Desert Hot Springs City Council
October 17, 2023

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City of Desert Hot Springs
AGENDA

REGULAR MEETING OF THE CITY COUNCIL
and the City Council Serving as the Successor Agency to the Former Redevelopment Agency Board
Tuesday, October 17, 2023
5:00 PM - Closed Session
5:30 PM - Presentations
6:00 PM - Regular Session
Council Chambers/City Hall
11-999 Palm Drive
Desert Hot Springs, California, 92240

Page
CLOSED SESSION - 5:00 P.M.

CALL TO ORDER

ROLL CALL

PUBLIC COMMENTS
At this time, item(s) on the Closed Session agenda may be discussed during Public Comments. PLEASE STATE YOUR NAME FOR THE RECORD.

CLOSED SESSION:

1. CONFERENCE WITH LEGAL COUNSEL—EXISTING LITIGATION
(Paragraph (1) of subdivision (d) of Section 54956.9)
Name of case: Wealthy Ventures, Inc. dba Avant Outdoor Advertising v.

City of Desert Hot Springs; Riverside County Superior Court Case Number CVPS2304926

2. Public Employee Complaints
(Government Code Section 54957)
RECESS
PRESENTATIONS - 5:30 P.M.

Introduction of Battalion Fire Chief, Matt McDonald
REGULAR SESSION - 6:00 P.M.

CALL TO ORDER

ROLL CALL

INVOCATION

PLEDGE OF ALLEGIANCE

CITY ATTORNEY REPORT ON CLOSED SESSION

APPROVAL OF AGENDA
At this time the City Council may amend the order of the agenda, approve the Consent Calendar, remove items from the Consent Calendar for separate discussion and action, and add Urgency Items.

Urgency Items ("Added Starters"): The Brown Act, which governs public meetings, permits the City Council to take action on any item that does not appear on the agenda only if 2/3 of the City Council (if all are present) or all members of the City Council (if fewer than all members are present) determine there is a need to take immediate action on the item, and the need to take immediate action came to the City Council's attention after the agenda was posted.

PUBLIC COMMENTS
At this time, pursuant to the Brown Act, any person may comment on matters of general interest within the subject matter jurisdiction of the City Council, NOT listed on the agenda. Under the Brown Act, the City Council should not take action on or discuss matters raised during Public Comment portion of the agenda that are not listed on the agenda.

Comments are limited to the first ten (10) speakers at three (3) minutes per speaker. Speakers may not yield their time to others without consent of the Mayor. All comments are to be directed to the City Council and shall be devoid of any personal attacks. Members of the public are expected to maintain a professional, courteous decorum during public comments.

Please complete and submit a "speaker card" to the City Clerk. You will be asked to STATE YOUR NAME AND CITY OF RESIDENCE FOR THE RECORD.

CITY MANAGER REPORT

MAYOR AND COUNCIL MEMBER REPORTS
PUBLIC HEARINGS:

3. Specific Plan No. SP 21-1, Mitigated Negative Declaration ENV 23-4 and Monitoring Plan, and Development Permit No. 23-5 for the Desert Storage Project, a Proposed Development of a Recreational Vehicle Storage Facility Along Dillon Road
Travis Clark, Community Development Director
Recommendation:
1) Staff Report;
2) Entertain questions of Staff from the City Council;
3) Open the Public Hearing;
4) Take testimony from Applicant;
5) Take public testimony for those in favor;
6) Take public testimony from those opposed;
7 - 468

7) Take public testimony from those in a neutral position; 8) Opportunity for Applicant rebuttal;
9) Close the Public Hearing;
10) City Council discussion; and
11) A) “Adopt a Resolution of the City Council of the City of Desert Hot Springs, California, 1) Adopt the Mitigated Negative Declaration ENV 23-4 and Monitoring Plan; 2) Approve Desert Storage Specific Plan No. SP 21-1; 3) Approve Development Permit No. 23-5; and B) Introduce for First Reading and read by title only: 4) "An Ordinance of the City Council Adding Chapter 17.250” An application for the Desert Storage Specific Plan and develop a recreational vehicle storage facility, Dillion Road, LLC."
Staff Report - SR-23-234 - Pdf

4. Ordinance Amending Chapter of Title 17, Zoning Code: "Chapter

17.12 (Commercial Districts)," and In Effect Terminating the Urgency Interim Ordinances (Moratoria) Approved by the City Council on January 17, 2023 and on May 2, 2023 Restricting Uses in the Downtown Area
Travis Clark, Community Development Director
Recommendation:
1) Staff Report;
2) Entertain questions of Staff from the City Council;
3) Open the Public Hearing;
4) Take public testimony for those in favor;
5) Take public testimony for those opposed;
6) Take public testimony for those in a neutral position; 7) Close the Public Hearing;
8) City Council discussion and questions to Staff; and
9) Introduce for First Reading and read by title only: "An Ordinance amending "Chapter 17.12 (Commercial Districts)" of Title 17, Zoning Code, which Ordinance will in effect terminate the Urgency Interim Ordinances (Moratoria) approved by the City Council on January 17, 2023 and on May 2, 2023 restricting uses in the Downtown Area." Staff Report - SR-23-218 - Pdf
469 - 660
ADMINISTRATIVE CALENDAR:

5. Assignment of Development Agreement from Skyborne Ventures to Lennar Homes
Sean Smith, Economic Development Director
Recommendation:

Approve the Assignment of the Development Agreement and Amendment from Skyborne Ventures, LLC, a California limited liability company (the “Assignor”) to Lennar Homes of California, LLC, a California limited liability company (“Assignee”).

Staff Report - SR-23-249 - Pdf
661 - 667

6. Parking Management Plan
Sean Smith, Economic Development Director
Recommendation:

Receive and file.

Staff Report - SR-23-242 - Pdf
669 - 873

7. Amendment to Vacation Rental Regulations
Christina Newsom, Compliance Director
Recommendation:

Introduce for First Reading and read by title only: "An Ordinance of the City Council of the City of Desert Hot Springs amending Chapter 5.44 of the Desert Hot Springs Municipal Code regarding Vacation Rentals." Staff Report - SR-23-247 - Pdf
875 - 901

8. Purchase New Cardiovascular Fitness Equipment for the Desert Hot Springs Health and Wellness Center
Roberta Crncic, Recreation and Community Services Director Recommendation:

Authorize the City Manager to purchase new fitness equipment from Growth Fitness Design for the Desert Hot Springs Health and Wellness Center Located at 11-750 Cholla Drive in the amount not to exceed $100,000.00.

Staff Report - SR-23-222 - Pdf
903 - 945

9. Clean California Local Grant Program - Award of Grants Jilleen Ferris, City Engineer
Recommendation:

Adopt a Resolution of the City Council Authorizing the City Manager to Negotiate and Execute Agreements, and their Amendments, if any, with the California Department of Transportation for the Participation in the Clean California Local Grant Program.

Staff Report - SR-23-243 - Pdf
947 - 950
CONSENT CALENDAR:

Matters on the "Consent Calendar" are considered routine and may be acted upon by one motion under "Approval of the Agenda." Individual items may also be removed by the City Council for separate discussion under "Approval of the Agenda." The title is deemed to be read and further reading waived on any ordinance listed on the Consent Calendar for second reading and adoption.

10. City Council Regular Meeting Minutes: October 3, 2023 Jerryl Soriano, City Clerk
Recommendation: Approve the Minutes as presented; or as corrected.

Staff Report - SR-23-250 - Pdf
951 - 959

11. Second Reading and Adoption of An Ordinance Amending Several Chapters of the Desert Hot Springs Municipal Code Dealing With Cannabis Regulations
Jerryl Soriano, City Clerk
Recommendation:

Approve Second Reading, read by title only and adopt: "An Ordinance of the City Council of the City of Desert Hot Springs, California, 1) Amending Chapters 3.33 (Titled “Marijuana Cultivation Tax” and 3.35 (Titled “Medical Marijuana Cultivation Tax”) To Amend Various Sections in Both Chapters to Lower Recreational and Medical Cultivation Taxes, and 2) Section 5.50.070 Relating to General Security Requirements of the Desert Hot Springs Municipal Code (“DHSMC”).

Staff Report - SR-23-246 - Pdf
961 - 975

12. Second Reading and Adoption of An Ordinance Amending Chapter

1.10 "City Seal and Insignias" of the Desert Hot Springs Municipal Code
Jerryl Soriano, City Clerk
Recommendation:

Approve Second Reading, read by title only and adopt: "An Ordinance of the City of Desert Hot Springs amending Chapter 1.10 "City Seal and Insignias" of the Desert Hot Springs Municipal Code.

Staff Report - SR-23-245 - Pdf
977 - 987

PUBLIC COMMENTS
Opportunity is given to those members of the public who have NOT addressed the City Council on an item which is NOT on the agenda. Comments are limited to three (3) minutes per speaker. PLEASE STATE YOUR NAME AND CITY OF RESIDENCE FOR THE RECORD.

ADJOURN

UPCOMING MEETING DATES
*Please refer to the City website calendar at www.cityofdhs.org for meeting locations and the most up to date information.

November 6 City Council Regular Meeting 6:00 p.m.

November 9 Public Safety Commission 6:00 p.m.

November 14 Planning Commission 6:00 p.m.

November 21 City Council Regular Meeting 6:00 p.m.
________________________________________________________________________________________

NOTICES
In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection in the Office of the City Clerk at City Hall during normal business hours at 11999 Palm Drive, Desert Hot Springs, CA 92240.

If, however, the document or writing is not distributed until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on this agenda at 11999 Palm Drive, Desert Hot Springs, CA 92240.

Americans with Disabilities Act
In an effort to comply with the requirements of Title 2 of the Americans with Disabilities Act of 1990, the City of Desert Hot Springs requires that any person in need of any type of special equipment, assistance, or accommodation(s) in order to communicate at a City public meeting, must inform the City Clerk a minimum of 72 hours prior to the scheduled meeting to enable the City to make reasonable arrangements.

SR-23-234
City of Desert Hot Springs
City Council

AGENDA ITEM REPORT
To: City Council
Date: October 17, 2023
Department: Community Development
Prepared by: Patricia Villagomez, Principal Planner
Subject: Specific Plan No. SP 21-1, Mitigated Negative Declaration ENV 23-4 and Monitoring Plan, and Development Permit No. 23-5 for the Desert Storage Project, a Proposed Development of a Recreational Vehicle Storage Facility Along Dillon Road
RECOMMENDATION:
1) Staff Report;
2) Entertain questions of Staff from the City Council;
3) Open the Public Hearing;
4) Take testimony from Applicant;
5) Take public testimony for those in favor;
6) Take public testimony from those opposed;
7) Take public testimony from those in a neutral position; 8) Opportunity for Applicant rebuttal;
9) Close the Public Hearing;
10) City Council discussion; and
11) A) “Adopt a Resolution of the City Council of the City of Desert Hot Springs, California, 1) Adopt the Mitigated Negative Declaration ENV 23-4 and Monitoring Plan; 2) Approve Desert Storage Specific Plan No. SP 21-1; 3) Approve Development Permit No. 23-5; and B) Introduce for First Reading and read by title only: 4) "An Ordinance of the City Council Adding Chapter 17.250” An application for the Desert Storage Specific Plan and develop a recreational vehicle storage facility, Dillion Road, LLC."
BACKGROUND:

The project site consists of two parcels and is located on the south side of Dillon Road, west of Palm Drive, east of the dirt road extension of Atlantic Avenue, and north of 18th Avenue within the MixedUse Corridor Zoning District.

The eastern parcel (APN: 657-220-023) is fully developed with a self-storage facility. The existing Desert Self Storage is a 4.3-acre site, that was built in 1986, and consists of 742 self-storage units with an average unit size of approximately 125 sq. ft.

On September 12, 2023, the Planning Commission made a recommendation to the City Council for approval with the following added conditions:

Item Number: 3.

SR-23-234
 The applicant/developer shall remove the barbed wire and paint the existing block wall on the eastern site to match the new wall installed on the western site prior to any Certificate of Occupancy issuance.
 The applicant/developer shall install landscape to the existing eastern site to have a uniform/cohesive frontage.

DISCUSSION:

On March 29th, 2021, the applicant Savvas Marinos submitted a Specific Plan (SP 21-1), Mitigated Negative Declaration (ENV 23-4), and Development Permit (DP 23-5). The Desert Storage Specific Plan consists of 9.03 acres of land located approximately 1,300 feet west of Dillon Road and Palm Drive. The project site is comprised of two parcels, APN 657-220-003 and -023.

The Desert Storage Specific Plan proposes the development of a recreational vehicle (RV) storage facility adjacent to the already existing self-storage facility. The two storage facilities would be linked by an internal sidewalk and would share a perimeter wall and landscaping to provide a uniform frontage.

The project at buildout will consist of a 63,600 square foot RV storage lot with 145 RV paved parking spaces. The RV parking spaces will include 78 solar covered carports and 67 uncovered RV parking spaces and a 1,492 square foot single story caretaker’s unit.

SETTING
The Zoning, General Plan Land-Use designations, and current land uses for surrounding properties are as follows:

Table 1: Surrounding Land Uses

Zoning & General Plan
Designations Current Land-Use
North Mixed-Use Corridor
(MU-C) Vacant Parcel
West Mixed-Use Corridor
(MU-C) Nursery
South Residential High
(R-H) Vacant Parcel
East Mixed-Use Corridor
(MU-C) Vacant Parcel

PROJECT LAND USE PLAN
The Specific Plan proposes to develop approximately 63,600 square feet for a new RV Storage.

Table 2 provides a summary uses and square footages within the project site.

Table 2:

Land Use Currently Proposed
Mini-Storage 102,500 square feet
RV Storage 63,600 square feet
Caretakers Quarters 1,492 square feet
Item Number: 3.

SR-23-234
The self-storage facility is an existing use on one of the two parcels (APN 657-220-023) within the Specific Plan area. The project proposes the development of an RV storage facility (APN 657-220- 003) with an accompanying caretaker’s quarters, which would be developed as a single phase.

Permitted Uses Table: Table 3 provides a comparison of the land uses permitted in the Specific Plan with the General Plan/Zoning Ordinance allowable land uses. A complete list of all allowable uses can be found within Exhibit 2.
“P” - Use is permitted by right. * Subject to Section 17.92, Development Permits “A” – Use is accessory to an established primary use
“AUP” – Use requires a Administrative Conditional Use Permit. “CUP” – Use requires a Conditional Use Permit
“TUP” – Use requires a Temporary Use Permit
“-“- Use Not Allowed
Table 3:

Allowable Uses MU-C Specific Plan
Storage - Personal - P*
Storage – Outdoor
Recreational Vehicle Storage - P*
Caretakers Quarters - P*
Drive-Through or Drive-Up
Facilities CUP CUP
Retail Sales General P P
Personal Services General P P
Farmers Market TUP TUP
Vehicle Charging Stations –
Commercial P P
Car Sharing – Parking AUP AUP

SPECIFIC PLAN DEVELOPMENT STANDARDS
The Desert Storage Specific Plan establishes the building and development standards for the approximately 9-acre site. The intent is to provide an orderly and cohesive storage development that will provide a useful service to residents and surrounding communities while not detracting from the scenic vistas on Dillon Road or inhibiting the viability of the area for future development.

The current development standards assigned to Mixed-Use Corridor zones still apply to the SP area, with some modifications to the maximum and minimum setbacks. Table 4 shows the comparison between the City’s existing MU-C standards and the proposed Specific Plan standards.

Table 4:

Development Standard Current MU-C Proposed Specific Plan Maximum Floor Area Ratio
(FAR) 1.50 1.50
Item Number: 3.

SR-23-234
Development Standard Current MU-C Proposed Specific Plan Minimum Lot Size 20,000 20,000
Minimum Lot Width 100 feet 100 feet
Maximum Front Yard Setback
(from Public ROW) 5 feet 20 feet
Maximum Side Yard Setback
Interior
Exterior
0 feet
10 feet
0 feet
10 feet
Minimum Rear Yard Setback
Standard Lot
Adjacent to Alley
15 feet
10 feet
0 feet
10 feet
Maximum Number of Stories 4 Stories 4 Stories
Maximum Building/Structure
Height 60 feet 60 feet

DEVELOPMENT PERMIT
Per Section 2.1 Allowable Uses of the Specific Plan (Exhibit 2), a Development Permit application is required for the development of a Storage – Outdoor Recreational Vehicle Storage facility. The applicant proposes to develop a 63,600 square foot RV Storage facility on approximately 4.7-acre parcel (APN: 657-220-003) to accommodate approximately 145 RV Storage spaces. The applicant is proposing to provide a combination of both covered and uncovered RV spaces (see Table 5).

Table 5:

RV/Unit Size # of Units
Uncovered 12 x 20 28
Covered 12 x 20 24
Uncovered 12 x 40 15
Covered 12 x 40 24
Uncovered 12 x 50 24
Covered 12 x 50 30
Total RV Storage Spaces 145

ARCHITECTURAL DESIGN GUIDELINES
The Specific Plan provides guidelines to help steer the design of the Desert Storage Specific Plan to ensure that the resulting project is high-quality, and that existing and proposed uses are visually and functionally cohesive. Architecture within the Desert Storage Specific Plan will prioritize functionality while being sensitive to future neighboring residential and mixed-use projects.

The Desert Storage Specific Plan proposes the use of utilitarian materials such as metals and masonry, and a color palette of warm neutrals such as tan and terra cotta. Materials such as CMU blocks and corrugated metal are suggested for walls and screening of the property. The guidelines will establish and ensure that all development within the Specific Plan is complementary within the Specific Plan and with the surrounding community.

CIRCULATION
Item Number: 3.

SR-23-234
The project site is surrounded by Dillon Road to the north, the future rights of way for Beacon Way to the west and Wolven Street to the south. Primary ingress and egress for the site will occur in two locations on Dillon Road. One access point will be for the proposed RV storage facility and the other is the existing entry to the self-storage facility.

Internal circulation within each storage facility will be provided by private driveways, which will also serve as fire lanes for the project. A sidewalk and pedestrian gate will connect the two sites and will connect with the sidewalk proposed for improvements to Dillon Road.

PARKING STANDARDS
Parking within the Desert Storage Specific Plan will be subject to the City of Desert Hot Springs Municipal Code 17.48 for Off-Street Parking & Loading Standards.

LANDSCAPE
The Desert Storage Specific Plan envisions landscaping that is suitable for the desert context using water-efficient vegetation to soften and complement the appearance of the development.

Landscaping will be designed to visually enhance the development, softening the appearance of perimeter walls and provide additional screening and shade.

Low water trees will provide shade and screening on the site, such as Texas Ebony, Cascalote, and California Fan Palms. Flowering trees and shrubs, such as Sonoran Palo Verde, Brittle Bush, Red Yucca, and Green Cloud Texas Ranger, can be used to provide accents of color to the site. A crushed and fractured rock of various sizes will be used as groundcover, with boulders strategically placed to complement the overall landscaping. Table 6 below will provide a breakdown of some of the proposed landscape:

Table 6: Landscape Plan
Biological Name Quantity Size
Cascalote 10 24’’ Box
Sonoran Palo Verde 11 36’’ Box
Anacahuita 18 15 Gallon
Texas Ebony 41 24’’ Box
California Fan Palm 9 12’ BTH Skinned
Brittle Bush 38 5 Gallon
Red Yucca 46 5 Gallon
Agave Americana 15 15 Gallon
Green Desert Spoon 9 5 Gallon

PHASING PLAN
The self-storage is already existing with 742 self-storage units. The proposed RV Storage facility will be built all in one phase.

FENCING PLAN
The project site will be bounded on all sides by a perimeter wall made up of a combination of block spilt face and will incorporate corrugated metal that will be colored a “Ruddy Oak” to compliment the tan block wall and access gates will be provided off of Dillon Road.

Item Number: 3.

SR-23-234

LIGHTING
An exterior photometric plan will be reviewed, and it shall indicate wall packs and freestanding poles that would provide lighting throughout the site, with an average two foot-candles provided at the entrance. In accordance with the City’s lighting standards, outdoor ambient lighting will be minimized in order to preserve dark skies and prevent nuisances for future properties in the vicinity.

SIGNAGE
The applicant at this time is not proposing any signage. Any future signage for the purpose of business identification will be located and positioned in a manner that supports identification and wayfinding while ensuring that visual clutter is avoided. Staff will evaluate signage for conformance with the zoning code as a separate application, and a condition has been added that all future signage will require a separate review and approval.

NOTICING REQUIREMENT
The project was noticed to neighboring owners within a 300-foot radius of the project site on September 26th, 2023, and was advertised in the Desert Star Weekly on September 27th, 2023, per state noticing requirements. No public comments have been received as of this writing.

FISCAL IMPACT:

The applicant has paid all application fees related to the Specific Plan and Development Permit for entitlements. Additionally, the proposed development will be subject to all Building Permit fees and property taxes.

ENVIRONMENTAL ANALYSIS:

A Draft Mitigated Negative Declaration (SCH # 2023070608) was prepared in accordance with the requirements of the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et. seq.) and the CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000 et seq.) The Draft Mitigated Negative Declaration was prepared in accordance with the CEQA Guidelines Section 15070, Subsection (a), to determine whether there are potentially significant impacts associated with development of the proposed project.

OPTIONAL:

SPECIFIC PLAN APPROVAL FINDINGS
Under Section 17.128.070 of the Desert Hot Springs Municipal Code, a Specific Plan may only be adopted only if all of the following findings are made:

1. The proposed plan is consistent with the General Plan; The proposed Specific Plan has been evaluated against the General Plan of the City of Desert Hot Springs to identify any potential inconsistencies. The proposed Specific Plan will provide for adequate public and private improvements to avoid any conflicts with the General Plan Land Use, Circulation, Housing and other Elements of the Community Development Chapter; as well as with the Environmental Resources, Environmental Hazards, and Public Facilities and Facilities Chapters. Staff has identified no inconsistencies between the proposed Specific Plan and the General Plan. Staff recommends this finding.

2. The proposed plan would not be detrimental to the public interest, health, safety, convenience, or welfare of the City;
Item Number: 3.

SR-23-234
The proposed Specific Plan provides for development of a mixed-use/commercial development, including provisions for public and private improvements to address vehicular circulation, including emergency services, as well as drainage, air quality and other environmental factors. The proposed Specific Plan implements General Plan economic goals through the establishment of polices and regulations supporting a storage facility. Staff has concluded that the proposal would not be detrimental to the public interest, health, safety, convenience or welfare of the City. Staff recommends this finding.

3. The subject property is physically suitable for the requested land use designation(s) and the anticipated land use development(s);
The proposed Specific Plan would amend the General Pan Land Use Map for the 9.19-acre site to a Specific Plan to support the development of a mixed-use/commercial complex. Public streets fronting all property boundaries of the site provide adequate access, and no physical constraints to the proposed development have been identified. The Specific Plan provides for a use that is compatible with surrounding commercial zones. Staff believes the subject parcel is physically suitable for the requested land use designation and anticipated development since there is an already existing storage facility directly adjacent to the proposed RV storage facility. Staff recommends this finding.

4. The proposed plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood; The proposed Specific Plan includes development regulations (zoning standards), design guidelines and review procedures to assure that future development of the site is of a desirable character, both functionally and esthetically. These regulations, guidelines and procedures will also assure that all uses allowed on the site are compatible with the surrounding development. Staff recommends this finding.

5. The proposed plan will contribute to a balance of land uses so that local residents may work and shop in the community in which they live.

The proposed Specific Plan will ensure that the proposed development is appropriate for the character and conditions of the site and the desert setting. The development will include the addition od sidewalks as well as space for future bicycle lanes on the project side of Dillon Road, connected to internal sidewalks connecting the two sites. The proposed Specific Plan will contribute to a balance of land uses, within which local residents may commute to work. Staff recommends this finding.

DEVELOPMENT PERMIT FINDINGS
Under Section 17.92.060 of the Desert Hot Springs Municipal Code, the Development Permit may only be approved only if all of the following findings are made:

1. The proposed use is consistent with the General Plan; The proposed Desert Storage Specific Plan which is specifically labeled as an allowable “Use” with an approval of a Development Permit within the table of permitted uses (Table 2.1, Desert Storage Specific Plan). The proposed development of the site and the project is consistent with the development standards and design guidelines, in reference to density, setbacks, height, open space, and architecture. Staff recommends this finding.

Item Number: 3.

SR-23-234

2. The proposed use is permitted within the subject land use district and complies with all of the applicable provisions of this zoning Ordinance, including prescribed development standards and design guidelines;
The proposed Specific Plan is for the development of a 63,600 sq. ft. RV Storage facility on a vacant

4.7acre site along with an already existing 742 self-storage unit, is consistent with the Zoning and General Plan land-use designations including the development standards and design guidelines within the Specific Plan. Staff recommends this finding.

3. The subject site is physically suitable for the type and intensity of the land use being proposed;
A RV Storage facility is specifically allowed as a “P” (Development Permit) within the Desert Storage Specific Plan. The proposed development site is located in a partially developed area of the city. An already fully developed self-storage facility that is suitable for the type and intensity of the land use for a new RV storage facility. Staff recommends this finding.

4. The proposed development would be compatible with existing and future developments within the land use district and general area;
The Desert Storage Specific Plan is compatible with existing and future developments within the land use district and general area since there is an already existing 742-unit self-storage facility. The RV storage will be designed to be compatible with future developments within the surrounding vicinity.

Staff recommends this finding.

5. There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use is not detrimental to public health and safety; The current project has been conditioned to ensure that adequate public access and roadway capacity to serve the proposed project site. Staff recommends this finding.

6. There is adequate public access and roadway capacity to serve the subject proposal; The proposed project, to develop an RV storage facility, does not introduce any hazardous materials or create any harmful effects to the environment or to the quality of natural resources. Therefore, the City has determined that the proposed project will not have or cause significant harmful effects upon environmental quality and natural resources. Staff recommends this finding.

7. There are no significant harmful effects upon environmental quality and natural resources; The proposed development of the Desert Storage Specific Plan has been assessed for environmental impacts. Mitigation measures are proposed for adoption included in the Mitigated Negative Declaration. The proposed project will be required to adhere to the mitigation measures in the MND and has been conditioned by Fire, Engineering and Planning Department’s to comply with current standards. The Building Department will review the plans upon submittal of the plan check to ensure the projects compliance with the California Building Code. Staff recommends this finding.

8. Any negative impacts of the proposed use can and shall be mitigated; and Item Number: 3.

SR-23-234
The proposed Desert Storage Specific Plan has been assessed for environmental impacts and mitigation measures have been imposed and will be required to adhere to the mitigation measures within the Mitigated Negative Declaration. Therefore, any negative impacts of the proposed use can and will be mitigated. Staff recommends this finding.

9.The proposed location, size, design, and operational characteristics of the planned use are not detrimental to the public interest, health, safety, convenience, or welfare of the City; The proposed project is for the development of an RV storage facility. The proposed development of the facility is consistent with the proposed Specific Plan, the permitted uses and development standards and will not be a determent to the public interest, public health safety convenience or the welfare of the City. Staff recommends this finding.

ATTACHMENTS:
1) Draft Conditions of Approval
2) Desert Storage Specific Plan
3) Draft Mitigated Negative Declaration
4) Appendix A CalEEMod
5) Appendix B Biological Report
6) Appendix C Cultural Report
7) Appendix D Prelim Geotech
8) Appendix E Tribal Consultation
9) Comment Letters w Responses
10) Full Set of Plans
11) Resolution
12) Ordinance
Item Number: 3.

1 DRAFT CONDITIONS OF APPROVAL
MEETING DATE: October 17, 2023
TITLE: Desert Storage Specific Plan
CASE NO: Specific Plan No. SP 21-1, DP No. 23-5, & ENV No. 23-4 PREPARED BY: Patricia M. Villagomez, Principal Planner
Project Specific Conditions

1. The applicant/developer shall obtain all necessary Building and Engineering permits prior to any ground disturbance.

2. The Desert Storage Specific Plan project site shall be in conformance with the approved Environment Documentation including but not limited to the Mitigated Negative Declaration.

3. The applicant/developer shall remove the barbed wire and paint the existing block wall on the eastern site to match the new wall installed on the western site prior to any Certificate of Occupancy issuance. Added by Planning Commission on September 12, 2023

4. The applicant/developer shall install landscape to the existing eastern site to have a uniform/cohesive frontage. Added by Planning Commission on September 12, 2023.

5. The applicant shall submit a Sign Permit application for all signs to be reviewed and approved by the Planning Department to include the following:
a) All sign shall be channel letters
b) No sign shall have exposed raceways or conduits
c) All signage shall comply with the Desert Hot Springs Municipal Code d) All signs that are removed shall be painted and patched immediately Administrative Conditions

6. The approval of DP 23-5 is subject to the two (2) year expiration provisions of the City’s Zoning Ordinance, as provided in Section 17.092.070 and will expire on Item Number: 3.

2 September 12, 2025.
‘’Commencement of construction shall have occurred within 2 years of Development Permit approval, or the permit shall become null and void. In addition, if after commencement of construction, work is discontinued for a period of 2 years, then the Development Permit shall become null and void. Further, if after issuance of grading permit, work is discontinued for a period of 6 months, then the Development Permit shall become null and void, unless extended.

Projects may be built in phases if so pre-approved by the review authority. If a project is built in pre-approved phases, each subsequent phase shall have 2 years from the previous phase’s date or first Certificate of Occupancy to the next phase’s date of construction commencement to have occurred, or the Development Permit shall become null and void. If no building permit is required for the Development Permit, the Development Permit shall expire if it is not exercised within 2 years of the approval.”

7. The applicant may request an extension of time for DP 23-5 per the City's Zoning Ordinance Section 17.92.100. Upon an application being filed and associated fees paid prior to expiration and for good cause, grant a time extension not to exceed 12 months. Upon granting the extension, the review authority shall ensure that the Development Permit complies with all current Zoning Ordinance provisions. The maximum number of extensions shall be limited to 3, for a total maximum term of 5 years.

8. Applicant/developer shall indemnify, protect, hold harmless and defend, with counsel selected by the City, the City and any agency or instrumentality thereof, and/or any of its officers, employees and agents from any and all claims, actions, or proceedings, including those involving environmental issues, against the City to attack, set aside, void, annul, and/or seek monetary damages resulting from an approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the entitlement application. City shall promptly notify both the Applicant/developer and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves its right to take any and all action the City deems to be in the best interest of the City and its citizens in regard to such defense.

9. All development on the Project Site shall be in compliance with all applicable provisions of the City’s Municipal Code as well as all applicable provisions of the adopted Building and Fire Codes. All new construction shall obtain a building permit and comply with the requirements of the Planning, Building, and Fire Departments.

Item Number: 3.

3 10. No Certificate of Occupancy (C of O) shall be granted until all Conditions of Approval have been completed and approved by the Planning, Engineering, Building, and Fire Departments unless otherwise identified herein.

11. The development of the project on the Project Site shall be in substantial compliance with the exhibits contained in the project file for SP 21-1, DP 23-5 & ENV 23-4 and incorporated herein by this reference.

12. Within fifteen (15) days of final approval (expiration of the appeal period) by the Planning Commission, the applicant/developer shall submit in writing, a statement indicating that he/she has read and agrees to the conditions imposed herein. This approval shall become void, and any privilege, permit, or other authorization granted under these entitlements if compliance with this condition has not been undertaken within the specified time limits.

13. The applicant/developer shall deliver within 5 (five) working days to the Community Development Department a cashier’s check, money order, or other acceptable form of payment made payable to “Riverside County” in the amount of $2,764.00 plus $50.00 for processing fee to enable the City to file a Notice of Determination required pursuant to California Code of Regulations Section 15075. Any additional fees that may be attributed to the required filing of environmental documents shall be paid by the applicant/developer. If applicant/developer has not delivered to the Community Development Department the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Game Code Section 711.4(c)). (Added by Staff)

14. The applicant/developer shall pay all established service, permit, impact, public art, and other applicable fees required by the City. Note: The Transportation Unified Mitigation Fee is collected by the City of Desert Hot Springs on behalf of the Coachella Valley Association of Governments. Questions on the calculation of this fee should be addressed to them at (760) 346-1127. The School District Fees are imposed by the Palm Springs Unified School District and questions should be addressed to them at (760) 416-6159.

Planning Conditions

15. The City, and any agency or instrumentality thereof, and/or any of its officers, employees and agents, including the Community Development Department, shall not under any circumstances whatsoever be responsible for ensuring compliance with Property Owner Association requirements, which requirements are private in Item Number: 3.

4 nature. The City, and any agency or instrumentality thereof, and/or any of its officers, employees and agents is not responsible for ensuring that the Property Owners Association has approved an application/project before the City approves an application and/or issuance of permits.

16. The applicant/developer shall maintain the Project Site after the start of construction and until the Project is completed, free of weeds, debris, trash or any other offensive, unhealthful and dangerous material. If after five (5) days’ notice by certified mail, the applicant/developer does not comply with the before mentioned criterion, the City may either cancel building or grading permits and/or enter the Project Site with City staff and remove all subject violations, bill the applicant/developer and/or put a lien on the Project Site.

17. All walls and trash enclosures shall have a decorative wall surface and a decorative cap that are consistent with the overall architecture of the project. The use of rolled concrete on any exterior walls or trash enclosures is specifically prohibited. The trash enclosure shall be constructed per City Standards.

Standard Landscaping/Parking Conditions

18. Wheel stops within the parking lot are prohibited unless required for ADA compliance.

19. All redwood headers are specifically prohibited from use on the project site.

Standard Graffiti Conditions

20. The applicant/developer and/or successor(s) in interest shall be responsible for the removal of any graffiti vandalism from the project site (exterior building surfaces and/or exterior walls/fences) within 24-hour after discovering the graffiti vandalism or receipt of notice from the City of the same. The applicant/developer shall contact the City’s Graffiti Hot Line at 888-562-3822 within 24 hours of discovering the graffiti vandalism.

21. The applicant/developer and/or successor(s) shall apply (and maintain) a protective coating or graffiti resistant materials acceptable to the City’s Public Works and/or Community Development Department, to provide for the effective and expeditious removal of graffiti on all exterior building elevations and/or project walls and/or replacement of defaced screening panels.

22. The Applicant/developer and/or successor(s) in interest hereby agrees to allow the Item Number: 3.

5 City and/or its agents to enter the property for the purpose of removing or painting over graffiti vandalism, if the applicant/developer and/or successor(s) in interest fail to remove the reported graffiti vandalism within the 24 hours of discovering the graffiti or receipt of notice from the City.

23. The applicant/developer and/or successor(s) in interest shall, to the extent feasible, have designed a building structure visible from any public or quasi-public place in such a manner to consider prevention of graffiti, including, but not limited to the following:
a. Use of additional lighting;
b. Use of non-solid fencing;
c. Use of landscaping designed to cover large expansive walls such as ivy or similar clinging vegetation; or
d. Use of architectural design to break up long, continuous wall or solid areas.

Lighting Conditions

22. Applicant/developer shall adhere to the City’s light standard and identify all light fixtures (wall mounted and pole lights) on the site plan.

Building & Safety Conditions

23.Project shall comply with the adopted California Building Standards Code (Title 24, California Code of Regulations) and other adopted City Ordinances which include the following:
a. CA Building Code
b. CA Plumbing Code
c. CA Mechanical Code
d. CA Electrical Code
e. CA Fire Code
f. CA Green Building Standards Code
g. CA Energy Code

24. As applicable, automatic fire sprinkler systems shall be installed in all new construction as per Chapter 9 of the California Building code and per City Ordinance. Design and type of system shall be based upon the requirements of the California Building Code, the California Fire Code and the requirements of the Fire Department.

Item Number: 3.

6 25. The requirements of the Department of Environmental Health Services and the Air Quality Management District shall be satisfied prior to the issuance of any permit if hazardous materials are stored and/or used.

26. Any temporary building, trailer, commercial coach, etc. installed and/or used in connection with a construction project shall obtain a Temporary Use Permit and comply with the City of Desert Hot Springs requirements.

27. All perimeter/boundary walls shall be designed and constructed so that the outer/exterior face of the wall is as close as possible to the property line. In any case, the outer/exterior face of the wall shall be within two (2) inches of the property line. Distances greater than two (2) inches may be approved prior to construction by the Building Official on a case-by-case basis for extenuating circumstances.

28. All property lines, easement lines, etc. shall be located and/or relocated in such a manner as to not cause any existing structure to become non-conforming with the requirements of the latest adopted edition of the Building Code, or any other applicable law, ordinance, or code.

29. If hazardous substances are used and/or stored, a technical opinion and report, identifying and developing methods of protection from the hazards presented by the hazardous materials may be required. This report shall be prepared by a qualified person, firm, or corporation and submitted to the Building Department.

This report shall also explain the proposed facility's intended methods of operation and list all of the proposed materials, their quantities, classifications, and the effects of any chemical (material) inter-mixing in the event of an accident or spill.

Police Department Conditions

30. The applicant/developer shall comply with all applicable federal, state and City laws and regulations.

31. All traffic, parking and security for events are subject to Police Department approval. Additional Conditions and requirements may apply.

32. The applicant/developer shall incorporate all aspects of Crime Prevention through Environmental Design for visual surveillance, access control and territorial reinforcement.

33. The applicant and operator shall at all times implement the Utilize Crime Item Number: 3.

7 Prevention Through Environmental Design (C.P.T.E.D) throughout the project, as follows:

CPTED Principle #1 – Natural Surveillance
"See and be seen" is the overall goal when it comes to CPTED and natural surveillance. A person is less likely to commit a crime if they think someone will see them do it. Lighting and landscape play an important role in Crime Prevention Through Environmental Design.

CPTED Principle #2 - Natural Access Control
Natural Access Control is more than a high block wall topped with barbed wire.

Crime Prevention Through Environmental Design or CPTED utilizes the use of walkways, fences, lighting, signage and landscape to clearly guide people and vehicles to and from the proper entrances. The goal with this CPTED principle is not necessarily to keep intruders out, but to direct the flow of people while decreasing the opportunity for crime.

CPTED Principle #3 – Territorial Reinforcement
Creating or extending a "sphere of influence" by utilizing physical designs such as pavement treatments, landscaping and signage that enable users of an area to develop a sense of proprietorship over it is the goal of this CPTED principle.

Public areas are clearly distinguished from private ones. Potential trespassers perceive this control and are thereby discouraged.

CPTED Principle #4 – Maintenance
CPTED and the "Broken Window Theory" suggests that one "broken window" or nuisance, if allowed to exist, will lead to others and ultimately to the decline of an entire neighborhood. Neglected and poorly maintained properties are breeding grounds for criminal activity. We will work with you to develop a formal CPTED based maintenance plan to help you preserve your property value and make it a safer place.

34. Prior to issuance of building permits, the site plan shall indicate all perimeter walls and fences to be of a design to prevent or discourage scaling & graffiti.

35. Prior to issuance of building permits, that landscape plan shall include drought tolerant “hostile vegetation” shall be used when possible under windows and around the fence line.

36. Prior to issuance of building permits, the plans shall be approved to indicate the location and type of all gate control and access equipment and/or systems (e.g.

Knox box, keypad, radio control, etc.) Prior to issuance of occupancy permits, the applicant will provide all access equipment, materials, codes, etc. to the City of Desert Hot Springs Police Department.

37. Any private security service that uses security guards with uniforms shall assure to the satisfaction of the City of Desert Hot Springs Police Department that the Item Number: 3.

8 uniforms are sufficiently different in appearance from any uniform of the Police Department, Riverside County Sheriff or other local police department.

Engineering Conditions
General Requirements

38. The applicant/developer shall annex to Community Facilities District No. 2010-1 for the maintenance of:
a) Landscape/hardscape
b) Streetlights
c) Drainage Basins/Storm Drain Facilities

39. The applicant/developer shall pay five thousand dollars ($5,000) cost for the City’s consultant to annex the Community Facilities District No. 2010-1 and the City fee for processing the request, prior to the issuance of an occupancy permit.

40. The applicant/developer shall pay five thousand dollars ($5,000) cost for the City’s consultant to annex to PTAX2 and the City fee for processing the request, prior to the issuance of an occupancy permit.

41. The applicant/developer shall submit the following items for approval from the Engineering Department:
a) Grading Plans with the street address for each lot and/or building footprints b) Storm Drain/Drainage Plans
c) Street Improvements Plans
d) Street Signage and Stripping Plans
e) Street Lighting Plans
f) Geotechnical report
g) Hydrology Report
h) Water Quality Management Plan
i) Composite Utility Plans
j) (Sewer and Water Plans – Submit to Mission Springs Water District)

42. Any required water and sewer facilities must be constructed and paid for by the applicant/developer per the stands of the Coachella Valley Water District (CVWD) and will require inspection by CVWD.

43. A soil compaction report shall be prepared and submitted to the City Building Department for approval prior to issuance of any building permit.

44. There shall be no encroachment into public rights of way for construction trailers, equipment, trash bins, portable toilets, or materials; all of which shall be kept onsite. Construction access to the site shall be by an approved driveway, entry, or curb cut; no asphalt ramps or curb jumping is permitted.

Item Number: 3.

9 45. At no time shall any adjacent streets for the project be allowed to be used for construction staging, storage or other such construction related activities. Access by heavy equipment shall be limited to the minimum number of trips essential to completing the construction. Any damage to the existing public roadways, sidewalks or other infrastructure shall be repaired or replaced by the Applicant’s contractor at his own expense, as directed by the City Engineer.

46. The applicant/developer shall submit an owner-and contractor-signed PM10 Dust Control Implementation Plan in accordance with the standards and codes of the City and the South Coast Air Quality Management District (SCAQMD). Plans shall be submitted for review and approval by the Public Works Department prior to the issuance of any grading and/or applicable building permits. Any site that is greater than 10 acres shall concurrently process a PM10 Dust Control Implementation Plan with the SCAQMD. For further information contact the SCAQMD at:

South Coast Air Quality Management District (SCAQMD)
21865 Copley Drive
Diamond Bar, CA 91765
(800) CUT-SMOG (288-7664)
www.aqmd.gov

47. The applicant/developer shall comply with the National Pollution Discharge Elimination System (NPDES) requirements per the California Regional Water Quality Control Board (RWQCB) regulations. The Applicant/Developer shall submit a Project Specific Stormwater Pollution Prevention Plan (SWPPP) to comply with the California General Permit for Stormwater Discharges Associated with the Construction Activity, prior to the issuance of a grading permit. For projects larger than 1 acre, the Applicant/Developer shall obtain all required permits from the California Regional Water Quality Control Board (RWQCB) and submit a copy of the Notice of Intent (NOI) and the Waste Discharge Identification Number (WDID#) to the City’s Public Works Department prior to the issuance of the any grading permit.

For further information contact the RWQCB at:

California Regional Water Quality Control Board (RWQCB), Colorado River Basin Region,
73-720 Fred Waring Drive #100
Palm Desert, CA 92260
(760) 346-7491
www.waterboards.ca.gov/colorariver

48. The applicant/developer shall comply with section 8.08 Recycling and Diversion of Waste from Construction and Demolition of the Municipal Code and file a Plan with the City’s Building Department prior to the start of any construction.

Item Number: 3.

10 49. The design of the on-site grading, street improvements and the storm drainage improvements shall be coordinated with all adjacent projects to the satisfaction of the City Engineer.

50. All overhead utilities less than 92kv, located within the project boundaries, bordering the project and/or fronting the project shall be undergrounded.

51. If not all the public improvements are completed before the applicant/developer applies for a Certificate of Occupancy, the applicant/developer may submit an engineer’s estimate with approved improvement plans and shall file an improvement agreement with security to guarantee completion of public improvements as follows:
a. A faithful performance security in an amount deemed sufficient by the City Engineer to cover up to 100% of the total estimated cost of all required improvements, including bonding requirements for grading as outlined in the Municipal Code.
b. A labor and material security to cover up to 50% of the total estimated cost of all required improvements.
c. If the required project improvements are financed and installed pursuant to special assessment proceedings, upon the furnishing by the contractor of the faithful performance and labor and material security required by the special assessment act being used, the City may reduce the improvement security of the Applicant/Developer by an amount corresponding to the amount of the security furnished by the contractor.
d. Notwithstanding the above, the Applicant/Developer may satisfy the requirement for security of certain improvements by providing proof that same has been posted with another public agency subject to the approval of the City Engineer.

52. Security may be one of the following types subject to the approval of the City Engineer and City Attorney as to form:
a. Bonds - All bonds shall be executed by a surety company authorized to transact business as a surety, and have an agent for service in California, together with an acceptable policy holder’s rating. The bond(s) shall contain the nearest street address of the institution providing the bond(s). b. Cash Deposits - In lieu of the faithful performance and labor and material bonds, the developer may submit cash deposits or negotiable bonds of a kind approved for securing deposits of public monies under the conditions hereinafter described.
c. Disbursements from cash deposits shall be made in compliance with a Item Number: 3.

11 separate agreement between the developer and the City. A bookkeeping fee of 1% of the total amount deposited with the City for each cash deposit shall be submitted with each security. Disbursements from a cash deposit in any instance shall not be permitted unless and until authorized in writing by the City Engineer.

53. All improvement agreements shall be approved by the City Attorney and City Council. Security for the agreement shall be approved by the City Attorney and Administrative Services Director.

On-Site Street Improvements

54. The on-site driveways and parking areas shall be improved with asphalt or concrete paving, permeable pavers, curbs, gutters, and appurtenances as shown generally on the approved site plan. The thickness of pavement shall be determined by the applicant’s engineer based upon “R” value tests taken of the soils and appropriate traffic indices to be determined by the applicant’s engineer, all subject to approval by the City Engineer.

55. All on-site paving, curbs and gutters, sidewalks, ramps and other site work shall be constructed to City standards, subject to the improvement plans approved by the City Engineer.

56. The applicant/developer is required to construct all transition and missing links between existing and proposed improvements.

57. The proposed driveways shall be a radius driveway per City of Desert Hot Springs Standard No. 207.

58. The applicant/developer shall ensure that all existing improvements within the street right-of-way are not damaged during construction. Any improvements within the public right-of-way shall be replaced or repaired if deemed unacceptable due to damage during construction by the City Engineer.

Off-Site Street Improvements

59. All street improvements shall include construction of asphalt concrete pavement over base material, curb/gutter, sidewalk, streetlights, catch basins, storm drains, and fully landscaped and irrigated perimeter along the property frontages at the cost of the applicant.

60. Improvements shall include removal and construction of existing street improvements that are severely damaged and/or not in compliance with City Standards.

61. All sidewalks, ramps, and landings shall be compliant with the Americans with Disability Act.

Item Number: 3.

12 62. Proposed street striping shall be per Caltrans Standards approved by the City Engineer.

63. The minimum grade on all proposed streets shall be 0.50% unless approved in advance, in writing, by the City Engineer.

64. The applicant/developer shall dedicate 15’ of right-of-way on Dillon Road along the northerly project frontage.

65. The applicant/developer shall dedicate 30’ of right-of-way along Beacon Way along westerly project frontage.

66. The applicant/developer shall dedicate 30’ of right-of-way along Wolven Street along southerly project frontage.

67. The applicant/developer shall construct the following offsite street improvements:
a. Dillon Road shall be constructed as full half-width improvements (55’ from centerline to right-of-way) along entire project frontage including curb, gutter, sidewalk, and landscaping.
b. Beacon Way shall be constructed as full half-width improvements (30’ from centerline to right-of-way) plus 6’ additional pavement west of centerline along entire project frontage including curb, gutter, sidewalk and landscaping.
c. Wolven Street shall be constructed as full half-width improvements (30’ from centerline to right-of-way) along entire project frontage including curb, gutter, sidewalk and landscaping.

68. Beacon Way shall be blocked off at a location approved by the City Engineer until such a time when Wolven Street is constructed.

Drainage

69. The applicant/developer shall submit a project specific Hydrology Report, using Riverside County Flood Control and Water Conservation District’s Hydrology Manual for City review and approval, analyzing the 10-year and 100-year storm events and hydraulic analyses for the proposed drainage systems.

70. No nuisance water shall escape the site onto public streets.

71. All tributary offsite runoff from adjacent properties that has historically been directed onto the proposed project must be intercepted and discharged in a Item Number: 3.

13 manner that perpetuates existing flow patterns, with the exception of historical retention that occurred on-site.

72. The applicant/developer shall provide on-site storm water retention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells designed to eliminate standing water in the basin. The retention basin shall be sized to mitigate the post-development storm water flow rate within the limits of the project to predevelopment levels based on a 100-year storm event of 24-hour duration and shall completely drain/percolate any storm event within 72 hours. The retention basin shall be designed with a maximum depth of 5 feet and maximum side slopes of 3:1 and shall not be used for purposes other than for the collection of storm water, nuisance water and well blow-off water. Alternate methods may be provided with the approval of the City Engineer.
a. Any other facilities required in the drainage/hydrology study shall be designed and installed as detailed in Section 15.68, Flood Plain Management, and Section 15.72 Floodplain Construction of the Desert Hot Springs Municipal Code.
b. All retention basins/systems shall be located on site; off-site retention basins/systems are specifically prohibited.
c. Retention Basin Vehicular Access - Vehicular access shall be provided for maintenance of the retention basins to the satisfaction of the City Engineer.

The City Engineer shall determine the need and/or design of such access.

The grading of a “road” to the bottom shall comply with health and safety standards and shall meet the requisite design requirements including geometries and capacity of the basin(s). Maintenance of retention basins and drainage system shall be the responsibility of the Applicant/property owner/operator. Retention basins with side slopes equal to or greater than 4:1 and equal to or less than 5 feet in depth will not require an access road to the bottom of the basin.

73. The applicant/developer shall prepare and submit a Project Specific Final Water Quality Management Plan pursuant to the Whitewater River Region Water Quality Management Plan for Urban Runoff.

74. If the site is located in a Federal Emergency Management Act (FEMA) Flood Zone, structures on the property shall be protected from flood hazard. A (FEMA) Elevation Certificate shall be provided to the Building Department prior to issuance of a grading permit and shall be resubmitted “as constructed" prior to final grading signoff.

75. The applicant/developer shall submit the project to the Department of the Army Corps of Engineers and the California Department of Fish and Game for approval of any development construction in the “Blue Line Stream” shown on the U.S Geological Survey Quadrangle Map, Desert Hot Springs California, and obtain all required clearance and approvals.

Item Number: 3.

14 Environmental/Tribal Mitigation Conditions

76. The applicant/developer shall implement all mitigation measures and monitoring program requirements outlined in the Environmental Documents.

Fire Department Conditions

77. Provide or show there exists a water system capable of delivering a fire flow of 4,000 gallons per minute for a 4-hour duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. Fire flow is based on Type III-B construction protected with an automatic fire sprinkler system. Due to building construction type and fire sprinkler credits, fire flow requirements may be revised as determined by future building plans. California Fire Code (CFC) 507.3

78. Fire flow availability verification shall be obtained from the local water authority in the proximity of the above noted project. Verification shall be provided to the Riverside County Fire Department Office of the Fire Marshal prior to building permit issuance. CFC 507.3

79. Fire Hydrant(s) location and spacing shall comply with CFC 507.5 and Table C102.1. Fire hydrant(s) shall be located not to exceed their allotted distances apart in any direction as measured by an approved route around the building including their maximum distance from any point on a street or road frontage. Fire hydrants shall provide the required fire flow. Distance requirements for the fire hydrants may change when updated fire flow is calculated. CFC 507.1

80. Prior to Building plan approval and construction; applicant/developer shall furnish required copies of the water system fire hydrant plans to Riverside County Fire Department Office of the Fire Marshal for review. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing and minimum fire flow CFC 507.1. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. CFC 3312

81. All proposed traffic calming elements for this development shall be submitted to the Fire Department for review and approval. Roadway design features (speed bumps, speed humps, speed control dips, cushions etc.), which may interfere with emergency apparatus responses, shall not be installed on fire access roadways, unless they meet design criteria approved by Riverside County Fire Department Office of the Fire Marshal. CFC 503.4.1

82. The applicant or developer shall prepare and submit to the Fire Department for approval, a precise grading plan. Access lanes will not have an up, or downgrade Item Number: 3.

15 of more than 12%. Access will not be less than twenty-four feet (24’) in width and will have an unobstructed vertical clearance not less than 13’6”. Access lanes shall be designed to withstand the weight of 60,000 pounds over two axles and 75,000 pounds over three axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface to provide all weather driving capabilities. Streets shall be constructed in accordance with the City of Desert Hot Springs Engineering Street Standards. CFC 503.2

83. Driveway loops, fire apparatus access lanes and entrance curb radius should be designed to adequately allow access of emergency fire vehicles. The applicant or developer shall prepare and submit to the Fire Department for approval; a site plan designating required fire lanes with appropriate lane printing and/or signs.

Required identification standard/guidelines handout shall be obtained from Riverside County Fire Department Office of the Fire Marshal. CFC 503

84. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around the fire apparatus constructed with turnarounds and or hammerheads. Fire apparatus shall be capable of maneuvering through the site with a minimum inside radius of 14’-0” and outside of 38’-0” throughout. CFC 503.2.5

85. Knox Gate Access (Automatic): Electric gate operators shall be provided with Knox key switches. Electric gate operators shall also be connected to a remote signal receiver compatible for use with the preemption devices on the Riverside County Fire Department apparatus. The gate shall automatically open upon receiving a remote signal from the fire apparatus and remain in the fully open position for a minimum of 30 seconds. CFC 506.1

86. All new commercial structures 3,600 square feet or larger shall be protected with a fire sprinkler system. Based on information provided for the building, an approved commercial fire sprinkler system designed by a current licensed C-16 contractor in accordance with NFPA 13 is required. Plans must be submitted with current fee to Riverside County Fire Department Office of the Fire Marshal for review and approval prior to installation. CFC 903.2 as amended by the City of Desert Hot Springs Municipal Code

87. Residential fire sprinklers are required for all Group R occupancies regardless of square footage in accordance with the California Fire Code (CFC). Plans must be submitted with current fee to Riverside County Fire Department Office of the Fire Marshal for review and approval prior to installation. CFC 903.2.8

88. Display street numbers in a prominent location on the address side and rear access if applicable. Building address numbers shall be a minimum of 12” for building(s) up to 25’ in height and 24” in height for building(s) exceeding 25’ in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. Address numbers shall be a durable type of Item Number: 3.

16 material to withstand all weather harming conditions. Reference CFC Section 505.1 as amended by the City of Desert Hot Springs Municipal Code and the County of Riverside Premises Identification Standard.

89. Residential dwellings numbers shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly visible from the street or road fronting the property. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. Address numbers shall be a durable type of material to withstand all weather harming conditions. Address numbers shall be Arabic numbers or alphabetic letters. Numbers shall be a minimum of 6 inches high with a minimum stroke width of 0.5 inch. Riverside County Fire Department Office of the Fire Marshal’s Fire Prevention Standard FPS 07-01

90. Install a portable fire extinguisher, with a minimum rating 2A:10BC, for every 75 feet of travel distance. Fire extinguishers shall be mounted no higher than 5 feet above finished floor, as measured to the top of the extinguisher. Where not readily visible, signs shall be posted above all extinguishers to indicate their locations.

Extinguishers must have current CSFM service tags affixed; or within one year from the date of month and year of manufacture. Fire extinguishers shall be secured in an approved fire extinguisher cabinet. CFC 906.1, CFC 906.3, CFC 906.8

91. During the construction of this project, the site address shall be clearly posted at the job site entrance. This will enable incoming emergency equipment and the inspectors to locate the job site from the assigned street location. Numbers shall be a minimum of 12 inches in height. CFC 505.1

92. Fire Safety during construction shall be in accordance with Chapter 33 of the CFC.

An approved vehicle access, either permanent or temporary, shall be provided during construction. CFC 3310.1

93. Conditions subject to change with adoption of new codes, ordinances, or when buildings permits are not obtained within twelve (12) months. All final fire department conditions will be addressed when detailed site and building plans are submitted and reviewed. Compliance with California Fire and Building Codes shall be required.

94. Nothing in Riverside County Fire Department Office of the Fire Marshal’s review shall be construed as encompassing structural integrity. Review of this plan does not authorize or approve any omission or deviation from all applicable regulations.

All questions regarding the meaning of these code requirements should be referred to Riverside County Fire Department Office of the Fire Marshal at 760-863-8886.

Water Service
Item Number: 3.

17 95. The applicant/developer shall comply with all rules, laws, ordinances, guidelines, and regulations of the Coachella Valley Water District for water and for wastewater disposal services. Prior to issuance of any certificate of occupancy, the applicant/developer shall provide evidence to the satisfaction of the City Engineer that all permits and approvals for water service and wastewater disposal have been obtained.

END
Item Number: 3.

DESERT STORAGE

SPECIFIC PLAN

DESERT HOT SPRINGS, CALIFORNIA
Prepared by:

Terra Nova Planning and Research, Inc.
42635 Melanie Place, Suite #101
Palm Desert, CA 92211
May 2023
Item Number: 3.

DESERT STORAGE 2

SPECIFIC PLAN
Table of Contents

1. INTRODUCTION................................................................................................................................................ 4

1.1 PROJECT INTRODUCTION AND SUMMARY..................................................................................................................... 4

1.2 LOCATION AND SETTING........................................................................................................................................... 5

1.3 AUTHORITY AND SCOPE.......................................................................................................................................... 11

1.4 PROJECT DESCRIPTION ........................................................................................................................................... 11

1.5 GENERAL PLAN CONSISTENCY.................................................................................................................................. 12

1.6 CEQA COMPLIANCE.............................................................................................................................................. 12

2. DEVELOPMENT STANDARDS .......................................................................................................................... 14

2.1 ALLOWABLE USES ................................................................................................................................................. 14

2.2 LAND USE DEVELOPMENT STANDARDS...................................................................................................................... 17

2.2.1 Mini-Storage Development Standards..................................................................................................... 17

2.3 PARKING STANDARDS ............................................................................................................................................ 18

2.4 CIRCULATION AND EMERGENCY ACCESS .................................................................................................................... 19

3. DESIGN GUIDELINES ....................................................................................................................................... 20

3.1 ARCHITECTURE ..................................................................................................................................................... 20

3.1.1 Building Heights and Massing.................................................................................................................. 20

3.1.2 Building and Design Materials................................................................................................................. 21

3.2 LANDSCAPING ...................................................................................................................................................... 21

3.3 SIGNAGE ............................................................................................................................................................. 25

3.4 WALLS AND FENCES .............................................................................................................................................. 25

3.4.1 Trash and service area enclosures ........................................................................................................... 26

3.5 LIGHTING ............................................................................................................................................................ 26

4. INFRASTRUCTURE .......................................................................................................................................... 27

4.1 ROADWAYS AND DRIVEWAYS .................................................................................................................................. 27

4.2 DRAINAGE AND FLOOD CONTROL............................................................................................................................. 28

4.3 PUBLIC UTILITIES................................................................................................................................................... 30

4.3.1 Sewer........................................................................................................................................................ 30

4.3.2 Water....................................................................................................................................................... 30

4.3.3 Other Utilities........................................................................................................................................... 30

5. ADMINISTRATION AND IMPLEMENTATION.................................................................................................... 31

5.1 APPLICATION REVIEW PROCESS ............................................................................................................................... 31

5.2 SPECIFIC PLAN AMENDMENTS ................................................................................................................................. 32

5.3 FINANCING .......................................................................................................................................................... 32

6. GENERAL PLAN CONSISTENCY ........................................................................................................................ 33 Item Number: 3.

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List of Tables
Table 1-1 – Project Land Uses.......................................................................................................11 Table 2-1 – Allowable Uses...........................................................................................................14 Table 2-2 – Development Standards.............................................................................................17 Table 2-3 – Parking Schedule........................................................................................................19 Table 2-4 – Handicapped Parking Requirements..........................................................................19 List of Figures
Figure 2 – Dillon Road Typical Section (110-ft ROW)....................................................................27 Figure 3 – Beacon Way / Wolven Street Typical Section (60-ft ROW)..........................................28 List of Exhibits
Exhibit 1 – Regional Location Map .................................................................................................6 Exhibit 2 – Vicinity Map ..................................................................................................................7 Exhibit 3 – Project Area Map ..........................................................................................................8 Exhibit 4 – Project Location Map....................................................................................................9 Exhibit 5 – Land Use Designations and Zoning Districts...............................................................10 Exhibit 6 – Conceptual Site Plans..................................................................................................13 Exhibit 7 – Conceptual Landscape Plan ........................................................................................23 Exhibit 8 – Rock and Materials Plan .............................................................................................24 Exhibit 9 – Preliminary Hydrology Map ........................................................................................29

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1. Introduction
The Desert Storage Specific Plan (the SP or the Project) provides the vision for a commercial development, comprised of mini-storage and recreational vehicle (RV) storage facilities, on an approximately 9-acre site in the City of Desert Hot Springs. The site, comprised of two properties, is located on the south side of Dillon Road, approximately 1,300 feet west of Palm Drive. This Specific Plan contains all the components required by State law, as well as other components such as architectural design concepts, guidelines, and standards required by the City. The objectives of this Specific Plan are to:
• Develop a comprehensive land use plan guiding the uses, configuration, and intensity of the subject properties.
• Guide the development of a commercial project in an area of Desert Hot Springs that is planned for mixed-use development.
• Establish development standards and design guidelines to ensure that the result of the current and proposed components of the Project is cohesive and functional.

1.1 Project Introduction and Summary
The Desert Storage Specific Plan consists of 9.03 acres of land situated in the southern portion of Desert Hot Springs, approximately 1,300 feet west of the intersection of Dillon Road and Palm Drive. The site is comprised of two parcels, APN 657-220-003 and -023.

The two parcels making up the Project site are currently zoned Mixed Use – Corridor (MU-C), which is intended to provide “higher-intensity, commercially oriented activity,” such as commercial retail and professional offices, as well as residential and civic uses. Currently, one of the two parcels making up the SP site, APN 657-220-023, is occupied by an existing mini-storage facility. The other parcel, APN 657-220-003 is currently vacant.

The SP site is currently surrounded by a mix of vacant land as well as some commercial and residential uses. With buildout of the General Plan, the area surrounding the SP will be developed with residential, mixed, and open space uses.

The Desert Storage SP establishes the design and development zoning standards for development in the planning area, both as described in this document and moving forward.

These development standards and design guidelines promote development that is visually cohesive and that will complement the vision for development in the area, as set forth in the City’s General Plan.

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1.2 Location and Setting
The City of Desert Hot Springs is in the northwest of the Coachella Valley, in Riverside County, California. It is approximately 95 miles east of Los Angeles, 5 miles north of Palm Springs, and 5 miles southwest of Joshua Tree National Park (Exhibit 1: Regional Location Map and Exhibit 2:

Vicinity Map).

The Desert Storage Specific Plan area is in the southern portion of Desert Hot Springs, located on the south side of Dillon Road and approximately 1,300 feet west of Palm Drive. Dillon Road runs east-west, connecting the City of Desert Hot springs to State Route 62/Twentynine Palms Highway in the west, and the Desert Edge, Sky Valley, and Indio Hills communities in the east.

Palm Drive runs north-south, connecting Desert Hot Springs to Palm Springs, where it shares an interchange with Interstate-10 and Palm Drive becomes North Gene Autry Trail/Highway 111. (Exhibit 3: Area Location Map).

The lands to the north and south of the SP planning area are vacant. The property to the west of subject site is currently occupied by a plant nursery, and the property to the east is occupied by residential uses. Properties to the northeast of the subject site are occupied by residential uses and a pet cemetery (Exhibit 4: Project Location Map).

As shown in Exhibit 5, the planning area as well as adjacent properties to the north, east, and west are designated and zoned as Mixed-Use Corridor (MU-C). Lands to the south of the Project site are designated and zoned as Residential High (R-H). The site to the northwest of the Project is designated and zoned as Open Space (OS).

The topography of the subject property is generally level, with a slight incline towards the northwest. Elevations on site range from approximately 830 feet to 833 feet above mean sea level. Soils on the property consist of Myoma fine sand (0 to 5 percent slopes), a light brown alluvial sand. Vegetation observed in the area belongs to the creosote bush scrub community.

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1.3 Authority and Scope
The authority to adopt and implement the Desert Storage SP is granted to the City of Desert Hot Springs by the provisions of California Government Code §65450 et seq. When a specific plan is approved, it becomes the zoning ordinance for the planning area it covers. The SP is intended to ensure high quality development consistent with the goals, objectives, and policies in the Desert Hot Springs General Plan.

Per Desert Hot Springs Municipal Code §17.128.040, the Planning Commission and City Council must hold a public hearing upon receipt of a specific plan application. Notice of the hearings shall be given pursuant to the requirements of Chapter 17.104 (Hearings and Appeals).

1.4 Project Description
The Desert Storage SP establishesthe building and development standards for the approximately 9-acre planning area. The Specific Plan proposes the development of a recreational vehicle (RV) storage facility adjacent to the existing on-site mini-storage facility. The two storage facilities would be linked by an internal sidewalk, and would share a perimeter wall and landscaping to provide a uniform frontage.

Based on the current Project design, the square footage for the proposed land uses is shown in Table 1-1, below (see Section 2.1, Table 2 – Allowable Uses, for more details on permitted land uses). The area and land uses shown in Table 1-1 may change during the design and development process.

Table 1-1 – Project Land Uses
Desert Storage Specific Plan
Land Use Currently Proposed
Mini Storage 102,500 square feet
RV Storage 63,600 square feet
Caretaker Quarters 1,492 square feet
The mini storage facility is an existing use on one of the two parcels (APN 657-220-023) making up the SP area. The Project proposes the development of an RV storage facility with an accompanying caretaker’s quarters, which would be developed as a single phase. A perimeter wall would be installed around the new development, joining with the existing perimeter wall around the mini-storage facility, and providing a cohesive frontage on Dillon Road. An internal sidewalk would also be installed, linking the two properties (Exhibit 6 – Conceptual Site Plan).

The conceptual site plan demonstrates the proposed land uses and plan currently envisioned for the western parcel (APN 657-220-003) of the SP area. Should plans change and the RV storage facility and accompanying caretaker quarters not be built, all future land uses will be subject to the requirements of this Specific Plan, including Table 2-1, Allowable Land Uses. The design guidelines included in the Specific Plan permit flexibility for future development under the Mixed Use zone as amended by this Specific Plan.

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1.5 General Plan Consistency
California Government Code §65450-§65453 permits the adoption and administration of Specific Plans as an implementation tool for elements contained within the local General Plan. The City of Desert Hot Springs General Plan provides guidance for long-term growth and development in the City through comprehensive plans for future development. Consistency with the General Plan is achieved when the various land uses within the Specific Plan are compatible with the goals, policies, and general pattern of land uses contained in the General Plan. Consistency is defined as: “An action, program, or project is consistent with the General Plan if, considering all its aspects, it will further the objects and policies of the General Plan and not obstruct their attainment.” This statement from the Governor’s Office of Planning and Research (OPR) describes how a Specific Plan should be consistent with the General Plan.

17.128.070 Findings.

A specific plan may be adopted only if all of the following findings are made:

A. The proposed plan is consistent with the General Plan.

Discussion of the Desert Storage Specific Plan’s consistency with the goals and policies of the City of Desert Hot Spring’s General Plan are provided in Section 6 of this document.

1.6 CEQA Compliance
In compliance with the California Environmental Quality Act (CEQA), the City identified the preparation of this Specific Plan as a “Project” under CEQA and prepared an Initial Study/Mitigated Negative Declaration. This Mitigated Negative Declaration identified mitigation measures as needed to eliminate or reduce the Project’s potential adverse effects on the environment to a less than significant level. The Initial Study was circulated to all responsible and trustee agencies, and all other interested parties, for a period of 20 days, and was adopted in conjunction with this Specific Plan.

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2. Development Standards
This section of the Desert Storage Specific Plan serves as the Planning Area’s Zoning Ordinance.

Standards are guidelines which are applied in the SP area are described in detail below. When the City’s existing Zoning Ordinance standards and guidelines apply, a reference is made to the appropriate section of the Ordinance.

2.1 Allowable Uses
The Desert Storage Specific Plan area is designated as Mixed-Use Corridor (MU-C) in the City’s General Plan (2020), and Mixed-Use Corridor (MU-C) on the Zoning Map (2020). Per the General Plan, the intent of MU-C designated areas is to provide:
“…higher-intensity, commercially oriented activity with maximum residential densities of 30 dwelling units per acre and/or maximum nonresidential intensities of 1.50 FAR. This district provides for integrated commercial retail, professional office, residential, and civic uses.”
MU-C permits and conditionally permits service vehicle service and fueling stations, as well as a variety of commercial retail uses. It does not permit storages services, including personal storage and outdoor recreational vehicle (RV) storage. However, the Project site includes an existing mini-storage (personal). The addition of outdoor RV storage or additional personal storage would therefore be compatible with the adjacent mini-storage facility, would expand the commercial services allowed in this area of the City, and would not meaningfully change the character or use of the land.

Caretaker quarters are not a permitted use in the MU-C zone. However, given that the MU-C permits various residential uses, the addition of caretaker quarters would be consistent with the character of the area as proposed in the General Plan and would not conflict with the proposed uses.

Table 2, below, provides a comparison of the land uses permitted in the Specific Plan with the General Plan/Zoning Ordinance allowable land uses. If a use is not listed in the below table, the Community Development Director, upon written request and in conformance with the provisions of Section 17.14 Mixed-Use Districts of the Desert Hot Springs Zoning Ordinance, may review the proposed unlisted use and determine whether it is permitted, requires a conditional use permit, or is not permitted.

Table 2-1 – Allowable Uses
Desert Storage Specific Plan
Use MU-C Specific Plan
(SP-MU-C)
Business, financial, and professional office
ATMs – Drive-up A A
Business Support Services P P
Check Cashing and/or Payday Loans CUP CUP
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Table 2-1 – Allowable Uses
Desert Storage Specific Plan
Use MU-C Specific Plan
(SP-MU-C)
Financial Institutions or Related Services (without drive-through facilities) P P
Office, Business and Professional (excluding Medical and Dental Office) P P
Eating and drinking establishments
Bars, Lounges, Nightclubs, and Tasting Rooms CUP CUP
Food Preparation/Catering (no on-site sales or service) P P Restaurant – Full or Limited Service, Serving Alcohol CUP CUP Restaurant – Full or Limited Service, No Alcohol Sales P P Restaurant with Drive-through Facilities CUP CUP
Snack Bar A A
Lodging
Hotel or Motel (without spa) CUP CUP
Spa Resort CUP CUP
Low Barrier Navigation Center P P
Marijuana Uses
Marijuana Entertainment Facilities CUP CUP
Marijuana Storefront Retail CUP CUP
Marijuana Testing Facilities P P
Medical-related and Care Uses
Clinic and Urgent Care CUP CUP
Day Care Center CUP CUP
Hospital CUP CUP
Office, Medical and Dental Office P P
Residential Care Facilities AUP AUP
Public and Assembly Uses
Cultural Institutions P P
Public Assembly Facilities CUP CUP
Religious Assembly Facilities CUP CUP
Schools, Private CUP CUP
Trade and Vocational Schools CUP CUP
Tutoring and Education Centers P P
Recreation and Entertainment
Arcade (Electronic Game Center) AUP AUP
Art Gallery P P
Commercial Recreation – Indoors CUP CUP
Commercial Recreation – Outdoors CUP CUP
Entertainment, Indoor AUP AUP
Health/Fitness Facilities – Small P P
Health/Fitness Facilities – Large CUP CUP
Residential
Dwelling, Multifamily P P
Home Occupations A A
Live/Work Unit P P
Single Room Occupancy (SRO) CUP CUP
Supportive Housing P P
Transitional Housing P P
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Table 2-1 – Allowable Uses
Desert Storage Specific Plan
Use MU-C Specific Plan
(SP-MU-C)
Retail Uses
Alcohol Beverage Sales – For Off-Site Consumption CUP CUP Alcohol Beverage Sales – For On-Site or Off-Site Consumption, in Conjunction with an Allowed Use CUP CUP
Building Materials and Services, Indoor P P
Convenience Store, No Alcohol Sales P P
Farmer’s Market TUP TUP
Grocery Store P P
Nurseries and Garden Centers P P
Outdoor Temporary and/or Seasonal Sales TUP TUP
Recreational Equipment Rentals – Indoor Only P P
Retail Sales – General P P
Retail Sales – Restricted CUP CUP
Service Uses
Animal Boarding/Kennels, Grooming P P
Veterinary Services, Large Animal CUP CUP
Veterinary Services, Small Animal AUP AUP
Instructional Services AUP AUP
Maintenance and Repair Services – Indoor P P
Personal Services, General P P
Personal Services, Restricted CUP CUP
Recording Studio AUP AUP
Social Service Facilities P P
Storage – Personal — P*
Storage – Outdoor Recreational Vehicle Storage — P*
Vehicle Repair and Services – Service/Fueling Station CUP CUP Transportation, Communication, and Infrastructure Uses
Car Sharing – Parking AUP AUP
Parking Facility – Temporary TUP TUP
Utilities Facility – Staffed CUP CUP
Utility Facility – Unstaffed CUP CUP
Vehicle Charging Stations – Commercial P P
Wireless Communication Facilities – Minor AUP AUP
Wireless Communication Facilities – Major CUP CUP
Wireless Telecommunication facilities, Satellite Dish Antenna P P Other Uses
Caretaker Quarters — P*
Drive-Through or Drive-Up Facilities CUP CUP
Vending Machine A A
“P” Use is permitted by right.
“A” Use is accessory to an established primary use.
“AUP” Use requires an Administrative Conditional Use Permit. “CUP” Use requires a Conditional Use Permit.
“T” Use requires a Temporary Use Permit.
“N/A” Use was not listed in the Zoning Code.
*Subject to Section 17.92, Development Permits
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2.2 Land Use Development Standards
The Desert Storage Specific Plan establishes the building and development standards for the approximately 9-acre SP area. The intent is to provide an orderly and cohesive storage development that will provide a usefulservice to residents of Desert Hot Springs and surrounding areas while not detracting from the scenic vistas on Dillon Road or inhibiting the viability of the area for future mixed-use and residential development.

As described in Section 2.1, the current MU-C zoning prohibits the uses proposed by the Project.

The current development standards assigned to Mixed-Use Corridor zones still apply to the SP area, with some alterations to maximum and minimum setbacks. Table 2-2, below, shows the comparison between the City’s existing MU-C standards and the proposed SP-MU-C standards.

Table 2-2 – Development Standards
Desert Storage Specific Plan
Measurement/Standard Existing (MU-C) Proposed (SP-MU-C) Density
Maximum Floor Area Ratio (FAR) – Nonresidential 1.50 1.50 Lot Dimensions
Minimum Lot Size (net) 20,000 (multifamily) 20,000 (multifamily) Minimum Lot Width 100 ft 100 ft
Setbacks and Building Separations
Maximum Front Yard Setback (from Public ROW) 5 ft 20 ft Maximum Side Yard Setback
- Interior
- Exterior
0 ft
10 ft
0 ft
10 ft
Minimum Rear Yard Setback
- Standard Lot
- Adjacent to Alley
15 ft
10 ft
0 ft
10 ft
Building Height and Stories
Maximum Number of Stories 4 4
Maximum Building/Structure Height 60 ft 60 ft
Landscaping
Signs and Outdoor Displays Zoning Code Ch. 17.44 and

17.45 Zoning Code Ch. 17.44 and

17.45 Minimum landscaped area Zoning Code Ch. 17.56 Zoning Code Ch. 17.56

2.2.1 Mini-Storage Development Standards
An additional set of standards apply to mini-storage facilities, as provided in §17.16.080 of the zoning code. Mini-storage facilities in the Specific Plan area shall be constructed in the following manner:

A. The minimum site area shall be 20,000 square feet.

B. The site shall be entirely paved, except for structures and landscaping.

C. All on-site lighting shall be energy efficient, stationary and directed away from adjoining properties and public rights-of-way.

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D. All landscaping shall be installed and permanently maintained pursuant to the provisions of Chapter 17.56 (Landscaping Standards).

E. All on-site signage shall comply with the provisions of Chapter 17.44 (Sign Standards).

F. The site shall be completely enclosed with a 6-foot-high solid decorative masonry wall, except for points of ingress and egress (including emergency fire access) which shall be properly gated. The gate(s) shall be maintained in good working order and shall remain closed except when in use.

G. No business activity shall be conducted other than the rental of storage spaces for inactive storage use.

H. All storage shall be located within a fully enclosed structure(s), with the exception of recreational vehicles, which must be stored under carports.

I. No flammable or otherwise hazardous materials shall be stored on-site.

J. Residential quarters for a manager or caretaker may be provided in the development.

K. The development shall provide for 2 parking spaces for the manager or caretaker, and a minimum of 5 spaces located adjacent or in a close proximity to the manager’s quarters for customer parking.

L. Aisle width shall be a minimum of 25 feet between buildings to provide unobstructed and safe circulation.

M. Every parcel with a structure shall have a trash receptacle on the premises. The trash receptacle shall comply with adopted City standards and be of sufficient size to accommodate the trash generated. The receptacle(s) shall be screened from public view on at least 3 sides by a solid wall not less than 6 feet in height and on the fourth side by a solid gate not less than 5 feet in height. The gate shall be maintained in working order and shall remain closed except when in use. The wall and gate shall be architecturally compatible with the surrounding structures. Recycling facilities and programs shall be incorporated into refuse storage/disposal areas for all new development project and all new construction in existing projects.

N. Storage facilities located adjacent to residential districts shall have their hours of operation restricted to 7:00 a.m. to 9:00 p.m., Monday through Saturday, and 9:00 a.m. to 9:00 p.m. on Sundays.

2.3 Parking Standards
Parking in the Desert Storage SP will be subject to the City of Desert Hot Springs Municipal Code §17.48 to §17.52 for off-street parking and loading. Table 2-3 summarizes the minimum number of parking and stacking spaces per land use in accordance with the City’s requirements for the currently planned land uses within the Specific Plan area. Should land uses change, the revised land uses will be subject to the City’s parking standards, as provided in §17.48.040 of the zoning code.

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Table 2-3 – Parking Schedule
Desert Storage Specific Plan
Land Use Spaces Required/Special Standards
Mini-Storage1 4 spaces for manager caretaker office
RV Storage 5 spaces per 200 storage units
Caretaker Quarters 2 stalls per unit
Other Uses2 Per zoning code §17.48.040 1 Per City parking standards for storage, self-storage/personal storage facilities. 2 As stated in Zoning Code §17.48.030(e), requirements for uses not specifically listed herein shall be determined by the Director based upon the requirements for comparable uses and upon the particular characteristics of the use, pursuant to Section 17.04.070(C) (Similar Uses Permitted).

Pursuant to §17.48.050 of the Municipal code, the SP will provide one van accessible handicapped parking stall, consistent with the rate shown in Table 5, below.

Table 2-4 – Handicapped Parking Requirements
Desert Storage Specific Plan
Total Number of Parking Spaces Provided Number of Handicapped Parking Spaces Required
1 – 25 1 van accessible
25 – 50 2, including 1 van accessible
51 – 75 3, including 1 van accessible
76 – 100 4, including 1 van accessible
101 – 150 5, including 1 van accessible
151 – 200 6, including 1 van accessible
Source: City of Desert Hot Springs Municipal Code §17.48.050

2.4 Circulation and Emergency Access

The SP site is surrounded by the existing Dillon Road to the north, the future rights of way for Beacon Way to the west and Wolven Street to the south. Primary ingress and egress for the SP site will occur in two locations on Dillon Road. One access point will be for the proposed RV storage facility and the other is the existing entry to the mini-storage facility.

Internal circulation within each storage facility will be provided by private driveways, which will also serve as fire lanes for the Project. A sidewalk and pedestrian gate will connect the two sites, and will connect with the sidewalk proposed for improvements to Dillon Street.

Half-width improvements will be made to Dillon Road and easements will be provided for the future development of Beacon Way and Wolven Street. Please see Section 4, Infrastructure, for details of required street improvements.

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3. Design Guidelines

3.1 Architecture
This section provides guidelines to help steer the design of the Desert Storage SP to ensure that the resulting Project is high-quality, and that existing and proposed uses are visually and functionally cohesive. These guidelines are not intended to be prescriptive or rigid, but rather are an expression of the vision for the Project which provides flexibility for potential future tenants.

Architecture in the Desert Storage SP should prioritize functionality while being sensitive to future neighboring residential and mixed-use projects. Scale and massing, as well as roof and wall designs, are expected to respond to the function of the proposed facilities, and should aim to prioritize durability and energy efficiency where possible. Building materials and site design should present a simple and cohesive appearance so as to detract as little as possible from the desert context and scenic vistas visible from Dillon Road.

3.1.1 Building Heights and Massing
The Specific Plan allows for mixed-use development with building heights, scale, and massing appropriate for accommodating a range of uses. While the Project proposes primarily commercial development, future neighboring residential and mixed-use developments will combine residential and commercial uses. Accordingly, massing and scale should aim to transition smoothly between these land uses, while enabling the proposed uses of the SP to operate as needed.

The area around the SP is currently mostly undeveloped and roadway improvements such as sidewalks are mostly absent. However, buildout of the Desert Storage SP should anticipate future development of residential and mixed-use projects in the area, and therefore scale and massing should aim to be accommodating to users and passers-by both on foot and in vehicles.

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The Desert Storage Specific Plan allows for a maximum building height of four stories or 60 feet.

Commercial uses should incorporate canopies to provide shade for parking and outdoor spaces.

The proposed buildings should be configured in a north-south orientation such that sight lines to the surrounding desert landscape and mountain views can be maintained as much as possible.

3.1.2 Building and Design Materials
The Desert Storage SP proposes the use of utilitarian materials such as metals and masonry, and a color palette of warm neutrals such as tan and terra cotta. Materials such as CMU blocks and corrugated metal are suggested for walls and screens on the property. Building materials and finishes should be selected to provide a harmonious appearance to the Project, while also striving for durability.

3.2 Landscaping
The Desert Storage Specific Plan envisions landscaping that is suitable for the desert context, using water-efficient vegetation to soften and complement the appearance of the development.

All landscaping within the SP must adhere to the requirements of §17.56 of the Municipal Code.

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Landscaping should be designed to visually enhance the development, softening the appearance of perimeter walls and providing additional screening and shade. • Native, low water use plants should be used where possible, to integrate the development with its surroundings and ensure that species are drought tolerant. • The use of non-native plants that are potentially harmful to native plant and animal species should be avoided to the greatest extent practicable. • Larger vegetation such as trees and shrubs should be planted along the front and rear property lines to screen the development from Dillon Road and potential future residential development south of the property.
• Flowering plants and trees should be added to provide colorful accents to the property.

As shown in the Preliminary Planting Plan in Exhibit 7, water efficient plants and landscaping methods must be used. Low water use trees can provide shade and screening on the site, such as Texas Ebony, Cascalote, and California Fan Palms. Flowering trees and shrubs, such as Sonoran Palo Verde, Brittle Bush, Red Yucca, and Green Cloud Texas Ranger, can be used to provide accents of color to the site. These colorful species can be planted alongside cacti such as century plants and green desert spoon. Landscaped areas must be permanently maintained and will be watered by an automatic irrigation system.

The use of turf should be avoided. Instead, as shown in Exhibit 8, crushed and fractured rock of various sizes should be used as groundcover, with boulders strategically placed to complement the landscaping.

Landscape lighting may be used to showcase the vegetation but must conform to the City’s lighting standards per §17.40.170 of the Municipal Code. The Project’s Conceptual Landscaping Plan and separate lighting plan(s) will need to be submitted for review by the Director of Community Development.

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3.3 Signage
Development in the Specific Plan may include signage for the purpose of business identification.

Signage should be located and positioned in a manner that supports identification and wayfinding while ensuring that visual clutter is avoided. The use of landscaping to integrate monument signs is encouraged, provided both the landscaping and signage comply with the regulations provided in this Specific Plan. All signage will be subject to approval by the Community Development Director and will be applied for under separate permit(s).

All signage in the SP is required to comply with the Desert Hot Springs building code and Americans with Disabilities Act (ADA). Signage must comply with Chapter 17.44 of the City of Desert Hot Springs Zoning Code.

3.4 Walls and Fences
The SP site will be bound on all sides by a perimeter wall up to 8-feet in height. The wall should serve to provide a unified street frontage and screen the property from view from future neighboring developments. As discussed in Section 3.4.1, walls should also be used within the property to screen trash enclosures and other service areas. Durable materials, such as masonry (CMU) in precision and split face finishes, as well as corrugated metal, are recommended for walls and enclosures.

Any additional walls, fences, or hedges proposed for the Project must conform to §17.40.110 of the Municipal Code.

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3.4.1 Trash and service area enclosures
Garbage and recycling, as well as other service areas such as propane storage, should be contained and screened from view by an enclosure. The Project proposes a trash enclosure screened by a 6-foot-tall wall. The materials and colors used for enclosures should complement other on-site walls and structures.

3.5 Lighting
In accordance with the City’s lighting standards, outdoor ambient lighting should be minimized in order to preserve dark skies and prevent nuisances for future residential properties in the SP vicinity. Lighting should be used on the Project site to illuminate driveways, sidewalks, and parking areas for safety and security purposes. Light fixtures should complement the Project architecture. The Project’s lighting will be submitted under a separate permit and will be required to comply with §17.40.170 of the Municipal Code.

Per the City’s requirements, lighting must be fully or partially shielded in order to prevent glare and light spread beyond the site boundaries. In accordance with the City’s Mixed-Use development standards, per §17.14.040, lighting shall be incorporated along sidewalks and pedestrian walkways.

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4. Infrastructure
The Desert Storage Specific Plan area is in the southern portion of Desert Hot Springs, off Dillon Road and 1,300 feet west of the intersection with Palm Drive. The area to the south and west of the SP is currently sparsely developed, with the more densely built out portion of the City occurring to the north and east of the subject site. As a result, there is a mix of existing infrastructure available to serve the Project and infrastructure that will require improvements. A detailed description of all existing and proposed infrastructure for the Project is provided below.

4.1 Roadways and Driveways
The Project will have two access points from Dillon Road; one for the existing mini-storage facility, and one for the proposed RV storage. Improvements will be required for Dillon Road. Additionally, an easement is required for the future development of Beacon Way, on the western boundary of the site, and Wolven Street, on the south.

As shown in Figures 2, half-width improvements will be made to Dillon Road, consistent with the Desert Hot Springs General Plan roadway classification for a secondary street. Pursuant to the General Plan Mobility and Infrastructure Element, roadways designated as “Secondary I” should be built out with at least a 100-foot right of way including an 8-foot bike lane and four travel lanes, divided.1 The proposed half-width improvements will also include a 6-foot-wide sidewalk.

Figure 1 – Dillon Road Typical Section (110-ft ROW)
1 Desert Hot Springs General Plan, Mobility and Infrastructure Element, p.MI-20 and MI-21.

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SPECIFIC PLAN
Beacon Way, which runs along the Project’s western boundary, and Wolven Street, which runs along the southern boundary, are currently undeveloped. According to the General Plan, these future roadways should ultimately be builtout as “local collectors”. As shown in Figure 3, the Specific Plan proposes easements for the future buildout of these streets as “local collector” roadways with a 60-foot right of way, including an 8-foot bike lane and 6-foot sidewalk.

Figure 2 – Beacon Way / Wolven Street Typical Section (60-ft ROW)

4.2 Drainage and Flood Control
A Preliminary Hydrology Study and Water Quality Management Plan were prepared for the Project in May 2023. According to the Hydrology Study, the Project proposes to retain flow in a 5,044 cubic foot (CF) underground chamber. Once the chamber reaches capacity, overflow will traverse the site to a 25,880 CF retention basin via a 24” storm drain pipe. Both the proposed underground chamber and retention basin will be located on site. The SP site is located within the Whitewater River Watershed, within the jurisdiction of the Riverside County Flood Control and Water Conservation District. The proposed drainage design ensures that 100% of runoff from the 100-year 24-hour storm event would be contained on the subject site. 2 2 Preliminary Hydrology Study for the Desert Hot Springs RV Storage prepared for Strat Property Management by Christiansen & Company (May 2023).

Item Number: 3.

Item Number: 3.

DESERT STORAGE 30

SPECIFIC PLAN

4.3 Public Utilities
The infrastructure that will serve the Project, as described below, should provide a coordinated system of public services to adequately serve the Specific Plan once it is fully built out. Future infrastructure and utility plans shall identify standards relative to land use for the planning area.

4.3.1 Sewer
The development is located within the jurisdiction of the Coachella Valley Water District (CVWD) sewer service. The Project will connect to a 15-inch sewer line (DHS 109) that is proposed for the Dillon Road right-of-way (ROW). A dump station is proposed for the RV storage facility, which will connect to the existing sewer line.

4.3.2 Water
The Project is located within the CVWD service area for domestic water. The Project will connect to the existing 12-inch water main in the Dillon Road right-of-way.

The subject site will also be served by an existing fire hydrant located on-site at the Dillon Road frontage.
3 Automatic irrigation will be located on the property and will be provided for all landscape areas.

4.3.3 Other Utilities
The site will receive electricity from Southern California Edison via the existing power line which runs parallel to Dillion Road.

Southern California Gas Company will provide natural gas to the site via the existing 4-inch line in the Dillon Road right-of-way. A propane service area is also proposed for the RV storage facility.

Desert Valley Disposal will provide solid waste services through a franchise agreement with the City of Desert Hot Springs. Frontier Communications will provide telecommunications services. 3 Preliminary Site Plan Showing Borings, prepared by LOR Geotechnical Group, Inc. (May 2019) Item Number: 3.

DESERT STORAGE 31

SPECIFIC PLAN

5. Administration and Implementation

5.1 Application Review Process
This Specific Plan is designed to provide guidance to developers and builders, City staff, and decision makers in realizing the objectives of the Project. The Desert Storage Specific Plan acts as the overall concept plan for the Project.

The scope of the Project includes applications for a Development Permit for the RV storage facility, including the caretaker residence. Project signage will be applied for under separate permits. Per City standards (§17.40.170), an application for Project lighting must be submitted to the Building Department, and a permit must be received prior to installation of any outdoor fixtures.

Applications for land uses not currently included in the site plan but permitted or conditionally permitted according to Table 2-2 shall submit proposals for review and approval to ensure consistency with the Specific Plan.

According to the Desert Hot Springs Municipal Code §17.128.030, the Plan shall include text and diagrams which adhere to the provisions of Government Code Sections 65451 and 65452:
65451 – Text and diagrams included in plan:
(a) A specific plan shall include a text and a diagram or diagrams which specify all of the following in detail:
(1) The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.
(2) The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.
(3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.
(4) A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3).
(b) The specific plan shall include a statement of the relationship of the specific plan to the general plan.
65452 – Necessary and desirable subjects:

The specific plan may address any other subjects which in the judgment of the planning agency are necessary or desirable for implementation of the general plan.

Item Number: 3.

DESERT STORAGE 32

SPECIFIC PLAN

5.2 Specific Plan Amendments
Specific Plan Amendments required to clarify standards or guidelines, make interpretations of permitted uses, or otherwise required which do no change development standards in this Specific Plan may be made by the Community Development Director.

Any amendment which changes uses, density, maximum square footage or development standards within the Specific Plan shall require review by the Planning Commission and City Council.

5.3 Financing
Project costs will be financed via private investor funds.

Item Number: 3.

DESERT STORAGE 33

SPECIFIC PLAN

6. General Plan Consistency

LAND USE AND COMMUNITY DESIGN ELEMENT
GOAL LU-1: A balanced community with a mix of land uses that supports thriving businesses, complete and healthy neighborhoods, and a sustainable desert environment.

Policy LU-1.1: Balanced Growth.

Support development and growth that balance residential, commercial, industrial, and open space uses in a manner that meet the needs of the community without overburdening community resources and infrastructure.

Policy LU 1.3: Compatibility.

Require that new development be visually and functionally compatible with established residential neighborhoods, industrial and commercial areas, and natural desert habitat areas.

Policy LU-1.4: Sustainability.

Promote sustainable land uses and building practices that promote efficient energy use and resource sustainability.

Policy LU-1.7: Infrastructure.

Ensure that infrastructure is integrated into the community concurrently with new development projects.

Consistency:

The proposed Project will provide commercial uses to the southern portion of the City. The plans and design guidelines provided for the Project will ensure that the two subject properties have a unified frontage that will not detract from the existing visual character of the area. The use of landscaping and a screening wall will ensure that the proposed development is visually and functionally compatible with existing and future residential and mixed use development in the area.

The proposed development will not overburden existing infrastructure, and is expected to have nominal impacts related to traffic volumes, water usage, and energy usage. Any required infrastructure extensions and roadway improvements will be implemented concurrently with development of the Project. Adherence to all applicable Title 24 building and energy requirements will ensure that the Project uses energy in an efficient and sustainable manner.

GOAL LU-3: Vibrant and economically successful commercial centers that respond to changing economic conditions and that are well distributed citywide.

Policy LU-3.11: Efficiency in Providing City Services and Infrastructure.

Accommodate a diversity of uses that create a tax base which allows the City to maintain efficient operations in the delivery of services and maintenance of public infrastructure, including community centers, parks, roads, storm drainage, and other infrastructure.

Item Number: 3.

DESERT STORAGE 34

SPECIFIC PLAN
GOAL LU-7: Strategically located and dynamic mixed-use environments that offer neighborhood-serving amenities, new and emerging housing types, and engaging public spaces.

Policy LU-7.1: Mixed-Use Commercial Component.

Encourage that new mixed-use development projects include a substantial viable, commercial component. Consider innovative incentives and startup funds to help improve long-term longevity of commercial uses.

Consistency:

The proposed Project will provide commercial development to the southern portion of the City, an area which is currently sparsely developed. The Project would bring an additional commercial occupant to an area planned for mixed-use development, tax revenue from which will contribute to the City’s ability to deliver services and maintain infrastructure.

Policy LU-7.2: Mixed-Use Street Interface.

Ensure that development enhances pedestrian activity by providing active uses, walkability, and connectivity within mixed-use districts. Require appropriate design features along a majority of the building street frontage.

Policy LU-7.5: Connections.

Require pedestrian connections between varying land uses and buildings to encourage safe access.

GOAL LU-12: Citywide design and development that enhances the community’s distinctive character and preserves the natural and scenic resources.

Policy LU-12.2: Appropriate Architectural Design.

Encourage development that integrates desert-appropriate architecture, utilizing appropriate massing, scale, colors, and roofing.

Consistency:

The Specific Plan will ensure that the proposed development is appropriate for the character and conditions of the site and the desert setting. The development will include the addition of sidewalks as well as space for future bicycle lanes on the Project side of Dillon Road, connected to internal sidewalks connecting the two sites. Easements for the future development of Beacon Way and Wolven Street include space for future sidewalks and bicycle lanes. This will ensure that as surrounding properties build out with residential and mixed uses, safe access will be provided for all modes of transportation.

Item Number: 3.

DESERT STORAGE 35

SPECIFIC PLAN

MOBILITY AND INFRASTRUCTURE ELEMENT
GOAL MI-2: Streets that are designed and managed to enable safe access for all users:
pedestrians, equestrians, bicyclists, motorists, and transit riders of all ages and abilities.

Policy MI-2.2: Balanced Transportation System.

Implement a balanced transportation system using complete streets principles to ensure that safety and mobility of all users.

Policy MI-2.4: Accessibility.

Identify and evaluate the system for potential improvements to accommodate seniors and disabled persons and to comply with ADA requirements.

Policy MI-2.6: Rights-of-Ways.

Use available public rights-of-ways to provide wider sidewalks, bicycle lanes, trail facilities, and transit amenities.

GOAL MI-4: Connected pedestrian and bicycle network.

Policy MI-4.1: Prioritize Walking.

Recognize walking as a component of every trip and ensure high quality pedestrian access in all site planning and public right-of-way modifications to provide a safe and comfortable walking environment.

Policy MI-4.4: Pedestrian Connections through Parking Lots.

Require parking lots to include clearly defined paths for pedestrians’ safe and convenient access from building entrances and to adjoining public sidewalks.

Consistency:

The SP requires compliance with the City’s ADA requirements, including the provision of sufficient van-accessible handicap parking spots. Project improvements to half the ROW will include the addition of sidewalks to Dillon Road, and easements for future sidewalks on Beacon Way and Wolven Street. An internal sidewalk will also be provided, linking the two properties.

Space for future bicycle lanes will also be provided in Dillon Road, Beacon Way, and Wolven Street. As the General Plan is built out in the Project area, these improvements will support accessibility and safety for those traveling on foot or by bicycle.

GOAL MI-11: Provide for a sustainable physical infrastructure to support a desirable quality of life.

Policy MI-11.9: Flood Prevention.

Support flood prevention infrastructure on and around Mission Creek and Morongo Wash areas and other areas of the City prone to flooding.

Policy MI-11.10: Water Quality.

Protect the quality and supply of the City’s water sources.

Item Number: 3.

DESERT STORAGE 36

SPECIFIC PLAN
Policy MI-11.11: Reduce Energy.

Implement regulations and provide incentives that require public and private developments to reduce energy use over the long term.

Consistency:

The Project will include an on-site retention basin to manage stormwater. The Hydrology Study prepared for the Project ensures that adequate drainage will be provided on-site to retain the 24-hour, 100-year storm. The WQMP prepared for the Project will ensure that the Project will not have significant adverse effects on the City’s water quality.

Compliance with the Title 24 standards, including the provision of photovoltaic panels on the roof of the RV storage canopy, will enable the Project to off-set some of its energy consumption, thereby reducing the use of energy produced by external sources.

OPEN SPACE AND NATURAL RESOURCES ELEMENT
GOAL IS-1: Protect habitat and natural washes that are protected, managed, and preserved.

Policy OS-1.5: Biological Resources Assessment.

Require a biological resources assessment, as appropriate, for any development proposal or infrastructure project located on undeveloped/undisturbed land.

GOAL OS-2: Air quality that is healthy for residents and the environment.

Policy OS-2.3: Minimize Air Quality Impacts.

Minimize the air quality impacts of new development projects on established uses.

Policy OS-2.8: Air Quality and Climate Change Analyses.

Require detailed air quality and climate change analyses and mitigation plans for all applications that have the potential to adversely affect air quality.

Consistency:

A biological resources assessment was prepared for the Project in order to ensure that any protected habitat or species on-site will be managed and preserved. Air quality and greenhouse gas analysis, including modeling of potential pollutant emissions using the California Emissions Estimator Model (CalEEMod), was conducted for the proposed Project. The analysis determined that the Project would not have significant air quality impacts, including on established uses.

GOAL OS-3: A sustainable, reliable, and clean water supply.

Policy OS-3.1: Water Conservation.

Require water conservation measures in new development, equivalent to CalGreen Tier One or similar standards.

Item Number: 3.

DESERT STORAGE 37

SPECIFIC PLAN
Policy OS-3.3: Runoff Pollution.

Encourage use of creative and environmentally sustainable ways of reducing groundwater and urban runoff pollution, including the National Pollutant Discharge Elimination System (NPDES) requirements of the Regional Water Quality Control Board.

Policy OS-3.6: Landscaping.

Require climate appropriate landscaping for new development, and limit turf to be used as accent only.

Policy OS-3.9: Groundwater Contamination.

Evaluate all proposed land use and development plans for their potential to create groundwater contamination hazards from point and non-point sources, and confer with other appropriate agencies to assure adequate review.

Policy OS-3.10: Site Drainage.

Require that new development incorporate features into site drainage plans that reduce impermeable surface area, increase surface water infiltration, and minimize surface water runoff during storm events. Such features may include additional landscape areas, parking lots with bio-infiltration systems, permeable paving designs, and stormwater detention basins.

GOAL OS-4: Increased energy efficiency and conservation.

Policy OS-4.4: Solar Energy Systems.

Encourage the use of solar energy systems or any other technologies that similarly reduce the use of power from the grid in residential and commercial uses.

Consistency:

The landscaping for the proposed Project will comply with the City’s requirements for the efficient use of water in landscaping and irrigation. Plants selected for the site are droughttolerant and the landscaping does not propose any turf. The Hydrology Study and WQMP prepared for the Project ensure that the proposed developed will have adequate water retention capability as to minimize stormwater runoff and prevent groundwater contamination. The Project will install solar panels on the roof of the RV storage canopy.

GOAL OS-7: Protected viewsheds, scenic corridors and neighborhood aesthetics.

Policy OS 7.2: Nighttime Views.

Preserve the quality of nighttime views through required shielding and downward-facing lights.

Policy OS 7.3: Drought-Tolerant Landscaping.

Review landscape plans and require that climate-appropriate landscaping be used throughout the City in public and private landscape plans.

Item Number: 3.

DESERT STORAGE 38

SPECIFIC PLAN
Consistency:

Consistent with §17.40.170 of the City’s development code, outdoor lighting in the SP area must be shielded in order to minimize light pollution. Landscaping, as proposed in the Preliminary Landscape Plan, must comply with the requirements provided in Chapter 17.56 of the development code for the efficient use of water in landscaping and irrigation. Plants selected for the site are drought-tolerant and the landscaping proposes the use of crush rock ground coverings instead of turf.

GOAL OS-8: Cultural and historic resources are preserved, protected, and celebrated.

Policy OS-8.5: Archaeological Resources.

Assure that all development properly addresses the potential for subsurface archaeological deposits by requiring archaeological surveys.

Policy OS-8.6: Cultural Resources.

Review all development and redevelopment proposals for the possibility of cultural resources.

Policy OS-8.7.

Coordinate CEQA review of proposed developments as either being identified as having a High A or Undetermined potential for unearthing paleontological resources.

Consistency:

A historical/archaeological resources study was prepared for the Project, ensuring that archaeological and cultural resources will not be impacts by the proposed Project. No unique paleontological resources have been identified on the SP site.

SAFETY AND NOISE ELEMENT
GOAL SN-1: High level of fire protection services for the community, including adequately addressing wildfires.

Policy SN-1.3: New Development Impacts.

Require all new and improved developments to be reviewed for their impact on safety and the provision of police and fire protection services.

Policy SN-1.4: Development Proposal Review.

Require development proposals to be transmitted to the Police Department and the Fire Marshal for review. Any input shall be incorporated into project design or conditions of approval, as appropriate.

Policy SN-1.5: Vehicle Access.

Require that emergency, police, fire, and paramedic vehicle access be provided with all new developments to the satisfaction of the Fire Marshal and Police Chief.

Item Number: 3.

DESERT STORAGE 39

SPECIFIC PLAN
Policy SN-1.19: Fire Safe Regulations.

New development will adhere to the latest Board of Forestry and Fire Protection Fire Safe Regulations.

Policy SN-1.20: Building and Fire Codes.

New development will adhere to all requirements in the California Building Code and California Fire Code.

GOAL SN-3: Lower risk of exposure of life, property, and the environment to hazardous and toxic materials and waste.

Policy SN-3.2: Use and Storage of Hazardous Materials.

Require the general location and siting of facilities which involve the use and/or storage of hazardous, highly flammable, or explosive materials to be designed in a manner that assures the highest level of safety in strict conformance with fire codes and all other applicable codes and regulations.

Consistency:

The proposed Project will be required to comply with the Board of Forestry and Fire Protection Fire Safe Regulations as well as the requirements of the California Building and Fire Codes. The development proposal will be subject to review from the Fire Marshall and Police Chief to ensure that sufficient access and safety measures are provided. The Project proposes RV storage, including a propane service area. Any propane stored on site will be required to comply with all applicable local and state codes and other regulations pertaining to hazardous materials.

GOAL SN-4: Responsive and effective emergency preparedness that assures readiness to respond to natural and human-caused disasters.

Policy SN-4.2: Evacuation Preparedness.

Coordinate with appropriate agencies for the establishment of emergency evacuation routes and plans to preserve or reestablish the use of Palm Drive, Mission Lakes Boulevard, Pierson Boulevard, Dillon Road, Hacienda Avenue, Interstate 10, and State Highway 62 as emergency evacuation routes.

GOAL SN-6: Resiliency against seismic hazards and preparedness to respond after a seismic event.

Policy SN-6.3: Geotechnical Studies.

Require geotechnical studies for development proposals located in areas with soils susceptible to liquefaction or other forms of ground failure. If found to have the potential for liquefaction, further analysis may be necessary to determine level of hazard risk and proposed appropriate mitigation measures.

Item Number: 3.

DESERT STORAGE 40

SPECIFIC PLAN
GOAL SN-7: Assure resiliency against flooding hazards, and provide the tools needed to respond to flood events.

Policy SN-7.7: Hydrological Studies.

Require new development proposals to provide hydrological studies prepared by a Statecertified civil engineer for any project that would change existing site runoff. Such studies shall assess the impact of any change in runoff that could result in increased erosion and sedimentation potential or flooding of downstream properties.

Consistency:

Review of the Project plans by the City and the Fire Marshal will ensure that the Project does conflict with the potential use of Dillon Road as an evacuation route. A geotechnical study was prepared for the Project, including measures to ensure that the Project adequately mitigates any potential geotechnical hazards. As previously stated, a hydrological study was also prepared to ensure that runoff from a 24-hour 100-year storm can be retained on-site and therefore the Project would not contribute to erosion, sedimentation, or flooding of downstream properties.

GOAL SN-8: A noise environment that provides peace and quiet that complements the city’s spa resort character.

Policy SN-8.5: Compatible Land Uses.

Designate land uses that are compatible with higher noise levels adjacent to major arterial roads and highways, the Interstate10 corridor, or designated industrial lands.

Consistency:

The Project will be subject to the City’s noise regulations. It is situated on a minor arterial road, with similar commercial uses on the adjacent properties to the east and west of the subject site.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Draft Initial Study and
Mitigated Negative Declaration
Desert Storage Specific Plan
Specific Plan No.: SP 21-1
Development Permit No.: DP 23-5
Environmental Application: ENV 23-4
Applicant:

Strat Property Management
2055 Third Avenue, Suite 200
San Diego, CA 92101
Lead Agency:

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

Terra Nova Planning & Research, Inc.

July 2023
Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

TABLE OF CONTENTS
Title Page No.

CHAPTER ONE – INTRODUCTION...............................................................................................3

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

1.2 Determination..................................................................................................................3

1.3 California Environmental Quality Act (CEQA) Authority to Prepare a Mitigated Negative Declaration.......................................................................................................3

1.4 Public Review Process....................................................................................................3 CHAPTER TWO – DESCRIPTION OF THE PROJECT SITE........................................................4

2.1 Project Vicinity.................................................................................................................4

2.2 Project Description ..........................................................................................................7

2.3 Mitigation Monitoring Program ........................................................................................9 CHAPTER THREE – ENVIRONMENTAL CHECKLIST...............................................................13 I. AESTHETICS................................................................................................................16 II. AGRICULTURAL AND FORESTRY RESOURCES .....................................................19 III. AIR QUALITY................................................................................................................21 IV. BIOLOGICAL RESOURCES.........................................................................................25 V. CULTURAL RESOURCES ...........................................................................................30 VI. ENERGY.......................................................................................................................33 VII. GEOLOGY AND SOILS................................................................................................35 VIII. GREENHOUSE GAS EMISSIONS...............................................................................39 IX. HAZARDS AND HAZARDOUS MATERIALS ...............................................................42 X. HYDROLOGY AND WATER QUALITY ........................................................................45 XI. LAND USE AND PLANNING ........................................................................................49 XII. MINERAL RESOURCES ..............................................................................................57 XIII. NOISE...........................................................................................................................58 XV. PUBLIC SERVICES......................................................................................................62 XVI. RECREATION...............................................................................................................64 XVII. TRANSPORTATION/TRAFFIC.....................................................................................65 XVIII. TRIBAL CULTURAL RESOURCES..............................................................................70 XIX. UTILITIES AND SERVICE SYSTEMS..........................................................................72 XX. WILDFIRE.....................................................................................................................75 XXI. MANDATORY FINDINGS OF SIGNIFICANCE ............................................................77 Tables
Table 1 Mitigation Monitoring Program ........................................................................................9 Table 2 Maximum Daily Construction-Related Emissions Summary (pounds per day).............22 Table 3 Maximum Daily Operational-Related Emissions Summary...........................................23 Table 4 Localized Significance Threshold Emissions (pounds per day)....................................24 Table 5 Projected GHG Emissions Summary ............................................................................40 Table 6 Water Demand at the Project Buildout..........................................................................47 Table 7 Project Trip Generation Summary.................................................................................66 Table 8 Estimated Solid Waste Disposal at the Project Buildout...............................................74 Exhibits
Exhibit 1 Regional Location Map ...................................................................................................5 Exhibit 2 Project Vicinity Map.........................................................................................................6 Exhibit 3 Site Plan..........................................................................................................................8 Appendices
Appendix A Air Quality - CalEEMod Outputs ................................................................................. A Appendix B Biological Report......................................................................................................... B Appendix C Cultural Report............................................................................................................ C Appendix D Preliminary Geotechnical Report................................................................................ D Appendix E Tribal Consultation...................................................................................................... E Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

CHAPTER ONE – INTRODUCTION

1.1 Purpose and Authority
This Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared for the Desert Storage Specific Plan (DSSP) in the City of Desert Hot Springs.

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

1.2 Determination
This IS/MND determined that development of the proposed project would not have significant impacts on the environment, with the implementation of mitigation measures wherever applicable.

1.3 California Environmental Quality Act (CEQA) Authority to Prepare a Mitigated Negative Declaration
The City of Desert Hot Springs has prepared this Mitigated Negative Declaration (MND) as the lead agency for the proposed project. This IS/MND is in conformance with California Environmental Quality Act (CEQA) Section 15070, Subsection (a).

The main purpose of the IS/MND is to determine whether there are potentially significant impacts associated with development of the proposed project in the City of Desert Hot Springs.

1.4 Public Review Process
This IS/MND will be circulated for public review to responsible and trustee agencies and interested parties for a period of 20 days. Following the public review and comment process, the City plans to issue a Mitigated Negative Declaration and prepare and file a Notice of Determination (NOD).

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

CHAPTER TWO – DESCRIPTION OF THE PROJECT SITE

2.1 Project Vicinity
Total Project Area: 9.19
Assessor’s Parcel Number: 657-220-003 and -023
Project Location: The project site consists of two parcels and is located on the south side of Dillon Road, west of Palm Drive, east of the dirt extension of Atlantic Avenue, and north of 18th Avenue, in the city of Desert Hot Springs, Riverside County, California The eastern parcel is fully developed with a self-storage facility, while the western half is currently vacant. The project area is bounded by Dillon Road and vacant lands to the north, a single-family residence to the east, vacant lands to the south, and a commercial plant nursery to the west.

The location of the project site is shown below, in Exhibits 1 and 2.

Item Number: 3.

Item Number: 3.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

2.2 Project Description
The proposed Desert Storage Specific Plan (DSSP) establishes the building and development standards within the SP boundaries (project site). The DSSP site is currently designated as MixedUse Corridor (MU-C) on the City’s General Plan Land Use Map and on the City’s Zoning Map. The MU-C designation was designed to provide “higher-intensity, commercially oriented activity,” such as commercial retail and professional offices, as well as residential and civic uses.

The DSSP establishes building and development standards for the entire 9.19-acre site. The project site consists of two parcels; the eastern parcel is approximately 4.51 acres and is developed with a mini-storage facility, the western parcel is approximately 4.68 acres and is currently vacant.

The DSSP proposes the development of a recreational vehicle (RV) storage facility with an accompanying caretaker’s quarters on the western parcel adjacent to the existing mini-storage facility (see Exhibit 3 Site Plan). The two storage facilities would be linked by an internal pedestrian access point and would share a frontage wall and landscaping to provide a unified frontage.

The environmental impacts resulting from implementation of the proposed DSSP, and development of the RV storage facility have been evaluated in this Initial Study. The following buildout assumptions are made for development of the RV storage facility:
• 4.68 acres site (western parcel);
• 63,600 square foot RV storage lot with 145 RV parking spaces. Assumes 78 covered spaces and 67 uncovered spaces. Consists of asphalt RV parking lot and canopy area; • 1,492 square foot, single-story caretaker residence;
• 76,583 square feet of hardscape, including internal drives, caretaker and visitor parking (8 parking spaces), sidewalks etc.; and
• 30,320 square feet of landscaping and retention basins.

The project also includes an onsite RV dump station for wastewater and a propane service area.

Vehicular access to the project site will be provided through one gated access point on Dillon Road.

An internal gated pedestrian access point is proposed between the eastern and western parcels.

Perimeter fencing consists of 6-foot-tall block wall with sections of 8-foot-tall tube steel fencing.

Development and Design Standards
The DSSP includes development standards for building height, building setbacks, development density, landscaping and parking. These standards prevail over City of Desert Hot Springs Municipal Code standards, with the Municipal Code standards remaining applicable for all other aspects of development within the Mixed-Use Corridor (MU-C) zoning district.

In addition, the SP establishes Design Guidelines that would serve to guide the aesthetic character and visual quality of future development on the site.

Utilities and Service Providers:

The following utilities will provide service to the project:

1. Sewer: Coachella Valley Water District (CVWD)

2. Water: Coachella Valley Water District (CVWD)

3. Electricity: Southern California Edison (SCE)

4. Gas: Southern California Gas Company

5. Telephone: Frontier

6. Cable: Spectrum
Item Number: 3.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

2.3 Mitigation Monitoring Program
Mitigation measures are included where applicable within each section of the initial study checklist and are provided below. The Mitigation Monitoring Program (table below) 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 as a part of the project development.

Table 1
Mitigation Monitoring Program
Section
Number Mitigation Measures
Responsible
for Monitoring
Timing Impact
after
Mitigation
IV. Biological
Resources
BIO-1 A pre-construction
burrowing owl survey following
CDFW guidelines1 must be
conducted. Unless avoidable, all
burrowing owls must be relocated
prior to any ground disturbing
activities. If burrowing owls remain
on-site, a Burrowing Owl Relocation
and Management Plan must be
prepared to outline how the owls will
be relocated per CDFW guidelines.

Any owls occurring on-site must be
relocated prior to construction,
vegetation removal, or grading
activities. Relocation will, at a
minimum, require prior approval
from the CDFW.2
BIO-2 For any grubbing, grading
or other site disturbance or tree or
vegetation removal occurring during
the nesting season between
February 1st and August 31st, a
qualified biologist shall conduct at
least one nesting bird survey, and
more if deemed necessary by the
consulting biologist, immediately
prior to initiation of project-related
ground disturbing activities. If
nesting birds are present, no work
shall be permitted near the nest(s)
until the young birds have fledged.

While there is no established
protocol for nest avoidance, when
consulted, the CDFW generally
recommends avoidance buffers of
Project
Biologist,
Planning
Department,
Building
Department.

Prior to the
issuance of
grading
permits.

Less than
significant.
1 California Department of Fish and Game (CDFG). 2012. Staff report on Burrowing Owl Mitigation. CDFG, Sacramento, CA.
2 Biological Resources Assessment prepared by Wood Environment & Infrastructure Inc., p.16.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Table 1
Mitigation Monitoring Program
Section
Number Mitigation Measures
Responsible
for Monitoring
Timing Impact
after
Mitigation
about 500 feet for birds-of-prey, and
100 – 300 feet for songbirds. If
ground disturbance occurs outside
the nesting season, this
requirement shall be waived.

BIO-3 Development of the project
site shall adhere to the CVMSHCP
Land Use Adjacency Guidelines,
which are briefly described below:
• Drainage: Proposed
Development adjacent to or
within a Conservation Area shall
incorporate plans to ensure that
the quantity and quality of runoff
discharged to the adjacent
Conservation Area is not altered
in an adverse way when
compared with existing
conditions.
• Toxics: Land uses proposed
adjacent to or within a
Conservation Area that use
chemicals or generate
bioproducts such as manure that
are potentially toxic or may
adversely affect wildlife and plant
species, Habitat, or water quality
shall incorporate measures to
ensure that application of such
chemicals does not result in any
discharge to the adjacent
Conservation Area.
• Lighting: For proposed
Development adjacent to or
within a Conservation Area,
lighting shall be shielded and
directed toward the developed
area. Landscape shielding or
other appropriate methods shall
be incorporated in project
designs to minimize the effects of
lighting adjacent to or within the
adjacent Conservation Area in
accordance with the guidelines to
be included in the
Implementation Manual.

Prior to the
issuance of
any permit to
allow ground
disturbance on
the site, the
project
Applicant shall
provide the
City with
confirmation
that

CVMSHCP
Land Use
Adjacency
Guidelines
were adhered
to. Such
confirmation
shall include a
memorandum
which
addresses
each
guideline,
whether it
applies to the
project, and
how,
specifically,
the guideline
has been
addressed in
the Project
plans. The
memorandum
shall be
supported by
permits,
building plans,
photographs,
or equipment
specifications,
as applicable.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Table 1
Mitigation Monitoring Program
Section
Number Mitigation Measures
Responsible
for Monitoring
Timing Impact
after
Mitigation
• Noise: Proposed Development
adjacent to or within a
Conservation Area that
generates noise in excess of 75
dBA Leq hourly shall incorporate
setbacks, berms, or walls, as
appropriate, to minimize the
effects of noise on the adjacent
Conservation Area in accordance
with the guidelines to be included
in the Implementation Manual.
• Invasives: Invasive, non-native
plant species shall not be
incorporated in the landscape for
land uses adjacent to or within a
Conservation Area. Landscape
treatments within or adjacent to a
Conservation Area shall
incorporate native plant materials
to the maximum extent Feasible;
recommended native species are
listed in Appendix D of the
Biological Assessment prepared
for the project.
• Barriers: Land uses adjacent to
or within a Conservation Area
shall incorporate barriers in
individual project designs to
minimize unauthorized public
access, domestic animal
predation, illegal trespass, or
dumping in a Conservation Area.

Such barriers may include native
landscaping, rocks/boulders,
fencing, walls and/or signage.
• Grading/Land Development:

Manufactured slopes associated
with site Development shall not
extend into adjacent land in a
Conservation Area.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Table 1
Mitigation Monitoring Program
Section
Number Mitigation Measures
Responsible
for Monitoring
Timing Impact
after
Mitigation
V. Cultural
Resources
CUL-1
A qualified archeologist and Tribal
Cultural Resources monitor shall be
on site during pre-construction
phases of the project including all
earth moving activities, including
grubbing, grading, trenching and
excavation. If any resource is
discovered at the site, the monitor
shall identify the resource, and
determine whether further
investigation is required, or whether
earth moving can resume. Any
identified resource shall be
professionally treated and curated,
and included in a post-monitoring
report provided to the City and
Tribe.

Project
archaeologist,
Tribal monitor,
Planning
Department
Report of
monitoring
provided to
City within 30
days of
completion of
monitoring
Less than
significant.

VI. Geology
and Soils
GEO-1
The recommendations contained in
LOR Geotechnical Group, Inc.
“Preliminary Geotechnical
Investigation” dated May 31, 2019,
pages 12 through 21, shall be
implemented for all grading and
construction activities on the project
site. The City may require additional
project-specific geotechnical
engineering analysis, as necessary,
to determine whether additional soil
remediation or compaction is
required.

Project
geologist,
Planning
Department,
Building
Department.

Prior to the
issuance of
grading
permits.

Less than
significant.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

CHAPTER THREE – ENVIRONMENTAL CHECKLIST

1. Project Name: Desert Storage Specific Plan

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:

Patricia Villagomez, Principal Planner
760-329-6422 ext. 243

4. Project Location: The project site consists of two parcels and is located on the south side of Dillon Road west of Palm Drive, east of the dirt extension of Atlantic Avenue, and north of 18th Avenue, in the city of Desert Hot Springs, Riverside County, California

5. Project Applicants’ Name and Address:

Savvas Marinos
Strat Property Management
2055 Third Avenue, Suite 200
San Diego, CA 92101

6. General Plan Designation: Mixed-Use Corridor (MU-C)

7. Zoning Designation: Mixed-Use Corridor (MU-C)

8. Description of Project: Desert Storage Specific Plan establishes development standards and design guidelines for the entire 9.19-acre site. The eastern half of the site is currently developed with a mini-storage (self-storage) facility. The project proposes the development of a recreational vehicle (RV) storage facility with an accompanying caretaker’s quarters on the western parcel adjacent to the existing mini-storage facility The two storage facilities would be linked by an internal pedestrian access point and would share a frontage wall and landscaping to provide a unified frontage.

9. Surrounding Land Uses and Setting:

North: vacant lands designated/zoned for Mixed-Use Corridor (MU-C).

East: one single family residence.

South: vacant lands designated/zoned for Residential High (R-H).

West: a commercial plant nursery.

10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.):

None.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

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” or “Less Than Significant with Mitigation Incorporated” as indicated by the checklist on the following pages.

Aesthetics Agriculture / Forestry
Resources
Air Quality
Biological Resources Cultural Resources Energy
Geology / Soils Greenhouse Gas
Emissions
Hazards & Hazardous
Materials
Hydrology / Water Quality Land Use / Planning Mineral Resources Noise Population / Housing Public Services
Recreation Transportation Tribal Cultural
Resources
Utilities / Service Systems Wildfire Mandatory Findings of Significance
Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

DETERMINATION
The City of Desert Hot Springs Planning Department
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.
ü 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. __________________________________________________
Patricia Villagomez, Principal Planner
_____________________
Date
September 9th, 2023
Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

I. AESTHETICS
Except as provided in Public Resources Code
Section 21099, would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a
scenic vista? ü
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
ü
c) In nonurbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and its
surroundings? (Public views are those that
are experienced from publicly accessible
vantage point). If the project is in an urbanized
area, would the project conflict with applicable
zoning and other regulations governing
scenic quality?
ü
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
ü
Source: Desert Hot Springs General Plan Update, 2020.

Environmental Setting
The project site is in an area surrounded by the Little San Bernardino Mountains to the north and east, San Gorgonio Mountains to the northwest, and San Jacinto Mountains to the south and southwest. These mountain ranges rise to 11,000 feet above the Coachella Valley floor and provide an attractive view.

Although some areas of the City no longer have lower views of these mountain ranges due to urban development, the higher elevations views are still available and are of aesthetic value to the City. Therefore, the City enforces ordinances for new developments to ensure that new development in the City does not conflict with any scenic resource programs that may be in place to preserve aesthetic resources.

Discussion of Impacts
a) Less Than Significant Impact. A significant impact may occur if the Project introduces incompatible visual elements within a field of view containing a scenic vista or substantially blocks views of a scenic vista. A scenic vista is a viewpoint that provides views of a highly valued landscape for the benefit of the general public. The project site is located in a sparsely urbanized area of Desert Hot Springs that supports a mix of development types, including commercial and residential land uses. The project proposes to develop a single-story RV storage facility on a property which is located approximately 2.8 miles southwest of the Little San Bernardino Mountain foothills.

From the subject property, scenic views of the Little San Bernardino Mountains are to the north and east. Views of the San Jacinto Mountains are to the south and southwest. Views of the San Gorgonio Mountains are to the west, and the north slope of the San Jacinto are visible to the west.

Views of the lower elevations of these mountains are blocked by intervening development in all directions. However, middle and upper elevations of the mountains are visible above.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Furthermore, the project site is not located in an area identified as a scenic vista in the City’s General Plan.

Lands to the North
Lands immediately to the north of the site are currently vacant and are designated and zoned as Mixed-Use Corridor (MU-C). Therefore, no viewers would be impacted by the project.

Lands to the East
Lands immediately to the east of the DSSP site are developed with a single-story, single-family residence, which partially blocks views of the lower elevations of the Little San Bernardino Mountain foothills to the east. However, middle and upper elevations of the mountain is still visible above.

For viewers east of the project site, the existing on-site mini-storage facility partially blocks western views of the lower elevations of the San Gorgonio and San Jacinto Mountain ranges. Views to the west from the single-family residence will not be affected by the proposed RV storage facility because the existing mini-storage facility partially blocks views.

Lands to the West
Lands immediately to the west are developed as a commercial plant nursery, which partially blocks views of the lower elevations of the San Gorgonio and San Jacinto Mountain ranges. However, middle and upper elevations of the mountains are still visible above. For viewers from the west, views of the Little San Bernardino foothills are currently blocked by the on-site mini-storage facility.

The addition of the proposed project will marginally increase view blockage, but views of the upper reaches of the range will remain.

Lands to the South
Lands immediately to the south of the site are currently vacant and designated and zoned as Residential High (R-H). Future viewers to the south will have views of the Little San Bernardino Mountain foothills partially blocked by the proposed project. However, upper and middle elevations of the mountains will still be visible above.

For these reasons, the project’s overall impacts to scenic vistas would be less than significant. b) No Impact. There are no scenic resources, such as, trees, rock outcroppings or historic buildings at the site, nor is Dillon Road designated a scenic highway. Therefore, no impact is anticipated. c) Less Than Significant Impact. The project site is located in the central portion of the City which is predominantly occupied by urban-scaled development and vacant lands. The DSSP site currently consists of a mini-storage facility and vacant lands. Implementation of the project will be similar in character to the existing mini-storage facility on-site and other nearby commercial developments in the City. The mass and height of the on-site buildings and structures would be similar in height to nearby residential and commercial structures to the east and west, respectively. Also, the project includes frontage improvements on both parcels to create a uniform aesthetic design.

The DSSP includes development standards and guidelines that require quality construction and a coordinated architectural style. Therefore, impacts associated with visual character are expected to be less than significant.
d) Less Than Significant Impact. The project is located in a partially urbanized environment that includes existing sources of light and glare associated with nearby land uses. Nearby sources of light include exterior lighting on commercial and residential buildings and passing vehicle headlights on Dillon Road. Currently, the DSSP site is partially developed with a mini-storage facility with existing sources of exterior lighting. The site of the proposed RV storage facility is currently vacant and has no existing sources of light.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

The proposed project would result in a new caretaker building and RV parking area, both of which may result in an increase of artificial light and glare into the existing environment. Potential sources of light and glare would include external building lighting, parking lot lighting, an illuminated sign, security lighting, building windows, and reflective building materials which would contribute to nighttime light pollution and result in impacts to nighttime views in the area. However, these light sources will be blended with the existing surrounding light and glare sources without adversely affecting day or nighttime views.

The SP does not allow the use of highly reflective materials in the architectural design. The project’s lighting will be required to comply with §17.40.170 of the Municipal Code. Per the City’s requirements, lighting must be fully or partially shielded in order to prevent glare and light spread beyond the site boundaries. In accordance with the City’s Mixed-Use development standards, per §17.14.040, lighting shall be incorporated along sidewalks and pedestrian walkways.

Overall, the project impacts would be less than significant.

Mitigation Measures:

None required.

Monitoring:

None required.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

II. AGRICULTURAL AND FORESTRY
RESOURCES:

In determining whether impacts to agricultural
resources are significant environmental
effects, lead agencies may refer to the
California Agricultural Land Evaluation and
Site Assessment Model (1997) prepared by
the California Department of Conservation as
an optional model to use in assessing impacts
on agriculture and farmland. In determining
whether impacts to forest resources, including
timberland, are significant environmental
effects, lead agencies may refer to the
information compiled by the California
Department of Forestry and Fire Protection
regarding the State’s inventory of forest land,
including the Forest Legacy Assessment
Project; and forest carbon measurement
methodology provided in Forest Protocols
adopted by the California Air Resources
Board.

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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?
ü
b) Conflict with existing zoning for agricultural
use, or a Williamson Act contract? ü
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined by Public
Resource Code section 122220(g)),
timberland (as defined by Public Resource
Code section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section 51104 (g))?
ü
d) Result in the loss of forest land or
conversion of forest land to non-forest use? ü
e) Involve other changes in the exiting
environment which, due to their location or
nature, could result in conversion of Farmland,
to non-agricultural use or conversion of forest
land to non-forest use?
ü
Source: Desert Hot Springs General Plan Update, 2020; “Riverside County Important Farmland 2016 Map,” sheet 2 of 3, California Department of Conservation; City’s Land Use Map.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Environmental Setting
The project site is designated and zoned as Mixed-Use Corridor (MU-C). Adjacent properties to the north, east, and west are designated and zoned as Mixed-Use Corridor (MU-C). Lands to the south of the Project site are designated and zoned as Residential High (R-H). The site to the northwest of the Project is designated and zoned as Open Space (OS). No agricultural land use designations occur in the project site vicinity.

Discussion of Impacts
a-e) No Impact.

Prime Farmland: The project site is not located within or close to any prime or unique farmland, or farmland of statewide importance. Therefore, no impact to state-designated agricultural land would occur.

Williamson Act: The project site is not under Williamson Act contract; therefore, no impact is anticipated.

Forest Land: No forest lands and timberland exist on the project site or within the vicinity of the project site. Therefore, no impact is anticipated.

Mitigation Measures:

None required.

Monitoring:

None required.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

III. AIR QUALITY
Where available, the significance criteria
established by the applicable air quality
management district or air pollution control
district may be relied upon to make the
following determinations. Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Conflict with or obstruct implementation of
the applicable air quality plan? ü
b) 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?
ü
c) Expose sensitive receptors to substantial
pollutant concentrations? ü
d) Result in other emissions (such as those
leading to odors) adversely affecting a
substantial number of people?
ü
Source: Desert Hot Springs General Plan Update, 2020; 2022 South Coast AQMP; “Final Localized Significance Threshold Methodology,” prepared by the South Coast Air Quality Management District, Revised, July 2008; “2003 Coachella Valley PM10 State Implementation Plan,” August 1, 2003; CalEEMod Version 2020.4.0
Environmental Setting
The City of Desert Hot Springs, including the project site is located in the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SCAQMD is one of the 35 air quality regulatory agencies in the State of California and all development within the SSAB is subject to SCAQMD’s 2022 Air Quality Management Plan (2022 AQMP) and the 2003 Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP). The SCAQMD operates and maintains regional air quality monitoring stations at numerous locations throughout its jurisdiction. The project site is located within Source Receptor Area 30 (SRA 30) which includes monitoring stations in Palm Springs, Indio and Mecca.

Criteria air pollutants are contaminants for which state and federal air quality standards (i.e. California Ambient Air Quality Standards (CAAQS) and National Ambient Air Quality Standards (NAAQS)) have been established. The SSAB exceeds state and federal standards for fugitive dust (PM10) and ozone (O3), and is in attainment/unclassified for PM2.5. Ambient air quality in the SSAB, including the project site, does not exceed state and federal standards for carbon monoxide, nitrogen dioxides, sulfur dioxide, lead, sulfates, hydrogen sulfide, or vinyl chloride.

The SSAB continues to exceed federal and state standards for ozone and PM10. In order to achieve attainment in the region, the 2003 Coachella Valley PM10 Management Plan was adopted, which established strict standards for dust management for development proposals.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Discussion of Impacts
a) No Impact. A significant air quality impact could occur if the proposed project is not consistent with the applicable Air Quality Management Plan (AQMP) or would obstruct the implementation of the policies or hinder reaching the goals of that plan.

As described above, the project site is located within the SSAB and is subject to SCAQMD’s 2022 AQMP and the 2003 CV PM10 SIP. The AQMP is a comprehensive plan that establishes control strategies and guidance on regional emission reductions for air pollutants. The AQMP is based, in part, on the land use plans of the jurisdictions in the region. As discussed under Section X, Land Use and Planning, the proposed project is consistent with the land use designation applied to it in the General Plan, and will result in the development of a RV storage facility which can be expected to generate emissions consistent with those anticipated in the 2022 AQMP.

The SCAQMD works directly with the Southern California Association of Governments (SCAG), county transportation commissions, and local governments, and cooperates actively with all State and federal government agencies. The project would not result in any permanent population inconsistent with the City’s land use designations. Therefore, the proposed project will be consistent with the intent of the AQMP and will not conflict with or obstruct implementation of the applicable air quality plan. No impact is anticipated.
b) Less Than Significant Impact. A project is considered to have significant impacts if there is a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard. The SSAB is a nonattainment area for PM10 and Ozone. Therefore, if the Project’s construction and/or operational emissions exceed SCAQMD thresholds for PM10 and ozone precursors, which include carbon monoxide (CO), nitrous oxides (NOx), and volatile/reactive organic compounds/gases (VOC or ROG), then impacts would be cumulatively considerable and significant.

The air quality emissions to be generated by the proposed project were projected using the California Emissions Estimator Model (CalEEMod) Version 2020.4.0 (Appendix A). The proposed Project will release criteria air contaminants during the construction and operation phases, as shown in Tables 2 and 3, respectively. Table 2 summarizes short-term construction-related emissions, and Table 3 summarizes ongoing emissions generated during operation.

Construction Impacts
For analysis purposes, it is assumed that construction of the entire Project would occur over a 5- month period. Construction-related criteria pollutant emissions will be temporary and will end once construction is complete.

Project would result in approximately 4.68-acres of disturbance, a 1,492 square foot caretaker residence, and 3.22 acres of paving. According to preliminary grading plans it was assumed that soil materials would balance on-site. The construction period includes site preparation, grading, paving, building construction, and application of architectural coatings.

Table 2
Maximum Daily Construction-Related Emissions Summary (pounds per day) Construction Emissions CO NOx ROG SO2 PM10 PM2.5
Daily Maximum 18.88 27.56 9.15 0.03 10.26 5.75
SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No
As shown in Table 2, emissions generated by construction activities will not exceed SCAQMD thresholds for any criteria pollutant. Applicable standard requirements and best management Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

practices include, but are not limited to, the implementation of a dust control and management plan in conformance with SCQAMD Rule 403, proper maintenance and limited idling of heavy equipment, phasing application of architectural coatings and the use of low-polluting architectural paint and coatings. Construction related impacts are considered less than significant.

Operational Emissions
Operational air quality impacts would include emissions from project-generated vehicle traffic and facility operations, including energy usage and landscape maintenance equipment.

To estimate the Project’s trip generation, the Project traffic analysis applied trip generation rates for Mini-Warehouse (land use code 151) and Single-Family Detached Housing (land use code 210), as provided by the Institute of Transportation Engineers (ITE) in its Trip Generation Manual 11th Edition, to the Project. Based on these rates, the Project is estimated to generate approximately 37 new trips per day. Table 3 provides a summary of projected emissions during operation of the proposed project.

Table 3
Maximum Daily Operational-Related Emissions Summary
(pounds per day)
Operational Emissions CO NOx ROG SO2 PM10 PM2.5
Daily Maximum 1.00 0.13 0.23 0.00 0.17 0.04
SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No
As Table 3 shows, operational emissions will not exceed SCAQMD thresholds of significance for any criteria pollutants for operations. Impacts related to the operation of the proposed project will be less than significant.

The Coachella Valley is classified as a non-attainment area for PM10 and ozone. Although the proposed project will contribute to an incremental increase in regional PM10 and ozone emissions, significance thresholds would not be surpassed during either construction and operation of the project. Due to its limited size and scope, and the implementation of standard requirements, including the City’s requirement for dust management plans, overall cumulative impacts are not expected to be significant for PM10 or ozone precursors (NOx and CO). The project will result in less than significant impacts.

Summary:

The construction and operation of the proposed project will result in criteria emissions that are well within the SCAQMD significance thresholds, and would not violate any air quality standard or contribute substantially to an existing or projected air quality violation. Overall, impacts related to construction and operation will be less than significant. c) Less Than Significant Impact. The nearest sensitive receptors are single-family residence located within 100 meters east of the RV storage facility site. To determine if the proposed project has the potential to generate significant adverse localized air quality impacts, the mass rate Localized Significance Threshold (LST) Look-Up Table was used. The City of Desert Hot Springs and the project property are located within Source Receptor Area 30 (Palm Spring, Indio, and Mecca/Coachella Valley).

The 5-acre site tables at a distance of 100 meters were used for analysis, based on the project’s size and proximity to existing housing. Table 4 shows on-site emission concentrations for project construction and operations and the associated LST.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Table 4
Localized Significance Threshold Emissions
(pounds per day)
CO NOx PM10 PM2.5
Construction 18.88 27.56 10.26 5.75
LST Threshold 5,331 425 67 19
Exceed? No No No No
Operation 1.00 0.13 0.17 0.04
LST Threshold 5,331 425 16 5
Exceed? No No No No
LST Threshold Source: LST Mass Rate Look-up Table, SCAQMD.

As shown above, the construction and operational emissions of criteria pollutants would be limited and LST thresholds will not be exceeded. For this reason, impacts to nearby sensitive receptors during construction and operations will be less than significant.

Health Impacts
Tables 2 and 3 indicate that the construction and operational phases of the proposed project will yield criteria emissions below the SCAQMD significance thresholds. It is not scientifically possible with today’s technologies to calculate the degree to which exposure to various levels of criteria pollutant emissions will impact the health of an individual. The effects of criteria pollutants are not experienced equally by everyone, the dispersing nature of pollutants makes the exact locations of impacts difficult to predict, and there are currently no approved methodologies or studios upon which to base assumptions. As such, the extent to which the proposed project poses a health risk is uncertain but unavoidable. It is anticipated that impacts associated with criteria pollutants and related health effects will overall be less than significant. d) Less Than Significant Impact. Offensive odors rarely cause any physical harm; however, they still can be very unpleasant, leading to distress among the public and often generating citizen complaints to local governments and regulatory agencies. Odor impacts on residential areas and other sensitive receptors, such as daycare centers and schools, are of particular concern.

Some land uses can be sources of odors that, while not necessarily physically harmful, may be unpleasant and distressing to the public. The SCAQMD identifies land uses such as agriculture, chemical plants, composting operations, dairies, fiberglass molding, landfills, refineries, rendering plants, rail yards, and wastewater treatment plants, as more likely to generate odors. The Project proposes the development of RV storage and residential uses which may produce some odors from landscaping and maintenance activities but are not likely to produce any objectionable odors long term. While some odors may be generated on-site during construction, their production will be short term and, even while ongoing, they are expected to disperse quickly with distance from the construction site. Impacts from objectionable odors are thus anticipated to be less than significant.

Mitigation Measures:

None required.

Monitoring:

None required.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

IV. BIOLOGICAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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?
ü
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional plans,
policies, regulations or by the California
Department of Fish and Game or US Fish and
Wildlife Service?
ü
c) Have a substantial adverse effect on state
or federally protected wetlands (including, but
not limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption, or other means?
ü
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?
ü
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
ü
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?
ü
Source: Desert Hot Springs General Plan Update, 2020; “Desert RV Storage Site Project” Biological Resources Assessment, prepared by Wood Environment & Infrastructure, Inc. December 2, 2022; “Coachella Valley Multiple Species Habitat Conservation Plan,” 2007.

Environmental Setting
The project site located in the Coachella Valley where the climate and natural topography offer unique habitats and diverse plant communities and wildlife. The City of Desert Hot Springs contains a wide range of significant biological resources, many of which are species of plants and animals that are highly specialized and endemic to the Valley.

The site of the proposed RV storage facility is currently vacant with areas of cleared, bare ground, a cement pad indicating the former presence of a structure, and fairly extensive trash dumping throughout the site.

The Coachella Valley Multiple Species Conservation Plan (CVMSHCP) is a comprehensive regional plan that balances growth in the Coachella Valley with the requirements of federal and State endangered species Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

laws. The entire Project site is within the boundaries of and subject to the provisions of the CVMSHCP,3 but is not located within a CVMSHCP Conservation Area. However, the southwestern corner of the project site is located immediately adjacent to the Willow Hole Conservation Area, and the southern edge of the Upper Mission Creek/Big Morongo Canyon Conservation Area is located on the north side of Dillon Road across from the project site.
4 The City is a permittee under the Coachella Valley Multiple Species Conservation Plan (CVMSHCP), therefore, all new developments within it are subject to CVMSHCP provisions.

Discussion of Impacts
a) Less Than Significant Impact with Mitigation Incorporated. The site of the RV storage facility is currently vacant and sparsely covered by native plant species, such as plants associated with Creosote bush.

A biological resources assessment identified 63 special status biological resources which occur or potentially occur on the project site and greater project vicinity (4 to 5-mile radius). As part of the assessment, a biological field assessment of the site was conducted on October 28, 2022. No special status species were observed on-site during the assessment. No species listed as threatened or endangered, or designated as California Species of Special Concern (CSC) by the CDFW were observed on the site.

Sensitive Plant Species
Only one of the 29 sensitive plant species known from the greater project vicinity (based on CNDDB records within a five-mile radius of the project site) are expected to have any occurrence probability on the site. Coachella Valley milk-vetch (Astragalus lentiginosus var. coachellae) would have a low probability of occurring on the site due to the degraded nature of the site and low-quality habitat present. Coachella Valley milk-vetch is a covered species under the CVMSHCP and payment of the required CVMSHCP development fee will mitigate any potential impacts to this species. There are no special status species of vegetation communities were identified on the project site.

Sensitive Wildlife Species
Of the 31 sensitive wildlife species that have the potential to occur in the project vicinity only five (5) are thought to have low potential to forage over the project site or in the immediate area, with one sensitive wildlife species detected immediately adjacent to the site. Four of the species are birds and include: golden eagle (Aquila chrysaetos), prairie falcon (Falco mexicanus), black-tailed gnatcatcher (Polioptila melanura), and burrowing owl (Athene cunicularia). It should be noted that none are expected to nest on or adjacent to the project site due to a lack of suitable habitat. No burrows or appropriate manmade structures capable of supporting burrowing owls were observed on the site. No burrowing owls or their sign were observed on the site. There is a low probability that western yellow bat could forage over the site and could potentially roost in some of the remnant landscape palms remaining on the site, although these palms are small and in poor condition.

Burrowing Owl
No burrows suitable for burrowing owl use were observed on or adjacent to the project site.

There is, however, a low potential for the species to locate on the site prior to initiation of construction. The burrowing owl is managed as a Bird of Concern (BCC) by the U.S. Fish and Wildlife Service (USFWS) and designated as a Species of Concern (CSC) by the California Department of Fish and Wildlife (CDFW). It is also protected from take by the Migratory Bird Treaty Act (MBTA), California Fish and Game Code, and under the CVMSHCP. All burrowing owls must be avoided or relocated prior to any ground disturbing activities. To assure that this impact is mitigated, Mitigation Measure BIO-1 is provided below, 3 Recirculated Final Coachella Valley Multiple Species Habitat Conservation Plan; Figure 8-3 4 Biological Resources Assessment prepared by Wood Environment & Infrastructure Inc., p.6 Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

which requires pre-construction surveys to assure that the species is not present, or to protect the species should it be identified on-site. With implementation of this mitigation measure, impacts to burrowing owls will be less than significant.

Nesting Birds
The existing vegetation on the Project site would have a low potential to provide nesting opportunities for birds covered under the Migratory Bird Treaty Act (MBTA). As the subject site is vacant, these species could reside seasonally within the subject site. Nesting activities could occur between January and August of any year. Under the provisions of the MBTA, impacts to covered nesting birds would be considered a significant impact. To assure that impacts to bird nests covered under the MBTA are reduced to less than significant levels, a pre-construction survey is required if any activity to remove vegetation is proposed during the nesting season (February 1 to August 31), as provided in Mitigation Measure BIO-2, below. With implementation of this mitigation measure, impacts to birds covered by the MBTA will be less than significant.
b, c) No Impact. No streams, riparian habitat, marshes, protected wetlands, vernal pools or sensitive natural communities protected by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service are reported at the site, therefore, no project-related impact is anticipated. d) Less than Significant Impact. The project site is located in a partially urbanized setting which has been influenced by human activity for many decades and is surrounded on three sides by development (roadways and structures). There are no wildlife corridors or biological linkages mapped on or adjacent to the project site. Therefore, development of the site will not interfere substantially with the movement of any native resident or migratory species. The site is not known to be a native wildlife nursery site; however, the Project could result in potential impacts to nesting birds, as discussed in a) above. Impacts will be less than significant. e, f) Less Than Significant with Mitigation Incorporated. The site is not within a CVMSHCPdesignated Conservation Area. However, the site is adjacent to the Willow Hole Conservation Area, and across the street from the Upper Mission Creek/Big Morongo Canyon Conservation Area.

Development of the site will adhere to the CVMSHCP Land Use Adjacency Guidelines (Mitigation Measures BIO-3) that are intended to avoid or minimize indirect effects from Development adjacent to or within the Conservation Areas. In addition, as the site is within the CVMSHCP jurisdiction, the project is subject to payment of the Development Mitigation Fee. This standard requirement will assure that potential impacts to covered species are less than significant.

The project will not conflict with any policies or ordinances that protect biological species, or any habitat conservation plans or natural community conservation plans. Impacts are expected to be less than significant with payment of the CVMSHCP Development Mitigation Fee and adherence to the Land Use Adjacency Guidelines.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Mitigation Measures:

BIO-1 A pre-construction burrowing owl survey following CDFW guidelines5 must be conducted. Unless avoidable, all burrowing owls must be relocated prior to any ground disturbing activities. If burrowing owls remain on-site, a Burrowing Owl Relocation and Management Plan must be prepared to outline how the owls will be relocated per CDFW guidelines. Any owls occurring onsite must be relocated prior to construction, vegetation removal, or grading activities. Relocation will, at a minimum, require prior approval from the CDFW.6 BIO-2 For any grubbing, grading or other site disturbance or tree or vegetation removal occurring during the nesting season between February 1st and August 31st, a qualified biologist shall conduct at least one nesting bird survey, and more if deemed necessary by the consulting biologist, immediately prior to initiation of project-related ground disturbing activities. If nesting birds are present, no work shall be permitted near the nest(s) until the young birds have fledged. While there is no established protocol for nest avoidance, when consulted, the CDFW generally recommends avoidance buffers of about 500 feet for birds-of-prey, and 100 – 300 feet for songbirds. If ground disturbance occurs outside the nesting season, this requirement shall be waived.

BIO-3 Development of the project site shall adhere to the CVMSHCP Land Use Adjacency Guidelines, which are briefly described below:
• Drainage: Proposed Development adjacent to or within a Conservation Area shall incorporate plans to ensure that the quantity and quality of runoff discharged to the adjacent Conservation Area is not altered in an adverse way when compared with existing conditions. • Toxics: Land uses proposed adjacent to or within a Conservation Area that use chemicals or generate bioproducts such as manure that are potentially toxic or may adversely affect wildlife and plant species, Habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in any discharge to the adjacent Conservation Area.
• Lighting: For proposed Development adjacent to or within a Conservation Area, lighting shall be shielded and directed toward the developed area. Landscape shielding or other appropriate methods shall be incorporated in project designs to minimize the effects of lighting adjacent to or within the adjacent Conservation Area in accordance with the guidelines to be included in the Implementation Manual.
• Noise: Proposed Development adjacent to or within a Conservation Area that generates noise in excess of 75 dBA Leq hourly shall incorporate setbacks, berms, or walls, as appropriate, to minimize the effects of noise on the adjacent Conservation Area in accordance with the guidelines to be included in the Implementation Manual. • Invasives: Invasive, non-native plant species shall not be incorporated in the landscape for land uses adjacent to or within a Conservation Area. Landscape treatments within or adjacent to a Conservation Area shall incorporate native plant materials to the maximum extent Feasible; recommended native species are listed in Appendix D of the Biological Assessment prepared for the project.
• Barriers: Land uses adjacent to or within a Conservation Area shall incorporate barriers in individual project designs to minimize unauthorized public access, domestic animal predation, illegal trespass, or dumping in a Conservation Area. Such barriers may include native landscaping, rocks/boulders, fencing, walls and/or signage. • Grading/Land Development: Manufactured slopes associated with site Development shall not extend into adjacent land in a Conservation Area.
5 California Department of Fish and Game (CDFG). 2012. Staff report on Burrowing Owl Mitigation. CDFG, Sacramento, CA.
6 Biological Resources Assessment prepared by Wood Environment & Infrastructure Inc., p.16.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Monitoring:

BIO-A Prior to the issuance of any permit to allow ground disturbance on the site, the project Applicant shall provide the City with pre-construction surveys for burrowing owl and MBTA covered birds, if applicable.

BIO-B Prior to the issuance of any permit to allow ground disturbance on the site, the project Applicant shall provide the City with confirmation that CVMSHCP Land Use Adjacency Guidelines were adhered to. Such confirmation shall include a memorandum which addresses each guideline, whether it applies to the project, and how, specifically, the guideline has been addressed in the Project plans. The memorandum shall be supported by permits, building plans, photographs, or equipment specifications, as applicable.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

V. CULTURAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Cause a substantial adverse change in the
significance of a historical resource pursuant to
in §15064.5? ü
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5? ü
c) Disturb any human remains, including those
interred outside of formal cemeteries? ü
Source: Desert Hot Springs General Plan Update, 2020. “Historical/Archaeological Resources Survey Report for Desert RV Storage Project,” prepared by CRM TECH on January 29, 2023.

Environmental Setting
The oldest cultural resources reported in the City of Desert Hot Springs are from the “Paleo-Indian Period” which dates back to at least 11,000 B.C. There is a high probability that prehistoric resources will occur in the vicinity of fault-related mesquite and palms, as well as resources associated with mountain washes, streams and canyons. Mesquite thickets that generally occur in dune areas are another high probability category since mesquite and screwbean pods were staples in the diet of the region’s Cahuilla Indians. The project site occurs in the urban core of the City, and is not adjacent to these high-probability areas.

According to the City’s General Plan, the Cahuilla Indians are the first known human inhabitants of the Coachella Valley who were a Takic-speaking people. Cahuilla Indians are generally divided into three groups based on their geographic setting: the Pass Cahuilla of the Beaumont/Banning area; the Mountain Cahuilla of the San Jacinto and Santa Rosa Mountains; and the Desert Cahuilla from the Coachella Valley, as far south as the Salton Sea.

Section 15064.5 of the CEQA Guidelines generally defines a historic resource as a resource that is: (1) listed in, or determined to be eligible for listing in the California Register of Historical Resources (California Register); (2) included in a local register of historical resources (pursuant Section 5020.1(k) of the Public Resources Code); or (3) identified as significant in an historical resources survey (meeting the criteria in Section 5024.1(g) of the Public Resources Code). A resource may be listed in the California Register if it is (1) associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage; (2) is associated with the lives of persons important in our past; (3) embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values; (4) has yielded, or may be likely to yield, information important in prehistory or history.7
7 California Public Resources Code 5024.1.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Discussion of Impacts
a, b) No Impact; Less Than Significant Impact with Mitigation Incorporated. CRM TECH prepared a Historical/Archaeological Resources Survey Report for the subject site in January 2023. The report included references to comprehensive records searches for adjacent properties provided by the Eastern Information Center (EIC) of the University of California, Riverside. In addition, CRM TECH conducted independent historical research, consultation with Native American representatives, and an on-site field survey.

Eastern Information Center (EIC) Records Search
According to EIC records, the project area had not been surveyed systematically for cultural resources prior to the report. Within the one-mile radius of the project site, records from the EIC identify 20 additional studies completed on various tracts of land and linear features between 1991 and 2017, and nine other historical/archaeological resources, including seven sites and two isolates (i.e., localities with fewer than three artifacts). All seven sites dated to the historic period, while both of the isolates were prehistoric (i.e., Native American) in origin. Among the sites were roadways, buildings, structural remains, and scattered refuse items, and the isolates consisted of a ceramic sherd and a groundstone fragment. Only one these localities (Dillon Road) were found in the immediate vicinity of the project area. Therefore, they require no further consideration.

Native American Consultation
On October 24, 2022, CRM TECH submitted a written request to the State of California Native American Heritage Commission (NAHC) for a Sacred Lands File records search, as well as requests for information about tribal cultural resources to the nearby Agua Caliente Band of Cahuilla Indians.

The NAHC reported in a letter dated November 28, 2022, that the Sacred Lands File identified unspecified Native American cultural resource(s) in the project vicinity and recommended contacting the Agua Caliente Band of Cahuilla Indians for further information. On November 30, 2022, the tribe notified CRM TECH that they did not have personnel available to participate in the archaeological fieldwork and requested to be informed of the results of the survey. On December 6, a brief summary of the findings was sent to the tribe via electronic mail. Subsequently, the tribe provided CRM TECH with a formal response to the inquiry on December 8, in which they requested copies of all cultural resources documentation generated for the project and Native American monitoring during ground-disturbing activities in the project area (Mitigation Measures CUL-1).

In addition to the consultation undertaken by CRM Tech, the city is conducting Tribal Consultation, in conformance with the requirements of AB 52 and SB 18. This process, and the results of the process, are described in Section XVIII, Tribal Cultural Resources.

Historical Background Research
Results of the Historical/Archeological study suggest that the project area is relatively low in sensitivity for cultural resources from the historic period. In the 1940s-1950s, Dillon Road was the only notable feature in the immediate vicinity of the project area. By 1972, a group of buildings had appeared on the site planned for the RV storage facility, but were removed sometime before 2002, leaving only foundational remains visible by that year. Since then, no major changes in land use have been observed on the property.

Field Survey
A field survey was conducted on December 1, 2022. No “historic resources,” buildings, structures, objects, features or substantial prehistoric or historic artifacts were found during the field survey.

Two concrete slab foundations were noted where the previous buildings stood in the 1970s-1980s, along with an abandoned well and a few scattered refuse items. Dating only to the late historic period (1950s-1970s), these minor, fragmented, and ubiquitous remains demonstrate no potential for historic significance. The removal of the buildings has effectively severed any association that the Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

property may have had with persons or events in its history, and the small cluster of common refuse items holds little promise for any important archaeological data. As such, the remains of the buildings are not considered potential “historical resources” under CEQA and require no further study.

Summary
Neither the EIC records search, Native American consultant, historical background research, or field survey found any evidence of historical resources on the project site. The location of the Project also indicated a low sensitivity for significant prehistorical archeological deposits.

Nonetheless, to protect the potential archaeological resources under the site and reduce potential impacts to less than significant levels, Mitigation Measure CUL-1 is included at the end of this section, consistent with the findings of the Historical/Archeological investigation. With the implementation of this mitigation measure, potential impacts associated with archaeological resources will be reduced to less than significant levels. c) No Impact. No human remains were found on the surface of the site. However, if any remains are revealed during grading, State law requires that construction activities must be halted, and the Riverside County Coroner must be contacted immediately to determine the origin of the remains prior to continuing the construction. Since there is very low probability for such discovery, no impact is expected for the project.

Mitigation Measures:

CUL-1 A qualified archeologist and ACBCI Tribal Cultural Resources monitor shall be on site during preconstruction phases of the project including all earth moving activities, including grubbing, grading, trenching and excavation. If any resource is discovered at the site, the monitor shall identify the resource, and determine whether further investigation is required, or whether earth moving can resume. Any identified resource shall be professionally treated and curated, and included in a postmonitoring report provided to the City and Tribe.

Monitoring:

CUL-A The project archaeologist and/or Tribal monitor shall prepare a report documenting monitoring activities. The monitoring report shall be submitted to the City within 30 days of completion of grading activities.

Responsible parties: Project proponent, project archaeologist, Planning Department.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

VI. ENERGY
Would the Project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Result in potentially significant
environmental impact due to
wasteful, inefficient, or unnecessary
consumption of energy resources,
during Project construction or
operation?
✓
b) Conflict with or obstruct a state or
local plan for renewable energy or
energy efficiency?
ü
Sources: Desert Hot Springs General Plan Update 2020; SoCalGas Aspire 2045 – Sustainability Strategy.

Environmental Setting
Natural gas and electricity to the Project site are provided by Southern California Gas Company (SoCalGas) and Southern California Edison (SCE), respectively. The Project site is currently undeveloped, and utilities will be extended to it as part of the Project’s development.

Discussion of Impacts
a) Less Than Significant Impact. The proposed project consists of the construction and operation of a RV storage facility, including onsite caretaker residence. The proposed buildings would be built to current Building Code standards, including the installation of insulation and high efficiency HVAC systems.

Project construction would result in short-term consumption of energy resources for operation of construction equipment and manufacturing of construction materials; however, energy use would be limited due to the relatively small scale of the Project (<5 acres).

Compliance with local, state, and federal regulations (e.g., limit engine idling times, require the recycling of construction debris, etc.) would reduce short-term energy consumption during construction to the extent feasible, and Project construction would not result in a wasteful or inefficient use of energy.

Long-term operation of the Project would not result in unusual site characteristics or processes that would require the use of equipment that would be more energy intensive than is used for comparable land uses, or the use of equipment that would not conform to current emissions standards and related fuel efficiencies.

The project is estimated to generate 37 trips per day (see Section XVII, Transportation) of a standard personal and recreational vehicle mix, which will not result in unusually high fuel consumption. Through compliance with applicable requirements, including the California Code of Regulations Title 24, Part 6–Energy Efficiency Standards, as well as the City’s Climate Action Plan (CAP) discussed below, individual Project elements (e.g., building design, HVAC equipment, etc.) would be consistent with state and local energy reduction policies and strategies and would not consume energy resources in a wasteful or inefficient manner. Impacts on energy resources will be less than significant.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

b) No Impact. State and local agencies regulate the use and consumption of energy through various methods and programs (e.g., Assembly Bill 32, California Code of Regulations Title 24, Part 6–Energy Efficiency Standards, and the California Code of Regulations Title 24, Part 11– California Green Building Standards (CALGreen). Per the latest (2019) CALGreen requirements for non-residential construction, the Project buildings will be constructed to be ready for zero-net-energy (ZNE) by 2030.

At the local level, the City’s Building Division and Code Compliance Departments enforce the applicable requirements of the Energy Efficiency Standards and Green Building Standards in Title 24. In addition, the City’s 2020 General Plan Update and 2013 Climate Action Plan identify specific strategies and measures for energy conservation within the City. The Project would be required to comply with City policies and programs regarding energy efficiency.

No impact related to compliance with applicable energy standards would result because the proposed Project would not conflict with or obstruct State or local plans for renewable energy or energy efficiency.

Mitigation Measures: None required.

Monitoring: None required.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

VII. GEOLOGY AND SOILS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Directly or indirectly cause potential
substantial adverse effects, including the risk
of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
ü
ii) Strong seismic ground shaking? ü
iii) Seismic-related ground failure, including
liquefaction? ü
iv) Landslides? ü
b) Result in substantial soil erosion or the loss
of topsoil? ü
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 onor off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
ü
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
(1994), creating substantial direct or indirect
risks to life or property?
ü
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?
ü
f) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
ü
Source: Desert Hot Springs General Plan Update, 2020; Preliminary Geotechnical Investigation Proposed Storage Center, prepared by LOR Geotechnical Group, Inc. May 31, 2019.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Environmental Setting
Regional Geologic and Tectonic Setting
Tectonically, the Coachella Valley is located between two faults zones: the San Andreas Fault Zone and San Jacinto Fault Zone. These fault zones form mountains around the valley. The valley is bounded by the Little San Bernardino Mountain Range on the north and east, Santa Rosa and San Jacinto Mountain Ranges on the west and southwest, and San Gorgonio Mountains to the northwest. The Salton Sea is located at the end of the trough, to the southeast.

The valley’s geologic composition and seismicity are directly related to the San Andreas and San Jacinto fault zones. Both these zones are active fault zones exposing the valley to a range of geologic hazards, including ground rupture, major ground shaking, slope instability, and collapsible and expansive soils.

Episodic flooding of major regional drainages, including the Morongo Wash and Whitewater River, results in the deposition of sand and gravel on the valley floor. Strong sustained winds emanating from the San Gorgonio Pass cause wind erosion and transport and deposit dry, finely granulated, sandy soils on the central valley floor.

Regional soils range from rocky outcrops within the mountains bordering the valley to coarse gravels of mountain canyons and recently laid fine- and medium-grained alluvial (stream deposited) and aeolian (wind deposited) sediments on the central valley floor.

Soil Conditions
The surface soil at the site is predominantly imported fill materials overlying native alluvial soils. The majority of the fill encountered consists of sand and silty sand soils, concrete, asphalt, rocks (cobbles and boulders), and trace to minor amounts of deleterious materials including metal, plastic, wood and other items. The fill material ranges from less than 2 to 7 or more feet in thickness. Underlying the fill materials are natural alluvial soils consisting of silty sand and well graded sand with well graded sand with gravel, cobbles and boulders at depth. In general, the alluvial soils are in a relatively dense state. The soils are granular and based upon observation and classification, have very low expansion potential.

Groundwater
Groundwater was not encountered within the exploratory boreholes (up to 14.5 feet deep) according to the preliminary geotechnical report. Based on the search of the water well database provided in the State of California Department of Water Resource website, the depth to groundwater in two water wells located approximately one-quarter to one-half of a mile to the north-northwest of the site ranged from 193 to 232 feet during the time period from 2011 through 2018. Based on the available information, groundwater at the site appears to be at a depth of greater than 100 feet.

Ground Motion
The majority of the site lies on a relatively flat surface. The occurrence of mass movement failures such as landslides, rockfalls, or debris flows within such areas is generally not considered common and no evidence of mass movement was observed on the site.

Subsidence
Land subsidence is a regional phenomenon as a result of extensive groundwater pumping. No fissures or other surficial evidence of subsidence were identified on the project site.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Discussion of Impacts
a)
i) No Impact. The project site is not located within or adjacent to an Alquist-Priolo Earthquake Fault Zone. The closest known active earthquake fault with a documented location is the South Branch of the San Andreas fault located approximately 1.1 miles southwest of the site. In addition, the North Branch of San Andreas fault is located approximately 2.0 miles to the northeast. These faults are capable of generating earthquakes of magnitude >5.0. However, there would be no impact related to fault rupture at the project site.
ii) Less Than Significant Impact. The project site is located in a seismically active region where earthquakes originating on local and regional seismic faults can produce severe ground shaking.

Buildings proposed for the site will be required to be constructed in accordance with the most recent edition of the California Building Code (CBC) and the City’s Municipal Code to provide collapseresistant design. The City has adopted several modifications to the CBC to address local geology which minimize the impact to people and property in the event of an earthquake. Project-related impacts associated with seismic ground shaking will be less than significant. iii) No Impact. According to County General Plan, the project site is located in an area that has a moderate susceptibility to liquefaction (General Plan Figure S-3). Onsite underlying soils consist of silty sand, sand, cobbles and boulders, which could not be susceptible to liquefaction. In addition, the depth of the groundwater in the area is greater than 100 feet below the ground surface. For liquefaction to occur, groundwater levels must be within 50 feet of the ground surface. Therefore, the soil in this region is not prone to liquefaction. No impact is anticipated. iv) No Impact. The project site has relatively flat topography, indicating no potential for landslides.

The nearest hillsides and mountainous slopes are approximately 2.8 miles northeast of the property. No impacts associated with landslides will occur. b) Less Than Significant Impact. The project site is susceptible to high wind erosion. Construction activities, such as grading, excavation, and soil hauling, would disturb soils and potentially expose them to wind and water erosion. However, with the application of standard construction practices and regulatory requirements, including the City’s requirement for dust management during construction, soil erosion and loss of topsoil is not a concern.

In addition, the project site could be subject to erosion from storm flows during construction. The City will require the implementation of best management practices associated with storm water flows on the project site. These standard requirements, in the form of a Water Quality Management Plan, assure that erosion resulting from storm flows are controlled on and off site.

Overall impacts associated with soil erosion will be less than significant. c) Less Than Significant Impact with Mitigation Incorporated. The site is not susceptible to on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse due to the distance from mountainous slopes and foothills and depth of the groundwater.

The native soils of the project site primarily consist of silty sand, sand, cobbles and boulders. The preliminary geotechnical report determined that the fill soils and the upper portions of the alluvial soil will not, in their present conditions, provide uniform and/or adequate support for the proposed improvements. However, complete removal of the fill soils, removal of the near surface alluvial soils, and the construction of engineered fill will provide an acceptable solution.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

The recommendations provided in the preliminary geotechnical report (Mitigation Measure GEO1) will ensure that onsite soils provide adequate support for the proposed project. Overall, it is recommended that soils be compacted to provide a dense, high-strength soil layer to uniformly distribute the anticipated foundation loads over the underlying soils. The construction of this compacted fill mat should incorporate the removal of the existing fill soils and the upper, loose to medium dense alluvial soil. With implementation of Mitigation Measure GEO-1, impacts will be less than significant.
d) No Impact. Expansive soils typically contain clay minerals that attract and absorb water, greatly increasing the volume of the soil. This increase in volume can cause damage to foundations, structures, and roadways. As described in Section VI-a.iii, above, the site’s underlying soils consist of silty sand, sand, cobbles and boulders which have low shrink-swell potential Therefore, no impact associated with expansive soils will occur.
e) No Impact. The project would connect to the CVWD wastewater collection and treatment plant.

The proposed project would not use a septic system or other wastewater disposal system. No impact would occur.
f) No Impact. No unique paleontological resource or geologic feature exist on the site; therefore, no impact is anticipated.

Mitigation Measures:

GEO-1 The recommendations contained in LOR Geotechnical Group, Inc. “Preliminary Geotechnical Investigation” dated May 31, 2019, pages 12 through 21, shall be implemented for all grading and construction activities on the project site. The City may require additional project-specific geotechnical engineering analysis, as necessary, to determine whether additional soil remediation or compaction is required.

Monitoring:

GEO-A The City Engineer shall review and approve building and site specific geotechnical analyses for the proposed project, which address the actual grading and building plans prior to issuance of grading permits for the proposed project.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

VIII. GREENHOUSE GAS EMISSIONS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Generate greenhouse gas emissions either
directly or indirectly, that may have a significant
impact on the environment?
ü
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing
the emissions of greenhouse gases?
ü
Source: Desert Hot Springs General Plan Update, 2020; City of Desert Hot Springs 2013 Climate Action Plan.

Environmental Setting
Certain gases play an important role in determining the surface temperature of the earth. Known as greenhouse gases (GHGs), these gases trap heat on the earth’s surface similarly to how greenhouses function to trap heat. GHGs are produced through natural processes as well as through human activity. The human-caused (anthropogenic) emission of these gases increased since the industrial revolution, intensifying the greenhouse effect and, as a result, warming the earth’s climate. GHGs include carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), and fluorinated compounds. Laws such as Assembly Bill 32 (AB 32) and Senate Bill 32 (SB 32) require all cities to reduce greenhouse gas emissions to 1990 levels by 2020 and 40 percent below 1990 levels by 2030, respectively.

The City of Desert Hot Springs Climate Action Plan (CAP) establishes a plan to meet the State emissions reduction targets for 2020 and 2030, as required by AB 32 and SB 32. According to the CAP, the City’s 2010 communitywide emissions baseline is 100,799 metric tons of CO2e (MTCO2e).

In order to comply with AB 32, the City would need to reduce its emissions by 49,301 MTCO2e per capita by 2030. Accounting for reduction measures set forth in the CAP, the city is projected to reduce communitywide emissions by 50,040 MTCO2e, which is 739 over the City’s AB 32 target.

GHG Thresholds
In December of 2008, SCAQMD formally adopted a greenhouse gas significance threshold of 10,000 MTCO2e/yr that only applies to industrial uses’ stationary sources where SCAQMD is the lead agency (SCAQMD Resolution No. 08-35). This threshold was adopted based upon an October 2008 staff report and draft interim guidance document that also recommended a threshold for all Projects using a tiered approach.

It was recommended by SCAQMD staff that a Project’s greenhouse gas emissions would be considered significant if it could not comply with at least one of the following “tiered” tests:
• Tier 1: Is there an applicable exemption?
• Tier 2: Is the Project compliant with a greenhouse gas reduction plan that is, at a minimum, consistent with the goals of AB 32?
• Tier 3: Is the Project below an absolute threshold (10,000 MTCO2e/year for industrial Projects; 3,000 MTCO2e/year for residential and commercial Projects)? • Tier 4: Is the Project below a (yet to be set) performance threshold? • Tier 5: Would the Project achieve a screening level with off-site mitigation? Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Discussion of Impacts
a, b) Less Than Significant Impact. The GHG emissions generated by the proposed project during construction and operational phases were projected using California Emissions Estimator Model (CalEEMod) Version 2020.4.0 (Appendix A).

Construction
The GHG emissions associated with construction activities will be limited to the construction phase and thus will be temporary. These activities include the operation of construction equipment, employee commutes, material hauling, and other ground disturbing activities. As shown in Table 5, the project will generate 130.25 metric tons of CO2e over the 5-month construction period. There are currently no construction related GHG emission thresholds for projects of this nature. To determine of construction emissions will result in a cumulative considerable impact, construction GHG emissions were amortized over a 30-year period and added to annual operational emissions to be compared with applicable GHG thresholds from SCAQMD.

Operation
There are five emissions source categories that will be contributing either directly or indirectly to operational GHG emissions at buildout. The sources include energy/electricity usage, water usage, solid waste disposal, area emissions (pavement and architectural coating off-gassing), and mobile sources. Table 5 summarizes the projected short-term construction and annual operational GHG generation associated with the proposed development, using the same buildout assumptions discussed under Air Quality.

Table 5
Projected GHG Emissions Summary
(Metric Tons)
Phase CO2e (MT/YR)
Construction
2023 130.25
Operation
Area 0.03
Energy 10.88
Mobile 28.93
Waste 0.23
Water 0.32
Construction: 30-year amortized 1 4.34
Total Operational 44.73
SCAQMD Threshold (commercial) 3,000.00
1 Buildout construction GHG emissions were amortized over 30-years then added to buildout operational GHG
emissions.

As shown in Table 5, the Project complies with the Tier 3 threshold for commercial and residential projects because emissions will not exceed the 3,000 MT/yr threshold. Therefore, impacts will be less than significant.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

GHG emissions contribute, on a cumulative basis, to the significant adverse environmental impacts of global climate change. No single project could generate enough GHG emissions to noticeably change the global average temperature. The combination of GHG emissions from past, present, and future projects contributes substantially to the phenomenon of global climate change and its associated environmental impacts and as such is addressed only as a cumulative impact.

Although, GHG emissions are a global phenomenon and changes in GHG emissions can be difficult to attribute to a particular project. Goals and policies are in place on state, federal, and local level to control the GHG emissions to the extend feasible. The project will be subject to requirements set forth in the City’s Climate Action Plan, which is consistent with Statewide goals and policies in place for the reduction of GHG emissions.

Overall, the proposed project would be consistent with local and Statewide goals and policies aimed at reducing the generation of GHGs. The proposed project’s generation of GHG emissions would not make a cumulatively considerable contribution to or conflict with an applicable plan, policy, or regulation for the purposes of reducing the emissions of greenhouse gasses. Impacts would be less than significant.

Mitigation Measures:

None required.

Monitoring:

None required.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

IX. HAZARDS AND HAZARDOUS

MATERIALS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Create a significant hazard to the public or
the environment through the routine transport,
use, or disposal of hazardous materials?
ü
b) Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous materials
into the environment?
ü
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile
of an existing or proposed school?
ü
d) Be located on a site which is included on a
list of hazardous materials sites compiled
pursuant to Government Code Section
65962.5 and, as a result, would it create a
significant hazard to the public or the
environment?
ü
e) For a Project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport or
public use airport, would the Project result in a
safety hazard or excessive noise for people
residing or working in the Project area?
ü
f) Impair implementation of or physically
interfere with an adopted emergency response
plan or emergency evacuation plan?
ü
g) Expose people or structures, either directly
or indirectly, to a significant risk of loss, injury
or death involving wildland fires? ü
Source: Desert Hot Springs General Plan Update, 20020; California Department of Toxic Substances Control Hazardous Waste Website.

Environmental Setting
A material is considered hazardous if it appears on a list of hazardous materials prepared by a federal, state, or local agency or if it has characteristics defined as hazardous by such an agency. California Health and Safety Code, Section 25501 and California Code of Regulations, Title 22, Section 662601.10 define hazardous material as any material which pose a significant present or potential hazard to human health or the environment due to its quantity, concentration, or physical, chemical or infectious characteristics. Under Government Code Section 65962.5, both the California Department of Toxic Substances Control (DTSC) and the State Water Resources Control Board (SWRCB) are required to maintain lists of sites known to have hazardous substances present in the environment.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

There are only a few identified hazardous/toxic material generators associated with commercial, quasiindustrial and medical operations in the City which have the potential to be associated with accidental spills, purposeful illegal dumping, air emissions, and other uncontrolled discharges into the environment.

The City has the responsibility to coordinate with the appropriate agencies in the identification of hazardous material sites, and the active regulation of their timely cleanup.

According to GeoTracker, two LUST Cleanup Sites (Expressway Market “T0606504198” and “T0606500964”) were located at the southwest corner of Dillon Road and Palm Drive, approximately 0.28 miles east of the project site. Both sites have been remediated and the action closed by the County of Riverside.

Discussion of Impacts
a, b) Less Than Significant Impact. The Project includes development of RV storage facility and one caretaker residence which would involve use of limited quantities of chemicals such as cleaning and degreasing solvents, fertilizers, pesticides, and similar materials. These chemicals will be transported and stored within the project site. These will occur in limited quantities and will not require a hazardous material handling/storage permit. None of these chemicals will be used in sufficient quantities to pose a threat to humans or cause a foreseeable chemical release into the environment.

The construction phase would involve the use of heavy equipment, which uses small amounts of oil and fuels and other potential flammable substances. During construction, equipment would require refueling and minor maintenance on site that could lead to fuel and oil spills. The contractor will be required to identify a staging area for storing materials and will be subject to State law relating to the handling, storage and use of hazardous materials during construction.

The proposed project would not result in a significant risk of explosion or accidental release of hazardous substances, because the cleaners and household chemicals used are not explosive and will not be stored in large quantities. The use and handling of hazardous materials during construction activities and long-term operation of the proposed project would occur in accordance with applicable Federal, State, and local laws including California Occupational Health and Safety Administration (CalOSHA) requirements. Impacts would be less than significant. c) Less Than Significant Impact. The project site is located approximately 1.45 miles south of Two Bunch Palms Elementary School. The proposed Project will result in the development of a RV storage facility, which is not expected to emit any hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste to jeopardize schools. No impact is expected. d) No Impact. The project site is not on a parcel included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. Also, construction and operation of the project would not create a significant hazard to the public or to the environment and would have no impact.
e) No Impact. The Palm Springs International Airport is located approximately 5.7 miles south of the subject property. The site is not located near its airstrip and would not result in a safety hazard for people residing or working in the project area. Therefore, no impact would occur.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

f) No Impact. The proposed Project will take access from Dillon Road, which will also be used for emergency access. Major roadways near the project site would be used as regional emergency evacuation routes to and from the city, including Palm Drive and the I-10 freeway. The project will neither significantly alter the existing circulation pattern in the project area nor physically interfere with major roadways during emergency evacuation.

The project’s proposed parking and circulation plans will be reviewed by the Fire and Police Departments to assure that driveways and roads are adequate for emergency vehicles. The project includes an emergency access driveway around the building, to assure that fire trucks can access all portions of the proposed project site. A construction plan will be required by the City to assure that the project does not interfere with emergency access during development. These standard requirements will assure that there will be no impacts associated with emergency response. g) No Impact. The project site is located within the valley floor where there is no potential for wildfire.

Therefore, the proposed project will not expose people or structures to significant risks associated with wildfires. No project related impact is expected.

Mitigation Measures:

None required.

Monitoring:

None required.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

X. HYDROLOGY AND WATER QUALITY
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Violate any water quality standards or waste
discharge requirements or otherwise
substantially degrade surface or ground water
quality?
ü
b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the Project
may impede sustainable groundwater
management of the basin?
ü
c) Substantially alter the existing drainage
pattern of the site or area, including through the
alteration of the course of a stream or river or
through the addition of impervious surfaces, in
a manner which would:
ü
i) result in substantial erosion or siltation onor off-site; ü ii) substantially increase the rate or amount of
surface runoff in a manner which would result
in flooding on- or off-site;
ü
iii) create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff; or
ü
iv) impede or redirect flood flows? ü
d) In flood hazard, tsunami, or seiche zones,
risk release of pollutants due to Project
inundation?
ü
e) Conflict with or obstruct implementation of a
water quality control plan or sustainable
groundwater management plan?
ü
Source: Desert Hot Springs General Plan Update, 2020; 2020 Coachella Valley Regional UWMP; Preliminary Hydrology Study for Desert Hot Springs RV Storage, prepared by Christiansen & Company, May 2023.

Environmental Setting
Domestic Water
The project site is within the Coachella Valley Water District (CVWD) service area for domestic water. The District’s primary water source is groundwater extracted through a system of wells from the Coachella Valley Groundwater Basin. In addition to groundwater, CVWD relies on imported water that is recharged into the groundwater basin at three facilities: Whitewater River Groundwater Recharge Facility (GRF), Thomas A.

Levy GRF, and Palm Desert GRF. CVWD’s domestic water system includes 97 groundwater production wells and 65 enclosed reservoirs. In 2020, it pumped 99,843 acre-feet per year (AFY) of groundwater from the Indio and Mission Creek Subbasins. CVWD also owns and operates the water distribution system, which is generally located under existing streets in the public right-of-way. There are existing 12-inch water lines beneath Dillon Road in the project vicinity.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

CVWD is responsible, under the California Water Code, for analyzing its current and future water supply, and assuring that sufficient supply is available to serve land uses within the District through the preparation of an Urban Water Management Plan (UWMP). CVWD is required to periodically update the UWMP. In 2020, CVWD collaborated with other water purveyors in the Coachella Valley to prepare a regional UWMP.8 Wastewater
CVWD provides sewer service to portions of the City of Desert Hot Springs, including the project area.

CVWD maintains sewer trunk lines ranging from 6 to 36 inches in diameter and 28 lift stations and associated force mains. Effluent from Desert Hot Springs is conveyed to CVWD’s Cook Street treatment plant (Water Reclamation Plant No. 10), which has a total capacity of 18 million gallons per day (mgd), including 15 mgd of tertiary treatment capacity. CVWD also implements the requirements of the Regional Water Quality Control Board pertaining to domestic water quality and wastewater discharge.

The Project site is in an urban area where sewer lines are installed under the main roads. The Project will connect to an existing 15-inch sewer line beneath Dillon Road.

Flood Control
The project site is located in the northern portion of the Coachella Valley. It has an average rainfall of 3 inches per year. Several watersheds drain the adjoining elevated terrain of the San Gorgonio and Little Bernardino Mountains towards the valley floor. The City is subject to short duration rainfall events which can generate significant amounts of surface water.

The Project site is located within a Federal Emergency Management Agency (FEMA) Zone “AO” designation. Zone AO is defined as “Areas of 1% annual chance flood with average depths of 1 to 3 feet.” The Riverside County Flood Control District (RCFCD) is responsible for the management of regional drainage within and in the vicinity of Desert Hot Springs, including rivers, major streams and their tributaries, and areas of significant sheet flooding. The City works with RCFCD to manage the local drainages within the City.

Surface Water Quality
The City is a co-permittee with Riverside County in federal the National Pollutant Discharge Elimination System (NPDES), and enforces NPDES standards and requirements for all new development. NPDES standards assure that construction and operational surface water flows do not pollute local groundwater resources. In addition, the RWQCB enforces State regulations associated with surface water quality.

Description of Impact
a) Less Than Significant Impact. The proposed Project will generate demand for domestic water and wastewater, which will be governed by CVWD standard requirements. Construction of on-site connections will be subject to all CVWD requirements. The proposed project will not violate water quality standards or waste discharge requirements.

The proposed project will be required to comply with CVWD and National Pollutant Discharge Elimination System (NPDES) regulations to minimize the pollutant load associated with urban activities. Meeting those standards requires the preparation and approval of a WQMP and Storm Water Pollution Prevention Plan, both of which must be approved by the City prior to the initiation of construction activities. Both plans will include Best Management Practices that will protect surface waters from pollutants in storm flows during both construction and long-term operation of the project. The imposition of conditions of approval and adherence to local, state and federal requirements will assure that impacts associated with water quality standards are less than significant.
8 2020 Coachella Valley Regional Urban Water Management Plan, Water Systems Consulting, Inc., June 30, 2021.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

b) Less Than Significant Impact. The project would result in a 1,492 square foot caretaker residence and 30,320 square feet of landscaping areas which would require water from CVWD, whose water source is ground water. The implementation of the proposed project would not involve drilling a new well to serve the site. Based on the California Department of Water Resources 2023 indoor water use efficiency standard for residential uses and CVWD’s Maximum Applied Water Allowance (MAWA), the project has the potential to generate a domestic water demand of 2.03 acre-feet per year.

Table 6
Water Demand at the Project Buildout
Proposed
Land Use Units Water Demand Factor (gal/unit/day)
Water
Demand
(gpd)
Water Demand
(AFY)
Caretaker
Residence 1 55 55 0.06
Proposed
Land Use
Landscaped
Area CVWD MAWA Water Demand (AFY)
Landscaping 30,320 SF or

0.69 AC 2.85 AFY per AC 1.97
TOTAL 2.03
The 2020 Coachella Valley Regional Urban Water Management Plan (UWMP) was prepared jointly by six water purveyors in the Coachella Valley, including the CVWD that serves the project site.

The UWMP demonstrates that CVWD currently has, and can supply in the future, sufficient water to serve additional development in its service area in normal, single dry, and multiple dry years (UWMP Tables 4-25 through 4-27). CVWD’s projected 2045 retail water supply is 164,966 acrefeet. The projected annual water demand for the proposed project is 2.03 acre-feet, which is approximately 0.001% of the 2045 projected retail water supply. The proposed project is consistent with the commercial and residential land uses allowed in the Mixed-Use Corridor land use designation. This General Plan designation was used by CVWD to project future water demand.

Therefore, the Project’s water demand is consistent with CVWD projections for future water needs in the area. The proposed Project will connect to existing water lines within Dillon Road. No new wells or additional water infrastructure are proposed.

Based on the 2020 Regional Urban Water Management Plan, CVWD will be able to fulfill the Project’s water demand. The Project will be required to comply with the CVWD’s water-efficiency requirements, including the use of drought-tolerant planting materials and limited landscaping irrigation. Implementation of these and other applicable requirements will assure that water-related impacts are less than significant.
c) Less Than Significant Impact. The project site is currently undeveloped land. Development of the proposed project will increase impermeable surfaces on site, and therefore will increase on-site storm flows.

Christiansen & Company prepared a Preliminary Hydrology Study for the project site in May 2023.

According to the drainage report, on-site retention for the 100-year, 24-hour storm event will be provided, as per the City of Desert Hot Springs requirements. Onsite drainage facilities will consist of valley gutters (inverted section), one 36”’x36” grate inlet, 72” Contech CMP perforated Pipe Underground Storage Chamber and proposed retention basin. The Contech Chamber shall have a total capacity of 5044 cf. Once capacity has been met in the chamber the overflow shall traverse to the onsite retention basin (25880 cf) via a 24” HDPE Storm Drainpipe. The proposed site shall contain 100% of the critical 100 yr storm event.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

The proposed project will be required to comply with the City’s storm water retention requirements.

Implementation of these and other applicable requirements will assure that the project will not create or contribute water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. d) No Impact. The project site is not located in the vicinity of a water body, therefore, no hazard from dam failure, tsunami or seiche is possible. No impact is anticipated. e) No Impact. The proposed Project will be required to comply with all applicable water quality standards and will implement a WQMP approved by the City of Desert Hot Springs and the Regional Water Quality Control Board for both construction activities and long-term operation of the site. Also, the project’s expected water demand will be less than one percent of CVWD’s planned increases in demand for groundwater supplies, meaning impacts to a groundwater management plan will be negligible.

Mitigation Measures:

None required.

Monitoring:

None required.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

XI. LAND USE AND PLANNING
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Physically divide an established
community?
ü
b) Cause a significant environmental
impact due to a conflict with any land use plan,
policy, or regulation adopted for the purpose of
avoiding or mitigating an environmental effect?
ü
Source: Desert Hot Springs General Plan Update, 2020.

Environmental Setting
The project site is governed by the policies and land use designations of the Desert Hot Springs General Plan and Zoning Ordinance. Currently, the site is designated as Mixed-Use Corridor (MU-C) in the City’s General Plan Land Use Map, which allows for higher-intensity, commercially oriented development with maximum residential densities of 30 dwelling units per acre and/or maximum nonresidential intensities of

1.50 FAR. Under the City’s Municipal Code, structures of up to 60 feet are permissible in this district.

Discussion of Impacts
a) No Impact. The subject property is currently vacant and is located in an area that consist of commercial, residential and vacant lands. The developed lands operate independently of the subject property and will not be physically divided by the proposed project. No impact is anticipated. a) No Impact. The Desert Hot Springs General Plan, as required by the California Government Code, establishes direction for future growth and development within the City of Desert Hot Springs. The California Government Code (under Sections 65451.b and 65454) states that a “specific plan shall include a statement of the relationship of the specific plan to the general plan, and further, that it may not be adopted or amended unless found to be consistent with the general plan.” The Project site is designated as Mixed-Use Corridor (MU-C) in the General Plan. The intent and purpose of the MU-C is to allow for higher-intensity, commercially oriented development with maximum residential densities of 30 dwelling units per acre and/or maximum nonresidential Intensities of 1.50 FAR. The project proposes a RV storage facility and onsite caretaker residence.

MU-C permits and conditionally permits service uses, such as vehicle service and fueling stations, as well as a variety of commercial retail uses. It does not permit storages services, including personal storage and outdoor recreational vehicle (RV) storage. However, the project site (eastern parcel) includes an existing mini-storage (personal). The addition of outdoor RV storage or additional personal storage would not meaningfully change the character or use of the land.

Caretaker quarters are not a permitted use in the MU-C zone. However, given that the MU-C permits various residential uses, the addition of caretaker quarters would be consistent with the character of the area as proposed in the General Plan and would not conflict with the proposed uses.

The DSSP would modify the proposed permitted uses on the site to and let the proposed land uses to be developed without conflicting the zoning designations. The California Government Code provides authority for a city to adopt a specific plan by ordinance (as a regulatory plan) or resolution (as a policy plan). The DSSP would be adopted by the Desert Hot Springs City Council as an Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

ordinance and would function as the regulatory document that serves as the zoning for the project site; the DSSP establishes the prevailing land use regulations for all development activities within the project site.

Proposed site development plans or other similar entitlements would be required to be consistent with the regulations set forth in the DSSP.

General Plan Consistency

LAND USE AND COMMUNITY DESIGN ELEMENT
GOAL LU-1: A balanced community with a mix of land uses that supports thriving businesses, complete and healthy neighborhoods, and a sustainable desert environment.

Policy LU-1.1: Balanced Growth.

Support development and growth that balance residential, commercial, industrial, and open space uses in a manner that meet the needs of the community without overburdening community resources and infrastructure.

Policy LU 1.3: Compatibility.

Require that new development be visually and functionally compatible with established residential neighborhoods, industrial and commercial areas, and natural desert habitat areas.

Policy LU-1.4: Sustainability.

Promote sustainable land uses and building practices that promote efficient energy use and resource sustainability.

Policy LU-1.7: Infrastructure.

Ensure that infrastructure is integrated into the community concurrently with new development projects.

Consistency:

The proposed Project will provide commercial uses to the southern portion of the City. The plans and design guidelines provided for the Project will ensure that the two subject properties have a unified frontage that will not detract from the existing visual character of the area. The use of landscaping and a screening wall will ensure that the proposed development is visually and functionally compatible with existing and future residential and mixed use development in the area.

The proposed development will not overburden existing infrastructure, and is expected to have nominal impacts related to traffic volumes, water usage, and energy usage. Any required infrastructure extensions and roadway improvements will be implemented concurrently with development of the Project. Adherence to all applicable Title 24 building and energy requirements will ensure that the Project uses energy in an efficient and sustainable manner.

GOAL LU-3: Vibrant and economically successful commercial centers that respond to changing economic conditions and that are well distributed citywide.

Policy LU-3.11: Efficiency in Providing City Services and Infrastructure.

Accommodate a diversity of uses that create a tax base which allows the City to maintain efficient operations in the delivery of services and maintenance of public infrastructure, including community centers, parks, roads, storm drainage, and other infrastructure.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

GOAL LU-7: Strategically located and dynamic mixed-use environments that offer neighborhood-serving amenities, new and emerging housing types, and engaging public spaces.

Policy LU-7.1: Mixed-Use Commercial Component.

Encourage that new mixed-use development projects include a substantial viable, commercial component. Consider innovative incentives and startup funds to help improve long-term longevity of commercial uses.

Consistency:

The proposed Project will provide commercial development to the southern portion of the City, an area which is currently sparsely developed. The Project would bring an additional commercial occupant to an area planned for mixed-use development, tax revenue from which will contribute to the City’s ability to deliver services and maintain infrastructure.

Policy LU-7.2: Mixed-Use Street Interface.

Ensure that development enhances pedestrian activity by providing active uses, walkability, and connectivity within mixed-use districts. Require appropriate design features along a majority of the building street frontage.

Policy LU-7.5: Connections.

Require pedestrian connections between varying land uses and buildings to encourage safe access.

GOAL LU-12: Citywide design and development that enhances the community’s distinctive character and preserves the natural and scenic resources.

Policy LU-12.2: Appropriate Architectural Design.

Encourage development that integrates desert-appropriate architecture, utilizing appropriate massing, scale, colors, and roofing.

Consistency:

The Specific Plan will ensure that the proposed development is appropriate for the character and conditions of the site and the desert setting. The development will include the addition of sidewalks as well as space for future bicycle lanes on the Project side of Dillon Road, connected to internal sidewalks connecting the two sites. Easements for the future development of Beacon Way and Wolven Street include space for future sidewalks and bicycle lanes. This will ensure that as surrounding properties build out with residential and mixed uses, safe access will be provided for all modes of transportation.

MOBILITY AND INFRASTRUCTURE ELEMENT
GOAL MI-2: Streets that are designed and managed to enable safe access for all users:
pedestrians, equestrians, bicyclists, motorists, and transit riders of all ages and abilities.

Policy MI-2.2: Balanced Transportation System.

Implement a balanced transportation system using complete streets principles to ensure that safety and mobility of all users.

Policy MI-2.4: Accessibility.

Identify and evaluate the system for potential improvements to accommodate seniors and disabled persons and to comply with ADA requirements.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

Policy MI-2.6: Rights-of-Ways.

Use available public rights-of-ways to provide wider sidewalks, bicycle lanes, trail facilities, and transit amenities.

GOAL MI-4: Connected pedestrian and bicycle network.

Policy MI-4.1: Prioritize Walking.

Recognize walking as a component of every trip and ensure high quality pedestrian access in all site planning and public right-of-way modifications to provide a safe and comfortable walking environment.

Policy MI-4.4: Pedestrian Connections through Parking Lots.

Require parking lots to include clearly defined paths for pedestrians’ safe and convenient access from building entrances and to adjoining public sidewalks.

Consistency:

The SP requires compliance with the City’s ADA requirements, including the provision of sufficient van-accessible handicap parking spots. Project improvements to half the ROW will include the addition of sidewalks to Dillon Road, and easements for future sidewalks on Beacon Way and Wolven Street. An internal sidewalk will also be provided, linking the two properties. Space for future bicycle lanes will also be provided in Dillon Road, Beacon Way, and Wolven Street. As the General Plan is built out in the Project area, these improvements will support accessibility and safety for those traveling on foot or by bicycle.

GOAL MI-11: Provide for a sustainable physical infrastructure to support a desirable quality of life.

Policy MI-11.9: Flood Prevention.

Support flood prevention infrastructure on and around Mission Creek and Morongo Wash areas and other areas of the City prone to flooding.

Policy MI-11.10: Water Quality.

Protect the quality and supply of the City’s water sources.

Policy MI-11.11: Reduce Energy.

Implement regulations and provide incentives that require public and private developments to reduce energy use over the long term.

Consistency:

The Project will include an on-site retention basin to manage stormwater. The Hydrology Study prepared for the Project ensures that adequate drainage will be provided on-site to retain the 24- hour, 100-year storm. The WQMP prepared for the Project will ensure that the Project will not have significant adverse effects on the City’s water quality.

Compliance with the Title 24 standards, including the provision of photovoltaic panels on the roof of the RV storage canopy, will enable the Project to off-set some of its energy consumption, thereby reducing the use of energy produced by external sources.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

OPEN SPACE AND NATURAL RESOURCES ELEMENT
GOAL IS-1: Protect habitat and natural washes that are protected, managed, and preserved.

Policy OS-1.5: Biological Resources Assessment.

Require a biological resources assessment, as appropriate, for any development proposal or infrastructure project located on undeveloped/undisturbed land.

GOAL OS-2: Air quality that is healthy for residents and the environment.

Policy OS-2.3: Minimize Air Quality Impacts.

Minimize the air quality impacts of new development projects on established uses.

Policy OS-2.8: Air Quality and Climate Change Analyses.

Require detailed air quality and climate change analyses and mitigation plans for all applications that have the potential to adversely affect air quality.

Consistency:

A biological resources assessment was prepared for the Project in order to ensure that any protected habitat or species on-site will be managed and preserved. Air quality and greenhouse gas analysis, including modeling of potential pollutant emissions using the California Emissions Estimator Model (CalEEMod), was conducted for the proposed Project. The analysis determined that the Project would not have significant air quality impacts, including on established uses.

GOAL OS-3: A sustainable, reliable, and clean water supply.

Policy OS-3.1: Water Conservation.

Require water conservation measures in new development, equivalent to CalGreen Tier One or similar standards.

Policy OS-3.3: Runoff Pollution.

Encourage use of creative and environmentally sustainable ways of reducing groundwater and urban runoff pollution, including the National Pollutant Discharge Elimination System (NPDES) requirements of the Regional Water Quality Control Board.

Policy OS-3.6: Landscaping.

Require climate appropriate landscaping for new development, and limit turf to be used as accent only.

Policy OS-3.9: Groundwater Contamination.

Evaluate all proposed land use and development plans for their potential to create groundwater contamination hazards from point and non-point sources, and confer with other appropriate agencies to assure adequate review.

Policy OS-3.10: Site Drainage.

Require that new development incorporate features into site drainage plans that reduce impermeable surface area, increase surface water infiltration, and minimize surface water runoff during storm events. Such features may include additional landscape areas, parking lots with bioinfiltration systems, permeable paving designs, and stormwater detention basins.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

GOAL OS-4: Increased energy efficiency and conservation.

Policy OS-4.4: Solar Energy Systems.

Encourage the use of solar energy systems or any other technologies that similarly reduce the use of power from the grid in residential and commercial uses.

Consistency:

The landscaping for the proposed Project will comply with the City’s requirements for the efficient use of water in landscaping and irrigation. Plants selected for the site are drought-tolerant and the landscaping does not propose any turf. The Hydrology Study and WQMP prepared for the Project ensure that the proposed developed will have adequate water retention capability as to minimize stormwater runoff and prevent groundwater contamination. The Project will install solar panels on the roof of the RV storage canopy.

GOAL OS-7: Protected viewsheds, scenic corridors and neighborhood aesthetics.

Policy OS 7.2: Nighttime Views.

Preserve the quality of nighttime views through required shielding and downward-facing lights.

Policy OS 7.3: Drought-Tolerant Landscaping.

Review landscape plans and require that climate-appropriate landscaping be used throughout the City in public and private landscape plans.

Consistency:

Consistent with §17.40.170 of the City’s development code, outdoor lighting in the SP area must be shielded in order to minimize light pollution. Landscaping, as proposed in the Preliminary Landscape Plan, must comply with the requirements provided in Chapter 17.56 of the development code for the efficient use of water in landscaping and irrigation. Plants selected for the site are drought-tolerant and the landscaping proposes the use of crush rock ground coverings instead of turf.

GOAL OS-8: Cultural and historic resources are preserved, protected, and celebrated.

Policy OS-8.5: Archaeological Resources.

Assure that all development properly addresses the potential for subsurface archaeological deposits by requiring archaeological surveys.

Policy OS-8.6: Cultural Resources.

Review all development and redevelopment proposals for the possibility of cultural resources.

Policy OS-8.7.

Coordinate CEQA review of proposed developments as either being identified as having a High A or Undetermined potential for unearthing paleontological resources.

Consistency:

A historical/archaeological resources study was prepared for the Project, ensuring that archaeological and cultural resources will not be impacts by the proposed Project. No unique paleontological resources have been identified on the SP site.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

SAFETY AND NOISE ELEMENT
GOAL SN-1: High level of fire protection services for the community, including adequately addressing wildfires.

Policy SN-1.3: New Development Impacts.

Require all new and improved developments to be reviewed for their impact on safety and the provision of police and fire protection services.

Policy SN-1.4: Development Proposal Review.

Require development proposals to be transmitted to the Police Department and the Fire Marshal for review. Any input shall be incorporated into project design or conditions of approval, as appropriate.

Policy SN-1.5: Vehicle Access.

Require that emergency, police, fire, and paramedic vehicle access be provided with all new developments to the satisfaction of the Fire Marshal and Police Chief.

Policy SN-1.19: Fire Safe Regulations.

New development will adhere to the latest Board of Forestry and Fire Protection Fire Safe Regulations.

Policy SN-1.20: Building and Fire Codes.

New development will adhere to all requirements in the California Building Code and California Fire Code.

GOAL SN-3: Lower risk of exposure of life, property, and the environment to hazardous and toxic materials and waste.

Policy SN-3.2: Use and Storage of Hazardous Materials.

Require the general location and siting of facilities which involve the use and/or storage of hazardous, highly flammable, or explosive materials to be designed in a manner that assures the highest level of safety in strict conformance with fire codes and all other applicable codes and regulations.

Consistency:

The proposed project will be required to comply with the Board of Forestry and Fire Protection Fire Safe Regulations as well as the requirements of the California Building and Fire Codes. The development proposal will be subject to review from the Fire Marshall and Police Chief to ensure that sufficient access and safety measures are provided. The Project proposes RV storage, including a propane service area. Any propane stored on site will be required to comply with all applicable local and state codes and other regulations pertaining to hazardous materials.

GOAL SN-4: Responsive and effective emergency preparedness that assures readiness to respond to natural and human-caused disasters.

Policy SN-4.2: Evacuation Preparedness.

Coordinate with appropriate agencies for the establishment of emergency evacuation routes and plans to preserve or reestablish the use of Palm Drive, Mission Lakes Boulevard, Pierson Boulevard, Dillon Road, Hacienda Avenue, Interstate 10, and State Highway 62 as emergency evacuation routes.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

GOAL SN-6: Resiliency against seismic hazards and preparedness to respond after a seismic event.

Policy SN-6.3: Geotechnical Studies.

Require geotechnical studies for development proposals located in areas with soils susceptible to liquefaction or other forms of ground failure. If found to have the potential for liquefaction, further analysis may be necessary to determine level of hazard risk and proposed appropriate mitigation measures.

GOAL SN-7: Assure resiliency against flooding hazards, and provide the tools needed to respond to flood events.

Policy SN-7.7: Hydrological Studies.

Require new development proposals to provide hydrological studies prepared by a State-certified civil engineer for any project that would change existing site runoff. Such studies shall assess the impact of any change in runoff that could result in increased erosion and sedimentation potential or flooding of downstream properties.

Consistency:

Review of the project plans by the City and the Fire Marshal will ensure that the project does conflict with the potential use of Dillon Road as an evacuation route. A geotechnical study was prepared for the Project, including measures to ensure that the Project adequately mitigates any potential geotechnical hazards. As previously stated, a hydrological study was also prepared to ensure that runoff from a 24-hour 100-year storm can be retained on-site and therefore the Project would not contribute to erosion, sedimentation, or flooding of downstream properties.

GOAL SN-8: A noise environment that provides peace and quiet that complements the city’s spa resort character.

Policy SN-8.5: Compatible Land Uses.

Designate land uses that are compatible with higher noise levels adjacent to major arterial roads and highways, the Interstate10 corridor, or designated industrial lands.

Consistency:

The project will be subject to the City’s noise regulations. It is situated on a minor arterial road, with similar commercial uses on the adjacent properties to the east and west of the subject site.

As shown above, the proposed project will be consistent with adopted plans and programs, and impacts to land use policy are expected to be less than significant.

Mitigation Measures:

None required.

Monitoring:

None required.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

XII. MINERAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
ü
b) Result in the loss of availability of a locallyimportant mineral resource recovery site delineated on a local general plan, specific
plan or other land use plan?
ü
Source: Desert Hot Springs General Plan Update, 2020.

Environmental Setting
The majority of the City is made up of alluvial fans, containing mostly sand and gravel which do represent an important economic resource, used for road base and similar applications. Other mineral deposits occurring in the region include copper, limestone, specialty sands, and tungsten. These deposits are limited to rocky outcroppings occurring in the Little San Bernardino Mountains and have not been exploited.

Discussion of Impacts
a, b) No Impact. There are no permitted mining operations in the vicinity of the project site, nor does this area of the City lend itself to mining activities, as described in the General Plan. The project site is located in an urbanized area designated for commercial development and is not zoned for mineral resource extraction. No impact is expected.

Mitigation Measures:

None required.

Monitoring:

None required.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

XIII. NOISE
Would the project result in:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Generation of a substantial temporary or
permanent increase in ambient noise levels in
the vicinity of the Project in excess of
standards established in the local general plan
or noise ordinance, or applicable standards of
other agencies?
ü
b) Generation of excessive groundborne
vibration or groundborne noise levels? ü
c) For a Project located within the vicinity of a
private airstrip or an airport land use plan or,
where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the Project expose people
residing or working in the Project area to
excessive noise levels?
ü
Source: Desert Hot Springs General Plan Update, 2020.

Environmental Setting
Noise is generally defined as sound that is loud, disagreeable, or unexpected. The selection of a proper noise descriptor for a specific source is dependent on the spatial and temporal distribution, duration, and fluctuation of the noise. The noise descriptors most often encountered when dealing with traffic, community, and environmental noise include an overall frequency-weighted sound level in decibels that approximates the frequency response of the human ear (in dBA).

Noise can be generated by a number of sources, including mobile sources, such as automobiles, trucks, and airplanes, and stationary sources, such as construction sites, machinery, and industrial operations.

The rate depends on the ground surface and the number or type of objects between the noise source and the receiver. Mobile transportation sources, such as highways, and hard and flat surfaces, such as concrete or asphalt, have an attenuation rate of 3.0 dBA per doubling of distance. Soft surfaces, such as uneven or vegetated terrain, have an attenuation rate of about 4.5 dBA per doubling of distance from the source.

Noise generated by stationary sources typically attenuates at a rate of approximately 6.0 to 7.5 dBA per doubling of distance from the source (EPA 1971).

Sound levels can be reduced by placing barriers between the noise source and the receiver. In general, barriers contribute to decreasing noise levels only when the structure breaks the “line of sight” between the source and the receiver. Buildings, concrete walls, and berms can all act as effective noise barriers.

Wooden fences or broad areas of dense foliage can also reduce noise, but are less effective than solid barriers.

The City has established goals, policies, and programs to limit and reduce the effects of noise intrusion on sensitive land uses and to set acceptable noise levels for varying types of land uses.

The project site is located on Dillon Road, which is designated as a “Secondary Street” in the City’s Circulation Element. Noise levels on Dillon Road were estimated to be 75 dBA CNEL at the centerline, reducing to 60 dBA CNEL at the south end of the project site (General Plan; Figure SN-6).

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

As part of the development of the Noise Element of the General Plan, noise level measurements were collected at various locations throughout the City to set standards for normally acceptable, conditionally acceptable, and clearly unacceptable noise levels. For commercial and residential land uses, the conditionally acceptable noise levels are 80 and 65 dBA CNEL, respectively (General Plan; Table SN-2).

Discussion of Impacts
a) Less Than Significant Impact. The subject property is currently vacant without any noise source.

The main noise source in the area is vehicular traffic on adjacent roadways (Dillon Road and Palm Drive). The surrounding area mainly consists of roads, commercial and residential development and vacant lands. The nearest sensitive receptor is a single-family home located immediately east of the existing mini-storage facility onsite.

Impacts of the Proposed Project on Surrounding Development Construction Impacts: Construction noise associated with the proposed project would be temporary and would vary depending on the nature of the activities being performed. Noise generated would primarily be associated with the operation of off-road equipment for on-site construction activities.

Construction noise typically occurs intermittently and varies depending on the nature or phase of construction (e.g., grading, construction, paving). Noise generated by construction equipment, including earth movers, material handlers, and portable generators, can reach high levels up to 83 dBA at a distance of 50 feet which could be annoying for the nearby sensitive receivers and would exceed the City’s standard for noise at residential land uses.

The City regulates construction noise through Section 8.12 and Section 9.04.030 of the Municipal Code which limits the construction times between the hours of 7:00 a.m. until 5:00 p.m. daily, with no construction activity allowed on Sunday. During daylight savings time, construction activities shall be permitted between the hours of 6:00 a.m. until 6:00 p.m. daily.

Noise levels surrounding the Project site could be elevated for short periods of time, as equipment moves through the site. In addition, these noise levels would be limited to the less sensitive daytime hours and would cease once building construction concludes. Compliance with the City’s noise ordinance exempts construction activities from noise infractions, because of their temporary nature.

Therefore, impacts associated with construction noise on the project site would be less than significant.

Long-Term Operational Impacts: At buildout, principal project-related noise sources will include vehicular traffic accessing the site, grounds maintenance equipment, and heating, ventilation, and air conditioning (HVAC) units. The project is generally consistent with the General Plan designation for the site, and traffic levels are not expected to substantially increase beyond that forecast in the General Plan at build out.

For commercial and residential land uses, the conditionally acceptable noise levels are 80 and 65 dBA CNEL, respectively (General Plan; Table SN-2). According to the General Plan (Figure SN-7), future noise levels on Dillon Road are estimated to be 75 dBA CNEL at the centerline, reducing to 65 dBA CNEL on the project site. These noise levels are within the normally acceptable noise range for commercial and residential uses (maximum of 75 and 65 dBA CNEL). Therefore, Project operational noise will increase noise levels in the area, but they will not exceed General Plan standards. Impacts will be less than significant.

Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

b) Less Than Significant Impact. In terms of ground-borne vibration resulting from construction activities, it is expected that project construction will result in only intermittent, localized intrusion.

Vibration levels are not expected to exceed Caltrans vibration threshold of 0.04 in/sec PPV, and thus impacts would be less than significant.
c) No Impact. The site is not located with the Palm Springs International Airport noise contours. No impacts will occur.

Mitigation Measures: None
Monitoring: None
Item Number: 3.

City of Desert Hot Springs
Date: July 2023
Project Name: Desert Storage Specific Plan

XIV. POPULATION AND HOUSING
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Induce substantial unplanned population
growth in an area, either directly (for example,
by proposing new homes and businesses) or
indirectly (for example, through extension of
roads or other infrastructure)?
ü
b) Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?
ü
Source: Desert Hot Springs General Plan Update, 2020; U.S. Department of Finance, Population and Housing Estimates for Cities, Counties, and the State; 2020-2045 RTPSCS Demographics and Growth Forecast by Southern California Association of Governments.

Environmental Setting
As of 2023, the population of the City of Desert Hot Springs is 32,608. The Southern California Association of Government has predicted a population of 61,000 for the City in 2045 with an estimated 24,700 households.

Discussion of Impacts
a) No Impact. The Project proposes a RV storage facility and caretaker residence. Using the city’s average household size of 2.99 persons, the project could potentially include a permanent population of approximately 3 persons. This represents 0.005% of the city’s anticipated 2045 population of 61,000, which would have a less than significant impact on the overall population of the area.

The western parcel is currently vacant and undeveloped. The project occurs on the City’s existing street grid and will tie into existing utility systems. Since existing streets, utilities and public facilities are located adjacent to the project site along Dillon Road, the project will not result in the construction or expansion of new infrastructure. Overall, less than significant impacts are anticipated.

Construction and operation of the project will generate jobs. However, construction is expected to be fulfilled by the local labor market. Given the current labor market, it is more likely that the new jobs will be filled by existing residents than new residents attracted to the area by the proposed project. Impacts will be less than significant.
b) No Impact. The proposed project site is composed of vacant land. No structures or housing will be eliminated as a result of the project, and no persons will be displaced. No impact is anticipated.

Mitigation Measures:

None required.

Monitoring:

None required.

Item Number: 3.