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Home My WebLink AboutGeneral Plan Amendment / Change of Zone / Percise Plan 11-200 - Temporary Parcel Map 36363 - Carlos Ortega VillasA CITY OF PALM DES E , Qad'w 03,E �j - �/�[(//f F � 13 G✓ �� V�V DEPARTMENT OF COMMUNITY STAFF REPORT REQUEST: CONSIDERATION FOR APPROVAL OF: A. A GENERAL PLAN AMENDMENT FROM COMMUNITY COMMERCIAL, RESIDENTIAL LOW DENSITY, AND OFFICE PROFESSIONAL TO RESIDENTIAL HIGH DENSITY; AND B. A CHANGE OF ZONE FROM PLANNED COMMERCIAL DISTRICT, SINGLE FAMILY RESIDENTIAL 9,000, AND OFFICE PROFESSIONAL TO PLANNED RESIDENTIAL, 16 UNITS PER GROSS ACRE; AND C. A PRECISE PLAN OF DESIGN TO ALLOW THE CONSTRUCTION AND OPERATION OF A 73-UNIT, SENIOR LIVING, AFFORDABLE HOUSING PROJECT KNOWN AS CARLOS ORTEGA VILLAS LOCATED WEST OF WASHINGTON STREET AND SOUTH OF AVENUE OF THE STATES; AND D. A TENTATIVE PARCEL MAP TO SUBDIVIDE APN'S: 637-071- 002, 637-170-003, 637-170-004, 637-170-007 INTO THREE NEWLY CONFIGURATED PARCELS; AND E. APPROVAL OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AS IT RELATES TO THE PROJECT, PURSUANT TO SECTION 15074 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). SUBMITTED BY: Missy Wightman Assistant Planner APPLICANT: City of Palm Desert Redevelopment Agency 73-510 Fred Waring Drive Palm Desert, CA 92260 CASE NO(s): GPA, CZ, PP 11-200/TPM 36363 DATE: March 8, 2012 CONTENTS: Applicant Submittal (27 pages) Tentative Parcel Map 36363 Legal Notice Carlos Ortega Villas Case Nos. GPA, CZ, PP 11-200/TPM 36363 March 8, 2012 Page 2 of 9 Draft Resolution No. 2012-13 Exhibit A, B, C, General Plan Amendment Draft Ordinance No. 1235 Exhibit A, B, C, Change of Zone Draft Resolution No. 2012-14 Notice of Intent Initial Study Riverside County Airport Land Use Commission Development Review Federal Aviation Administration Determination of No Hazard to Air Navigation Recommendation That the City Council, waive further reading and: 1. Adopt Resolution No?012-13approving a General Plan Amendment from Community Commercial, Residential Low Density, and Office Professional to Residential High Density. 2. Pass Ordinance No. 1235 to second reading approving a Change of Zone from Planned Commercial District, Single Family Residential 9,000, and Office Professional to Planned Residential, 16 units per gross acre. 3. Adopt Resolution No.2012-14 approving Precise Plan 11-200, Tentative Parcel Map 36363, and a Mitigated Negative Declaration of Environmental Impact as it relates to the project. Executive Summar The proposed Carlos Ortega Villas will provide 73 affordable senior housing units near existing amenities and services. Four parcels consisting of two individual residential properties, one vacant parcel and one parcel consisting of an old blighted hotel retro-fitted into studio apartments were purchased by the Palm Desert Redevelopment Agency, deconstructed and consolidated to allow development of the proposed project. Architectural Review Commission Action The Architectural Review Commission had minor comments for the applicant and all agreed that the project was well laid out and a nicely designed project. On September 13, 2011, Commissioner Levin moved and Commissioner Touschner seconded, to grant preliminary approval Motion carried 6-0-0-1, with Commissioner Gregory absent. GAPlanning\Missy Wightman\PP\Carlos Ortega Villas\CC Staff report.dou Carlos Ortega Villas Case Nos. GPA, CZ, PP 11-200/TPM 36363 March 8, 2012 Page 3 of 9 Planning Commission Action The Planning Commission concurred that the Redevelopment Agency has done an outstanding job on this project and in Palm Desert. They commented that the architect and designers have created a beautiful, affordable housing project and the City of Palm Desert is once again rising up with regard to energy efficiency. They added that Carlos Ortega really did put a stamp on the Valley and Palm Desert. This project is a tribute to a man we all love and Carlos Ortega's name will always be remembered. The Planning Commission recommended approval to City Council of Case Nos. General Plan Amendment, Change of Zone, Precise Plan 11-200 and Tentative Parcel Map 36363, subject to conditions. Motion carried 4-0-1 with Commissioner De Luna absent. Riverside County Airport Land Use Commission During the second published legal notice, staff was made aware by Riverside County Airport Land Use Commission staff that this project was located within Compatibility Zone E for Bermuda Dunes Airport Land Use Compatibility Plan. The project was approved as consistent with the plan with minor added conditions on February 9, 2012. As a part of RCALUC review, the Federal Aviation Administration reviewed the project and issued a Determination of No Hazard to Air Navigation. Background A. Property Description: Carlos Ortega Villas is located west of Washington Street and south of Avenue of the States. The site is also accessible from Dudley Drive for emergency access only. B. Zoning and General Plan Designation: Existin Zone: P.C.-2, O.P., and R-1 9000 General Plan: C-C, C-O.P, R-L Proposed Zone: Planned Residential — 16 units per gross acre General Plan: High Density Residential The proposed General Plan Amendment to High Density Residential and Change of Zone to Planned Residential — 16 units per acre are consistent with the existing land uses. The high density residential development will serve as a transition from commercial development immediately adjacent to Washington Street, to low density residential in the Palm Desert Country Club area. GAPlanning\Missy Wightman\PP\Carlos Ortega Villas= Staff report.docx Carlos Ortega Villas Case Nos. GPA, CZ, PP 11-200/TPM 36363 March 8, 2012 Page 4 of 9 C. Adjacent Zoning and Land Use: North: P.C.-2 / Albertson's Shopping Center South: R-E / The Learning Tree Preschool East: P.C.-2, O.P. / Casey's Restaurant, office/medical complex, apartment complex West: P.C.-2, R-1 9000 / apartment complex and single family residential Project Description Country Village Apartments once occupied the site directly west of Casey's Restaurant. This parcel used to house an old hotel that over time was retro-fitted into studio apartments. This property was severely blighted and had a high number of service calls to Police and Code Compliance. The Palm Desert Redevelopment Agency purchased this parcel along with three other surrounding properties to form a contiguous area for new senior living. Existing dilapidated construction was deconstructed and staff mandated a minimum of 75% of the deconstructed materials be recycled or reused. The contractor achieved a 97% diversion / recycling rate. The parcels are conveniently located near restaurants, retail, grocery and many day to day service businesses. The previous development consisted of 66 studio apartments, one utility/mechanical building, two pools, one vacant parcel and two separate parcels with individual residences. This development equated to 37 units per acre. The proposed development will expand and use more land, and decrease density to 16 units per acre. Two parcels will be divided off of the development as illustrated in Tentative Parcel Map 36363; one being left for a future fire station and the other will remain Casey's Restaurant. The proposed project is sited to maximize the density of units while keeping the majority of the project at one story in height. The irregular parcel boundary setbacks range from approximately 10' to 20' around the entire property. The proposed project consists of 73 affordable housing units; eleven single -story structures and one two-story structure including a manager's unit, community services area, laundry, and a separate structure to be utilized as a maintenance facility. One single story structure has an attached laundry room for a total of two, on -site. The 73-units are comprised of 64 one -bedroom units, 8 one - bedroom units with den, and one manager's unit. The overall architectural massing of the residential units was designed as one-story structures with a clerestory/light monitor area extending above the main lower structure to allow natural light and ventilation into the middle of the space. Buildings Al, A2, B, and C have a final height of 20'-2" to the top of the clerestory level. Building D, the community building with manager's unit above, is the only two-story building at a final height of 22'-7". The maintenance facility, identified as Building E, is 15-3" in height to the top of the ridge. Architecture consists of a ranch/craftsman style with gabled porches and slanted roofs. Exposed wood trellis and rafters additionally add to the proposed style. The base of each building is covered in horizontally stacked beige Hardie boards. Vertical installations occur GAPlanning\Missy Wightman\PP\Carlos Ortega Villas= Staff report.dou Carlos Ortega Villas Case Nos. GPA, CZ, PP 11-200/TPM 36363 March 8, 2012 Page 5 of 9 at various places throughout the development for additional visual interest. Above the Hardie board is a stucco finish in a similar color. Porch columns will be covered in one of three Hardie board muted colors: green, yellow, or blue with columnar bases covered in split -face and precision brown block. Window surrounds are proposed to be painted one of three separate colors in a muted blue, orange, and green. Roof tile varies in color from light brown to dark brown. The property is conveniently located adjacent to several amenities and services with easy access to transportation. There are 77 parking stalls proposed at grade level; 73 standard size stalls, 3 handicap accessible stalls and one U.S. Postal Service stall. All except for two of the parking spaces are covered by carports. The Palm Desert Redevelopment Agency conducted parking counts on three other affordable, senior living facilities and found less than half of the stalls used at these sites. One parking space per unit is typical for these senior living facilities and has been adequate, as proved by the parking counts throughout various times of the day. Ingress and egress from the site are through one curb cut on Avenue of the States. A secondary emergency access only gate is located along the east side of the property that can be accessed from Dudley Drive just west of Washington Street. Day to day egress out of the site via Avenue of the States is by right turn only. An awkward intersection exists on Avenue of the States just west of the project where the street meets California Drive. The existing intersection at Avenue of the States and California Drive will be modified and improved as part of this project to properly circulate traffic and allow residents of this project proper space to turn around and enter the project if turning onto Avenue of the States from Washington Street. The project has a right turn egress only to avoid traffic congestion near a busy intersection. Building square footage covers 30% of the lot. The parking areas beneath the carports, underneath sidewalks between buildings, and areas as depicted on the preliminarily approved water quality management plan will serve as on -site water retention areas. Storm water runoff generated on -site will be conveyed via surface flow to 24" x 24" drop inlets located in the parking areas. Water from building gutters and site hardscape will be directed into the large retention areas. The storage and percolation capacity of the underground retention area below the parking areas will be sufficient to store the incremental increase of runoff, due to development, in the event of a 100-year storm. The majority of the common area will be landscaped with water efficient desert plantings. Two small turf areas will be planted; one near the community pool and one at the southeastern part of the site. As a part of the project, an existing intersection at Avenue of the States and California Drive will be modified into a traffic circle. This modified area is proposed with new desert landscape plantings. The Landscape Division has given their preliminary approval for the complete proposed design. The project must meet the low- water usage and landscape guidelines of the City of Palm Desert and the Coachella Valley Water District to install a highly efficient desert landscape. GAPlanning\Missy Wightman\PP\Carlos Ortega Villas\CC Staff report.dou Carlos Ortega Villas Case Nos. GPA, CZ, PP 11-200/TPM 36363 March 8, 2012 Page 6 of 9 The Palm Desert Redevelopment Agency's goal is to achieve a net -zero status; therefore, a number of sustainable features are proposed to be built into this project. Roof top photovoltaic and solar thermal panels will be installed to help achieve this goal. A total system compiled of 1,396 photovoltaic panels and 37 solar thermal panels is proposed spread out over carports and building types A.1, A.2, B, C, D, and E. The panels will produce a range of 230 — 263 kW per square foot. The project proponents will need the panels to produce the maximum (263 kW) power in order to meet their goal of fully offsetting the project's true demand for electricity and hot water needs on site. The proposed project will be designed and built to achieve LEED Silver Certification according to the U.S. Green Building Council. This enhances efficient development, building design, and construction through a third party review process evaluating the following categories: sustainable sites, water efficiency, energy and atmosphere, indoor air quality, innovation in design, and regional priorities. Analysis The planned residential district allows for flexibility in development. The project meets all of the development standards, such as density, lot coverage, landscape requirements, and building height. The Palm Desert Redevelopment Agency purchased these properties to eliminate neighborhood blight and provide affordable housing; therefore the lot is irregularly shaped and does not necessarily meet the minimum requirements of zoning sections such as project area or project width. Since this property will be designated as a senior living facility, staff conducted parking counts on other senior complexes to determine the appropriate number of necessary parking stalls. Staff found that parking at complexes with one parking space per housing unit was regularly parked at 44 — 47% occupancy, meaning more than half the spaces were continually empty. The proposed parking is adequate and additional parking seems unnecessary. The proposed project has been designed to meet a net -zero energy standard defined as the amount of energy provided by on -site renewable energy sources being equal to the amount of energy used by the buildings. Renewable energy systems proposed for the project are designed to produce 230-263kW. The lower number will achieve a net zero status per the typical energy model. The higher number would produce a net zero status with occupants using a higher load associated with case studies of how occupants actually use energy. Staff encourages the applicant to design the renewable energy system to meet the 263 kW output to achieve a true net zero status with a realistic occupant load, but has not made this a requirement. The buildings, when constructed, will probably always have occupants using more energy than in the "typical" energy model. The overall project meets the intent of the General Plan and Zoning Ordinance. The sections regarding project size and parking noted above will require the City Council to approve an exception to the ordinance as a part of the overall approval. The required findings for approval are as follows: GAPlanning\Missy WightmanTRCarlos Ortega Villas= Staff report.dou Carlos Ortega Villas Case Nos. GPA, CZ, PP 11-200/TPM 36363 March 8, 2012 Page 7 of 9 1. The proposed location of the precise plan is in accord with the objectives of the Zoning Ordinance and the purpose of the district in which the site is located. The proposed project is located amongst Planned Commercial District, Office Professional and Single Family Residential Zones. This low -impact senior living residential use is compatible with other single-family dwelling uses in the immediate surrounding area. The proposed project zoning is P. R. 4 6, Planned Residential, 16 units per gross acre. The purpose of the district is to provide for flexibility in development, creative and imaginative design, and the development of parcels of land as coordinated projects involving a mixture of residential densities and housing types, and community facilities, both public and private. The proposed precise plan for the Carlos Ortega Villas exemplifies using creativity in design by consolidating irregularly -shaped parcels straddling differing zones to develop a well -situated affordable housing project for seniors that bridges between commercial and residential areas. It is in accord with the objectives of the Zoning Ordinance and is consistent with the uses outlined in Chapter 25.24 Planned Residential District. 2. The proposed location of the precise plan and the conditions under which it will be operated and maintained will not be detrimental to the public health, safety or general welfare, or be materially injurious to properties or improvements in the vicinity. This project will rebuild housing on previously developed land. The proposed project as conditioned will comply with current building and safety, planning, fire, and public works department codes. It must also comply with all City ordinances. The residential site improvements will not be detrimental to the public interest, health, safety, or welfare, and will not be materially injurious to properties or improvements in the vicinity. Water, sanitation and public utilities and services are available for improvement during construction as this site was previously developed. 3. The proposed precise plan will comply with each of the applicable provisions of this title, except for approved variances or adjustments. The project complies with all provisions of Title 25 and is in accord with the objectives of the Zoning Ordinance such as the maximum density, lot coverage, building height, general provisions, and off-street parking and loading. Planning, building, landscaping, public works, and the fire department conditions have been added to the project to ensure that all the minimum requirements of Title 25 are met. The project requires minor exceptions to the lot area, width and parking requirements. This project GAPlanning\Missy WightmanTRCarlos Ortega Villas= Staff report.docx Carlos Ortega Villas Case Nos. GPA, CZ, PP 11-200/TPM 36363 March 8, 2012 Page 8 of 9 eliminated neighborhood blight and will provide affordable housing in an underserved area. The existing irregularly shaped lots are surrounded by development and do not necessarily meet the minimum requirements of zoning standards such as project area or project width, but creatively consolidate the irregularly shaped lots to create a project further improving the property as a community asset. Parking studies from other affordable senior complexes developed with one parking space per housing unit regularly showed 44 — 47% occupancy, meaning more than half the spaces were empty. Therefore, the proposed parking (one parking space per unit) for this project is adequate and additional parking is unnecessary. 4. The proposed precise plan complies with the goals, objectives, and policies of the City's adopted General Plan. A primary objective stated in the Residential Land Uses Element of the General Plan under Goals, Policies and Programs is Goal 1, which provides for a balanced range of housing types, densities and affordability that accommodate existing and future residents across all socio-economic sector of the community. Goal 2 is preserve and enhance the City's existing neighborhoods. Policy 8 states that low income/ affordable housing shall not be located within one area of the community, but shall be dispersed where feasible, appropriate, and compatible with surrounding land uses. The proposed project known as Carlos Ortega Villas will provide a necessary senior living, affordable housing type within a mix of uses. The project is conveniently located near adjacent single-family residential and community services which will require little to no transportation for daily needs and errands of occupants. There are no other affordable senior housing projects in the vicinity of the proposed project, so it will help to disperse this type of housing within the city. This project promotes a land use that is consistent with the Residential Land Use goals, policies, and programs of the General Plan. Environmental Review For the purposes of CEQA, the Director of Community Development has determined that, as mitigated, the proposed project will not have a significant negative impact on the environment and staff has prepared a Mitigated Negative Declaration of Environmental Impact. Notices of availability of the draft Initial Study and Environment Assessment were mailed to owners of property within 300 feet, and published in the Desert Sun on December 22"d, 2011 and February 11, 2012. GAPlanning\Missy Wightman\PP\Carlos Ortega Villas\CC Staff report.docx Carlos Ortega Villas Case Nos. GPA, CZ, PP 11-200/TPM 36363 March 8, 2012 Page 9 of 9 During the Planning Commission noticing, staff responded to questions that dealt with traffic impact and the impact on adjacent zoning. No comments were received to date in response to the additional information provided to these two parties and no further comments have been received, as of the writing of this report, in response to the noticing for City Council. Staff believes that all potential impacts have been addressed and are less than significant with proposed mitigation measures. Conclusion The proposed affordable housing use is integrally located into an existing community where many community services are located within walking distance. The previous site was sustainably deconstructed and will be re -built with energy efficient, green building design set to achieve LEED Silver Certification. Staff recommends approval of the project as proposed, achieving the 263 kW per square foot output to achieve a true net zero status incorporating the occupant energy load. Fiscal Analysis There are no costs to the City for entitlements of this project; project fees are paid by the applicant at the time of submittal. Submitted by: 49/A775q Missy tman Assistant Planner n M. Wohlmuth, City Manager Department Head: Lauri Aylaian - Z Director of Community Development CITY COUNCIL ACTION APPROVED_ DENIED RECEIVED ._.. OTHER �,A MEETING DAT //10AI) 4y AYESe�±JISM 0P/-�UcP/nil�, NOES: A/0-0e ABSENT: 02?'�L ABSTAIN: i VERIFIED BY: / l)? ` Original on File with City `Clerk's Office ,y GAPlanning\Missy Wightman\PP\Carlos Ortega Villas\CC Staff report.dou 0 VI 0 70 1-4 r) rri 0 AC C7 m Lon m z M n q z > 0 1 L - > Is i - cli lk so m m IV 0 -n c m (D 0 C4 C-4. 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'I mm ON �/ o > D> D g j� f m nml 00 V) � \� \ D m Ill a m m Ill m com T T \\ Z m m D--I \ T` Z m /\\ �\+ --Ir y �\ D K\�\ m 1 101 '� Qy I Z Z Q r y rn IE z L C A 3 z NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION DATE: February 11, 2012 TO: Responsible Agencies/Interested Organizations and Individuals FROM: City of Palm Desert RE: Carlos Ortega Villas (GPA, CZ, PP 11-200 / TPM 36363) The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEQA), evaluated the potential environmental impacts of the above referenced project under CEQA. The City has determined through the preparation of an Initial Study that although the project has the potential to result in significant environmental effects, these impacts will not be significant in this case because the mitigation measures described in the detailed Initial Study have been added to the project. The Initial Study meets the requirements of the State of California CEQA, the State CEQA Guidelines, and the City Rules for the Implementation of CEQA. A Mitigated Negative Declaration will be prepared. This notice constitutes a Notice of Intent (NOI) to adopt the aforementioned Mitigated Negative Declaration. Project Location/ Description: Project Location: The subject property encompasses 5.5± acres and is located west of Washington Street and south of Avenue of the States. The subject property includes APNs 637-071-002, 637-170-003, 637-170-004, and 637-170-007, located in a portion of the northeast quarter of section 13, township 5 south, range 6 east, in the City of Palm Desert, County of Riverside, State of California, San Bernardino base and meridian. on the City's website: www.citvofr)almdesert.com, or at the Planning Department, 73- 510 Fred Waring Drive, Palm Desert, CA 92260, and submit written comments at or prior to the City Council hearing. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the City Council hearing. An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Missy Wightman, City of Palm Desert, at 760-346-0611. Comment Period: Based on the time limits defined by CEQA, be sent at the earliest possible date. The public comment period February 11, 2012 to March 7, 2012. All comments and an directed to: Missy Wightman Department of Community Development City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611 ext. 480 PUBLISH: Desert Sun February 11, 2012 y your response should on this project is from questions should be Lauri Aylaian, Secretary Palm Desert Planning Commission RESOLUTION NO. 2012-13 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A GENERAL PLAN AMENDMENT FROM COMMUNITY COMMERCIAL RESIDENTIAL LOW DENSITY, AND OFFICE PROFESSIONAL TO RESIDENTIAL HIGH DENSITY, EXHIBITS "A", "B" AND "C" ATTACHED; APN'S• 637-071-002, 637-170-003, 637-170-004 637-170-007 CASE NOS. GPA 11-200 WHEREAS, the City Council of the City of Palm Desert, California, did on the 8th day of March, 2012, hold a duly noticed public hearing to consider the request by The Palm Desert Redevelopment Agency for approval of the above noted; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 6►h day of December, 2011, hold a duly noticed public hearing to consider the request and by its Resolution No. 2577 recommending approval of GPA 11-200; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act", Resolution No. 2011-84. City staff has reviewed and prepared an Initial Study pursuant to CEQA; the Director of Community Development has determined that the project will not have a significant impact on the environment with mitigation and a Mitigated Negative Declaration has been prepared for adoption; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts and reasons to exist to justify the recommendation to City Council of said request: The proposed general plan amendment is consistent with the surrounding golf courses and single-family homes in the vicinity. 2. The general plan amendment is consistent with the goals and objectives of the general plan. 3. The general plan amendment will not be detrimental to public peace, health, safety or general welfare. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the City Council in this case. 2. That the City Council does hereby approve GPA 11-200 as shown on Exhibits "A" "B" and "C" RESOLUTION NO. 2012-13 PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert City Council, held on this 8th day of March, 2012, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: RACHELLE D. KLASSEN, City Clerk City of Palm Desert, California ROBERT A. SPIEGEL, Mayor 2 RESOLUTION NO. 2012-13 EXHIBIT "D" MITIGATED NEGATIVE DECLARATION Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the California Code of Regulations. CASE NOS: GPA, CZ, PP 11-200 / TPM 36363 APPLICANT/PROJECT SPONSOR: Palm Desert Redevelopment Agency 73-510 Fred Waring Drive Palm Desert, CA 92260 PROJECT DESCRIPTION/LOCATION The project involves a General Plan Amendment, Change of Zone, Precise Plan, Tentative Tract Map, and a Mitigated Negative Declaration of Environmental Impact for construction of a 73-unit affordable senior housing project on 4.68 acres. The buildings are a mix of one two-story structure and twelve single -story structures, including a manager's unit and a structure to be utilized as a resident services building. The property is situated next to commercial districts and it provides for easy access to public transportation. The subject property encompasses 4.68± acres and is located west of Washington Street and south of Avenue of the States. The subject property includes APNs 637-071-002, 637-170-003, 637-170-004, and 637-170-007, located in a portion of the northeast quarter of section 13, township 5 south, range 6 east, in the City of Palm Desert, County of Riverside, State of California, San Bernardino base and meridian. The City Council of the City of Palm Desert, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. LAURI AYLAIAN DATE DIRECTOR OF COMMUNITY DEVELOPMENT 3 H7qVLY LN E y - Z O H t� Z IAN DR A VENUE OF THE STATES RN IA DR DUDLEY OWC y Z DR t7 Z I- I- = F U. 9y a H ODCy O m V Proposed GPA HIDDEN RIVER RD— Z p C-C To R-H QUAWARF El �1�� PAIMD�t Case No. 11-200 CITY COUNCIL GENERAL PLAN AMENDMENT RES NO. 2012-13 EXHIBIT A Date: Case No. 11-200 CITY COUNCIL GENERAL PLAN AMENDMENT RES NO, 2 012 -13 EXHIBIT B Date: HOVLEY LN E -J-t.. co O 1— t� Z DR oP� Q C� A VENUE OF THE STATES NIA -DR ui DUDLEY 19 y p Proposed H 0 y N N �_ N L6 G H GPA W = m a N � v C - OP To R-H Case No. 11-200 CITY COUNCIL GENERAL PLAN AMENDMENT RES NO. 2012-13 EXHIBIT C Date: ORDINANCE NO. 1235 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM DESERT. CALIFORNIA, AMENDING ORDINANCE NO 107 THE PALM DESERT ZONING MAP BY CHANGING THE ZONE FROM PLANNED COMMERCIAL DISTRICT, SINGLE FAMILY RESIDENTIAL 9,000, AND OFFICE PROFESSIONAL TO PLANNED RESIDENTIAL, 16 UNITS PER GROSS ACRE, EXHIBITS A, B. AND C ATTACHED: APN'S• 637-071-002 637-170-003, 637-170-004, 637-170-007 CASE NO. CZ 11-200 WHEREAS, the Planning Commission by its Resolution No. 2577 has recommended approval of Change of Zone 11-200; and WHEREAS, at said public hearings, said City Council heard and considered all testimony and arguments of all interested persons; and WHEREAS, the City Council of the City of Palm Desert, California, DOES HEREBY ORDAIN, AS FOLLOWS: SECTION 1: That a portion of the Ordinance No. 107 referencing Section 25.46.1 of the Zoning Ordinance, the Zoning Map (Chapter 35.46 of the Palm Desert Municipal Code) is hereby amended to read as shown on the attached Exhibit "A", "B", and "C". SECTION 2: That a Mitigated Negative Declaration of Environmental Impact is hereby certified as shown on the attached Exhibit "D". SECTION 3: That the City Clerk of the City of Palm Desert, California is hereby directed to publish this ordinance in the Desert Sun, a newspaper of general circulation, published and circulated in the City of Palm Desert, California, and shall be in full force and effect thirty (30) days after its adoption. PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert City Council, held on this 81h day of March, 2012, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT A. SPIEGEL, Mayor ATTEST: RACHELLE D. KLASSEN, City Clerk City of Palm Desert, California ORDINANCE NO. 1235 EXHIBIT "D" MITIGATED NEGATIVE DECLARATION Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the California Code of Regulations. CASE NOS: GPA, CZ, PP 11-200 / TPM 36363 APPLICANT/PROJECT SPONSOR: Palm Desert Redevelopment Agency 73-510 Fred Waring Drive Palm Desert, CA 92260 PROJECT DESCRIPTION/LOCATION: The project involves a General Plan Amendment, Change of Zone, Precise Plan, Tentative Tract Map, and a Mitigated Negative Declaration of Environmental Impact for construction of a 73-unit affordable senior housing project on 4.68 acres. The buildings are a mix of one two-story structure and twelve single -story structures, including a manager's unit and a structure to be utilized as a resident services building. The property is situated next to commercial districts and it provides for easy access to public transportation. The subject property encompasses 4.68± acres and is located west of Washington Street and south of Avenue of the States. The subject property includes APNs 637-071-002, 637-170-003, 637-170-004, and 637-170-007, located in a portion of the northeast quarter of section 13, township 5 south, range 6 east, in the City of Palm Desert, County of Riverside, State of California, San Bernardino base and meridian. The City Council of the City of Palm Desert, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. LAURI AYLAIAN DATE DIRECTOR OF COMMUNITY DEVELOPMENT l; HOVLEY LN E y H _Z AN DR '4 VENUE OF THE STATES RNIA DR Lu DUDLEY H Z DR y t I Proposed 0 Oy aI- CZ QrgH Lu C m V P.C.-2 To HIDDEN RIVER RD P.R.46 Z OY YAL11ld � ` ¢ Case No. 11-200 CITY COUNCIL CHANGE OF ZONE ORDINANCE NO, 1235 EXHIBIT A Date: Case No. 11-200 CITY COUNCIL CHANGE OF ZONE ORDINANCE NO, 1235 EXHIBIT B Date: Case No. 11-200 CITY COUNCIL CHANGE OF ZONE ORDINANCE NO. 1235 EXHIBIT C Date: RESOLUTION NO. 2012-14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT PRECISE PLAN AND TENTATIVE PARCEL MAP TO ALLOW THE CONSTRUCTION OF A 73-UNIT, SENIOR LIVING, AFFORDABLE HOUSING PROJECT KNOWN AS CARLOS ORTEGA VILLAS LOCATED WEST OF WASHINGTON STREET AND SOUTH OF AVENUE OF THE STATES, APN'S: 637-071-002 637-170-003 637-170-004 637-170- 007 CASE NOS. PP 11-200/TPM 36363 WHEREAS, the City Council of the City of Palm Desert, California, did on the 8th day of March, 2012, hold a duly noticed public hearing to consider the request by THE PALM DESERT REDEVELOPMENT AGENCY for approval of the above noted; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 6th day of December, 2011, hold a duly noticed public hearing to consider the request and by its Resolution No. 2577 recommending approval of GPA, CZ, PP 11-200/TPM 36363; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act", Resolution No. 2011-84. City staff has reviewed and prepared an Initial Study pursuant to CEQA; the Director of Community Development has determined that the project will not have a significant impact on the environment with mitigation and a Mitigated Negative Declaration has been prepared for adoption; and WHEREAS, the City distributed a Notice to Intent to Adopt a Mitigated Negative Declaration on November 12, 2011 and December 22, 2011; and WHEREAS, the City Council has reviewed the MND, Initial Study, and all other relevant information contained in the record regarding the Project; and WHEREAS, the City provided copies of the draft MND and Initial Study to the public for a twenty -day (20) review and comment period beginning on November 12, 2011 and ending on December 5, 2011 for Planning Commission and December 22, 2011 through January 11, 2012 for City Council pursuant to Public Resources Code section 21091(b); and WHEREAS, as set forth below, the City has endeavored in good faith to set forth the basis for its decision on the proposed GPA, CZ, PP 11-200/TPM 36363; and WHEREAS, all of the findings and conclusions made by the City pursuant to this Resolution are based upon the oral and written evidence before it as a whole; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred; RESOLUTION NO. 2012-14 WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts and reasons to exist to justify the recommendation to City Council of said request: The proposed location of the precise plan is in accord with the objectives of the Zoning Ordinance and the purpose of the district in which the site is located. The proposed project is located amongst Planned Commercial District, Office Professional and Single Family Residential Zones. This low -impact senior living residential use is compatible with other single-family dwelling uses in the immediate surrounding area. The proposed project zoning is P.R.46, Planned Residential, 16 units per gross acre. The purpose of the district is to provide for flexibility in development, creative and imaginative design, and the development of parcels of land as coordinated projects involving a mixture of residential densities and housing types, and community facilities, both public and private. The proposed precise plan for the Carlos Ortega Villas exemplifies using creativity in design by consolidating irregularly -shaped parcels straddling differing zones to develop a well -situated affordable housing project for seniors that bridges between commercial and residential areas. It is in accord with the objectives of the Zoning Ordinance and is consistent with the uses outlined in Chapter 25.24 Planned Residential District. 2. The proposed location of the precise plan and the conditions under which it will be operated and maintained will not be detrimental to the public health, safety or general welfare, or be materially injurious to properties or improvements in the vicinity. This project will rebuild housing on previously developed land. The proposed project as conditioned will comply with current building and safety, planning, fire, and public works department codes. It must also comply with all City ordinances. • The residential site improvements will not be detrimental to the public interest, health, safety, or welfare, and will not be materially injurious to properties or improvements in the vicinity. Water, sanitation and public utilities and services are available for improvement during construction as this site was previously developed. 3. The proposed precise plan will comply with each of the applicable provisions of this title, except for approved variances or adjustments. The project complies with all provisions of Title 25 and is in accord with the objectives of the Zoning Ordinance such as the maximum density, lot coverage, building height, general provisions, and off-street parking and loading. Planning, building, landscaping, public works, and the fire department conditions have been added to the project to ensure that all the 2 RESOLUTION NO.2012-14 minimum requirements of Title 25 are met. The project requires minor exceptions to the lot area, width and parking requirements. This project eliminated neighborhood blight and will provide affordable housing in an underserved area. The existing irregularly shaped lots are surrounded by development and do not necessarily meet the minimum requirements of zoning standards such as project area or project width, but creatively consolidate the irregularly shaped lots to create a project further improving the property as a community asset. Parking studies from other affordable senior complexes developed with one parking space per housing unit regularly showed 44 — 47% occupancy, meaning more than half the spaces were empty. Therefore, the proposed parking (one parking space per unit) for this project is adequate and additional parking is unnecessary. 4. The proposed precise plan complies with the goals, objectives, and policies of the City's adopted General Plan. A primary objective stated in the Residential Land Uses Element of the General Plan under Goals, Policies and Programs is Goal 1, which provides for a balanced range of housing types, densities and affordability that accommodate existing and future residents across all socio-economic sector of the community. Goal 2 is preserve and enhance the City's existing neighborhoods. Policy 8 states that low income/ affordable housing shall not be located within one area of the community, but shall be dispersed where feasible, appropriate, and compatible with surrounding land uses. The proposed project known as Carlos Ortega Villas will provide a necessary senior living, affordable housing type within a mix of uses. The project is conveniently located near adjacent single-family residential and community services which will require little to no transportation for daily needs and errands of occupants. There are no other affordable senior housing projects in the vicinity of the proposed project, so it will help to disperse this type of housing within the city. This project promotes a land use that is consistent with the Residential Land Use goals, policies, and programs of the General Plan. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, California, as follows: That the above recitations are true and correct and constitute the findings of the Commission in this case. 3 RESOLUTION NO. 2012-14 2. That the City Council does hereby approve a Mitigated Negative Declaration for CEQA purposes and GPA, CZ, PP 11-200/TPM 36363, subject to conditions. PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert City Council, held on this 8th day of March, 2012, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: RACHELLE D. KLASSEN, City Clerk City of Palm Desert, California ROBERT A. SPIEGEL, Mayor !ll RESOLUTION NO. 2012-14 CONDITIONS OF APPROVAL CASE NOS. GPA. CZ, PP 11-200/TPM 36363 DEPARTMENT OF COMMUNITY DEVELOPMENT: 1. The development of the property shall conform substantially with exhibits on file with the Department of Community Development / Planning, as modified by the following conditions. 2. Construction of a portion of said project shall commence within two year from the date of final approval unless an extension of time is granted; otherwise said approval shall become null, void and of no effect whatsoever. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 5. Access to trash/service areas shall be placed so as not to conflict with parking areas. All trash / recycling enclosure(s) must be consistent with Palm desert Municipal Code Chapter 8.12 and other conditions, i.e. number, size, and location of enclosures. Turn radius for truck route must meet Burrtec standards. Review of the Plans by Burrtec will ensure that vehicle circulation of its trucks is adequate to service the complex. Said placement shall be approved by applicable trash company and Department of Community Development and shall include a recycling program. 6. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long-term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic replacement of materials. All 5 RESOLUTION NO. 2012-14 to be consistent with the Property Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan. 7. The project shall comply with the Energy Efficiency Standards, Ordinance No. 1124. 8. In the event that Native American cultural resources are discovered during project development/construction, all work in the immediate vicinity of the find shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the overall project may continue during this assessment period. If significant Native American cultural resources are discovered that require a Treatment Plan, the developer or his archaeologist shall contact the Morongo Band of Mission Indians. If requested by the Tribe, the developer or archaeologist shall, in good faith, consult on the discovery and its disposition (e.g. avoidance, preservation, return, or artifacts to tribe, etc.). 9. All conditions of approval shall be recorded with the Riverside County Clerk's office before any building permits are issued. Evidence of recordation shall be submitted to the Department of Community Development/Planning. BUILDING AND SAFETY DEPARTMENT: Project must conform to the current State of California Codes adopted at the time of plan check submittal. The following are the codes enforced at this time: 2010 CALIFORNIA BUILDING CODE (Based on 2009 IBC) 2010 CALIFORNIA MECHANICAL CODE (Based on 2009 UMC) 2010 CALIFORNIA PLUMBING CODE (Based on 2009 UPC) 2010 CALIFORNIA ELECTRICAL CODE (Based on 2008 NEC) 2010 CALIFORNIA ENERGY CODE (Based on the 2008 Energy Efficiency Standards) 2010 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE 2010 CALIFORNIA FIRE CODE 2010 CALIFORNIA GREEN BUILDING CODE 2. An approved automatic fire sprinkler system shall be installed as required per the City of Palm Desert Code Adoption Ordinance 1217. 3. A disabled access overlay of the precise grading plan is required to be submitted to the Dept of Building and Safety for plan review of the site accessibility requirements as per 2010 CBC Chapters 11A & B (as applicable) and Chapter 10. 4. All exits must provide an accessible path of travel to the public way. (CBC 1027.6 & 1127B.1) 5. Detectable warnings shall be provided where required per CBC 113313.8 and 1127B.5 (7). The designer is also required to meet all ADA requirements. Where an RESOLUTION NO. 2012-14 ADA requirement is more restrictive than the State of California, the ADA requirement shall supersede the State requirement. 6. Provide an accessible path of travel to the trash enclosure. The trash enclosure is required to be accessible. Please obtain a detail from the Dept of Building and Safety. 7. Semi-public pools and spas must be first approved by the Riverside County Dept of Environmental Health and then submitted to Dept of Building and Safety. Pools and Spas for public use are required to be accessible. 8. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per Palm Desert Municipal Code, Title 5. 9. All contractors and/or owner -builders must submit a valid Certificate of Worker's Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700. 10. Address numerals shall comply with Palm Desert Ordinance No. 1217 (Palm Desert Municipal Code 15.15. Compliance with Ordinance 1217 regarding street address location, dimension, stroke of line, distance from street, height from grade, height from street, etc. shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1217 or Municipal Code Section 15.15 from the Department of Building and Safety counter staff. 11. Please contact Cherie Williams, Building and Safety Technician, at the Department of Building and Safety (760-776-6420) regarding the addressing of all buildings and/or suites. PUBLIC WORKS DEPARTMENT: 1. The parcel map shall be submitted to the Director of Public Works for review and approval. 2. Right-of-way shall be dedicated and vacated as necessary for the improvement of Dudley Drive. 3. A reciprocal access easement and drainage easement between the subdivision to the west and the applicant shall be granted on the map. 4. Access on Dudley Drive shall be dedicated for emergency purposes only. 7 RESOLUTION No.2012-14 Prior to the issuance of grading permits the applicant shall: 5. Submit a grading plan to the Department of Public Works for review and approval. Any changes to the approved civil or landscape plans must be reviewed for approval prior to work commencing. 6. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources Control Board. Such evidence shall consist of a copy of the NOI stamped by the State Water Resources Control Board or the Regional Water Quality Control Board, or a letter from either agency stating that the NOI has been filed. 7. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP shall identify the Best Management Practices (BMPs) that will be used on the site to control predictable pollutant runoff. Prior to the issuance of grading permit, the Operation and Maintenance Section of the approved final WQMP shall be recorded with County's Recorder Office and a conformed copy shall be provided to the Public Works Department. 8. Submit a PM10 application to the Department of Public Works for approval. The applicant shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control. 9. Submit a landscape plan concurrently with the precise grading plan for review and approval. Applicants are advised to use the City of Palm Desert Design Guide when designing plans. Landscape plans must meet the following criteria: a. Must be water efficient in design and meet the City of Palm Desert's Water Efficient Landscape Ordinance. b. Planting plans must show location of proposed and existing utilities. c. Must match approved civil plans. d. All specs and details must be site specific. e. Applicants must have CVWD approval of their irrigation plans prior to City approval. f. Applicants must have a stamp or signature from the County Agricultural Commissioner before City approval. 10. Identify all proposed and existing utilities on the precise grading plan. 11. Storm drain/retention area design and construction shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works. Design/improvement changes from the prior project approval may require a drainage study with associated hydrology/hydraulic calculations. 12. Pad elevations, as shown on the tentative map, are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. PQ RESOLUTION NO. 2012-14 Prior to Occupancy: 13. The applicant shall construct a traffic circle on Avenue of the States. SPECIAL PROGRAMS: The plan does appear to reflect trash enclosures and according to the plan there are three trash/recycling enclosures. Each enclosure must accommodate 2, 4-6 yard bins. The trash/recycling enclosure(s) must be consistent with the Palm Desert Municipal Code (PDMC), Chapter 8.12. In addition, plans/project must address the internal recycling component within each unit. Burrtec Waste and Recycling Services must review the plans to ensure that the vehicle circulation pattern is sufficient to service the complex, that the proposed orientation of the trash enclosures is such that Burrtec's trucks will be able to service dumpsters, and confirm that the proposed number of enclosures meets the capacity needs of the complex. The applicant may contact Jennifer at Burrtec at (760) 340-6445 regarding this issue. a. The complex requires that each trash enclosure accommodate 1, 4-6 yard trash bin and 1, 4-6 yard recycle bin and must meet ADA laws. If residents are allowed to park on the streets within the complex, Burrtec's trucks may not fit any may not be able to back up at the end of each street. In addition, please note that residents may be bothered by the truck's loud beeping noise that occurs when they back up. With the proposed street design it would require trucks to back up some distance and pull forward in order to turn around. ART IN PUBLIC PLACES 1. The Art in Public Places Department recommends that the public art fee be used for an on -site public art project. Staff estimates that the total fee will be an appropriate amount to allow for a public art project. FIRE DEPARTMENT: The Fire Department requires the following fire protection measures be provided in accordance with the City of Palm Desert Municipal Code, 2011 California Building and Fire Codes with applicable NFPA and or any other Nationally recognized Fire Protection Standards. The Fire Department shall set the minimum fire flow for the remodel or construction of all buildings per California Fire Code -Appendix B. 2. The applicant shall provide a fire flow of 1500 gpm for a 1-hour duration at 20 psi residual pressure from a permanently installed Fire Hydrant before any combustible material is placed on the job site. 9 RESOLUTION NO. 2012-14 3. The applicant shall provide proof the existing water system is capable of providing the minimum necessary gpm flow for the following: A. 1500 gpm for single family dwellings B. 2500 gpm for multifamily dwellings 4. The applicant shall provide the required fire flow from a permanent wet Barrel Super Hydrant with 1-4" and 2-2 %" discharge outlets located not less than 25' and no more than: A. 200' from any portion of a single family dwelling measured along a vehicular travel way B. 165' from any portion of a multifamily dwelling measured along a vehicular travel way 5. The applicant shall submit water plans to be reviewed and approved by the Fire Marshal and include verification that the water system is capable of providing the required fire flow. 6. The applicant shall install a complete NFPA 13R sprinkler system. This applies to all buildings with a 3,000 square foot total cumulative floor area. The Fire Marshal shall approve the locations of all fire appliances including Post Indicator Valves, Fire Department connections and fire hydrants. All fire appliances shall not be within 25' of a building and all Fire Department connections shall be within 50' of a fire hydrant. 7. All valves controlling the water supply for automatic sprinkler systems and water -flow switches shall be monitored and alarmed per California Building and Fire code. 8. The applicant shall install a complete the 2011 NFPA 72 fire alarm/sprinkler monitoring system as required by the 2011 California Building and Fire Code. 9. The applicant shall install portable fire extinguishers as per NFPA 10. The applicant shall install a minimum of 1- 2A10BC Fire Extinguisher for every 3,000 Sq. Feet, 3'- 5' above grade with no more than 75' walking distance from any point to the extinguisher. The applicant shall install a "K" class fire extinguisher as required for commercial kitchens within 30' of the hazard area. 10. The applicant shall install a hood/duct fire suppression system as per NFPA 96 for all public commercial and private cooking operations with the exception of a single family residence. 11. The applicant shall install an all weather Fire Department accessible roadway extending to any portion of a building where as a 150' hose lay can be utilized for the inaccessible building perimeter. Construction type of the same shall be approved by the Fire Marshal and be rated for 80,000 lbs. Turf block will not be accepted. Fire lane access roadway minimum width is 20' and height clearance is 13'-6". Public roadway minimum unobstructed width is 36' with parking on both sides. A fire 10 RESOLUTION NO. 2012-14 apparatus turn around shall be provided for dead end streets in excess of 150' in length with approved cul-de-sac or hammer head dimensions. 12. Knox access devices shall be provided as follows: A) A Knox Padlock for every manual gated entrance. B) A Knox Box for each individual commercial building. Minimum gate width shall be 16' and minimum apparatus height clearance shall be 13'-6" for gated entrances. 13. The applicant shall provide secondary access for a dead end single access roadways exceeding 500' and or mitigate with sprinklers or other means approved by the Fire Marshal. Under no circumstances, shall dead end roadways over 1,300' be accepted. Secondary access can be accomplished by two main access points from a main roadway or an emergency gate from an adjoining development. 14. The applicant shall install an illuminated building address in accordance to city standards for size and location. The building address shall be installed on the building in an unobstructed locale and the color shall be contrasting to background. 15. The applicant shall submit three sets of the following plans for review including tenant improvement: A) Fire Alarm System C) Fire Main Underground E) Site Plan to Scale B) Sprinkler System D) Hood Suppression System 16. Conditions are subject to change with adoption of new codes, ordinances, laws or when building permits are not obtained within twelve months. 17. Additional conditions will be addressed at formal review of the building construction plans. These conditions can only respond to the preliminary plans reviewed. The applicant shall provide a Master Site Plan to include all Fencing, Fire Lanes and Fire Mains with Appliances for review and approval. 11 RESOLUTION NO. 2012-14 EXHIBIT "B" MITIGATED NEGATIVE DECLARATION Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the California Code of Regulations. CASE NOS: GPA, CZ, PP 11-200 / TPM 36363 APPLICANT/PROJECT SPONSOR: Palm Desert Redevelopment Agency 73-510 Fred Waring Drive Palm Desert, CA 92260 PROJECT DESCRIPTION/LOCATION: The project involves a General Plan Amendment, Change of Zone, Precise Plan, Tentative Tract Map, and a Mitigated Negative Declaration of Environmental Impact for construction of a 73-unit affordable senior housing project on 4.68 acres. The buildings are a mix of one two-story structure and twelve single -story structures, including a manager's unit and a structure to be utilized as a resident services building. The property is situated next to commercial districts and it provides for easy access to public transportation. The subject property encompasses 4.68± acres and is located west of Washington Street and south of Avenue of the States. The subject property includes APNs 637-071-002, 637- 170-003, 637-170-004, and 637-170-007, located in a portion of the northeast quarter of section 13, township 5 south, range 6 east, in the City of Palm Desert, County of Riverside, State of California, San Bernardino base and meridian. The City Council of the City of Palm Desert, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. LAURI AYLAIAN DATE DIRECTOR OF COMMUNITY DEVELOPMENT 12 INITIAL STUDY K M El 5. A Project Title: Carlos Ortega Villas GPA, CZ, PP 11-200/TPM 36363 Lead Agency Name and Address: City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 Contact Person and Phone Number: City of Palm Desert: Melisa Wightman Assistant Planner (760) 346-0611 ext. 384 Project Location: The subject property encompasses 4.68± acres and is located west of Washington Street and south of Avenue of the States. The subject property includes APNs 637-071-002, 637- 170-003, 637-170-004, and 637-170-007, located in a portion of the northeast quarter of section 13, township 5 south, range 6 east, in the City of Palm Desert, County of Riverside, State of California, San Bernardino base and meridian. Project Sponsor's Name and Address: City of Palm Desert Redevelopment Agency 73-510 Fred Waring Drive Palm Desert, CA 92260 General Plan Designation: C-C, C-O.P, 7. Zoning: P.C.-2, O.P., and R-1 9000 R-L Description of Project: The project involves construction of a 73-unit affordable housing project on 4.68 acres. As an affordable housing project, income restrictions will be in place to keep the project affordable to person with limited incomes. The buildings are a mix of one two-story structure and twelve single -story structures, including a manager's unit and a structure to be utilized as a resident services building. The property is situated next to commercial districts and a private health care facility, and it provides for easy access to public transportation. Upon completion, the project will encompass approximately 51,866 square feet including covered porches, but excluding parking areas, driveways carports, and areas under built overhangs. Initial Study Page 1 of 26 Carlos Ortega Villas Site Plan The proposed project is sited to maximize the density of units while keeping the majority of the project at one story in height. There are four residential building types, one community building with a manager's unit above, and a small 630 square feet maintenance building. The irregular parcel boundary setbacks range from 10' to 20' around the entire property. Building Height, Massing and Elevation The overall architectural massing of the residential units were designed as one-story structures with a smaller clerestory/light monitor areas extending above the main lower structure to allow natural light and ventilation into the middle of the space. Building All, A2, B, and C have a final height of 20'-2" to the top of the clerestory level. Building D; the community building and managers unit above, is the only two-story building at a final height of 22'-7". The maintenance facility, identified as Building E, is 15'-Y in height to the top of the ridge. Architecture consists of a ranch/craftsman style with gabled porches and slanted roofs. Exposed wood trellis and rafters additionally add to the proposed style. Clerestory windows allow additional light to penetrate the center of each structure. The base of each building is covered in horizontally stacked beige Hardie boards. Vertical installations occur at various places throughout the development for additional visual interest. Above the Hardie board is a stucco finish in a similar color. Porch columns will be covered in one of three Hardie board muted colors: green, yellow, or blue with columnar bases covered in split -face and precision brown -block. Window surrounds are proposed to be painted one of three separate colors in a muted blue, orange, and green. Roof tile varies in color from light brown to dark brown. Access and Parking Ingress and egress from the site is through one curb cut on Avenue of the States. A secondary emergency access only gate is located along the east side of the property that can be accessed from Dudley Drive just west of Washington Street. Day to day egress out of the site via Avenue of the States is a right turn only. An awkward intersection exists on Avenue of the States just west of the project where the street meets California Drive. The existing intersection at Avenue of the States and California Drive will be modified and improved as part of this project to properly circulate traffic and allow residents of this project proper space to turn around and enter the project if turning onto Avenue of the States from Washington Street. The project has a right turn egress only to avoid traffic congestion near a busy intersection. Seventy-six total parking spaces are provided on -site at grade level. Seventy-three parking stalls are standard size, three are designated as handicap stalls and one for the U.S. Postal Service. Seventy-five of these stalls are shaded with covered carports. The Palm Desert Redevelopment Agency conducted parking counts on three other senior living facilities and found less than half of the stalls used at these sites. One parking space per unit is typical for these senior living facilities and has been adequate as proved by the parking counts throughout various times of the day. Initial Study Page 2 of 26 Carlos Ortega Villas Sustainability Components The proposed project has been designed to meet a net -zero energy standard defined as: the amount of energy provided by on -site renewable energy sources is equal to the amount of energy used by the buildings. Sustainable components integrated as a part of the design include: 1. Rooftop Photovoltaics and Solar Thermal: A total system compiled of 1,396 photovoltaic panels and 37 solar thermal panels is proposed to be spread out over carports and building types A.1, A.2, B, C, D, and E. The panels will produce a range of 230 — 263 kW per square foot. These project proponents should offset the complete demand for electricity and hot water needs on -site. 2. Stormwater runoff generated on -site will be conveyed via surface flow to 24" x24" drop inlets located in the parking areas. The storage and percolation capacity of the underground retention area below the parking areas will be sufficient to store the incremental increase of runoff, due to development, the event of a 100-year storm. 3. Desert landscaping is planned throughout the site with one small shared grass area. The project must meet the low-water demand and landscape guidelines of the City of Palm Desert and the Coachella Valley Water District to install a highly efficient desert landscape. 4. The proposed project must be designed and built to achieve LEED Silver Certification according to the U.S. Green Building Council. This enhances efficient development, building design, and construction through a third party review process of sustainable sites, water efficiency, energy and atmosphere, indoor air quality, innovation in design, and regional priorities. 9. Surrounding Land Uses and Setting: The surrounding land use zoning to the north is Planned Commercial District where an existing Albertson's grocery and shopping center is located. South of the site is zoned Residential Estate where The Learning Tree Preschool is located. East is Planned Commercial District and Office Professional zoning where Casey's Restaurant, an office, healthcare facility, and apartment complex are currently located. The zoning to the west of the site is Planned Commercial District and Single Family Residential 9,000 zoning where an existing single family home neighborhood and apartment complexes are located. 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement): Coachella Valley Water District Summary of CEQA Findings: The proposed Carlos Ortega Villas Project is expected to have less than significant impact on potential environmental factors with the implementation of mitigation measures as indicated in this Initial Study / Mitigated Negative Declaration. The environmental factors that have the potential to be impacted by this project without applied mitigation measures are Agriculture and Forest Resources, Biological Resources, Cultural Resources, Hydrology and Water Quality, Land Use, Mineral Resources, Noise, Population / Housing, Public Services, Recreation, and Transportation. Purpose of this Initial Study: This Initial Study has been prepared in conformance with Section 15063 and other applicable initial study Page 3 of 26 Carlos Ortega Villas sections of the CEQA Guidelines, to determine if the project, as proposed, may have a significant effect upon the environment. Based upon the findings contained with this report, the Initial Study will be used support of the preparation of a Mitigated Negative Declaration. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact' as indicated by the checklist on the following pages. Aesthetics Biological Resources Greenhouse Gas Emissions Land Use / Planning Population / Housing ❑ Transportation / Traffic Agriculture Resources ❑ Cultural Resources Hazards & Hazardous Materials ❑ Mineral Resources ❑ Public Services ❑ Utilities / Service Systems Air Quality Geology / Soils Hydrology / Water Quality Noise Recreation Mandatory Findings of Significance Initial Study Page 4 of 26 Carlos Ortega Villas DETERMINATION (To be completed by the Lead Agency): On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant' or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature 11.12.11 Date Lauri Aylaian, Community Development Director City of Palm Desert Printed Name For imtiat study Page 5 of 26 Carlos Ortega Villas EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analyses Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site - specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. Initial Study Page 6 of 26 Carlos Ortega Villas 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. Less Than Significant Potentially With Less Than Issues: Significant Mitigation Significant No Impact Incorporated_ Impact Impact I. AESTHETICS. Would the project: a) Have a substantial adverse ❑ ❑ ❑ effect on a scenic vista? The development is not blocking any scenic vista more than the pre-existing development. The majority of the development is one story in height, reducing the scenic impact from the previous two story development. b) Substantially damage scenic ❑ ❑ ❑ resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? The project will not damage any historic elements and is not viewable from a state scenic highway. c) Substantially degrade the ❑ ❑ ❑ existing visual character or quality of the site and its surroundings? The previous development was inexpensively constructed, poorly maintained and appeared blighted; the new project will be of superior quality design and workmanship, and will be maintained by the City, which assures that the appearance will not become blighted. d) Create a new source of ❑ ❑ ® ❑ substantial light or glare which would adversely affect day or nighttime views in the area? The majority of the site was previously developed with a mix of one and two story structures with old inefficient lighting systems. The new project will produce a small amount of light from potential landscape lighting, building lighting, internal pathways, and carport lighting. MITIGATION MEASURE New building orientation will result in new illuminated views at night. It is unlikely that any substantial light or glare would be produced during the day. All new outdoor lighting and light spill must meet the current requirements of Chapter 24.16 Outdoor Lighting Requirements of City of Palm Desert municipal code. imciai muay Page 7 of 26 Carlos Ortega Villas II. AGRICULTURE AND FOREST RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique ❑ ❑ ❑ Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for ❑ ❑ ❑ agricultural use, or a Williamson Act contract? c) Conflict with existing zoning for, ❑ ❑ ❑ or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land ❑ ❑ ❑ or conversion of forest land to non -forest use? Initial Study Page 8 of 26 Carlos Ortega Villas e) Involve other changes in the ❑ ❑ ❑ existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non - forest use? a-e) No agriculture uses, farmland, or forests are identified on the subject parcels. There are no conflicts with existing zoning or loss of farmland or forests. III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct ❑ ❑ ❑ implementation of the applicable air quality plan? The applicant must comply with the applicable SCAQMD air quality plan. This project will not conflict with or obstruct any implementation plan. b) Violate any air quality standard ❑ ❑ ❑ or contribute substantially to an existing or projected air quality violation? This project must comply with PM-10 measures enforced by the City of Palm Desert and will not violate any air quality standard. c) Result in a cumulatively ❑ ❑ ® ❑ considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? This project must complete a PM10 plan prior to construction in order to comply with the City of Palm Desert Dust Control Ordinance which in addition complies with the requirements of the South Coast Air Quality Management District standards. This project will be constructed in a non -attainment area and it must comply with mitigation measures enforced through an approved PM10 plan. MITIGATION MEASURE Applicant must submit and gain approval for a PM10 plan prior to permitting. d) Expose sensitive receptors to ❑ ❑ ® ❑ substantial pollutant concentrations? inrtiat atucty Page 9 of 26 Carlos Ortega Villas During construction, individuals working on -site may be exposed to pollutant concentrations. MITIGATION MEASURES This will be for short periods of time and should be mitigated through alternative low -emitting materials to obtain and meet the LEED Silver Certification. Construction workers will wear dust masks when appropriate and as required for OSHA. e) Create objectionable odors ❑ ❑ ® ❑ affecting a substantial number of people? During construction, individuals working on -site may be exposed to objectionable odors. MITIGATION MEASURES This will be for short periods of time and should be mitigated through alternative low -emitting materials to obtain and meet the LEED Silver Certification. IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse ❑ ❑ ❑ effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse ❑ ❑ ❑ effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse ❑ ❑ ❑ effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? initial muay Page 10 of 26 Carlos Ortega Villas d) Interfere substantially with the ❑ ❑ ❑ movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ❑ ❑ ❑ ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an ❑ ❑ ❑ adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? a-f) The site was previously developed and is now deconstructed. The dilapidated structures, equipment, and all asphaltic surfaces were removed. This project will not create any new or substantial effects to the demolished lots. The applicant will have to pay a fee to support the Coachella Valley Multiple Species Habitat Conservation Plan which is a conservation plan that will protect over 240,000 acres of open space and protect 27 species, safeguarding the desert's natural heritage. V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse ❑ ❑ ❑ change in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse ❑ ❑ ❑ change in the significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a ❑ ❑ ❑ unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, ❑ ❑ ❑ including those interred outside of formal cemeteries? a-d) No cultural or historical resources were identified on the subject site location. The site was previously developed and now demolished; no cultural resources have been found to date that city staff is aware of regarding this site. Initial Study Page 11 of 26 Carlos Ortega Villas VI. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to ❑ ❑ ® ❑ potential substantial adverse effects, including the risk of loss, injury or death involving: i) Rupture of a known earthquake ❑ ❑ ❑ fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ® ❑ ❑ iii) Seismic -related ground failure, ❑ ❑ ❑ including liquefaction? iv) Landslides? ❑ ❑ ❑ a) i-iv The Coachella Valley, including the subject site, is subject to earthquakes and strong seismic ground shaking. This factor is taken into account with building design, and must adhere to all applicable and current building codes. People will not be exposed to substantial adverse effects due to the project. Landslides and liquefaction are unlikely in these areas. MITIGATION MEASURES The project must conform to all State of California codes at the time of submittal. An automatic fire sprinkler system must be installed and the project must meet all current ADA requirements to assure safe exiting for persons of all abilities in the event of an earthquake. b) Result in substantial soil erosion ❑ ❑ ® ❑ or the loss of topsoil? c) Be located on a geologic unit or ❑ ❑ ❑ soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as ❑ ❑ ❑ defined in Table 18 1 B of the Uniform Building Code (1994), creating substantial risks to life or property? 111mai 3Luay Page 12 of 26 Carlos Ortega Villas e) Have soils incapable of ❑ ❑ ❑ adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? b) The Storm Water Prevention Plan that must be implemented will deter substantial soil erosion and retain soil on -site. The project would not cause these soils to become unstable. MITIGATION MEASURE Applicant must submit a Storm Water Pollution Prevention Plan prior to permitting. c-e) The project is located on stable soil. New water disposal methods will replace the pre-existing development systems. Liquefaction and landslides are unlikely due to the depth of underground water as reported in the geotechnical report for the site. VII. GREENHOUSE GAS EMISSIONS. Would the project: a) Generate greenhouse gas ❑ ® ❑ ❑ emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, ❑ ❑ ❑ policy or regulation adopted for the purpose of reducing the emission of greenhouse gases? a-b) All construction currently has an impact on greenhouse gas emissions. The project size is small relative to other construction projects in the Coachella Valley, so the greenhouse gas emissions during construction are not significant, and will be mitigated by standard measures applied to construction equipment. MITIGATION MEASURE This completed project is mitigating a large amount of any harmful emissions by incorporating solar photovoltaic and thermal panels, desert landscaping, on -site storm water retention, and the requirement of LEED Silver Certification. VIII. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the ❑ ❑ ❑ public or the environment through the routine transport, use, or disposal of hazardous materials? mivai muay Page 13 of 26 Carlos Ortega Villas b) Create a significant hazard to the ❑ ❑ ❑ public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? a-b) Hazardous materials are not routinely transported to this site and are not expected to be accidentally released into the environment. Significant impacts are not expected with the proposed residential use. c) Emit hazardous emissions or ❑ . ❑ ® ❑ handle hazardous or acutely hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school? A preschool is directly south of the site where hazardous materials may be handled during construction. MITIGATION MEASURE Construction fencing must be installed around the entire site to keep the general public out and safe. Potentially hazardous materials during construction would not be accessible to adjacent property owners or occupants. d) Be located on a site which is ❑ ❑ ❑ included on a list of hazardous materials sites compiled pursuant to Government Code section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? The site is not located on a hazardous materials site. e) For a project located within an ❑ ❑ ❑ airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of ❑ ❑ ❑ a private airstrip, would the project result in a safety hazard for people residing or working in the project area? e-f) The project is not located within two miles of a public airport and not within the vicinity of a private airstrip that would result in a safety hazard for people in the project area. ""y Page 14 of 26 Carlos Ortega Villas g) Impair implementation of or ❑ ❑ ❑ physically interfere with an adopted emergency response plan or emergency evacuation plan? This project will not impair or interfere with an emergency response or evacuation plan. h) Expose people or structures to a ❑ ❑ ❑ significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? The existing project site is within an urban area that is not surrounded by wildlands and is not subject to wildland fires. IX. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality ❑ ❑ ® ❑ standards or waste discharge requirements? The project site must appropriately discharge water through on -site stormwater retention systems and sewer connections. MITIGATION MEASURE Applicant must comply with Water Quality Management Plan as approved by the City Engineer. b) Substantially deplete ❑ ❑ ❑ groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing ❑ ❑ ❑ drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off - site? Initial Study Page 15 of 26 Carlos Ortega Villas d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? e) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade El N water quality? g) Place housing within a 100-year El ❑ flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood ❑ hazard area structures which would impede or redirect flood flows? i) Expose people or structures to a 0 El significant risk of loss, injury or death involving flooding, Iflooding as a result of the failure of a levee or dam? j) Expose people or structures to inundation by seiche, tsunami, or mudflow? b-j) The project will be served water by the Coachella Valley Water District and groundwater will be recharged through storm water retention basins. The site is not within a 100-year flood hazard and therefore is not subject to flooding. X. LAND USE AND PLANNING. Would the project: : - a) Physically divide an established - 11; community? Initial Study Page 16 of 26 Carlos Ortega Villas b) Conflict with any applicable land ❑ ❑ ® ❑ use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable ❑ ❑ ❑ habitat conservation plan or natural community conservation plan? a & c) The project will not divide the established community and will not conflict with applicable habitat conservation plans or natural community conservation plans. b) The dilapidated structures on the subject parcels purchased by the Palm Desert Redevelopment Agency are currently zoned of Planned Commercial District, Office Professional, and R-1 9,000. The General Plan designates these parcels as Community Commercial, Office Professional, and Residential Low Density. Zoning will be modified, if approved, to Planned Residential — 16 units per gross acres and the General Plan will be amended to High Density Residential. No environmental effects will be avoided to pursue the Change of Zone or General Plan Amendment. MITIGATION MEASURE Applicant must receive entitlement approvals through Planning Commission and City Council for a Precise Plan, Change of Zone, General Plan Amendment and Tentative Parcel Map 36363. XI. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of ❑ ❑ ❑ a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of ❑ ❑ ❑ a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? a-b) There are no known mineral resources or a locally important mineral resource recovery site on or adjacent the proposed site. XII. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? ❑ I ❑ 1 ❑ 1 iiiivai 3Luuy Page 17 of 26 Carlos Ortega Villas b) Exposure of persons to or ❑ ❑ ❑ generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent ❑ ❑ ❑ increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or ❑ ❑ ® ❑ periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Standard project construction will temporarily increase ambient noise levels. MITIGATION MEASURE Project construction must comply with construction hours limiting the hours and days of work along with the city noise ordinance. Construction workers must comply with OSHA requirements regarding personal ear and hearing protection. e) For a project located within an ❑ ❑ ❑ airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of ❑ ❑ ❑ a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? a-c, a-f) Noise levels must always comply with local city ordinance limitations. The project will not generate or create noise in excess of standard construction applications. No permanent increase in ambient noise level is expected due to this project or the location. XIII. POPULATION AND HOUSING. Would the project: a) Induce substantial population ❑ ❑ ❑ growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of road or other infrastructure)? Initial Study Page 18 of 26 Carlos Ortega Villas b) Displace substantial numbers of ❑ ❑ ® ❑ existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of ❑ ❑ ® ❑ people, necessitating the construction of replacement housing elsewhere? a) The project will not induce population growth due to the replacement of housing. b-c) The site was previously developed with a motel that was later turned into 66 units of sub -standard housing along with two single-family residential homes. Housing is being reconstructed to replace the housing that was previously utilized on -site. MITIGATION MEASURE A total of 66 apartments were demolished for this project, and those residents were relocated by the Palm Desert Redevelopment Agency. The replacement housing plan was adopted by the Palm Desert Redevelopment Agency and is currently being implemented. XIV. PUBLIC SERVICES. Would the project: a) Result in substantial adverse ❑ ❑ ❑ physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? ❑ ❑ ❑ Police protection? ❑ ❑ ❑ Schools? ❑ ❑ ❑ Parks? ❑ ❑ ❑ Other public facilities? ❑ ❑ ❑ The site was previously developed and will have no new impacts on police, fire, parks or libraries. School occupancies will not change as the subject property is proposed as an affordable, senior living housing complex. initial muay Page 19 of 26 Carlos Ortega Villas F REATION. Would the project: Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include El 0 recreational facilities or require the construction or expansion of recreational facilities which have an adverse physical effect on the environment? a-b) The senior tenants occupying an affordable housing development will have little impact on neighborhood and regional parks. There is no new impact that was not present with prior development. On -site there is a community building with meeting rooms, a library, a lobby, and reception area. Outside of this community building there is a shared pool for use by the new tenants. The project is designated for senior living, and the resident services building will have room for senior related activities. Joe Mann Park is situated nearby for resident use, but the change from no age restriction to senior living is not expected to increase the use of nearby parks. XVI. TRANSPORTATION / TRAFFIC. Would the project: a) Conflict with an applicable plan, El El ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non -motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable El El Z congestion management program, including, but not limited to, level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic El 0 patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? Initial Study Page 20 of 26 Carlos Ortega Villas d) Substantially increase hazards El due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency El El access? f) Conflict with adopted policies, El El El plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? a-f) Transportation circulation was taken into account during site design. Only a right turn will be allowed as egress out of the site on Avenue of the States. To enter the project, one must enter the modified roundabout further west on Avenue of the States to turn around and make a right turn into the site. This design feature should mitigate any potential accidents and relieve traffic congestion near a busy street and intersection. The Dudley Drive access is for emergency purposes only. The applicant pursued the senior designation, in part, because of the access to public transportation on Washington Street and the proximity to local services such as groceries, medical, and retail which allow pedestrian access via sidewalks. The number of new housing units (73) replaces a total of 68 housing units that were previously on the site. The increase in number of units (5 total) is more than offset by the fact that the previous development included two residences and 66 apartments, none of which were age restricted, while the new development is for seniors only. Seniors typically are less likely to own cars and generate fewer vehicle trips per day than do non -seniors. In any event, five housing units of any type would not produce a measurable impact on either Avenue of the States or on Washington Street. XVII. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in theEl construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water El drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Initial Study Page 21 of 26 Carlos Ortega Villas New underground storm water retention systems are required and designed throughout the site. MITIGATION MEASURE Site water runoff will sheet flow into drop inlets and percolate into the ground, recharging aquifers and local ground water supplies. Environmental benefits, rather than harmful environmental effects, arise from this construction. d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? In making this determination, the City shall consider whether the project is subject to the water supply assessment requirements of Water Code Section 10910, et. seq. (SB 610), and the requirements of Government Code Section 664737 (SB 221). e) Result in a determination by the El wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with El sufficient permitted capacity to accommodate the project's solid waste disposal needs? mply with federal, state, and l statutes and regulations ted to solid waste? F e project site was previously developed and served by utilities. The applicant is replacing ly demolished housing with new living senior low impact housing, therefore, there is little t regarding the ability of utilities to serve this project. In addition, the project is lowering the ctrical service by installing photovoltaic panels and solar thermal panels to reduce the site oa.ater and waste will be able to serve this project without modification of existing facilities. Initial Study Page 22 of 26 Carlos Ortega Villas XVIII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? ❑ 1 ❑ I ❑ I® The site was previously developed and is now deconstructed. The dilapidated structures, equipment, and all asphaltic surfaces were removed. This project will not create any new or substantial effects to the demolished lots. The applicant will have to pay a fee to support the Coachella Valley Multiple Species Habitat Conservation Plan which is a conservation plan that will protect over 240,000 acres of open space and protect 27 species, safeguarding the desert's natural heritage. Fees pay for the long- term conservation of the purchase and support of lands to ensure the continuation of endangered and non -endangered species habitat space. b) Does the project have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current project, and the effects of probable future projects.) d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ❑ 1 ❑ 1 ❑ 1 ❑■ 0 C X 9 ►/ 0 Initial Study Page 23 of 26 Carlos Ortega Villas C)CD D D D D 0. o U) m �o A A A � O O (C = si _ D) , r S9 (n 44 CD (n v a' -0 O- O (D (D 0 (D O X O 0 (D o X 0 Q - � C O a' p a -o (n � v C 0 3 m Q p (D = 'a Q � -O a (n 0 In -=- m � (D ,mom (OD (pn Q N tpn O p_0 O N �=3cn0 �0ni �0-M �o D co a p in p �n 0 0 (`<n(°a)3� (Q' v -p = cn �3 (D (D O-0 o O, 0-a O -� � � =QO O , (D' (<D p O T 0 � 5 3= Q� cn 0 co n. 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C: 3 33��mmm CD�3 (cncQ — � v o v a � — Q 0 O v 0 O (o' n N (D n r-r O cn CHAIR Simon Housman Rancho Mirage VICE CHAIRMAN Rod Ballance Riverside COMMISSIONERS Arthur Butler Riverside John Lyon Riverside Glen Holmes Hemet Greg Pettis Cathedral City Richard Stewart Moreno Valley STAFF Director Ed Cooper John Guerin Russell Brady Barbara Santos County Administrative Center 4080 Lemon St.,14"h Floor. Riverside, CA 92501 (951) 955-5132 Nww.raluc.ora Aii PORT LAND USE COMMISSION RIVERSIDE COUNTY cy of jaim Desert o mmun1409 1,191opme nt F February 15, 2012 Ee 1 7 ?0l? Missy Wightman, Assistant Planner City of Palm Desert Planning Department 73-510 Fred Waring Drive Palm Desert, CA 92260 RE: AIRPORT LAND USE COMMISSION (ALUC) DEVELOPMENT REVIEW File No.: ZAP1043BDl l Related File No.: GPA, CZ, PP 11-200 (General Plan Amendment, Change of Zone, Precise Plan) APN: 637-071-002, 637-170-003, 637-170-004, 637-170-007 Dear Ms. Wightman: On February 9, 2012, the Riverside County Airport Land Use Commission (ALUC) found the General Plan Amendment proposing to amend the City of Palm Desert's land use designation on the 3.88 acre project site from Community Commercial (C-C), Residential Low Density (R-L), and Office Professional (C-OP) to Residential High Density (R-H) CONSISTENT with the 2004 Bermuda Dunes Airport Land Use Compatibility Plan. On February 9, 2012, the Riverside County Airport Land Use Commission (ALUC) found the Change of Zone proposing to change the zoning of the site from Planned Commercial (District) (P.C.-(2)), Residential Single Family, 9,000 square foot minimum lot size (R-1- 9000), and Office Professional (O.P.) to Planned Residential (P.R.16) 16 units per gross acre CONSISTENT with the 2004 Bermuda Dunes Airport Land Use Compatibility Plan. On February 9, 2012, the Riverside County Airport Land Use Commission (ALUC) found the Precise Plan, a proposal to construct Carlos Ortega Villas, consisting of 11 buildings with 72 senior affordable housing dwelling units, a recreation/community building with manager's unit, and a maintenance building, CONSISTENT with the 2004 Bermuda Dunes Airport Land Use Compatibility Plan, subject to the following conditions (as modified at the February 9, 2012 hearing): CONDITIONS: Any outdoor lighting installed shall be hooded or shielded to prevent either the spillage of lumens or reflection into the sky. Outdoor lighting shall be downward facing. 2. The following uses shall be prohibited: (a) Any use which would direct a steady light or flashing light of red, white, green, or amber colors associated with airport operations toward an aircraft engaged in an initial straight climb following takeoff or toward an aircraft engaged in a straight final approach toward a landing at an airport, other than an FAA -approved navigational signal light or visual approach slope indicator. y3 J RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION February 15, 2012 (b) Any use which would cause sunlight to be reflected towards an aircraft engaged in an initial straight climb following takeoff or towards an aircraft engaged in a straight final approach towards a landing at an airport. (c) Any use which would generate smoke or water vapor or which would attract large concentrations of birds, or which may otherwise affect safe air navigation within the area. (Such uses include landscaping utilizing water features, aquaculture, production of cereal grains, sunflower, and row crops, artificial marshes, recycling centers containing putrescible wastes, and construction and demolition debris facilities.) (d) Any use which would generate electrical interference that may be detrimental to the operation of aircraft and/or aircraft instrumentation 3. The attached "Notice of Airport in Vicinity" shall be provided to all potential tenants and purchasers. 4. The Federal Aviation Administration has conducted an aeronautical study of the Carlos Ortega Villas (Aeronautical Study No. 2012-AWP-384-OE) and has determined that neither marking nor lighting of the structure(s) is necessary for aviation safety. However, if marking and/or lighting for aviation safety are accomplished on a voluntary basis, such marking and/or lighting (if any) shall be installed in accordance with FAA Advisory Circular 70/7460-1 K Change 2 and shall be maintained in accordance therewith for the life of the project. 5. The maximum height of the structure, including all roof -mounted appurtenances (if any), shall not exceed 23 feet above ground level, and the maximum elevation at the top of the structure shall not exceed 154 feet above mean sea level. 6. The specific coordinates, height, and top point elevation of the Carlos Ortega Villas structures shall not be amended without further review by the Airport Land Use Commission and the Federal Aviation Administration; provided, however, that reduction in building height or elevation shall not require further review by the Airport Land Use Commission. 7. Temporary construction equipment used during actual construction of the structural improvements shall not exceed the height of the building (23 feet above ground level), unless separate notice is provided to the Federal Aviation Administration through the Form 7460-1 process. 8. Within five (5) days after the construction reaches its greatest height, FAA Form 7460-2, Notice of Actual Construction or Alteration, shall be completed by the project proponent or his/her designee and submitted to the Federal Aviation Administration Southwest Regional Office Obstruction Evaluation Group, 2601 Meacham Blvd., Fort Worth, TX 76137. This requirement is also applicable in the event the project is abandoned. See Determination of No Hazard to Air Navigation letter dated January 25, 2012. 2 RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION February 15, 2012 If you have any questions, please contact Russell Brady, ALUC Contract Planner, at (951) 955-0549 or John Guerin, ALUC Principal Planner, at (951) 955-0982. Sincerely, RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION C. COobewDirector RB:bks Attachments: Notice of Airport in Vicinity FAA Aeronautical Study No. 2012-AWP-384-OE cc: Heather Buck, Palm Desert Redevelopment Agency Mike Smith, Airport Manager, Bermuda Dunes Airport ALUC Staff Y:\AIRPORT CASE FILES\Bermuda Dunes\2011 Bermuda Dunes Case Files\ZAP 1043B D 11. LT R.doc 3 Q LL LU U O z FM Z U Ca 4— O O (U) L. QL U) U O 70 O � Ca O O E O p�cn .a�s= Q.� O :�' O U > i c: 4- CU >, a) CC3 Q p � 0 m — O O U =3 W 0 :�: . — CZ Li O O .� C=- V..; c -i--+C O U O CUCU C6 O O cn O U CCS O C= C= m L cn C= O U O V— O V- T- C_ .O U Cll cn O 0 O U C= _O cn cn (D L mold r O C= E L _0 C= m Mail Processing Cenfer 1;�, Federal Aviation Administration 1 Southwest Regional Office Obstruction Evaluation Group 2601 Meacham Boulevard Fort Worth, TX 76137 Issued Date: 01/25/2012 Heather Buck City of Palm Desert RDA 73510 Fred Waring Drive Palm Desert, CA 92260 Aeronautical Study No. 2012-AWP-384-OE ** DETERMINATION OF NO HAZARD TO AIR NAVIGATION ** The Federal Aviation Administration has conducted an aeronautical study under the provisions of 49 U.S.C., Section 44718 and if applicable Title 14 of the Code of Federal Regulations, part 77, concerning: Structure: Building Carlos Ortega Villas - Senior Apartments Location: City of Palm Desert, CA Latitude: 33-44-24.84N NAD 83 Longitude: 116-18-18.10W Heights: 131 feet site elevation (SE) 23 feet above ground level (AGL) 154 feet above mean sea level (AMSL) This aeronautical study revealed that the structure does not exceed obstruction standards and would not be a hazard to air navigation provided the following condition(s), if any, is(are) met: It is required that FAA Form 7460-2, Notice of Actual Construction or Alteration, be completed and returned to this office any time the project is abandoned or: At least 10 days prior to start of construction (7460-2, Part I) X_ Within 5 days after the construction reaches its greatest height (7460-2, Part II) Based on this evaluation, marking and lighting are not necessary for aviation safety. However, if marking/ lighting are accomplished on a voluntary basis, we recommend it be installed and maintained in accordance with FAA Advisory circular 70/7460-1 K Change 2. This determination expires on 07/25/2013 unless: (a) extended, revised or terminated by the issuing office. (b) the construction is subject to the licensing authority of the Federal Communications Commission (FCC) and an application for a construction permit has been filed, as required by the FCC, within 6 months of the date of this determination. In such case, the determination expires on the date prescribed by the FCC for completion of construction, or the date the FCC denies the application. NOTE: REQUEST FOR EXTENSION OF THE EFFECTIVE PERIOD OF THIS DETERMINATION MUST BE E-FILED AT LEAST 15 DAYS PRIOR TO THE EXPIRATION DATE. AFTER RE-EVALUATION Paget of 3 OF CURRENT OPERATIONS )THE AREA OF THE STRUCTURE T�- )ETERMINE THAT NO SIGNIFICANT AERONAUTICAL CHANGES HAVE OCCURRED, YOUR DETERMINATION MAY BE ELIGIBLE FOR ONE EXTENSION OF THE EFFECTIVE PERIOD. This determination is based, in part, on the foregoing description which includes specific coordinates , heights, frequency(ies) and power. Any changes in coordinates , heights, and frequencies or use of greater power will void this determination. Any future construction or alteration , including increase to heights, power, or the addition of other transmitters, requires separate notice to the FAA. This determination does include temporary construction equipment such as cranes, derricks, etc., which may be used during actual construction of the structure. However, this equipment shall not exceed the overall heights as indicated above. Equipment which has a height greater than the studied structure requires separate notice to the FAA. This determination concerns the effect of this structure on the safe and efficient use of navigable airspace by aircraft and does not relieve the sponsor of compliance responsibilities relating to any law, ordinance, or regulation of any Federal, State, or local government body. Any failure or malfunction that lasts more than thirty (30) minutes and affects a top light or flashing obstruction light, regardless of its position, should be reported immediately to (877) 487-6867 so a Notice to Airmen (NOTAM) can be issued. As soon as the normal operation is restored, notify the same number. If we can be of further assistance, please contact our office at (817) 321-7760. On any future correspondence concerning this matter, please refer to Aeronautical Study Number 2012-AWP-384-OE. Signature Control No: 157073580-157784856 Joan Tengowski Technician Attachment(s) Map(s) Page 2 of 3 ( DNE ) Protect Description: The project involves construction of a 73-unit senior, affordable housing project on 5.5 acres. The buildings are a mix of one two-story structure and twelve single -story structures, including a manager's unit and a structure to be utilized as a resident service building. The property is situated next to commercial districts, a private health care facility and it provides for easy access to public transportation. Other permits: No other permits are required for the development of this project. Toxic Sites: No listed toxic sites are present on the project site. Public Hearing: The City Council public hearing for this item has been set for March 8, 2012, beginning at 4:00 p.m. at the Palm Desert City Council Chamber, 73-510 Fred Waring Drive, Palm Desert, CA 92260. Public Review: The Initial Study/Mitigated Negative Declaration and related documents are available for public review daily. Members of the public may view these documents 2