Desert Hot Springs City Council
December 6, 2022

Item Number: 2.

NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING

NO PARKING NO PARKING NO PARKING NO PARKING
NO

PARKING
NO

PARKING NO

PARKING NO

PARKING NO PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO
PARKING Reservoir
Ret.

SUB STATION /

UTILITY AREA /

12.5 KV
INTERSTATE 10

CALLE DE LOS ROMOS
20TH AVENUE
COFROM 19TH STREET
Interim Sewer
Package Plant
Proposed Well
G
18W
18W
18W
E
E
E
E
E 12.5 KV, 33 KV
S

S S S S W
W
W
W
S
S
S S
W W
W
W
W
W
W
W W W
W
W
W

W W W IRR IRR IRR
IRR
IRR
IRR
Irrigation

GENERATION
Ret. Ret.

Ret.

Ret. Ret. Retention
E E E
Pump House
To Future
Treatment Plant
Proposed Electric Line
Proposed Water Line
Proposed Sewer Line
Notes: Information shown is conceptual only.

Final engineering design plans may deviate.

MSA CONSULTING, INC.
www.msaconsultinginc.com

DESERT HARVEST SPECIFIC PLAN
N.T.S.

CONCEPTUAL ON-SITE UTILITIES
FIGURE 2.7
PAGE 21
Source: MSA Consulting, Inc. Exhibit Date: June 7, 2017 Proposed Gas Line
Proposed Irrigation Line
W
S
G
IRR
E Existing Electric Line
18W Existing 18" Water Line
Legend:

Project Boundary
E
Item Number: 2.

M.S.W.D. Future 10 MGD MSWD Treatment Plant Existing
Subject Property
Interstate 10 20th Avenue
Indian Canyon Drive 19th Avenue
Little Morongo Road
Garnet Avenue Power Plant Garnet Substation Proposed Sewer to Future Treatment Plant Interim Sewer Package Plant Existing H.P. Gas Line Existing Electric Line 33KV,12.5KV Existing Electric Line 12.5KV Optional Proposed H.P. Well Site Existing Electric Line 12.5KV Gas Line Proposed Electric Line Notes: Information shown is conceptual only. Final engineering design plans may deviate. N.T.S. CONCEPTUAL OFF-SITE UTILITIES FIGURE 2.8 PAGE 22 Source: Utility Agencies Exhibit Date: June 2, 2017 MSA CONSULTING, INC. www.msaconsultinginc.com DESERT HARVEST SPECIFIC PLAN Proposed Sewer Line Proposed Water Line Proposed High Pressure Gas Line Legend: Project Boundary Existing 18 Inch Water Line Existing Electric Line Existing High Pressure Gas Line Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

2.5 GRADING & DRAINAGE
Site topography slopes gently to the northwest from a high elevation of 755 at the northwest property corner to a low elevation of 717 at the southeast property corner. Because grading and drainage are closely interrelated, they are addressed jointly in this section.

Grading - The grading concept is intended to create building pads and parking areas while keeping earthwork balanced on site. Figure 2.9, Conceptual Grading Plan, shows the site contours after grading.

Proposed grading will result in the creation of building pads for individual commercial and industrial buildings and level areas for parking. The proposed grading will result in ground elevations, which are similar to existing grades. Grading design will be refined in subsequent, more detailed entitlement applications (TTM, CUP) and ultimately with final engineering plans for the issuance of grading permits.

Grading is also designed to achieve positive surface flows (also see Figure 2.10) and protect all structures and physical improvements from the 100-year storm, surface runoff, soil erosion and sedimentation both during and after construction. In addition, the grading design balances on-site earthwork (cut and fill) taking into account excavation generated by site grading and grades needed to achieve minimum cover for underground gravity sewer.

Grading activities will follow regulations set forth by the National Pollutant Discharge Elimination System (NPDES) to control sediment discharge during construction.

Drainage – Offsite flows enter the property from the north, are intercepted at the northern boundary, conveyed through the site and discharged at the south boundary in the existing drainage condition so as not to concentrate flows or negatively affect downstream properties. The incremental increase in runoff created by new impervious surfaces (roofs, paving) will be retained on site.

As shown in Figure 2.10, Conceptual Drainage Plan, “developed condition” surface drainage is conveyed within driveways to a system of storm drains which discharged to retention basins in the southern portion of the site. Retention basins are sized appropriately for the project using standard engineering modelling methods. The proposed lake will be designed with enough freeboard to allow for retention above the normal lake surface.

Item Number: 2.

NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING

NO PARKING NO PARKING NO PARKING NO PARKING
NO

PARKING
NO

PARKING NO

PARKING NOPARKING NO PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING

CALLE DE LOS ROMOS
20TH AVENUE
745.86'

PAD ELEVATION
731.3'
PE
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING

NO PARKING NO PARKING NO PARKING NO PARKING
NO

PARKING
NO

PARKING NO

PARKING NOPARKING NO PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
741.86'

PAD ELEVATION
737.86'

PAD ELEVATION
743.86'

PAD ELEVATION
739.86'

PAD ELEVATION
735.86'

PAD ELEVATION
731.86'

PAD ELEVATION
725.8'

PAD ELEVATION
733.3'

PAD ELEVATION
727.3'
PE
732.3'
PE
724.3'

ELEVATION
PAD 719'
721'
721'
720'
722.4'
WSE
749.0'

PAD ELEVATION
727' 727'
750
745
730
725
745
725
720
743.3'
PE
745.3'
PE
739.3'
PE
741.3'
PE
735.3'
PE
737.3'
PE
731.3'
PE
PE = 734.74'
PE = 744.74'
720'
PE = 738.74'
PE = 742.74'
PE = 740.74'
PE = 736.74' 0.5% 0.5% 0.5% 0.5% 0.5% 0.5% 0.5%
PE = 730.74'
745 740
740
740
735 735
735
730
732
737 735
736
743
744 746
745
741 739
731
N.T.S.

Legend:

Project Boundary
Proposed Contour
Notes: Information shown is conceptual only.

Final engineering design plans may deviate.

MSA CONSULTING, INC.
www.msaconsultinginc.com

DESERT HARVEST SPECIFIC PLAN

CONCEPTUAL GRADING PLAN
FIGURE 2.9
PAGE 24
Source: MSA Consulting, Inc. Exhibit Date: June 5, 2017 735
Proposed Retention
Item Number: 2.

NO

PARKING
NO

PARKING
NO

PARKING

NO PARKING
NO

PARKING

NO PARKING NO PARKING NO PARKING NO PARKING
NO

PARKING
NO

PARKING NOPARKING NO

PARKING NO PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
20TH AVENUE

CALLE DE LOS ROMOS
N.T.S.

Proposed Direction of Surface Flow
Proposed High Point
Notes:

MSA CONSULTING, INC.
www.msaconsultinginc.com

DESERT HARVEST SPECIFIC PLAN

CONCEPTUAL DRAINAGE PLAN
FIGURE 2.10
PAGE 25
Source: MSA Consulting, Inc. Exhibit Date: June 5, 2017 Proposed Catch Basin Proposed Retention Basin
Proposed Underground Retention
Proposed Storm Drain Line
Legend:

Project Boundary
Proposed Lake / Retention
Information shown is conceptual only. Final engineering design plans may deviate.

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

2.6 PHASING PLAN
Specific Plan is designed for construction in four (4) primary development phases with build out over approximately 5 years subject to market conditions. Construction is estimated to begin in 2018 and be completed in 2023. Figure 2.11, Conceptual Phasing Plan reflects the anticipated construction sequence.

Phased development will be accompanied by the orderly extension of circulation and parking facilities, public utilities, and infrastructure in accordance with the final conditions of approval for the project.

Item Number: 2.

20TH AVENUE
NO

PARKING
NO

PARKING
NO

PARKING

NO PARKING
NO

PARKING

NO PARKING NO PARKING NO PARKING NO PARKING
NO

PARKING
NO

PARKING NOPARKING NO

PARKING NO PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING

NO PARKING

CALLE DE LOS ROMOS

UTILITY

PHASE IV
PHASE
(AS NEEDED)

PHASE III

PHASE I

PHASE I

PHASE II PHASE III

PHASE II
MSA CONSULTING, INC.
www.msaconsultinginc.com

DESERT HARVEST SPECIFIC PLAN
Legend:

Project Boundary
Phase I
Phase II
Phase Boundary
Note: Phasing is conceptual and subject to change.

CONCEPTUAL PHASING PLAN
FIGURE 2.11
PAGE 27
Source: MSA Consulting, Inc. Exhibit Date: June 2, 2017 N.T.S.

Phase III
Phase IV
Utility Phase
(As Needed)
Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
CHAPTER 3: DEVELOPMENT REGULATIONS

3.1 OVERVIEW
lanning Areas represent logical subareas of development with common characteristics and defining boundary features. The site is gently sloping with little topographic variation and few physical constraints. Consequently, the Specific Plan proposes three Planning Areas based on type of use. Planning areas for this project are depicted in Figure 3.1, Planning Area Diagram.

This chapter identifies the development standards applicable to each Planning Area, including a statement of development intent, an area description and a table of allowable uses and relevant development standards.

3.2 PLANNING AREA 1
Statement of Intent – Planning Area 1 (PA-1) is intended to allow the construction of retail commercial buildings with affiliated circulation and infrastructure systems.

Area Description - PA-1 provides for the development of approximately 5.1 acres of land and approximately 45,000 square feet of retail commercial building space. Figure 3.2, Planning Area 1, depicts key development features of this area.

Development Standards – Development standards for PA-1 are shown in Table 3.1A PA-1 Permitted Uses and Table 3.1B PA-1 Development Standards.

P

Item Number: 2.

20TH AVENUE

CALLE DE LOS ROMOS
NO

PARKING
NO

PARKING
NO

PARKING

NO PARKING
NO

PARKING

NO PARKING NO PARKING NO PARKING NO PARKING
NO

PARKING
NO

PARKING NO

PARKING NO

PARKING NO PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING

PLANNING
AREA 3

PLANNING
AREA 1

PLANNING
AREA 2
MSA CONSULTING, INC.
www.msaconsultinginc.com

DESERT HARVEST SPECIFIC PLAN
Planning Area 1
Planning Area 2
Legend:

Project Boundary

5.1 Acres

8.0 Acres
Net Area 62.5 Acres
Planning Area 3 49.4 Acres
N.T.S.

PLANNING AREA DIAGRAM
FIGURE 3.1
PAGE 29
Source: MSA Consulting, Inc. Exhibit Date: June 2, 2017 Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
TABLE 3.1A
PA-1 RETAIL COMMERCIAL PERMITTED USES
Allowable Uses
Banks and Financial Services
Convenience Stores
Cycling/Motorcycle Stores
Drive-in and Drive-through Sales
Drug Stores
Dry Cleaners
Entertainment Facilities
Food Products
Grocery Stores and Markets
Health/Fitness Facilities
Indoor Recreation Facilities
Liquor Stores
Marijuana Dispensaries 1
Marijuana Businesses 2
Medical Services
Motor Vehicle Fueling/Service Stations
Offices
Personal Services
Pet Grooming
Printing/Publishing
Restaurants, with alcoholic beverages
Restaurants, Drive In
Retail Stores, General Merchandise
Shopping Centers
Studios
Wholesaling
Accessory uses (customarily incidental
to a permitted use when located on the
same site with the main building and
use.)

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

1. Dispensaries are allowed with an approved Conditional Use Permit and Regulatory Permit according to the provisions of DHS Municipal Code, Section 17.180.040.c and Section 5.50.

2. Other Marijuana related businesses that may be allowed in commercial zones in the future by City Ordinance subject to obtaining the necessary permits.

TABLE 3.1B
PA-1 DEVELOPMENT STANDARDS
Min. Lot Size 5,000 SF
Min. Front Setback 20’
Min. Side Setback Zero
Min. Rear Setback Zero
Min. Distance between Buildings 20’ 1
Max. Structure Height 35’
Max. Building Coverage 35%
Off Street Parking 2
Marijuana Dispensaries: 1 space/250 SF
Restaurant (Sit Down): 1 space/125 SF GFA
Restaurant (Drive Through): 1 space/100 SF GFA
Notes:.

1. Unless attached buildings are proposed, where no side yard or building separation would be required

2. Any use not listed would be in accordance with DHS Municipal Code 17.48.040

Item Number: 2.

THRU
20TH AVENUE DRIVE THRU DRIVE RETAIL RETAIL
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING NO PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO
PARKING NO PARKING PLANNING AREA 2 PLANNING AREA 3

NOPARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING NO

PARKING
NO

PARKING NOPARKING NOPARKING NO PARKING NO PARKING NO PARKING NO PARKING NO

PARKING NO PARKING NO PARKING NO PARKING NO PARKING

NO PARKING
MSA CONSULTING, INC.
www.msaconsultinginc.com DESERT HARVEST SPECIFIC PLAN N.T.S. PLANNING AREA 1 - COMMERCIAL FIGURE 3.2 PAGE 32 Source: MSA Consulting, Inc. Exhibit Date: June 2, 2017 Legend: Planning Area Boundary Note: Commercial layout is conceptual only. Minor Entry Streetscape Landscape Concept Key Map N.T.S. 20TH AVENUE
CALLE DE LOS ROMOS PA-3 PA-2 PA-1 Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

3.3 PLANNING AREA 2
Statement of Intent – Planning Area 2 (PA-2) is intended to allow the construction of retail commercial buildings with affiliated circulation and infrastructure systems.

Area Description - PA-1 provides for the development of approximately 8 acres of land and approximately 161,000 square feet of vertical harvest commercial building space. Figure 3.3, Planning Area 2, depicts key development features of this area.

Development Standards – Development standards for PA-2 are shown in Table 3.2A PA-1 Permitted Uses and Table 3.2B PA-1 Development Standards.

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
TABLE 3.2A
PA-2 PERMITTED USES
Allowable Uses
Commercial Gardening
Crop Production
Food Products
Convenience Stores
Drive-in and Drive-through Sales
Restaurants, with alcoholic beverages
Offices
Testing Laboratories
Accessory uses (customarily incidental
to a permitted use when located on the
same site with the main building and
use.)
TABLE 3.2B
PA-2 DEVELOPMENT STANDARDS
Min. Lot Size 5,000 SF
Min. Public Street Setback 20’
Min. Side Setback Zero
Min. Rear Setback Zero
Min. Distance between Buildings 20’ 1
Max. Structure Height 4 stories (75’)
Max. Building Coverage 35%
Off Street Parking 2
Harvesting/Cultivation: 1 space/2,500 SF 3
Restaurant (Sit Down): 1 space/125 SF GFA
Restaurant (Drive Through): 1 space/100 SF GFA
Notes:

1. Unless attached buildings are proposed, where no side yard or building separation would be required

2. Any use not listed would be in accordance with DHS Municipal Code 17.48.040

3. Including hallways, mechanical rooms, elevator shafts, stairways, storage areas, restrooms, locker rooms, packaging rooms, break rooms and similar support areas on floors where cultivation of fresh vegetables is the primary function

Item Number: 2.

NO

PARKING
NO

PARKING NO

PARKING
20TH AVENUE

CALLE DE LOS ROMOS
NO

PARKING
NO

PARKING NO
PARKING PLANNING AREA 3 PLANNING VERTICAL HARVEST Connection to Cultivation Campus Entry BUILDING DESERT HARVEST MARKET AREA 1 RESERVOIR / RETENTION Parcel Entry Signage Main Entry Signage

NOPARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING NOPARKING NOPARKING NO PARKING NO PARKING NO PARKING NO PARKING NO

PARKING NO PARKING NO PARKING NO PARKING NO PARKING NO

PARKING
MSA CONSULTING, INC.
www.msaconsultinginc.com DESERT HARVEST SPECIFIC PLAN N.T.S. PLANNING AREA 2 - DESERT HARVEST COMMERCIAL FIGURE 3.3 PAGE 35 Source: MSA Consulting, Inc. Exhibit Date: May 30, 2017 Legend: Planning Area Boundary Note: Desert Harvest layout is conceptual only. Streetscape Conceptual Landscape Main Entry Key Map N.T.S. 20TH AVENUE
CALLE DE LOS ROMOS PA-2 PA-3 PA-1 Minor Entry Citrus / Orchard Entry Signage Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

3.4 PLANNING AREA 3
Statement of Intent – Planning Area 3 (PA-3) is intended to allow the construction of light industrial buildings containing a marijuana cultivation campus along with affiliated circulation and infrastructure systems. A central subterranean transportation corridor will allow underground movement of personnel, supplies and cultivation product between all campus buildings.

Area Description - PA-3 provides for the development of 49.4 acres of land with up to 1,482,000 square feet of industrial marijuana cultivation space. Figure 3.3, Planning Area 3, depicts key development features of this area.

Development Standards – Development standards for PA-3 are shown in Table 3.3A PA-1 Permitted Uses and Table 3.3B PA-1 Development Standards.

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
TABLE 3.3A
PA-3 PERMITTED USES
Allowable Uses
Commercial Gardening
Crop Production
Food Processing
Motor Vehicle Fueling
Light Manufacturing Facilities
Marijuana Cultivation 1
Marijuana Manufacturing /Extraction / Processing 1
Marijuana Distribution/ Packaging/ Shipping
1 Mixed Use Industrial/Offices
Offices
Security Services
Storage
Testing Laboratories
Utilities
Accessory uses (customarily incidental to a permitted
use when located on the same site with the main
building and use.)

1. Interim facilities are allowed if included as part of an approved Conditional Use Permit or otherwise authorized by City ordinance. Interim facilities are characterized as follows: a) operational for a limited duration only while permanent facilities are being designed and constructed, b) may use non-permanent structures, such as modular buildings, modified storage containers, prefabricated buildings, natural light greenhouses, or similar structures, c) include all security components of a permanent facility but using temporary materials, such as chain link fencing, strip paved access roads, portable sanitary restroom facilities, bottled water or other certified drinking water source, etc., d) isolated from construction activities by fencing or other means, e) removed from property after permanent facilities are completed and operational.

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
TABLE 3.3B
PA-3 DEVELOPMENT STANDARDS
Min. Lot Size 20,000 SF
Min. Public Street Setback 20’
Min. Side Setback 1,2 10’
Min. Rear Setback 10’
Min. Distance between Buildings 1,2 20’
Max. Greenhouse Height 3 2 stories/50’
Max. Office/Processing Building Height 3, 4 4 stories/65’ Max. Building Coverage 75%
Off Street Parking 5
Office/Administration: 1 space/ 250 SF
Manufacturing/Processing: 1 space/750 SF
Laboratory: 1 space/750 SF
Marijuana Cultivation: 1 space/2,500 SF 6
Notes:

1. Except when attached buildings are proposed where side yard or building separation would not be required.

2. For PA3, all interior lot lines would be considered side yards.

3. Height measured from surrounding finished grade. Basements are allowed but do not count toward overall building height or number of stories.

4. Not to exceed 15% of overall ground floor building footprint.

5. Any use not listed would be in accordance with DHS Municipal Code 17.48.040

6. Including hallways, mechanical rooms, elevator shafts, stairways, storage areas, restrooms, locker rooms, packaging rooms, break rooms and similar support areas within buildings where cultivation is the primary function.

Item Number: 2.

NO

PARKING
NO

PARKING
NO

PARKING

PARKING
NO

PARKING
NO

PARKING
NO

PARKING NOPARKING NO

PARKING NO PARKING NO PARKING NO PARKING NO PARKING
NO

PARKING NO PARKING NO PARKING NO PARKING NO PARKING
CALLE DE LOS ROMOS UTILITIES GREENHOUSE GREENHOUSE GREENHOUSE GREENHOUSE GREENHOUSE GREENHOUSE GREENHOUSE PLANNING AREA 1 PLANNING AREA 2 8' Security Fence 8' Security Fence Employee Service Entry Prop. Manned Guardhouse PROCESSING / EXTRACTION / DRY & KITCHEN NO

PARKING NOPARKING NO

PARKING NO PARKING NO PARKING NO PARKING NO PARKING
NO

PARKING NO PARKING NO PARKING NO PARKING

NO PARKING
NO

PARKING
NO

PARKING
NO

PARKING

NO PARKING

PARKING NO
NO

PARKING NOPARKING NOPARKING NO PARKING NO PARKING NO PARKING NO PARKING NO

PARKING NO PARKING NO PARKING NO PARKING NO PARKING
NO

PARKING
MSA CONSULTING, INC.
www.msaconsultinginc.com DESERT HARVEST SPECIFIC PLAN N.T.S. PLANNING AREA 3 - MARIJUANA CULTIVATION INDUSTRIAL FIGURE 3.4 PAGE 39 Source: MSA Consulting, Inc. Exhibit Date: June 8, 2017 Legend: Planning Area Boundary Note: Marijuana Cultivation layout is conceptual only. Key Map N.T.S. 20TH AVENUE
CALLE DE LOS ROMOS Gated Entry
Gated EmergencyAccess Only
Proposed 8' Security Fence PA-3 PA-2 PA-1 Central Underground Service Corridor Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
CHAPTER 4: DESIGN GUIDELINES

4.1 OVERVIEW
he guidelines contained in this chapter identify unifying elements for design of permanent buildings and landscaping within the Desert Harvest project. Exhibits provided are intended as conceptual illustrations and do not depict final designs, nor should they limit the range of expression among the developer or their professional design team. These guidelines will be reflected and refined in subsequent implementing subdivision maps and site development permits.

Interim facilities are not subject to this chapter as they are strictly functional and temporary in nature.

The Desert Harvest project is situated near the Indian Canyon Interchange, a primary gateway to the Industrial portions of the City with significant frontage and visibility from the I-10 Freeway. As such, the project seeks to create a visual landmark with unique architecture along the freeway frontage. The project’s signature building will be a multi-story, glass and steel, vertical harvest greenhouse that will set the tone for the rest of the project, creating a dynamic and interesting street frontage that reflects the modern, progressive vision of Desert Hot Springs and establishes a unified, holistic architectural language for the entire project.

4.2 ARCHITECTURAL GUIDELINES
The overall architectural theme of this mixed use complex is based on modern, glass and steel architectural aesthetics portrays a modern, upscale retail development compatible with the local desert environment and climate. The architectural guidelines that follow are organized according to the three major land use development types proposed by the project:
 Retail Commercial
 Vertical Harvest
 Cultivation Campus
T

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

RETAIL COMMERCIAL ARCHITECTURAL CONCEPTS
The retail/commercial wing of Desert Harvest will incorporate and alternate different textures, colors, materials and distinctive architectural treatments that add visual interest while avoiding dull and repetitive facades. Steel construction techniques will be used in conjunction with storefront systems to maximize open plan flexibility and sun exposure resulting in large open and naturally lit spaces. A combination of steel and glass in conjunction with a mix of materials will help articulate the different programs on the site to create a welcoming environment for visitors and employees. This mix of materials will work to vary and articulate the building façade to add scale, mark entry points, provide relief from the sun and avoid large scale and monotonous features.

Roof
 Steel structure to maximize span and minimize structural column obstructions resulting in increased spatial flexibility.
 Utilizing white or reflective paint on rooftops to deflect heat away from the buildings and reduce the need for mechanical cooling.

Windows
 Storefront curtain walls will create a visual connection between the exterior and interior of the building to facilitate natural lighting of interior spaces.  Architectural features such as awnings, canopies, trellises, and recesses will enhance the street front, demarcate entrances as well as provide shade and reduce daytime heat gain.

Design Features
 Articulation in the facade to differentiate the ground floor from the upper floors adds visual interest and works to maintain and addresses the pedestrian scale on the ground floor.  Layering of architectural features and elements to emphasize entries, corners and the organization of the retail spaces.
 Emphasis on exterior community spaces to blend the line between natural environment and built structures.

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
Color
 Approach materials to maintain a common, consistent architectural style within the Desert Springs Complex.
 Apply changes in material purposefully and in a manner corresponding to variations in the building mass.
 A balanced relationship between industrial glass and steel aesthetic and hints of desert tones.

Panelized retail façade provides variation of light and shade to reflect desert and sky tones above while maintaining a clear storefront below.

Multi-layered façade protects from sunlight
and demarcates building entries.

Horizontally oriented materials and textures
express the building’s relationship with the
surrounding desert environment.

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

VERTICAL HARVEST COMMERCIAL CONCEPTS
The signature building of the Desert Harvest project is a multi-level hydroponic greenhouse based on the existing “Vertical Harvest” building in Jackson Hole, Wyoming. This unique vertical greenhouse has been a symbol of the mountain town’s efforts to promote sustainability, local food production and community impact in the form of unique employment and education opportunities. The use and programming of the building heavily dictates the building’s design, as the growing of produce requires a keen sensitivity to the surrounding environment, particularly exposure to sunlight. Virtually all design features of the building, from massing to composition to color selection, have been conceived with an eye toward the unique functions of this particular building type.

Roof
 Transparent roof to maximize sun exposure.
 Light colored blackout screens will be incorporated to minimize light transmission and to protect the greenhouse from overheating.

Windows
 As the building is a greenhouse that seeks to maximize sun exposure, the key compositional feature of the building is the large expanse of non-reflective glass that is articulated by mullion and ventilation spacing.
 Ventilation units not only act as visual elements that work to break up the glass façade, but they allow for the air exchange necessary to cool the interior of the building through evaporative cooling
 Engineered curtain wall system to withstand regional high winds.  Light colored blackout screens minimize light transmission and to protect from overheating.

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
Anti-reflective Glass
 To lower glare/reflectance, the glass will be treated on all sides with an Anti -Reflective (AR) coating. This coating serves to reduce reflectivity, resulting in minimal glare.

Design Features
 The galvanized steel structure of the greenhouse allows for long spans resulting in large open interior spaces.
 The glass facade is broken down into a mullion system pattern that breaks up the primary façade as well as accommodates the ventilation units.
 A vertical growing carousel continuously circulates plants into, and out of direct sun exposure to increase growing efficiency while creating a lush, green, mobile living layer directly behind the glass facade.
 Vining crops are grown on the top floor which gives a variation in the articulation of the ‘green façade’ as you travel upwards.

Color
 A range of white to light grey steel lends a clean, light, and open aesthetic to the space and allows the green vegetation behind the glass to be visible to the passerby.

Vining crops are grown on the top floor
Prioritizing light exposure, the façade to for maximum
sun exposure wall has white mullions to lighten the
presence of the building as well as contrast the green
tones from the plants behind.

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
Growing carousels ensure consistent and even sun exposure for large quantities of a variety of crops as well as providing a greening of the façade that is visible from a distance.

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

CULTIVATION CAMPUS ARCHITECTURAL CONCEPTS
Continuing the large scale steel and glass construction, the cultivation campus will be a group of single story growing facilities housing the main growing spaces. Comprised of steel structure prioritizing a transparent façade system, these warehouses will become the perfect combination of climate controlled interior space with extensive natural lighting during day light hours to maximize energy efficiency and plant health.

Roof
 Transparent roof to maximize sun exposure.
 Light colored blackout screens will be incorporated to minimize light transmission and to protect the greenhouse from overheating.

Windows
 As the building is a greenhouse that seeks to maximize sun exposure, the key compositional feature of the building is the large expanse of non-reflective glass that is articulated by mullion and ventilation spacing. This glass will have a transluscent coating on the façade in order to mask the contents of the greenhouse.
 Structurally fortified curtain wall system to withstand regional high winds.

Antireflective Glass
 To lower glare/reflectance, the glass will be treated on all sides with an Anti -Reflective (AR) coating. This coating serves to reduce reflectivity, resulting in minimal glare.

Design Features
 The use of glass and steel allows for long spans resulting in large interior open spaces.  Screens are used to break up the bulk of the greenhouse facade Color
 A range of white to light grey steel lends a clean, light, and open aesthetic to the space.

Security
 Security cameras will be provided inside and outside all buildings as required by the City Police Department prior to issuance of a marijuana cultivation regulatory permit.

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DESERT HARVEST SPECIFIC PLAN
 Security lighting will be incorporated per City standards to achieve proper face recognition for camera operation.

Opaque or translucent paneling materials maintain maximum sun exposure for plant growth while screening Cannabis from view outside the growing spaces.

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DESERT HARVEST SPECIFIC PLAN

4.3 LANDSCAPE GUIDELINES
All ornamental landscaping in the project will rely on desert plant materials that comply with the water conservation requirements of the Mission Springs Water District. However, because organic farming is inherent in the Desert Harvest operating concept, the inclusion of more water intensive plants is required in focused locations to generate harvestable produce. Consequently, orchards with a variety of citrus, fruit and nut trees as well as date palms are included in the landscape palette for harvest and sale within the project or to local restaurants and markets in the City and surrounding communities.

Irrigation for all areas will optimize water-conserving delivery techniques. Landscaping, hardscape treatment, lighting, and signage will be coordinated to provide a consistent and complimentary appearance for the project as a whole.

The overall landscape concept for the project is shown on Figure 2.5, Conceptual Landscape Plan and illustrated in Figures 4.1-4.3, Landscape Character Photos.

The project consists of four landscape concepts that address the landscape design needs of each area. • Perimeter Street landscape concept
• Retail Commercial landscape concept
• Vertical Harvest landscape concept
• Cultivation Campus landscape concept
Perimeter Streetscape – 20th Avenue and Calle De Los Romos Representative Streetscape
The streetscape along 20TH Avenue is intended to achieve a consistent, colorful and attractive presentation to the I-10 Freeway. The main entry on 20th Avenue will be well defined with iconic planting types, decorative paving, and the main entry feature signage will be designed to be an integral part of the main entry overall design. Directional signage will direct people to various on-site uses.  The two minor entries along Calle De Los Romos will be in the same landscape design style as the main entry on 20th Avenue but be of a smaller scale.  A linear sidewalk at back of curb will maximize the streetscape planting area along the project frontage with 20th Avenue and Calle De Los Romos.

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 Entry points for pedestrians will be located at various points for access into the retail commercial area along 20th Avenue and Calle De Los Romos.  Landscape lighting will be provided to enhance certain planting areas.  All planting areas will have inert groundcovers that will vary in size and color.  Low walls of various heights and lengths will be uses to create planting spaces, pedestrian nodes and parking screening along the streetscapes.
 No turf areas will be in the streetscape.
 Landscape planting along the streetscape shall consist of drought tolerant plant materials as allowed by MSWD.

Retail Commercial Landscape Concept

Pedestrian Arcade Concept Pedestrian Node Concept
Entries
 The two primary entries that serve each planning area will be enhanced with the use of iconic planting, decorative paving, with signage on either side of the entry drives.  Primary entries will incorporate smaller monument signs that match the main entry sign.

Smaller directional signs matching the overall signage will be for cars and pedestrians.

Parking
 Commercial parking lots shall be at least partially screened from view by low walls of various heights, grade changes and landscaping.
 Effective softening of parking and driveway areas with landscaping, buffering, and lighting shall be provided with one 24” box tree provided per 10 parking spaces and trees will be grouped to maximize shade areas for parking.

Trash Enclosures
 Trash enclosures shall be screened from public view with walls and planting.

Retail Landscape
 Decorative landscape planters and large pots will be along retail store frontages and plazas.

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MSA CONSULTING, INC.
www.msaconsultinginc.com DESERT HARVEST SPECIFIC PLAN N.T.S. LANDSCAPE CHARACTER PHOTOS - RETAIL/COMMERCIAL FIGURE 4.1 PAGE 50 Exhibit Date: April 7, 2017 Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
 Pedestrian nodes will be incorporated into the overall retail commercial design for gathering, seating and dining.
 Shading provided by tree groupings will be incorporated into the overall retail commercial area.

Harvestable Plantings
 Plots of vegetable gardens will be designed to be in areas that are accessible to the public for viewing and selecting produce.
 Groves of edible fruits will be designed to be accessible to the public for viewing and selecting fruit.
 Portions of the site interior reserved for retention will be planted in orchards with citrus and other fruit trees for natural food harvesting and sale.

General
 Site furniture will be provided that will be compatable to the architecture.  No turf will be used in the Retail Commercial area.
 All planting areas will have inert groundcovers that vary in size and color.  Landscape lighting will be provided to enhance pedestrian areas and nodes along with certain planting groups.

Vertical Harvest Landscape Concept
Botanical Walk Concept
Transition Area
 The interface between Vertical Harvest and Cultivation uses will be planted with a row of trees for a farm hedgerow effect to filter but not obscure views into the secure Vertical Harvest campus from the publicly accessible commercial areas to the south.

Orchards and Gardens
 Areas in the Vertical Harvest portion will be designed to include small plots of various vegetables for use internally and for display and sale to the public.  Areas for grove fruit trees/shrubs will be designed within the public open space areas.

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MSA CONSULTING, INC.
www.msaconsultinginc.com DESERT HARVEST SPECIFIC PLAN N.T.S. LANDSCAPE CHARACTER PHOTOS - VERTICAL HARVEST FIGURE 4.2 PAGE 52 Exhibit Date: April 7, 2017 Item Number: 2.

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Lake
 The lake perimeter will be designed for public interaction and access.  The lake will serve multiple functions as an irrigation reservoir and water amenity.  The lake will have various water features for aesthetics and aeration purposes.

Botanical Walk
 A botanical walk around the building will allow visitors to see the various garden plots, fruit tree/shrub groves and specimen planting with signs that will provide information.  Pedestrian nodes with seating will be provided along the walk.  Shaded outdoor dining areas will be incorporated along the walk.  A small lecture area will be included as part of the botanical walk.  Small turf areas not exceeding 400 s.f. per area will be included at key public use focal points.

General
 Site furniture will complement the architectural and landscape theming.  All planting areas will have inert groundcovers that vary in size and color.

Cultivation Campus Landscape Concept
Cultivation Campus Entry Concept
 Perimeter security fencing will consist of a maximum 8-foot high tubular steel or wrought iron fencing complimentary to the site architecture.
 Access to the project will be controlled via manned entry/exit gates.  Perimeter landscaping along Calle De Los Romos will be designed so as not to obscure views into the project in compliance with City Police Department standards for marijuana cultivation projects.
 Perimeter landscaping on the north and west boundaries will be planted to maximize its use as a windbreak for the entire Cultivation Campus.
 Effective softening of parking and driveway areas with landscaping, buffering, and groundcovers shall be provided. Tree-wells shall be installed every six (6) stalls and planter curb returns at the end of aisles shall be provided.
 Directional signage will match the overall signage design for the other planning areas.  All planting areas will have inert groundcovers that vary in size and color. .6

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MSA CONSULTING, INC.
www.msaconsultinginc.com DESERT HARVEST SPECIFIC PLAN N.T.S. LANDSCAPE CHARACTER PHOTOS - CULTIVATION CAMPUS FIGURE 4.3 PAGE 54 Exhibit Date: April 7, 2017 Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
Table 4.1 Plant Material Palette
Plant Material Palette
Streetscape Trees
Acacia aneura Mulga
Parkinsonia x Desert Museum Desert Museum Palo Verde
Chilopsis sp. Desert Willow
Washingtonia filifera Hybrid California Fan Palm Hybrid Prosopis x Phoenix Prosopis Hybrid Phoenix
Phoenix dactylifera Date Palm
Casuarina equisitifolia She Oak
Streetscape Shrubs
Leucophyllum zygophyllum ‘Cimarron’ Cimarron Texas Ranger Leucophyllum laevigatum ‘Summer Snow’ Texas Ranger
Caesalpinia pulcherrima Red Bird Of Paradise
Encelia farinosa Brittlebush
Russelia equisetiformis Coral Fountain
Ruellia peninsularis Desert Ruellia
Justicia caifornica Chuparosa
Tecoma stans v. ‘Gold Star’ Gold Star Yellow Bells
Larrea tridentata Creosote
Streetscape Groundcovers
Lantana x ‘New Gold’ New Gold Lantana
Lantana montevidensis Purple Trailing Lantana
Dalea capitata ‘Sierra Gold’ Sierra Gold Dalea
Dalea frutescens ‘Sierra Negra’ Black Dalea
Dalea pulchra Indigo Bush
Evolvulus Dwarf Morning Glory
Rosmarinus officinalis ‘Huntington Carpet’ Huntington Carpet Rosemary Streetscape Accents
Yucca rigida Blue Yucca
Yucca elata Soaptree Yucca
Agave americana Century Plant
Aloe x ‘Blue Elf’ ‘Blue Elf’ Aloe
Hesperaloe parviflora Red Yucca
Hesperaloe funifera Giant Hesperaloe
Muhlenbergia dubia Pine Muhly
Nassella tenuissima Mexican Feather Grass
Bougainvillea sp. Bougainvillea
Parking Area Trees

Casaurina equisitifolia She Oak
Eucalyptus papuana Ghost Gum
Olea europaea ‘Swan Hill’ ‘Swan Hill’ Olive
Prosopis x Phoenix Prosopis Hybrid Phoenix
Phoenix dactylifera Date Palm

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Washingtonia filifera Hybrid California Fan Palm Hybrid Dahlbergia sissoo Rosewood
Parking Area Shrubs
Leucophyllum zygophyllum ‘Cimarron’ Cimarron Texas Ranger Leucophyllum laevigatum ‘Summer Snow’ Texas Ranger
Calliandra californica Baja Fairy Duster
Eremophylla hygrophana Blue Bells
Eremophylla glabra ssp. Carnosa Winter Blaze
Eremophylla x Summertime Blue Summertime Blue Emu
Russelia equisetiformis Coral Fountain
Ruellia peninsularis Desert Ruellia
Tecoma stans v. ‘Gold Star’ Gold Star Yellow Bells
Parking Area Groundcovers
Euphobia rigida Gopher Plant
Lantana x ‘New Gold’ New Gold Lantana
Lantana montevidensis Purple Trailing Lantana
Lantana x ‘Dallas Red’ Dallas Red Lantana
Eremophylla Glabra ‘Mingenew Gold’ Outback Sunrise Emu
Parking Area Accents
Aloe x ‘Blue Elf’ Blue Elf Aloe
Bougainvillea sp. Bougainvillea
Asclepias subulata Desert Milkweed
Retail Commercial Area / Vertical Harvest Area Trees
Sophora secundiflora Texas Mountain Laurel
Prunus mexicana Mexican Plum
Parkinsonia x Desert Museum Desert Museum Palo Verde
Washingtonia filifera Hybrid California Fan Palm Hybrid Phoenix dactylifera Date Palm
Ulmus parvifolia Chinese Elm
Pistacia x ‘Red Push’ ‘Red Push’ Pistache
Platanus Mexicana Mexican Sycamore
Bauhinia macranthera Chihuahuan Orchid Tree
Caesalpinia mexicana Mexican Bird of Paradise
Tipuana tipu Tipu
Delonix regia Flamboyant Tree
Acacia salicina Willow Acacia
Vitex agnus-castus Chaste Tree
Geijera parviflora Australian Willow
Pistache lentiscus Mastic Tree
Retail Commercial Area / Vertical Harvest Area Shrubs
Leucophyllum zygophyllum ‘Cimarron’ Cimarron Texas Ranger Leucophyllum laevigatum ‘Summer Snow’ Texas Ranger
Calliandra californica Baja Fairy Duster
Eremophylla hygrophana Blue Bells

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Eremophylla glabra ssp. Carnosa Winter Blaze
Eremophylla x Summertime Blue Summertime Blue Emu
Russelia equisetiformis Coral Fountain
Ruellia sp. Ruellia
Tecoma sp. Yellow Bells
Hibiscus sp. Hibiscus
Caesalpinia sp. Bird of Paradise
Carissa Sp. Natal Plum
Cocculus laurifolius Cocculus
Cotoneaster sp. Cotoneaster
Dodnaea sp. Hopbush
Pittosporum sp. Pittosporum
Tecomaria sp. Cape Honeysuckle
Lycianthes sp. Nightshade
Callistemon sp. Bottlebrush
Retail Commercial Area / Vertical Harvest Area Groundcovers Lantana sp. Lantana
Wedelia sp. Yellow Dot
Gazania sp. Gazania
Rosemarinus sp. Rosemary
Vinca sp. Vinca
Carrissa sp. Natal Plum
Bougainvillea sp. Bougainvillea
Trachelospermum sp. Jasmine
Santolina sp. Lavender Cotton
Lonicera sp. Japanese Honeysuckle
Retail Commercial Area / Vertical Harvest Accents
Yucca sp. Yucca
Agave sp. Agave
Aloe sp. Aloe
Chamaerops humilis Mediterranean Fan Palm
Trachcarpus fortunei Windmill Palm
Opuntia sp. Opuntia
Pachycereus sp. Pachycereus
Muhlenbergia sp. Deer Grass
Plumeria sp. Plumeria
Pachypodium sp. Madgascar Palm
Butia capitata Pindo Palm
Vines All Areas
Antigonon leptopus Queen’s Wreath
Bougainvillea sp. Bougainvillea
Campsis radicans Trumpet Creeper
Hardenbergia violacea Hardenbergia
Podranea ricasoliana Podranea

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Parthenocissus sp. Hacienda Creeper
Pyracantha sp. Pyracantha
Lonicera sp. Japanese Honeysuckle
Macfadyena Unguis-Cati Cat’s Claw
Retail Commercial / Vertical Harvest /Retention Area Edible Crop Areas Pomegranate
Dates
Mango
Peaches
Apricots
Figs
Pistachio
Almonds
Citrus
Cultivation Campus Trees
Parkinsonia sp. Palo Verde
Chilopsis sp. Desert Willow
Prosopis sp. Mesquite
Rhus sp. African Sumac
Phoenix dactylifera Date Palm
Washingtonia hybrid California Fan Palm Hybrid
Casuarina sp. She Oak
Cultivation Campus Shrubs
Caesalpinia sp. Bird of Paradise
Senna sp. Cassia
Leucophyllum sp. Texas Ranger
Tecoma sp. Yellow Bells
Eremophilla sp. Emu Bush
Cultivation Campus Groundcovers
Lantana sp. Lantana
Rosemarinus sp. Rosemary
Dalea asp. Dalea
Wedelia Wedelia
Cultivation Campus Accents
Hesperaloe sp. Hesperaloe
Dasylirion sp. Desert Spoon
Yucca sp. Yucca sp.

Agave sp. Agave
Pyracanth asp. Pyracantha

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CHAPTER 5: PLAN ADMINISTRATION

5.1 OVERVIEW
his chapter describes the procedures for administration and implementation of the Specific Plan.

5.2 IMPLEMENTATION
The Specific Plan establishes the general intent and comprehensive framework for development of the project. However, prior to construction, various implementing approvals with greater design detail are required, as noted below.

Conditional Use Permit (CUP) – Development of Marijuana cultivation and dispensary facilities requires approval of a CUP in compliance with Sections 5.50 and 17.180 of the Desert Hot Springs Municipal Code. The CUP requires public hearings before the Planning Commission (Commission) and the City Council (Council) for approval.

Regulatory Permit (RP) – Operation of a Marijuana cultivation and dispensary facilities requires approval of a RP in compliance with Sections 5.50 and 17.180 of the Desert Hot Springs Municipal Code.

The RP requires approval by the City Manager prior to issuance of a Certificate of Occupancy (C of O).

Tentative Parcel Map for Financing Purposes (Financing Map) – Subdivision of the three Planning Areas into separate parcels will require approval of a Tentative Tract or Parcel Map (TTM/TPM) by the Planning Commission. Upon filing a Tentative Tract Map application, City staff will review the design for consistency with this Specific Plan, other relevant City Zoning regulations, and compliance with acceptable engineering design criteria. Minimum improvement requirements apply since the purpose of the map is to create larger, legal parcels for ownership and financing purposes, not development.

Tentative Tract Map for Condominium Purposes (Condo Map) – The creation of airspace units around individual buildings or suites to establish discrete legal premises for use by different owners or tenants requires approval of a Tentative Condo Map. The Condo Map requires a public hearing before the Planning Commission for approval.

Development Agreement (DA) - Development of a Marijuana Cultivation campus on vacant land requires approval of a DA. The DA establishes a legal contract between the City and the developer with provisions benefitting each. The DA requires public hearings before the Planning Commission (Commission) and the City Council (Council) along with a second reading for approval.

T

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Final Parcel Map – Following TPM approval, the applicant must record a Final Parcel Map to create legal lots. Prior to recordation, the applicant must satisfy all conditions of approval. The final map reflects the requirements, standards, design and intent of the approved TPM, as determined by the Community Development Director.

Final Condominium Map – Following TTM approval, the applicant must record a Final Tract Map and Condominium Plan to create legal airspace units. Prior to recordation, the applicant must provide final improvement plans for streets, utilities, grading, and landscaping and satisfy all conditions of approval.

The final map reflects the requirements, standards, design and intent of the approved TTM, as determined by the Community Development Director.

5.3 AMENDMENT
Administrative Substantial Conformance - Minor modifications that are consistent with the purpose and intent of the current Desert Harvest Specific Plan are allowed at the discretion of the Community Development Director or designee. Therefore, it is intended that this Specific Plan provide City Staff with the flexibility to interpret the details of project development as well as those items discussed in general terms in the Specific Plan without requiring a Specific Plan Amendment.

Requests for administrative changes shall be made in writing. If and when it is determined that changes or adjustments are necessary or appropriate, these shall be approved administratively by the Community Development Director or designee. After approval, any such administrative change shall be attached to the Specific Plan as an addendum and may be further changed and amended from time to time as necessary.

Representative examples of such changes may include, but are not limited to:
 The addition of new information to the Specific Plan maps or text that do not substantially change the effect of any regulation. The new information may include more detailed, sitespecific information.  Adjustment of Planning Area boundaries identified in this Specific Plan up to 10% of the Planning Area acreage.
 Changes to community infrastructure such as drainage systems, roads, water and sewer systems, etc.
 Modification of architectural or landscape design criteria or details.  All other examples listed in Section 17.30.060.B of the Desert Hot Springs Municipal Code.  Change to conceptual site plans including relocation and expansion of building footprints.

Formal Amendments - If the Community Development Director determines that the proposed change is not in substantial conformance with the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth in Section 17.128 of the City of Desert Hot Springs Municipal Code.

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5.4 INTERPRETATION
Uses Not Listed - All uses not specifically listed in this Specific Plan are prohibited. However, the Community Development Director may determine that a use not listed is included within or comparable to a listed use and, once so determined; it shall be treated in the same manner as a listed use.

Application of Standards - Where there is ambiguity between the Specific Plan and the Zoning Code, the Specific Plan shall govern. Where a development standard is not specifically addressed in the Specific Plan, the City Zoning Code shall apply.

5.5 ENFORCEMENT
The enforcement of the provisions of this Specific Plan shall as follows:
 The City of Desert Hot Springs Community Development Department shall enforce the development standards and design guidelines set forth herein.  Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per the provisions of Section 17.30.060.C.4 of the Desert Hot Springs Municipal Code.
 The City of Desert Hot Springs shall administer the provisions of the Desert Harvest Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of Desert Hot Springs General Plan, and the City of Desert Hot Springs Municipal Code.  The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future.
 All regulations, conditions, and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected.
 Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of Desert Hot Springs ordinances, codes, and regulations.

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DESERT HARVEST SPECIFIC PLAN
CHAPTER 6: GENERAL PLAN CONSISTENCY

6.1 OVERVIEW
alifornia Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450- 65457) permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines, and programs with the goals and policies set forth in the general plan.

The General Plan of the City of Desert Hot Springs includes Goals, Policies and Programs deemed by the City necessary to properly implement the plan. Following is an evaluation of the key policies and programs (in italics) that affect the development of the subject property and project compliance.

Each element of the General Plan contains a summary of key issues, which direct and guide that element's goals, policies, and programs. The following sections list the applicable goals, policies and programs in each Element along with a statement of how the Desert Harvest Specific Plan implements each. COMMUNITY DEVELOPMENT
• Land Use
• Circulation
• Housing
• Parks &
Recreation
• Community
Design
• Economic
Development

ENVIRONMENTAL RESOURCES
• Biological
• Cultural
• Water
• Air Quality
• Open Space/
Conservation
• Energy &
Minerals

ENVIRONMENTAL HAZARDS
• Geology
•Flooding &
Hydrology
•Noise
•Hazardous
Materials

PUBLIC SERVICES & FACILITIES
•Water, Sewer
& Utilities
• Emergency
Services
• Public
Facilities
• Health
• Public
Building &
Facilities
C

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Land Use Element - The Land Use Element, as required by state law, is intended to function as a guide for long range development in the City. The Land Use Element governs how land is to be utilized; therefore, many of the issues and policies contained in other General Plan elements are linked in some degree to this element. The Land Use Element designates the general distribution, location, and extent of land uses, such as housing, business, industry, open space, agriculture, natural resources, recreation, and public/quasi-public uses. These designations are reflected on the General Plan Land Use Map, which categorize individual parcels of land. A discussion of the key Land Use Element policies that apply to the Desert Harvest Specific Plan is provided below:

LAND USE ELEMENT

GENERAL GOALS, POLICIES AND PROGRAMS
Goal 1
A balanced mix of functionality integrated land uses
meeting general social and economic needs of the
community through simplified, compatible and
consistent land use and zoning designations.

Goal 2
The City Zoning Ordinance shall directly correspond to
the General Plan land use designations and shall
include appropriate zoning regulations that implement
the Land Use Element.

Policy 6
All land use development proposals shall be
consistent with all applicable land use policies and
standards contained in the General Plan.

Program 7C
The City shall utilize Specific Plans to assure the
phased, logical and cost effective extension of
infrastructure buildout in new development.

Analysis
The Desert Harvest Specific Plan proposes a mixed use commercial/industrial development that is consistent with the I-L General Plan land use designation. The development proposal meets City standards and assures the extension of necessary infrastructure to the area. The Specific Plan development standards effectively implement the General Plan Land Use Element.

COMMERCIAL GOALS, POLICIES AND PROGRAMS
Goal 1
A responsive range of commercial land uses
conveniently and appropriately distributed throughout
the City, meeting the community’s needs and taking
full advantage of emerging development and
economic opportunities.

Policy 1
A responsive range of commercial land uses
conveniently and appropriately distributed
throughout the City, meeting the community’s
needs and taking full advantage of emerging
development and economic opportunities.

Analysis
Desert Harvest recognizes emerging development and economic opportunities by reserving the southerly portion of the project for commercial use. This takes advantage of the site’s proximity to the Indian Canyon Drive/ I-10 Interchange and is consistent with current City Council interest in achieving an enhanced aesthetic along the I-10 Corridor. The Specific Plan includes commercial development standards unique to the site rooted in current City commercial zoning standards. All proposed commercial uses are currently permitted or conditionally permitted under the existing I-L zoning, resulting in a reduction, rather than an expansion, of uses and a commitment to commercial along the freeway corridor. There are no formally designated scenic roadways near the project.

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INDUSTRIAL GOALS, POLICIES AND PROGRAMS
Goal 1
Lands that provide for the development of nonpolluting, energy-related and other clean industrial development that broadens the economic and
employment base of the City, and assures compatible
integration with other, non-industrial land uses.

Policy 1
Provide adequate and appropriate lands designated
for industrial uses to provide a broad range of
industrial development.

Policy 2
Industrial lands shall be located in areas that maximize all available and planned infrastructures, including but not limited to water and sewer service, electric and
natural gas service, and major transportation
corridors, and should minimize the impact on public
health and safety.

Policy 3
To enhance the efficient use of industrial lands, the
City shall encourage the preparation of a Specific
Plan on larger industrial areas, which master plans
the extension of roadways, drainage facilities,
utilities and other infrastructure.

Policy 6
The City shall require adherence to applicable
development standards and guidelines to assure
aesthetically acceptable industrial developments
for all new industrial sites.

Analysis
The project is currently zoned industrial and the Specific Plan maintains that designation over the northern portions of the site, proposing a broad range of indoor marijuana cultivation, processing and ancillary facilities within a secure master planned campus. The Specific Plan includes master Infrastructure plans, both onsite and offsite, showing the full range of necessary utilities as well as development standards and design guidelines to ensure that the project is well built, aesthetically pleasing and themed cohesively with other portions of the project.

Circulation Element – The Circulation Element, as required by state law, is intended to ensure a transportation system with the ability to accommodate a complete range of transportation needs within the City. The Circulation Element incorporates regional plans and thoughtful land planning to assure cost-effective and logical infrastructure able to adequately address transportation needs of the city while retaining quality of life. A discussion of the key Circulation Element policies that apply to the Desert Harvest Specific Plan is provided below:

CIRCULATION ELEMENT
Goals, Policies and Programs

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GOAL
A circulation network that efficiently, safely and
economically moves people, vehicles, and goods using
transportation facilities that meet the current
demands and projected needs of the City, while
maintaining and protecting its residential and spa
resort character.

Policy 1
Establish and maintain a master plan of roads, which
sets forth detailed improvement plans and priority
schedules for implementation, to assure minimal
levels of mid-block roadway and intersection
operations at LOS C and LOS D, respectively.

Analysis
The project includes perimeter right-of-way dedications and street sections for 20th Avenue in accordance with a Minor Arterial as shown on the City’s master plan of roads found in Exhibit III-4 (Roadway Classifications Map) of the General Plan Circulation Element.

Housing Element - The Housing Element, as required by state law, is intended to institute the regulatory background for the development of new housing units potentially obtainable by a range of income levels. A discussion of the key Housing Element policies that apply to the Desert Harvest Specific Plan is provided below:

HOUSING ELEMENT
Goals, Policies and Programs
No Goals, Policies or Programs apply.

Analysis
The project is located on vacant land and is not currently zoned for residential development. Furthermore, it is located in an area that is not desirable for residential development given the presence of high winds, dust and freeway noise. Therefore, the proposed project would not have any direct effect on housing supply and the goals of the housing element are not applicable to this project.

Parks and Recreation Element - The Parks, Recreation and Trails Element is intended to provide inventory of existing parks and recreational facilities, identify present and future need for recreational opportunities, and develops the goals, policies, and programs to permit the City to maintain the ability to offer adequate recreational amenities and services to its residents. A discussion of the key Parks, Recreation, and Trails Element policies that apply to the Desert Harvest Specific Plan is provided below:

PARKS AND RECREATION ELEMENT
Goals, Policies and Programs
No Goals, Policies or Programs apply.

Analysis
The Desert Harvest project proposes no residential development that would place additional demand on park and recreation facilities within the City and is not subject to the Quimby Act or City recreation regulations. Therefore, the goals of the parks and recreation element are not applicable to this project.

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DESERT HARVEST SPECIFIC PLAN
Community Design Element - The Community Design Element is intended to define, direct and guide patterns of development in the City, is meant to assure that new development is balanced with existing built and natural environments. The City’s essential values should be reflected in the design of the community and its physical development, which should enhance the lives of residents and visitors alike.

A discussion of the key Community Design policies that apply to the Desert Harvest Specific Plan is provided below:

COMMUNITY DESIGN ELEMENT
Goals, Policies and Programs
GOAL 2
Variety of community design, architecture and
landscaping compatible with the City’s desert setting
and surrounding development.

Policy 4
Commercial development and mixed use projects shall
consist of integrated designs that incorporate safe and convenient vehicular and pedestrian-oriented
circulation, safe and convenient ingress and egress,
shared parking, screened outdoor storage/loading and
other noisy or unsightly areas, and protected outdoor
seating areas, lighting, signage and the planting of
mature landscaping to provide an immediate effect of
permanency and quality.

Policy 5
Detailed landscape architectural and special signage
designs, which reflect the character of the
development, shall be required for City and project
entries, scenic roadways and other City focal
points.

Policy 7
Integrate native and other appropriate desert
landscape materials and site-sensitive architectural
designs into all public and private building projects
to enhance the community’s cohesion between the
built and natural environment
Policy 8
Walled residential and commercial development
projects shall be designed to provide views into
these developments from the public right-of-way
through the use of wall breaks or fenestration, but
in a manner that does not compromise private,
security or interior noise levels.

Analysis
The project includes architectural and landscape design guidelines for a distinctive aesthetic and unified, cohesive theming for commercial and industrial development areas. The project has been master planned to allow each use to function independently while also creating a sense of visual integration between uses.

Water efficient ornamental landscaping will be used throughout the project in compliance with Mission Springs Water District water budgets using a combination of higher use plants and water features offset by lower use species. Priority is given to creating an attractive commercial frontage along the I-10 Freeway blending high quality architecture, an iconic vertical harvest building, ornamental streetscape and entry landscape and open space/retention areas planted with citrus groves and date palms. The Specific Plan will incorporate attractive landscaping and signage for all points of entry. Only the cultivation campus will be secured with perimeter tubular steel fencing in accordance with police department requirements. Lighting, parking, signage and circulation features will be in compliance with City standards.

Economic Development Element - The Economic Development Element is intended to institute the foundation for the development of a thriving economic environment in the City. The Economic Development Element intends to ensure that constituents and the City can mutually benefit from the activities of one another. Goals and policies included within the Element aim to broadly guide economic

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
growth within the City. A discussion of the key Community Design policies that apply to the Desert Harvest Specific Plan is provided below:

ECONOMIC DEVELOPMENT ELEMENT
Goals, Policies and Programs
Goal 1
A broadly based, healthy and balanced economy that
provides a full range of economic and employment
opportunities.

Goal 2
Continued growth, which assures the maintenance of a
revenue, base adequate to support present and future
public services and facilities needs.

Policy 2
Actively solicit employment and revenue generating
development, including resort, commercial and
industrial projects compatible and consistent with the
City’s General Plan.

Policy 3
Encourage and facilitate the development of the
tourist/traveler commercial potential of the U.S.

Interstate-10, State Highway 62 and Indian Avenue
corridors, the California Desert Conservation Area,
Joshua Tree National Park and the Greater Coachella
Valley area.

Policy 3A
Establish and implement strategies that gain and/or
expand City access to the I-10 and Highway 62
corridors, and actively promote development of
functionally planned and attractive commercial service
facilities to capture a share of these drive-by markets.

Program 4A
Coordinate with the Mission Springs Water District,
Desert Water Agency and Coachella Valley Water
District to maximize the availability of safe and
plentiful domestic water resources, as well as
sewage collection and treatment to allow for
continued economic development.

Program 5B
All development interest, including residential,
resort, commercial and industrial project
proponents, shall be responsible for their fair share
on on-site and off-site improvements required to
support the development of the proposal.

Improvements required may include, but are not
limited to, street construction and signalization,
utility extensions, drainage facilities, parks and
other facilities.

Program 7C
Assure development and implementation of
Specific Plans that maximize the efficient use of
vacant and partially developed commercial lands
and assure development of a mix of complimentary
land uses.

Analysis
The project proposes to convert vacant land to uses which contribute to the local economy including tourist/traveler commercial, organic food harvesting/sales and marijuana cultivation, all of which would bring increased tax revenue and employment opportunities to the City. The commercial elements are oriented to the Freeway with convenient access from the I-10 Indian Canyon Drive interchange to attract and capture drive-by markets. Sewer and water infrastructure will be coordinated with Mission Springs Water District (MSWD) and the project would make fair share contribution to the new MSWD sewer treatment plant, helping to solve a long-standing infrastructure deficiency that has restricted area development. The construction of all improvements required to serve the project will be completed by the developer.

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
Biological Resources Element - The Biological Resources Element is intended to describe the City’s plan and animal species and their habitats and provide goals, policies, and programs intended to assure that biological resources which have been identified, are adequately preserved. A discussion of the key biological resource policies that apply to the Desert Harvest Specific Plan is provided below:

BIOLOGICAL RESOURCES ELEMENT
Goals, Policies and Programs
Goal
Protection and preservation of City and regional
biological resources, especially those sensitive, rare, threatened or endangered species of plants and
wildlife and their habitats, and a functional,
harmonious relationship and balance between nature
and human development.

Policy 3
All development proposals on vacant lands shall be
reviewed and evaluated to assure minimal impacts on
existing habitat and wildlife. City shall assure a
thorough assessment of impacts to habitat and/or
wildlife associated with proposed development,
including requiring the preparation of detailed
biological resource surveys and mitigation programs in
identified sensitive areas of the City.

Program 3A
City shall assure a thorough assessment of impacts
to habitat and/or wildlife associated with proposed
development, including requiring the preparation
of detailed biological resource surveys and
mitigation programs in identified sensitive areas of
the City.

Program 3B
City shall encourage developers to salvage naturally
occurring desert plant materials for incorporation
into project landscaping to the greatest extent
possible and shall indicate utilization of these
indigenous materials on project landscape plans,
which provide or enhance wildlife habitat and serve
to extend the local desert environment into the
urban design of the City. Plans shall be submitted to
the City for approval.

Analysis
A Biological Resources Report has been prepared as a part of the environmental clearances for the project, including a records search and field survey to determine any significant impacts on habitats or wildlife. In addition, the project is subject to provisions of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), does not lie within a designated Conservation Area (identified for habitat preservation) and will pay per acre in-lieu fees. Desert plant materials will be used in project landscaping to the extent feasible.

Archaeological and Historic Resources (Cultural) Element - The Cultural Resources Element is intended to describe the City’s history and provide goals, policies, and programs intended to assure that cultural resources which have been, and may be identified in the future, are adequately preserved. A discussion of the key Community Design policies that apply to the Desert Harvest Specific Plan is provided below:

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

ARCHAEOLOGICAL AND HISTORIC RESOURCES ELEMENT
Goals, Policies and Programs
Policy 1
The City shall exercise its responsibility to locate,
identify and evaluate archaeological, historical and
cultural sites, and assure that appropriate action is
taken to protect these resources.

Policy 2
Development or land use protocols, which have the
potential to disturb or destroy sensitive cultural
resources, shall be evaluated by a qualified
professional and, if necessary, appropriate
mitigation measures shall be incorporated into
project approvals.

Analysis
A Cultural Resources Report has been prepared as a part of the environmental clearances for the project addressing the presence of and potential project impacts on cultural resources. Mitigation measures will be followed to ensure preservation of cultural artifacts.

Water Resources Element - The Water Resources Element is intended to set forth goals, policies, and programs relating to water supply management. The element takes into account that the City receives domestic water service from the Mission Springs Water District and serves MSWD’s goals of managing and conserving water as a resource. A discussion of the key Water Resources Element policies that apply to the Desert Harvest Specific Plan is provided below:

WATER RESOURCES ELEMENT
Goals, Policies and Programs
Policy 1
To the greatest extent practical, require the use of low water consuming, drought tolerant landscape
plantings as a means of reducing water demand, and
coordinate with DWA, MSWD and CVWD to strengthen
education/public relations programs to inform
residents of the full range of water saving techniques
available.

Policy 5
The City shall encourage or require existing and
new development to connect to the sewage
treatment system of the MSWD.

Analysis
Water efficient ornamental landscaping will be used throughout the project in compliance with Mission Springs Water District water budgets using a combination of higher use plants and water features offset by lower use species. The project is planned to connect to the MSWD sewage collection and treatment system located a short distance to the east, once it is built and operational. In the short term, on-site treatment systems permitted by the Water District, County Health Department and/or Regional Water Quality Control Board may be utilized.

Air Quality Element - The Air Quality Element is intended to define the sources of regional air pollution and presents policies and programs that will aid the City in improve air quality. Goals, policies, and programs identified in the element are intended to prevent, reduce, or limit impacts to air quality

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DESERT HARVEST SPECIFIC PLAN
expected at general plan build out. A discussion of the key Air Quality Element policies that apply to the Desert Harvest Specific Plan is provided below:

AIR QUALITY ELEMENT
Goals, Policies and Programs
Policy 1
The City shall coordinate and cooperate with CVAG
and SCAQMD in the ongoing monitoring and
management of major pollutants affecting the City and
region, with particular focus on PM10, and shall
provide all required reporting to be included in
SCAQMD’s annual report.

Policy 6
All development proposals brought before the City
will be reviewed for potential adverse effects on air
quality and will be required to mitigate any
significant impacts.

Analysis
The project will comply with the City’s requirements for erosion control by securing necessary permits, PM10 plans, etc.

Open Space and Conservation Element - The Open Space and Conservation Element, as required by state law, is intended to develop policies and programs in order to effectively protect, conserve and manage open space. Open space resources include scenic mountain vistas and wilderness areas. The open space and conservation element will aid the City in assuring the long-term viability of open space and will prevent premature or improper conversion of open space to more intense land uses. A discussion of the key Multipurpose Open Space Element policies that apply to the Desert Harvest Specific Plan is provided below:

OPEN SPACE ELEMENT
Goals, Policies and Programs
Goal 2
Preservation of the City’s desert atmosphere, including maintenance of natural and scenic resources.

Policy 2
Where appropriate, incorporate identified hazard
zones (earthquake fault lines, floodways and
floodplains, steep and unsuitable slopes, etc.) into
the land use map, designating these areas as public
or private open space.

Analysis
The project does not contain any valuable natural or scenic terrain or any identified hazard zones requiring preservation.

Energy and Mineral Resources Element - The Energy and Mineral Resources Element is intended to address the City’s relationship between long-term growth and its natural resources. The resources addressed within this element include electric, natural gas, and propane gas services. A discussion of the key Energy and Mineral Resources Element policies that apply to the Desert Harvest Specific Plan is provided below:

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

ENERGY AND MINERAL ELEMENT
Goals, Policies and Programs
Policy 1
Promote energy conservation in all areas of community
development, including transportation, development
planning, public and private sector office construction and operating, as well as in the full range of residential, commercial and industrial projects.

Program 5B
Support and facilitate the integration of cogeneration and other energy management systems into larger industrial and commercial operations in
the City to enhance operational efficiencies and
provide additional opportunities for local power
production.

Analysis
The project will incorporate building design that meets energy conservation standards of the current building code. The project also provides opportunities for co-generation facilities to produce electrical power to serve the project.

Geotechnical Element - The Geotechnical Element is intended to assess the physical characteristics of the City and the community’s overall safety. A discussion of the key Geotechnical Element policies that apply to the Desert Harvest Specific Plan is provided below:

GEOTECHNICAL ELEMENT
Goals, Policies and Programs
Policy 2
In accordance with State law, development proposals
within designated Alquist-Priolo Earthquake Fault
Zones and along the Blind Canyon Fault shall be
accompanied by appropriate geotechnical analysis.

Analysis
The Desert Harvest project is not located in an Alquist-Priolo Zone. All construction will be in accordance with appropriate Uniform Building Code Seismic Zone requirements.

Flooding and Hydrology Element - The Flooding and Hydrology Element is intended to define potential drainage and flooding risks in the planning area, as well as future potential for flooding. A discussion of the key Flooding and Hydrology Element policies that apply to the Desert Harvest Specific Plan is provided below:

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

FLOODING AND HYDROLOGY ELEMENT
Goals, Policies and Programs
Policy 2
Provide for the implementation of drainage controls
and improvements that enhance local conditions and
are consistent with and complement the Master
Drainage Plan.

Policy 7
All development proposed on lands of one (1) acre
or larger shall be required to retain 100 percent of
the 100-year storm runoff that is generated by
development, on-site.

Analysis
The project addresses drainage comprehensively within the project and is consistent with area drainage plans. It has been designed to accommodate off-site and on-site drainage flows and retain 100 percent of the incremental increase in flows resulting from site development.

Noise Element - The Noise Element, as required by state law, is intended to identify areas where noise levels are expected to approach unacceptable levels. The element provides policies and programs to ensure noise is maintained at appropriate levels. A discussion of the key Noise Element policies that apply to the Desert Harvest Specific Plan is provided below:

NOISE ELEMENT
Goals, Policies and Programs
Policy 1
The potential of land use patterns, associated traffic
and its distribution, and individual development shall
be assessed for their potential to generate adverse and incompatible noise impacts, and significant impacts
identified shall be appropriately mitigated.

Policy 4
Land uses that are compatible with higher noise
levels shall be located adjacent to the City’s major
arterial roads and highways, Interstate-10 corridor,
or designated industrial lands in order to maximize
noise related land use compatibility.

Analysis
Uses proposed in the project will not generate high noise volumes. These uses are not noise sensitive and appropriately situated near the Interstate 10 Freeway corridor.

Hazardous Materials Element - The Hazardous Materials Element is intended to address the hazards associated with the storage use, and transport of hazardous materials within the City. Hazardous materials are closely related to public safety. A discussion of the key Hazardous Materials Element policies that apply to the Desert Harvest Specific Plan is provided below:

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

HAZARDOUS AND TOXIC MATERIALS ELEMENT
Goals, Policies and Programs
Program 5A
Through the subdivision/and or development review
process, the City shall encourage and/or require, to the greatest extent practical, the connection of new
development to the sewage collection system of the
Mission Springs Water District.

Policy 4
Cooperate with the Mission Springs Water District
to help assure that all on-site sewage disposal
systems, upon completion of their use, are properly
removed from service in accordance with the
requirements of the California Regional Water
Quality Control Board and other regulating agencies.

Analysis
The project is planned to connect to the MSWD sewage collection and treatment system located a short distance to the east, once it is built and operational. In the short term, on-site treatment systems permitted by the Water District, County Health Department and/or Regional Water Quality Control Board may be utilized and will be properly abandoned upon completion of use.

Water, Sewer and Utilities Element - The Water, Sewer and Other Utilities Element is intended to establish goals, policies, and programs intended to ensure that these public services will continue to be provided to the City as it develops. Absence of these services to the City would render continued growth and subsequent build out of the General Plan infeasible. A discussion of the key Water, Sewer, and Utilities Element policies that apply to the Desert Harvest Specific Plan is provided below:

WATER, SEWER AND UTILITIES ELEMENT
Goals, Policies and Programs
Goal 2
A citywide sewage collection and treatment system.

Analysis
The project includes master water and sewer plans and is subject to Mission Springs Water District’s review and approval. The project will participate with other projects in the area to construct the new MSWD sewer treatment plant.

Emergency Services Element - The Emergency Services Element is intended to address multiple components of the City’s public safety services, including police and fire service, emergency medical response, and emergency preparedness. The element establishes goals, policies, and programs to aid the City in meeting its responsibilities in an emergency. A discussion of the key Emergency Services Element policies that apply to the Desert Harvest Specific Plan is provided below:

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN

POLICE AND FIRE PROTECTION ELEMENT
Goals, Policies and Programs
Program 2A
Coordinate with the Mission Springs Water District to
assure adequate water supply and pressure for all
existing and proposed developments.

Policy 5
Emergency police, fire and paramedic vehicle
access shall be provided with all new development
to the satisfaction of the City.

Analysis
The project includes emergency/secondary access points for police, fire and paramedic vehicles. The MSWD, Fire Department and Police Department will review the project proposal and provide necessary conditions of approval.

Schools and Libraries Element – The School and Libraries element provides guidance and direction for decision makers to ensure support and convenient access to these essential services which is dependent on upon the community’s land use pattern. A discussion of the key Schools and Libraries Element policies that apply to the Desert Harvest Specific Plan is provided below:

SCHOOLS AND LIBRARIES ELEMENT
Goals, Policies and Programs
No Goals, Policies or Programs apply.

Analysis
The project does not contain residential uses that would increase demand on the school or library systems.

Health Services Element – The Health Services Element is to address concerns regarding the accessibility of medical facilities, convalescent facilities as well as facilities specializing in medical emergencies, home healthcare, and continuing care centers. A discussion of the key Health Services Element policies that apply to the Desert Harvest Specific Plan is provided below:

HEALTH SERVICES ELEMENT
Goals, Policies and Programs
No Goals, Policies or Programs apply.

Analysis
The project does not contain residential uses that would increase demand on the healthcare system.

Emergency Preparedness Element - The Emergency Preparedness Element is to address concerns regarding the City’s capability to respond to a natural and man-made disaster and sets forth the goals, policies and programs that have been or will be developed by the City to assure an effective response to

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DESERT HARVEST SPECIFIC PLAN
various environmental or man-made hazards. A discussion of the key Emergency Preparedness Element policies that apply to the Desert Harvest Specific Plan is provided below:

EMERGENCY PREPAREDNESS ELEMENT
Goals, Policies and Programs
Program 2A
Establish an on-going liaison with CalTrans, Riverside
County, Palm Springs and Cathedral City to facilitate
the establishment of emergency evacuation routes,
and to provide for the development of an emergency
response plan that assures the timely repair of major
roads and highways; damaged by earthquakes,
flooding or other disasters.

Policy 6
Cooperate and coordinate with Riverside County, the
Mission Springs Water District and other agencies and
utilities in the preparation of public information
materials to assist residents and business owners in
responding to local disasters.

Policy 10
Coordinate with the appropriate agencies and
service providers to assure that emergency
preparedness plans include contingencies for largescale urban and wildland fires.

Analysis
The project will provide disaster preparedness materials in accordance with City and State regulations.

Public Building and Facilities Element - The Public Buildings and Facilities Element is to provide background information on the various structures and facilities in the City and describe some of the long-term planning issues associates with them. It also provides information to identify critical facilities and to assure coordinated planning and development that keeps pace with community growth. A discussion of the key Public Building and Facilities Element policies that apply to the Desert Harvest Specific Plan is provided below:

PUBLIC BUILDING AND FACILITIES ELEMENT
Goals, Policies and Programs
Program 1B
Integrate all new maintenance areas and utility
substations with surrounding land uses, and regulate in order to maintain a compatible and aesthetically
pleasing community through the use of appropriate
buffers, architectural design and landscape, and
signage.

Analysis
Utility and service areas are located at the northern end or internal to the project away from the Interstate - 10 corridor. Commercial buildings fronting this corridor will incorporate high quality architectural, landscape

Item Number: 2.

DESERT HARVEST SPECIFIC PLAN
and signage design to create an attractive aesthetic along this corridor.

Item Number: 2.

REPORT TO THE CITY COUNCIL

RECOMMENDATION
1) Staff Report;
2) Entertain Questions of Staff from City Council;
3) Open the Public Hearing;
4) Take Testimony from Applicant;
5) Take Public Testimony;
6) Opportunity for Applicant Rebuttal
7) Close the Public Hearing;
8) City Council discussion and questions to Staff;
and
9) Consider a motion that the City Council certify
the Negative Declaration and Mitigation Monitoring
Program, adopt the Findings of Fact, and approve:
 Specific Plan 02-17, General Plan Amendment
03-17, and Zoning Ordinance Amendment 02-
17 to establish development regulations and
guidelines for the subject site;
 Conditional Use Permit No. 28-17 to develop of
an indoor marijuana cultivation facility of
approximately 1.5 million square feet; and
 Tentative Parcel Map No. 37332 to divide the
properties into three lots,
located on 64.9 acres at the northeast corner of the intersection of Interstate 10 and North Indian Canyon Drive, approximately one-half mile east of Indian Canyon Drive, and fronting the north side of 20th Avenue (APN: 666-370-019) in the I-L (Light Industrial) zone.

DATE: 07 November 2017
TITLE: Specific Plan 02-17, General Plan Amendment No. 03-17, Zoning Ordinance Amendment No. 02-17, Conditional Use
Permit No. 28-17 and Tentative Parcel Map No. 37332. A
recommendation of the Planning Commission regarding a
Specific Plan and related amendments to establish
development regulations and guidelines for a vacant
property 64.9 acre property, a Conditional Use Permit to develop a medical marijuana cultivation facility of
approximately 1.5 million square feet, and a Tentative Parcel Map to subdivide the properties into three lots, located at the northeast corner of the intersection of Interstate 10 and North Indian Canyon Drive, approximately one-half mile east of Indian Canyon Drive, and fronting the north side of 20th Avenue (APN: 666-370-019) in the I-L (Light Industrial) zone.

Applicant: Michael J. Avenatti / Desert Harvest.

Prepared by:

Reviewed by:

Craig A. Ewing, Consulting Planner
Daniel Porras, Community Development Director
Item Number: 2.

DISCUSSION

BACKGROUND
The applicant, Michael J. Avenatti / Desert Harvest has filed applications to:

1. Establish development regulations and guidelines for the site, involving:
a. A Specific Plan,
b. General Plan Amendment, and
c. Zoning Ordinance Amendment.

2. Allow a medical marijuana cultivation facility via a Conditional Use Permit, and

3. Subdivide the property through a Tentative Parcel Map.

The site is located at the northeast corner of the intersection of Interstate 10 and North Indian Canyon Drive, approximately one-half mile east of Indian Canyon Drive, and fronting the north side of 20th Avenue (APN: 666-370-019) in the I-L (Light Industrial) zone. The property is vacant parcel and has an area of approximately 64.9 acres. Following dedication of rights-of-way for 20th Avenue and Calle de los Romos, the site will have a net area of approximately 62.6 acres.

On 10 October 2017, the Planning Commission reviewed the project and, following a public hearing, adopted staff’s recommendation of approval, subject to the following change:
 Add three “water monuments” at the main entrances to the site, with design subject to approval by the Community Development Director.

Finally, in preparation of this report, staff modified certain recommended conditions of approval to correct errors and to allow flexibility to the applicant in these project elements:
 Addressing archaeological / cultural mitigations (CUP condition 16; TPM condition 17)  Recording the final map (CUP conditions 53 and 150; TPM condition 22) and  Constructing public improvements (CUP condition 77; TPM condition 43) All changes are shown in the attached recommended conditions of approval (Exhibit 5).

PROJECT SUMMARY
The project involves five actions by the City Council, centered on approval of a proposed Desert Harvest Specific Plan, which sets forth the following objective for development of the site: “a high quality, mixed-use commercial and industrial project. This will include two commercial planning areas along Interstate-10 Freeway and 20th Avenue corridor connected by an open space / retention area containing citrus orchards and date groves. The rear of the site would be occupied by an industrial planning area containing a fenced, secured marijuana cultivation campus.” The proposed Specific Plan is more fully described in the attached Planning Commission Staff Report of 10 October 2017, but may be summarized as follows:
 Chapter One contains the Introduction and Setting.
 Chapter Two establishes a Master Plan for the site, including:
o Two commercial planning areas, labeled PA-1 and PA-2, and one industrial planning area, designated PA-3 (see Figure 2.1);
o Vehicular and pedestrian circulation plans;
o Landscape areas, including entries, “harvestable plantings” and a lake / irrigation reservoir;
o Grading, drainage and utility plans; and
o A plan for phasing the development over roughly five years.

Please note: The City’s General Plan Land Use and Zoning Map presently designates the entire site as I-L (Light Industrial). The Specific Plan requires an amendment to the General Plan to incorporate the Planning Areas into the City’s land use map.  Chapter Three contains the Development Regulations for implementing the Master Plan, and it will be the basis for amending the Zoning Ordinance.

Item Number: 2.

 Chapter Four presents a set of Design Guidelines for future development, including architecture (elevations, roof, windows, color), and landscaping.  Chapter Five describes Plan Administration, including the procedures for reviewing future development, and how to amend and enforce the Specific Plan.  Chapter Six provides an analysis of Specific Plan’s General Plan Consistency.

The Specific Plan anticipates that the commercial areas PA-1 and PA-2 will be developed with retail uses generally conforming to those permitted in the C-G (General Commercial) zone, including medical marijuana dispensaries. A medical marijuana cultivation facility – the largest proposed use in the Specific Plan – would be allowed in the rear industrial planning area (PA-3).

Development of the Planning Areas, as proposed, will yield the following building totals (square feet):

Occupancy / Use PA-1 PA-2 PA-3 Total
Retail Commercial 45,000 - - 45,000
Mixed Agriculture and Retail - 161,000 - 161,000
Cultivation and Processing
of Medical Marijuana - - 1,482,000 1,482,000
Total Square Feet 45,000 161,000 1,482,000 1,688,000
The Specific Plan shows vehicular access at four locations, plus one emergency accessway (Figure 2.2). Within the site, vehicular circulation and truck access / parking is provided by a network of roadways. Parking spaces are provided, but the specific number will be determined as development plans are. A perimeter fence and controlled entry points around PA-3 limit access to this planning area, and an underground passageway between all building in PA-3 provides secure internal access.

The phasing plan identifies four phases to be implemented over five years, and is considered conceptual. Actual phasing of the project could be different and the Specific Plan would allow the project to be developed in any schedule that meets the project’s needs. An interim cultivation facility is proposed to be developed prior to the initiation of Phase 1.

Design guidelines establish the overall theme for building architecture as, “based on modern, glass and steel architectural aesthetics…” The guidelines would be used to evaluate future site development and construction under the Design Review permit authority, but are not intended to apply to any interim facility.

Lastly, a Conditional Use Permit application has been submitted for the cultivation facility and a Tentative Parcel Map has been submitted to subdivide the site into three lots which match the planning area boundaries.

SPECIFIC PLAN ANALYSIS
General Plan Amendment: An amendment to the Desert Hot Springs General Plan Land Use would replace the I-L land use designation with the Planning Area designations – PA-1, PA-2 and PA-3. The Specific Plan also provides direction on site’s overall development, including policies related to on-site circulation, landscaping, utilities, grading, drainage and phasing. Adoption of the Specific Plan will establish these Master Plan policies as the basis for reviewing future improvement plans, including grading, circulation and landscaping. Staff has reviewed these policies and finds no conflicts with the City’s General Plan policies.

Item Number: 2.

Zoning Ordinance Amendment: Use limitations and development standards for each planning area an amendment to the Zoning Ordinance. PA-1 and PA-2 are retail-oriented areas with allowed uses more typical of the C-G (General Commercial) zone, including medical marijuana dispensaries. PA-3 is generally consistent with the existing, underlying I-L (Light Industrial) zone, including medical marijuana cultivation. Each planning area has unique sets of standards (described and compared in the Planning Commission staff report, attached). Temporary facilities for dispensaries and cultivation are also permitted in their respective Planning Areas. A key element of the zoning regulations calls for Design Review or CUP approval by the Planning Commission for all development in the three Planning Areas. Staff believes that this is an appropriate review process as it will assure that future construction will fulfill the goals, objectives and guidelines of the Specific Plan.

Specific Plan Amendment: The Planning Commission’s recommendation to require three water features at the 20th Avenue driveway entries included a provision that the design of these “water monuments” be approved by the Community Development Director. Staff recommends that they be required as part of the landscape plans for PA-1 and PA-2, which would be reviewed by the Planning Commission in the normal course of project review.

CONDITIONAL USE PERMIT ANALYSIS
The Conditional Use Permit application is limited to the cultivation facilities within PA-3 and proposes the development of eight structures, totaling nearly 1.5 million square feet:

Activity Square Feet (All Buildings)
Office / Administration 41,491
Processing and Manufacturing 38,855
Cultivation 1,401,172
TOTAL 1,481,418
Staff has evaluated the CUP application and determined that all zoning standards (site coverage, building height, setbacks, parking, etc.) and on-site truck parking needs are met by the request.

The proposed structures are metal-clad, metal framed buildings similar to other industrial and greenhouse buildings. The landscape plan provided with the CUP application shows low-water use trees and plants, and the overall planting plan is appropriate in scale and plant selection.

An eight-foot tube-steel fence is proposed surrounding PA-3, including controlled access gates at the two entry driveways. A photometric study shows that the necessary minimum lighting would be provided throughout the vehicle circulation and parking area. A phasing plan proposes full build-out within about five years. About 520 employees are estimated from project build-out.

In addition, the applicant has submitted a site plan for Interim Cultivation Facilities which would provide more expedited start-up of the cultivation use through a limited number of smaller buildings. Twenty-one groupings of four cultivation “pods” (1,280 square feet per group; 26,880 square feet total), plus a 320 square foot security / administration building are proposed. The cultivation buildings are distributed throughout the eastern half of PA-3, and the security building is located at the site of the future permanent security gate. Four parking spaces per cultivation group and three spaces at the security building are shown for a total of eighty-seven spaces.

Vehicular access is provided by 24-foot wide access roads composed of compacted soil with a crushed rock surface. Temporary power poles and security cameras are also shown on the site plan. Staff has reviewed the proposed site plan for interim cultivation facilities and finds that the physical improvements generally conform to the limitations of the Specific Plan. Staff has also developed specific conditions of approval applicable to the interim cultivation facilities as part of the recommended CUP conditions.

Item Number: 2.

TENTATIVE PARCEL MAP ANALYSIS
Presently, the site is one large parcel of approximately 64.9 acres. The proposed map creates three lots that match the Specific Plan Planning Areas, and comply with the minimum area of required in the I-L (Light Industrial) zone and Desert Harvest Specific Plan. Dedication of land will be made to support widening of 20th Avenue and partial construction of Calle de los Romos.

ENVIRONMENTAL ANALYSIS
In accordance with the provisions of the California Environmental Quality Act (“CEQA”), an Initial Study has been prepared and which as determined that development of the proposed medical marijuana cultivation facility and tentative parcel map would not have a significant impact on the environment, with the implementation of mitigation measures. A draft Mitigated Negative Declaration (MND) is proposed and contains certain mitigation measures for Cultural and Biological Resources. The draft Initial Study and Mitigated Negative Declaration have been circulated for comments (comment period ended 6 November 2017). No comments have been received up to the time this report was prepared. The MND is attached for consideration by the City Council (Exhibit 14); the Council must certify the MND prior to final action on the project.

FISCAL IMPACT
Development of this project will generate revenues to the City in the form of building permit fees for each project phase. In addition, the City will receive on-going revenue from marijuana taxes.

Based on the proposed cultivation space of 1,401,172 square feet, total annual marijuana tax revenue is estimated to be $14,086,720 ($75,000 + $ 14,011,720.)

FINDINGS
The Desert Hot Springs Municipal Code (“DHSMC”) provides for the adoption of Specific Plans and related actions, as follows:
• Chapter 17.128 provides for the approval of Specific Plans; • Chapter 17.100 provides for the adoption of General Plan Amendments; and • Chapter 17.88 provides for the adoption of Zoning Ordinance Amendments.

In addition, Sections 5.50 and 17.180 of the Desert Hot Springs Municipal Code (DHSMC), allow medical marijuana cultivation facilities in Industrial Districts subject to a Conditional Use Permit (CUP). Title 16 (Subdivisions) of the Desert Hot Springs Municipal Code (DHSMC), all`ows the division of properties, subject to compliance with the California Subdivision Map Act (California Government Code Section 66410 et seq.) and approval of a tentative map.

Each of the five requested actions requires the City Council to make certain findings, which are listed and analyzed in Exhibit No. 2 attached to this report. Staff recommends that the City Council adopt these findings as its own findings of fact.

RECOMMENDATION
Staff recommends that the City Council: 1) Certify the Mitigated Negative Declaration of the Desert Harvest Specific Plan; 2) Adopt the attached Findings for the Project (Exhibit 2); and approve the requested actions: 3) General Plan Amendment 03-17, 4) Specific Plan 02-17, amended to add three water features at the 20th Avenue drive entries subject to Design Review, and 5) Zoning Ordinance Amendment 02-17 to establish development regulations and guidelines for the subject site; 6) Conditional Use Permit No. 28-17 to develop of an indoor marijuana cultivation facility of approximately 1.5 million square feet and interim cultivation facility of 10,560 square feet; and 7) Tentative Parcel Map No. 37332 to divide the properties into three lots, subject to the amended Conditions of Approval (Exhibit 5).

EXHIBIT(S)
No. 1 – Desert Harvest Specific Plan (draft)
Item Number: 2.

No. 2 – Recommended Findings of Fact
No. 3 – General Plan Amendment / Specific Plan Approval Resolution (draft) No. 4 – Zoning Amendment Ordinance (draft)
No. 5 – Recommended CUP Conditions of Approval
No. 6 – Planning Commission Staff Report (10 October 2017) No. 7 – Tentative Parcel Map 37342
No. 8 – CUP 28-17 Site Plan
No. 9 – CUP 28-17 Site Plan
No. 10 – CUP 28-17 Site Plan
No. 11 – CUP 28-17 Site Plan
No. 12 – CUP 28-17 Landscape Plan
No. 13 – CUP 28-17 Lighting Plan
No. 14 – Draft Initial Study / Negative Declaration with Mitigation Measures Item Number: 2.

CALLE DE LOS ROMOS
30' R/W PER PM 121/46-47
EX. LOT LINE
NO

PARKING
NO

PARKING

NO PARKING NO PARKING NO PARKING NO PARKING
NO

PARKING
NO

PARKING NO

PARKING NO

PARKING NO PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
8'
84,624 SF (1ST FLOOR)
8,033 SF (2ND FLOOR)
11' 28' 28' 11' 24' 38' 24' 38' 24' 38' 24' 38' 24' 38' 24' 38' 9' TYP. 24' 10' 24' 19' 19' 24' 20' 269'
RETAIL

FUTURE RETAIL

RETENTION
PROP. 8' TUBULAR STEEL

SECURITY FENCE
PROP. 8' TUBULAR STEEL

SECURITY FENCE
PROP. 8' TUBULAR STEEL RETENTION
10' 19' 26' 10' 16'
PROP. PRIMARY

ACCESS GATE
PROP. TRASH ENCLOSURE (TYP.)
N 00°23'36" E 1372.35'
N 89°09'25" E 1641.71'
N 00°29'53" E 1934.23'
N 64°00'32" W 502.77'
PROP. TRASH ENCLOSURE (TYP.)
PROP. TRASH ENCLOSURE (TYP.)
PROP. R/W
PROP. 6' SIDEWALK
PROP. CURB & GUTTER
EX. PROJECT BOUNDARY &

FUTURE CURB & GUTTER

FUTURE R/W (BY OTHERS)
PROP. C/L
(BY OTHERS)
EX. PROJECT BOUNDARY & 6'
PROP. 8' TUBULAR STEEL SECURITY FENCE
EX. PROJECT BOUNDARY &
PROP. 8' TUBULAR STEEL

SECURITY FENCE
46'
1026
PROP. EMERGENCY ACCESS
PROP. TRASH ENCLOSURE (TYP.)
PROP. EMPLOYEE &

SECURITY ACCESS

DRIVE AISLE

DRIVE AISLE

DRIVE AISLE
DRIVE AISLE 9' TYP.
31' 23' 30'
9'
TYP. 30' 19' 6' 223' 6' 19' 15'
FUTURE
THRU
DRIVE
FUTURE
710'
TYP.
19' 30' 11' 591'
TYP.
119'
TYP.
15' 30' 15' 119'
TYP.
591'
TYP.
11' 30' 20' 223' TYP. 15' 30' 15' 223' TYP. 15' 30' 15' 223' TYP. 9' 9' 6' 15' 30' 6' 9' 6' 6' 23'
23'
23' 9' 6' 30'
39' 39'
78' 235'
23'
PROPOSED BUILDING NO. 1
83,293 SF (3RD FLOOR)
9,371 SF (4TH FLOOR)
185,321 SF (TOTAL)
46' 18' 19' 24' 9'
9'
TYP.
52' 38' 24' 38' 24' 38' 24' 38' 24' 38' 30' 19' 9' 356' 241' 6' 19' 24' 28' 30' 7'
12' 30' 9'
408'
5' 47'
PROP. RETENTION FOR

RETENTION

RETENTION

RETENTION
PROP. RETENTION FOR
PLANNING AREA NO. 3 (TYP.)
PLANNING AREA NO. 3

SECURITY FENCE
PROP. PARCEL &

PLANNING AREA

BOUNDARY
PROPOSED BUILDING NO. 2

GREENHOUSE
131,847 SF (1ST FLOOR)
PROPOSED BUILDING NO. 4

GREENHOUSE
131,847 SF (1ST FLOOR)
PROPOSED BUILDING NO. 6

GREENHOUSE
131,847 SF (1ST FLOOR)
PROPOSED BUILDING NO. 8

GREENHOUSE
131,847 SF (1ST FLOOR)
PROPOSED BUILDING NO. 10

GREENHOUSE
131,847 SF (1ST FLOOR)
PROPOSED BUILDING NO. 12

GREENHOUSE
131,847 SF (1ST FLOOR)
PROPOSED BUILDING NO. 14

GREENHOUSE
131,847 SF (1ST FLOOR)
BUILDING NO. 3

HEADHOUSE
26,662 SF

PROPOSED
(1ST FLOOR)
26,662 SF
(2ND FLOOR)
53,324 SF
(TOTAL)
BUILDING NO. 9

HEADHOUSE
26,662 SF

PROPOSED
(1ST FLOOR)
26,662 SF
(2ND FLOOR)
53,324 SF
(TOTAL)
BUILDING NO. 5

HEADHOUSE
26,662 SF

PROPOSED
(1ST FLOOR)
26,662 SF
(2ND FLOOR)
53,324 SF
(TOTAL)
BUILDING NO. 11

HEADHOUSE
26,662 SF

PROPOSED
(1ST FLOOR)
26,662 SF
(2ND FLOOR)
53,324 SF
(TOTAL)
BUILDING NO. 13

HEADHOUSE
26,662 SF

PROPOSED
(1ST FLOOR)
26,662 SF
(2ND FLOOR)
53,324 SF
(TOTAL)
BUILDING NO. 7

HEADHOUSE
26,662 SF

PROPOSED
(1ST FLOOR)
26,662 SF
(2ND FLOOR)
53,324 SF
(TOTAL)
BUILDING NO. 15

HEADHOUSE
26,662 SF

PROPOSED
(1ST FLOOR)
26,662 SF
(2ND FLOOR)
53,324 SF
(TOTAL)
30' 15' 119'
TYP.
591'
TYP.
61'
PROP. UNDERGROUND SERVICE TUNNEL
(FINAL ALIGNMENT AND SIZE TO BE

DETERMINED DURING FINAL DESIGN)
PROP. UNDERGROUND SERVICE TUNNEL
(FINAL ALIGNMENT AND SIZE TO BE DETERMINED DURING FINAL DESIGN)

SECTION A-A
20TH AVENUE
(Major Arterial)
& GUTTER
PROP. CURB

PAVEMENT
FUTURE
8' 12' 12' 12' 14' 12' 12' 12' 8'
55' IMPROVEMENTS BY OTHERS
110' ULTIMATE R/W
55' PROPOSED IMPROVEMENTS
4' 4'
LANE LANE LANE PROP. PAINTED LANE LANE LANE
MEDIAN
CL

LANDSCAPED

PARKWAY
PROP.

R/W

FUTURE R/W

BY OTHERS
N.T.S.
(PER CITY OF DESERT HOT SPRINGS GENERAL PLAN)

LANDSCAPED

PARKWAY
2%
PROP.

PAVEMENT
12' 12' 10'
39' IMPROVEMENTS BY OTHERS
78' ULTIMATE R/W
39' PROPOSED IMPROVEMENTS
11' 10' 12'
5' 6' 6' 5'
11'

SECTION B-B

CALLE DE LOS ROMOS
(Industrial Collector)
N.T.S.
(PER RIVERSIDE COUNTY STANDARD 111)

FUTURE R/W

BY OTHERS
PROP.

R/W
PROP. PAINTED
MEDIAN

LANE LANE LANE LANE
& GUTTER
PROP. CURB
PROP.

SIDEWALK
20TH AVENUE
INTERSTATE 10 24'
30'
32'
54'
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING
NO

PARKING

NO PARKING
NO

PARKING NO

PARKING NO

PARKING NO PARKING
NO

PARKING
NO

PARKING
8'
47'
47'
8'
110'
RETAIL

FUTURE RETAIL
THRU
DRIVE

RETENTION
PROP. 8' TUBULAR STEEL
MARKET

GREENHOUSE RETENTION

RESERVOIR / RETENTION
10' 19'
PROP. PRIMARY

ACCESS GATE

DESERT HARVEST

VERTICAL HARVEST
N 64°00'32" W 502.77' =04°53'15" R = 2431.66' 207.43'
=22°14'35" R = 1770.37' 687.28'
N 68°53'47" W 323.45'
N 88°51'41" E

17.73'
PROP. R/W
PROP. 6' SIDEWALK
PROP. CURB & GUTTER
EX. R/W & BOUNDARY
PROP. C/L
EX. R/W
EX. UNDERGROUND ELECTRIC
EX. 26" WATER MAIN
PROP. TRASH ENCLOSURE (TYP.) 15'
FUTURE
FUTURE
THRU
DRIVE
FUTURE
FUTURE
FUTURE
710'
TYP. 6'
PROP. ACCESS EASEMENT
EX. 12" DI WATER MAIN
EX. E/P
EX. C/L
EX. E/P

FUTURE CURB (BY OTHERS)
EX. TELEPHONE
EX. & FUTURE R/W (BY OTHERS)
PROP. RETENTION FOR
PLANNING AREA NO. 3 (TYP.)

RETENTION
PROP. MANNED

GUARDHOUSE

RETENTION

RETENTION

RETENTION

RETENTION
PROP. RETENTION FOR
PLANNING AREA NO. 3 (TYP.)

SECURITY FENCE
PROP. PARCEL &

PLANNING AREA

BOUNDARY
PROPOSED BUILDING NO. 14

GREENHOUSE
131,847 SF (1ST FLOOR)
BUILDING NO. 15

HEADHOUSE
26,662 SF

PROPOSED
(1ST FLOOR)
26,662 SF
(2ND FLOOR)
53,324 SF
(TOTAL)
30' 15' 119'
TYP.
591'
TYP.
61'

DETERMINED DURING FINAL DESIGN)
OFFICE 166 STALLS
PROCESSING 52 STALLS
CULTIVATION 561 STALLS

TOTAL PARKING REQUIRED

TOTAL PARKING PROVIDED
779 STALLS
1,026 STALLS -
COUNT
1 STALL PER 250 SF
1 STALL PER 750 SF
1 STALL PER 2,500 SF
-
-

PARKING RATIO
41,491 SF
38,855 SF
1,401,172 SF
-
-

BUILDING SF
100%
95%
2%
3%
ONSITE PARKING DATA: PERCENTAGE
EAST
NORTH
SOUTH
WEST

CENTERLINE

EASEMENT

EXISTING
(E)
(N)
(S)
(W)
C/L
ESMT.

EX.

ABBREVIATIONS

AC ACREAGE

C&G CURB AND GUTTER

APN ASSESSORS PARCEL NUMBER

E/P EDGE OF PAVEMENT
A.C. ASPHALT CONCRETE

EXISTING OVERHEAD TELEPHONE

EXISTING IRRIGATION

EXISTING GAS

EXISTING SEWER

EXISTING RIGHT OF WAY

EXISTING EASEMENT

EXISTING ELECTRIC

EXISTING SEWER FORCE MAIN

EXISTING IRRIGATION DRAIN LINE

EXISTING CABLE
LEGEND

EXISTING WATER

EXISTING LOT LINE

EXISTING TELEPHONE

BNDRY BOUNDARY

EXISTING EDGE OF PAVEMENT
NUMBER

PROPOSED

RIGHT OF WAY

TYPICAL
NO.

PROP.

R/W
TYP.

P.U.E. PUBLIC UTILITY EASEMENT

SF SQUARE FEET

R RADIUS
STD. STANDARD

P/L PROPERTY LINE
N.T.S. NOT TO SCALE

R-L LOW DENSITY (RESIDENTIAL)

UG UNDERGROUND

O/H OVERHEAD

OS/PP OPEN SPACE / PARKS
PG. PAGE
PED. PEDESTRIAN

PROPOSED AND EXISTING CENTER LINE

PROPOSED RIGHT OF WAY

PROJECT BOUNDARY

PROPOSED CURB

PROPOSED BUILDING ENVELOPE
# PROPOSED PARKING SPACES
MIN. MINIMUM
MAX. MAXIMUM
M.B. MAP BOOK

GFA GROUND FLOOR AREA
PROPOSED BUILDING NO. 1

ACCESS ROADS, HARDSCAPE & PARKING

LANDSCAPE AREAS & RETENTION BASIN
TOTAL AREA FOR PLANNING AREA 3

1.94 AC.

16.26 AC.

49.42 AC.

5.75 AC.
708,419 SF
2,152,583 SF
249,977 SF
33%
12%
100%
-

EXISTING GROSS ACREAGE
LAND USE DATA:

64.91 AC.

AREA
PUBLIC STREET DEDICATION (20TH AVENUE) 0.68 AC.

PUBLIC STREET DEDICATION SUB-TOTAL 62.50 AC.
2,827,472 SF
SF
29,582 SF
2,722,354 SF
PLANNING AREA NO. 3 DATA: SF AREA PERCENTAGE
TOTAL BUILDING AREA 1,481,518 SF - - -

27.41 AC. 55%

CONDITIONAL USE PERMIT

DATA TABLE
ASSESSOR'S PARCEL NUMBER: 666-370-019
EXHIBIT DATE: JULY 13, 2017
LEGAL DESCRIPTION:

PUBLIC UTILITY PURVEYORS:

ELECTRIC:

GAS:

TELEPHONE:

WATER:

CABLE:

SEWER:

USA:
(800) 684-8123
(909) 335-7625
(800) 483-5000
(760) 329-6448
(760) 340-1312
(760) 329-6448
(800) 227-2600
EXISTING ZONING:

PROPOSED ZONING:

EXISTING GENERAL PLAN LAND USE:

PROPOSED GENERAL PLAN LAND USE:

LIGHT INDUSTRIAL (LI)

LIGHT INDUSTRIAL (LI) / SPECIFIC PLAN & GENERAL COMMERCIAL (C-G) /

LIGHT INDUSTRIAL (LI)

LIGHT INDUSTRIAL (LI) / SPECIFIC PLAN & GENERAL
ZONE X - AREAS OF 0.2% ANNUAL CHANCE FLOOD HAZARD
FEMA FLOOD ZONE DESIGNATION:

IN THE CITY OF DESERT HOT SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA EXHIBIT PREPARER:

ADDRESS:

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT: PAUL DEPALATIS, AICP TELEPHONE: (760) 320-9811 SURROUNDING LAND USES:

NORTH: VACANT LAND (ZONED: LIGHT INDUSTRIAL)
SOUTH: INTERSTATE 10 / CITY OF DESERT HOT SPRINGS ANNEXATION BOUNDARY EAST: VACANT LAND (ZONED: LIGHT INDUSTRIAL)
WEST: COMMERCIAL / VACANT LAND (ZONED: LIGHT INDUSTRIAL)

PROPOSED SITE PLAN
FIRM NUMBER: 06065C0895G; EFFECTIVE DATE: AUGUST 28, 2008 CONTACT:
520 NEWPORT CENTER DRIVE, SUITE 1400
NEWPORT BEACH, CALIFORNIA 92660
MICHAEL AVENATTI TELEPHONE: (949) 706-7000
ADDRESS:

APPLICANT /
LAND OWNER:

Conditional Use Permit Intent:

1. Medical Marijuana Cultivation in accordance with Desert Hot Springs Municipal Code Chapters 5.50 and 17.180 including plant cloning, cultivation, trimming, drying, extraction, and processing of oils and butters, CO2 equipment use for enhanced plant growth and extraction, product packaging and shipping.

2. This facility has been designed in accordance with Desert Hot Springs regulations governing the cultivation of medical marijuana (Municipal Code Chapter 5.50 and 17.180), current state laws codified in the Compassionate Use Act of 1996 (California Health and Safety Code Sections 11362.7 through 11362.83), the California Attorney General’s Guidelines for the Security and Non-Diversion of Marijuana Growth for Medical Use (issued in August, 2008) and the Medical Marijuana Regulation and Safety Act (AB 266 ). The requested use, site layout, and site operations as well as any related activities, such as transportation, manufacturing, and testing are designed for full compliance and vesting under both existing and potential future City and State laws governing the cultivation of medical marijuana.

SOURCE OF TOPOGRAPHY:

ADDRESS:

INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE "A"
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY: MARCH 28, 2017 TELEPHONE: (951) 687-4252 DESERT HARVEST DEVELOPMENT, LLC.

SOUTHERN CALIFORNIA EDISON CO.

THE GAS COMPANY / SEMPRA ENERGY

VERIZON COMPANY

MISSION SPRINGS WATER DISTRICT

TIME WARNER CABLE

COACHELLA VALLEY WATER DISTRICT

UNDERGROUND SERVICE ALERT

SPECIFIC PLAN WITH CONDITIONAL USE PERMIT

COMMERCIAL (C-G) / SPECIFIC PLAN WITH

CONDITIONAL USE PERMIT
PUBLIC STREET VACATION (20TH AVENUE) 4,620 SF 0.10 AC.

PLANNING AREA NO. 1 (COMMERCIAL) 224,534 SF 5.15 AC.

PARCEL 2 OF PARCEL MAP NO. 19073 OF PM 134/89 IN THE SOUTHWEST QUARTER OF SECTION 14, TOWNSHIP 3 SOUTH, RANGE 4 EAST,
SAN BERNARDINO MERIDIAN.

N.T.S.

VICINITY MAP
19TH AVE. INDIAN CANYON
18TH AVE. LITTLE MORONGO ROAD
20TH AVE. DRIVE
INDIAN
GARNET AVE.

AVE.

INTERSTATE CALLE DE LOS ROMOS
SITE

COUNTY OF

RIVERSIDE

CITY OF

DESERT HOT

SPRINGS
CITY OF 10

PALM SPRINGS
PLANNING AREA NO. 2 (DESERT HARVEST COMMERCIAL) 349,903 SF 8.03 AC.

FOR PLANNING AREA NO. 3
PROPOSED BUILDING NO.(S)
922,929 SF
OVERALL 1ST FLOOR BUILDING TOTAL

21.19 AC. -
(131,847 SF) - -
PUBLIC STREET DEDICATION (CALLE DE LOS ROMOS) 75,490 SF 1.73 AC. (PA-3)

CONTIGUOUS

PROPERTY

OWNERSHIP
PLANNING AREA NO. 3 (MARIJUANA CULTIVATION INDUSTRIAL) 2,152,583 SF 49.42 AC.

PROPOSED NET ACREAGE 2,727,020 SF 62.60 AC.
2 / 4 / 6 / 8 / 10 / 12 & 14
OVERALL 1ST FLOOR TOTAL
(PER BUILDING 1ST FLOOR TOTAL)
PROPOSED BUILDING NO.(S)
186,634 SF 4.28 AC. -
(26,662 SF) - -
3 / 5 / 7 / 9 / 11 / 13 & 15
OVERALL 1ST FLOOR TOTAL
(PER BUILDING 1ST FLOOR TOTAL)
186,634 SF - - (26,662 SF) - - OVERALL 2ND FLOOR TOTAL
(PER BUILDING 2ND FLOOR TOTAL)
OVERALL BUILDING TOTAL 373,268 SF - - (PER BUILDING TOTAL) (53,324 SF) 1 THRU 14 1,194,187 SF
OVERALL 2ND FLOOR TOTAL 194,667 SF - - OVERALL 3RD FLOOR TOTAL 83,293 SF - - OVERALL 4TH FLOOR TOTAL 9,371 SF - - OVERALL BUILDING TOTAL 1,481,518 SF - - 1ST FLOOR TOTAL
2ND FLOOR TOTAL
3RD FLOOR TOTAL
4TH FLOOR TOTAL

OVERALL BUILDING TOTAL
84,624 SF
8,033 SF
83,293 SF
9,371 SF
185,321 SF
- -
- -
- -
- -
- - R:\2367\ACAD\Planning\CUP\2367 CUP Proposed Site Plan.dwg, 7/13/2017 11:46:18 AM, dgallerani, MSA Consulting, Inc.

Item Number: 2.

Final Initial Study and
Mitigated Negative Declaration
Application for Specific Plan (SP 02-17)
General Plan Amendment (GPA 03-17)
Zoning Map Amendment (ZMA 02-17)
Tentative Parcel Map (TPM 37332)
Conditional Use Permit (CUP 28-17)
Development Agreement (DA 18- 17)
Desert Harvest
Prepared for:

City of Desert Hot Springs
65950 Pierson Boulevard
Desert Hot Springs, California 92240
Prepared by:

MSA Consulting, Inc.
34200 Bob Hope Drive
Rancho Mirage, CA 92270
Desert Hot Springs Planning Department
Daniel Porras Community
Development Director City of
Desert Hot Springs
65950 Pierson Boulevard
Desert Hot Springs, California 92240
760-329-6411
Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017

TABLE OF CONTENTS
Title Page No.

Chapter 1 - Introduction

1.1 Purpose and Authority........................................................................3

1.2 Determination.....................................................................................5

1.3 Authority to Prepare a Negative Declaration ......................................5

1.4 Public Review Process.......................................................................5 Chapter 2 – Project Summary

2.1 Project Location..................................................................................6

2.2 Project Description .............................................................................9

2.3 Mitigation Monitoring Program..........................................................15 Chapter 3 – Environmental Checklist Form....................................................20 Chapter 4 – Discussion of Environmental Topics..........................................22 Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
CHAPTER ONE – INTRODUCTION

1.1 Purpose and Authority
The City of Desert Hot Springs (City) is the Lead Agency under the California Environmental Quality Act (CEQA), and is responsible for carrying out, authorizing, or approving actions that have the potential to adversely affect the environment. The Project will require certain discretionary approvals by the City and other governmental agencies. Therefore, the Project is subject to environmental review requirements under CEQA.

CEQA requires that the public agency analyze and acknowledge the environmental consequences of their discretionary actions and consider alternatives and mitigation measures that could avoid or reduce significant adverse impacts resulting from the proposed project.

The project proposes to develop 64.91 acres of vacant land into a mixed-use commercial and industrial project, divided in three (3) phases. This will include two (2) commercial planning areas connected by an open space/retention area containing citrus orchards and date groves and one (1) industrial planning area containing a fenced, secured marijuana cultivation campus.

The marijuana cultivation and processing campus will be located on a qualifying Light Industrial (I-L) Planning Area under the Desert Harvest Specific Plan. The Project is designed for construction in four (4) development phases with build out over approximately 5 years subject to market conditions.

The project proposes to operate an interim cultivation facility while designing and constructing the permanent marijuana cultivation campus. The interim facility is comprised of approximately 84 pre-engineered, retrofitted “Cultivation EcoPod” containers. The EcoPods will be used for cultivation, processing, administration, and storage. The interim facility will be fully secured and screened with a chain link fence to secure views from outside the structure. Interim cultivation will comply with City standards, conditions, and ordinances. A temporary parking lot with four stalls and access from 20
th Avenue will be stabilized with class II crushed rock. Access to the interim facility will be gate controlled with full time security personnel and temporary security lighting and cameras. The interim facilities would be installed within the 64.91 acre development footprint and would not extend beyond the property boundaries. The interim operations will be discontinued upon construction completion of the permanent building. All marijuana cultivation will be conducted in the interior of the interim facility and will not be visible from the exterior of the proposed structures as per Section 17.180 (Interior only) of the City of Desert Hot Springs Municipal Code.

The project proposes a General Plan Amendment (GPA), Change of Zone (CZ), of approximately 64.91 acres of vacant and undeveloped desert, from Light Industrial (I-L) to Light Industrial/Specific Plan (I-L/SP) and General Commercial/Specific Plan (GC/SP). A Specific Plan (SP) will be prepared to cover the entire project area to provide a comprehensive development plan with allowable uses and development standards. A Tentative Tract Map (TTM) is also proposed in order to subdivide the property into three parcels. Lastly, a Conditional Use Permit (CUP) will cover the light industrial portion of the Project to provide a detailed development proposal for a marijuana cultivation campus in compliance with Section

5.50 and 17.180 of the Desert Hot Springs Municipal Code. The SP will specifically allow the Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
installation and use of “interim” facilities to expedite cultivation operations and associated tax revenues while construction of permanent cultivation buildings is underway.

This Initial Study and Mitigated Negative Declaration has been prepared to construct a medical marijuana cultivation facility in accordance with adopted City Ordinance No. 552 and 553 pertaining to the regulation of Medical Marijuana facilities. Ordinance No. 552 is codified in Chapter 5.50 and Ordinance No. 553 is codified in Chapter 17.180 of the Desert Hot Springs Municipal Code. The facilities permitted under these ordinances include medical marijuana dispensaries and medical marijuana cultivation facilities that are owned and operated by bona fide non-profit organizations, such as cooperative or a collective. These facilities are subject to the provisions of the Compassionate Use Act of 1996 (California Health and Safety Code Sections 11362.7 through 11362.83), the California Attorney General’s Guidelines for the Security and Non-Diversion of Marijuana Growth for Medical Use (issued in August, 2008), and any future state laws pertaining to cultivating and dispensing Medical Marijuana, such as State Assembly Bill 266 (AB 266) adopted October 9, 2015 and the Medicinal and Adult-Use Cannabis Regulation and Safety Act (SB 94).

This document has been prepared in accordance with the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et. seq. The City of Desert Hot Springs will serve as the lead agency pursuant to CEQA.

Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017

1.2 Determination
This Initial Study determined that development of the proposed Desert Harvest Specific Plan would not have a significant impact on the environment, with the implementation of mitigation measures. A Mitigated Negative Declaration is proposed.

1.3 California Environmental Quality Act (CEQA) Authority to Prepare a Mitigated Negative Declaration
This Final Mitigated Negative Declaration (DMND) has been prepared by the City of Desert Hot Springs as lead agency and is in conformance with Section 15070, Subsection (a), of the State of California Guidelines for Implementation of the CEQA. The purpose of the DMND and the Initial Study Checklist was to determine whether there were potentially significant impacts associated with development of the Desert Harvest Specific Plan.

1.4 Public Review Process
In accordance with CEQA, a good faith effort has been made during the preparation of this DMND to contact affected agencies, organizations and persons who may have an interest in this Project. The MND has been sent to the Riverside County Clerk, responsible agencies, and advertised in The Desert Star Weekly.

Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
CHAPTER TWO – PROJECT DESCRIPTION

2.1 Project Vicinity
The Project is located on 6 gross acres of undisturbed desert land on the north side of 20 th
Avenue and Interstate 10, slightly east of Indian Canyon Drive in the City of Desert Hot Springs, California.

Total Project Area: 64.91 gross acres
Assessor’s Parcel Number: 666-370-019
Section, Township & Range Description or reference:

A Portion of Parcel 32 & 33 RS 25/84Section 1, Township 3 South, Range 4 East, San Bernardino Base Line & Meridian
The 64.91-acre site consists of vacant desert land and is located on the north side of 20 th
Avenue and Interstate 10, slightly east of Indian Canyon Drive. The subject area is variably vegetated with slight amounts of typical desert vegetation (scrub brush and low‐lying plants).

Topographically, the site drains to the southeast. The entire site is within Federal Emergency Management Agency (FEMA) flood Zone X.

The location of the Project site is shown below in Exhibit 1 and 2.

Item Number: 2.

INDIAN CANYON DRIVE

CALLE DE LOS ROMOS

LITTLE MORONGO ROAD
19TH AVENUE

UNINCORPORATED CITY OF

AREA IN THE DESERT HOT

COUNTY OF RIVERSIDE SPRINGS
19TH AVENUE
20TH AVENUE

CITY OF PALM

SPRINGS
N.T.S.

Vicinity Map
1 Desert Harvest Development, LLC.

Initial Study
Item Number: 2.

PROJECT SITE
APN: 666-370-019
N.T.S.

Aerial Photograph
2 Desert Harvest Development, LLC.

Initial Study
Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017

2.2 Project Description
The project proposes the development of a mixed use development of retail commercial, vertical harvest commercial, and a marijuana cultivation campus on approximately 64.91 acres. The cultivation campus will be developed in accordance with Desert Hot Springs Municipal Code

5.50 and 7.180.78.

Entitlements will include a General Plan Amendment (GPA) and Change of Zone (CZ), of approximately 64.91 acres of vacant and undeveloped desert, from Light Industrial (I-L) to Light Industrial/Specific Plan (I-L/SP) and General Commercial/Specific Plan (GC/SP). A Specific Plan (SP) will be prepared to cover the entire project area to provide a comprehensive development plan with allowable uses and development standards. A Tentative Tract Map (TTM) is also proposed in order to subdivide the property into three parcels. A Conditional Use Permit (CUP) will cover the light industrial portion of the Project to provide a detailed development proposal for a marijuana cultivation campus in compliance with Section 5.50 and

17.180 of the Desert Hot Springs Municipal Code. The SP will specifically allow the installation and use of “interim” facilities to expedite cultivation operations and associated tax revenues while construction of permanent cultivation buildings is underway.

The Project is designed for construction in four (4) development phases with build out over approximately 5 years subject to market conditions. Construction is estimated to begin in 2018 and be completed in 2023. The proposed development will be divided into 3 Planning Areas and development proposed in each Planning Area is as follows:
▪ Planning Areas 1 (PA-1) consist of four pads for retail commercial buildings totaling approximately 45,000 SF of building space and affiliated circulation and infrastructure systems on 5.1 acres. This PA is proposed to be developed as part of Phase III. ▪ Planning Area 2 (PA-2) is intended to allow the construction of two pads for retail commercial buildings of approximately 161,000 sf in building space and an open space/retention area containing citrus orchards and date groves on approximately 8.0 acres. This Planning Area is intended to serve the proposed multi-level vertical hydroponic greenhouse for local produce and market retail component. The open space/retention area will be developed as part of Phase 1 and the remaining portion of the Planning Area will be developed as Phase III.
▪ Planning Area 3 (PA-3) will consist of approximately 49.4 acres of light industrial for the construction of a marijuana cultivation campus. The marijuana campus consists of seven (7) single-story greenhouses each with an attached two-story headhouse, and one (1) four-story building used exclusively for processing and extraction in accordance with Desert Hot Springs Municipal Code 5.50 and 7.180.78. The greenhouse/headhouse building will have an approximate building ground floor area (GFA) of 158,509 square feet (sf) and a total building area of 185,171 sf. The processing/extraction building will have a GFA of approximately 84,624 sf. and a total building area of 185,321 sf. The combined total building area of PA-3 is 1,481,518 sf and the entire area of PA-3 will be secured by 8-foot high perimeter fencing and lightly landscaped to allow visibility to and from the facility for police and security personnel. PA-3 will be secured and not accessible by the general public at any time. The marijuana cultivation and processing Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
campus will be located on a qualifying Light Industrial (I-L) Planning Area under the Desert Harvest Specific Plan.

Three of the proposed greenhouse buildings to the east of the project site and the adjacent 2-story headhouse, and the four-story building to the rear of the property will be built as part of Phase III, in addition to the parking facilities and associated infrastructure.

The remaining three greenhouses and headhouses to the west of the site will be constructed as part of Phase IV.

The project proposes to operate an interim cultivation facility while designing and constructing the permanent cultivation campus. The interim facility is comprised of approximately 84 pre-engineered, retrofitted “Cultivation EcoPod” containers. The EcoPods will be used for cultivation, processing, administration, and storage. The interim facility will be fully secured and screened with a chain link fence to secure views from outside the structure. Interim cultivation will comply with City standards, conditions, and ordinances. A temporary parking lot with four stalls and access from 20 th Avenue will be
stabilized with class II crushed rock. Access to the interim facility will be gate controlled with full time security personnel and temporary security lighting and cameras. The interim facilities would be installed within the 64.91 acre development footprint and would not extend beyond the property boundaries. As a condition of project approval, the interim facility shall be limited to a term not exceed six-months with no more than one six-month extension, subject to the review and approval of the Community Development Director. The interim operations will be discontinued and the EcoPods will be removed upon completion of the permanent cultivation campus.

All marijuana cultivation will be conducted in the interior of the interim facility and will not be visible from the exterior of the proposed structures as per Section 17.180 (Interior only) of the City of Desert Hot Springs Municipal Code and adopted City Ordinance No. 552 and 553 pertaining to the regulation of Medical Marijuana facilities. Ordinance No. 552 is codified in Chapter 5.50 and Ordinance No. 553 is codified in Chapter 17.180 of the Desert Hot Springs Municipal Code. The facilities permitted under these ordinances include medical marijuana dispensaries and medical marijuana cultivation facilities that are owned and operated by bona fide non-profit organizations, such as cooperative or a collective. These facilities are subject to the provisions of the Compassionate Use Act of 1996 (California Health and Safety Code Sections 11362.7 through 11362.83), the California Attorney General’s Guidelines for the Security and Non-Diversion of Marijuana Growth for Medical Use (issued in August, 2008), and any future state laws pertaining to cultivating and dispensing Medical Marijuana, such as State Assembly Bill 266 (AB 266) adopted October 9, 2015 and the Medicinal and Adult-Use Cannabis Regulation and Safety Act (SB 94).

The overall architectural theme of this mixed use complex is based on modern, glass, and steel architectural aesthetics. The retail commercial portion of the Project will incorporate and alternate different textures, colors, materials, and distinctive architectural treatments. Steel construction techniques will be used in conjunction with storefront systems aiming to maximize open plan flexibility and natural light. Building facades and design will consist of dimensional forms and architectural elements in the style of contemporary desert architecture. The vertical harvest multi-level hydroponic greenhouse will utilize galvanized steel with a transparent roof and windows with non-reflective glass. The windows will be outfitted with light colored blackout Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
screens to minimize light transmission during evening hours. The building colors with range from white to light grey steel which allows the green vegetation to be visible to the passerby.

The marijuana greenhouse buildings in PA-3 will also be comprised of steel structure and incorporate a transparent roof and a translucent coating on the windows to mask the contents of the greenhouse. These buildings will use a range of white to light grey steel which will facilitate a clean, light, and open aesthetic to the space. The overall architectural character will be that of an attractive, well maintained mixed-use development.

Landscaping has been designed to balance aesthetic, harvestable plantings, water use, and security objectives. The perimeter street landscape concept is intended to achieve a consistent, colorful and attractive presentation to the I-10 Freeway, 20th Avenue, and Calle De Los Romos.

Planting along the streetscape shall consist of drought tolerant plant materials. The retail commercial landscape concept addresses the two primary entries that serve each Planning Area and associated parking lots. The areas will be enhanced with the use of iconic planting, decorative paving, and signage on either side of the drives. Decorative landscape planters and large pots will be along retail store frontages and plazas. The Vertical Harvest landscape concept includes orchards/gardens, a reservoir, and a botanical walk. The areas outside the Vertical Harvest greenhouse will be designed to include small plots of various vegetables for use internally, for display, and sale to the public. The botanical walk around the building will allow visitors to see the garden plots, fruit tree/shrub groves. Along the walk there will be pedestrian nodes with seating and shade. A transition area is proposed between the Vertical Harvest and Cultivation areas, which will be planted with a row of trees to filter the views into the secure Vertical Harvest campus from the publicly accessible commercial areas. The Cultivation area (PA-3) will incorporate perimeter landscaping to maximize its use as a windbreak and to shade parking and driveway areas. Perimeter security fencing will consist of a maximum 8-foot high tubular steel or wrought iron fencing complimentary to the site architecture.

Security measures have been thoroughly incorporated into the project design. The marijuana campus is proposed to be enclosed within perimeter security fencing and two guardhouses with fulltime security. Gated entry/exit drives will control vehicular access onto and off of the property. Security cameras will be mounted on all exterior doors, perimeter fencing and entry gates. A more detailed, comprehensive security plan is required by the City during the regulatory permit phase. This will include specific locations and areas of coverage by security cameras; location of audible interior and exterior alarms; location of exterior lighting; name and contact information of Security Company monitoring the site and any additional information required by the City.

Desert Harvest has direct and convenient vehicular access to the Interstate 10 Freeway via Indian Canyon Drive and 20
th Avenue. The southern commercial areas would be accessible to the public during normal business hours while the northern marijuana cultivation campus would be fenced, gated and accessed only by authorized personnel. Controlled access keyed entry system such as a Knox box will be available for emergency access by use of police and fire personnel. Vehicles would circulate through both projects using standard parking lots with drive aisles in compliance with City engineering and fire department design standards.

The marijuana campus operations would be similar to that of a standard wholesale nursery without onsite sales. There will be no general public access to the facility at any time.

Operational hours will be in compliance with City ordinances and regulations. Security cameras Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
will be monitored and supplemented with onsite security staff to be in full compliance with local ordinances. All staff will be subject to thorough background checks as per City regulations.

All processing activities will take place within the interiors of the proposed building, including propagation, curing, processing, potting, transplanting and shipping. Other uses may include extracting oils from the Cannabis plants using Fire Department approved C02 equipment. The finished product will be packaged and loaded onto delivery trucks within secured, enclosed areas located within each cultivation building.

The Project site plan and Interim site plan is shown below, in Exhibit 3 and 4.

Item Number: 2.

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PLANNING • Clvn. ENGINBBRING • LAND SuRVEYING
34200 BoB HOPE DluvE •RANCHO MIRAGE •CA 92270
1'BLBPHONB (760) 320-9811 • FAX (760) 323-7893
Site Plan
3 Desert Harvest Development, LLC.

Initial Study
Item Number: 2.

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MSA CONSULTING, INC.

PLANNING • Civn. ENGINBBRING • LAND SURVEYING
34200 BoB HOPE DRIVE •RANCHO MIRAGE •CA 92270
1'BLBPHONB (760) 320-9811 • FAX (760) 323-7893
Interim Site Plan
Desert Harvest Development, LLC. 4
Initial Study
Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017

2.3 Mitigation Monitoring Program
Table 2-1: Mitigation Monitoring Program outlines the potential impacts and mitigation measures of the proposed Project, and assigns responsibility for the oversight of each mitigation measure. This Table shall be included in all bid documents and included as part of the Project development.

Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Table 2-1
Mitigation Monitoring Program
Section Number Mitigation Measures
Responsible
for Monitoring
Timing
Impact after
Mitigation
IV. Biological
Resources
BR-1: Pre-construction surveys for burrowing owls shall be completed in accordance with the Staff Report on
Burrowing Owl Mitigation (CDFW 2012), with the first
survey no less than 14 days prior to initiation of ground disturbance including clearing, grubbing and grading and the second within 24 hours of project-related activities. If an active burrowing owl is detected within 500 feet of the project site, avoidance and minimization measures shall be implemented in accordance with the CDFW 2012
guidelines, including implementation on a nondisturbance buffer and a biological monitor shall be placed on site to ensure activities are not adversely
affecting the nest.

Developer
Qualified
Biologist
Prior to site
disturbance
Less than
significant
BR-2: All ground-disturbing activities shall be completed outside the avian breeding season (August 1 through
January 14). If ground-disturbing activities (including clearing and grubbing) are scheduled to occur between
and including February 15 and July 31, a qualified
biologist shall conduct a nesting bird survey within 72 hours prior to ground-disturbing activities. If no active nests are found, no additional measures are required. If nests are found, the nest locations shall be mapped by a qualified biologist using GPS equipment, where feasible.

The biologist shall establish a no-disturbance buffer
around each active nest. No construction or grounddisturbing activities shall be conducted within the buffer until the biologist has determined that the nest is no
longer active and has informed the construction
Developer
Qualified
Biologist
Prior to site
disturbance
Less than
significant
Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Section Number Mitigation Measures
Responsible
for Monitoring
Timing
Impact after
Mitigation
supervisor that activities may resume.

V. Cultural
Resources
CR-1: If during the course of grading or construction,
artifacts or other cultural resources are discovered, all grading on the site shall be halted and the applicant shall immediately notify the City Planner. A qualified
archaeologist shall be called to the site by, and at the cost of, the applicant to identify the resource and
recommended mitigation if the resource is culturally
significant. The archaeologist will be required to provide copies of any studies or reports to the Eastern
Information Center for the State of California located at the University of California Riverside and the Agua
Caliente Tribal Historic Preservation Office (THPO) for permanent inclusion in the Agua Caliente Cultural
Register.

Planning
Department
Qualified
Archaeologist
During
grading and
other ground
disturbing
activities
Less than
significant
CR-2: The applicant shall ensure the presence of an
approved Agua Caliente Native American Cultural
Resource Monitor(s) Morongo Band of Mission Indians,
Native American Cultural Resource Monitor(s) and
Soboba Band of Mission Indians Native American Cultural Resource Monitor(s) during any ground disturbing
activities (including archaeological testing and surveys).

Should buried cultural deposits be encountered, the
Monitor may request that destructive construction halt and the Monitor shall notify a qualified Archaeologist
(Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and Developer
Planning
Department
Approved Agua
Caliente,
Morongo Band
and Soboba
Tribal Resource
Monitor(s)
During
grading and
other ground
disturbing
activities
Less than
significant
Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Section Number Mitigation Measures
Responsible
for Monitoring
Timing
Impact after
Mitigation
the Agua Caliente Tribal Historic Preservation Office.

CR-3: The applicant shall ensure that any excavations
deeper than 10-15 feet shall be monitored by a qualified paleontological monitor. The monitor shall be prepared to quickly salvage fossils as they are unearthed to avoid
construction delays, but must have the power to
temporarily halt or divert grading equipment to allow for removal of abundant or large specimens.

Planning
Department
Qualified
Archaeologist
During
grading and
other ground
disturbing
activities
Less than
significant
CR-4: All fossils and associated data recovered during
the paleontological monitoring shall be reposted in a
public museum or other approved curation facility.

Planning
Department
Qualified
Paleontologist
During
grading and
other ground
disturbing
activities
Less than
significant
CR-5: In the event that any human remains are
discovered, the applicant shall cease all work and contact the Riverside County Coroner’s Office and work shall not resume until such time that the site has been cleared by County Coroner and the Desert Hot Springs Police
Department. The applicant shall also be required to
consult with the Agua Caliente Tribal Historic
Preservation Office (THPO).

Planning
Department
During
grading and
other ground
disturbing
activities
Less than
significant
Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Section Number Mitigation Measures
Responsible
for Monitoring
Timing
Impact after
Mitigation
XVI.

Transportation/Traffic
TRA-1: The project applicant shall participate on a fair share basis in the construction of the currently warranted traffic signal and the median striping improvements
identified in the TIA prior to the year 2019.

Developer
City Engineer
Prior to the
year 2019
Less than
significant
Item Number: 2.

CHAPTER THREE – ENVIRONMENTAL CHECKLIST

1. Project Name: Desert Harvest

2. Lead Agency Name and Address:

City of Desert Hot Springs
65950 Pierson Boulevard
Desert Hot Springs, California 92240

3. Contact Person and Phone Number:

Daniel Porras
Community Development Director
760-329-6411

4. Project Location:

See Exhibits 1 and 2

5. Project Applicants’ Name and Address:

Desert Harvest Development, LLC.
c/o Michael Avenatti
520 Newport Center Drive, Suite 1400
Newport Beach, California 92660

6. General Plan Designation: I-L Light Industrial District

7. Zoning Designation: I-L Light Industrial District

8. Description of Project: The project proposes the development of a mixed use development of retail commercial, vertical harvest commercial, and a marijuana cultivation campus on approximately 64.91 acres of vacant land.

9. Surrounding Land Uses and Setting: Surrounded on the north and east by vacant desert land zoned as Light Industrial (L-I). To the west, it is surrounded by commercial and vacant land that is zoned as Light Industrial. To the south lies the Interstate 10 freeway and the City of Desert Hot Springs annexation boundary.

10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.): None.

Item Number: 2.

City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:

The environmental factors checked below would be potentially affected by this Project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.

Aesthetics Agriculture Resources Air Quality
Biological Resources Cultural Resources Geology /Soils
Greenhouse Gases
Hazards & Hazardous
Materials
Hydrology / Water
Quality
Land Use / Planning Mineral Resources Noise
Population / Housing Public Services Recreation
Transportation/Traffic Utilities / Service Systems
Mandatory Findings of
Significance
Tribal Cultural
Resources
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:

I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the proposed Project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

I find that although the proposed Project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed Project, nothing further is required. _ _
Senior Planner Date
Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
CHAPTER FOUR – DISCUSSION OF ENVIRONMENTAL TOPICS
Issues:

I.AESTHETICS -- Would the Project:
a) Have a substantial adverse effect
on a scenic vista?
Discussion:

The City of Desert Hot Springs has varying distinguished views of surrounding topographic features and mountain ranges. The perception and uniqueness of scenic vistas and visual character can vary according to location and composition of its surrounding context. The subjective value of views is generally affected by the presence and intensity of neighboring man–made improvements, such as structures, overhead utilities, and landscape, often in relation to the aesthetic quality offered by a natural background, such as open space, mountain ranges, or a landmark feature. The proximity and massing of structures, vegetation, overhead utilities and other visual barriers interacts with the visibility of surrounding environments to restrict or enhance local characteristic views. The assessment of scenic value also considers the compatibility of proposed projects in relation to areas, land uses or vantage points where the enjoyment of scenic vistas may exist, such as scenic roads or residential areas. For example, a light industrial facility proposed within an existing industrial land use district and distant from any scenic roadways or residential uses would be expected to result in considerably reduced impacts compared to a similar facility located near residential uses or adjacent to scenic roads, where the view shed opportunities would potentially be hindered. Existing light industrial development in the City typically consists of metal buildings with low-pitch roofs, and a mass and scale suitable for the zoning district, parcel size, and operation being supported.

The Project property encompasses approximately 64.91 acres of undeveloped land located on the north side of 20th Avenue and Interstate 10 Freeway, and approximately 950 feet east of Indian Canyon Drive. The Property forms part of a largely undeveloped light industrial land use district, which by its current designation under the Desert Hot Springs General Plan, is intended to support future business parks and the development of light industrial uses. The nearby Interstate 10 interchange at Indian Canyon Drive (west of the Project) is served by a variety of existing commercial establishments and five retail gasoline dispensing stations.

The on-site terrain is visibly flat with a gentle natural gradual slope toward the south. Vegetation coverage is sparse. Past rain events have prompted seasonal ground cover vegetation growth primarily consisting of short grasses and small plants. Small wind-blown sand hummocks, less than two feet in height, are prevalent around individual shrubs. Tire marks indicate prior instances of off-road vehicle entry and movement, particularly along the west, south and east edges of the parcel. The southerly edge of the Property (20th Avenue frontage) exhibits tire marks, cleared areas, and gravel deposits indicating instances of off-road temporary vehicular movement, parking and possible construction staging activities. Overall, there are no salient topographic features or other visual landmarks on-site or on its general surroundings. Based on historical maps, the vacant condition has been representative of the property since at least 1953. As such, no historic buildings, structures, or other permanent improvements have been known to formerly exist on-site and no physical improvements, structures, Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
natural topographic features or other visual landmarks are currently observable on-site. Undeveloped adjacent land to the north and east exhibits similar physical and visual conditions to those found onsite.

Being partially surrounded by vacant land, the undeveloped Project property has distant and partially unobstructed views of the San Jacinto and Santa Rosa Mountains to the southeast, south and southwest. Garnet Hill, which has a high point of approximately 901 feet above mean sea level, is also visible to the south. Views of the Little San Bernardino Mountains to the north and northeast are relatively unobstructed. Views to the west are partially obstructed by the existing multi-tenant business park development and commercial establishments.

In accordance with Chapter 17.16.230 (Industrial Districts) of the Desert Hot Springs Municipal Code, new industrial development is required to employ design elements that enhance the visual character of a site and avoid certain features deemed undesirable. The design guidelines are intended to ensure that the aesthetic quality of proposed industrial facilities, such as this Project, surpasses the traditional design approach and characteristics found on past industrial development practices. For example, new industrial facilities are expected to employ “variety in structure forms” to create visual interest and avoid plain features, such as “large blank, unarticulated wall surfaces”, which are deemed less attractive. The proposed site design includes one, two-story building with associated parking lot facilities within a landscaped perimeter and fenced limits consisting of wrought iron or tubular steel.

Based on the proposed Desert Harvest Specific Plan, the Project’s development standards will be distinguished by three planning areas. In the commercial area of the project (Planning Area 1), the maximum allowable building height is 35 feet. In Planning Area 2, which also includes commercial buildings, the maximum allowable structure height will be 75 feet. In Planning Area 3, which includes the cultivation facilities, the maximum structure height will be 65 feet.

Consistent with the architectural design guidelines established in Chapter 17.16.230 of the City’s Municipal Code, the proposed buildings will employ varied exterior construction materials with articulated facades and properly scaled doors and windows. The building architecture includes proportionate accent features and signage with a coordinated color scheme, resulting in a unified architectural style with a desert contemporary theme. Moreover, the Project’s design avoids the elements identified by the City as being undesirable, such as highly reflective surfaces, large blank wall surfaces, and chain-link fencing. Proposed downward-oriented lighting mounted on the building walls and on posts will provide the necessary nighttime illumination for facility security in the parking lot and drive aisles.

The proposed Landscape Design Plan demonstrates that the Project edges and street frontage will be improved with the suitable combination of trees, palms, shrubs, ground-cover, and accent plantings to visually coordinate with the surrounding desert environment while providing the necessary visibility for law enforcement purposes. Enhanced landscaping features are identified along the street frontage and access points to improve upon the streetscape. The proposed wrought iron or tubular steel fence design will be complimentary to the building elements. The landscaping design will be subject to review and approval by the City of Desert Hot Springs. In the context of the existing setting and land use designation, the proposed Project is not anticipated to adversely alter the existing viewshed on any scenic vistas and less than significant impacts are expected.

Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
As previously discussed, the proposed Project includes interim (short-term) cultivation activities housed in a configuration of 84 pre-engineered portable container units (Cultivation EcoPods). The proposed EcoPods will be used for interior cultivation, processing, administration, and storage. Based on a proposed interim site plan, a 24-foot wide access drive stabilized with ¾-inch crushed rock will provide access from 20th Avenue to 21 proposed pod clusters within the Project boundary. Each pod cluster is expected to include four EcoPods (1,280 square feet), four parking stalls on a crushed rock surface, temporary power poles, security cameras, and adequate lighting fixtures. Areas surrounding the EcoPods will also be stabilized crushed rock. Access to these private facilities will be regulated at a temporary security office and restroom, which will also be housed in a temporary container. The interim operations will be discontinued upon construction completion of the permanent buildings. As proposed, the interim facilities will be visually screened and its height will not exceed those described for the proposed permanent building. The small-scale interim operations are not expected to adversely alter any scenic vistas. Less than significant impacts are anticipated.

Mitigation Measures: None
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway?
Discussion:

The Project property is characterized by undeveloped land with scattered vegetation. As such, it does not contain any landmarks or scenic resources, such as trees, rock outcroppings, and historic buildings that would be damaged by the proposed development. As mentioned previously, the vacant condition has been representative of the property since at least 1953. As such, no evidence of recognizable potential historic resources are known to be on-site.

The purpose of the State Scenic Highway Program is to preserve and protect scenic State highway corridors from change that would diminish the aesthetic value of lands adjacent to highways. State highways can be officially designated as Scenic Highways or be determined to be eligible for designation. The status of a state scenic highway changes from eligible to “officially designated” when a local jurisdiction adopts a scenic corridor protection program and the California Department of Transportation (Caltrans) approves the designation as a Scenic Highway. The project property is not located adjacent to any existing highway or freeway. The Caltrans status map of scenic highway designations indicates that Highway 62, from north of Interstate 10 to the San Bernardino County line, is considered an Eligible State Scenic Highway, but is not officially designated. The distance between the project and Highway 62 is approximately 3.5 miles.

Furthermore, the Project is not located within close proximity to any designated county scenic highway, as identified in the Circulation Element of the Riverside County General Plan Update. Therefore, the proposed interim facilities, site plan, architectural design, and landscaping design would not result in in adverse impacts to scenic resources adjacent to or within close proximity to state scenic highway or other local transportation corridor. Less than significant impacts are expected.

Mitigation Measures: None
Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
c) Substantially degrade the existing visual
character or quality of the site and
its surroundings?
Discussion:

As previously discussed, the building design incorporates contemporary architectural design elements that will visually coordinate with the exterior features and landscaping. The heights and setbacks of the proposed facilities will be required to comply with the adopted standards in the Desert Harvest Specific Plan, which are designed to introduce high quality architecture, an iconic vertical harvest building, ornamental streetscape, scenic landscape, and open space/retention areas planted with citrus groves and date palms. As such, the maximum building heights allowable under the Specific Plan would range from 35 to 75 feet depending on the planning area. Consistent with the existing land use standards, the proposed marijuana cultivation and processing activities will only be conducted in the interior of enclosed structures, facilities and buildings, while the commercial areas will be treated with the appropriate landscaping treatment and other visually enhancing features along the street frontage.

By comparison, the proposed interim facilities will occupy a 2.95-acre portion of the Project property, twenty-one percent (.63 acres) of which will consist of the metal containers and the remaining seventynine percent (2.32 acres) will consist of drive aisles and parking stalls stabilized with gravel cover. The container height is not expected to exceed 10 feet. These short-term operations will be discontinued after 6 months with one 6 month extension or at completion of the permanent facilities.

On-site improvements also include parking lot facilities and interior drive aisles with downward-oriented light fixtures for nighttime security illumination. Light fixtures will be wall and post mounted. The proposed perimeter landscaping throughout the site plan and along the Little Morongo Road frontage will help enhance the visual character of the streetscape in a manner that is compatible with the local desert environment. For nighttime security, downward oriented light fixtures will also be used on a short-term basis during construction and operation of the interim facilities. The Project’s final site design, architecture and landscape architecture will be subject to review and approval by the City of Desert Hot Springs to ensure that aesthetic considerations of the community are addressed in the proposed design. Less than significant impacts are expected.

Mitigation Measures: None
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
Discussion:

The Project property and its immediate surroundings to the north and east are undeveloped and therefore do not constitute existing sources of glare or light. In the local vicinity, existing sources of nighttime lighting can be attributed to the existing multi-tenant business park and other commercial establishments serving the Interstate 10 interchange at Indian Canyon Drive (southwest of the project), which include five retail gasoline stations. The lighting improvements associated with the interchange setting include illuminated signage, traffic signals, light posts, and various forms of post-mounted light Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
fixtures projected downward for nighttime illumination of the individual properties. Day-time glare and night-time lighting can be attributed to vehicular traffic on local roadways.

The proposed Desert Harvest Specific Plan includes a chapter on design guidelines identifying the unifying elements of permanent buildings and landscaping within the Project. The design guidelines seek to create a visual landmark with unique architecture along the freeway frontage. The proposed buildings will include a variety of exterior materials and articulated facades to create an attractive visual character and a quality appearance. The building design is expected to avoid any bright tones, oversized windows, highly reflective surfaces, and large blank facades, such that would result in substantial daytime glare. The cultivation campus and vertical harvest commercial components of the Project will include greenhouse facilities comprised of steel structures prioritizing a transparent façade system. These warehouses will provide a combination of climate controlled interior space with extensive natural lighting during daylight hours to maximize energy efficiency and plant health. The transparent roof system is designed to maximize sun exposure, while light colored blackout screens will be incorporated to minimize light transmission and to protect the greenhouse from overheating. The glass surfaces will be treated with an anti-reflective coating to reduce reflectivity and minimize glare.

The light-colored blackout screens will also help reduce nighttime light visibility from the greenhouse components. As part of the landscape design, the proposed trees, palms, and other plantings along the project perimeter and frontage are expected to help attenuate the visibility and partial sunlight reflectivity associated with the proposed building.

For security purposes, the Project will provide varied nighttime lighting to safely illuminate the parking areas, entrances, signs, walkways and other project features in accordance with the City’s Outdoor Lighting Requirements. These requirements are established to minimize light pollution and trespassing.

Compliance with the City’s lighting requirements is demonstrated in the photometric plan, which includes point-by-point lighting levels (measured in foot-candles) for the entire project based on the proposed placement, orientation, and intensity of exterior light fixtures throughout the site. The photometric plan indicates that the proposed distribution of permanent wall-mounted and post-mounted fixtures has been designed, such that illumination is sufficiently diminished at the project edges and adjacent properties. In doing so, unnecessary lighting concentration occurs because the proposed light fixtures and directed downward and away from adjoining properties or the public right-of-way. The proposed lighting is required to allow for face recognition at 100 feet and satisfy the review and considerations raised by the Planning and/or Police Departments. Interior nighgtime lighting in the proposed greenhouse structures is expected to be visually reduced by the antireflective glass coating and blackout screens installed and designed to control light transmission in and out of the greenhouse facilities. During the period of construction and interim operations, the Project is expected to utilize temporary light fixtures as a standard measure of nighttime site safety. These fixtures are typically installed on posts and/or on the sides of temporary construction trailers to illuminate stored equipment, building materials, and interim amenities. These sources of light are generally downward-oriented and some are only activated by motion. The temporary construction perimeter fencing (with wind fabric) is expected to visually screen the temporary light fixtures, therefore preventing temporary light spillage effects. Less than significant impacts are expected.

Mitigation Measures: None
Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
II. AGRICULTURE RESOURCES – 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?
Discussion:

The proposed Project will not disturb or convert any designated farmland or other form of agricultural resource. According to the 2014 California Farmland Mapping and Monitoring Program the property is designated as “Other Land”.

A large portion of the City of Desert Hot Springs is designated as Other Land, which is land not included in any other mapping category. Common examples include low density rural development, brush, timber, wetland and riparian areas not suitable for livestock grazing, confined livestock, poultry or aquaculture facilities, strip mines, borrow pits and water bodies smaller than 40 acres. Vacant and nonagricultural land surrounded by urban development and greater than 40 acres is mapped as other land.

The subject site and surrounding land to the north, east, south and west is not categorized as Prime Farmland, Unique Farmland, or Farmland of local statewide importance, no impacts are expected.

Mitigation Measures: None
b) Conflict with existing zoning for
agricultural use, or a Williamson
Act contract?
Discussion:

The Project site is not located in an existing zoning for agricultural use or classified as farm land.

According to the Williamson Act Program 2015-16 Status Report, no portion of land within a one-mile radius is recognized as being under a Williamson Act Contract. The proposed Project will not impact or remove land from the City or County’s agricultural zoning or agricultural reserve. No impacts are expected.

Mitigation Measures: None
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))?
Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Discussion:

The proposed Project will occur in an existing urban desert setting zoned for industrial uses. No forest land, timberland or Timberland Production zoning occurs on the Project site or in the surrounding area because forest vegetation is not characteristic of the Coachella Valley desert environment. No impacts are anticipated.

Mitigation Measures: None
d) Result in the loss of forest land or conversion
of forest land to non-forest use?
Discussion:

The proposed Project will occur in an existing urban desert setting zoned for industrial uses. No forest land, timberland or Timberland Production zoning occurs on the Project site or in the surrounding area because forest vegetation is not characteristic of the Coachella Valley desert environment. No impacts are anticipated.

Mitigation Measures: None
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
land?
Discussion:

As previously described, the Project site and vicinity are designated by the Desert Hot Springs General Plan and Zoning map as Light Industrial (I-L). The Project proposes a change of zone for the implementation of the Desert Harvest Specific Plan which will result in a zoning of Light Industrial/Specific Plan (I-L/SP) and General Commercial/Specific Plan (GC/Specific Plan). The proposed indoor cultivation facilities will not result in conversion of any farmland or forest land because no farmland or forest land is situated within or adjacent to the Project. No impacts are anticipated.

Mitigation Measures: None
Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
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?
Discussion:

The firm Urban Crossroads has prepared The Indian Canyon Drive/I-10 Retail and Cultivation Site Air Quality Impact Analysis (August, 2017). This technical study serves as the basis for the findings provided in this section.

The Project site and the Coachella Valley are located in the northern region of the Salton Sea Air Basin (SSAB) within the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SSAB (also referred to herein as “the Basin”) is aligned in a north-west-southwest orientation stretching from Banning Pass to the Mexican border. The regional climate, as well as the temperature, wind, humidity, precipitation, and amount of sunshine significantly influence the air quality in the Basin.

The climate of the Coachella Valley is a continental, desert-type climate, with hot summers, mild winters, and very little annual rainfall. Precipitation is less than six inches annually and occurs mostly in the winter months from active frontal systems and in the late summer months from thunderstorms.

Almost all of the annual rainfall comes from the fringes of mid-latitude storms from late November to early April with summers often being completely dry. Temperatures exceed 100 degrees Fahrenheit (°F), on the average, for four months each year, with daily highs near 110 °F during July and August.

Summer nights are cooler with minimum temperatures in the mid-70s. During the winter season, daytime highs are quite mild, but the dry air is conducive to nocturnal radiational cooling, with early morning lows around 40 °F. The Coachella Valley and adjacent areas are exposed to frequent gusty winds. The flat terrain of the valley and strong temperature differentials, created by intense solar heating, produce moderate winds and deep thermal convection. Wind speeds exceeding 31 miles per hour (mph) occur most frequently in April and May. On an annual basis, strong winds (greater than 31 mph) are observed 0.6 percent of the time and speeds of less than 6.8 mph account for more than onehalf of the observed winds. Prevailing winds are from the northwest through southwest, with secondary flows from the southeast. The strongest and most persistent winds typically occur immediately to the east of Banning Pass, which is noted as a wind power generation resource area. Aside from this locale, the wind conditions in the remainder of the Coachella Valley are geographically distinct.

Stronger winds tend to occur closer to the foothills. Less frequently, widespread gusty winds occur over all areas of the Valley.

Projects are evaluated for consistency with the local air quality management plans, which links local planning and individual Projects to the regional plans developed to meet the ambient air quality standards. The assessment takes into consideration whether the Project forms part of the expected conditions identified in local plans (General Plan Land Use and Zoning) and whether the Project adheres to the City’s air quality goals, policies, and local development assumptions factored into the regional Air Quality Management Plan. As previously discussed, the undeveloped Project property has a Light Industrial General Plan and Zoning designation, which has been established to allow for the development of business parks and industrial uses, with which the proposed interim and permanent Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
cultivation campus facilities are consistent. As part of the proposed Desert Harvest Specific Plan, the proposed development will include two commercial planning areas along the 20 th Avenue frontage. The
mixture of industrial and commercial development will be compatible with nearby commercial establishments located to the west and southwest.

Existing air quality is measured at established SCAQMD air quality monitoring stations. Monitored air quality is evaluated and in the context of ambient air quality standards. These standards are the levels of air quality that are considered safe, with an adequate margin of safety, to protect the public health and welfare. Relative to the Project site, the nearest long-term air quality monitoring site for CO, O, NO2, PM10 and PM2.5 is carried out by the SSAB at the Coachella Valley 1 monitoring station site in Palm Springs (SRA 30), located approximately 4.7 miles southeast of the Project.

Currently, the National Ambient Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS) are exceeded in most parts of the SSAB. In regards to the NAAQS, the Project region within the SSAB is in nonattainment for ozone (8-hour) and PM10. For the CAAQS, the Project region within the SSAB is in nonattainment for ozone (1-hour and 8-hour) and PM10. In response, the SCAQMD has adopted a series of Air Quality Management Plans (AQMPs) to meet the state and federal ambient air quality standards. AQMPs are updated regularly in order to more effectively reduce emissions, accommodate growth, and to minimize any negative fiscal impacts of air pollution control on the economy.

The proposed project will amend the existing General Plan land use designation and Zoning from “Light Industrial” (I-L) to a combination of “General Commercial/Specific Plan” (C-G/SP) and “Light Industrial/Specific Plan” (I-L/SP). A Specific Plan (SP) will be prepared to cover the entire project area to provide a comprehensive development plan with allowable uses and development standards. The Specific Plan will serve as a customized development program for the property. A Conditional Use Permit (CUP) will cover the light industrial portion of the Project to provide a detailed development proposal for a marijuana cultivation campus in compliance with Section 5.50 and 17.180 of the Desert Hot Springs Municipal Code.

The SCAQMD develops rules and regulations, establishes permitting requirements for stationary sources, inspects emission sources, and enforces such measures through educational programs or fines, when necessary. The SCAQMD is directly responsible for reducing emissions from stationary, mobile, and indirect sources. In March of 2017, SCAQMD released the most current Final Air Quality Management Plan (2016 AQMP), which is a regional blueprint for achieving the federal air quality standards. The 2016 AQMP includes both stationary and mobile source strategies to ensure that the approaching attainment deadlines are met and public health is protected to the maximum extent feasible. As with every AQMP, a comprehensive analysis of emissions, meteorology, atmospheric chemistry, regional growth projections, and the impact of existing control measures is updated with the latest data and methods. Land use designation considerations are an important component of the AQMP development. The 2016 AQMP provides local guidance for the State Implementation Plans (SIP), which establishes the framework for the air quality basins to achieve attainment of the state and the National Ambient Air Quality Standards (NAAQS).

Based on the quantitative air emissions findings provided in the subsequent sub-section of this Initial Study, the Project’s interim and permanent operations would not result in or cause violations to the Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
National Ambient Air Quality Standards, California Ambient Air Quality Standards, or the attainment efforts included in the AQMP, the PM10 CVSIP and other relevant regional plans. Therefore, the project will not interfere with the ability of the region to comply with federal and state ambient air quality standards. Less than significant impacts are anticipated relative to conflict with or obstruction of implementation of the applicable air quality plan following the implementation of standard conditions.

Mitigation Measures: None
b) Violate any air quality standard or contribute
substantially to an existing or projected air
quality violation?
Discussion:

An impact is potentially significant if concentration of emissions exceed the State or Federal Ambient Air Quality Standards. The two primary pollutants of concern in the Coachella Valley, including the City of Desert Hot Springs, are ozone (O3) and particulate matter (PM10 and PM2.5) due to the previously described nonattainment status.

Ozone (O3) is a highly reactive and unstable gas that is formed when volatile organic compounds (VOCs) and nitrogen oxides (NOX) undergo slow photochemical reactions in the presence of sunlight.

Ozone concentrations are generally highest during the summer months when direct sunlight, light wind, and warm temperature conditions are favorable to the formation of this pollutant. Although also produced within the Coachella Valley, most ozone pollutants affecting the Valley are transported by coastal air mass from the Los Angeles and Riverside/San Bernardino air basins, thereby contributing to occasionally high local ozone concentrations.

PM10 (Particulate Matter less than 10 microns) is an air pollutant consisting of solid or liquid particles of soot, dust, smoke, fumes, and aerosols. The size of the particles (10 microns or smaller, about 0.0004 inches or less) allows them to easily enter the lungs where they may be deposited, resulting in adverse health effects. PM10 also causes visibility reduction and is a criteria air pollutant. PM2.5 (Particulate Matter less than 2.5 microns) is a similar air pollutant consisting of particles which are 2.5 microns or smaller (which is often referred to as fine particles). These particles are formed in the atmosphere from primary gaseous emissions that include sulfates formed from SO2 release from power plants and industrial facilities and nitrates that are formed from NOX release from power plants, automobiles and other types of combustion sources. The chemical composition of fine particles highly depends on location, time of year, and weather conditions. PM2.5 is a criteria air pollutant.

To assist lead agencies in determining the significance of air quality impacts, SCAQMD has established suggested short-term construction-related and long-term operational impact significance thresholds for direct and indirect impacts on air quality. Significance thresholds are recommended therein for both local and regional air quality impacts associated with short-term Project construction and long-term operations.

Table III-1 displays the established construction and operational daily significance thresholds, which are recommended for use by lead agencies in considering potential impacts on air quality. Project effects would be considered significant if the emissions exceed these thresholds. Project effects would also be Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
considered potentially significant if emissions affected sensitive receptors such as schools or nursing homes, or if the Project conflicted with the regional AQMP and/or local air quality plans.

Table III-1
SCAQMD Regional Air Quality Significance Thresholds:

Emission
Source
CO VOC NOx SOx PM10 PM2.5
Construction
or Operation
(Pounds/Day)
550 75 100 150 150 55
Source: Air Quality Analysis Guidance Handbook, Chapter 5.

Prepared by the South Coast Air Quality Management District. www.aqmd.gov/ceqa/hndbk.html Table III-2
SCAQMD Localized Air Quality Significance Thresholds:

Emission
Source
NOx CO PM10 PM2.5
On-Site
Preparation 751 25,315 219 109
On-Site
Grading
804 27,846 231 117
The firm of Urban Crossroads has prepared The Indian Canyon Drive/I-10 Retail and Cultivation Site Air Quality Impact Analysis (August, 2017). The purpose of this technical study was to evaluate the potential impacts to air quality associated with construction and operation of the proposed project, and recommend measures to mitigate impacts considered potentially significant in comparison to thresholds established by the South Coast Air Quality Management District (SCAQMD). Additionally, the project was evaluated to determine if it would result in a cumulatively considerable net increase of a criteria pollutant for which the SSAB is non-attainment under an applicable federal or state ambient air quality standard. The standard of significance consisted of the SCAQMD regional and localized significance thresholds for regulated pollutants.

On October 14, 2016, the SCAQMD in conjunction with the California Air Pollution Control Officers Association (CAPCOA) and other California air districts, released the latest version of the California Emissions Estimator Model™ (CalEEMod™) v2016.3.1. The purpose of this model is to calculate construction-source and operational-source criteria pollutant (NOx, VOC, PM10, PM2.5, SOx, and CO) and greenhouse gas (GHG) emissions from direct and indirect sources; and quantify applicable air quality and GHG reductions achieved from mitigation measures. Accordingly, the latest version of CalEEMod™ has been used for this Project to determine construction and operational air quality emissions based on the most current project information available at the time of preparation. Default construction parameters incorporated in CalEEMod were assumed for those construction activities for which site-specific information is not currently available.

Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
The SCAQMD requires any emission reductions resulting from existing rules or ordinances to be included as part of the unmitigated project emissions. Those measures that are legally mandated and therefore required of all developments by applicable ordinances, rules, and regulations are not considered mitigation. Once the unmitigated project emissions have been determined, additional mitigation measures may be applied to reduce any potentially significant air quality impacts to the maximum extent feasible and identify the net project emissions.

Chapter 15.84 of the Desert Hot Springs Municipal Code outlines the minimum requirements for construction activities to reduce man-made fugitive dust and corresponding PM10 emissions. The City will require the preparation of a Fugitive Dust Control Plan identifying the fugitive dust sources at the site and the work practices and control measures proposed to meet the City’s minimum performance.

These standards are consistent with SCAQMD Rule 403 and 403.1, as identified in the Coachella Valley Fugitive Dust Control Handbook published by SCAQMD. Fugitive dust control measures that are required to comply with the City Municipal Code are generally not considered mitigation by the SCAQMD. Similarly, compliance with applicable SCAQMD Rules and Regulations is not considered mitigation by the SCAQMD.

Construction related emissions are expected to result from site preparation, grading, utilities/building construction, paving, architectural coating, and construction workers commuting. As shown in Table III4, emissions resulting from the Project construction would not exceed the applicable SCAQMD regional thresholds of significance for any criteria pollutants. Thus a less than significant impact would occur for Project-related construction-source emissions and no mitigation is required. Localized emissions are also expected to not exceed SCAQMD’s significance thresholds.

Table III-3
Short Term Air Pollutant Emissions
Associated With Construction of the Proposed Project (Unmitigated) (Pounds/Day)
VOC NOx CO SOx PM10 PM2.5
Maximum Daily Emissions 65.55 81.19 81.75 0.24 21.09 12.62 SCAQMD Threshold 75 100 550 150 150 55
Threshold Exceeded No No No No No No
Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Table III-4
Long Term Operational Air Pollutant Emissions Associated With Development of the Project (Unmitigated)
(Pounds/Day)
Emission
Source
ROG/VOC NOx CO SO2 PM10 PM2.5
Total Area
Sources,
Energy Use,
Mobile Sources

58.62 (Summer)

71.22 (Summer)

85.35 (Summer)

0.34 (Summer)

16.78 (Winter)

5.47 (Summer/
WInter)
SCAQMD
Threshold 75 100 550 150 150 55
Threshold
Exceeded No No No No No No
As shown in Table III-4, the Project’s operational emissions would not exceed the numerical thresholds of significance established by the SCAQMD. Thus a less than significant impact would occur for Project-related operational-source emissions and no mitigation is required. The proposed Project and currently approved land use operational-source emissions comparison is also shown on Table III-4. As shown, the proposed Project would result in a net incremental increase in operational-source VOC and CO emissions compared to the currently approved land use. However, the net increases would not exceed the applicable SCAQMD regional thresholds of significance. Therefore, a less than significant impact would occur and no mitigation is required.

Project operational-source emissions would not result in or cause a significant localized air quality impact as discussed in the operational LSTs section of this report. The proposed Project would not result in a significant CO “hotspot” as a result of Project related traffic during ongoing operations.

Project construction-source emissions would not have the potential to conflict with the applicable AQMP. Less than significant impacts are anticipated.

Mitigation Measures: None
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which
the Project region is non-attainment under
an applicable federal or state ambient air
quality standard (including releasing
emissions which exceed quantitative
thresholds for ozone precursors)?
Discussion:

The Riverside County portion of the Salton Sea Air Basin is designated by the U.S. Environmental Protection Agency (EPA) as a “Severe-15” ozone nonattainment area for the 1997 8-hour federal ozone standard (0.080 ppm) and the more stringent 2008 standard (0.075 ppm). Based on reference publications by SCAMQD, Ozone is a pungent, colorless toxic gas produced in the troposphere by the photochemical process. Photochemical oxidant is created by complex atmospheric reactions involving NOx and reactive organic gases (ROG) in the presence of ultraviolet energy from sunlight. In the Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Coachella Valley, motor vehicles are the major source of the two ozone precursors, reactive organic gases (ROG) and oxides of nitrogen (NOx). Ozone is formed through chemical reactions of ROG, NOx, and oxygen in the presence of sunlight. The reactions that form ozone begin at sunrise and require sunlight to proceed. Peak ozone concentrations in the SCAB tend to occur near the source of precursors in the afternoon hours during the summer and early fall, when the solar radiation exposure of the air mass is the greatest. Ozone and ozone precursors are then transported downwind (from Central Los Angeles, through Riverside and Rubidoux, Banning, and then through the San Gorgonio Pass, into the Coachella Valley) as the photochemical reactions continue to occur. In the Coachella Valley, peak ozone concentrations occur in the late afternoon and early evening hours. The attainment date for the 1997 8-hour ozone standard is June 15, 2019 and for the 2008 8-hour ozone standard, the attainment date is July 20, 2027. The 2016 AQMP is addressing the Clean Air Act planning requirements for ozone in the SCAB and the Coachella Valley portion of the SSAB. As demonstrated in the emissions estimates, project-related short-term construction and long-term operational emissions are not expected to exceed the daily thresholds of significance established by SCAQMD for ozone precursors, such as NOx and ROG/VOC. By complying with the adopted thresholds, the proposed development is also complying with the overall attainment strategies reflected in the 2016 AQMP.

The Coachella Valley is currently designated as a serious nonattainment area for PM10 (particulate matter with an aerodynamic diameter of 10 microns or less). In the Coachella Valley, there are two primary sources of PM10: natural sources consisting of sea salts, volcanic ash, and pollens, and manmade or anthropogenic sources. Man-made sources originate from direct emissions, such as industrial facilities, fugitive dust sources (e.g., construction sites) and paved and unpaved road dust. The U.S.

EPA-approved 2002 Coachella Valley PM10 State Implementation Plan (2002 CVSIP) includes an attainment strategy for meeting the PM10 standards. Some of the existing measures include the requirement of detailed dust control plans from builders that specify the use of more aggressive and frequent watering, soil stabilization, wind screens, and phased development to minimize fugitive dust.

Appropriate air quality measures to prevent fugitive dust are required by the City of Desert Hot Springs and implemented through enforcement of the Desert Hot Springs Municipal Code (Chapter 15.84), which is consistent with SCAQMD Rules 403 and 403.1 that apply to the Coachella Valley strategy for reducing fugitive dust emissions.

Relative to the PM10 emissions threshold, construction associated with the interim and permanent Project facilities will be required to adhere to the City’s Fugitive Dust and Erosion Control policies and ordinance to minimize potential temporary construction related emissions. An approved Fugitive Dust (PM10) Control Plan will be required prior to issuance of a grading permit. Implementation of the Fugitive Dust Control Plan is required to occur under the supervision of an individual with training on Dust Control in the Coachella Valley (Rule 403 and 403.1). The plan will include methods to prevent sediment track-out onto public roads, prevent visible dust emissions from exceeding a 20-percent opacity, and prevent visible dust emissions from extending more than 100 feet (vertically or horizontally from the origin of a source) or crossing any property line. The most widely used measures include proper construction phasing, proper maintenance/cleaning of construction equipment, soil stabilization, installation of track-out prevention devices, and wind fencing. As a standard condition, if the interim construction activities commence prior to the overall Project construction, a separate dust control plan with independent BMPs will be required. Otherwise, the interim construction BMPs can be incorporated with the overall construction management plan. As previously mentioned, the temporary access roads, parking stalls, and buffer areas associated with the interim facilities will be stabilized and maintained Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
with gravel, therefore preventing soil erosion and fugitive dust emissions. The permanent site conditions will not have unpaved or non-stabilized ground surfaces that could emit fugitive dust during the life of the project. The Project-related emissions are deemed consistent with the Air Quality Management Plan, the Coachella Valley PM10 SIP, and all SCAQMD Air Quality Significance Thresholds.

The Indian Canyon Drive/I-10 Retail and Cultivation Site Air Quality Impact Analysis assumes that individual projects that do not generate operational or construction emissions that exceed the SCAQMD’s recommended daily thresholds for project-specific impacts would also not cause a cumulatively considerable increase in emissions for those pollutants for which the Basin is in nonattainment, and, therefore, would not be considered to have a significant, adverse air quality impact.

Alternatively, individual project-related construction and operational emissions that exceed SCAQMD thresholds for project-specific impacts would be considered cumulatively considerable. For this Project, a less than significant project-specific and thus less than significant cumulatively considerable impact would occur since the Project’s emissions would not exceed the SCAQMD thresholds for on-going construction and operational activity.

The Project‐specific evaluation of emissions demonstrates that Project construction-source air pollutant emissions would not result in exceedances of regional thresholds. Therefore, Project constructionsource emissions would be considered less than significant on a project-specific and cumulative basis.

Project operational‐source emissions would not exceed applicable SCAQMD regional thresholds.

Therefore, Project operational-source emissions would be considered less than significant on a projectspecific and cumulative basis.

Mitigation Measures: None
d) Expose sensitive receptors to
substantial pollutant concentrations?
Discussion:

The Indian Canyon Drive/I-10 Retail and Cultivation Site Air Quality Impact Analysis (August, 2017) included an analysis of potential impacts to sensitive receptors. A sensitive receptor is a person in the population who is particularly susceptible (i.e. more susceptible than the population at large) to health effects due to exposure to an air contaminant. Sensitive receptors and the facilities that house them are of particular concern if they are located in close proximity to localized sources of carbon monoxide, toxic air contaminants, or odors. Land uses considered by the SCAQMD to be sensitive receptors include residences, long-term health care facilities, schools, rehabilitation centers, playgrounds, convalescent centers, childcare centers, retirement homes, and athletic facilities. The undeveloped Project site and its local surroundings do not include existing sensitive population receptors.

During construction, the Project is expected to produce temporary and localized emissions, which based on the Air Quality Study’s modeling results, would not exceed the SCAQMD thresholds of significance, including PM10 and ozone precursors. Implementation of the required SCAQMD rules, best available dust control measures and the City’s Fugitive Dust Control and Erosion Control policies will minimize those temporary impacts, preventing pollutants emissions from reaching any substantial concentrations and from reaching any populated areas where sensitive receptors may be found.

Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Examples of best available dust control measures include constructing a temporary fence with a wind screen to prevent propagation of dust emissions, utilizing properly maintained equipment, maintaining stabilized soil, and constructing track-out prevention devices at construction access points. These standard practices are consistent with the SCAQMD Rules 403 and 403.1 and the Coachella Valley Best Available Control Measures (CVBACM), as identified in the Coachella Valley Fugitive Dust Control Handbook. Fugitive dust control requirements apply to the interim and permanent components of the Project and are therefore not considered mitigation by SCAQMD.

The proposed Project would not result in a CO “hotspot” as a result of Project related traffic during ongoing operations, nor would the Project result in a significant adverse health impact.

Pertaining to the expose sensitive receptors to substantial pollutant concentrations, less than significant impacts are expected.

Mitigation Measures: None
e) Create objectionable odors affecting a
substantial number of people?
Discussion:

Objectionable odors can be associated with toxic or non-toxic emissions. While offensive odors seldom cause physical harm, they can be unpleasant and lead to considerable annoyance and distress among the public. The SCAQMD has compiled a list of facilities and operations that tend to produce offensive odors. Examples of such facilities that commonly generate odors include wastewater treatment plants, sanitary landfills, composting/green waste facilities, recycling facilities, petroleum refineries, chemical manufacturing plants, painting/coating operations, rendering plants, and food packaging facilities.

Certain facilities, land uses and populations are considered more likely to experience concern over odors. Land uses considered by the SCAQMD to be sensitive receptors include residences, long-term health care facilities, schools, rehabilitation centers, playgrounds, convalescent centers, childcare centers, retirement homes, and athletic facilities. Coordination with the SCAQMD is recommended for Projects that would locate sensitive receptors within one-quarter mile of a new or existing land use that emits toxic air contaminants, objectionable odors, or is the site of a CO hot spot. Residential areas are considered sensitive receptors because residents tend to be at home for extended periods of time and include children and the elderly.

The Indian Canyon Drive/I-10 Retail and Cultivation Site Air Quality Impact Analysis (August, 2017) included an analysis of potential odor impacts. The Project is not located near any residences, retirement homes, schools, playgrounds, child-care centers or athletic facilities. The assessment points out that the project does not propose any uses or activities that would result in potentially significant operational-source odor impacts. Potential sources of operational odors generated by the Project would include natural plant blossom odors and disposal of miscellaneous commercial refuse. As mandated by the City’s Municipal Code 5.50 and 17.180, marijuana cultivation activities are permitted only within enclosed facilities and its operations shall not be visible from the exterior of the cultivation facilities.

Marijuana cultivation facilities shall provide the necessary odor control, ventilation, and filtration systems such that the marijuana odors are not detectable outside of the cultivation facilities, or within the common use and office areas of the facilities. It is assumed that proper odor control, ventilation and filtration systems will also be required for the interim facilities, therefore maintaining the same level of Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
odor control expected out of the permanent facilities. The ventilation system may include activated carbon filtration, negative ion generation, ozone generators, and masking agents. Consistent with City requirements, all Project-generated refuse would be stored in covered containers and removed at regular intervals in compliance with solid waste regulations, thereby precluding substantial generation of odors due to temporary holding of refuse on-site. Moreover, SCAQMD Rule 402 acts to prevent occurrences of odor nuisances. Potential operational-source odor impacts are therefore considered to be less than significant.

Established requirements addressing construction equipment operations, and construction material use, storage, and disposal requirements act to minimize odor impacts that may result from construction activities. Moreover, construction-source odor emissions would be temporary, short-term, and intermittent in nature and would not result in persistent impacts that would affect substantial numbers of people. Potential construction-source odor impacts are therefore considered less-than-significant.

Mitigation Measures: None
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?
Discussion:

A Project specific Biological Resource Assessment was prepared by Dudek on July 12, 2017. The assessment area covered the entire 98.4 gross acre site and extended approximately 500 feet beyond all parcel boundaries. The biological survey and analyses were designed to ascertain the impacts of proposed development on the potential biological resources of the Project site and immediate vicinity, as mandated by CEQA and required by the City of Desert Hot Springs.

The specific objectives of the biological survey are listed below:
• Describe the existing conditions of biological resources within the project site in terms of vegetation, flora, wildlife, and wildlife habitats.
• Identify potential constraints to implementation of the proposed project in terms of biological significance in view of federal, state, and local laws and policies. • Recommend measures for compliance with federal, state, and local laws and policies relating to biological resources.
• Provide a consistency analysis with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP).

Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Survey methodology included literature review to determine resources that are known to exist within the general area and to determine the possible occurrence of sensitive species. The review included a search in the California Natural Diversity Database (updated April, 2017) as well as in the U.S. Fish and Wildlife Service, Carlsbad species occurrence database (USFWS 2017) and the CNPS Inventory of Rare and Endangered Plants of California (CNPS 2017).

A field survey was conducted on May 31st, 2017. The assessment included a general wildlife and botanical survey, a sensitive habitat assessment, and preparation of a vegetation communities map.

Surveys were conducted on foot through the Project site and 500 feet beyond the Project boundary.

The survey area was walked thoroughly to complete the resource inventory. The survey buffer was surveyed visually, as access was not granted to these parcels.

The project site was also surveyed for the following types of features:
• Waters of the United States, including wetlands, under the jurisdiction of the U.S. Army Corps of Engineers, pursuant to Section 404 of the federal Clean Water Act. • Waters of the state under the jurisdiction of the California Regional Water Quality Control Board, pursuant to Section 401 of the federal Clean Water Act and the Porter–Cologne Act as wetlands or drainages.
• Streambeds under the jurisdiction of CDFW, pursuant to Section 1602 of the California Fish and Game Code.

The Project site is relatively flat with elevations ranging from approximately 715 to 800 feet above sea level. The environment of the Project site is included as part of the desert scrub habitat of the valley floor as described in the CVMSHCP. The project site is mapped with two soil types. The majority of the site is composed of a combination of Carsitas gravelly sand, Carsitas cobbly sand, and Carsitas fine sand (USDA 2017). A small portion of the southeast corner is composed of Myoma fine sand. These soils are typically found within alluvial fans in geographic areas associated with warm, dry winters and hot, dry summers. Myoma series soils are considered moderately alkaline, very fine sands that form from sand blown from recent alluvium. These soils are typically found in geographic areas associated with little rain.

The field survey results indicate the Sonoran creosote bush scrub covers approximately 89.93 acres of the project site. 3.28 acres is disturbed habitat where vegetation is sparse, if present at all and 5.29 acres was identified as developed, referring to the roads and buildings adjacent to the Project site, there was little to no natural vegetation growth. The following four species covered by the CVMSHCP were determined to have moderate potential to occur on site; Little San Bernardino Mountains linanthus, Coachella Valley milk-vetch, Orocopia sage, and Mecca-aster. The Arizona spurge is not covered by the CVMSHCP and was determined to have a moderate potential to occur. However, no special-status plants were observed during the field survey and each of these organisms is covered under the CVMSHCP, and mitigation is provided under the plan through the payment of fees.

Mission Creek lies east of the project site, flowing south, where it joins the White Water River. An erosional feature runs north/south along a portion of the western boundary of the Project site. This Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
feature appears to collect runoff from the neighboring development and terminates on site after approximately 200 feet. Per the Project specific biological assessment, this feature would not be considered jurisdictional waters. No naturally occurring springs or permanent aquatic habitats were found near or within the Project area. The report concludes there would be no impact to jurisdictional waters, therefore, there should be no need to obtain streambed alteration permits from state or federal agencies, and no habitat evaluation or state or federal streambed alteration permits are required.

The burrowing owl was determined to be present during the site visit. The burrowing owl is protected by the Migratory Bird Treaty Act of 1918 and is a covered species under the CVMSHCP. Based upon the recommendation of the California Department of Fish & Wildlife (CDFW), Pre-construction surveys for burrowing owls shall be completed in accordance with the CDFW Staff Report on Burrowing Owl Mitigation (CDFW 2012), with the first survey occurring no less than 14 days prior to initiation of ground disturbance including clearing, grubbing and grading, and the second within 24 hours of project-related disturbance and activities.

The following five species covered by the CVMSHCP were determined to have moderate potential to occur: Mojave Desert tortoise, flat-tailed horned lizard, Coachella fringe-toed lizard, Palm Springs pocket mouse, and the Palm Springs round-tailed ground squirrel. None of these species was observed on site. Two species not covered by the CVMSHCP that were determined to have moderate potential to occur are the loggerhead shrike and the San Diego woodrat which were not observed during the field survey. Due to the prevalence of suitable habitat surrounding the project area and the preservation of habitat through the CVMSHCP, potential impacts to these species would be less than significant.

The project site has the potential to support nesting birds, although potential nesting habitat is limited with the Project site due to sparse vegetation cover and the disturbed nature of the site, the potential for birds to nest on site remains. A nesting survey should be performed within 72-hours of ground disturbing activities between the nesting season of February 15th through July 31st.

The Project lies within the CVMSHCP fee, but does not lie within a Conservation Area of the (CVMSHCP). Additionally, the site is not located immediately adjacent to a Conservation Area of the plan and is therefore, not subject to Plan requirements regarding lands adjoining Conservation Areas.

The Project is required as a standard condition to comply with and pay the relevant CVMHSCP development impact fee.

The study’s findings conclude that with the implementation of recommended mitigation measures, no significant adverse impacts to biological resources are expected to result from Project implementation.

Therefore, the Project would not have a substantial adverse impact on candidate, sensitive or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife (CDFW) or U.S. Fish and Wildlife Service (USFWS).

The biological report recommends three mitigation measures: 1) Conduct pre-construction surveys for the burrowing owl in accordance with (CDFW 2012), with the first survey occurring no less than 14 days prior to initiation of ground disturbance including clearing, grubbing and grading, , and the second within 24 hours of project-related activities 2) conduct a nesting bird survey within 72 hours prior to grounddisturbing activities (including clearing and grubbing) if scheduled to occur between and including Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
February 15 and July 31. This form of mitigation is itemized as BR-1and BR-2, in this section of the Initial Study.

Less than significant impacts with mitigation incorporated are expected to 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 the U.S. Fish and Wildlife Service, following the recommended mitigation listed below:

Mitigation Measures:

BR-1: Pre-construction surveys for burrowing owls shall be completed in accordance with the Staff Report on Burrowing Owl Mitigation (CDFW 2012), with the first survey no less than 14 days prior to initiation of ground disturbance including clearing, grubbing and grading and the second within 24 hours of project-related activities. If an active burrowing owl is detected within 500 feet of the project site, avoidance and minimization measures shall be implemented in accordance with the CDFW 2012 guidelines, including implementation on a non-disturbance buffer and monitoring of the nest to ensure activities are not adversely affecting the nest.

BR-2: To avoid impacts to nesting birds, ground-disturbing activities shall be completed outside the avian breeding season (August 1 through January 14). If ground-disturbing activities (including clearing and grubbing) are scheduled to occur between and including February 15 and July 31, a qualified biologist shall conduct a nesting bird survey within 72 hours prior to ground-disturbing activities. If no active nests are found, no additional measures are required. If nests are found, the nest locations shall be mapped by a qualified biologist using GPS equipment, where feasible. The biologist shall establish a no-disturbance buffer around each active nest. No construction or ground-disturbing activities shall be conducted within the buffer until the biologist has determined that the nest is no longer active and has informed the construction supervisor that activities may resume. b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
California Department of Fish and Wildlife
or U.S. Fish and Wildlife Service?
Discussion:

The biological survey performed on the Project property did not find any on-site naturally occurring springs, permanent aquatic habitats, drainages or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service. No blue-line stream corridors or desert washes were found within the Project boundaries.

Because the Project would disturb more than one acre, temporary construction activities associated with these improvements would be subject to National Pollutant Discharge Elimination System (NPDES) requirements to ensure that required construction site best management practices are implemented to reduce off-site impacts. The Project applicant will also be required to develop and implement a Project-Specific Water Quality Management Plan (WQMP) to comply with the most current Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
standards of the Whitewater River Region Water Quality Management Plan for Urban Runoff and the Whitewater River Watershed MS4 Permit. The plan will be reviewed and approved by the City.

The Project-Specific WQMP involves a detailed strategy of site design, source controls, treatment controls and on-going maintenance measures to address post-construction runoff quality and quantity.

Such compliance and implementation protects the receiving waters and avoids Project violations to the established water quality standards and waste discharge requirements. The quality and quantity of runoff generated by the Project will be required to be controlled, preventing impacts to any downstream resources. As a result of the absence of significant wash or riparian vegetation, absence of sensitive plant species and absence of sensitive animal species, less than significant impacts to desert wash or riparian habitats are expected.

Mitigation Measures: None
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?
Discussion:

According to the Project specific Biological Resource Assessment, the Project site does not contain federally protected wetlands, marshes or other drainage features. The National Wetlands Inventory from the USFWS, indicated that there are no wetlands or riparian resources on the Project property.

Furthermore, the Biological Assessment did not identify naturally occurring springs or permanent aquatic habitats in or near the Project site boundaries nor are there botanical indicators of such corridors.

As a result, implementation of the Project would not result in the direct removal, filling or other hydrological interruption to any of these resources. A Project Specific Water Quality Management Plan (WQMP) is expected to be prepared to ensure that the Project does not contribute pollutants of concern in any Project storm runoff. Less than significant impacts are expected.

Mitigation Measures: None
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?
Discussion:

Per the Project Biological Resources Assessment, no evidence of migratory wildlife corridors or native wildlife nursery sites exists on the Project site or adjacent properties. The project site has open space Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
to the north and east; however, Interstate 10 acts as the southern boundary and inhibits any north/south movement through the project site. There is also development adjacent to the site on the west, prohibiting east/west movement through the project site.

The Coachella Valley region contains potential habitat for the burrowing owl, which is protected in the United States by the Migratory Bird Treaty Act of 1918. The Migratory Bird Act prohibits harming the owl and therefore, mitigation that is approved by the USFWS is generally required. At present time the USFWS approves of the form of mitigation provided in the “Staff Report on Burrowing Owl Mitigation” prepared by the CDFW.

The Biological Assessments performed at the Project site included surveys approved by the USFWS for determining the presence or absence of the burrowing owl. The surveys revealed that the burrowing owl was determined present on the Project site. Pre-construction surveys for burrowing owls shall be completed in accordance with the Staff Report on Burrowing Owl Mitigation (CDFW 2012), with the first survey no less than 14 days prior to ground disturbance, and the second within 24 hours of projectrelated activities. This measure is specified in Mitigation Measure BR-1 of this Initial Study. Less than significant impacts are expected to the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, provided that the procedures established in Mitigation Measure BR-1 of this Initial Study are implemented pertaining to the burrowing owl.

The project site has the potential to support nesting birds, therefore direct impacts to migratory nesting birds must be avoided for compliance with the Migratory Bird Treaty Act and California Fish and Wildlife Code Section 3516. To avoid impacts to nesting birds, ground-disturbing activities shall be completed outside the avian breeding season (August 1 through January 14). If ground-disturbing activities (including clearing and grubbing) are scheduled to occur between and including February 15 and July 31, a qualified biologist shall conduct a nesting bird survey within 72 hours prior to ground-disturbing activities. This measure is specified in Mitigation Measure BR-2 of this Initial Study. Less than significant impacts are expected to the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, provided that the procedures established in Mitigation Measure BR-2 of this Initial Study are implemented.

Mitigation Measures: See BR-2
e) Conflict with any local policies or
ordinances protecting biological resources,
such as a tree preservation policy or
ordinance?
Discussion:

The Project property is presently vacant and undeveloped with scattered vegetation. Project implementation would not result in demolition or tree removal. The proposed site plan provides landscaping improvements along the Project edges in a manner consistent with the local development standards. The Project will comply with the CVMSHCP and there are no other unique local policies or ordinances protecting biological resources that would cause a conflict nor does the site support high value biological resources that could be affected. There are no applicable tree preservation policies or Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
ordinances and no impacts are expected.

Mitigation Measures: None
f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan,
or other approved local, regional, or state
habitat conservation plan?
Discussion:

The Project lies within the boundary of the CVMSHCP, which outlines policies for conservation of habitats and natural communities. However, the project is not located within or adjacent to a designated Conservation Area under this plan. Therefore, is not subject to CVMSHCP requirements regarding lands adjoining conservation Areas.

The CVMSHCP implements a habitat mitigation fee from all new development to support the acquisition of conservation lands. The fee would be applied per Chapter 3.40 of the Desert Hot Springs Municipal Code (Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan Mitigation Fees). Based on these provisions, the applicable fees would be collected by the City and remitted to the Coachella Valley Conservation Commission (CVCC) at issuance of a certificate of occupancy or upon final inspection of the premises, whichever occurs first. The Project is expected to comply with provisions of the CVMSHCP. Less than significant impacts would result from project implementation.

Mitigation Measures: None
V. CULTURAL RESOURCES –Would the Project:
a) Cause a substantial adverse change in
the significance of a historical resource
as defined in § 15064.5?
Discussion:

The Project is located on approximately 64.91 acres of vacant land within a partially developed industrial district in the City of Desert Hot Springs. This area of the City is designated as a Light Industrial (I-L) District which supports business parks and the development of industrial uses operating in enclosed buildings. This district is largely segregated from the City’s residential and commercial uses, a condition which is intended to reduce land use incompatibility. Existing commercial properties in the vicinity are mostly west of the Project site. The project area was part of a 2008 Phase 1 Cultural Resource Study conducted by CRM Tech. As part of the 2008 study, CRM Tech conducted a records search, historical records research, contacted Native American representatives and carried out an intense field survey. No historical resources as defined by CEQA were identified. Because the study is now seven years old, and some of the standard practice is in CEQA compliance studies have evolved, an updated study (July 2017) was prepared in order to confirm and our update the 2008 findings.

A standard one mile radius records search was conducted on May 31, 2017 by CRM Tech. According Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
to the Eastern Information Center (EIC) records, the 2008 CRM TECH report remains the only previous cultural resources study involving the project area, and no cultural resources had been identified within or adjacent to the project boundaries prior to this study. Outside of the Project area but within a onemile radius, EIC records show more than 40 previous studies covering various tracks of linear features.

In all roughly 70% of the land within the scope of the records search has been surveyed. Ten historical/archaeological sites and eight isolates – localities with fewer than three artifacts – had been recorded within the one-mile radius.

Two of the sites and two of the isolates were of Native American origin, all consisting of scattered ceramic and lithic artifacts. All of these sites and isolates were recorded along Dillon Road to the northeast, the nearest being 0.75 miles away. The other eight and six isolates dated to the historic period and consisted of mainly of refuse scatters and various infrastructure features. Since none of these previously recorded cultural resources was found in the immediate vicinity of the project area, none of them require any further consideration during this study. No prehistoric i.e., Native American archaeological resources were identified within the scope of the records search.

Historical maps consulted for the Project specific study suggest that the Project area is relatively low in sensitivity for cultural resources from the historic period. No evidence of any settlement or development activities was noted within the Project boundaries throughout the 1850s-1950s eras. The project area has remained undeveloped throughout the historic period, and has remained so to the present time.

The field survey results were negative for cultural resources. The entire project area was closely inspected for any evidence of human activities dating to the prehistoric or historic period, but none was found. No buildings, structures, objects, sites, features, or artifacts more than 50 years of age were encountered. The 2008 survey noted the presence of two small, rectangular-shaped concrete pads that appeared to be of modern origin, but their location is no longer a part of the project area for this study.

Therefore, there are no recognizable potential historic resources, as defined in Section 15064.5 of the CEQA Guidelines that would be adversely affected by the proposed Project. This includes any object, building, structure, site, area, place, record, or manuscript which a lead agency determines to be historically significant
The Native American Heritage Commission (NAHC) sacred land search did not identify any Native American cultural resources within the project area. The NAHC did recommend that additional local Native American groups be contacted for further information. Upon receiving the NAHC’s response, CRM Tech sent written requests for comments to 18 Tribal individuals. Six (6) Tribal representatives contacted have responded in writing, the Agua Caliente Band of Cahuilla Indians, Morongo Band of Mission Indians, and the Soboba Band of Luiseño Indians, have identified the project location to be a part of their Tribes Traditional Use Area (TUA). The Cabazon and San Manuel Band of Mission Indians, and Augustine Band of Cahuilla Indians did not identify any specific cultural resources and deferred to Tribes in closer proximity. The Agua Caliente Tribal Historic Preservation Office and the Morongo and Soboba Band of Mission have requested Native American Cultural Resources monitors from their respective Tribes be present during all ground disturbing activities in the project area. Therefore, less than significant impacts are expected following the recommended mitigation measure.

Mitigation Measures:

Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
CR-1: If during the course of grading or construction, artifacts or other cultural resources are discovered, all grading on the site shall be halted and the applicant shall immediately notify the City Planner. A qualified archaeologist shall be called to the site by, and at the cost of, the applicant to identify the resource and recommended mitigation if the resource is culturally significant. The archaeologist will be required to provide copies of any studies or reports to the Eastern Information Center for the State of California located at the University of California Riverside and the Aqua Caliente Tribal Historic Preservation Office (THPO) for permanent inclusion in the Agua Caliente Cultural Register.

CR-2: The applicant shall ensure the presence of an approved Cultural Resource Monitor(s) from each of the following respective Tribes; The Agua Caliente Band of Cahuilla Indians, Morongo Band of Mission Indians, and Soboba Band of Mission Indians during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.
b) Cause a substantial adverse change in
the significance of an archaeological
resource pursuant to §15064.5?
Discussion:

Archaeological resources are described as cultural resources, such as structures or objects that provide evidence to past human activity. They are important for scientific, historic, and/or religious reasons to cultures, communities, groups or individuals.

As previously discussed, CRM Tech conducted a Project and site specific study on historical and archaeological resources. The assessment included a cultural resources records search, Native American consultation, and an archaeological field inspection. Observations by the investigators during the field survey did not encounter onsite buildings or structures. Outside the Project area but within a one-mile radius, ten historical/archaeological sites and eight isolates were previously recorded. Two of the sites and two of the isolates were of Native American origin, all consisting of scattered ceramic and lithic artifacts. All of these sites and isolates were recorded along Dillon Road to the northeast, the nearest being 0.75 miles away. The other eight and six isolates dated to the historic period and consisted of mainly of refuse scatters and various infrastructure features. Per the Cultural Report, none of these previously recorded cultural resources was found in the immediate vicinity of the project area, and thus none of them requires further consideration during this study.

Furthermore, the Native American Heritage Commission (NAHC) sacred lands record search did not indicate the presence of Native American resources with a half-mile radius of the Project. The NAHC did recommend that additional local Native American groups be contacted for further information. Upon receiving the NAHC’s response, CRM Tech sent written requests for comments to 18 Tribal individuals.

Six (6) Tribal representatives contacted have responded in writing. The San Manuel Band of Mission Indians stated that the project was outside the tribe’s ancestral territory and declined to participate in further consultation.

The Cabazon Band of Mission Indians, San Manuel Band of Mission Indians and the Augustine Band of Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Cahuilla Indians had no information on any Native American cultural resources in the project area. The Agua Caliente Band of Cahuilla Indians, Morongo Band of Mission Indians, and the Soboba Band of Luiseño Indians, has identified the project location to be a part of their Tribes Traditional Use Area (TUA). The Agua Caliente Tribal Historic Preservation Office and the Morongo and Soboba Band of Mission have requested Native American Cultural Resources monitors from their respective Tribes be present during all ground disturbing activities in the project area. Less than significant impacts relative to archaeological resources are expected following the recommended mitigation measure as identified in CR-2.

Mitigation Measures: CR-2
c) Directly or indirectly destroy a
unique paleontological resource or
site or unique geologic feature?
Discussion:

Per the Riverside County Land Information System, the property is recognized for having low potential for Paleontological Sensitivity. Areas recognized for having “low” potential have a reduced likelihood of containing significant non-renewable paleontological resources, including vertebrate or significant invertebrate fossils. Moreover, the site is not recognized as a unique paleontological or a unique geologic feature. However, per industry standards in the region, excavations deeper than 10-15 feet should be monitored by a qualified paleontological monitor. Less than significant impacts are expected to paleontological resources following the recommended mitigation measures.

Mitigation Measures:

CR-3: The applicant shall ensure that any excavations deeper than 10-15 feet shall be monitored by a qualified paleontological monitor. The monitor shall be prepared to quickly salvage fossils as they are unearthed to avoid construction delays, but must have the power to temporarily halt or divert grading equipment to allow for removal of abundant or large specimens. Additionally, the grading plan shall include a note that excavations deeper than 10 feet are planned (if any) and notification of such planned excavations be provided by the grading engineer to the Planning Department.

CR-4: All fossils and associated data recovered during the paleontological monitoring shall be reposted in a public museum or other approved curation facility. d) Disturb any human remains, including
those interred outside of formal cemeteries?
Discussion:

The historical and archaeological reports prepared by CRM TECH for this Project included intensivelevel field observations of the entire site. The entire Project area was closely inspected for evidence of human activities dating to prehistoric or historic periods. As discussed previously, no other sites, features, artifacts, or built-environment features of prehistoric or historic age were encountered within the Project area during the field survey.

Pursuant to the California Health and Safety Code Section 7050.5, and the CEQA Guidelines Section Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
15064.5 require that in the event of discovery or recognition of any human remains in any location other than a dedicated cemetery, there shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlay adjacent remains, until the County Coroner has examined the remains. If the coroner determines the remains to be Native American, or has reason to believe that they are those of Native American, the coroner shall contact by telephone within 24-hours of the Native American Heritage Commission. Pursuant to the mentioned California Health and Safety Code, proper actions shall take place in the event of a discovery or recognition of any human remains during Project construction activities. Less than significant impacts are expected following standard conditions.

Mitigation Measures:

CR-5: In the event that any human remains are discovered, the applicant shall cease all work and contact the Riverside County Coroner’s office and work shall not resume until such time that the site has been cleared by the County Coroner and/or the Desert Hot Springs Police Department. The Applicant shall also be required to consult with the Agua Caliente Tribal Historic Preservation Office (THPO).

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?
Discussion:

According to the project specific Geotechnical Investigation prepared by Sladden Engineering, surface rupture is expected to occur along preexisting known active faults traces. However surface rupture could potentially splay or step from active faults or rupture along unidentified traces. The report further indicates that no known active faults are mapped on or projecting towards the site. Signs of active surface faulting were not observed during the review of the non-stereo digitized photographs of the site and site vicinity. Finally, no signs of active surface fault rupture or secondary seismic effects (lateral spreading, lurching etc.) were identified onsite during field investigations. Risks associated with primary surface ground rupture should be considered “low.”
During an earthquake, ground rupture and ground shaking are the most significant seismic hazards that will impact the Desert Hot Springs planning area. The General Plan Geotechnical Section indicates that critical parameters for magnitude of impacts include whether foundations and/or structures straddle the fault, distance between the fault and various portions in the City, the maximum credible earthquake each fault is capable of generating, the intensity of ground shaking expressed as a fraction of the acceleration of gravity (g), and the Modified Mercalli (MM) seismic intensity values that have been calculated for the City. In general, peak ground accelerations and seismic intensity values decrease Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
with increasing distance from the causative fault. However, local site conditions, such as the top of ridges, may amplify the seismic waves generated by an earthquake, resulting in higher accelerations.

Per the General Plan EIR No known active faults traverse the Project site or are found near it. GP EIR EXHIBIT V-1: Faults in the Desert Hot Springs General Plan Area, indicates that the nearest AlquistPriolo Fault Zone is located approximately 0.5 miles to the northeast and labeled the Banning Fault.

Alquist-Priolo Maps are corroborated by the Riverside County Seismic Faults and Fault Zones database and by the Desert Hot Springs EIR Map. The nearest seismic feature to the project site is the Coachella Valley Segment of the San Andreas Fault Zone. This southwest trending zone (presumably the Zone also mapped in Alquist-Priolo maps) is located approximately 0.5 miles northeast of the site.

Surface rupture occurs when movement on a fault deep within the earth breaks through to the surface.

The GP EIR indicates that fault ruptures usually follow preexisting faults, which are zones of weakness.

The Garnet Hill Fault is located approximately 0.75 miles south of the Project, According to the General Plan EIR the Garnet Hill Fault is located just south of the Desert Hot Springs Sphere of Influence, south of Interstate-10. The fault is not considered active by the California Division of Mines and Geology, however ground fractures associated with the 1986 North Palm Springs earthquake were reported along this fault. Its physical characteristics suggest that it is associated with the San Andreas fault zone. Surface rupture occurs when movement on a fault deep within the earth breaks through to the surface.

The Project site does not lie within an Alquist-Priolo Earthquake Fault Zone. Surface fault rupture is considered to be unlikely at the Project site because of the well-delineated fault lines through the Coachella Valley as shown on California Department of Mines and Geology (CDMG) maps. Less than significant impacts are expected.

Mitigation Measures: None
ii) Strong seismic ground shaking?
Discussion:

As mentioned in the previous discussion, relative to properties that are not located on faults or within fault study areas, ground shaking is the primary seismic hazard that can be expected. Intensity, in general, decreases as the distance from a fault increases. Strong shaking from an earthquake can result in secondary actions including landslides, ground lurching, structural damage or destruction, and liquefaction (discussed subsequently in this Geotechnical section.) The Geotechnical Investigation for the property states that the site has been subjected to past ground shaking by faults that traverse through the region. Strong seismic shaking from nearby active faults is expected to produce strong seismic shaking during the design life of the proposed project.

The Project will be required to comply with the most current seismic design coefficients and ground motion parameters and all applicable provisions of the California Building Code (CBC.) The proposed facilities will be constructed in a manner that reduces the risk of seismic hazards (Title 24, California Code of Regulations). Remedial grading and construction will work to reduce exposure of people or structures to adverse effects of seismic hazards to the greatest extent possible. All grading and construction plans will be reviewed and approved by the City.

Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
The design and construction of the proposed interim cultivation facility will be required to comply with the seismic recommendations contained in the Geotechnical Investigation and with the seismic regulations mandated by the State.

Following compliance with standard conditions relative to geotechnical studies and seismic design requirements provided in the Geotechnical Investigation, less than significant impacts are expected.

Mitigation Measures: None
iii) Seismic-related ground failure,
including liquefaction?
Discussion:

The Geotechnical Investigation indicates that liquefaction is the process in which loose, saturated granular soil loses strength as a result of cyclic loading. The strength loss is a result of a decrease in granular sand volume and a positive increase in pore pressure. Generally, liquefaction can occur if all of the following conditions apply: liquefaction susceptible soil, groundwater within a depth of 50 feet or less and strong seismic shaking.

The General Plan Geotechnical Element indicates that liquefaction occurs when loose, unconsolidated, saturated, sandy soils are subjected to ground vibrations during a seismic event. When these conditions occur, soils may liquefy; this phenomenon is called liquefaction. This commonly occurs in areas where the ground water table is within 50 feet of the ground surface.

According to the Mission Springs Water District (MSWD) Draft 2015 Urban Water Management Plan, groundwater levels in the Mission Creek Subbasin, in which the Project is located, average 300 feet below the ground surface elevation.

The chance for hazards associated with liquefaction is considered low in the Desert Hot Springs area, principally because of the approximate depth to ground water. The exception includes lands located immediately adjacent to and on the north side of the Banning and Coachella Valley (Mission Creek) Faults, which dike ground water and allow it to rise within 50 feet of the surface. Effects of liquefaction include a loss of bearing strength, ground oscillations, lateral spread and slumping. The Project is located a minimum of 0.5 miles from the nearest of the faults, the Banning Fault.

The Geotechnical investigation further states that, according to the County of Riverside, the site is situated within a “moderate” liquefaction potential zone. Based on review of groundwater maps (>50 feet below ground surface) and past experience with the area, risks associated with liquefaction and liquefaction related hazards should be considered negligible. Less than significant impacts are expected.

Mitigation Measures: None
iv) Landslides?
Discussion:

Per the General Plan Geotechnical Element, The Project is not located near an area of Seismically Induced Rock Falls and Landslide Susceptibility. Exhibit V-2 of the Geotechnical Element indicates that Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
the closest area with moderate susceptibility to land sliding is approximately 2.0 miles to the northwest which is an isolated geological feature referred to as Devers Hill.

According to the Geotechnical Investigation, no signs of slope instability in the form of landslides, rock falls, earthflows or slumps were observed at or near the subject site. Risks associated with slope instability should be considered “negligible.” Additionally, the hazard of land sliding is unlikely due to the relatively flat topography of the property. No impacts are expected relative to landslides.

Mitigation Measures: None
b) Result in substantial soil erosion or the
loss of topsoil?
Discussion:

Remedial grading, including over-excavation and re-compaction, will be required for preparation of the site soils for construction. Site soils are susceptible to wind and water erosion. Standard construction measures to reduce seasonal flooding impacts including waterborne erosion will be incorporated into the site grading plans. These include the onsite retention of 100 percent of the incremental increase of storm water. To address windborne soil erosion, paving, landscape and other means of stabilization are incorporated into the Project. These plans will be submitted to the City for review and approval.

Relative to waterborne erosion, the entire Project and its immediate surroundings are located within Zone X and is identified as “Areas of 0.2% annual chance flood: areas of 1% annual chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile: and areas protected by levees from 1% annual chance flood. Insurance purchase is not required in these zones.” Offsite run-on to the site shall be collected and conveyed through or around the proposed Project site, along the existing flow direction, without changing the runoff, or impacting any of the adjacent properties through hydro-modification. The proposed stormwater retention system will be designed to contain the worst case scenario increase of the pre- and post-construction runoff. All onsite 100-year peak discharges would drain into onsite surface and sub-surface retention via surface and/or piped flows. Following these design requirements, proposed construction would not alter the FEMA Flood Zone X sheet flow.

The initial stages of Project construction include demolition and grading activities that would alter existing conditions on the property by removing existing paving, topsoil and vegetation. The demolition of 20th Avenue is necessary as the frontage adjacent portion is partially improved. These temporary impacts during construction will be addressed by the required preparation, approval and implementation of a Project specific Storm Water Pollution Prevention Plan, further discussed in the Hydrology section of this document, as well as a Fugitive Dust (PM10) Control Plan, further discussed in the Air Quality section of this document.

The interim facility will also be required to comply with the recommendations found within the Geotechnical Investigation as well as applicable standard conditions.

The Project will be conditioned to comply with the recommendations and design criteria in the Project Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
specific Geotechnical Investigation. Compliance with adopted procedures for grading and erosion will further mitigate impacts associated with grading. The following conditions will be implemented:
• All future grading shall be performed in accordance with the grading ordinance of the City of Desert Hot Springs.
• The Project contractor shall adhere to the recommendations contained within the Project specific Geotechnical Investigation throughout grading and construction activities. • A grading plan that outlines measures to contain any run off shall be prepared and submitted to the City for approval.
• The Project proponent shall prepare and implement (throughout all construction activities) a Stormwater Pollution Prevention Plan (SWPPP) and a Fugitive Dust (PM10) Control Plan.

Compliance with adopted procedures for grading and erosion as well as the recommendations found in the Geotechnical Investigation will mitigate impacts associated with grading the site to less than significant
Mitigation Measures: None
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?
Discussion:

According to the project specific Preliminary Hydrology Study the project’s hydrologic Soil Group is A, and is defined by RCFCD as–“those soils having high infiltration rates. These soils consist mainly of deep, well drained to excessively drained sands or gravely sands. These soils have a high rate of water transmission.” The existing onsite area has an elevation drop of 28 feet, from the north to the south, at a 2.2% grade.

As discussed previously hazards associated with liquefaction, lateral spread and landslides are not expected.

The Geotechnical Investigation indicates that land subsidence can occur in valleys where aquifer systems have been subjected to extensive groundwater pumping such that groundwater pumping exceeds groundwater recharge. Generally, pore water reduction can result in a rearrangement of skeletal grains and could result in elastic (recoverable) or inelastic (unrecoverable) deformation of an aquifer system
The GP EIR states that ground subsidence is the gradual settling or sinking of the ground surface with little or no horizontal movement. This phenomenon is usually associated with the extraction of oil, gas or ground water from below the surface, but it may also occur as a result of an earthquake. The 4-meter high scarp on the west side of Devers Hill indicates that uplift has occurred within the Desert Hot Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Springs Area. Devers Hill is approximately 2.0 miles northwest of the subject property.

A USGS Scientific Investigations Report 2014-5075 “Land Subsidence, Groundwater Levels and geology in Coachella Valley, California, 1993-2010” indicates the following: While most of the Coachella Valley was relatively stable, land surfaces declined about nine inches to two feet in some areas of Palm Desert, Indian Wells, and La Quinta, between 1995 and 2010. An important exception was observed in La Quinta where groundwater levels have stabilized and risen, and the rate of land subsidence substantially decreased after groundwater replenishment systems were installed in 2009. Subsidence is considered a regional problem requiring regional mitigation not specific to the Project vicinity.

According to the GP EIR, soil collapse typically occurs in recently deposited soils that were deposited in an arid or semi-arid environment. The alluvial sediments which comprise much of Desert Hot Springs are prone to collapse, which can result from surface irrigation. Remedial grading, including proper preparation and compaction of Project soil, will be required and indicated in Project specific grading plans which will be reviewed and approved by the City.

The Geotechnical Investigation indicates that caving did occur to varying degrees within each of the exploratory bores and the surface soil may be susceptible to caving within deeper investigations. All excavations should be constructed in accordance with the normal CALOSHA excavation criteria. The Geotechnical Investigation anticipates that the subsoil will conform to that described by CALOSHA as Type B or C.

The interim facility will be conditioned to comply with the recommendations within the Geotechnical Investigation as well as applicable State and City requirements.

The Project will be conditioned to comply with the recommendations and Design Criteria within the Project Specific Geotechnical Investigation required as a Condition of Approval. Less than significant impacts are expected.

Mitigation Measures: None
d) Be located on expansive soil, as defined
in Table 18-1-B of the Uniform Building Code
(1994), creating substantial risks to life of the
Property?
Discussion:

According to the General Plan Geotechnical Section, expansive soils are those, which include a significant amount of clay and are subject to swelling. Expansive soils can change in volume and can exert significant pressure on loads (such as buildings) that are placed on them. Expansive soils are not commonly considered a hazard in the Desert Hot Springs area because of the relatively minor amount of clay present in the soils. Where expansive soils may occur is in the Qf3 and Qf4 soils, which generally occur north of the Mission Creek Fault and in the vicinity of Whitewater Hill. The property is approximately 4.0 miles southwest of the Mission Creek Fault and 3.5 miles east of Whitewater Hill.

According to the project specific Geotechnical Investigation, generally, the site surface soil consists of sand. (SW/SM/SP). Based on the results of laboratory testing (EI=0), the materials underlying the site Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
are considered to be non-expansive and the risk of structural damage caused by volumetric changes in the subgrade soil should be considered “negligible. “ Less than significant impacts are anticipated.

Mitigation Measures: None
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?
Discussion:

Mission Springs Water District (MSWD) currently provides sewer service to the north. No services are provided in the vicinity. An onsite wastewater treatment package plant is proposed for the Project. The interim facility will utilize portable toilets. Project design will undergo City and MSWD review; the Project will be required to meet the Regional Water Quality Control Board (RWQCB) standards and to comply with MSWD, and Riverside County Environmental Health. Design for all disposal systems shall comply with industry regulations. Less than significant impacts are anticipated.

Mitigation Measures: None
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?
Discussion:

Greenhouse Gas (GHG) is a gaseous compound in the earth’s atmosphere that is capable of absorbing infrared radiation, thereby trapping and holding heat in the atmosphere. Common greenhouse gases in the earth’s atmosphere include: water vapor, carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), ozone, and to a lesser extent chlorofluorocarbons. Carbon dioxide is the main GHG thought to contribute to climate change.

In response to growing concern for long-term adverse impacts associated with global climate change, California’s Global Warming Solutions Act of 2006 (AB 32) requires California Air Resource Board (CARB) to reduce statewide emissions of greenhouse gases to 1990 levels by 2020. In 2016, Governor Jerry Brown signed Senate Bill 32 (SB32) that requires California to reduce GHG emissions to 40 percent below 1990 levels by 2030. Additionally, in 2013, the City of Desert Hot Springs adopted their Climate Action Plan (CAP) that includes policies applicable to new development for the reduction of GHGs.

Per the GHG Analysis prepared by Urban Crossroads (August 2017), the City of Desert Hot Springs has not adopted its own numeric threshold of significant for determining impacts with respect to greenhouse (GHG) emissions. As in interim threshold based on guidance provided in the California Air Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Pollution Control Officers Association (CAPCOA) CEQA and Climate Change Handbook, the City has opted to use a non –zero threshold approach. The latest threshold developed by SCAQMD is 10,000 metric tons carbon dioxide equivalent (MTCO2E) per year for industrial projects. This approach has been adopted by the SCAQMD for industrial project where they are the lead agency. This approach is also widely used by the City of Desert Hot Springs and various other cities in the South Coast Air Basin where the SCAQMD is the lead agency. Therefore, this threshold will be utilized herein to determine if emissions of GHG will be significant.

The Project would be required to comply with regulations imposed by the State of California and the South Coast Air Quality Management District aimed at the reduction of air pollutant emissions. Those that are directly and indirectly applicable to the Project and that would assist in the reduction of greenhouse gas emissions include:
• Global Warming Solutions Act of 2006 (AB32) (4). AB 32 is applicable to the Project because, as a development Project, the Indian Canyon Drive / I-10 Retail Cultivation Site Project will need to meet 2020 GHG reduction goals set forth in AB 32. AB 32 requires the California Air Resources Board (CARB or ARB) to develop regulations and market mechanisms to reduce California's greenhouse gas emissions to 1990 levels by the year of 2020. Many of the GHG reduction measures outlined in AB 32 (e.g., Low Carbon Fuel Standard, Advanced Clean Car standards, and Cap-and-Trade) have been adopted over the last five years and implementation activities are ongoing.
• Pavley Fuel Efficiency Standards (AB1493). Establishes fuel efficiency ratings for new vehicles (5).AB 1493 (Pavley) establishes fuel efficiency rating for model year 2009-2016 passenger cars and light trucks. AB 1493 is applicable to the Project because model year 2009-2016 passenger cars and light duty truck vehicles traveling to and from the Project site are required by the State of California to implement GHG emission reduction standards related to fuel efficiency. The CARB anticipates that implementation of the Pavley regulations will reduce GHG emissions from California passenger vehicles by about 30 percent in 2016 compared to emissions that occurred prior to 2009 when AB 1492 was enacted.
• Title 24 California Code of Regulations (California Building Code). Establishes energy efficiency requirements for new construction (6). The Title 24 energy standards address the energy efficiency of new (and altered) homes and commercial buildings. Because energy efficiency reduces energy costs, increases reliability and availability of electricity, improves building occupant comfort, and reduces impacts to the environment, standards are important and necessary for California’s energy future. Therefore, a new development such as the Indian Canyon Drive / I-10 Retail Cultivation Site Project is required to comply with Title 24 Code of Regulations and would therefore increase the Project’s energy efficiency and reduce its environmental impact.
• Title 17 California Code of Regulations (Low Carbon Fuel Standard). Requires carbon content of fuel sold in California to be 10% less by 2020 (7). Because the LCFS applies to any transportation fuel that is sold, supplied, or offered for sale in California, and to any person who, as a regulated party, is responsible for a transportation fuel in a calendar year, all vehicles accessing the site will be required to comply with LCFS. Implementation of such a standard will Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
reduce greenhouse gas emissions by reducing the full fuel-cycle, carbon intensity of the transportation fuel pool used in California.
• California Water Conservation in Landscaping Act of 2006 (AB1881). Requires local agencies to adopt the Department of Water Resources updated Water Efficient Landscape Ordinance or equivalent by January 1, 2010 to ensure efficient landscapes in new development and reduced water waste in existing landscapes (8). As new development project within the State of California, the Indian Canyon Drive / I-10 Retail Cultivation Site Project is required to comply with the City of Desert Hot Springs’s adopted water efficient landscape requirements and would therefore be consistent with the requirements of AB1881 in order to help conserve California’s water resources and to promote efficient water use.
• Senate Bill 32 (SB 32). Requires the state to reduce statewide greenhouse gas emissions to 40% below 1990 levels by 2030, a reduction target that was first introduced in Executive Order B-30- 15. The new legislation builds upon the AB 32 goal of 1990 levels by 2020 and provides an intermediate goal to achieving S-3-05, which sets a statewide greenhouse gas reduction target of 80% below 1990 levels by 2050 (9) (10).The CalEEMod (The California Emissions Estimator Model/CalEEMod Version 2016.3.1) was utilized to estimate the long-term operational air pollutant emissions and the greenhouse gas emissions that would result from the implementation of the proposed Project. The annual GHG emissions associated with the operation of the proposed Project is 645.0493MTCO2e per year as summarized in Table VII-1.

Direct and indirect operational emissions associated with the Project are compared with the SCAQMD threshold significance for industrial facilities Projects, which is 10,000 MTCO2e per year.

Construction and Operation Life-Cycle Analysis
Aduefull life‐cycle analysis (LCA) for construction and operational activity is not included in this analysis assessto the lack of consensus guidance on LCA methodology at this time. Life‐cycle analysis (i.e., ing economy‐wide GHG emissions from the processes in manufacturing and transporting all raw materials used in the project development, infrastructure and on-going operations) depends on mission factors or econometric factors that are not well established for all processes. At this time a LCA would be extremely speculative and thus has not been prepared.

Construction Emissions
Construction activities associated with the proposed Project will result in emissions of CO2 and CH4 from construction activities. The report Indian Canyon Drive / I-10 Retail Cultivation Site Air Quality Impact Analysis Report, Urban Crossroads, Inc. (2017) contains detailed information regarding construction activity (51). For construction phase Project emissions, GHGs are quantified and amortized over the life of the Project. To amortize the emissions over the life of the Project, the SCAQMD recommends calculating the total greenhouse gas emissions for the construction activities, dividing it by the a 30 year project life then adding that number to the annual operational phase GHG emissions (52). As such, construction emissions were amortized over a 30 year period and added to the annual operational phase GHG emissions.

Item Number: 2.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
City of Desert Hot Springs
Final Initial Study / Mitigated Negative Declaration
SP 02-17 / GPA 03-17 / ZMA 01-17 /CUP 28-17/ DA 18-17

August, 2017
Operational Emissions
Operational activities associated with the proposed Project will result in emissions of CO2, CH4, and N2O from the following primary sources:
• Area Source Emissions
• Energy Source Emissions
• Mobile Source Emissions
• Solid Waste
• Water Supply, Treatment and Distribution
Area Source Emissions
Landscape maintenance equipment would generate emissions from fuel combustion and evaporation of unburned fuel. Equipment in this category would include lawnmowers, shedders/grinders, blowers, trimmers, chain saws, and hedge trimmers used to maintain the landscaping of the Project. The emissions associated with landscape maintenance equipment were calculated based on assumptions provided in the CalEEMod model.

Energy Source Emissions
Combustion Emissions Associated with Natural Gas and Electricity GHGs are emitted from buildings as a result of activities for which electricity and natural gas are typically used as energy sources.

Combustion of any type of fuel emits CO2 and other GHGs directly into the atmosphere; these emissions are considered direct emissions associated with a building, the building energy use emissions do not include street lighting6. GHGs are also emitted during the generation of electricity from fossil fuels; these emissions are considered to be indirect emissions. Unless otherwise noted, CalEEMod default parameters were used.

Mobile Source Emissions
Project mobile source air quality impacts are dependent on both overall daily vehicle trip generation and the effect of the Project on peak hour traffic volumes and traffic operations in the vicinity of the Project.

The Project related operational air quality impacts derive primarily from vehicle trips generated by the Project. Trip characteristics available from the report, Indian Canyon Drive / I-10 Retail Cultivation Site Traffic Impact Analysis (Urban Crossroads) 2016 were utilized in this analysis.

Solid Waste
Industrial land uses will result in the generation and disposal of solid waste. A large percentage of this waste will be diverted from landfills by a variety of means, such as reducing the amount of waste generated, recycling, and/or composting. The remainder of the waste not diverted will be disposed of at a landfill. GHG emissions from landfills are associated with the anaerobic breakdown of material. GHG emissions associated with the disposal of solid waste associated with the proposed Project were calculated by the CalEEMod™ model using default parameters.

Item Number: 2.