concurrently with the precise grading plan for review and approval. Applicants are advised to use the City of 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 proposed and existing utilities. c. Must match approved civil plans. d. All specs and details must be site specific. e. Applicants must have CVWD approval of their plans prior to City approval. f. Applicants must have a stamp or signature from the County Agricultural Commissioner before City approval. DEPARTMENT OF BUILDING AND SAFETY: 23. This project shall comply with the latest adopted edition of the following codes: a. 2013 California Building Code and its appendices and standards. b. 2013 California Plumbing Code and its appendices and standards. c. 2013 California Mechanical Code and its appendices and standards. d. 2013 California Electrical Code. e. 2013 California Energy Code. f. 2013 California Green Building Standards Code. g. Title 24, California Code of Regulations. h. 2013 California Fire Code and its appendices and standards. 24. An approved automatic fire sprinkler system shall be installed as required per the City of Palm Desert Code Adoption Ordinance 1265. 8 GAPlanning\Eric Ceja\Case Files\PP\PP 15-273 Bighorn Clubhouse\PC Meeting\PC-Resolution.docx PLANNING COMMISSION RESOLUTION NO. 2661 25. A disabled access overlay of the precise grading plan is required to be submitted to the Department of Building and Safety for plan review of the site accessibility requirements as per 2013 CBC Chapters 11A & B (as applicable) and Chapter 10. 26. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 & 11 B-206). 27. Detectable warnings shall be provided where required per CBC 11 B-705.1 .2.5 and 11 B-705.1.2.2. The designer is also required to meet all ADA requirements. Where an ADA requirement is more restrictive than the State of California, the ADA requirement shall supersede the State requirement. 28. Provide an accessible path of travel to the trash enclosure. The trash enclosure is required to be accessible. Please obtain a detail from the Department of Building and Safety. 29. 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. 30. All contractors and/or owner-builders must submit a valid Certificate of Workers' Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700. 31 . Address numerals shall comply with Palm Desert Ordinance No. 1265 (Palm Desert Municipal Code Section 15.28). Compliance with Ordinance 1265 regarding street address location, dimension, stroke of line, distance from street, height from grade, height from street, etc. shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscape, backgrounds or other reasons that may render the building address unreadable shall be addressed during the plan review process. 32. Please contact Cherie Williams, Building and Safety Technician, at the Department of Building and Safety at (760) 776-6420 regarding the addressing of all buildings and/or suites. FIRE DEPARTMENT: 33. Final fire and life safety conditions will be addressed when building plans are i reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. 34. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all residential buildings per CFC Appendix B. The developer shall provide for this project, a water system capable of delivering 2,000 GPM at 20-PSI residual operating pressure for a 2-hour duration. 9 GAPlanningThc Ceja\Case Files\PP\PP 15-273 Bighom Clubhouse\PC Meeting\PC-Resolution.docx PLANNING COMMISSION RESOLUTION NO. 2661 35. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of sprinkler plans must be submitted by the installing contractor to the Fire Prevention Bureau. 36. Fire alarms plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of alarm plans must be submitted by the installing contractor to the Fire Prevention Bureau. The fire alarm system is required to have a dedicated circuit from the house panel. 37. Hydrant locations shall be identified by the installation of reflective marker (blue dots). 38. A "Knox-Box" shall be provided. The Knox-Box shall be installed a minimum of six feet in height and be located to the right side of the fire riser sprinkler room (CFC Chapter 5). 10 GAPlanning\Eric Ceja\Case Fles\PP\PP 15273 Bighom Clubhouse\PC Meeting\PC-Resolution.docx PLANNING COMMISSION RESOLUTION NO. 2661 Exhibit "A" The Mountains at BIGHORN Golf Club Development Plan (DP 15-273) I. Development Standards A. Plan Area The area subject to Development Plan (the "Plan Area") is depicted in Exhibit A, attached hereto, and incorporated by reference. B. Incorporation of Sections 25.28.060 Except as otherwise modified by this Development Plan or a subsequent action of the City's Community Development Director, as set forth below, the Development Standards set forth in Sections 25.28.060 of the City's Municipal Code shall be and are hereby incorporated by reference into this Development Plan. C. Minimum Yards y The following development standards shall apply to habitable structures (primary residence (including garage) or guest residence) located within the Plan Area: Minimum Front Yards — 14 Feet Minimum Rear Yards — 10 Feet Minimum Side Yards — 5 Feet Non-habitable and other accessory structures, including without limitations, walls, decks, pools, spas, outdoor cooking areas, mechanical equipment, landscaping features, pergolas, and similar structures, may be constructed within the minimum yards required under this Section. D. Minimum Separation Between Buildings The minimum separation between buildings, including two-story elements of single- family detached homes, shall be at least 10 feet. E. Maximum Building Heights The maximum building height shall be 20 feet. Notwithstanding the foregoing, the provisions of Section 25.40.040 shall apply to structures within the area of this Development Plan. F. Maximum Building Coverage The maximum building site coverage on any lot shall not exceed 60 percent of the total lot area. 11 GAPlanning\Enc Ceja\Case Files\PP\PP 15-273 Bighorn Clubhouse\PC Meeting\PC-Resolution.docx PLANNING COMMISSION RESOLUTION NO. 2661 G. Modifications of Standards in Site Plan The Director of Community Development, or its designee, may, in conjunction with approval of a site plan for structures on an individual lot, modify the standards set forth in this Development Plan as an adjustment consistent with the standards set forth in Section 25.64.030 of the Municipal Code. Decisions of the Director of Community Development may be appealed to the Planning Commission in accordance with Chapter 25.60 of the Municipal Code. H. Effect of Development Plan In accordance with Sections 25.28.060 of the Municipal Code, the development standards contained in this Development Plan shall govern and control all development within the Plan Area. In the event that different or conflicting development standards are stated in any tentative or final subdivision map for the Plan Area or in any other provision of law, the provisions of this Development Plan shall supersede such standards and control. All development within the Plan Area shall comply with this Development Plan. I. Golf Club and Other Amenity Uses A number of lots have been developed previously with golf course facilities or other amenity uses, which are depicted on Exhibit B attached hereto. In addition, two currently undeveloped lots may be developed in the future with either residential or additional amenity uses, which such lots are depicted on Exhibit B as "Flex Lots." Any development on Flex Lots of either residential or amenity uses shall comply with the development standards of this Development Plan. J. Pad Elevations for Currently Undeveloped Lots The approved pad elevations for the currently undeveloped residential lots and Flex Lots within the Plan Area are shown on Exhibit C attached hereto. The City Engineer may approve modifications to these elevations that do not exceed 12 inches. Any modifications to these elevations in excess of 12 inches may be approved by the Planning Commission in accordance with Chapter 25.72 of the Municipal Code. K. Clubhouse Zone. The area of the Clubhouse Zone is depicted in Exhibit B, attached hereto, and incorporated by reference. All development in the Clubhouse Zone shall conform to the standards of this Section IX of the Development Plan for the Mountains at BIGHORN Project. Where this Section IX is silent, all other provisions ofthe Development Plan for the Mountains at BIGHORN Project shall apply to any development in the Clubhouse Zone. 1 . Permitted Uses. Permitted uses in the Clubhouse Zone include golf course amenity uses, including, without limitation, golf course clubhouse uses, club administrative and office uses, meeting rooms, recreational facilities, pools, spas, pro shops, dining and event facilities, golf cart storage and maintenance, and similar and related uses. In addition, up to four (4) 12 GAPlanning\Eric Ceja\Case Files\PP\PP 15-273 Bighom Clubhouse\PC Meeting\PC-Resolution.docx PLANNING COMMISSION RESOLUTION NO. 2661 residential condominium units may be developed within the Clubhouse Zone pursuant to a subdivision map approved bythe City. 2. Minimum Setbacks The Clubhouse Zone contains an irregular-shaped lot without easily defined yards that is adjacent to substantial open space. The following minimum setbacks are intended to apply to habitable structures located within the Clubhouse Zone: Minimum Setback from Private Roads — 14 Feet Minimum Setback from Residential Lots— 5 Feet Minimum Setback from Open Space, Golf Course/Amenity Lots, or between lots within the Clubhouse Zone — none required Non-habitable and other accessory structures, including without limitations, walls, decks, pools, spas, outdoor cooking areas, mechanical equipment, landscaping features, pergolas, and similar structures, may be constructed within the minimum yards required under this Section. 3. Maximum Building Heights The maximum building height shall be 44 feet. Notwithstanding the foregoing, the provisions of Section 25.40.040 shall apply to structures within the area of this Development Plan. Notwithstanding the foregoing, no structure within 20 feet of a residential lot may exceed a height of 25 feet. 4. Parking The Clubhouse Zone serves primarily as an amenity to a private community. Clubhouse Zone users access the facilities located thereon through a variety of methods, including walking, golf carts, and automobiles. In addition, users frequently use multiple amenities in the same visit, such as use of the golf course facilities, pro shop, recreational facilities, and dining facilities. Valet parking is also available during special events. In light of these particularized conditions that are unique to the Clubhouse Zone, parking flexibility is warranted, and on-site parking shall be provided for uses in the Clubhouse Zone pursuant to this Section. Residential Uses: There shall be a minimum of two (2) reserved parking spaces for each residential unit constructed in the Clubhouse Zone. Non-Residential Uses: There shall be a minimum of 100 automobile parking spaces and 60 golf cart storage spaces for all non-residential uses constructed in the Clubhouse Zone. Accessible parking spaces shall be provided in the ratios required by applicable law. 13 GAPlanning\Enc Ceja\Case Files\PP\PP 15273 Bighom Clubhouse\PC Meeting\PC-Resolution.docx PLANNING COMMISSION RESOLUTION NO. 2661 II. Retroactive Application Any structure for which a grading or building permit has been issued within the area of this Development Plan prior to the effective date of the resolution approving this Development Plan shall be treated as though the resolution approving this Development Plan had been in effect prior to the issuance of such building or grading permit and shall be deemed to be consistent and in conformance with this Development Plan. 14 G:\Planning\Edc Ceja\Case Files\PP\PP 15273 Bighom Clubhouse\PC Meeting\PC-Resolution.docx GM 8 I X BUID unO 0 O �1 II _\D3Sbd.79 r I bt 4Q D 053"Nyg b O ~ o ♦ N \ N N \\\\ 1 I Z ♦ O \ 1 ♦ ' Z Q Q T--- �� Z H / ♦ = m 1 m of o �♦yo^ 0 N ♦�ti� X �o / ♦�� m W W N I 1 F ` ♦ F— 41 Y h _ ots�z r 00 i G� o tS U� U o-C-I u 7 Ul 0 W lO 01 I A H sI!q! x uo uawdo ana suio�u 0 _\ dd A b� °p3ro "era ti I�1,vy bye y, 1S I Z < m 0z � _ � m O = mix ww o =m J � Z W Z p W N Q W W y. Ou W Ow N N v w w a a a o o � W p x m ~ O . Z W J N V) C7 O 7 LL U o C N (p O {n, p � W 0 N O > O w O O —I LO. — w r w O ' r p p * CD c o E Q o a N 0 000 L � O N 0 0 to 0 0 0 0 0 LO LO 0 0 0 0 0 0 0 II - O J p � rnM W rM vir- CDN (D Muir It uioiC9 � 4o v 0 a`) c a > CO O O rO OO pO � O O M ct � C) (N N LO LO M V' Q C O C7CO o6irrrir rnrnr r rnrnrnrn Mom rn 3 To co O ` CO O z rn o O o ao n > — M N O Q O M >Lo j (U (d N O CO U Q H m V/ w (6 p'p r C Z J w � Q O rn � LO. 0 0 0 � 0 0 0 O O C O � J � Q N p N � O O ID t17 tf') � 0 0 0 O_ N M 00 O V' M O N M 00 to Lo O M r- '� O IT (9 O O r- M m M m N � f0 M 00 N - O 00 O 0 0 0 r 0 r O M 0 0 N N LO LO M 't V' > C O Z zo00 rnrn r r rnm r rnrnrnrn OM rn a? 3 a � a) o z3 D H_ z -O O X V' O Q O 0 w 0 a� O N J C6 3UN N WX Q F- W rn cn = 0 N C N fq > > p pp Cnp0p ppOop ppp o cOCnpp pp CD m a Z O 0 w M Co (D ui OD CD o (D � � o Co Nt Cri co Co Cl) CD M � � E Z O O r c0 CD M 0) N � M M M '7 O N N LO LD MIT � O - Oa co O a) O O r r CDr r 0 0 0 0 0 M O O O M M O O o Ona. aw J a Cu E p o rV ' O O T- o 4 W m U > � � 00 a O II X w > W OO � YZ W -6 O M r MN M (0 O (fl M N N N M N a Z N E N aci 0 C 0 E O 0 Q 2 w m .0 z aa) M M r D E N p CD U m M N O N MO O � O o 0 C O N o M r N N N N m @ .@ M N D t6 O c J N Q C o7 L C7 O O O O O_ d C I T Y 73-510 FRED WARING DRIVE PALM DESERT,CALIFORNIA 92260-2578 TEL:760 i46—o6ii FAX:760 341-7098 info@palm-desert.org CITY OF PALM DESERT LEGAL NOTICE CASE NOS. DP/PP 15-273 &TT 37023 NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION FOR A DEVELOPMENT PLAN PRECISE PLAN, AND TENTATIVE TRACT MAP FOR THE REPLACEMENT OF AN EXISTING CLUBHOUSE FACILITY WITH A NEW CLUBHOUSE FACILITY WITH FOUR CONDOMINIUM UNITS AND OTHER SITE IMPROVEMENTS WITHIN THE BIGHORN GOLF CLUB LOCATED AT 255 PALOWET DRIVE The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEQA), has reviewed and considered the proposed project and 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. Project Location/Description: Proiect Location: The Bighorn Golf Club is bounded by Highway 74 to the east, Cahuilla Way to the north, and Riverside County (mountainous) to the west and south. Site improvements for a new clubhouse facility are located interior to Bighorn Golf Club at the existing clubhouse facility site and bounded by Kiva Drive. Proiect Description: The project consists of an amendment to an existing Development Plan for the Bighorn Golf Club to establish land use designations and development standards within the private club. The applicant proposes to demolish an existing 43,000 square foot clubhouse facility and construction of a new 73,000 square foot clubhouse facility with four (4) condominium units in its place. Other site improvements include relocation of an existing tennis court and swimming pool, and construction of an event space at the clubhouse. All improvements are located within the Bighorn Golf Club. Recommendation: Staff is recommending approval of the Mitigated Negative Declaration, Development Plan, Precise Plan and Tentative Tract Map. Public Hearing: The public hearing will be held before the Planning Commission on January 19, 2016, at 6:00 pm. Comment Period: Based on the time limits defined by CEQA, your response should be sent at the earliest possible date. The public comment period on this project is from December 30, 2015 to January 19,2016. Public Review:The Mitigated Negative Declaration, Development Plan, Precise Plan,Tentative Tract Map, and supporting documents are available for public review daily at City Hall. Please submit written comments to the Planning Department. 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: Eric Ceja,Associate Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760)346-0611 eceja@cityofpalmdesert.org PUBLISH: DESERT SUN RYAN STENDELL, Secretary December 30, 2015 Palm Desert Planning Commission Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 1 CITY OF PALM DESERT 73-510 Fred Waring Drive Palm Desert, California 92260 Phone: (760) 346-0611 Fax: (760) 341-7098 ENVIRONMENTAL INITIAL STUDY Project Title: Bighorn Golf Club Clubhouse Re-Build Project Case No: PP 15-273; TTM 377023; DPA; EA 2015-273 Lead Agency Name and Address: City of Palm Desert 73-510 Fred Waring Drive Palm Desert, California 92260 Phone: (760) 346-0611 Fax: (760) 341-7098 Applicant: Bighorn Golf Club 255 Palowet Drive Palm Desert, CA 92260 Representative: John D. Criste, AICP Terra Nova Planning& Research, Inc. 42-635 Melanie Place, Suite 101 Palm Desert, CA 92211 Phone: 760-341-4800 Contact Person: Eric Ceja, Associate Planner, City of Palm Desert And Phone Number: 760-346-0611 Project Location: 255 Palowet Drive Palm Desert, CA 92260 APN: 771-340-006 & 005; 771-190-019 & 020 General Plan Designation: R-L (Low Density Residential) (0-4 Du/Ac) Zoning Designation: P.C.D (D) PROJECT DESCRIPTION Purpose and Need The Bighorn Golf Club was established about 25 years ago and the clubhouse was built at that time. In the intervening years, the needs of the golf club community have changed, while the clubhouse continues to serve its members in the Mountains at Bighorn and the Canyons at Bighorn communities. The current and future clubhouse will serve both Bighorn communities. The Club wishes to update and r Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 2 reinvigorate its clubhouse and associated amenities, which has prompted the proposal to demolish the existing 40,000 square foot buildings. The proposed project is the complete rebuild of a new clubhouse, and will somewhat modify the clubhouse grounds and outdoor event space, relocate the community pool, relocate one tennis court and add on pickle ball court, and add four residential condominium units to the third floor of the proposed clubhouse. As a part of this project, the City is processing a Tentative Tract Map, a Precise Plan and a Development Plan Amendment. Project Location and Limits The proposed project is located on the existing clubhouse site, which is located within the gates of the Mountains at Bighorn golf club community and is immediately west of State Highway 74. The associated Canyons at Bighorn community, which will also use the new clubhouse, is located on the east side of Highway 74. The two communities are connected via a tunnel under the highway, which provides golf cart access between the two communities. The clubhouse site is accessed from Highway 74 on Palowet Drive. The site is located a short distance east of the Palm Valley Stormwater Channel, which passes through the Bighorn site. The project primarily involves four parcels, including Assessor's Parcel 771-340-005 and 006, 771-190-019 and 020, which are under the same ownership. The project site can also be described as being comprised as a portion of Parcel 1 of Parcel Map 28100 shown in Map Book 187, pages 52 through 54, and is a portion of the East %z of the East Yz of Section 1, T.6S., R.5E. Project Description The project proposes the demolition of the existing 40,000± square foot Bighorn clubhouse, community pool, a tennis court and ancillary structures. The new project will include the construction of a new 73,000 square foot clubhouse with expanded men's and women's locker rooms, dining venues, pro shop, social space, cart barn storage and starter facilities, and ancillary clubhouse facilities. The clubhouse project also proposes the creation of four (4) airspace condominium units on the top floor of the clubhouse, with private access and secured resident parking on the lower clubhouse level. A new outdoor dining and community gathering terrace is also proposed immediately adjacent to and northeast of the clubhouse. The project also includes the relocation of one of four existing tennis court south of and across the parking lot from the clubhouse, and the construction of a new community pool and pickle ball court adjacent to the existing community spa. Also see Exhibit 3. The project also includes the modifications by grading of the existing driving range located immediately west of the clubhouse site. The regrading will be limited to the central portions and will provide additional on-site stormwater storage capacity. A portion of the driving range may also be used for the disposal of concrete debris from the demolition of the existing clubhouse (see Exhibit 2: Preliminary Grading Plan). Surrounding Land Uses & Setting North: Golf course lake and fairway and single-family residences within Bighorn. South: Golf course lake and fairway and single-family residences within Bighorn, Palm Valley detention basin. East: Highway 74, Canyons at Bighorn sales offices, single-family residences and open space. West: Golf course lake and fairway and single-family residences, within Bighorn with vacant foothills beyond Bighorn Clubhouse PP/TT MPA CEQA Initial Study/November 2015/Page 3 Other Required Public Agency Approvals None required. Summary of CEQA Findings: This Initial Study has been prepared in conformance with Section 15063 and other applicable sections of the CEQA Guidelines, including the City Rules to Implement CEQA, to determine if the project, as proposed, may have a significant effect upon the environment. Based upon the findings contained within this report, the Initial Study will be used in support of the preparation of a Mitigated Negative Declaration. f Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 4 Exhibit 1: Vicinity Map Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 5 Exhibit 2: Preliminary Grading Plan Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 6 Exhibit 3: Preliminary Site Plan Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 7 Exhibit 4: Aerial View Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 8 Exhibit 5: Palm Desert Land Use Map Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 9 EVALUATION OF ENVIRONMENTAL IMPACTS 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 ❑ Air Quality Forestry Resources ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils ❑ Greenhouse Gas ❑ Hazards & ❑ Hydrology/Water Quality Emissions Hazardous Materials ❑ Land Use/Planning ❑ Mineral Resources ❑ Noise ❑ Population/Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ Utilities/ Service ❑ Mandatory Findings of Systems Significance Bighom Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 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. Signature: Tony Bagato Date: Interim Community Development Director City of Palm Desert Bighom Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 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 5) Earlier analyses may be used where, pursuant to the tiring, program EIR or EIS, or other CEQA or NEPA process, an effect has been adequately analyzed in an earlier EIR or EIS or negative declaration or FONSI. 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 impact to less than significance c) minimization measures, if any, if mitigation measures are not required Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 12 Environmental Checklist and Discussion: The following checklist evaluates the proposed project's potential adverse impacts. For those environmental topics for which a potential adverse impact may exist, a discussion of the existing site environment related to the topic is presented followed by an analysis of the project's potential adverse impacts. When the project does not have any potential for adverse impacts for an environmental topic, the reasons why there are no potential adverse impacts are described. Potentially Less Than Less Than No 1.AESTHETICS--Would the project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation 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 or quality of the site and its surroundings? ❑ ❑ ® ❑ d)Create a new source of substantial light or glare, which would adversely affect day or nighttime views ❑ ® ❑ ❑ in the area? Source:Project plans and materials;Site surveys;City of Palm Desert Municipal Code;Visual Simulations,VisionScape Imagery, Swaback Architects,RCE Consulting Engineers Grading Plan and site data. Background: The subject property is located in the southwest quadrant of the City of Palm Desert in the Coachella Valley area of Riverside County. The Bighorn community is situated on alluvial fill eroded from the adjoining Santa Rosa Mountains foothills located to the west and south. This elevated terrain rises to more than 4,000 feet south and west of the project site and provides a dramatic backdrop for the Bighorn community. The areas scenic resources include the Santa Rosa Mountains and the Little San Bernardino Mountains to the north and northeast. The subject property also enjoys broad views of the Dead Indian Canyon alluvial fan and the valley floor beyond. The project area is fully developed and includes single-family homes tucked into the foothills with golf fairways, tees and holes distributed between residential areas, and several accessory club structures. The Palm Valley Stormwater Channel also passes north-south through the Bighorn site just west of the driving range and existing clubhouse. Scenic views in the project area include all cardinal points, and views from Highway 74 also take in portions of the Bighorn community, although these views are substantially screen by intervening development. For purposes of this analysis, a variety of data and information were assembled to allow the analysis of the potential impacts of the new clubhouse on the public viewsheds as seen from Highway 74. These included computer modeling of the new clubhouse from two upslope views looking northeast into the Bighorn development. Another viewshed looking upslope from Highway 74 and in the direction of the existing and future clubhouse was also analysed. This view did not provide any views into the clubhouse site. In order to further assess these upslope views, additional topographic data were collected for the intervening terrain to determine whether lines of sight to the new clubhouse would allow views of this new structure. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 13 Discussion of Impacts: a) Less Than Significant. The proposed project will result in the demolition of the existing two- story 40,0000 square foot clubhouse and the construction of a new 73,000 square foot, three story clubhouse. The new structure will increase the overall height of the clubhouse by approximately 14 feet. The analysis establishes the new building height, the elevations of surrounding terrain and structures, and the views into the site from Highway 74 from which the new clubhouse might be visible. Viewsheds into the subject property from Highway 74 were evaluated looking both upslope (to the south) of the subject property, as well as downslope (to the north) of the site. These views were taken from the highway right-of-way and the results of the modeling are shown on Exhibits 7 through 10 of this IS. Views to the site from downslope did not provide views to the clubhouse. The analysis also shows that intervening terrain and homes also cut off the line of sight into the clubhouse area from this direction (see Exhibit 8 cross sections). As viewed from the south and upslope of the development, views into the clubhouse area are only available as shown for View B (see Exhibit 9). This view shows the very top of the existing clubhouse against a backdrop of landscaping, and the distant hills and homes of the Cahuilla Hills to the north. The analysis shows the same view with the new clubhouse as it will appear on the site. This view shows a very limited increase in the evident mass of the clubhouse, which is only visible through a narrow gap in the elevated terrain and landscaping that otherwise blocks views into the development. Where visible, the new clubhouse introduces very limited new building mass to the view, and continues to be backed by landscaping, and elevated terrain and homes of Cahuilla Hills. The new clubhouse is barely noticeable, will be even less visible for those traveling along the highway The proposed new clubhouse will have a less than significant impact on the scenic viewsheds of the area. b) Less Than Significant. Highway 74 is "state-eligible" to be designated as a scenic highway but is not currently so designated. As noted above, the project will replace an existing clubhouse with a new facility that will also include four condominium units. While approximately 14 feet taller than the existing structure, the project will not damage or otherwise affect any scenic resources, including, but not limited to, trees, rock outcroppings, or historic buildings either along or in view of the Highway 74 corridor. c) Less Than Significant. The proposed project will result in the replacement of an older, somewhat dated and less than optimally functional clubhouse with a new clubhouse and facilities that better meet the needs of the Bighorn community. The project will also include four condominium units on the top floor. The project will result in limited site grading and the maintenance of the overall look and feel of the site. The new clubhouse is a signature building that better utilizes the views from the site and creates a new and dynamic design that complements the surrounding lands and development. The proposed project will not degrade the existing visual character or quality of the site or its surroundings. The rising terrain above the site and the planned use of desert vegetation, gravel and boulders in the project landscaping (see landscape plan) will further reinforce the existing visual character and quality of the site by emulating the natural rocky outcroppings in the distance and native vegetation within and surrounding the community. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 14 d) Less Than Significant With Mitigation. The proposed project will result in the demolition of the existing clubhouse and the construction of a new clubhouse with an additional story and new landscaping and site lighting. New, efficient lighting fixtures will be used within and on the structure, as well as within the landscape area. Outdoor area lighting fixtures are full-cutoff LED lights that will ensure controlled illumination and minimal spillage. A lighting plan was provided with the landscape plan and several outdoor lighting fixtures are also identified in the applicant's plan set. The landscape lighting plan calls for fully shielded pole-mounted halide lights, low voltage LED down-lighting fixtures for landscape and pathways, and low voltage LED surface and on-building lighting. Landscape and security lighting should be minimal and will be associated with parking lot, walkway and outdoor terrace illumination, and will be consistent with the type and intensity of light generated by existing clubhouse. The proposed project will be required to abide by the City's outdoor lighting standards, which requires lighting practices that reduce light pollution. A final lighting plan with selected fixtures shall be submitted as a part of the final landscape plan and approved prior to development, and all required conditions of approval will be applied. With implementation of these measures and compliance with City lighting standards, lighting impacts associated with the proposed project are expected to be less than significant Minimization Measures (If any): Minimization measures have been incorporated into the project design and include building, parking and open area and landscape lighting that is shielded to avoid spillage onto the road or adjoining properties. Mitigation 1. The detailed landscape and lighting plan shall be reviewed and approved by City staff to assure minimal and unobtrusive lighting in conformance with applicable City standards and guidelines. Monitoring A. Prior to the issuance of grading permits, City staff shall review and approve a detailed landscaping and lighting plan, which details the type, placement and wattage of landscape and security lighting at the site. Responsible Parties: Project landscape architect, project manager, Community Development Department. 2.AGRICULTURE AND FORESTRY RESOURCES--In determining whether impacts to Potentially Less Than Less Than No agricultural resources are significant environmental Significant Significant Significant Impact effects,lead agencies may refer to the California Impact with Mitigation Impact Agricultural Land Evaluation and Site Assessment Incorporation 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 Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 15 Legacy Assessment project;and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board.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 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,forestland(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( ))? d)Result in the loss of forestland or conversion of forestland 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? ❑ ❑ ❑ Source: City of Palm Desert 2004 General Plan; California Department of Conservation; Farmland Mapping& Monitoring Program. 2001. Background: The City of Palm Desert is located in a desert environment containing soils that are characterized as sandy and rocky. The project site is located on course alluvium and rocky slopes of decomposed granitic rock with areas of limited, shallow soils, being the extension of the Santa Rosa Mountains foothills. No agricultural activities occur in proximity to the project site nor are there any identified agricultural lands in the City or the vicinity, the closest such lands being located in the eastern portion of the valley. Discussion of Impacts: a) No Impact. The subject property is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, according to the California Department of Conservation, nor is it used for agricultural purposes. Additionally, there are no properties in the immediate area designated as Farmland of Statewide Importance. The project area is designated as "Urban and Built-Up Land" by the State, and has a General Plan designation of"Low Density Residential". The proposed project will have no impact on farmlands. b) No Impact. There are no Williamson Act contracts on the subject property or properties in the immediate vicinity. The subject property is currently designated "Low Density Residential" and is also surrounded by scattered low-density residential development of the Bighorn development. The Canyons at Bighorn development is located to the immediate east and higher density residential development occurs to the northeast. The proposed project is consistent with this designation and the surrounding land use pattern. The proposed project will not conflict with surrounding zoning designations. c,d) No Impact. The subject property is not located in an area designated as forest land and will not conflict with forestland zoning. The project will not result in the loss of forestland. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 16 e) No Impact. As described above, the proposed project is not designated as farmland, or located near areas of existing farmland; therefore, the project will not result in the direct conversion of existing farmland to non-agricultural uses. Minimization Measures (If any): Mitigation:None required Monitoring: None required 3.AIR QUALITY—Where available,the significance criteria establiAled by the applicable air Potentially Less Than Less Than No quality management or air pollution control district Significant Significant Significant Impact may be relied upon to make the following Impact with Mitigation Impact determinations.Would theproject: Incorporation 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 ozoneprecursors)? d)Expose sensitive receptors to substantial pollutant concentrations? ❑ ❑ ® ❑ e)Create objectionable odors affecting a substantial number of people? ❑ 1 ❑ ® ❑ Sources:CaIEEMod Version 2013.2.2;Project grading plans; SCAQMD AQMP,2012;Coachella Valley PMIo SIP,2003. Background: The City of Palm Desert is located in the Coachella Valley, which is a low elevation desert environment characterized by low annual rainfall (2 to 6 inches per year) and low humidity, with temperatures ranging from 80' F to 108 °F in July and 40' F to 57' F in January. The Coachella Valley is located within the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). All development within the SSAB is subject to SCAQMD's 2012 Air Quality Management Plan (2012 AQMP) and the 2003 Coachella Valley PMIo State Implementation Plan (2003 CV PMIo SIP). The SCAQMD operates and maintains regional air quality monitoring stations at numerous locations throughout its jurisdiction. The proposed site is located within Source Receptor Area(SRA) 30, which includes monitoring stations in Palm Springs and Indio. The Indio site has been operational since 1985 and the Palm Springs site since 1987. Historically, the Coachella Valley has been classified as being in non-attainment for both ozone(03) and PMIo. Under the Federal Clean Air Act, the Coachella Valley portion of the SSAB is classified as a 66severe-15" 03 non-attainment area for the 8-hour state standard, which means that the region must come into compliance with Federal ozone standards by December 31, 2027. With future emission controls, the Coachella Valley will achieve the 2008 8-hour federal 03 standard by 2024.1 In regards to PMIo, the California Air Resources Board (ARB) approved the Coachella Valley PMIo Redesignation Request on February 25, 2010. SCAQMD requested redesignation by the US EPA from serious I "Final 2012 Air Quality Management Plan,"prepared by South Coast Air Quality Management District,December 2012. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 17 nonattainment to attainment for the PMIo National Ambient Air Quality Standard. As of January 30, 2015 the Environmental Protection Agency has not re-designated the PMIo classification for the Coachella Valley2. The Coachella Valley continues to exceed the state standard and is in a serious non- attainment area for PMIo. Discussion of Impacts: a) No Impacts. The project will be developed in accordance with all applicable air quality management plans. The subject property is located within the SSAB, which is governed by the SCAQMD. SCAQMD is responsible for monitoring criteria air pollutant concentrations and establishing management policies for the SSAB. As previously mentioned, all development within the SSAB, including the proposed project, is subject to the 2012 AQMP and the 2003 CVPM1O SIP. The 2012 AQMP is a comprehensive plan that establishes control strategies and guidance on regional emission reductions for air pollutants. It was based, in part, on the land use plans of the jurisdictions in the region. The proposed project is consistent with the City of Palm Desert's land use designations assigned to the subject property, and therefore, is consistent with the intent of the 2012 AQMP. b-c) Less than Significant Impacts. Both construction and operational phases of the proposed project will result in the release of criteria air pollutants. The California Emissions Estimator Model (CaIEEMod) was used to project air quality emissions that will be generated by construction and operation of the proposed residence. Construction Emissions As discussed above, construction activities result in the emission of air quality pollutants from demolition, grading, building construction, and off gassing from paving and architectural coating. The site is currently occupied by the existing 40,000 clubhouse, which will be demolished as part of the project. For analysis purposes, it is assumed that construction will occur over approximately a 1.5-year period extending from about May 2016 to November 2017. Criteria pollutant emissions from construction activities are short term, and will end once construction is complete. As shown in Table 1, emissions generated by construction activities will not exceed SCAQMD thresholds of significance for criteria air pollutants. The data reflect average daily emissions over the 1.5-year construction period. It should be mentioned that the table below shows the worst- case emission scenario and projected unmitigated emissions. Table 1 Construction Emissions for the Bighorn Clubhouse Reconstruction (lbs per day) Construction Emissions CO NOx ROG Sox PM10 PM2.5 2016 68.49 95.82 9.04 0.10 13.73 8.34 2017 50.11 50.17 62.43 0.07 4.73 3.37 SCAQMD Threshold 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds Threshold? No No No No No No Source: CaIEEMod Version 2013.2.2. Value shown represents the average emissions from summer and winter, unmitigated.See Appendix A. 2 "EPA Green Book Designated Non-attainment Areas for All Criteria Pollutants,"as of July 2,2014. Accessed June 18,2015. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 18 Implementation of standard reduction measures during construction will further reduce emission levels. Applicable reduction measures include, but are not limited to, the implementation of dust control practices in conformance with SCQAMD Rule 403 and proper maintenance and limited idling of heavy equipment. Impacts to air quality from construction of the proposed project for criteria pollutants, therefore, will be less than significant. Operational Emissions Operational emissions are ongoing that will occur over the life of the project. The project will result in a new clubhouse and four residential condos. Operational emissions will be associated with the use of electricity and natural gas for lighting, HVAC, space heating and other uses. As shown in the table below, SCAQMD thresholds will not be exceeded during operation of the proposed Clubhouse and residential units. It should also be noted that the net operational emissions of criteria pollutants are those associated with the new project. With the elimination of the current 40,000 square foot clubhouse, which was constructed to less stringent energy performance criteria, net operational impacts from the proposed project will be substantially less on a per square foot basis. The table below sets forth the operational emissions associated with the new clubhouse. Table 2 Operational Emissions for the Bighorn Clubhouse Reconstruction Ohs per day) CO NOx ROG sox PM10 PM2.5 Operation Emissions 31.00 6.89 13.89 0.04 2.51 0.76 SCAQMD Threshold 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds Threshold? No No No No No No Source:CalEEMod Version 2013.2.2.Value shown represents the average emissions from summer and winter. See Appendix A. Non-Attainment Historically, the Coachella Valley, which includes the proposed project site, has been classified as a "non-attainment" area for PMIo and Ozone. The proposed project will contribute to a modest incremental increase in regional ozone and PMIo emissions. However, this impact is not expected to be cumulatively considerable. Project construction and operation emissions will not exceed SCAQMD thresholds for PMIo or ozone precursors (NO,), and appropriate standard reduction measures will be implemented that will further reduce emissions. The project will not conflict with any attainment plans and will result in less than significant impacts. d) Less than Significant Impacts. The nearest sensitive receptors to the subject property are single-family homes located immediately northwest of the project site. The mass rate LST Look- Up Table was used to determine if the proposed project has the potential to generate significant adverse localized air quality impacts. LST for SRA 30 (Coachella Valley) are summarized in the table below for sensitive receptors located 25 meters from the emission source (single-family homes located immediately northwest). For analysis purposes, it is assumed that the daily area of disturbance onsite will be approximately 5 acres. As shown below in the table below, LST thresholds will not be exceeded during construction of the proposed project. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 19 Table 3 Localized Significance Thresholds (lbs/day) CO NOx PM10 PM2.5 Construction 68.49 84.47 9.04 6.20 LST 2,292 304 14 8 Exceed? No No No No Operation 31.00 6.89 2.51 0.76 LST 2,292 304 4 2 Exceed? No No No No Emission Source: CalEEMod Version 2013.2.2 Value shown represents the average emissions from summer and winter, after application of standard dust control measures(See Minimization Measures below) Source: Mass Rate Look-up Table,SCAQMD. Area Source Receptor 30(Coachella Valley)for a 5-acre project,sensitive receptor at 25 meters. Note: Construction emissions show the max. daily emission for the highest emitting year of construction. Potential effects to sensitive receptors will be further reduced through the implementation of effective dust control practices in conformance with SCAQMD Rule 403. These include, but are not limited to, the use of soil stabilizers, routine watering of unpaved roads and disturbed surfaces, reduced vehicle speeds on unpaved roads, routine cleaning of roads, and covering of import/export soils during transport. Air quality impacts to nearby sensitive receptors will be less than significant. e) Less than Significant Impacts. The proposed project is not expected to generate objectionable odors at project buildout. The proposed project has the potential to result in short term odors associated with asphalt paving and heavy equipment; however, any such odors would be quickly dispersed below detectable thresholds as distance from the construction site increases. Therefore, impacts from objectionable odors are expected to be less than significant. Minimization Measures Standard Air Quality Regulations The project will adhere to all established air quality standards and regulations including the following: 1. SCAQMD Rule 402: The project shall adhere to nuisance odor requirement. 2. SCAQMD Rule 1113: The project shall use low VOC content architectural coatings and paints per the requirements of this Rule. Additional Control Measures The following control measures are recommended to further limit air quality emissions: 1. To reduce particulate matter and NOx emissions construction equipment should utilize aqueous diesel fuels, diesel particulate filters and diesel oxidation catalyst during all construction activities. Bighom Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 20 2. All construction equipment should be properly serviced and maintained in optimal operating condition. 3. Construction equipment should not be left idling for more than five minutes. 4. Diesel-powered construction equipment shall utilize aqueous diesel fuels, and be equipped with diesel oxidation catalysts. 5. Onsite landscaping, if any, should be equipped with efficient irrigation and a low water demanding plant pallet to minimize water use onsite, which also reduces onsite energy expenditures and any air quality emissions associated with the production of energy. 6. Onsite lighting should utilize energy efficient technology such as sensors, timers, and LED to minimize energy demand from lighting. 7. As feasible, construction waste should be recycling to reroute waste from landfills and minimize the project's contribution to the landfill. 8. The contractor shall notify the City of the start and end of grading and construction activities in conformance and within the time frames established in the 2003 PMIo State Implementation Plan. 9. Construction staging and management plans shall be reviewed and conditioned to require the application of all reasonably available methods and technologies to assure the minimal emissions of pollutants from the development. The City Engineer shall review grading plan applications to ensure compliance with the mitigation measures set forth in this document and as otherwise conditioned by the City. 10. As part of the construction staging and management plans, the contractor shall concurrently submit a dust control plan consistent with the City's Air Quality Management Plan. Mitigation measures to be implemented through this plan include but are not limited to the use of water trucks and temporary irrigation systems, post-grading soil stabilization, phased roadway preparation and paving, as well as other measures which will effectively limit fugitive dust and other emissions. 11. Construction equipment and materials shall be sited as far away from residential uses as practicable. Mitigation None Monitoring A. Demolition, construction and associated dust emissions shall be closely monitored. City staff shall be notified of any excess dust emissions Responsible Parties: Grading contractor, project manager, Department of Building & Safety. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 21 4.BIOLOGICAL RESOURCES--Would the project: Potentially Less Than Less Than No Significant Significant with Significant Impact Impact Mitigation Impact Incorporation 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 Wildlife 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 Wildlife 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.)though 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 ❑ ❑ ❑ reservation 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 ❑ ❑ ❑ conservationplan? Sources:Coachella Valley Multiple Species Habitat Conservation Plan,and CEQA/NEPA EIR/EIS,2007;Palm Desert General Plan&EIR,2004;Biological Survey of the Crest Development Site,prepared by AMEC Earth&Environmental, 2002. Background: The project site is located within an urbanized area of the Santa Rosa Mountains foothills that has been impacted over several decades beginning with the introduction of dirt and paved roadways, followed by construction of the Palm Valley Stormwater Channel and subsequently the Bighorn development. Site disturbance and development has introduced non-native plant species, single-family residences and golf course development. The Bighorn development is located on the alluvial fan extending from the foothills of the Santa Rosa Mountains. The subject clubhouse site is located just inside the community gates and in proximity to Highway 74 The nearest Conservation Area as established by the Coachella Valley Multiple Species Habitat Conservation Plan(CVMSHCP) is the Santa Rosa and San Jacinto Mountains Conservation Area, which is located approximately 0.25 miles from the site. An on-foot site survey was conducted to evaluate the existing habitat of the site and how it will be modified by the proposed clubhouse development. No sign(scat, bedding areas, scrapes, etc.) of Peninsular bighorn sheep (PBS) were identified at or in the vicinity of the site, which is consistent with the proximity of the site PBS habitat, including roads and homes. The nearest recorded historic sheep sighting is approximately three-quarters of a mile to the northwest. No sensitive plant species were identified at the project site or the immediate vicinity, and none are any expected to occur in the vicinity. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 22 Discussion of Impacts: a) No Impact. The project site is located east of identified critical habitat for the federal and state listed Peninsular bighorn sheep (PBS), which occupy the Santa Rosa and San Jacinto Mountains. The subject property is located on an alluvial fan emanating from the foothills to the west and south. The site is surrounded by existing residential development, golf course and flood control improvements. Therefore, the site is already fully developed, has been for more than two decades, and is substantially isolated from occupied sheep habitat. The replacement of the clubhouse with the proposed project will not have any impact, either directly or indirectly through habitat modifications, on PBS or any other species identified as a candidate, sensitive, or special status species. b-c) No Impact. The proposed project site is not located on or near areas of riparian habitat or wetlands. The project site is located on a developed alluvial fan of the Santa Rosa Mountains foothills. The proposed project will have no impact on riparian species or habitat, wetlands or other sensitive natural communities, including marshes or vernal pools, or through direct removal, filling, hydrological interruption of a natural drainage. d) No Impact. The project will have no impact on lands along the margin of the Santa Rosa Mountain foothills, and is bounded on the west by a driving range and other golf course improvements, and homes, and a major flood control channel. On the east, the subject property is bounded by State Highway 74. Other development in the area is a deterrent to wildlife movement, although a variety of mammals, reptiles and birds may move through the area. The entire project area has been previously developed, and the proposed development and associated site disturbance and improvements will not interfere 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- f) No Impact. The subject site lies outside the Santa Rosa and San Jacinto Mountains Conservation Area established by the adopted Coachella Valley MSHCP. It does, however, occur within the fee mitigation area established by the plan. However, the site was in development prior to 1996 and is therefore exempt from the MSHCP development impact fee. Minimization Measures: None. Mitigation While the subject property is not located adjacent to a CVMSHCP Conservation Area and is expected to have no impact on sensitive plants or wildlife, the following measures are recommended to further avoid or minimize potential project effects. These measures will help to preclude potential impacts to biological resources. 1. The following measures should be implemented to assure minimum impacts to sensitive plants and wildlife. Toxics: No improvements or product that require hazardous or toxic chemicals, or that generate toxic or potentially toxic bioproducts, or may adversely impact native wildlife and plant species, their habitat, or water quality, should be use. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 23 Lighting: Project lighting, including landscape, roadway and event lighting, shall be shielded and directed away from adjoining lands. Landscape shielding or other appropriate methods shall be incorporated in project designs to minimize the effects of lighting on adjacent lands. Minimal lighting is recommended throughout the project. Invasive Plants: Landscape plans for the project shall avoid the use of invasive, non-native plant species. Ornamental plant species to be avoided include but are not limited to oleander (see Table 4-113 of the CVMSHCP. To the maximum extent feasible, Coachella Valley native plant species (see Table 4-112 of the CVMSHCP) should be incorporated into the project landscape design. Monitoring A. Prior to the issuance of building permits, the required detailed landscaping and lighting plan shall be reviewed and approved by the City Community Development Department for consistency with the above mitigation measures. Responsible Parties: Project landscape architect, project manager, City Community Development Department. 5.CULTURAL RESOURCES--Would the Potentially Less Than Less Than No project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation 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 ❑ ❑ El Z 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? ❑ ❑ ® ❑ Sources:Project development plans; Site survey,December 2013;Palm Desert General Plan&EIR,2004; Historical/Archaeological Resources Survey Report for the Crest Project,prepared by CRM Tech,April 22,2002. Background: Cultural and Historic Resources-_Cultural resources in the Coachella Valley are typically found in specific locale associated with habitation sites, lithic workshops, water sources and food gathering and milling sites. Trails and sacred places are also sometimes identified in the valley. The City of Palm Desert is located within the territory ethnographically associated with the Cahuilla people. This language group is within the Cupan subgroup of the Takic family of the Uta-Aztecan stock. The Takic family includes Cupeno, Gabrielino, and the Luiseno people. Prehistorically, a large portion of Cahuilla territory was inundated by Lake Cahuilla, which provided the focus for settlement and resources in the eastern portion of the Coachella Valley. The northwestern-most extension of ancient Lake Cahuilla was at Point happy, today the intersection of Washington Street and Highway 111, approximately five miles east of the project site. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 24 The first noted European explorers in the Coachella Valley were Jose Romero, Jose Maria Estudillo and Romualdo Pacheco. They traveled through the Coachella Valley on expeditions searching for a route to Yuma, Arizona between 1823 and 1825. In 1862, the Cocomaricopa Trail, an ancient Native American trade route, was "discovered" by William David Bradshaw and subsequently was referred to as the Bradshaw Trail. During the 1860s and 1870s, until the completion of the Southern Pacific Railroad (now Union Pacific), the Bradshaw Trail was the primary thoroughfare between southern California and the Colorado River. This historic wagon road followed a path similar to present-day Highway 111, located about 1.5 miles north of the project site. In the 1870s, with the establishment of railroad stations along the Southern Pacific Railroad, settlement of the Coachella Valley by peoples of European decent began. The Homestead Act, the Desert Land Act, and other federal land laws in the 1880s further expanded settlement. Artesian wells served to establish farming as the primary economic activity in the eastern portion of the valley and east of the City. Approximately one-half mile to the north, there is evidence of food gathering and milling sites associated with the stand of mesquite found in Bruce Creek. Several surveys have been conducted on lands in the project vicinity. The area lands north of the site appear to harbor the most archaeological resources, including rock cairns, ceramic scatters, milling and lithic work sites, and habitat debris. These sites, which are approximately one-half mile and more north of the subject property, are thought to be associated with ethno-botanical resources (honey and screw bean mesquite) found in the mouth of Bruce Creek. Most of these resources are comprised of single milling slicks and pottery shards. The proposed project involves the demolition of a long-established golf course clubhouse in proximity to State Highway 74 and within the Bighorn community. The project site has been subject to extensive disturbance and modification, including extensive foundation and retention wall construction. Neither the project site nor immediate area indicated any current or historic sources of water. Also there were no ethno-botanical resources, such as honey or screw bean mesquite, or desert fan palm on the site nor other ethno-botanical resources prior to the site's development. No signs of habitat were identified and no other cultural resources were found. Paleontological Resources- During the site survey, conditions were evaluated for their potential to harbor paleontological resources. Fossil remains are found primarily in the geologic deposits within which they were originally buried. Since there is a direct relationship between fossils and the types of rock formations where they can be found, knowledge of the geology of an area can help in predicting the likelihood of the existence of fossils. Paleontological resources are limited and nonrenewable. The west Coachella Valley has yielded a variety of fossils in the past, but these are mainly found in the sedimentary formations typical of lower upland areas. The valley floors in the project area are underlain by deep alluvial, fluvial, and aeolian deposits, mainly sand, silt, and gravel, which in some areas are hundreds of feet thick. These deposits have a low potential for yielding fossils. The site's previous extensive development has also all but eliminated the opportunity for paleontological resources. Record searches from the University of California at Riverside (UCR) revealed no known fossil localities within the boundaries of the City. However, this record also indicates that there is the potential that fossil materials may be located in older alluvium. These potential resources would be expected to occur east of the City near the high water mark of ancient Lake Cahuilla at the vicinity of Highway I I I and Washington Street, which left deposits of freshwater clams. The granitic rock associated with the project site, which is a part of the Palm Springs Complex, has a very low potential to yield paleontological resources and none are expected to occur there. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 25 Discussion of Impacts: a-c) No Impact. The proposed project site has been previously disturbed with grading of dirt roads and other disturbance, flood control improvements and the development of the Bighorn residential golf community. The site does not appear to have harbored ethno-botanical or other resources that might indicate prehistoric occupation or use. There are no historic structures, archaeological resources, or unique paleontological resources on the site. Consequently, no impacts would occur to these resources. d) Less Than Significant Impact. The proposed site is not located on, or within proximity to a known cemetery or Native American burial grounds. It is not anticipated that any human remains will be encountered during construction of the proposed project because the site and surrounding area have been previously disturbed. In the event of human remains being discovered during project development, the State of California requires a coroner be contacted and all activities cease to assure proper disposal. The proposed project is not expected to disturb human remains. Minimization Measures None. Mitigation 1. In the event of human remains being discovered during project development, the State of California requires a coroner be contacted and all activities cease to assure proper disposal. The proposed project is not expected to disturb human remains. 2. In the event cultural artifacts are uncovered during site grading or rock removal, work in this area shall be immediately halted and a qualified archaeologist will be called in to evaluate and, if necessary recover and document such resources. Monitoring: None required. 6.GEOLOGY AND SOILS--Would the project: Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation 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 Publication42. 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? ❑ ❑ ® ❑ Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 26 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 risks to life or property? e)Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for ❑ ❑ ❑ the disposal of wastewater? Sources:Palm Desert General Plan&EIR,2004; Soils Survey for Riverside County-Coachella Valley Area,USDA, 1980; Geotechnical Engineering Report-Cahuilla Golf Club(Crest),Earth Systems Southwest,December 2001. Background: The subject property is located on gravelly sandy soils with shallow depositions of gravelly sands. The soils on this site and surrounding uplands are of the Carsitas-Myoma-Carrizo soils association and are typically characterized by sloping terrain, somewhat excessively drained soils, fine sands, gravelly sands, and stony sands on alluvial fans and valley fills. These soils are severely limited with regard to shallow excavations and are moderately restrictive with regard to the construction of commercial buildings. These soils are considered good for road fill, fair as a source of sands, and are generally unsuited as a source of gravels. This soils series is also highly permeable, has a low water storage capacity, tends toward being alkali, have a low shrink/swell potential. These soils pose a high risk to uncoated steel and a low risk to concrete. The subject property and the entire Coachella Valley are susceptible to strong groundshaking from earthquakes along major regional faults, including the San Andreas Fault Zone. The San Andreas is the major fault in the Coachella Valley, which exposes the region and the City to high amounts of seismic activity. The project site and vicinity are not within or adjacent to any Alquist Priolo Fault Zones, the closest active fault (San Andreas Fault) being located several miles to the northeast. However, this and other regional active faults have the potential to generate strong groundshaking in the valley, including the subject property. Peak ground acceleration and seismic intensity values generally decrease as distance from the causative fault decreases.3 Other factors, including rock and soil deposit attenuations, direction of rupture and type of fault,may cause variability in ground motion within an area. The project area, especially any perched or fractured rock on steep slopes, are subject to rockfalls, and slope stability is an issue that is addressed in the project grading plan. Table 4 lists faults that have the potential to cause strong ground motions in the City of Palm Desert, due to their proximity. 3 "Seismic,Geologic and Flooding Sections of the Technical Background Report to the Safety Element of the General Plan for the City of Palm Desert,Riverside,County,California,"prepared by Earth Consultants International,January, 2002. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 27 Table 4 City of Palm Desert Potential Earthquake Sources Fault Name Distance from Slip Rate Maximum Design Project Site (mm/year) Earthquake (Mmax) San Andreas-Southern 7 miles 24 7.4 Segment(combined) San Andreas-San 9 miles 24 7.2 Bernardino Segment San Andreas-Coachella 9 miles 24 7.0 Segment San Jacinto-Anna 10 miles 12 7.2 Segment Source:"Seismic,Geologic and Flooding Sections of the Technical Background Report to the Safety Element of the General Plan for the City of Palm Desert,Riverside,County,California,"Earth Consultants International,January 2002;Alquist-Priolo Special Studies Zone Maps,California Division of Mines&Geology, 1980. Discussion of Impacts: a)i. No Impact. Review of official state maps delineating earthquake fault zones indicate there are no known faults currently mapped on or immediately adjacent to the site. No signs of fault rupture are identified on-site; therefore, the risks of rupture are considered low. ii. Less Than Significant With Mitigation. The site is subject to groundshaking by both local and regional faults that traverse the region. Ground shaking from nearby active faults is expected to produce high ground acceleration during the life of the project. The site could be subjected to ground acceleration on the order of 0.479 percent gravity (%g). The peak ground acceleration at the site is judged to have a 475-year return period and a 10 percent chance of exceedance in 50 years. As a performance standard the project shall be designed and constructed to conform to the California Building Code (CBC) requirements for Seismic Zone 4. The implementation of these codes will assure that grading, foundation design and code-compliant building construction will mitigate potential impacts associated with groundshaking. Therefore, with appropriate soils, geotechnical and structural modification, and adherence to the CBC, potential impacts associated with seismic ground motion will be less than significant. iii. Less Than Significant. The area in which the proposed site is situated has a very low liquefaction potential. Based on the depth of groundwater (>100 feet) and relatively shallow bedrock conditions on the site, the risk of liquefaction is considered low. iv. Less Than Significant. No signs of slope instability/landslides were observed on or immediately adjacent to the site, either associated with natural or manufactured slopes. Retaining walls are proposed to retain the northerly portions of the building allowing the stepped building design across the sloping site. Proper engineering of this slope should avoid or minimize slope or retaining wall failure due to strong groundshaking. Therefore, the risk of landslides, slope or retaining wall failure is considered low and less than significant. b) Less Than Significant. Major portions of the City are highly susceptible to wind erodibility. According to the City General Plan geotechnical report, the areas of highest hazard are located in the extreme northern portions of the City; however, all areas within the City could be affected by blowing sand and dust. The City will require that the applicant prepare a dust control Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 28 management plan as part of the demolition and grading permit to minimize potential impacts caused by blowing dust during construction. Procedures set forth in said plan will ensure that potential erosion and dust is controlled during the demolition and construction process; therefore, potential impacts would be less than significant c),d) Less Than Significant. The site is located on a stable geologic unit with shallow gravelly-sandy soils, and is mapped as occurring in a low subsidence susceptible zone. The site is comprised of gravelly sandy soils with shallow depositions of gravelly sands. No fissures or other surficial evidence of subsidence were observed at or near the subject site during the site walks. Potential impacts related to subsidence, lateral spreading or landslides are considered less than significant with proper slope and foundation engineering. e) No Impact. The existing clubhouse is already connected to the community sewer system that collects sewerage waste ion the vicinity and conveys it to the Cook Street wastewater treatment plan owned and operated by the Coachella Valley Water District. Therefore, there will be no on- site wastewater treatment of disposal. Minimization Measures None. Mitigation 1. As a performance standard the project shall be designed and constructed to conform to the California Building Code (CBC) requirements for Seismic Zone 4. Identified instabilities shall be mitigated during site grading activities. 2. All fill soil, whether natural on site or imported, shall be approved by the project soils engineer prior to placement as compacted fill. All fill soil shall be free from vegetation, organic material, and cobbles and boulders greater than 3 inches maximum diameter, and other debris. Approved fill soil shall be placed in horizontal lifts of appropriate thickness as prescribed by the soils engineer, and compacted to at least 90% relative compaction (ASTM D1557) to obtain near- optimum moisture content. 3. Utility trench excavations within road or public right-of-ways shall be placed in conformance with the requirements of the appropriate governing agency. Utility trench excavations within private property shall be properly backfilled with native soils compacted to a minimum of 90% relative compaction. As necessary, backfill operations shall be observed and tested to monitor compliance with governing agency requirements and proper backfill procedures. Monitoring A. Prior to the issuance of grading permits, final grading and building plans shall be submitted to and approved by the City that assure conformance with the California Building Code for Seismic Zone 4 and other applicable development regulation. Responsible Parties: Project engineer, City Building& Safety Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 29 Potentially Less Than Less Than No 7. GREENHOUSE GAS EMISSIONS--Would Significant Significant Significant Impact the project: Impact with Mitigation Impact Incorporation 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? Source:Project development plans;CalEEMod Version 2013.2.2. Background: State legislation, including AB32, aims for the reduction of greenhouse gases in California to 1990 levels by 2020; however, there are currently no state or local thresholds for greenhouse gas emissions pertaining to residential developments (such as the proposed project). Statewide programs and standards will help reduce GHG emissions generated by the project, including new fuel-efficient standards for cars, and increasing amounts of renewable energy, which will help reduce greenhouse gas emissions in the future. Discussion of Impacts: a-b) Less than Significant Impacts. The proposed project will generate greenhouse gas emissions during both construction and operation (use and maintenance of the property). Construction- related greenhouse gas emissions, including those associated with demolition of the existing clubhouse, will be temporary and will end once the project is completed. Therefore, impacts to air quality resulting from the emissions of greenhouse gases associated with construction activities will be less than significant. Greenhouse gas emissions will be minimized during demolition and construction by limiting idling times of construction machinery, adequate maintenance of heavy machinery, and efficient scheduling of construction activities to minimize combustion emissions. Occupation and maintenance of the proposed clubhouse and associated residences will generate ongoing greenhouse gases through the consumption of electricity and natural gas or propane, moving (travel-related) sources, and transport and pumping of water. The table below quantifies construction emissions and those associated with annual (unmitigated) operational GHG generation. Table 5 GHG Emissions from Construction and Operation of the Bighorn Clubhouse Reconstruction (metric tons per year) CO2 CH4 N20 CO2e Construction Activities 901.76 0.18 0.00 905.64 Operational Activities' 883.86 3.75 0.00 964.63 Source:CalEEMod Version 2013.2.2.Values shown represent unmitigated emissions 1.Operation GHG emissions include area,energy,mobile,waste,and water source emissions. GHG emissions generated by the proposed project will not be substantial and will not directly or indirectly result in a significant impact to the environment or conflict with applicable GHG plans, policies or regulation. It should also be noted that the net operational GHG emissions are those associated with the new project but also the elimination of the current 40,000 square foot Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 30 clubhouse, which was constructed to less stringent energy performance criteria. Therefore, impacts to air quality and climate change from the generation of GHG emissions associated with construction and operation of the proposed project will be less than significant. Minimization Measures None Mitigation: None required. Monitoring: None required. Potentially Less Than Less Than No 8.HAZARDS AND HAZARDOUS MATERIALS-- Significant Significant Significant Impact Would the project: Impact with Mitigation Impact Incorporation 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 for people residing or working in the project area? 0 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? g)Impair implementation of or physically 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? Source: Site field surveys;Project development plans;Palm Desert General Plan&EIR,2004;Riverside County General Plan,2004. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 31 Background: While a Phase I environmental site assessment (ESA)has not been conducted on this site, the on-foot survey conducted did not uncover any sign of dumping or discharge of hazardous or toxic materials. There were no signs of soil staining that might be associated with the dumping of oil or other petroleum product. Neither were there any signs of dumping of construction materials or domestic trash. In summary, the site has been fully developed and operated for the past 25 years and is not known to harbor any potentially hazardous chemicals or other materials. However, the existing clubhouse's construction occurred at a time when asbestos-containing construction materials had been severely restricted and in many cases prohibited. Therefore, the occurrence of asbestos in the existing clubhouse is not anticipated. The United States Consumer Product Safety Commission (CPSC) banned lead paint in 1977 in residential properties and public buildings (16 Code of Federal Regulations 1303), along with toys and furniture containing lead paint. Lead-based paints are the primary concern in building remodeling and demolition, with the potential for construction and demolition workers to be exposed small particles of dust containing lead, which can have adverse health impacts. Lead-based paints and other potentially hazardous sources of lead are not expected to be encountered in the existing clubhouse. No known chemical or hazardous waste disposal has been known to occur on the site. There are no known underground tanks or buried materials on site or in the area. Clubhouse demolition and site development will include approximately 1.25 acres of disturbance, which will be limited and compact, focusing on the existing clubhouse building pad, adjoining lands and a limited portion of the driving range which will provide addition stormwater storage. While heavy equipment will be involved in demolition, grading,materials removal and hauling, the potential for these activities to result in the accidental release of toxic or hazardous materials is considered low. Discussion of Impacts: a-b) No Impact. The proposed demolition and reconstruction of the Bighorn clubhouse development and associated improvements will not directly result in the routine transport, use or disposal of hazardous materials. Upon completion, the clubhouse and four residential units are expected to use limited amounts of pool chemicals, cleaning and other "household" chemicals to be transported on site. Impacts associated with transportation, use, storage, or the release of hazardous materials is considered negligible. Therefore, the project will not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials. Neither will it create a significant hazard to the public or the environment through reasonably foreseeable upset or accident conditions involving the release of hazardous materials into the environment. c) No Impact. The St. Margaret's Pre-School and Pre-Kindergarten is located approximately 1.75 miles north of the project site. Further, the proposed project is not expected to store or use hazardous materials. There will be no impact to schools. d) No Impact. The project site is not located on or near a site included on a list of hazardous materials sites compiled by the California Department of Toxic Substances Control pursuant to Government Code Section 65962.5 and, thus, will not create a significant hazard to the public or environment. e-f) No Impact. The proposed project is not located in proximity to an airport or private airstrip. The nearest airport is located in Bermuda Dunes, approximately 6.5 miles northeast of the project site. Impacts would not occur. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 32 g) No Impact. The proposed project will not physically interfere with local or regional roadway networks, or interfere with implementation of an emergency response or evacuation plan. The proposed project is located behind the gates of the Bighorn development and accessed by a private road. Neither will the project affect internal circulation in the development that could hinder or interfere with an emergency response or evacuation. h) No Impact. The proposed project is located within the fully developed Bighorn golf club community in the City of palm Desert. The site is located at the base of the foothills of the Santa Rosa Mountains; however, there is very little vegetative fuel to feed a wildfire. The County of Riverside's hazardous fire area map (1987) does not identify this area as a high risk for wildland fires. The project will not expose people or structures to wildland hazards. Minimization Measures None Mitigation: Not required. Monitoring: Not required. 9.HYDROLOGY AND WATER QUALITY-- Potentially Less Than Less Than No Would the project: Significant Significant with Significant Impact Impact Mitigation Impact Incorporation 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 leml(e.g.,the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or Tanned uses for which permits have been anted)? 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? 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? Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 33 h)Place within a 100-year flood hazard area 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? Source: Site field surveys; Project development plan; USGS Topographic Maps; Preliminary Water Quality Management Plan for the Mountains at Bighorn Clubhouse, RCE Consultants, October 2015; Preliminary Hydrology report for the Mountains at Bighorn Clubhouse,RCE Consultants,October 2015;Project Grading&Drainage Plan,October 2015. Background: The Coachella Valley's geographic and geophysical isolation from marine influences to the west has resulted in a local subtropical climate with very limited rainfall through much of the year. While annual rainfall typically ranges from 4 to 6 inches on the desert floor, no measurable rainfall has been recorded in some years. The surrounding San Jacinto, Santa Rosa and Little San Bernardino Mountains are generally subject to cooler temperatures and receive more rainfall than the valley floor. Runoff is channeled through large watersheds that drain into the valley below. In the Coachella Valley, most rainfall occurs between November and March, but occasional high- intensity thunderstorms may occur during late summer and early fall. Although the desert floor can be dry at the beginning of a rainstorm, the ground can quickly become saturated when exposed to sufficient amounts and intensities of rainfall, substantially decreasing percolation and increasing runoff. Increased runoff produced upstream can potentially result in significant damage downstream. Urban development, which creates large, impervious surfaces, also increases the amount of runoff produced in the valley. Portions of the proposed project are crosses by small drainages emanating from the foothills to the west, while the concrete-lined Palm Valley Stormwater Channel passes through the community approximately 250 west of the clubhouse site. These drainages are dry except in the event of major storms. Stormwater and debris originating from distinct and limited watersheds are conveyed through and constrained within the creek and wash, and discharging into the Palm Valley Stormwater Channel. The proposed project involves the demolition of the existing 40,000± square foot clubhouse and the construction of a new 73,000 square foot clubhouse with four condominium units. The site is situated on a 7.7 acre parcel. The net drainage area to be managed by the new development totals 7.4 acres. The Clubhouse has two drainage areas as shown on the Proposed and Existing Hydrology Maps in Appendix A of the project hydrology report. The existing Drainage Area 1 consists of 5.6 acres of surface water runoff that flows into the existing lake north of the Clubhouse, located adjacent to the #9 green. Drainage Area 2 is 1.8 acres that sheet flows onto the driving range. The proposed reconstruction at Bighorn Country Club will redirect more surface water runoff to the driving range, creating a proposed Drainage Area 2 of 5.5 acres. Drainage Area 1 will be reduced to contain 1.9 acres of the proposed tributary area. The proposed grading and utility improvement plans will help mitigate the 5.5 acres to the Clubhouse driving range with both grading design and a new storm drain system. The new storm drain system will collect water along the front of the building and outlet onto the driving range. The Clubhouse Driving Range will contain a depressed area that will act as an infiltration and retention basin. This depressed area is sized to contain 100 percent of the mitigated water for a 100-year 24-hour storm event. See Appendix A of the hydrology report for the Existing and Proposed Hydrology Maps for more information on the drainage areas and preliminary design. Bighom Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 34 Discussion of Impacts: a) Less Tan Significant With Mitigation. With the application of Best Management Practices set forth in the project Water Quality Management Plan the proposed project will not violate any water quality standards or waste discharge requirements. Construction at the site will be subject to all applicable water quality standards for waste discharge requirements of the City. A Storm Water Pollution Prevention Plan (SWPPP) may be required because there is more than one acre of disturbed area. Compliance with existing regulations and requirements will result in a less than significant impact on water quality standards and waste discharge requirements. b) Less Than Significant. The proposed project will not generate a substantial increase in demand for water or interfere with groundwater recharge. Water demand will be limited to that generated by the existing development, increases generated by the larger locker rooms and dining area, and from the four condominium units that are also a part of the project. New project landscaping plan is predominantly native and drought tolerant species. Therefore, water demands of the landscaping are expected to be minimal. The project will not interfere with groundwater recharge programs or result in a lowering of the local groundwater table. Therefore, the project will have less than significant impacts to groundwater supplies and groundwater recharge. c-f) As previously mentioned, the proposed project will largely maintain existing drainage patterns while somewhat modifying the current management regime to take greater advantage of the adjoining driving range for storage of stormwater. Any excess runoff is expected to be retained on site; however, the Palm Valley Stormwater Channel is located immediately west of the site and regional runoff is conveyed by this facility to the Whitewater River to the north. The City Engineer will review the final hydrology study to assure that storm flows do not exceed current volumes, and are not polluted. These standard conditions of approval will assure that impacts associated with storm flows and pollution are reduced to less than significant levels. No local or regional flood control facilities will be significantly impacted by project runoff. Construction and occupancy of this project will not otherwise degrade water quality. g-h) No Impacts. The proposed project will not place housing or structures within a 100-year flood zone. According to the General Plan, the proposed site is located outside FEMA-mapped flood zones. No impacts would occur. i j) No Impacts. The project site is located downstream of the Palm Valley dam and debris basin from which storm flows are discharged into the Palm Valley Stormwater Channel. During most of the year the debris basin and channel area dry. The dam impoundment is shallow, its primary function being to de-balk stormwater of sand, gravels and other debris before discharging into the channel. The project site is not located in the vicinity of a standing body of water, which could be subject to either seiche or tsunami. While it is conceivable that an earthquake of major magnitude could occur at the same time as a rain event fills the subject debris basin, the simultaneous occurrence of these two events if highly unlikely. The project site is not subject to hazards associated with seiche, tsunami, or mudflow. No impacts are expected. Minimization Measures None Mitigation:Not required. Monitoring: Not required. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 35 10.LAND USE AND PLANNING-Would the Potentially Less Than Less Than No project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation 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? Source:Project materials;Palm Desert General Plan&EIR,2004;Municipal Code Chapter 25.15;CVMSHCP. Background: The project proposes the construction of a new 73,000 square foot clubhouse with four condominium units on lands that are designated "Low Density Residential". The clubhouse is an ancillary use to the Bighorn golf club community. City review of this project requires a separate "Precise Plan" development approval. The proposed development will replace the existing clubhouse within the largely built out Bighorn community. The proposed project also requires the processing of a Development Plan amendment, the approval of which is necessary for the proposed Precise Plan and TTM to be consistent. Discussion of Impacts: a-b) No Impact. The proposed project is located within the already developed Bighorn community and is comprised of single-family development, championship golf course, clubhouse and ancillary facilities and amenities. The development was built in conformance with the City General Plan, Zoning Ordinance and Development Plan. The proposed Development Plan amendment is necessary to make the proposed Precise Plan and TTM consistent with the underlying Development Plan. c) The subject development pre-dates the establishment of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). The MSHCP establishes conservation areas and development impact fee areas in the valley. Lands that were developed prior to 1996, such as the clubhouse, are exempt from the provisions of the MSHCP. Minimization Measures None required. Mitigation: None required. Monitoring: None required. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 36 11.MINERAL RESOURCES--Would the Potentially Less Than Less Than No project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation 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 ❑ ❑ ❑ useplan? Source: Soils Survey of Riverside County,California,Coachella Valley Area,"U.S. Soil Conservation Survey, September, 1980;Mineral Land Classification:Aggregate Materials in the Palm Springs Production-Consumption Region,Special Report 159(Plate 15),"California Department of Conservation,Division of Mines and Geology, 1988;Palm Desert General Plan&EIR,2004. Background: The California Division of Mines and Geology determines the location of mineral resources of statewide or regional significance. Lands in the City of Palm Desert are located in Mineral Resource Zones 1 and 3 (MRZ-1, MRZ-3). The subject project is located in MRZ-3 and is approximately 1,500 feet from the nearest point of contact with bedrock, and therefore has relatively shallow soils. Mineral resources in the Coachella Valley are largely limited to sand and gravels, and the lack of a fluvial regime and deposition in the area precludes such resources in the project area. Mining of potentially viable sand and gravel resources is also precluded by existing development. Discussion of Impacts: a-b) No Impact. The proposed project is located in Mineral Resource Zone 3, which is an area where inadequate information is available to determine the significance of mineral deposits present. The City does not consider these areas to contain deposits of significant economic value. It should also be noted that surrounding residential development makes the reclamation of such resources infeasible. Minimization Measures None Mitigation:None required Monitoring: None required 12.NOISE--Would the project result in: Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance,or applicable ❑ ❑ ® ❑ standards of other agencies? b)Exposure of persons to or generation of excessive oundbome vibration or groundborne noise levels? ❑ ❑ ® ❑ Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 37 c)A substantial permanent increase in ambient noise levels in the project vicinity above levels ❑ ❑ ® ❑ existing without theproject? d)A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without theproject? ❑ ❑ ❑ ❑ 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 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? Source:Palm Desert General Plan&EIR,2004;City Noise Ordinance,Chapter 94.24 of the Municipal Code. Background: The City of Palm Desert Noise Element of the General Plan provides guidelines for community noise impacts per land use designation. According to City standards, residential land uses are considered "noise sensitive" thereby restricting allowable noise levels within the planning area. The Palm Desert Noise Ordinance (Chapter 9.24) sets limits on the days and time when noise generating construction activities may occur. Further more, the allowed weekday times of construction vary with the season Oct. 1st to April 30th and May Ist to September 30th. Generally, construction activities are permitted between 7 AM and 5:30 PM, with an hour early start during the hot summer months. Saturday construction hours are limited to 8 AM to 5 PM. Section 9.24.030 establishes noise level limits in residential and other land use areas. The lands surrounding the subject property are in residential use. The applicable 10-minute average decibel limit (A-weighted scale) is 55 dBA from 7 AM to 10 PM, and 45 dBA from 10 PM to 7 AM. Interior noise levels are generally not to exceed 45 dBA CNEL in all habitable rooms. Construction work is not permitted on Sundays and major holidays. Ambient Noise Levels The ambient noise level in the project area is quite low, being impacted by normal residential activity, including landscaping and golf course maintenance and vehicular traffic from nearby Highway 74. Construction Noise Implementation of the project will result in temporary and intermittent noise from construction activities. Although construction related noise will be short-term, activities are likely to produce noise levels that are occasionally excessive and intrusive especially during the demolition phase of construction. Noise impacts associated with other construction activities will result from clearing, grading, hauling and deliveries, pneumatic nailers and other construction equipment, and associated activities. Earth moving equipment, such as cranes, bulldozers, backfillers, and front loaders, could generate noise levels between 73 and 96 dBA at 50 feet. Rock and concrete removal equipment can generate noise levels between 79 to 89 dBA at 50 feet, with the highest noise levels generally to range from 88 to 96 dBA at 50 feet. Demolition and site grading is expected to take six to eight weeks to complete. No blasting will be associated with this project. I . Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 38 Discussion of Impacts: a) Less Than Significant. Development of the site will result in short-term impacts associated with demolition construction noise. These impacts are temporary and will cease when once construction is completed. Construction noise is regulated by the Municipal Code to occur during the least sensitive daytime hours, which helps to lower the potential impacts. The short-term nature of construction activity assures that project noise impacts are consistent with City regulations. b) Less Than Significant. Development of the proposed project will temporarily generate noise and groundbourne vibrations through demolition and construction-related activities, especially during excavation and grading, but will cease once construction is completed. Impacts are therefore expected to be short-term and less than significant. c) Less Than Significant. The proposed clubhouse project will replace an existing clubhouse. Outdoor activity areas and other potential sources of outdoor operational noise are to be situated in the same general locations as under the current development. The proposed clubhouse re-build is consistent with the City's existing land use designation for low-density residential use and is generally not considered a significant noise generating land use. There will be no substantial permanent increase in ambient noise levels in the project vicinity when compared to the current condition. d) Less Than Significant With Mitigation. The construction of the project may generate a substantial but short-term increase in ambient noise levels that would not occur if the project were not constructed. The subject construction noise impacts are anticipated by the City Noise Ordinance. It should be noted that post-construction ambient noise levels will be the same as existing conditions. Measures are set forth below to ensure that noise associated with construction and operation of the new clubhouse will be less than significant. e,f) No Impact. The Bermuda Dunes Airport is the nearest airport/airstrip located approximately 7.5 miles northeast of the proposed project, and does not conduct flight operations over the proposed project. No impacts associated with aircraft operational noise levels would occur. Minimization Measures None Mitigation 1. Construction activities shall comply with the hours of operation and noise levels identified in the City Noise Ordinance. Construction activities on-site shall be restricted to the hours between 7:00 a.m. and 5:30 p.m. on weekdays and the hours of 8:00 a.m. and 5:00 p.m. on Saturday to minimize the potential for noise impacts during more sensitive time periods. No construction will be permitted on Sundays or holidays. 2. All phases of the project shall comply with all relevant development standards and Municipal Code requirements to ensure that demolition, grading and construction activities and site operations do not create unnecessary adverse noise impacts beyond the site boundaries. Construction activities shall incorporate feasible and practical techniques that minimize noise impacts on adjacent uses. 3. As a part of project grading permits, operations regulation shall include but not be limited to the following: Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 39 a. The contractor shall comply with all local sound control and noise level rules, regulations and ordinances that apply to any and all work performed pursuant to the contract. b. Internal combustion engines used onsite shall be in proper working order, maintained in a proper state of tune, and equipped with a muffler of a type recommended by the manufacturer. No internal combustion engine shall be operated on the project site without said muffler. C. Stationary equipment should be placed such that emitted noise is directed away from noise- sensitive receptors. d. Stockpiling and vehicle staging areas should be located as far as practicable from noise- sensitive receptors (homes). Every effort should be made to create the greatest distance possible between noise sources and sensitive receptors during construction activities. e. The construction operations generating the most noise shall be arranged to occur together in the construction program to avoid continuing periods of greater annoyance. f. Parking, refueling and servicing operations for all heavy equipment and on-site construction vehicles shall be located as far as practical from existing homes. Monitoring A. Demolition and materials removal activities shall be monitored to assure that they are carried out in the most sensitive and expeditious manner practicable. Monitoring shall ensure that construction operations occur only between the allowed hours prescribed in the City Noise Ordinance. Responsible Parties: General and grading contractors; City Building and Safety 13.POPULATION AND HOUSING— Would the project: Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation 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 housing, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? c)Displace substantial numbers of people, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? Source:Palm Desert General Plan&EK 2004;U.S. Census Bureau,2000, and 2007-2011 American Community Survey; California Dept.of Finance. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 40 Background: The City of Palm Desert's population increased from 41,155 people in 2000 to 48,445 people in 2011. This represents a 17.7% increase over the ten-year period. The Department of Finance estimated City 2014 population at 50,424 and 51,053 in 2015. The total number of households in the City in 2015 was 37,905 households in the City of which approximately 40% are single-family homes. The City has an average household size of 2.12 persons per household. The proposed project will result in the construction of four condominium units, which could add approximately nine additional persons to the community. Discussion of Impacts: a-c) The proposed project will result in the demolition of the exiting Bighorn clubhouse and the construction of a new clubhouse that will include four condominium units. The proposed project will have a less than significant impact on City housing and population. The proposed residences will not displace people or housing. There will be no meaningful impact to population or housing. Minimization Measures (If any): Mitigation:Not required. Monitoring: Not required. 14.PUBLIC SERVICES— Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities,the construction of which could cause significant environmental impacts,in order to maintain acceptable service ratios,response times or other performance objectives for any of the public services: Fireprotection? ❑ ❑ ® ❑ Police protection? ❑ ❑ ❑ Schools? ❑ ❑ ® ❑ Parks? ❑ ❑ ❑ Other public facilities? ❑ ❑ ❑ Source:Project development plans;Palm Desert General Plan&EIF,2004. Bighom Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 41 Background: Fire Protection: The City provides fire protection and paramedic services in Palm Desert under contract with Riverside County. First response is expected to be from Station No. 33 located on Towne Center Way approximately five miles north of the subject property and response time should be 5 to 7 minutes. In addition, Station 55 located on Eldorado Drive in Indian Wells and Stations 50 and 69, both in Rancho Mirage, will also be able to respond to a call for service from this area of the City. The City has a dedicated Fire Marshall to review projects and provide guidance. The project will generate a very modest incremental and less than significant demand for fire protection services. Police Protection: Riverside County Sheriffs Department provides police protection under contract with the City. A Sheriffs substation is located on Gerald Ford Drive and a satellite station is located in the City Civic Center complex on Fred Waring Drive. The Sheriffs Department provides protective response, investigatory, and patrol services. A Community Services Officer is assigned to patrol the City on a 24-hour basis. The project will generate no new demand for police/law enforcement services. Schools: The City of Palm Desert is part of the Desert Sands Unified School District (DSUSD). The City is host to elementary, middle and high schools. Nearby St. Margaret's School provided both pre- school and pre-kindergarten. The project will generate a very limited or negligible demand for additional school services. Parks: The City provides a wide array of parks and recreational facilities in the City. It also supports programs of the YMCA and the Coachella Valley Parks and Recreation District. In the vicinity of the subject property is the 27-acre Cahuilla Hills Community Park and the 27-acre Homme/Adams Regional Park located near the Palm Valley Stormwater Channel. This area of the City is also rich in walking and hiking trails, including several in proximity to the project site. Medical A number of physicians' offices and urgent care facilities are located within the City of Palm Desert and in the project vicinity. In addition, there are several large health care facilities in the Coachella Valley, all of which serve Palm Desert and are in proximity to the subject property. The 100-acre campus of Eisenhower Medical Center, located in Rancho Mirage, is comprised of a 261-bed, general acute care hospital, the Barbara Sinatra Children's Center, the Betty Ford Center for persons with alcohol and drug dependency, and the Annenberg Center for Health Sciences, a conference and communications facility. The Eisenhower Comprehensive Cancer Center provides several disciplines of cancer management under one roof, offering a comprehensive range of oncology services. Discussion of Impacts: a) No Impact & Less Than Significant. The proposed residential project will generate a very modest and less than significant increase in demand for fire protective services and no new impact for police services. It will also generate an equally limited demand for medical facilities and services, schools and parks. The project will not significantly increase demand for public services or adversely impact the provision of government facilities. Minimization Measures None Mitigation: Not required. Monitoring:Not required. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 42 15.RECREATION— Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation 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? Sources: Development plans;Palm Desert General Plan&EIR,2004. Background: As noted above, the City provides a wide array of parks and recreational facilities in the City. It also supports programs of the YMCA and the Coachella Valley Parks and Recreation District. In the vicinity of he subject property is the 27-acre Cahuilla Hills Community Park and the 27-acre Homme/Adams Regional Park located near the Palm Valley Stormwater Channel. This area of the City is also rich in walking and hiking trails, including numerous trails in proximity to the development. The proposed clubhouse re-build will preserve the numerous recreational amenities currently provided, including a community swimming pool, tennis courts, a new pickle ball court and bocci ball court. Discussion of Impacts: a-b) No Impacts. The proposed residence will only very modestly increase population and will not result in an increased demand for or use of neighborhood or regional parks and facilities. The project will not result in or the need for addition or expansion of recreational facilities. No impact would occur. Minimization Measures None Mitigation: Not required. Monitoring: Not required. 16.TRANSPORTATION/TRAFFIC—Would the Potentially Less Than Less Than No project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Conflict with an applicable plan ordinance or policy establishing measures of effectiveness for the performance of the circulation system,taking into ❑ ❑ ❑ account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system,including but not limited to intersections,street4 highways and freeways, pedestrian and bicycle paths,and mass transit? Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 43 b)Conflict with an applicable congestion management program,including,but not limited to level of service standards 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? ❑ ❑ ❑ 0 Result in inadequate parking capacity? ❑ ❑ ❑ g)Conflict with adopted policies,plans,or programs supporting alternative transportation(e.g.,bus turnouts, ❑ ❑ ❑ bicycle racks)? Source:Project development plans;Pahn Desert General Plan&EIR,2004; "Trip Generation, 8th Edition,ITE. Background: The proposed project will result in the demolition and re-build of the Bighorn clubhouse at the same development site. Clubhouse access will remain largely unchanged and will not conflict with any circulation plan, ordinance or policy. No intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit will be affected by the proposed development. Discussion of Impacts: a-g) No Impact. The proposed project will only very modestly increase population and traffic, and will not affect any transportation plans, ordinances or policies. The project will not conflict with any applicable circulation or congestion management plan, and will not affect air traffic patterns. The project will modestly increase the number of homes in the area. Therefore, there will be no impact to emergency access. The project does not conflict with any City parking capacity or alternative transportation plans and policies. There will be no adverse impacts to transportation. Minimization Measures None Mitigation: Not required. Monitoring: Not required. 17.UTILITIES AND SERVICE SYSTEMS— Potentially Less Than Less Than No Would the project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation 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 could ❑ ❑ ® ❑ cause significant environmental effects? I . Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 44 c)Require or result in the construction of new storm water drainage facilities or expansion or 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 a determination by the wastewater treatment provider,which serves or may serve the project that it has adequate capacity to serve the ❑ ❑ ❑ projects projected demand in addition to the providers 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 statues and regulations related to solid waste? ❑ ❑ ❑ Source:Project development plans;General Plan&EIR,2004;Sanitary Sewer Management Plan,Coachella Valley Water District,2010. Background: The project site is located within the service boundaries of the following providers: Coachella Valley Water District (water & sewer), Southern California Edison, the Southern California Gas Company, and Burrtec (solid waste). Sanitary Sewer Coachella Valley Water District provides wastewater collection and treatment services to existing residential and other development in the project vicinity. CVWD has 12-inch sewer mains located within the Highway 74 right-of-way that connect to 8-inch sewer mains located within private streets in existing residential development including the subject property. The CVWD sewage treatment plant which treats effluent collected in the project area is located approximately 5 miles northeast of the site on Cook Street in the City of Palm Desert. The plant's treatment capacity is approximately 18 million gallons per day (mgd). The plant also treats and has expanded storage for tertiary treated water; CVWD delivers reclaimed wastewater for irrigation to several projects. Current tertiary water capacity is 15 mgd. The Bighorn project is connected to the CVWD sewer system. Domestic Water The subject property is located within the Coachella Valley Water District (CVWD) service area. CVWD provides domestic water service to the project vicinity. CVWD has 12-inch water mains located in Highway 74, as well as 8-inch and 12-inch mains in private streets within existing single-family, condominium, mobile home and apartment residential development in the area. CVWD also has 12-inch and 24-inch mains located in the Palm Valley Stormwater Channel in the project vicinity. The planning area is served by three reservoirs located upslope and on the south side of the Bighorn development. Water service is long established at this site and facilities and capacity are adequate to serve the new clubhouse development. Solid Waste The City of Palm Desert has a franchise agreement with Burrtec for solid waste collection and disposal services. Residential pick up is generally provided once per week, and commercial pick up is offered up to six days a week. Solid waste is hauled to the recycling and transfer center where solid waste enters the Riverside County Waste Management waste stream, is sorted and sent to either the Lambs Canyon landfill in Beaumont, the Badlands landfill in Moreno Valley, or the El Sobrante landfill in Corona. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 45 The El Sobrante Landfill is permitted to receive 10,000 tons of refuse per day (tpd), of which 4,000 tpd is reserved for waste generated within Riverside County and is expected to be in operation until approximately 2031. The Lamb Canyon Landfill is located between the City of Beaumont and City of San Jacinto off State Route 79 and is permitted to receive 3,000 tons per day of trash for disposal and has a remaining disposal capacity of approximately 12.9 million tons. The landfill is expected to be in operation until approximately 2023. Further landfill expansion potential exists at the Lamb Canyon Landfill site. The Badlands Landfill is located northeast of the City of Moreno Valley is permitted for landfilling and for excavation and stockpiling cover material and other ancillary activities. The landfill is owned and operated by Riverside County, and is permitted to receive 4,000 tons per day and has an overall remaining disposal capacity of approximately 10.2 million tons. The Badlands Landfill is projected to be in operation until 2016. Further landfill expansion potential exists at the Badlands Landfill site. In addition, Riverside County Waste Management also operates a successful recycling program, which has substantially diverted recyclables from the waste stream. Landscape maintenance companies operating in the Coachella Valley utilize composting for the disposal of green waste. Several green waste composting facilities are located in the area. Discussion of Impacts: a-d) No Impact & Less Than Significant. The proposed clubhouse re-build and associated four residences will not generate significant amounts of new wastewater or substantially increase water demands. Water demands will be limited to clubhouse, residences, pool and landscaping improvements, and will connect to the existing water lines currently serving existing development. The project will largely retain the existing drainage patterns and the existing drainage areas, with limited additional storage capacity planned within the adjoining driving range. E,f) Less Than Significant. The project includes the demolition of the existing 40,000 square foot clubhouse and will generate a substantial amount of solid waste. While plans include provisions for possibly burying at least some of the concrete to be removed from the site, most of the project will be hauled to a solid waste disposal site. Opportunities for concrete recycling are available at the Granite Construction Indio Quarry in north Indio. Minimization Measures None Mitigation: Not required. Monitoring: Not required. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 46 18.MANDATORY FINDINGS OF Potentially Less Than Less Than No SIGNIFICANCE Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a)Does the project have the potential to degrade the quality of the environment,substantially reduce the habitat of 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 the major periods of California history orprehistory? 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 futureprojects)? c)Does the project have environmental effects, which will cause substantial adverse effects on ❑ ❑ ❑ human beings,either directly or indirectly? a) Less Than Significant. Biological and Cultural Resources: The proposed project will be constructed at the site of the existing clubhouse, which was built approximately 25 years ago. The site is highly active with golf operations, restaurants and lounges, outdoor event areas and other activities. The proposed project will incorporate new landscaping that in the subject context may provide limited enhanced habitat especially for nesting and foraging birds. The project will not substantially reduce the fish or wildlife habitat or affect the populations of any sensitive fish or wildlife species. b) The proposed clubhouse rebuild is located in proximity to existing residential, golf course, flood control and other development. No native or undeveloped lands will be affected by the proposed project. There will be no substantial reduction in wildlife habitat nor will it restrict the movement or range of any plant or animal. Neither will be the project impact any important examples of California history or prehistory. c) The proposed project is consistent with the General Plan and surrounding land uses. The project is the replacement of the existing clubhouse on the footprint of the existing clubhouse, and will not result in cumulatively considerable impacts. d) As demonstrated in this Initial Study, the project will not have adverse environmental effects on human beings directly or indirectly. Minimization Measures None Mitigation: None required Monitoring: None required. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 47 APPENDICES A. Visual Impact Assessments—VisionScape Imagery and Terra Nova. October 2015. B. Line-of-Sight Survey-RCE Consultants. September 2015. C. Preliminary Hydrology Report, RCE Consultants. October 2015 D. Water Quality Management Plan, RCE Consultants. October 2015 LIST OF EXHIBITS 1. Vicinity Map 2. Preliminary Grading Plan 3. Preliminary Site Plan 4. Aerial View 5. Palm Desert General Plan Land Use Map LIST OF DOCUMENTS CONSULTED • Site Plan, Preliminary Grading and Drainage Plans, prepared by RCE Consultants, 2015 • Architectural Design Package, Swaback Partners. October 2015. • Water Quality Management Plan, RCE Consultants. October 2015 • Preliminary Hydrology Report, RCE Consultants. October 2015. • City of Palm Desert Comprehensive General Plan, adopted 2004. • City of Palm Desert Municipal Code Chapter 25.15, Noise Ordinance. • "Mineral Land Classification: Aggregate Materials in the Palm Springs Production-Consumption Region, Special Report 159," California Department of Conservation, Division of Mines and Geology, 1988. • Profile of General Population and Housing Characteristics, U.S. Census, 2015. • California Scenic Highway Mapping System, 2009. • Field and Photographic Surveys, 2015. • Soils Survey of Riverside County, California, Coachella Valley Area," U.S. Soil Conservation Survey, September, 1980. • California Department of Conservation Farmland Mapping and Monitoring Program, 2001. 0 2007 Air Quality Management Plan, SCAQMD, 2007. Bighorn Clubhouse PP/TTM/DPA CEQA Initial Study/November 2015/Page 48 • State and Federal Ambient Air Quality Standards, California Air Resources Board, March 2008. • 2008 Air Quality Significance Thresholds, SCAQMD, March 2009. • "Final 2003 Coachella Valley PM10 State Implementation Plan," South Coast Air Quality Management District, August 1, 2003 • "Coachella Valley Multiple Species Habitat Conservation Plan and Natural Community Conservation Plan and Associated Santa Rosa and San Jacinto Mountain Trails Plan," prepared by the Coachella Valley Association of Governments, 2007. • John G. Rau and David C. Wooten, "Environmental Impact Analysis Handbook," 1980. • California Department of Conservation, Division of Land Resources Protection Farmland Mapping and Monitoring Program Map, 2001. I I y 0 [ P -r [ M O E � � I 73-51 o FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-2578 TEL: 760 346—o6ic FAX: 760 341-4564 info@palm-desert.org November 25, 2015 ARCHITECTURAL REVIEW COMMISSION ACTION CASE NO: DP/PP 15-273/TTM 37023 APPLICANT AND ADDRESS: BIGHORN GOLF CLUB, 255 Palowet Drive, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to preliminarily approve the construction of a 73,000 sq. ft. clubhouse facility including underground parking and four residential condominium units; Bighorn Golf Club. LOCATION: 255 Palowet Drive ZONE: P.C.D. / D Upon reviewing the plans and presentations submitted by staff and by the applicant, the Architectural Review Commission granted preliminary approval as submitted. Date of Action: November 24, 2015 Vote: Motion carried (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision. Any amendments to this approved plan would need to be re-submitted to the Commission for approval.) STAFF COMMENTS: It is your responsibility to submit the plans approved by the Architectural Review Commission to the Department of Building and Safety. 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