HomeMy WebLinkAboutRes No 885PLANNING COMMISSION RESOLUTION NO. 885
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM DESERT, CALIFORNIA,
RECOMMENDING TO THE PALM DESERT CITY
COUNCIL CERTIFICATION OF A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT FOR A
PROJECT DESCRIBED AS CHANGE OF ZONE 09-81,
VILLAGES OF BELLA VISTA MASTER DEVELOPMENT
PLAN AS MEETING THE REQUIREMENTS OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970
AS AMENDED, STATE AND LOCAL GUIDELINES FOR
IMPLEMENTATION OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 2nd day of August, 1983, hold a duly noticed public hearing to consider a request by
WESTERN ALLIED PROPERTIES, INC. for preannexation zoning and approval of a master
development plan and a Negative Declaration of Environmental Impact for approximately
675 acres located at the southerly boundary of the City of Palm Desert, on the west side
of Highway 74, more particularly described as:
APN's 635-040-001, 002, 004 through 008; 635-050-001 through 005;
771-030-009, 771-040-001, 002, 005
WHEREAS, said hearing was continued to the 6th day of September, 1983; and
WHEREAS, after completion of an initial study it was determined that the project
would not result in any significant adverse impacts on the environment which could not be
mitigated; and
WHEREAS, an Environmental Impact Report was previously certified in 1978 by
the City of Palm Desert Resolution 413; and
WHEREAS, said Environmental Impact Report evaluated a project with similar
characteristics to the proposed Villages of Bella Vista as currently being reviewed; and
WHEREAS, draft Environmental Impact Report SCH #80120505 was submitted for
review to the Riverside County Planning Department in conjunction with an application
for a project with similar characteristics to the proposed Villages of Bella Vista as
currently being reviewed; and
WHEREAS, the above were so referenced and identified; and
WHEREAS, potential environmental impacts and related mitigation measures set
forth in said reports have been made conditions of approval of the project described
herein; and
WHEREAS, because of the above recitations a Negative Declaration of
Environmental Impact is appropriate and consistent with the written and intented
requirements of the California Environmental Quality Act as amended.
WHEREAS, there have not been significant changes to the site and environment
since said Environmental Impact Reports were prepared; and
WHEREAS, the Palm Desert Planning Commission did receive and review said
documents; and
WHEREAS, the following potential environmental impacts and mitigation measures
have been identified.
1. EARTH (grading impacts)
As proposed, grading activities will occur on 55% of the site leaving 303 acres in a
natural state. Development will occur principally in the flats which have already
experienced substantial modification through the construction of the Palm Valley
Storm Channel.
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PLANNING COMMISSION RESOLUTION NO. 885
Mitigation Measures:
a. The steeply sloping areas in the westerly portion of the site will be offered
for dedication to the Bureau of Land Management and retained in its
natural state.
b. Grading for roads has been minimized wherever possible.
c. Entry monuments and other signs and structures will be of a low profile and
designed in such a way that views through the project will not be adversely
affected.
d. A variety of densities have been distributed throughout the site based on
location, topography and accessibility in order to accommodate a mix of
residential dwelling units and protect the visual sensitivity of existing
features.
e. Where development encroaches into the hillsides, grading will be minimized
and confined to development areas only.
f. High density land uses are proposed where slopes are gentle and conducive
to development which requires larger building pads and, hence, necessitates
more grading.
g. Areas affected by landform alteration will be adequately landscaped with
both native and introduced plant materials identified in the Landscape
Concept Plan.
Ref. 1980 EIR SCH #80120505 pgs. 10-23
2. AIR QUALITY
The project will result in the increase of pollutants from three sources:
1) Dust from construction
2) Chemical pollutants from automobiles
3) Chemical pollutants from off -site electrical generation
Projected auto emission will be as follows:
% 1975-76
MOBILE
SOURCE TOTAL
YEAR CO THC NOx SOx TSP TOTAL EMISSIONS
1985 1.26 0.15 0.13 0.01 0.02 1.57 0.37
1986 1.49 0.17 0.15 0.01 0.03 1.85 0.43
1987 1.68 0.19 0.17 0.02 0.03 2.09 0.49
1988-89 1.81 0.21 0.19 0.02 0.03 2.26 0.53
1990+ 1.53 0.18 0.17 0.02 0.03 1.93 0.45
Note:
All figures in tons per day.
A total of 429.5 tons of pollutants were emitted on an average summer day in
Riverside County in 1975-76.
These figures are based on the latest EMFACS emission factors (October 1979)
available from the Environmental Protection Agency and computed by the
California Air Resources Board, assuming 100 percent light duty automobile mix,
25 mph average speed and 70°F ambient temperature.
Mitigation Measures
a. Project will include community recreational facilities designed to reduce
the need for trips to and from the project.
b. The project sponsor will work closely with Sunline Transit Agency to expand
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PLANNING COMMISSION RESOLUTION NO. 885
public transportation to the area.
c. Project will employ all feasible energy saving designs to reduce the need for
additional electrical generation.
d. In order to reduce short-term air pollution impacts which result from
grading and construction activities, the following measures are
recommended:
- Keeping the site and area traversed by vehicles, including trucks and
other construction equipment and machinery sprayed and watered
sufficiently to suppress dust.
- Restricting all such vehicles and equipment to travel along
established and properly watered roadways.
- Requiring that all vehicles hauling dirt or other particulate material
be sprayed and moistened prior to their leaving the construction site.
Ref. 1980 EIR SCH #80120505 pg. 41; 1978 EIR pg. 62
3. WATER (drainage)
The increase in impermeable surfaces will result in an increase of 141 CFS or 5% in
the tributary area based upon a 100 year storm.
Mitigation Measures
a. Water will be conveyed by streets and a series of channels to the Palm
Valley Storm Channel.
b. Project sponsor will dedicate and monetarily contribute to the construction
of the Palm Valley Storm Channel.
c. Project sponsor will contribute a sum of $2.4 million to City of Palm Desert
Drainage Fees. The fees will be kept in trust pending a study by the city
engineer to determine how the project will relate to the Palm Desert Master
Plan of Drainage.
Ref. 1980 EIR SCH ##80120505 pg. 30; 1978 EIR pg. 22
4. PLANT LIFE
Development and associated activities will eliminate natural flora on 55% of the
site. None of the species involved are listed in the Inventory of Rare and
Endangered Plants of California published by the California Native Plant Society.
Ref. 1978 EIR pg. 19 and 1980 EIR SCH ##80120505 pg. 24
No mitigation measures required.
5. ANIMAL LIFE
Natural fauna will be eliminated or greatly reduced on 55% of the site. The steep
southernwest corner of the property has been identified as a marginal bighorn
sheep habitat. The flats are likely to provide habitat for the desert tortoise, a
protected reptile as classified by the California Department of Fish and Game.
Mitigation Measures
a. 45% of the site will be preserved as natural habitat. This area includes the
bighorn sheep habitat.
b. Prior to any grading, a qualified biologist shall survey the site and trap any
desert tortoise found and relocate to other appropriate protected areas.
Ref. 1980 EIR pg. 26; 1978 pg 20.
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PLANNING COMMISSION RESOLUTION NO. 885
6. TRANSPORTATION/CIRCULATION
The project with hotel alternative will generate 8540 trips assuming a worst case
of simultaneous 100% occupancy of all residential and hotel units. These trips are
projected to be divided in the following manner:
a. 80% (6830 trips) will proceed northerly along Highway 74.
b. 5% (430 trips) will proceed south.
c. 15% (1280 trips) will be internally directed.
The total projected volume on Highway 74 would rise from 4500 to 11760 daily
trips. The ultimate Highway 74 design capacity is 24,000 ADT leaving 12,240 slack
capacity. The Highway 74/111 intersection will continue to provide a C level of
service. (Source: Kunzman Associates).
Mitigation Measures
In order to facilitate circulation in the area of the project, the following mitigation
measures will be implemented as the project is constructed.
1. Improvement of Highway 74 to its ultimate half cross-section (50 feet) will
be provided where the site abuts that roadway.
2. Gated entrances to Villages of Bella Vista will be located at least 60 feet
from the nearest ultimate travel lane to provide off-street storage for a
minimum of three vehicles attempting to enter the development.
3. Entrance gate areas will have a turn -around lane for vehicles inadvertently
turning into the gated community.
Ref. 1980 EIR pg. 36; 1978 Pg. 29
7. PUBLIC SERVICES
a. Fire. The new Mesa View Station will provide 5 minute response service.
Mitigation Measures
The incremental impact will be mitigated by the $100 per unit fire fee and
fire assessment payments generated by this development.
b. Police. The project will result in an incremental increase in the need for
expanded patrol service. As growth continues, the city's Riverside County
Sheriffs' contract for services may need to be expanded.
c. Schools. The proposed development will potentially generate 939 pupil
enrollment in the Palm Springs Unified School District and 318 in the Desert
Sands Unified School District.
Ref. 1980 EIR pg. 52
Mitigation Measures
Necessary arrangement shall be made between the Palm Springs Unified
School District and the city to enable the collection of school impact fees.
Accompanying their request for an enabling resolution, the school district
shall include a program for the expenditure of the funds to mitigate the
projected impacts.
d. Parks and Recreation. The development will provide for most of the
recreational needs of prospective residents on -site. Additional impacts will
be mitigated by payment of in -lieu park fees.
e. Maintenance of public facilities including roads. All roads will be private;
no impact.
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PLANNING COMMISSION RESOLUTION NO. 885
f. Governmental Services - no significant impact.
8. PUBLIC FISCAL BALANCE
As part of the Palm Desert Redevelopment Agency the tax increment generated by
development will make a substantial contribution to the repayment of the flood
control bonds.
9. UTILITIES
The various agencies supplying utilities have advised the city that they are capable
of serving the development. All feasible conservation measures shall be employed
to reduce demand on scarce resources.
10. AESTHETICS
The development of the property will alter the foreground view. This area has
already experienced modification as a result of the Palm Valley Storm Channel
construction. Views of the mountain backdrop will remain unchanged. The
aesthetic quality of the new development will be similar to that of luxury resort
developments built recently throughout Palm Desert.
Mitigation Measures
a. Several view corridors have been established and integrated into the
design of the specific plan. These wide openings occur between
development areas along the scenic highway corridor as well as along
the northern property boundary.
b. In those areas where buildings will obstruct views, several measures
will be implemented, including the following:
- Building setbacks will vary along those areas abutting Highway
74 and the residential development to the north.
A landscape concept plan will be implemented which
effectively screens buildings from the views of motorists and
residents.
Undulating berm/wall combinations will provide additional
visual relief from the dwelling units. The use of wrought iron
fencing will allow increased visual penetration.
11. LIGHT AND GLARE
Street and landscape lighting will increase night illumination levels above the
existing condition. City ordinances controlling level and design of outdoor lighting
will reduce impacts to an acceptable level.
12. ARCHAEOLOGICAL/HISTORICAL
An archaeological study done by the University of California, Riverside, in 1978
identified 3 sites of which two are located in areas to be left undisturbed. The
third site will be destroyed. The study concluded that the information relevant to
prehistory does not appear to be of significant level.
Mitigation Measures
During the 1978 field survey, each archaeological site was noted as to its
constituent components and setting, photographed, and plotted on a U.S.G.S. 7.5
minute series topographic map. The following mitigation measures will be
implemented prior to development of the property. Two sites will be preserved
without any impacts occurring to them as a result of the proposed development.
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PLANNING COMMISSION RESOLUTION NO. 885
The third, located in the east -central portion of the valley floor will require the
following mitigation measures to be implemented.
1. Further detailed recordation, where necessary, including photographs,
measurements and drawings shall be performed as described above.
2. The site shall be tested to ascertain if subsurface archaeological
resources exist. A report of the findings shall be submitted to the
city with recommendations for further mitigation if the test reveals
significant resources are uncovered.
Ref. 1980 EIR pg. 28; 1978 EIR pg. 45
WHEREAS, said Negative Declaration of Environmental Impact concludes that the
project will not have a significant adverse impact on the environment.
NOW, THEREFORE, BE IT RESOLVED by the City of Palm Desert Planning
Commission as follows:
1. That the above recitations are true and correct and constitute the findings
of the planning commission in this matter.
2. The commission does hereby recommend to the city council that it certify
said Negative Declaration of Environmental Impact as having been
completed incompliance with the California Environmental Quality Act of
1970 as amended; and, state and city guidelines implementing said act.
PASSED, APPROVED and ADOPTED at a regular scheduled meeting of the Palm
Desert Planning Commission on this 20th day of September, 1983, by the following vote,
to wit:
AYES: CRITES, DOWNS, ERWOOD, RICHARDS, WOOD
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
MON A. DIAZ, Secretary
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RALPH B. WOOD, Chairman