HomeMy WebLinkAboutRes No 171PLANNING COMMISSION RESOLUTION NO. 171
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL
AND CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT FOR
THE PARK VIEW SUBDIVISION PROJECT.
CASE NO. TT 8237
WHEREAS, the Planning Commission of the City of Palm Desert has held
a duly noticed Public Hearing on August 31, 1976, on the final environmental
impact report on a 185-unit residential subdivision submitted by U.S. LIFE
SAVINGS AND LOAN ASSOCIATION and located on a 54-acre site east of Portola
Avenue, west of Deep Canyon and south of the Whitewater River Storm Channel,
more particularly described as:
A portion of the
Southwest 1/4, Section 16
T5S, R6E, SBB & M
WHEREAS, said environmental impact report does conform to the pro-
visions of the California Environmental Quality Act of 1970 and the Palm Desert
Resolution No. 74-14 on Environmental Quality Procedure.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Palm Desert as follows:
That it does hereby recommend to the City Council of Palm Desert that
it certify as complete that certain draft environmental impact report attached
hereto as Exhibit "A", and incorporated by reference herein as though fully set
forth at length, together with all comments received from other agencies, or-
ganizations, and community groups thereon, and the responses to such comments
prepared by the City staff, as the certified final environmental impact report
for the Park View Subdivision project.
PASSED, APPROVED, and ADOPTED at a regular meeting of the Palm Desert
Planning Commission held on the 31st day of August, 1976, by the following
vote, to with:
AYES: BERKEY, KELLY, MILLS, VAN DE MARK, WILSON
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
\ '
`\ `,\\
PAUL A. WILLIAMS, SECRETARY
81-711 Highway 111 - Indio, California 92201
cleic iv
AUG 2 3 L97 G
ENVIRONMENTAL SERVICES
CITY OF. PALM DESERT,
Mr. Stephen A. Fleshman
City of Palm Springs
45-275 Prickly Pear Lane
Palm Desert, California 92260
Dear Mr. Fleshman:
August 20, 1976
We acknowledge receipt of the Environmental Impact Report for
Parkview Subdivision that was addressed to Karl Kelsey, Presi-
dent of the Coachella Valley Resource Conservation District
for review and comment.
We have had the EIR reviewed considering items within the realm
of the CVRCD's responsibilities. These points of consideration
and com,,ents are as shown on the attached worksheets.
We appreciate the opportunity to review and comment on this
proposed project.
Yours truly,
oyce Harcrow
Corresponding Secretary
6
CF-EVT-1
3/14/75
Coachella Valley Resource Conservation
District
ENVIRONMENTAL IMPACT STATEMENT REVIEW WORKSHEET *
(Write NA "Not Applicable", or RAC "Received
Adequate Consideration", as appropriate. Give
brief narrative description of exceptions)
PVT Cal-3 . )
?..-',tschr.ent Jo .
Points of
Consideration
Comment
1. Suitability or limitation of
soils for proposed action.
.
2. Provision for erosion control
and water management during
construction.
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3. Provisions for conservation
treatment on project lands,
rights of way, access.
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4. Effects of water discharge
from project lands; water
quality.
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5. Effects of disruption of
natural drainage patterns.•
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6. Impact on existing conser-
vation systems; provision
for protecting existing
systems.
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7. Amount of prime land or
significant water resource
being lest to project.
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_f. e. t
8. Impacts of severance; pro-
vision for access corridors.
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Points of
Consideration
•
Comments
•
9. Impact on wetlands; pro-
vision for reducing ad-
verse effects.
, fi
10. Provision for stockpiling,
conserving, or properly,
disposing of topsoil.
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11. Pollution impacts and pro-
vision for minimizing ad-
verse effects.
•
,
12. Other related resources
evaluated as to effect
of proposed action.
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13. Effect on SCS or other
agency projects. Projects
not recognized in EIS.•
,
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14. Consideration and pro-
vision for floodplain
effects.
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,
,
15. Impact on historical or
archelogical resources.
* Federal Register, June 3, 1974, Volume 39, Number 107, Par III
Additional Comments
;TATE OF CALIFORNIA—RESOURCES AGENCY EDMUND G. BROWN JR., Governor
�ALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD-
�OLORADO RIVER BASIN REGION
73-271 Highway 111, Suite 21
Palm Desert CA 92260
Phone: (714) 346-7491
August 9, 1976
Department of Environmental Services
P. 0. Box 1977
Palm Desert, CA 92260
We have reviewed the draft Environmental Impact
Report and Tentative Map for Parkview Subdivision.
We do not anticipate any adverse water quality
impacts resulting from the proposed project since
sewage will be conveyed to the community sewerage
system.
JERROLD A. BRUNS
Environmental Specialist
JAB/ajj
1',VG 1
ENVIROi [f1ENTAL SERVICES
Cl-N OF PALM DESERT
TO: Director of Environmental Services
City of Palm Desert
FROM: Lloyd W. Rogers, R.S., Supervising Sanitarian
Riverside County Health Department - Desert District
DATE: August 18, 1976
The Department of Public Health of Riverside County has
reviewed the Environmental Impact Report for Tract #8237. We
recommend that this report be accepted.
We have no further comments at this time.
SOUTHERN tom;'' I EF
R. W. RIDDELL
Eastern Division
Distribution Planning Supervisor
Department of Environmental Services
P.O. Bnx 1977
Palm Desert, California 92260
Re: Tr 8237
rid
3700 CENTRAL AVENUE • RIVERSIDE, CALIFORNIA
Mailing Address P. O. BOX 2200, RIVERSIDE, CALIFORNIA 92506
August 3, 1976
Location of Nearest Gas Main:
Desert Star, Erin and Primrose Dr.
at Tract Line
Iif,r,
I,��, c•
ENV! RON,,<;;-N„-aL
CiTy OF ^ia M D� SERVICE S
This letter is not to be interpreted as a contractual commitment to
serve the proposed project; but only as an information service. Its
intent is to notify you that the Southern California Gas Company has
facilities in the area where the above named project is proposed. Gas
service to the project could be provided from an existing main without
any significant impact on the environment. The service would be in
accordance with the Company's policies and extension rules on file with
the California Public Utilities Commission at the time contractual
arrangements are made.
The availability or natural gas service, es set forth in this letter,
is based upon present conditions of gas supply and regulatory policies.
As a public utility, the Southern California Gas Company is under the
'!'isdi'.;tion of the "dl t'ornia Public Utilities Commission. We can
I 0 be effected by actions of federal ro uhaLcry agencies, Sheel-'
these agencies take any action which affects gas supply or the condition
under which se'r'vice is available, gas service will be provided in accordance
with revised conditions.
We have developed several programs which are available, upon request, to
provide assistance in selecting the most effective applications of energy
conservation techniques for a particular project. If you desire further
information on any of our energy conservation programs, please contact
this office For assistance.
Southern California Edison Company
36-100 Cathedral Canyon Drive
Cathedral City, California 92234
To: (it; d >`' /�3L L iz
Subject: C/TL_CM /h %mact 8237
Environmental Impact Report
Gentlemen:
46. 10
This is to advise that the subject property is located within the service terri-
tory of the Southern California Edison Company and that the electric loads of
the project are within parameters of projected load growth which Edison is plann-
ing to meet in this area.
Unless the demand for electrical generating capacity exceeds our estimates, and
provided that there are no unexpected outages to major sources of electrical
supply, we expect to meet our electrical load requirements during 1976-1978.
Our total system demand is expected to continue to increase annually; and, if
our plans to proceed with future construction of new generating facilities con-
tinue to be delayed, our ability to serve all customer loads during peak demand
periods could become marginal by 1979.
In addition, the major fuel used in Edison's generating facilities is low sulfur
fuel oil. Because of the extraordinary availability of alternate sources of
energy, in addition to our customer's conservation efforts, we now believe that
our low sulfur fuel oil inventory, together with our contractual commitments for
delivery, will permit us to meet the forecasted demand for electricity during
1976.
It is our intention to continue to do everything that can reasonably be accomplish-
ed to provide our customers with a continuous and sufficient supply of electricity.
Very truly yours,
VISD
{\UG 2 6151"
EtIVIROV,IAENTAL. DESERT S
CITY OF PAIN
environmental impact
TOP!
PflHHVICUJ SUDDVISiOfl
JULY 1976
•
prepared for
U. S. LIFE SAVINGS & LOAN
Prepared by Rowland Sweet
• Consulting Services
Market Studies
Marketing Techniques
Operations Management
Financial Consultation
Rowland F. Sweet
Real Estate Development Consultant
73-535 Pinyon Street
Palm Desert, California 92260
Telephone 714-346-9401
City of Palm Desert
City Hall, Prickly Pear Square
Palm Desert, California 92260
• Real Estate Packaging
Development Concepts
Land Planning
Architectural Consultation
Project Pro Forma
July 21, 1976
Attention: Mr. Paul A. Williams
Director of Environmental Services
Re: Parkview - A proposed residential subdivision
of Residential Neighborhood 3,
City of Palm Desert
Gentlemen:
The attached Environmental Impact Report is sub-
mitted herewith providing informational documents
for consideration in assessing the impact in -the City
of Palm Desert of the proposed residential project.
RFS/mj
Enc.
ruly yours,
Rowland F. Sweet
Southern California Correspondent for C.G.O. Enterprises, Inc.
Land Acquisition, Improvement & Construction Financing
PARKVIEW
A Residential Subdivision
ENVIRONMENTAL IMPACT REPORT
JULY 21, 1976
PREFACE
The Draft Environmental Impact Report contained
herein was prepared by Rowland F. Sweet, Real
Estate Development Consultant, 73r535 Pinyon
Street, Palm Desert, California.
This report was prepared in accordance with the
guidelines of the State of California Environmental
Quality Act of 1970 and subsequent Amendments
thereto, and pursuant to instructions of Paul A.
Williams, Director of Environmental Services, City
of Palm Desert, letter of July 8, 1976.
Reference to and consideration of the Palm Desert
General Plan and subsequent Environmental Impacts
Reports issued by the Environmental Services De-
partment, City of Palm Desert was made and sections
thereof incorporated into this Report.
Rowland F. SWeet
TABLE OF CONTENTS
I. INTRODUCTION
II. DESCRIPTION OF THE PROJECT
III. EXISTING ENVIRONMENTAL SETTING
A. Natural Environment
B. Man-made Environment
IV. ENVIRONMENTAL IMPACT ANALYSIS
A. Natural Environment
1. Topography
2. Seismic and non -seismic geology
3. Vegetation and wildlife
4. Open space
5. Air Quality
6. Climate
7. Mineral resources
8. Hydrology
B. Man-made Environment
1. Land use
2. Social impact
3. Economic impact
4. Transportation
5. Aesthetic impact
6. Urban infrastructure
7. Noise
8. Archeological sites
TABLE OF CONTENTS
Page 2
V. ADVERSE ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED
VI. MITIGATION MEASURES PROPOSED TO MINIMIZE THE ADVERSE
ENVIRONMENTAL IMPACT
VII. ALTERNATES TO THE PROPOSED PROJECT
VIII. RELATIONSHIP BETWEEN LOCAL SHORT TERM USE AND LONG TERM
USE
XI. IRREVERSIBLE OR IRRETRIEVABLE ENVIRONMENTAL CHANGES
X. GROWTH INDUCING IMPACT OF THE PROJECT
I. Introduction.
This report is designed to fulfill the requirements of
the California Environmental Quality Act of 1970 (C.E.Q.A.),
and amended State Guidelines, for the implementation of
CEQA, effective January, 1975 and the City of Palm Desert
Environmental Quality Procedure Resolution Number 74-14,
which mandates that an Environmental Impact Report (EIR.)
be prepared for discretionary projects whose cumulative
impact may be considerable (Section 6).
This EIR is an informational document to be used in
evaluating the environmental aspects of the proposed
project. As such it "may not be used as an instrument to
rationalize approval of a project, nor do indications of
adverse impact ennunciated in an ERI require that a project
be disapproved."
The Palm Desert General Plan adopted by the City of Palm
Desert (Resolution No. 75-2) January 20, 1975 and the
•
General Plan Elements, the EIR and the City goals and
objectives have been considered in this report. Rather
than duplicate the extensive data of the General Plan,
frequent references to the General Plan, where pertinent,
are made. For clarity of reference brief summary state-
ments are made herein covering the portion of each
Element that is considered applicable to the proposed
project. Each such summary and reference is followed by
the General Plan designation and the page number.
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,•••••••••
•••
CITY OF
PALM DESERT
RESIDE.EVTIAL
EVEIGHEZOP:HOODS
Exhibit 5
-6-
II. Description of the project.
This EIR has been prepared to consider a proposed project
covering fifty four (54) more or less acres and which
when completed will contain one hundred eighty five (185)
single family detatched residences.
The proposed project is to be located within the City of
Palm Desert, Riverside County, California. The City
encompasses an area of approximately eight and eighty six
hundredths (8.86) square miles located along the southerly
edge of the central portion of the Coachella Valley near
the intersection of State Highway 111 and State Highway
74. The City lies entirely within Township 5 South,
Range 6 East, beginning at the San Bernardino base and
meridian.
Within these City limits the proposed project is bounded
on the West by Portola Avenue, on the North by the proposed
extension of Magnesia Falls Road, on the East by an exten-
sion Deep Canyon Road and on the South by residential lots
No. 1 through 31 inclusive of Tract 2529; lots No. 115
through 121 of Shadow Village Unit No. 2; lots 21 through
28 of Tract 2482. The Southeast corner of the proposed
project is bounded by the property of the Catholic Bishop of the
Diocese of San Diego (Sacred Heart Church).
-7-
The proposed project area in its major portion consists of
a rectangle lying Southwest of the juncture of the extention
of Magnesia Falls Road and Deep Canyon Road, with a minor
portion of the proposed project being irregular in shape and
lying Southerly and Easterly of the Palm Desert Middle School.
The irregularity of shape of the minor portion of the proposed
development is the area abutting and adjoiningthe existing
residential tracts No. 2529, tract No. 2482 and Shadow Village
Unit No. 2.
Location
The site plan shown on tentative tract map 8237 delineates the
street pattern, lot sizes, proposed utilities, setbacks in
accordance with the R-1 zone, proposed street grades, proposed
street widths, vertical curbs and driveway aprons, and the
adjacent City Park, Desert Sands Unified Schools, and the
adjacent developed tracts. (Refer to Exhibit No. 2.)
Each proposed dwelling will contain a two car garage, providing
three hundred seventy (370) off-street enclosed parking. In
addition a minimum of three hundred seventy (370) guest or
street parking spaces will be provided.
Population
Based upon the General Plan average family formation data for the
City as a whole, the average family formation for the proposed
project will range from 2.6 people per dwelling, to 3.6 per famil:
formation, per the 1976 Palm Desert census of Residential
Neighborhood No. 3. Using an average between these two family
formation figures, a probable total population for the completed
project is five hundred seventy four (574). (185 dwellings x 3.1),
-8-
It is anticipated that the population inhabiting the pro-
posed project. will have social and economic character-
istics generally similar_ to those families now inhabiting
the adjacent residential areas, being Tract 2529, Shadow
Village Unit No. 20 and Tract 2482. (Refer to City census
data under Section III.B.2, hereof, page No. 20 and 21.)
Access and Circulation
Access to the proposed project will be via Portola Avenue,
designated by the General Plan as a secondary "major highway"
which will carry traffic from 44th Avenue and from State
Highway 111, both of which are designated under the General
Plan as "major highways". Additional access to the site
will be via Deep Canyon Road, undesignated by the General
Plan but of a right-of-way width qualifying as a "secondary
highway".
The project's internal circulation system will consist of
extensions of Rutledge Avenue, Desert Star Boulevard, Primrose
Drive, and connections to the street extension of Magnesia
Falls Road and the proposed extension of Deep Canyon Road.
The general internal street design is curvilinear with five
short Cul-De-Sacs.
Utilities and Service
The utilities provided under the proposed plan will consist
of water, electricity, gas, telephone, sanitary sewer and
-9-
television cable. All of the utilities will be installed
underground.
Domestic, irrigation and fire protection water will be
furnished by an extension of the Coachella Valley County
Water District lines to the tract for all lots except
Lots No. 57 and 65 respectively. These two lots lie
within the franchise area of the Palm Desert Communty
Services District and will be serviced with water by
this District.
Sewage will be collected and discharged into the CVCWD
mains, being an extension of the sanitary mains from the
north of the proposed project.
Surface and storm waters will be collected from the run-off
emanating from Rutledge Avenue, Desert Star Boulevard,
Primrose Drive, and Florine Avenue via the extensions of
these streets (provision for the transmission of surface
water from the dead end of Florine Avenue), and carried in
the new streets of the proposed subdivision to a discharge
point at the Southwest corner of the extensions of Magnesia
Falls Road and Deep Canyon Road. From this corner surface
waters will be discharged into the Whitewater River channel
by an engineered drainage structure.
Solid waste disposal will be by contract with the Palm
Desert Disposal Service.
-10-
Police protection will be provided by the City of Palm Desert
through contract with the Riverside County Sheriff's office.
Fire protection service will be provided by the California
State Division of Forestry through contract with the
County of Riverside. The El Paseo Fire Station is located
1; miles Southwest of the proposed project site.
Natural gas will be provided by the Southern California
Gas Company.
Electric power will be furnished to the proposed site by
the California Edison Company.
Telephone service will be provided to the site by the
General Telephone Company.
Television cable will be furnished by the Coachella Valley
Television Company to the site.
Relation to the General Plan and Existing Zoning
The proposed project site is designated by the General Plan
as a "Medium Density" area supportive of a density of a
five to seven (5 to 7) dwelling units per acre. The existing
zoning is R-1. The proposed Tentative Map 8237 indicates a
density of 3.426 dwelling units per gross acre.
Phasing
Based upon the market studies conducted by the developer,
the phasing time for the proposed project is three (3) years,
or an annual absorption rate of sixty one (61) dwellings.
-11-
Objectives of the Project
This proposed project is conceived to produce single family
detached residences in the moderate price range which by
site orientation, residential design, quality and land-
scaping, will produce housing that will be consistent with
the goals and objectives of the Palm Desert General Plan.
Drastic variations in density will be avoided (see "Objectives"
page 1.G.1. of the Palm Desert General Plan), land use com-
patible with existing adjoining uses will be achieved, a
fill-in of unused open space within determined City resi-
dential areas will be accomplished. (See G.P., page No. 1.P.1.)
The developer's market study indicates that a shortage of
good quality, well planned, moderate priced, single family
detached dwellings exist in Palm Desert. The partial ful-
fillment of this demand by the proposed project will tend
to balance the existing housing potential of the City. (See
Housing Element "Goals and Objectives", page 4.G.1.)
The developer of the proposed project will assist in solving
the "problem" posed in the Housing Element of the General
Plan, page 4.B.3., "first, there is a large number of people
who cannot afford to live in Palm Desert; and secondly,
since the City's residents are basically of one economic
class, the City lacks much of the diversity which comes
from mixture of economic levels within a community. There
-12-
is a lack of a mix of housing price ranges".
The objective of providing energy conserving elements
will include in the basic residential design incorporation
of fully insulated walls and ceilings, windows protectdd
by ample roof overhangs, weather stripped exterior entrances
areas
and the use of florescence lighting in as many/Of the
dwellings as is consistent with available equipment and
good lighting design.
An optional energy package will include extra insulation,
attic space mechanical ventalation, double glazed sash
and air conditioner pre -coolers.
As the developer will bear the cost of extending to and
installing within the proposed project all of the required
streets and utilities, accomplishment of adequate drainage,
access and utility services at no cost to the City will be
insured.
The street system design objectives are:
1. To provide for the extension of existing adjoining
and abutting streets flowing through the proposed
site in a manner that will establish good access and
circulation for the existing residents in the adjoin-
ing subdivisions and the new occupants of the pro-
posed project, but will also discourage by the street
-13-
configuration, long continuous street sweeps that
would tend to produce excess vehicular speeds.
2. To provide for transmission of irrigation and pre-
cipitation waters developed from the existing dead
end streets as well as to provide adequate drainage
for the proposed project.
3. The proposed project contemplates adequate provision
for establishment of wind and sand barriers by
plantings at the Northern -most perimeter of the project.
III. EXISTING ENVIRONMENTAL SETTING
A. Natural Environment.
Specific information on the natural environmental
setting for the City of Palm Desert is set forth in
the General Plan and the EIR prepared for the City
Zoning, Subdivision and Grading Ordnances, copies of
which are on file in the Palm Desert, City offices of
the Department of Environmental Services. Conse-
quently, this EIR will report only on such portions
of the natural environment of the proposed project
as may differ in any reasonable substance from the
data developed for the City as a whole.
1. Topography
The surface area of the proposed site is rela-
tively level but with a moderate incline to the
-14-
Northeast consisting of about eight to ten feet
of fall from the Southwest portion of the site
to the Northeast portion. Refer to Figure 6.2.1.,
page 6.2.B.i.a., General Plan, "Flood plains and
drainage", the proposed project area is not
subject to flooding.
Under present conditions, Rutledge Avenue, Desert
Star Boulevard, Primrose Drive and Florine Avenue
discharge irrigation and precipitation run-off
from tract 2529, Shadow Village Unit No. 22, and
tract 2482, into the open, undeveloped area that
is the site of the proposed development.
Standing water, mosquito breeding grounds and a
proliferation of weeds result from the present
dead -ending of these streets and the accumulation
of surface water in the site of the proposed
project.
2. Seismic and Non -Seismic Geology.
This particular site does not represent any significant
variance from the seismic data developed in the General
Plan Environmental Impact Analysis, page E.8., and in
the heretofore referenced City EIR. Refer to page
6.3.B.7., Environmental Elements of General Plan.
-15-
Data on non -seismic hazards as presented in the
Public Safety Element, 6.2, of the General Plan
has been considered in this report and is
referenced herein. Some influence of blowsand
is apparent from time to time at the North and
Northeastern portion of the proposed project.
This exposure is relatively light and is desig-
nated as "Light" in the section "Wind erosion
hazard and severe slopes". (Page 6,2.B.1.b,
Figure 6.2-2)
3. Vegetation and Wildlife
Detailed descriptions of native Palm Desert
vegetation and various wildlife habitats presented
in Element 6.5 of the General Plan have been con-
sidered in this Report.
The proposed project site is covered with sparse
vegetation comprised mostly of weeds.
No endangered species of either flora or fauna
enhabit the proposed development.
4. Open Space
The Open Space and Conservation Element 6.4 of the
General Plan in conjunction with the other components
-16-
of Environmental Element 6., presents the criteria
for preservation of Open Spaces in the City. The
General Plan designates the proposed site for
medium density residential use.
The City has provided open space and recreation in
the immediate vicinity in the form of six acres of
Palm Desert Community Park which abutts and adjoins
the proposed development on the West.
Within the area of the Desert Sands Unified School
District, Lincoln Elementary School and the Palm
Desert Middle School, a total of eight acres are
committed to open space use, four acres of open
playground and a four acre Little League field,
Additional Potential recreational area consists of
the Whitewater River Channel which abutts Magnesia
Falls right-of-way to the North of the proposed
project. The General Plan proposes this area for
future hiking, bicycling and equestrian uses.
A Date Palm Reserve is established on the East side
of Deep Canyon Road.
-17-
5. Air Quality.
The General Plan EIR, Section 9, page E.5. presents
a description of the air quality of the Coachella
Valley. These air characteristics are substantially
identical for Paim Desert and the data therein is
incorporated in this .Report by reference.
6. Climate.
The EIR, Section 9, page E.A., describes the climate
typical of the City of Paim Desert. This data is
incorporated herein by reference.
7. Mineral resources.
No economically viable mineral r4-9ources are found
within the proposed project site.
8. HYdro.
The hydrology of the Coachella Valley and for Palm
Desert is set forth in the EIR of the General Plan,
page E.5., and the "Summary of Ground Water Quality",
page E.6., and is incorporated herein by reference.
E. Man-made Environment.
1. Land Use.
Residential Neighborhood No. 3 (page No. 6) shows
existing development and the now open space site of
the proposed project.
Palm Desert's 8.86 square miles has a variety of
-18-
land uses, including single family residential
development, retail and service commercial, pro-
fessional.offices, possible uses for agriculture
and vacant land.
Figure 7 "Existing land use inventory", page 21
of the EIR General Plan amendment -01-75 shows
the relative use of land spaces in Palm Desert.
As of July,- 1976 it is estimated that there are
approximately 6500 dwelling units within the City
of Palm Desert. Single family residences comprises
the largest segment with approximately 46% of the
total. The remaining dwelling units are divided
among condominiums (approximately 21.6%), apart-
ments (17.6%), and mobile homes (14.8%).
2. Social Impact.
Reference is made to EIR-4.B.1., page E.10., and
to Element No. 3 Population and Economics for the
General Community Make-up.
The social make-up of Residential Neighborhood No.
3 is reflected in the age, places of employment,
income strata and other demographic characteristics
of this area as indicated by the 1976 City census,
as follows:
-19-
(a) Housing units 218
(b) Permanent resident's (196
@3.68) 721
(c) Seasonal residents (22
households @2.1) 46
Total population 767
(d) Median age of permanent population: 26 years.
(e) Employment locations:
Palm Springs/Cathedral City 20%
Indio/Coachella 12%
Rancho Mirage 6%
Palm Desert 55%
(f) Population under 18 years: 288.
(g) Value of homes:
4% rent @$250/$300 per month
3% rent @$300+ per month
23% own dwellings valued at $25,000/$35,000
45% own dwellings valued at $35,000/$45,000
7% own dwellings valued at $45,000 and up
(h) Source of income:
7% retired
10% are the owners of private business
12% construction workers
34% are service personnel
7% government
-20-
(i) Income:
4% less than $5,000.00
i'1% $5,000/$10,000
14% $10,000/$15,000
42% $15,000/$25,000
14% $25,000/$35,000
3% $35,000/45,000
1% $45,000 and up
(j) Schools:
The following information was supplied by the
the Desert Sands Unified School District
Administrative Office:
Lincoln Elementary School provides for education
of children in the 3rd through 5th grades, and
the Palm Desert Middle School provides for
children from the 6th grade through the 8th grade.
Both of these schools are located adjoining the
proposed project site. (See Exhibit No. 2)
Kindergarden through 2nd grade schooling is pro-
vided by the Lincoln Elementary School on Portola
Avenue approximately one mile North of the pro-
posed site.
Indio High School provides for the 9th through
the 12th grades.
-21-
The Desert Sands Unified School District bus
system picks up students at the proposed
project site (Tract 2529, Shadow Village Unit
No. 2, and Tract No. 2482 abutting and adjoining
the proposed project site).
Bus capacity is ample and this transportation
to and from the area to the Lincoln School and
Indio High School is free of charge.
3. Economic Impact.
Reference has been made and the data considered that is
set forth in the Population/Economics Element of the
General Plan, page 3.i.1., through 3.B.12., inclusive.
The criteria established by the Population/Economics
Element is in major part concerned with avoiding early
public investment for extension of public facilities
and service areas, and to develop industrial and
commercial uses to provide tax income for capital
investment of facilities serving residential development.
Other criteria are, avoidance of too early development
of selected prime areas and to monitor the variety of
factors relating to growth to prevent excess costs to
the City.
-22-
The goals established by the Palm Desert General
Plan under the "Population Economics Element"
(refer to'page 3.G.1.) are:
• To ensure viability of the economy of
Palm Desert and to prevent large public expendi-
tures for renewal in the future.
• To ensure that revenues will meet expen-
ditures and provide a high level of services
without burdensome level of taxation.
• To provide for "Life Cycle" possibilities
in housing, so that all persons in the community
may have a full range of social contacts.
4. Transportation.
The Circulation Element, pages 5.i.1., through
5.P.2., inclusive of the General Plan has been con-
sidered and made a part and portion of this study
by reference.
"0f the three major goals enunciated in this Element,
the most significant in relation to the proposed
project is "To minimize the potentially adverse
effects of transportation such as traffic accidents,
noise and air pollution, upon the surrounding
environment."
5. Aesthetic Impact.
Aesthetic impact is a personal judgment of visual
-23-
appeal and is not a technical assessment. The
General Plan, however, sets forth some of the
objectives to maintain the established character
of Palm Desert and to enhance the existing environ-
ment. (Refer to the Urban Design Element of
the General Plan, pages 2.1.1., and 2.G.1.)
Data contained in the EIR Element, pages E.11.,
and E.12., has also been considered and incorporated
herein by reference.
6. Urban Infrastructure.
The demand for utilities for Residential Neighborhood
No. 3 is set forth in figure No. 9-3, "Impact on
Urban Infrastructure, Residential", page E.12.a, of
the EIR Element of the General Plan.
The current demands of existing neighborhood plus the
normal future anticipated growth forcast for
Residential Neighborhood No. 3 is anticpated to be
satisfied according to the various public utilities
now serving this area of Palm Desert.
Funds required for future school and utility growth
as anticipated by the General Plan will be derived
by future revenue sufficient for the development of
both new infrastructure and public facility needs
at complete development..
-24-
7. Noise.
The major production of noise is created by com-
bustion driven vehicles. Vehicle noise impact
in this primarily residential area is at present
relatively low and within a "normally acceptable"
range level. (Refer to figure 6.1.B.1.a.,
Environmental Element of the General Plan.)
Traffic volume in the Residential Neighborhood
No. 3 is at maximum for this area on Portola Avenue
which carries a current "Peak Vehicle per Hour"of
860 (1976 estimate by traffic engineer, County of
Riverside). Northward of 44th Avenue, this VPH
volume declines progressively. Relating this peak
VPH load and the residential speed limits to Figure
6.1.2., of the Environmental Element of the General
Plan, a relatively low level of noise is indicated
on Portola South of 44th Avenue.
Within the residential areas the traffic noise
factor reduces substantially and it is within
"normally acceptable" levels.
8. Archeological Sites.
The proposed project site has been surveyed by Mr.
Steven McWilliams, Associate Professor of Anthropology,
College of the Desert. The field inspection resulted
-25-
in discovering no evidence of archeological signifi-
cance. At the Northwestern portion of the proposed
project, adjacent to the. Desert Sands Unified School
District boundary, some small pottery shards were
discovered, but this area had been so completely
disturbed that no useful preservation was possible,
according to Professor McWilliams.
V. ADVERSE ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED.
With reference to Section 5 of the EIR, General Plan, page
E.14., certain of the enumerated adverse effects will result
from the development of the proposed project.
1. Increased air pollution.
2. Increased traffic and neighborhood occupancy will
create higher noise levels than now exist in the
undeveloped open spaces. Temporary adverse effect of
the proposed project will be increased traffic
noise due to the construction work.
3. Demands for infrastructure uses will create an
additional load on the infrastructure facilities.
4. The proposed development will remove approximately
fifty four (54) acres of existing open space between
the residential areas to the South of the proposed
project and the Whitewater River channel to the North.
5. Consumption of non-renewable energy resources:
Use of electricity for power equipment, temporary
construction site lighting, lighting and cooling
of model homes.
Use of petroleum products for powering construction
vehicles.
Use of water for grading, concrete mixing and placing,
reducing energy capacity by the demand for production
and transmission of such water supplies.
-27-
and
. Use of site telephone equipment for sales and
construction offices will consume electrical
energy.
VI. MITIGATION MEASURES PROPOSED TO MINIMIZE THE ADVERSE ENVIRON-
MENTAL IMPACT.
Referring to the adverse environmental effects which cannot
be avoided under Section V herein, the following mitigation
measures are proposed:
1. Factors tending to mitigate air pollution:
While the issue of air quality is of major concern
throughout the State, County and City of Palm Desert,
it is difficult to analyze with accuracy the degree of
air pollution that may be attributable to the proposed
project.
On the basis of the developer's phasing plan some
estimates can be generated that will in an approximate
way indicate the relative amount of air pollution that
may result from the proposed project. It is assumed
herein that combustion driven vehicles are responsible
for the major part of air pollution in the Palm Desert
area. Thus other sources of pollution are considered
relatively insignificant and are not alluded to herein.
The present City population is 12,770 with 6,500 dwelling
units, and City growth rates are projected at approxi-
mately 440 residents per year increase (within City
limits) or about 200 new dwelling units per annum.
(Refer to SCAG population projections of 14,540 residents
of Palm Desert by 1980 from the current population of 12,770)
-29-
On the basis of present number of dwelling units,
6,500, plus about 200 additional units in 1977, the
first increment of the proposed project of 61
dwellings will contribute .0091% of the total City
vehicular emmissions.
Upon completion of the proposed project in 1980, the
ratio of emmissions will be .0253% of the total City
emmissions.
The foregoing data is furnished only for a relative
comparison of the degree of percent increase in
vehicular emmissions created by the proposed project.
While air pollution is primarily"linked to vehicular
emmissions and therefor not subject to much mitigation
as long as the public depends on combustion driven
vehicles for basic transportation, the proposed project
by its location, will reduce in some degree the amount
• of air pollution. The air pollution reduction for the
proposed project is based on (a) proximity to the
Lincoln Elementary and Palm Desert Middle Schools.
The farthest distance any child in the proposed project
will be from these schools is approximately two City
blocks. Thus no vehicular transportation will be
required to serve the proposed project's school age
children for the 3rd through the 8th grades.
-30-
(b) The proposed project is centrally located and
within reasonable walking distance of the College of
the Desert, churches and the Urban Core area of the
City which contains the major shopping facilities of
the City. This location is conducive to walking,
bycyle riding and the use of golf carts, thus eliminat-
ing vehicular emmissions to the degree that these
alternate transportation methods are employed.
(c) Amelioration of wind and blowsand conditions
will be created by screening plantings at the North
boundary of the proposed project to control wind and
sand effects.
(d) Temporary adverse impact of construction air
pollution will be mitigated by compliance with the City
grading and other ordnances controlling construction,
but particularly as to ground watering to reduce dust.
2. Factors that will tend to mitigate the impact of in-
creased traffic and noise:
Traffic Mitigation
Access to Residential Neighborhood No. 3 is currently
via 44th Avenue and Portola Avenue. 44th Avenue is
designated in the General Plan as a "major highway"
and Portola Avenue is designated as a "secondary
highway".
The development of the proposed project will open up
a third major avenue of access to residential
neighborhood No. 3 by the extension of Deep Canyon
Road. The developer advises that the Catholic Bishop
of the San Diego diocese will participate in improve-
ment of Deep Canyon Road on that portion of thin
streeL abuLLincl the church property. The developer
of the proposed project,will improve the portion of
Deep Canyon Road abutting the East line of the pro-
posed project. Thus the improvement of a minimum of
one-half the right-of-way is assured.
The developer has received some indication;., that;
property owners on the East side of Deep Canyon Poad
-32-
may.participage in the full street width improve-
ment.
Deep Canyon Road is undesignated by the General
Plan, but is of a right-of-way width that qualifies
as a "secondary highway".
It is anticipated that the addition of this third
major access to residential neighborhood No. 3 may
carry approximately one-half of the proposed project
and
traffic/some portion of the traffic to the existing
neighborhoods.
One of most significant traffic aspects in relation
to the proposed project is enunciated in General
Plan Circulation Element, pages 5.i.1., through 5.P.2.,
"to minimize the potentially adverse effects of traffic
accidents, noise and air pollution, upon the surround-
ing environment".
The site design of the proposed project contributes
to this goal in the following manner:
A.
Traffic flow developed by the street design
tends to reduce traffic accidents by the use of only
one "four-way" street corner which is located at the
intersection of "A" Street and Desert Star Boulevard.
All other street corners are "Tee" intersections.
-33-
B. No street sweeps through the entire
project, thus eliminating the tendency for accel-
erated vehicle speeds. Most of the proposed
project streets are short.
C. The curved streets have very large radius
providing good sight distance which tends to provide
for vehicular safety.
D. The relatively short streets tend vehicles
to lower in -site traffic speed, thus reducing exhaust
emissions and the lower speeds reduce automobile.
noise levels.
E. Residential sites abutting Magnesia Falls
and Deep Canyon Roads will have no entrance to
driveways from these streets, thus providing a lower
incident of traffic accident.
The foregoing features of the site design tend to
fulfill the goal of the General Plan that "utilizes
• transportation systems as a positive element of design."
F. Referring to Exhibit No. 2, page No. 3 hereof,
Florine Avenue is dead -ended with an engineered surface
water structure to carry drainage from Florine into the
Cul-De-Sac at the end of "G" Street. The purpose of
not extending Florine is to prevent through traffic from
the major portion of the proposed project. The extension
of this street would tend to create a relatively high
traffic discharging in 44th Avenue.
-34-
Additionally, extension of Florine Avenue
would result in a poor lot pattern and would create
a double frontage lot of existing lot No. 28 of
Tract 2482.
Increased traffic resulting from ingress and egress
to the proposed project, once construction is com-
pleted, will consist primarily of light passenger
type vehicular useage of residents. In addition,
some heavier vehicles employed by utility companies
and service organizations will make periodic trips
to the area. It should be noted however that the
heavier service type vehicles now approach the pro-
posed site over the entry roads, Portola, 44th Avenue
and Deep Canyon Road, in order to service a substan-
tially larger residential area than the proposed
project, being Tract 2529, Shadow Village Unit No. 2
and Tract 2482. The development of the proposed
project is not likely to increase service type trips
numerically to any great extent, but merely to extend
the time they spend servicing within the internal
street system of the existing tracts plus the proposed
tract.
-35-
At the present time entry to the existing tracts
adjoining the proposed project area are from 44th
Avenue and Portola, however, upon completion of
the proposed project, Deep Canyon Road will be
extended to the Southern Boundary of the Whitewater
River Channel (Intersection of Magnesia Falls Road
and Deep Canyon Road) thus some portion of the
traffic to the existing tracts may take the Deep
Canyon route. A substantial portion of the traffic
flowing to the proposed project will take the Deep
Canyon Road approach as it will represent the
quickest route to the Eastern portion of the pro-
posed tract.
Traffic capacity for the present two-lane improvements
on Portola is estimated by the Traffic Engineer for.
the County of Riverside at approximately 1,000 Vehicles
Per Hour (VPH). Current loading is estimated at about
5,000 Vehicles Per Day (VPD). Peak VPH has been
estimated at 860. Based upon the General Plan EIR,
Figure 9-2, pages E.8 and E.9, seven (7) trips per
day per family, the first increment of the proposed
project would project approximately fifty (50) percent
of the incoming and outgoing traffic over Portola.
This would equal 214 trips per day. The Traffic
Engineer's office estimates peak loading at about 20%,
-36-
or a peak additional load on Portola of 43 VPH.
At the culmination of the entire proposed project
the peak vehicle loading would be 129 VPH, or a
total amount still within the present two-lane
capacity of Portola.
The City is currently undertaking an extensive road
reconstruction program over the next several years
to 1980 (See IV. B. 3. "Man-made Environment"
section of the EIR, dated August 26, 1976, General
Plan Amendment-01-75). This road improvement
program includes the reconstruction of Portola to
a four -lane capacity which would result in 1600
VPH carrying ability.
Noise Mitigation
The location of the proposed project is approxi-
mately 1,500 feet north of 44th Avenue and the
intervening distance is covered with residences,
trees and other growth to effectively baffle
traffic noise reaching the proposed subdivision
from vehicular East-West traffic on 44th Avenue.
As noted under TRAFFIC MITIGATION of this
report the internal street design of the proposed
subdivision is such as to produce the minimum
amount of in -tract noise by reduced vehicle speeds.
-37-
Lots No. 1 through 17 shown on Tentative Map No.
8237 of the proposed subdivision will experience,
during school hours, higher levels of noise from
the Desert Sands Unified School District than any
of the other lots within the proposed project.
However, adjacency of these 17 lots to the school
will produce little or no noise level after
school hours.
During the construction phases of the proposed
project, noise levels will rise above normal for
this neighborhood, but only during the permissable
work hours established by the City. No noise will
be created by the construction of the proposed
project after City -established work hours.
Note: In a letter, July 8, 1976 from the Director
of Environmental Services to U. S. Life Savings &
Loan Ass'n., special reference was made as to
"Concerns regarding the impact of the proposed
project on the existing neighborhood".
The effect on the existing neighborhood of traffic
and noise mitigation is herewith supplemented by
the additional mitigating factors:
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A. Because the relative price structure of
the proposed project will be in the same general
price or value range as the dwellings existing
in Residential Neighborhood No. 3, it may reason-
ably be assumed that the economic strata of the
purchasers of the proposed project dwellings will
be in a similar economic bracket as the existing
neighborhood residents. Social compatibility is
generally similar in comparable economic brackets.
As the general neighborhood's physical en-
vironment will, to a reasonable degree, be very
similar in density, lot size and street patterns
as the existing area, it appears logical to assume
that the proposed project will be physically com-
patible to the existing neighborhood.
As the proposed project will provide complete
underground utility structures, the aesthetic
appeal of the proposed project should enhance the
physical appearance of the neighborhood.
B. The extension of the existing streets to
carry through the proposed project to the Whitewater
River Channel will eliminate the water now accumu-
lated on the open, undeveloped site. Thus the
neighborhood will be rid of standing water, potential
mosquito breeding grounds, and excessive weed growth.
-39-
Consequently, the entire neighborhood will be
enhanced as to livability and appearance.
C. °The proposed project will be constructed
in small increments of about sixty one (61)
dwellings per year, and thus the degree of
nuisance created by development and construction that
will impinge on the existing neighborhood will
bein moderate degree.
D. Due to the low profile of single story
structures, a minimum of view blockage will
appear for existing neighborhood.
E. Due to the current shortage of moderate
priced housing in the City limits, the development
of the subject project may be expected to conform
with the City goals set forth in the General Plan
for "Provision of housing for varying income ranges
and life styles throughout the City", and fulfill
the expectancy outlined on page E.10. of the
Environmental Impact Report that "one of the
General Plan primary goals is to create an organized
social environment which will meet the needs of
different family types and income."
Referring to figure 4-20 "Existing residential
developments in Palm Desert", page 4.B.1.b, of the
-40-
General Plan, of the projects listed, excepting
the mobile home projects, there are only two
single family detached housing projects, both of
which are beyond the qualifying ability of 46.4%
of the family wage earners of the City. (Refer
to Figure No. 3-5, page 3.B.3.a. of the General
Plan.
F. Reference has been made and the data considered
that is set forth in the "Population/Economics
Element of the General Plan, page 3.i.1., through
d.B.12., inclusive.
The criteria established by the Population/Economics
Element is in major part concerned with avoiding
early public investment for extension of public
facilities and service areas, and to develop in-
dustrial and commercial uses to provide tax income
for capital investment of facilities serving
residential development.
Other criteria are, avoidance of too early devel-
opment of selected prime areas and to monitor the
growth to
variety of factors relating to/prevent excess
costs to the City.
It should be noted that the cost of access and
utilities extension to the subject tract is to be
paid for by the developer and will not represent a
burden on the community.
-41-
Analysis of the Economic Impact of the General Plan
indicate that the balanced land uses envisioned under
the General Plan will result in a stable economic
base and that under these circumstances the economy
of Palm Desert can be maintained at a high level.
The proposed project appears to be in conformity with
the objectives and criteria set forth by the Elements
of the General Plan, and it may reasonably be assumed
that the proposed project will therefore support and
implement the City's growth patterns.
The goals established by the Palm Desert General Plan
under the "Population Economics Element" (refer to
page 3.G.1.) are:
To ensure viability of the economy of Palm
Desert and to prevent large public expenditures for
renewal in the future.
. To ensure that revenues will meet expendi-
tures and provide a high level of services without
burdensome level of taxation.
. To provide for "Life Cycle" possibilities in
housing, so that all persons in the community may
have a full range of social contacts.
Health, safety, welfare and the right of enjoyment are
dependant to a substantial degree upon material resources,
-42-
production, consumption and distribution of goods
and services. The life style of every individual
within the community of Palm Desert is largely de-
pendant upon personal economic resources and the
economic resources of the community in which he resides.
To estimate the economic impact on the community of
Palm Desert of the proposed development, the follow-
ing elements have been considered:
1. Price range for the dwellings in the proposed
project.
2. Probable incomes of the owners of residences
of the proposed development.
3. How the community economy will be affected.
4. Effects of the proposed project on the community
tax structure.
5. Probable demand for increased capacity of the City
services and the effect of such demand on the City
budget.
Housing Price Range
The developer advises that dwelling priceswill begin
at about $36,000.00 and range upward to a probable
maximum of $42,000.00.
Referring to Figure No. 3-5, page 3.B.3.a., "Distri-
bution of Family Incomes", forty six and four -tenths
percent (46.47%) of the total population of the City
-43-
of Palm Desert earned between $10,000 to $24,999
per annum.
To qualify with a financial lending institution
for a residential loan, an applicant buyer must
have a net effective income varying with the
particular lender from a minimum of three and
one-half times to four times (31 to 4) the amount
of the monthly debt service.
"Net effective income" is considered the applicant
buyer's gross income less any contractural obli-
gations of longer term than ninety (90) days.
Then if the hypothetical applicant residential
buyer is purchasing an automobile at monthly
payments of, say, $100 per month, and a color
television with the monthly payments at $50 per
month, the aggregate of these monthly. payments for
the year would be deducted from his gross income.
Monthly debt service costs consists of return of
principal, interest, real estate•taxes and
insurance based upon level amortization of principal
and interest and the annual amount of taxes and
insurance.
To illustrate, assuming a minimum down payment on
a $40,000 residence of five percent (5%) of the
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purchase price, the remaining finance balance will
be $38,000. At current interest of nine percent
(9%), this balance amortized over a 30 year long
period would require a monthly principal and interest
payment of $305.76.
Real estate taxes on a $40,000 residence, esti-
mated at $11.00 per hundred, would total $1,045
per annum or $88.00 per month.
A normal insurance policy covering replacement
cost of the dwelling for fire and hazard would
cost (for a $40,000 residence), approximately
$180.00 per annum or. $15.00 per month.
Thus in this particular illustration, the poten-
tial buyer of a $40,000 dwelling would have to
have a net effective income as follows:
Principal and interest $305.76
Real Estate taxes 88.00
Insurance 15.00
Total residential debt service $408.76
$408.76 multiplied by the minimum criteria
standard of 31/2 times results in a net effective
annual income of $17,167.92.
If the hypothetical buyer used in this illustra-
tion had monthly payments totaling $150.00 per
month, he would have to have a gross annual income
of $18,967 to qualify for the $40,000 dwelling.
-45-
If such a hypothetical applicant residential buyer
were able to place a down payment of $10,000 (25%
down payment) on the $40,000 dwelling, the monthly
income requirement would be reduced to a gross
annual income of about $14,000.
As has been noted herein, Figure 3-5, page 3.B.3.a.,
"Distribution of Family Incomes" 46.4% of the family
wage earners of the City of Palm Desert earned
between $10,000 per year and $24,999 per. annum.
Referring to figure 4-2, "Existing Residential De-
velopments - Palm Desert", page 4.B.1.b., of the
General Plan, of the projects listed, excepting
mobile home projects, there are only two single
family detached housing projects, both or which
are in excess of a $50,000 purchase price andare
thus beyond the qualifying ability of 46.4% of the
family wage earners in the City of Palm Desert.
From this analysis it becomes apparent that there
is a definite housing shortage in the community
for single family detached dwellings in the
approximate $40,000 range.
The production by the proposed project of such moderate
priced housing as may satisfy this market demand in
Palm Desert will substantially contribute to the
housing in the City.
-46-
Probable Income of Owners of Dwellings of the
Proposed Project.
Based upon the financial requirements to qualify for
the real estate loans for the purchase of moderate
priced houses, it is estimated that the annual
income of residents of the proposed project will
fall within the range of $14,000 per annum up to
$25,000 with a probable mean of about $17,500 per
year income.
This income group at a mean of $17,500 per annum
will grosseach year a total (185 family heads at
$17,500) of $3,237,500.00.
Three elements of income impact have been con-
sidered:
1. Increase in spending for goods and services.
2. Augmentation of the City work force.
3. Increased City benefits by reason of increased
City and County revenue.
Goods and Services
Sales data for Riverside County for 1976 (refer to
the 1976 edition of the Rand McNally Commercial
Atlas and Marketing Guide) shows the following
statistics on a per capita basis:
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Retail and Shopping Goods Sales
Food Store Sales
Drug Store Sales
Hotel and Lodging
Personal Services
Automobile maintenance and repair
Miscellaneous repair services
$2,510.00
543.00
93.00
29.00
51.00
34.00
16.00
Total per capita $3,276.00
Due to the higher income levels per capita for Palm
Desert versus the County of Riverside as a whole,
the preceding estimates of annual per capita ex-
penditures may be considered conservative.
Assuming that the majority of the listed expendi-
tures per capita will be spent within the City it
is probable that the local retail businesses may
anticipate approximately $1,880,420.00 per year
of additional business resulting from the sale and
occupancy of the proposed project.
Augmentation of the City Work Force.
Due to the price range of the proposed project and
annual income required to qualify for financing of
purchase, the proposed project may produce a
majority of residents in the younger age groups.
This income strata would tend to represent pro-
fessional and technical workers, middle management,
sales people, craftsmen and service people. This
strata of population will contribute to a better
balanced community as well as increase the depth of
the area work capacity.
-48-
Increased City Benefits by reason of increased tax,
licenses, and fee revenues.
On the short term, from the proceeds of the initial
construction costs of the proposed project, those
construction materials and services procured within
the City of Palm Desert will increase City revenues
by licenses, fees and sales taxes.
On the long term, based upon Rand McNally, Marketing
Guide and Industrial Index, 1976, "Riverside County
Annual per Capita Expenditures" the residents of the
proposed project will annually spend $1,880,000 for
goods and services.
Approximately 44.5% of the Real Estate Taxes collected
by the County of Riverside from the proposed project
is allocated back to the Desert Sands Unified School
District.
When the proposed project is fully completed it is
estimated that $212,460.00 per year will be paid to
the County in Real Estate Taxes, 44.5% of which
(94,545.00) will benefit Desert Sands Unified Schools
and thus reflect a substantial benefit to Palm Desert
Schools.
-49-
G. The portion of the proposed subdivision
abutting the Palm Desert Community Park will be
separated from the park area by a screening wall
to provide privacy within the park and privacy
for the residential lots backing up to the park.
Only modest sized temporary tract signs are
contemplated by the developer, with architec-
turally designed permanent subdivision identifi-
cation signs to conform with the goals enunciated
by the Environmental Impact Report "Sign Ordnance"
prepared by the City Department of Environmental
Services April 8, 1976.
H. Not only for the proposed project, but
benefiting other adjoining areas will be the
extention of water, sewer and street improvement
facilities at no cost to the City.
I. Development of this site will fulfill one
of the General Plan objectives to "fill-in" open
undeveloped areas contiguous to and within the
confines of similar and compatible residential
areas without inducing "urban sprawl".
J. The additional market for goods and services
-50-
added to the community trading base will substan-
tially support nearby commercial centers, and
benefit the merchants of the area, thus tending
to bolster the City economy.
K. The provision for moderate priced single
family detached dwellings within the City limits
will assist in broadening the base of citizen
housing in the community fulfilling the General
Plan objective of "providing a range of housing
for varying income rnages and life styles". (The
moderate priced single family dwelling is in very
short supply in Palm Desert and creates an imbalance
in the community housing spectrum.)
L. The developer advises that the dwellings
proposed for the subject project will provide
maximum ceiling and sidewall insulation for this
thermal area. Moderate fenestration with protective
roof overhangs will be incorporated into the resi-
dential design, thus contributing to the conserva-
tion of energy.
M. An "energy package" will be offered resi-
dential buyers as an optional feature in which such
-51-
intensive energy saving devices will be incorporated
into the dwelling structure to reduce heating and
cooling costs and thus conserve energy.
N. Maintain community harmony of environment and
social relationships by producing single family
detached housing in the approximate same quality and
price ranges as exist in the adjoining and abutting
subdivisions.
0. Elimination of soil erosion and neighborhood
flooding by adequate channeling of surface water to
the discharge point in the Whitewater River Channel.
P. The surrounding property values will experience
an increase, resulting from the upgrading of the open
land area.
Q. Improvement of the lead-in streets, the exten-
sion of utilities, landscaping in the construction of
dwellings, will contribute to increased values of the
undeveloped properties on the East side of Deep Canyon
Road.
R. Elimination of the existing neighborhood dead-
end streets and the substitution of a fully improved
neighborhood in the now open, uncultivated area of the
proposed project site will tend to upgrade the adjoining
residential area to the South.
-52-
3. Mitigating Factors on demand for infrastructure uses:
Schools
The following information was supplied by the Desert
Sands Unified School District administrative office:
Based upon the present ratios of school age children
to adults in the City of Palm Desert, the School
District estimates that a probable maximum of one
hundred eleven (111) school age children will be
generated as a result of the proposed project of one
hundred eighty-five (185) total dwellings in the fully
completed project.
This estimate is consistent with the City Census data.
The 1976 City Census of Palm Desert
Neighborhood No. 3 (See Exhibit No.
children under. 18 years of age.
shows Residential
5) with 218
The 185 residents of the proposed project when fully
completed, will if it generates the same proportion
of residents under 18 years as the existing residents
of the area, produce approximately 174 children under
18. Approximately one third of this number will be
under school age resulting in 116 school age children.
This number of school age children is relatively the
same as the number estimated by the School District.
-53-
Based on the phasing program for the proposed project,
the school system will receive a loading of 39 school
age children each year of the three year construction
and sales period for the proposed project.
The School District advises that the number of children
requiring schooling each year (approximately 37 per
year, based upon the developer's estimate of project
absorption period of three years) will fall within the
normal growth pattern anticipated for the general area
by the School District.
The approximate breakdown for each annual phase of the
proposed project is as follows:
Kindergarden to 5th grade 18 students
6th grade through 8th grade 10
9th grade through 12th grade 9
37 students
Students eligible to attend Kindergarden through the
second grade will be bussed to Washington School
located approximately one mile south of the proposed
project on Portola Avenue. Bus capacity is ample and
transportation by the School District is free of charge.
Students in the 3rd grades through 5th grade will
attend Lincoln School located on Portola Avenue
adjoining the proposed project.
High school students will be transported by bus to
-54-
Indio High School until such time as the new Palm
Desert High School is constructed. The School
District estimates that the new High School may be
built and open for students within three to five years.
Both the Washington and Lincoln Schools are nearing
full capacity, however, the new Middle School
addition currently under construction will be com-
pleted and operating prior to the first construction
and occupancy of the first increment of the proposed
project. Upon the opening of the new Middle School
addition portable classrooms now housing students
at the Middle School will be released providing
additional capacity for increased enrollment at the
Lincoln and Washington Schools.
Utilities
Demand for access and utilities extension to the pro-
posed project is to be paid for by the developer and
will not represent a financial burden on the City.
The public utility companies furnishing the water,
sewage, gas, electricity, telephone and TV service
advise that the loads imposed by the proposed project
are consistant with their anticipated expansion of
normal growth for the area.
-55-
Drainage
Drainage of surface waters from the existing sub-
divisions will not be carried through one street of
the proposed project but by the street drainage
design will be diverted into several streets to spread
transmission of the surface waters toward the discharge
point at the Whitewater River Channel. Thus volume and
water acceleration will be controlled tending to
prevent excessive amounts of water in any one street
during heavy precipitation.
Water
With reference to the increased demand upon the
Coachella Valley County Water District for additional
water capacity to serve the proposed project, Mr. Tom
Levy of the CVCWD advises that within the water zone
supplying the proposed project two major wells are in
operation and a third well producing over 2,000
gallons per minute has been completed. Thus this
zone now has adequate water production sources for
some extended future time.
With reference to the actual condition of long term
basic underground water supplies, the General Manager -
Chief Engineer of the CVCWD has stated, "It is our
belief, based upon the best engineering we have been
able to obtain from the U.S.G.S. and the renowned
-56-
Bechtel Engineering firm of San Francisco, that
with the natural water, underground storage, and
reclaimed water, our present water problem is not
serious." "In the past few years, in the Palm
Desert area, the CVCWD has constructed millions of
gallons of surface storage and drilled new wells to
adequately assure meeting water demands". (Letter
dated March 10, 1975 to City Manager, Harvey L.
Hurlburt attached to and made part of the August 26,
1975 General Plan Amendment 01-75. E.I.R.)
Sewage Treatment
Since the completion of the CVCWD sewage treatment
plant at Cook Street an adequate treatment capacity
for the entire service area of Palm Desert and other
areas has been committed for and created. The
addition of the proposed project to the sewage dis-
charged to this new plant will represent a very minor
fraction of the plant's capacity. A service main 21"
in' diameter is pending construction. This main will
cross the Whitewater River Channel at the intersection
of Magnesia Falls Road and Deep Canyon Road. This
point represents the lowest point of the proposed
project and sewage from this development will gravitate
into the 21" main at this point.
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Electricity
The Southern California Edison Company advises that
line capacity is available to the proposed project
and that the generating capacity of the Coachella
Valley system is adequate to provide electric demand.
Due to the rising costs of electric generating fuels,
the major impact of the subject project will be the
increase in fuel demand for generation of that portion
of the electrical energy consumed by the proposed
project. This cost will be borne by the individual
resident.
Natural Gas
The Southern California Gas Company advises that
domestic use natural gas to supply the proposed tract
is available and no current evadence of unavailable
domestic supplies is indicated.
Humidity
While the degree of humidity may ascend to some minor
degree in the immediate neighborhood by reason of the
proposed project, the over-all effects of humidity
will be negligible.
4. Removal of fifty four (54) acres of existing open space
from the General Plan area:
While the proposed site of fifty four (54) acres
-58-
now represents open space, the actual, recrea-
tional use and condition of this open space
should be considered.
The entire area has no trees, no shrubsand is
otherwise covered by a generous growth of
principally tumbleweeds. This property has
remained in this condition for many years and
is not conducive to use in its unappealing
and undeveloped condition. There is no evidence
of any recreational uses of this property.
Residential Neighborhood No. 3 with a total
existing population of 721 permanent residents
provides in the Palm Desert Neighborhood Park a
six (6) acre recreational area. In addition the
DSUSD provides a four (4) acre Little League
Baseball Park and a four (4) acre open playground.
These recreational facilities adjoin the proposed
project.
The proposed project is adjacent to the Whitewater
River Channel as open space area of potential
recreational useage. (Refer to "Land Use Element,"
General Plan, Open Space, page 1.B.4., and 1.B.7.
The "Circulatory Element", page 5.B.2., states
that "discussions with adjacent jurisdictions and
-59-
and private organizations indicate a desire to
develop valley -wide, bicycling, hiking and
equestrian systems, and the Whitewater River
Channel seems to provide the major potential".
Thus, the Residential Neighborhood No.. 3 has a
recreational capacity as follows:
Palm Desert Neighborhood Park 6 Acres
Little League Baseball Field 4
School playground 4
Whitewater River Channel
potential
Total 14 Acres
Criteria established by the General Plan establishes
4.5 acres per 1,000 population as the City goal for
Park and Recreational open space. Upon the com-
pletion of the proposed project Residential Neigh-
borhood No. 3 will have 1,295 residents (721 in
existing neighborhood plus the proposed project
population of approximately 574). The application
of the Park and recreational open space criteria
to this total future population of this neighbor-
hood would require 5.83 acres of Park or open
recreational area. Therefore, the developer of
the proposed project does not plan any additional
recreational area within the new subdivision but
in lieu proposes to contribute to the City Park
and Recreation fund in the amount of$9,108.00
(County Assessor's Market Value of $182,160.00 @5%).
5. Consumption of non-renewable energy sources by the
proposed project creates an irreversible impact for which there
are no mitigating conditions.
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VII. ALTERNATES TO THE PROPOSED PROJECT.
1st Alternate - High Density.
Based upon the General Plan designation of residential
use for the proposed project area, no alternate use
other than residential is considered herein.
As the ultimate density of the proposed project permitted
under the General Plan is five to seven dwelling units
per acre and the actual density proposed is 3.426, an
increased density, single family project could be con-
sidered as an alternate.
Such an alternate higher density project may produce
lower priced housing, permitting a wider range of Palm
Desert citizens to qualify for the purchase of residences.
Use of such higher densities should require approval of
a planned unit development or condominium as the minimum
lot size designated by City ordinance for single family
detached housing would not physically permit the indicated
density of five to seven dwelling units per gross acre
shown by the General Plan.
However, use of a P.U.D. or condominium appears not to be
compatible with the existing adjoining neighborhood
environment and the close proximity of the Elementary and
Middle Schools.
-61-
2nd Alternate - Low Density, Residential
A second alternate use of the subject property for very
low or low density residential project would not be
either economically nor environmentally feasible. The
necessarily increased price per dwelling unit would not
be compatible with the existing neighborhood income levels.
Nor would the use of more expensive single family detached
residences be compatible with the already characterized
neighborhood environment.
3rd Alternate - No Project
The site of the proposed project may remain undeveloped.
In this event the cost of the extended utilities in this
section of the City would be spread over a substantially
smaller base and result in considerably higher unit costs
which possibly could require participation by the City in
utility extension costs.
DOferment of provision for moderate price, single family
dwellings would delay the fulfilling of the objectives of
the Palm Desert General Plan to provide a "range of
housing for varying income ranges and life styles through-
out the City".
A loss to the County of over $200,000 annually in tax
income would occur, with a loss of sales tax income,
miscellaneous City taxes and fees to the City of Palm Desert.
-62°-
VIII. RELATIONSHIP BETWEEN LOCAL SHORT TERM USE AND LONG TERM USE.
Short Term
Short term effects of the proposed project are principally
the result of the construction of the land improvements
and residential building.
In clearing and grading, despite watering in conformity to
the City's grading ordnance, some dust will result.
Noise of heavy earth moving equipment, concrete and materials
trucks will contribute some nuisance and annoyance to the
residents immediately surrounding the proposed project
during the construction period.
The foregoing adverse effects of the construction period are,
however, quite short term and limited to daylight hours.
Long Term
Lorig term effects will be in the main advantageous to the
surrounding adjoining existing residents and to holders of
unsubdivided land East of Deep Canyon Road.
Development of the unused land which is the site of the
proposed project will remove this potential from the City's
future development capacity. If, in accordance with the
General Plan, the highest and best use of this particular
site is indeed medium density residential of a character
-63-
consistent with the already established neighborhood in
this area, such use will fulfill the City's growth plans
for this particular area of the municipality.
The type of moderate priced residential single family
housing will fulfill a strong community housing need.
As the development matures and the landscaping and trees
reach full scale, the proposed development will, like
similar City subdivisions, increase in value. Such
increase in value will provide a sound investment for
the citizens of the community.
As has been noted elsewhere in this report, the establish-
ment of 185 new families in the community will support and
stimulate the retail and service economy of Palm Desert.
An undeterminable portion of the new residents of the
proposed project may be new citizens of Palm Desert and
contribute to the management, services and labor pool of
the City.
The proposed moderate price range of the subject develop-
ment will tend to attract some younger people and thus
create a balancing effect on the current preponderance of
the population of Palm Desert of more advanced ages. The
moderate price ranges may also attract retirement people
-64-
who are financially substantial but do not choose or
are unable to acquire and support the more expensive
residences typical of the country club developments
and the recreational projects oriented to tennis. (See
Palm Desert 1976 housing census -- 7% of residential
neighborhood No. 3 are retired.)
The diversity provided by the proposed project against
the current, somewhat unbalanced population and housing
mix of the community will tend to strenghten and improve
the social and economic stability of Palm Desert.
IX. IRREVERSIBLE OR IRRETRIEVABLE ENVIRONMENTAL CHANGES
Development of the site of the proposed project is an
irreversible environmental change in that the open,
unused land space would be transformed from one ownership
into 185 individual ownerships and irreversibly committed
to this particular residential use.
The natural resources used for construction such as sand,
rock and other natural materials, may be considered to be
irretrievable and only partially renewable.
Fuel, electricity and other energy sources consumed in
the construction and development process will also be
irretrievable.
X. GROWTH INDUCING IMPACT OF THE PROJECT
Short Term Growth Inducing Impact
The proposed project will release
of funds for wages, materials and services during the
construction and sales period. A substantial number of
local vendors, service people, real estate people, sub-
contractors and labor will benefit immediately.
These expenditures will in turn stimulate the satisfaction
local
of demand for consumer goods
recipients of these funds.
several million dollars
and services
from the
Long Term Growth Impact
The extent of long term growth inducing impact on the
community will develop from:
1. The number of new community citizens the proposed
project may attract. If a substantial number of
purchasers of dwellings in the proposed project are
new members of the community, their impact may be
felt in increased purchases of goods and services,
and in supplying additional personnel to the Palm
Desert labor pool.
2. Many of the buyers for the dwellings of the proposed
project may already reside in Palm Desert and
would move up from rental housing and apartments and
a somewhat less strong growth inducing impact may be
felt by the community.
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3. The extension of utilities and improved streets
will enhance the earlier probability of the de-
velopment of the remaining unused land areas
nearby. In particular, the land areas not now
developed which abut and adjoin the East side of
Deep Canyon Drive are susceptible to earlier de-
velopment by reason of the improved access and
extended utilities.
List of Exhibits
PAGE No.
1. Regional Map indicating location 2
2. Tentative Map 8237 3
3. U.S.G.S. Topographical Map 4
4. Map of the City of Palm Desert 5
5. City Map of Residential Neighborhoods 6
Data Sources
Coachella Valley County Water District
Mr. Lowell•Weeks, General Manager -Chief Engineer
Desert Sands Unified School District
Dr. Harold Schoenfeld, District Superintendent
Southern California Edison Company
Mr. McFadden, District Manager
Southern California Gas Company
Mr. Robert Herd, District Manager
General Telephone Company
Mr. Ralph Dutro, District Manager
Coachella Valley Television Company
Mr. Joe Benes, Manager
Pacific Rim Environmental Consultants
Mr. Don Shayler
Bibliography
Palm Desert General Plan, January 20, 1975
EIR, City of Palm Desert, Sign Ordnance, April 8, 1976
EIR, General Plan Implementation Tools, August, 1975
Environmental Quality Act of 1970, State of California
Rand McNally Industrial Index and Commercial Atlas, 1976