Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
PS -3.8 Natural Drainage and Habitat Preservation. Minimize the alteration of natural drainage patterns and conserve riparian habitat when implementing flood control maintenance activities to hinder contamination and enhance the overall health of the Whitewater River/Coachella Valley Stormwater Channel.
PS -3.9 Reduce Stormwater Runoff. Limit the amount of impervious surfaces in new developments and redevelopments as feasible; developments that add impervious surfaces should integrate low impact development best management practices to reduce stormwater runoff.
PS -3.10 Mitigation. Require that all new development and redevelopment in areas susceptible to flooding incorporate mitigation measures designed to reduce flood hazards.
INDIAN WELLS -GENERAL PLAN 2040 I PS -7
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
PS -3 Actions
PS -3a Communicate with FEMA periodically regarding updates to Flood Insurance Rate Maps and Letter of Map Revisions. Monitor changes in federal and State laws and regulations related to local flood protection, including the National Flood Insurance Program and incorporate necessary changes into the Municipal Code, the City's EOP (once adopted), and building codes as required and ensure that the City's regulations require that new development within flood hazard zones is consistent with this Public Safety Element and is required to meet the flood protection requirements of State law, including but not limited to Government Code Sections 65007, 65865.5, 65962 and 66474.5.
PS -3b Continue to implement the Floodplain Management Ordinance, which establishes rules and regulations for flood plain management. Continue to apply the rules and regulations to development in areas of special flood hazards as determined by FEMA and as illustrated on the most recent Flood Insurance Rate Map (FIRM).
PS -3c
Review and update the Municipal Code to allow for the installation of telecommunication facilities in watercourse designations when the design and structures are proven to not impede flow or increase flood levels and are approved by the flood control district.
PS -3d Periodically review county, State, and federal flood control best practices and incorporate appropriate standards into the Municipal Code.
PS -3e Review projects for project -related flood control and stormwater management impacts to ensure that all proposed development comply with the City's MS4 permit.
PS -3f Disseminate information on flooding, flood control on private property, floodplains, and flood preparedness to the public.
PS -3g Cooperate with the Coachella Valley Water District to maintain adequate flood flow capacity in the Whitewater and Deep Canyon flood control channels.
PS -3h To reduce soil erosion and pollutants in urban runoff, require new development and redevelopment projects to control stormwater runoff through implementation of BMPs to prevent any deterioration of water quality that would impair subsequent or competing uses of the water; existing development retrofitting shall do the same. As specific development projects are implemented, project proponents will be required to consult with relevant agencies such as the U.S. Army Corps of Engineers (ACOE), Regional Water Quality Control Board (RWQCB), and the California Department of Fish and Wildlife (CDFW). Also, ensure that projects of one acre or more complete a Storm Water Pollution Prevention Plan (SWPPP).
PS -3i Work with the RCFCD and regulatory federal, State and local agencies and department to apply for grants that provide funding for local drainage controls. FEMA's Hazard Mitigation Grant, Flood Mitigation Assistance Programs, and Pre -disaster Mitigation Program, California Environmental Protection Agency, and the California State Water Resources Control Board offer grants to municipalities throughout California.
PS -3j During the annual budget and CIP process, identify the resources needed to designate, preserve, and acquire land for necessary flood control and drainage facilities.
INDIAN WELLS -GENERAL PLAN 2040 I PS -8
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
Seismic and Geologic Hazards
Southern California is a region of high seismic activity. Like most cities in the region, Indian Wells is subject to risks associated with potentially destructive earthquakes. The topography of the area is a result of regional landforms, fault movements, climate, and erosion. There are no designated Alquist-Priolo fault zones located within City limits or Sphere of Influence (SOI) limits; however, Indian Wells is within seismic response zones based on distance from active faults, particularly the San Andreas Fault. Due to its geographic location in a seismically active region and the location of flood plains and hillsides surrounding City limits, Indian Wells is subject to several types of natural hazards, including seismic activity, liquefaction, and erosion.
The federal government and State of California have established a variety of regulations and requirements related to seismic safety and structural integrity, including the California Building Standards Code, the Alquist-Priolo Earthquake Fault Zoning Act, and the Seismic Hazards Mapping Act. Risk of exposure to seismic and geologic hazards can be reduced by adhering to these regulations, through careful land use planning, building construction practices, and implementation of the following policies and actions.
GOAL PS -4 SEISMIC AND GEOLOGIC HAZARDS
Life and property are guarded from seismic and seismic -induced hazards to the greatest extent possible.
PS -4 Policies
PS -4.1 Geologic Hazard Reduction. Reduce the risk of impacts from geologic and seismic hazards by applying proper and up to date land use planning, development engineering, building construction, and retrofitting requirements.
PS -4.2 Sensitive Site Location. Discourage the development of new sensitive uses and the construction of critical facilities, high -occupancy buildings, and essential services buildings, in areas with high seismic or geologic hazards. Rather, encourage landscaped open space uses for areas within these areas.
PS -4.3 Map Maintenance. Maintain the City's geologic and seismic hazards map in concert with updates from the California Geologic Survey and local surveys and update as appropriate.
PS -4.4 Building Codes. Maintain high standards for seismic performance of buildings through prompt adoption and careful enforcement of the most current seismic standards of the Uniform Building Code.
INDIAN WELLS -GENERAL PLAN 2040 I PS -9
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
PS -4 Actions
PS -4a
PS -4b
PS -4c
Require assessment and mitigation of hazards related to geologic hazards for new development projects or City improvement projects that are identified by the City as susceptible to potential seismic hazards, or are located in or adjacent to hillsides. Require development adjacent to hillside areas to minimize the potential hazard of falling rocks through project design.
Require professional inspection of geotechnical aspects, such as excavation earthwork, during site development construction on sites that have been specified in geotechnical studies as being prone to moderate or greater levels of seismic or geologic hazard.
Review development proposals to ensure compliance with California Health and Safety Code Section 19100 et seq. (Earthquake Protection Law), which requires that buildings be designed to resist stresses produced by natural forces such as earthquakes and wind. Before approval, review development proposals to ensure compliance with the current federal, State, and local building standards. During review of discretionary development and redevelopment proposals, require surveys of soil and geologic conditions by State licensed Engineering Geologists and Civil Engineers where appropriate. When potential geologic impacts are identified, require project applicants to mitigate the impacts per the recommendations contained within the geologic survey.
PS -4d Update building, zoning, and grading codes as needed to ensure adopted standards mitigate potential seismic hazards and comply with the Alquist-Priolo Act.
PS -4e Develop a structural hazards reduction program (per Section 8875 of the Government Code) for the upgrading of seismically hazardous buildings.
INDIAN WELLS -GENERAL PLAN 20401 PS -10
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
Hazardous Waste and Materials
Hazardous materials are mainly present because of industries involving chemical byproducts from manufacturing, petrochemicals, and hazardous building materials. Hazardous waste is the subset of hazardous materials that have been abandoned, discarded, or recycled and is not properly contained, including contaminated soil or groundwater with concentrations of chemicals, infectious agents, or toxic elements sufficiently high to increase human mortality or to destroy the ecological environment.
No active hazardous waste sites or hazardous materials release sites are found within the City of Indian Wells or its Sphere of Influence (SOI), according to the California Department of Toxic Substances Control and the Hazardous Waste and Substances Sites (Cortese) List. However, certain types of development and uses within the City utilize hazardous materials. These uses make Indian Wells susceptible to hazards from spills of toxic materials and vulnerable to the byproducts of waste generated in manufacturing and commercial activities. Accidents can occur in the production, use, storage, transport, and disposal of hazardous materials.
Locally, Indian Wells utilizes Burrtec Waste & Recycling Services for free at-home collection of household hazardous waste. On a larger scale, the County of Riverside regulates regional hazardous waste operations. The Riverside County Department of Environmental Health enforces the provisions of the Hazardous Waste Control Law of the State of California as set forth in the California Health and Safety Code and the California Code of Regulations. The County maintains an emergency response team that would respond in the event of a hazardous materials spill or other environmental health emergencies.
GOAL PS -5 HAZARDOUS WASTE AND MATERIALS
Hazardous materials are properly maintained to reduce potential public threats to the greatest extent possible.
PS -5 Policies
PS -5.1 Hazardous Ordinances. Enforce existing Federal, State, and local ordinances regulating the use, manufacture, sale, transport, treatment, storage, and disposal of hazardous substances.
PS -5.2 Regional Consistency. Utilize the Riverside Countywide Integrated Waste Management Plan to ensure that local regulation and practices are consistent with the policy direction and action programs that the County recommends.
PS -5.3 Multi -Jurisdictional Coordination. Work with RCFD and other responding agencies to ensure that emergency personnel respond safely and effectively to a hazardous materials incident in the City.
PS -5.4 Public -Private Coordination. Require that developers coordinate with the Riverside County Department of Environmental Health to confirm that hazardous waste cleanup sites located within the City are remediated by the property owner in a manner that keeps the public safe.
PS -5.5 Hazardous Waste. Promote the proper disposal of hazardous waste, including paint, tires, medications, medical sharps, infectious waste, asbestos waste, construction waste, and electronic waste, through education, monitoring, and enforcement of proper use, storage, handling, and disposal.
PS -5.6 Household Hazardous Waste Disposal. Support the sitting waste and recycling service provider to continue the free Household Hazardous Waste (HHW) pick-up program for residents.
Coordinate with the City's waste service provider and the County of Riverside to increase public awareness about proper disposal related to household hazardous waste; inform the Indian Wells community regarding relevant services and programs to address issues related to hazardous waste and materials; and discourage household storage of hazardous materials.
INDIAN WELLS -GENERAL PLAN 2040 I PS -11
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
PS -5 Actions
PS -5a As part of the development review process, determine the potential for the production, use, storage, transport, and/or disposal of hazardous materials and provide for reasonable controls and mitigation measures on such hazardous materials as to protect both the residents and the environment, and to mitigate the risks to an acceptable level.
PS -5b Review development proposals to ensure the proximity between users and transporters of substantial hazardous materials and sensitive uses, such as schools and residential neighborhoods, remains at or above safe and acceptable levels, regardless of growth and new development.
PS -5c Require the submittal of information regarding hazardous materials manufacturing, storage, use, transport, and/or disposal by existing and proposed businesses and developments to RCFD.
PS -5d Advertise the Household Hazardous Waste Collection Program, established by the City's waste service provider. Provide informational materials at public locations and links on the City's website about the City's Household Hazardous Waste Collection Program, the County's Antifreeze, Batteries, Oil, and Paint (ABOP) program, collection facilities, drop-off centers, and the 24 -hour Household Hazardous Waste hotline.
PS -5e
Prior to issuance of any grading or building permit (whichever occurs first) for a project on a site identified on any list of hazardous materials compiled pursuant to Government Code Section 65962.5, a formal Phase I Environmental Site Assessment (ESA) shall be prepared in accordance with ASTM Standard Practice E 1527-05 or the Standards and Practices for All Appropriate Inquiry (AAI) and submitted to the City's Community Development Department. The Phase I ESA shall identify specific Recognized Environmental Conditions (RECs), which may require further sampling/remedial activities by a qualified Hazardous Materials Specialist with Phase II/site characterization experience prior to demolition, and/or construction. The Hazardous Materials Specialist shall identify proper remedial activities appropriate to the hazardous materials) found (e.g., removal and disposal; bio-remediation; pump and treat; soil vapor extraction, and in situ oxidation), as necessary.
INDIAN WELLS -GENERAL PLAN 2040 I PS -12
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
Noise
Noise levels within a community can affect the quality of life experienced by people living and working in the area as high noise levels can create stress and irritation. Noise is closely related to the Community Development, Housing, and Mobility Elements. The existing and predicted noise environment influences the general distribution, location, and intensity of future land use. When proper planning occurs, noise generating uses, such as major streets and highways, can be located to minimize noise impact upon residential and other sensitive land uses. The following policies and actions provide guidelines to achieve harmonious land use design and regulate noise from vehicles and other noise -generating sources.
GOAL PS -6 NOISE
The impact of noise -generating activities on residential and other sensitive land uses is minimized.
PS -6 Policies
PS -6.1 Noise Exposure. Consider the noise compatibility of existing and future development when making land use planning decisions. Require development and infrastructure projects to be consistent with the noise standards in this element and the Indian Wells Municipal Code to facilitate acceptable noise exposure levels for existing and future development.
PS -6.2 Noise Mitigation. Require new developments or the expansion of existing developments to mitigate excessive noise through best practices, including building location and orientation, building design features, placement of noise -generating equipment away from sensitive receptors, shielding of noise -generating equipment, placement of noise -tolerant features between noise sources and sensitive receptors, and use of noise -minimizing materials, to reduce noise levels at sensitive uses, including residential uses, to 65 dB CNEL or less in outdoor activity areas and 45 dB CNEL or less in interior living spaces.
PS -6.3 Acoustical Studies. Require acoustical studies for new discretionary developments and transportation improvements that have the potential to affect existing noise -sensitive uses such as schools, hospitals, libraries, care facilities, and residential areas; and for projects that would introduce new noise -sensitive uses into an area where existing noise levels may exceed the thresholds identified in this element. For projects that are required to prepare an acoustical study, the study shall include mitigation measures to attain the noise standards in this element and the City's Noise Ordinance.
PS -6.4 Roadway Noise. Encourage the development of alternative travel options including bus transit, and bicycle, golf cart, and pedestrian paths to minimize single -occupancy vehicle trips and the implementation of noise sensitivity measures in the public realm, including traffic -calming road design, lateral separation, natural buffers, and setback to decrease excessive motor vehicle noise.
PS -6.5 Commercial Noise. Require the use of noise attenuation measures, including screening and buffering techniques, for all new or expansion of existing commercial developments expected to produce excess noise; in existing cases where the City's noise standards are exceeded, work with Code Enforcement to require compliance.
PS -6.6 Short -Term Noise. Require construction activities and other short-term noise events (i.e., concerts, sporting events) to reduce noise impacts on adjacent uses and comply with the City's Noise Ordinance.
INDIAN WELLS -GENERAL PLAN 2040 I PS -13
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
PS -6.7 Vibration Studies. Require vibration impact studies for new discretionary development and transportation improvements whose construction utilizes pile drivers within 200 feet of existing buildings or vibratory rollers within 50 feet of existing buildings.
PS -6.8 California Building Code. Adhere to the latest standards related to noise in the most current edition of the California Building Code to avoid or minimize noise pollution in the community.
PS -6.9 Interjurisdictional and Multiagency Coordination. Coordinate with neighboring jurisdictions and transportation providers such as Caltrans, Coachella Valley Association of Governments (CVAG), and Riverside County Transportation Commission (RCTC) to minimize noise conflicts between land uses along the City's boundaries.
PS -6 Actions
PS -6a
Review new development and transportation projects for compliance with the noise requirements established in this General Plan, including the standards established in the Indian Wells Municipal Code. Where necessary, require new development to mitigate excessive noise through best practices, including building location and orientation, building design features, placement of noise -generating equipment away from sensitive receptors, shielding of noise -generating equipment, placement of noise -tolerant features between noise sources and sensitive receptors, and use of noise -minimizing materials such as rubberized asphalt.
PS -6b Require acoustical studies for all new discretionary projects, including those related to development and transportation, which have the potential to generate noise impacts which exceed the standards identified in this element. The studies shall include representative noise measurements, estimates of existing and projected noise levels, and mitigation measures necessary to ensure compliance with this element and the City's Noise Ordinance.
PS -6c Actively enforce the standards identified in the City's Noise Ordinance in order to reduce impacts to the extent feasible. Update and amend the Noise Ordinance as appropriate.
PS -6d Coordinate with CVAG to reduce the speed limit on Highway 111, in concert with synchronized intersections, to reduce noise levels along the corridor.
PS -6e Implement provisions of the Highway 111 Specific Plan which establishes special noise attenuation standards to maintain the corridor's quiet residential character. A minimum 50 -foot landscaped parkway in residential areas shall be required along both sides of the corridor, which will be augmented by walls, berms, and other structures which will attenuate ambient noise levels.
PS -6f
Prohibit residential development in areas of greater than 65 Community Noise Equivalent Level (CNEL) unless effective mitigation measures can be incorporated into the project design to reduce noise levels to 65 CNEL in outdoor activity areas and 45 CNEL in indoor areas.
PS -6g Truck traffic shall be limited to specific routes and designated hours of travel, as defined by the City Planning and Engineering Departments.
PS -6h Use cul-de-sacs in new residential developments to discourage through traffic in residential neighborhoods.
PS -6i Review the locations of proposed projects with the potential to generate stationary noise in relation to sensitive receptors through the discretionary project review process. Require that automobile and truck access to commercial properties be located adjacent to residential parcels be located at the maximum practical distance from the residential parcel.
INDIAN WELLS -GENERAL PLAN 20401 PS -14
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
PS -6j
PS -6k
Require vibration impact studies for all new discretionary projects, including those related to development and transportation, whose construction utilizes pile drivers within 200 feet of existing buildings or vibratory rollers within 50 feet of existing buildings. The studies shall include a detailed mitigation plan to avoid any potential significant impacts to existing structures due to groundborne vibrations, based on the California Department of Transportation's Construction Vibration Guidance Manual.
Monitor changes in the California Building Code and other federal and State laws and regulations related to noise and incorporate necessary changes into the Municipal Code and building codes as required.
INDIAN WELLS -GENERAL PLAN 2040 I PS -15
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
Climate Change and Resiliency Planning
As a result of climate change, Indian Wells, like other cities in California, may experience more frequent and intense heat waves, drought, wildfires, flooding, and more severe storms and extreme weather events.
The impacts of climate change pose an increasing and growing challenge to the safety and well-being of the City's residents. SB 379 is a state law requiring the City to update the Public Safety Element to address climate change adaptation and resiliency strategies applicable to Indian Wells.
The City of Indian Wells adopted a Climate Action Plan (CAP) in 2013. The CAP is a long-range plan that advances state goals and streamlines City efforts to deploy specific initiatives and programs that target the reduction of GHG emissions, while integrating these efforts with the other priorities such as economic development, regional mobility and connectivity, and improving the local air and water quality.
The ECR identifies risks that climate change poses to the City. For the City of Indian Wells, possible local climate conditions as a result of climate may include: increased urban flooding (from overwhelmed stormwater infrastructure), higher temperatures, more frequent heat waves (leading to extreme heat events), increased risk of wildfire, water quality and water supply impacts, impacts to regional air quality, and an increased risk and spread of diseases. Relevant policies and actions informed by the CAP and ECR have been added below. Many of these topics are already covered in other Elements. Policies and actions related to wildfire are included in Goal 2 of this Element, those related to water quality and supply and air quality are included in the Resource Management Element.
GOAL PS -7 CLIMATE CHANGE AND RESILIENCY PLANNING
A resilient and sustainable community where risks to life, property, the economy, and the environment resulting from climate hazards, including extreme weather events, are prevented or minimized.
PS -7 Policies
PS -7.1 Community Preparedness. Promote a well -prepared City that can effectively overcome natural disasters and scarcity of resources due to climate change.
PS -7.2 Collaboration. Collaborate with local, regional, state and/or federal jurisdictions and agencies to maintain and implement the Climate Action Plan.
PS -7.3 Monitoring. Monitor climate change -related effects with local, regional, state, and/or federal partners to provide information on effectiveness of existing infrastructure and programs.
PS -7.4 Urban Flooding. Protect the community from urban flood risks associated with climate change.
PS -7.5 Special Assistance. Address the needs of individuals with limited mobility or limited access to transportation for access to safe and comfortable shelter during extreme heat events or other severe weather events.
PS -7.6 Urban Heat Island Effects. Require that new developments, major remodels, and redevelopments address urban heat island issues and reduce urban heat island effects for the proposed project site and adjacent properties.
PS -7.7 Energy Supply. Promote plans and programs that increase sustainable energy sources.
PS -7.8 Drought Preparation. Expand drought preparation and response, especially for the most vulnerable community members.
INDIAN WELLS -GENERAL PLAN 2040 I PS -16
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
PS -7.9 Vector Control. Protect the City from bacterial and viral diseases transmitted by mosquitoes, and other vectors.
PS -7 Actions
PS -7a Provide information and resources to the public and businesses regarding steps the City is taking to address the issue of climate change.
PS -7b Minimize damage associated with heat island effects through proper landscaping planting and management techniques.
PS -7c Promote plans and programs that increase sustainable energy sources.
PS -7d Expand the use of energy -efficient lighting, such as LEDs, for City -owned light facilities.
PS -7e Explore using renewable energy and clean generation technologies such as solar, wind, biogas, or fuel cells to power City facilities where appropriate.
PS -7f Evaluate the feasibility for government -constructed and/or -operated new development to exceed the CalGreen Tier 1, or successor program, standards.
PS -7g Promote the use of sustainable and carbon -neutral energy sources in new development.
PS -7h Designate public buildings, specific private buildings, or institutions with air conditioning as public cooling shelters; extend hours at air-conditioned sites during periods of extreme heat or power outage (if the site is supported by a backup generator).
PS -7i Provide access to flood protection resources and services (signage, sandbags, etc.) as feasible at designated public facilities during and after extreme weather events.
PS -7j Explore the development of local vector control programs to address issues related to vector control and integrated pest management.
INDIAN WELLS -GENERAL PLAN 2040 I PS -17
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Council Agenda- February 13, 2025
ECONOMIC DEVELOPMENT
Introduction to Economic Development
I
The Economic Development Element is intended to guide the City's future policy decisions in service of supporting and strengthening the local economy. The Economic Development Element is not a required element for a General Plan, but the City has decided to include it in recognition that promoting economic vibrancy and resiliency is a central aspect of planning for Indian Wells' future. While presented as a separate chapter, the policies contained within the Economic Development Element are intertwined with those found in the other Elements of the General Plan. Decisions made around the topics of these other elements, such as land use, housing, mobility, open space, and health and wellness, necessarily impact economic development, and vice -versa.
Economic Development Paradigm
Success
Factors
General Plan
Elements
Competitive
Advantages
Land
Use
Quality of
Life
Image and
Brand
Mobility Housing Parks &
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Health &
Wellness
Contents:
+ A Stable and
Resilient
Economy
+ Business
Community
Support
+ Develop a
Unique
Destination
Experience
+ Workforce
Attraction and
Retention
+ Fiscal
Sustainability
INDIAN WELLS -GENERAL PLAN 2040 I ED -1
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
Key Opportunities and Challenges
The Economic Development Element has been informed by local and regional stakeholder input, suggestions from the City's General Plan Community Meetings, and research and analysis contained in the "City of Indian Wells General Plan Update: Demographic, Economic, and Real Estate Profile" report, completed in 2020 as part of the General Plan process. Given Indian Wells' regional position as well as market conditions and trends, the Profile report identified several key opportunities and challenges impacting economic growth and development in the City. These include the following:
• The City has established a strong brand as a luxury retirement community and visitor destination.
Tourism and recreation serve as the main drivers of the City's economy, with the City's nine largest employers representing either resorts or country clubs. • Residents of Indian Wells are significantly older, more affluent, and more highly -educated than the region as a whole, suggesting opportunities for the City to attract high -end retailers and service providers that are currently located elsewhere in the Coachella Valley. However, the City's residential population is largely "seasonal", and without a stable year-round residential population the City lacks the population base to anchor significant commercial or retail development. • Despite the City's highly -educated residential population, there are few local employment opportunities requiring college or graduate degrees, resulting in a "crisscross" commute pattern of employed City residents commuting out to jobs elsewhere (or working from home), while local workers commute in. The majority of jobs in the City are in the lower -paying industries of hospitality and food service and arts, entertainment, and recreation, reflecting the dominance of the tourism economy. Additionally, given that the majority of the City's existing residents are retired, they are not currently attracted to the City based on job opportunities.
Overall, future economic growth opportunities will likely be linked to the City's comparative advantage in hospitality, recreation, and lifestyle -related sectors, and the potential to leverage these sectors to support a greater diversity of industries, including those matched with residents' education and skills.
Organization of Element
Given market conditions and trends in Indian Wells and its location in the region, there are a number of key areas in which the City has the greatest opportunity to promote economic stability and development. The goals and policies identified in the Economic Development Element are focused on these areas of opportunity and underscore the City's commitment to being a place where workers, residents, visitors, and businesses can thrive, today and into the future. The policies are followed by suggested actions that can support implementation. These actions are not intended as programmatic as the most appropriate implementation measure may evolve based on state law, economic conditions, and other factors. The Element is organized into five goals, as follows:
• A Stable and Resilient Economy
• Business Community Support
• Develop a Unique Destination Experience
• Workforce Attraction and Retention
• Fiscal Sustainability
INDIAN WELLS - GENERAL PLAN 2040 ED -2
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
GOAL ED -1 A STABLE AND RESILIENT ECONOMY
A City with a strong economic base that promotes economic stability and resiliency.
A robust economic base drives the economy of the local community and has a ripple effect across the region. It establishes an environment conducive to business success, attracting investment, supporting entrepreneurship, and contributing to the quality of life for city residents. Stability in the local economy ensures the city is a reliable and predictable business environment, enabling existing and new businesses to make informed investment decisions and navigate economic downturns. Economic resilience will allow businesses and the community to withstand external shocks and recover quickly, ensuring long-term sustainability. The Indian Wells' economy relies on a strong ecosystem of leisure, entertainment, and recreation sectors, providing the backbone of employment, businesses, and fiscal revenues for the City.
Continued support of these industries is pivotal to the City's economic success. The City can foster its economic resiliency by building around and within its leisure, recreation, and hospitality -oriented assets.
Additionally, the City can pursue policies supportive of remote work to diversify its local workforce and economy in the long-term.
ED -1 Policies
ED -1.1 Land Uses. Target the City's existing resort commercial zones and identify opportunity sites for resort and commercial development that aligns with regional market demand.
ED -1.2 Local -Serving Businesses. Encourage the expansion of services and amenities in existing resort and commercial areas that meet the needs of year-round and seasonal City residents and the City's visitors.
ED -1.3 Local and Regional Events. Work with local and regional business associations and other regional organizations to create, sponsor, and market events to support local businesses.
ED -1.4 Targeted Business Attraction. Identify and target outreach to expand amenities in the luxury retail, dining, and entertainment sectors.
ED -1.5 Tourism Industry Support. Continue to foster robust and collaborative relationships with the City's tourism industry, the Indian Wells Chamber, the Greater Coachella Valley Chamber of Commerce, and Visit Greater Palm Springs to promote local and regional tourism.
ED -1.6 Remote and Virtual Work. Promote policies that enable and attract remote and virtual work opportunities.
ED -1.7 Leverage New Housing. Leverage demand generated by new housing units to stimulate new commercial and mixed -use development.
ED -1 Actions
ED -la Create a five-year economic development strategic plan to design, manage, and implement short- and medium -term economic development priorities for the City.
ED -1b Prepare a retail attraction and retention analysis to inform strategies in attracting tenants and new investment.
ED -lc Periodically conduct a survey of vacant, underdeveloped, and underutilized sites, and engage with property owners regarding redevelopment opportunities.
ED -1d Engage key stakeholders including local businesses, regional business associations, and residents to address the opportunities and concerns related to new and ongoing development through public hearings, workshops, surveys, and other methods that promote open dialogue and communication.
INDIAN WELLS - GENERAL PLAN 2040 I ED -3
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
ED -le Implement zoning changes that enable a flexible mix of uses of the City's existing resort and commercial parcels and undeveloped land.
ED -1f Partner with local hospitality employers to strategically attract businesses that will complement existing amenities and serve a range of visitors and residents.
ED -1g Coordinate with neighboring cities and regional partners to host and support regional events that broaden the City's visibility, promote local businesses, and leverage the City's tourist oriented economic base.
ED -1h Collaborate with local businesses to increase marketing efforts related to local events such as seasonal events and the Farmer's Market, through digital marketing, community engagement, and incorporate feedback loops to improve future events.
ED -1i Maintain strong relationships with the City's hospitality serving industry and regional partners like Visit Greater Palm Springs and Desert Recreation District through regular communication while pursuing business community support actions described herein.
ED -1j Attract remote work opportunities by enhancing the City's digital infrastructure and marketing the City as an optimal destination for remote work with its business -friendly environment and quality of life.
ED -1k Assist local business expansion through supportive policies and programs, including regulatory assistance, financial support, and mentorship programs.
ED -1I Explore public -private partnerships and/or catalytic development projects to anchor and spur growth that builds on the City's assets.
ED -1m Improve marketability of opportunity sites through infrastructure improvements, regulatory flexibility, financial incentives, and promotion of Indian Wells' market advantages.
ED -1n Consider the formation of Community Facility Districts' (CFD) and Enhanced Infrastructure Financing Districts (EIFD)2 to help fund infrastructure projects and eligible services that will enhance the economic appeal of the doing business in the City.
ED -lo Continue collaborating with the Coachella Valley Economic Partisanship (CVEP) to encourage business development, growth, and regional partnerships to develop a diversified economic base within the City and greater Coachella Valley region.
A Mello -Roos Community Facilities District (CFD) is a type of special tax assessment district formed by property owners within a geographic area that agree to impose a tax for the purpose of financing infrastructure improvements or services. CFDs must be approved by two-thirds of registered voters (or property owners when district includes no more than 12 registered voters). 2 Enhanced Infrastructure Financing Districts (EIFDs) provide financing through tax increment generated from the growth of assessed value within a designated geographic area. EIFD revenues can used on a pay-as-you-go basis or to secure tax-exempt bonds to help fund a variety of needs including infrastructure maintenance, housing development, economic development, transportation infrastructure, and climate adaptation projects among other uses.
INDIAN WELLS —GENERAL PLAN 2040 I ED -4
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
GOAL ED -2 BUSINESS COMMUNITY SUPPORT
A community that supports and promotes local businesses.
One of the City's most vital assets is its existing economic base. Supporting existing local businesses so that they can thrive, grow, and adapt to changing economic conditions will not only help those businesses and their employees, but also demonstrate to other businesses that the City is a desirable place to locate.
This support extends to residents and workers who may be looking to establish or grow a business in the City.
ED -2 Policies
ED -2.1 Partnerships. Continue to develop and strengthen partnerships with the local and regional business community, including the Indian Wells Chamber of Commerce, the Greater Coachella Valley Chamber of Commerce, and other regional business associations.
ED -2.2 Entrepreneurship. Educate and support local and regional entrepreneurs in establishing and expanding small and local businesses.
ED -2.3 Marketing. Actively market the City's renowned hospitality sector and sporting events to attract new businesses and industries.
ED -2.4 Resources. Provide the business community with easily accessible information on available resources for growth and development, including those aimed at entrepreneurs and small businesses.
ED -2 Actions
ED -2a
ED -2b
Meet regularly with representatives of the City's business community to solicit feedback on how to improve the business environment, cement effective relationships, and help businesses overcome challenges.
Develop collaborative partnerships with the City's business community and support interactions between the local and regional business communities by facilitating roundtable events and networking opportunities.
ED -2c Identify and implement ways to simplify and streamline permitting for new and expanding businesses as feasible.
ED -2d Review and maintain a Development Code that supports investment and innovation in the City through periodic code reviews, engaging with local businesses and developers, and regularly evaluating their effectiveness.
ED -2e
Promote the City's hospitality sector and brand identity through targeted advertising, industry conference participation, and building relationships with regional and national hospitality, leisure, and recreation industry organizations.
ED -2f Maintain and regularly update the City's public -facing sources of information on economic development resources, including webpages, social media, and other platforms to offer accessible and up-to-date information for the business community.
INDIAN WELLS - GENERAL PLAN 2040 I ED -5
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
GOAL ED -3 DEVELOP A UNIQUE DESTINATION EXPERIENCE
A community that fosters a unique sense of place through regional -serving amenities and attractions.
Creating a unique sense of place through resort, commercial, and retail development, as well as improvements to the public realm, provides significant fiscal and economic benefits. The City can cultivate a sense of place by defining and developing the distinctive assets that characterize Indian Wells. By enhancing the City's primary commercial areas through intentional and strategic development, Indian Wells can promote economic activity that serves the needs of residents, workers, and visitors. Enabling development in these areas combined with investment in the City's businesses, marketing, and infrastructure can generate employment and activity that can support a wide range of businesses with an established customer base. These opportunities in turn will enhance the City's overall economic base and prospects.
ED -3 Policies
ED -3.1 Visitor -Serving. Promote a visitor -friendly environment in commercial areas that includes high - quality hospitality options.
ED -3.2 Local Experiences. Partner with the resident, worker, and business community to develop strategies, identify spaces, and market events that can expand the reach and breadth of the City's cultural and entertainment offerings.
ED -3.3 Public Spaces. Promote the inclusion of public spaces and family -friendly areas in new and existing development to create opportunities for community events and gatherings.
ED -3.4 Branding Strategy. Maintain the City's existing brand identity and strategy so it reflects current and future goals.
ED -3 Actions
ED -3a Develop strategic visions for designated commercial areas, such as Miles Crossing and the historic district in partnership with the business community, that builds on the City's economic strengths.
ED -3b Work with property owners within the Indian Wells Town Center Specific Plan to move planned development forward and update visions for the area periodically.
ED -3c Implement strategies and actions throughout the General Plan, consistent with the other General Plan Elements, that improve multimodal transportation networks and land use policies that build off resort and commercial areas to enhance accessibility and economic activity.
ED -3d Intertwine circulation, walkability, and heat reduction strategies with new development to enhance the identity and cultivate a sense of place through zoning and design standards, such as landscaping, urban greening, wayfinding, and enhancing sidewalk space.
ED -3e Study if the City's current brand is consistent with and reinforces the City's long-term goals identified in the General Plan and update as appropriate.
INDIAN WELLS -GENERAL PLAN 2040 I ED -6
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
GOAL ED -4 WORKFORCE ATTRACTION AND RETENTION
A community that provides opportunities to both live and work in Indian Wells.
A workforce aligned with the needs of the local economy, particularly growth sectors, is a major component in business retention and expansion. As is often the case for higher cost, tourism - oriented communities, the profile of Indian Wells residents does not match the needs of the local job market.
Further, the labor force of the City is also much smaller. Of the roughly 4,800 residents, about 35 percent are in the workforce and typically commute out while workers in local jobs commute in. The overwhelming majority of jobs in Indian Wells are in tourist -oriented industries, which are typically lower -paying. As such, most local workers cannot afford to live in the City. The City can work with employers and regional associations to help retain a greater share of workers from the City's seasonal economy. Indian Wells can also support long-term efforts to accommodate new residents with more workforce and affordable housing (consistent with the Housing Element) as well as avenues for homeownership through natural turn -over of existing housing over time. This is an opportunity to in part expand Indian Wells demographic and create an environment that's supportive of remote work opportunities that could have a critical impact on diversifying the City's economy while supporting more full-time residency.
ED -4 Policies
ED -4.1 Work Environment. Create a local work environment that supports year-round, working residents, who could start small business, satellite offices, or work -from home.
ED -4.2 Promote affordable Housing Options. Promote more affordable housing options, consistent with the Housing Element, that would enable employees in the tourism sector to live locally.
ED -4.3 Retain Workers. Work to retain a greater share of the workforce from year-to-year in the City's seasonal economy and retain high -paying wage jobs for residents.
ED -4.4 Coordination. Develop collaborative partnerships between private and public entities to maintain and facilitate a comprehensive coordinated economic development process.
ED -4 Actions
ED -4a
Partner with local and regional economic development partners to host regular meetings that grant small businesses, entrepreneurs, and potential investors opportunities to connect, network and collaborate.
ED -4b Work to enhance the digital infrastructure of residents and employers, including broadband expansion, digital inclusion programs, and smart city infrastructure where appropriate.
ED -4c Partner with the City's major employers to explore public -private partnerships to create workforce housing programs.
ED -4d Create programs that enable and provide incentives for local homeowners to create affordable housing units, like accessory dwelling units (ADUs).
ED -4e Explore opportunities to work with existing and future resort owners to develop housing in support of their workforce.
ED -4f Recognize and celebrate businesses that prioritize employee retention and well-being.
ED -4g Develop relationships with local and regional education institutions to ensure workers have the skills and training to succeed in a variety of industries, promote job retention, and can continue to grow.
INDIAN WELLS -GENERAL PLAN 2040 I ED -7
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
ED -4h Convene, at least annually, major employers to solicit guidance on how the City can support partnerships and develop policies to create a strong workforce pipeline and identify specific workforce needs.
INDIAN WELLS -GENERAL PLAN 20401 ED -8
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
GOAL ED -5 FISCAL SUSTAINABILITY
A City with fiscal diversity, security, and sustainability.
The fiscal health of Indian Wells is dependent on long-term sustainability of the City's finances and operations, measured by the City's revenues, spending per capita, and its ability to provide services. Each of these in turn affects the ability of the City to plan, manage, and pay for public services and investments, including many of the economic development initiatives described herein. A diverse set of revenue sources helps protect a city's budget during downturns in revenue -generating activities. Indian Wells currently relies heavily on transient occupancy (hotel) and admissions taxes to fund day-to-day municipal operations.
Enabling new development and attracting a range of land use and business types can decrease the City's dependence on the hospitality sector. Simultaneously, new development and associated population increases will require additional costs related to city services and infrastructure, and the City will need to plan for these needs through strong financial management and fiscal policies.
ED -5 Policies
ED -5.1 Revenue Sources. Consider opportunities to expand municipal revenue sources that improve and diversify the City's tax base, particularly those that can support infrastructure needs related to future growth.
ED -5.2 Impacts of New Development. Ensure that revenues generated by development are sufficient to cover the costs incurred by the City to provide infrastructure and public services to such development.
ED -5.3 Resort and Commercial Support. Support appropriate expansion of existing resort and commercial centers to increase sales tax revenues and enhance amenities available to local and regional residents, employers, and visitors.
ED -5.4 Additional Funding. Pursue a range of public, private, and non-profit funding sources to fund community revitalization and economic development activities.
ED -5.5 Cost Control. Carefully manage City costs through judicious expansion of municipal services and infrastructure.
ED -5 Actions
ED -5a Identify the estimated costs and potential funding sources for each proposed Capital Improvement Plan project.
ED -5b Explore alternative financing mechanisms such as Community Facility Districts (CFDs) and Enhanced Infrastructure Financing Districts (EIFDs) to finance and help deliver public services, facilities, and a broad range of infrastructure and development projects for designated areas.
ED -5c Require analysis of fiscal implications of new development and request fiscal mitigations as needed to ensure adequate public service levels can be provided over the long term.
ED -5d Support tax -generating businesses seeking to relocate or expand in Indian Wells by assisting with land assembly and/or development permitting.
ED -5e
Continue to deliver services in the most efficient and cost-effective manner while meeting the needs of the Indian Wells community by measuring and evaluating service performance and identifying ways to streamline processes and reduce inefficiencies in service delivery.
ED -5f Create a strategy to build up City financial reserves to access during economic downturns.
INDIAN WELLS -GENERAL PLAN 2040 I ED -9
Council Agenda- February 13, 2025
Indian Wells — General Plan 2040
POLICY DOCUMENT
ED -5g Continue to investigate and pursue new revenue sources, such as state and federal funding programs, which will not add to the tax burden of residents or local businesses.
INDIAN WELLS -GENERAL PLAN 20401 ED -10
Council Agenda- February 13, 2025
ATTACHMENT #4
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF INDIAN WELLS
AMENDING, PURSUANT TO THE CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT (SCH #2024071208), FOR THE CITY OF INDIAN WELLS
COMPREHENSIVE GENERAL PLAN UPDATE AND ASSOCIATED ZONE MAP
AMENDMENT, THE OFFICIAL CITY OF INDIAN WELLS ZONING MAP (ZMA 2025-01) BY REZONING CERTAIN PARCELS OF LAND TO BE
CONSISTENT WITH THE RESORT COMMERCIAL LAND USE
DESIGNATION IN THE GENERAL PLAN
WHEREAS, the City of Indian Wells, California (the "City") is a municipal corporation and charter city, duly organized under the constitution and laws of the State of California; and WHEREAS, California Government Code section 65800 et seq. authorizes the adoption and administration of zoning laws, ordinances, rules, and regulations by cities as a means of implementing the General Plan; and
WHEREAS, the City has the authority under Article 11, Section 5 of the California Constitution and the City Charter to make, amend, and enforce all ordinances and regulations with respect to municipal affairs; and
WHEREAS, on February 1, 1996, the City adopted the General Plan which establishes the land use designations in the Land Use Map for long term build out potential; and WHEREAS, on February 13, 2025, the City adopted a comprehensive update to the General Plan which included amendments to the Land Use Map designating certain parcels of land east of the Renaissance Hotel (633-150-077; 633-150-087) and east of the intersection at the northeast corner of HWY 111 and Miles (633-310-028; 633-310-030; 633-310-032; 633-310- 034; 633-310-035; 633-310-036; 633-410-045; 633-410-051) as Resort Commercial uses; and WHEREAS, the City desires and intends to Amend the City's official Zoning Map under ZMA 2025-01 ("ZMA") showing these parcels as Resort Commercial consistent with the updated General Plan Land Use Map (Figure CD -2) as required by the State of California; and WHEREAS, Section 21.06020 (c)(1) of the Indian Wells Municipal Code, and California Government Code section 65854 require the Planning Commission to conduct a public hearing on zoning map amendments and make a recommendation to City Council based on the findings in Section 21.06.020 (d); and
WHEREAS, pursuant to the California Environmental Quality Act ("CEQA") (California Public Resources Code §§ 21000, et seq.) and the State CEQA Guidelines (14 California Code of Regulations, §§15000, etseq.), the City prepared a Programmatic Environmental Impact Report ("EIR") to evaluate the environmental impacts associated with implementation of the Indian Wells General Plan Update and ZMA; and
WHEREAS, the City released the Public Review Draft General Plan and associated EIR on November 7, 2024 and invited comments until December 23, 2024; and
Council Agenda- February 13, 2025
City of Indian Wells
Ordinance No.
WHEREAS, on January 16, 2025, the City gave public notice of the public hearing for the proposed ZMA by publishing in a newspaper of general circulation of a Planning Commission public hearing at which the Ordinance would be considered; and WHEREAS, on January 30, 2025, the Planning Commission conducted a duly noticed public hearing to consider the Draft EIR for the Project and adopted PC Resolution No. 2025-02 recommending City Council certify the Final EIR, make the findings required by CEQA, adopt a statement of overriding considerations, and approve a mitigation monitoring and reporting program; and
WHEREAS, on January 30, 2025, the Planning Commission held a duly -noticed public hearing and considered the staff report, recommendations by staff, and public testimony concerning the proposed ZMA and adopted Resolution 2025-01 recommending City Council adopt the ZMA; and
WHEREAS, on February 13, 2025 the City Council concurrently adopted a Resolution certifying the Final EIR for the General Plan Update and ZMA, adopting the required CEQA findings, Statement of Overriding Considerations, and approving the Mitigation Monitoring and Reporting Program; and
WHEREAS, Section 21.06.020 (c)(2) of the Indian Wells Municipal Code, and California Government Code section 65854 require the City Council to conduct a public hearing on zoning map amendments and shall approve or approve in modified form the request by ordinance based on the findings in Section 21.06.020 (d); and
WHEREAS, notice of a public hearing of the City Council of the City of Indian Wells to consider this Ordinance was given in accordance with applicable law; and WHEREAS, on February 13, 2025, a public hearing on this Ordinance was held by the City Council; and
WHEREAS, after careful consideration of the staff report and all the information, evidence, and testimony presented at its public hearing, the City Council finds that this Ordinance is consistent with General Plan goals and policies pertaining to land development, city image, orderly growth, and economic development.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIAN WELLS, CALIFORNIA DOES ORDAIN AS FOLLOWS:
SECTION 1. The Recitals above are true and correct and are hereby adopted as findings as if fully set forth herein.
SECTION 2. Findincs. In accordance with Section 21.06.030(d) of the City of Indian Wells Zoning Code, the following findings for approving Zone Map Amendment No. 2025-01 are made:
1. The proposed Zone Change is consistent with the City of Indian Wells General Plan or any amendment approved concurrently with the Zone Change.
Council Agenda- February 13, 2025
City of Indian Wells
Ordinance No.
FACT: The proposed ZMA will rezone properties consistent with the City's General Plan land use designations which have been concurrently adopted under the associated General Plan Update (GPA 2025-01) by City Council Resolution. A Programmatic Environmental Impact Report (EIR) was also prepared in support of the General Plan Update and associated ZMA and certified by City Council Resolution, concurrent with adoption of this Ordinance. The EIR analyzed the impacts of all proposed land use designations specified in the General Plan Update. Since the proposed ZMA will be used to implement the prescribed land use designations under the City's General Plan Update, the proposed ZMA would not be detrimental to the public interest, health, safety, convenience, or welfare of the City beyond that already analyzed under the General Plan Update and associated EIR (SCH #2024071208).
2. The proposed Zone Change is consistent with the intent and objectives of this Zoning Code.
FACT: The proposed ZMA would implement the Resort Commercial land use changes under the General Plan Update consistent with the intent and objectives of Municipal Code Title 21 and Chapter 21.34. Consistent with Section 21.34.040, any future use shall require the City's discretionary approval of a Conditional Use Permit to ensure consistency with the intent and objectives of the Zoning Code. Therefore, the ZMA is deemed consistent with compatibility of use and intensity with adjacent and surrounding uses and promotes the quality image and character of the City.
3. The proposed Zone Change is consistent with any applicable area Master Development Plan or Specific Plan.
FACT: The proposed ZMA would result in amending the City's official Zoning Map to be consistent with the General Plan Land Use Map (Figure CD -2) designations adopted as part of the General Plan Update. Consistent with Section 21.34.040, future development of the affected Resort Commercial properties shall be implemented through a Conditional Use Permit to ensure consistency with any affected Master Development or Specific Plans.
4. The proposed Zone Change is in the best interests of the health, safety and welfare of the community.
FACT: The proposed ZMA would result in amending the City's official Zoning Map to be consistent with the Resort Commercial Land Use designations adopted as part of the General Plan Update. The proposed ZMA and concurrent General Plan Amendment would conditionally permit Resort Commercial uses within the affected properties, consistent with a stated goal of section 21.38.040(a) promoting development consistent with the"resort experience." Any future construction shall be required to adhere to all applicable sections of the California Building Code, California Fire Code and Municipal Code, ensuring no safety concerns resulting from construction or operational activities.
Therefore, rezoning the affected properties consistent with the General Plan Land Use designations would not adversely affect the public health, safety or welfare, or materially injure surrounding properties or improvements.
Council Agenda- February 13, 2025
City of Indian Wells
Ordinance No.
5. Adequate sewer and water lines, utilities, sewage treatment capacity, drainage facilities, police protection, fire protection/emergency medical care, vehicular circulation and school facilities will be available to serve the area affected by the proposed Zone Change when development occurs.
FACT: The ZMA would simply rezone affected properties along the north side of HWY 111 east and west of Miles Avenue from Community Commercial and Open Space to Resort Commercial, to be consistent with the updated land use designations for these properties under the General Plan Update. Future development of the affected properties would be consistent with the existing Resort Commercial land uses on the contiguous properties, which have already been developed with existing roadways, utilities, drainage facilities, and served by public services. Future buildout of land use under the General Plan Update has been analyzed in the programmatic EIR, which determined adequate utilities and service capacity is available to sever the future uses.
Therefore, rezoning the affected properties consistent with the General Plan land uses would not result in any capacity or service issue on existing utilities or public services.
SECTION 3. CEQA. Having considered the administrative record, the certified EIR and all written and oral evidence presented to the City Council, the Council finds that all environmental impacts of the General Plan Update have been addressed within the FEIR as set forth in the City Council Resolution certifying the FEIR and directs staff to file a Notice of Determination for ZMA under CEQA.
SECTION 4. Zone Map Amendment. The Official Zoning Map of Indian Wells is hereby amended as set forth in Exhibit "A" hereto and incorporated herein by reference.
SECTION 5. Custodian of Records. The documents and materials that constitute the record of proceedings on which this Ordinance is based are located at the City Clerk's office located at 44950 Eldorado Drive, Indian Wells, CA 92210. The custodian of these records is the City Clerk.
SECTION 6. Severability. If any section, sentence, clause, or phrase of this Ordinance or the application thereof to any entity, person or circumstance is held for any reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect other provisions or applications of this Ordinance that can be given effect without the invalid provision or application, and to this end the provisions of this Ordinance are severable. The City Council hereby declares that it would have adopted this Ordinance and each section, sentence, clause, or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses, or phrases be declared invalid or unconstitutional.
SECTION 7. Effective Date. This Ordinance takes effect 30 days following its adoption.
SECTION 8. Notice of Determination. The City Council hereby directs staff to prepare, execute and file with the County Clerk and Office of Planning and Research a Notice of Determination within five working days of first reading of this Ordinance.
SECTION 9. Publication. The City Clerk shall certify to the adoption of this Ordinance.
Not later than fifteen (15) days following the passage of this Ordinance, the Ordinance, or a
Council Agenda- February 13, 2025
City of Indian Wells
Ordinance No.
summary thereof, along with the names of the City Council members voting for and against the Ordinance, shall be published in a newspaper of general circulation in the City of Indian Wells.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Indian Wells, California, at an adjourned regular meeting held on the _ day of March 2025.
BRUCE WHITMAN
MAYOR
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF INDIAN WELLS )
CERTIFICATION FOR ORDINANCE NO.
I, Angelica Avila, City Clerk of the City Council of the City of Indian Wells, California, DO HEREBY CERTIFY that Ordinance, having been regularly introduced at the meeting of February 13, 2025, was again introduced, the reading in full thereof unanimously waived, and duly passed and adopted at a regular meeting of the City Council held on the of March 2025 said ordinance was passed and adopted by the following stated vote, to wit:
AYES:
NOES:
and was thereafter on said day signed by the Mayor of the City of Indian Wells.
ATTEST: APPROVED AS TO FORM:
ANGELICA AVILA
CITY CLERK
TODD LEISHMAN FOR
BEST BEST & KRIEGER LLP
CITY ATTORNEY
Council Agenda- February 13, 2025
City of Indian Wells
Ordinance No.
ATTACHMENT "A"
ZONE MAP AMENDMENT
(following page)
Council Agenda- February 13, 2025
City of Indian Wells
Ordinance No.
EXHIBIT "A" (pg 1)
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Council Agenda- February 13, 2025
City of Indian Wells
Ordinance No.
EXHIBIT "A" (pg 2)
AMENDED ZONING MAP
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ATTACHMENT #5 f n
Annnd - Fahn iary 1 2 )11,c
INDIAN WELLS
GENERAL PLAN UPDATE
PROGRAMMATIC DRAFT EI R
SCH# 2024071208
Applicant:
CITY OF INDIAN WELLS
44950 Eldorado Drive
Indian Wells, CA 92210
Lead Agency:
CITY OF INDIAN WELLS
44950 Eldorado Drive
Indian Wells, CA 92210
Preparer:
MSA CONSULTING INC.
34200 Bob Hope Drive
Rancho Mirage, California 92270
November 2024
Council Agenda- February 13, 2025
Page intentionally blank
Council Agenda- February 13, 2025
PROGRAMMATIC DRAFT ENVIRONMENTAL IMPACT REPORT
Indian Wells General Plan Update
EIR Preparers
EIR Preparers
This Programmatic Draft Environmental Impact Report ("PDEIR") was prepared by the City of Indian Wells (City) with the assistance of MSA Consulting, Incorporated. Report preparers and consultants are identified as follows, along with agencies, and individuals that provided information used to prepare this PDEIR.
Lead Agency
The City of Indian Wells
Development Services
44-950 Eldorado Drive
Indian Wells, CA 92210
Phone: 760-346-2489
Hours: Monday — Friday 8:00 a.m. to 12:00 p.m. and 1:00 p.m. to 5:00 p.m. htt
3s:// www.cityofindianwells.or
Jon Berg
Community Development Director
44950 Eldorado Drive
Indian Wells, CA 92210
Phone: (760) 776-0229
Email: [email protected]
EIR Preparers
MSA Consulting, Inc.
34200 Bob Hope Drive
Rancho Mirage, CA 92270
Phone: 760-320-9811
/city-hall/de
aartments/community-development
Michelle Witherspoon, Director of Environmental Services Jesus Herrera -Cortez, Senior Environmental Planner, GIS Analyst Nicole Vann, Planner
Asia Lee, Environmental Planner
Payton Thomas, Environmental Planner
DeNovo Planning Group
180 East Main Street, #108
Indian Wells General Plan Update PDEIR
i-1 November 2024
Council Agenda- February 13, 2025
EIR PREPARERS
Tustin, CA 92780
Phone: 714-453-7711
Amanda Tropiano, Principal
Starla Baker, AICP Principal Planner
Josh Smith
Duke Cultural Resources Management, LLC
18 Technology Drive, Ste. 103
Irvine, CA 92618
Phone: 949-356-6660
Curt Duke, President, Principal Archaeologist
Brain Glenn, Principal Investigator, Archaeologist
Nicholas F. Hearth, Principal Investigator, Archaeologist Edgar Alvarez, GIS Analyst, Archaeologist
Benjamin Scherzer, Paleontologist
MD Acoustics
1197 Los Angeles Ave, Ste. C-256
Simi Valley, CA 93065
Phone: 805-426-4477
Claire Pincock, INCE-USA
Rachel Edelman, INCE-USA
Kittelson & Associates
750 The City Drive, Ste. 410
Orange, CA 92868
Phone: 714-468-1997
Tim Erney, Project Principal
Fernando Sotelo, Project Manager
Indian Wells General Plan Update PDEIR
i-2 November 2024
Council Agenda- February 13, 2025
TABLE OF CONTENTS
Chapters
Chapter 1.0 Executive Summary 1-1
1.1 Overview of the Executive Summary 1-1
1.2 Summary of the Proposed Action 1-1
1.3 Summary of the Project Impacts 1-2
1.4 Alternatives to the Proposed Project 1-3
1.5 Areas of Controversy/Issues to be Resolved 1-4
1.6 Summary of Impacts and Mitigation Measures 1-5
Chapter 2.0 Introduction 2-1
2.1 Purpose 2-1
2.2 Review of the Program Draft EIR 2-2
2.3 Scope of the EIR 2-3
2.4 Organization of the PDEIR 2-5
2.5 Reference Documents 2-8
Chapter 3.0 Project Description 3-1
3.1 Introduction 3-1
3.2 Regional Setting 3-1
3.3 Proposed Indian Wells General Plan Update 3-8
3.4 General Plan Update Buildout Analysis 3-20
3.5 Intended Uses of This EIR 3-25
3.6 Responsible Agencies 3-26
Chapter 4.0 Environmental Impact Analysis 4-1
4.1 Introduction 4-1
4.2 Resource Categories Addressed in the EIR 4-1
4.3 Format of the EIR 4-1
Chapter 4.0 Sections
4.1 Aesthetics 4.1-1
4.2 Agricultural and Forestry Resources 4.2-1
4.3 Air Quality 4.3-1
4.4 Biological Resources 4.4-1
4.5 Cultural and Tribal Cultural Resources 4.5-1
4.6 Energy Resources 4.6-1
4.7 Geology and Soils 4.7-1
4.8 Greenhouse Gas Emissions 4.8-1
4.9 Hazards and Hazardous Materials 4.9-1
4.10 Hydrology and Water Quality 4.10-1
4.11 Land Use and Planning 4.11-1
4.12 Noise 4.12-1
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4.13 Population and Housing 4.13-1
4.14 Public Services 4.14-1
4.15 Recreation 4.15-1
4.16 Transportation 4.16-1
4.17 Utilities and Service Systems 4.17-1
Chapter 5.0 Other CEQA Sections 5-1
5.1 Purpose 5-1
5.2 Significant and Unavoidable Impacts 5-1
5.3 Significant Irreversible Environmental Changes 5-2
5.4 Growth -Inducing Impacts 5-3
Chapter 6.0 Effects Found to have No Impact 6-1
6.1 Agriculture and Forestry Resources 6-1
6.2 Biological Resources 6-2
6.3 Geology and Soils 6-3
6.4 Hazards and Hazardous Materials 6-3
6.5 Land Use and Planning 6-4
6.6 Mineral Resources 6-5
6.7 Noise 6-5
6.8 Population and Housing 6-5
6.9 Wildfire 6-6
Chapter 7.0 Alternatives 7-1
7.1 Introduction 7-1
7.2 Project Objectives 7-2
7.3 Summary of Project Impacts 7-2
7.4 Alternatives Considered and Rejected 7-3
7.5 Alternatives Evaluated in Detail 7-3
7.6 Environmentally Superior Alternative 7-34
Chapter 8.0 References 8-1
Chapter 9.0 Glossary of Terms 9-1
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List of Tables
Chapter 1.0
Table 1-1
Table 1-2
Updates to the Land Use Plan 1-2
Summary of Environmental Impacts and Mitigation Measures 1-6 Chapter 3.0
Table 3-1 Existing Development within Indian Wells 3-15 Table 3-2 Current General Plan Designations 3-18
Table 3-3 Updates to the Land Use Plan 3-20
Chapter 4.0
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
Table
4.3-1
4.3-2
4.3-3
4.3-4
4.3-5
4.5-1
4.6-1
4.6-2
4.6-3
4.6-4
4.6-5
4.6-7
4.7-1
4.8-1
4.8-2
4.9-1
4.9-2
4.9-3
4.9-4
4.11-1
4.11-2
4.11-3
4.11-4
4.11-5
4.11-6
4.12-1
Ambient Air Quality Standards and Attainment Status 4.3-10 SCAQMD's Air Quality Significance Thresholds 4.3-22
Summary of Short -Term Construction Emissions (Maximum Pounds/Day) 4.3-22 Summary of Long -Term Construction Emissions (Maximum Pounds/Day) 4.3-23 Summary of Short -Term Construction Emissions in Relation to Significance Thresholds (LSTs) (Pounds/Day)
Previously Recorded Cultural Resources
Construction Worker Gasoline Demand
Construction Vendor Diesel Demand
Construction Hauling Diesel Demand
Construction Equipment Diesel Demand
Operational Annual Petroleum
GPU Operational Electricity and Natural Gas Usage
Geologic Units Existing in the City and their Paleontological Potential Summary of Construction Greenhouse Gas (GHG) Emissions
Summary of Greenhouse Gas (GHG) Emissions
Indian Wells GeoTracker Database Sites
Indian Wells EnviroStor Database Sites
Indian Wells ECHO Database Sites
Public Schools Serving Indian Wells
Existing Development within Indian Wells
General Plan Land Use Designations
Changes to the Existing General Plan
Localized
4.3-28
4.5-6
4.6-15
4.6-16
4.6-16
4.6-17
4.6-18
4.6-19
4.7-8
4.8-10
4.8-11
4.8-4
4.8-4
4.8-5
4.8-25
4.11-2
4.11-3
4.11-3
General Plan Land Use 2040 Potential Buildout Summary 4.11-4 SCAG Consistency Analysis 4.11-21
2024 SCAG Consistency Analysis 4.11-24
Short -Term Noise Measurement Summary 4.12-2
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Table 4.12-2 Long -Term Noise Measurement Summary 4.12-3 Table 4.12-3 Existing Exterior Noise Levels Along Roadways 4.12-5 Table 4.12-4 Typical A -Weighted Noise Levels 4.12-8
Table 4.12-5 Typical A -Weighted Noise Levels 4.12-8
Table 4.12-6 Perceived Changes in Noise Levels 4.12-9
Table 4.12-7 Noise Reduction Afforded by Common Building Construction 4.12-13 Table 4.12-8 Typical Human Reaction and Effect on Buildings Due to Ground -Borne Vibration
4.12-14
Table 4.12-9 FHWA Design Noise Levels 4.12-16
Table 4.12-10 Exterior Residential Noise Standards 4.12-20 Table 4.12-11 Interior Residential Noise Standards 4.12-21 Table 4.12-12 Roadway Noise Modeling Parameters 4.12-26 Table 4.12-13 Vehicle Mix Data 4.12-27
Table 4.12-14 Typical Construction Noise Levels 4.12-28 Table 4.12-15 2045 No Project Traffic Noise Levels (dBA, CNEL) 4.12-34 Table 4.12-16 2045 Plus Project Traffic Noise Levels (dBA, CNEL) 4.12-34 Table 4.12-17 Change in Noise Along Roadways (dBA, CNEL @ 50') 4.12-35 Table 4.12-18 Vibration Source Levels for Construction Equipment 4.12-40 Table 4.12-19 Guideline Vibration Damage Potential Threshold Criteria 4.12-41 Table 4.13-1 Population, 2000 to 2020 4.13-1
Table 4.13-2 Total Households, 2018 4.13-2
Table 4.13-3 Housing Stock by Type and Vacancy (2020) 4.13-2 Table 4.13-4 Total Vacant Units (2018) 4.13-3
Table 4.13-5 Job Growth and Employment Status 4.13-3
Table 4.13-6 Top Employers in Indian Wells 2018 4.13-4
Table 4.13-7 SCAG Regional Growth Forecast 4.13-6
Table 4.13-8 SCAG Riverside County Growth Forecast 4.13-6 Table 4.13-9 SCAG Indian Wells Growth Forecast 4.13-6
Table 4.13-10 Regional Housing Needs Allocation, 2021-2029 4.13-7 Table 4.13-11 Regional and Local Population Growth Trends, 2000-2016 4.13-8 Table 4.13-12 Jobs to Household Ratio (2017) 4.13-10
Table 4.13-13 City Progress Towards RHNA 4.13-12
Table 4.14-1 Existing DSUSD School Capacity 2023/2024 4.14-4 Table 4.15-1 Golf Course within the City of Indian Wells 4.15-1 Table 4.16-1 Existing Intersection Level of Service 4.16-5 Table 4.16-2 Roadway Segments Daily LOS, Existing Conditions 4.16-6 Table 4.16-3 SunLine Transit Service in Indian Wells 4.16-7 Table 4.16-4 Unsignalized Intersection Description of LOS 4.16-17 Indian Wells General Plan Update PDEIR
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Table 4.16-5 Signalized Intersection Description of LOS 4.16-17 Table 4.16-6 Land Use Assumptions 4.16-19
Table 4.16-7 Intersection LOS, 2045 General Plan Update Conditions (Without Improvements)
4.16-21
Table 4.16-8 Roadway Segments LOS, 2045 General Plan Update Conditions (Without Improvements) 4.16-22
Table 4.16-9 Intersections LOS, 2045 General Plan Update Conditions (Highway 111 Widening)
4.16-23
Table 4.16-10 VMT Generated by Land Uses with in the Project Area 4.16-29 Table 4.17-1 Riverside County Landfills 4.17-5
Table 4.17-2 CVWD Current and Projected Population 4.17-17 Table 4.17-3 CVWD Projected Retail Demands for Water (AFY) 4.17-18 Table 4.17-4 CVWD Baselines and Target Summary 4.17-19
Table 4.17-5 CVWD 2020 Compliance 4.17-19
Table 4.17-6 CVWD Normal Year Supply and Demand Comparison 4.17-20 Table 4.17-7 CVWD Single Dry Year Supply and Demand Comparison 4.17-20 Table 4.17-8 CVWD Multiple Year Supply and Demand Comparison 4.17-21 Table 4.17-9 Indian Wells Disposal Tonnage Trend 4.17-26 Table 4.17-10 Indian Wells Per Capita Disposal Rates vs. Target Rates 4.17-26 Chapter 7.0
Table 7-1 Current General Plan Designations 7-5
Table 7-2 Comparison of Alternatives and Project 7-36
List of Figures
Chapter 3.0
Figure 3-1 Regional Location Map 3-3
Figure 3-2 Planning Area 3-4
Figure 3-3 Aerial of Planning Area 3-7
Figure 3-4 Existing Development 3-16
Figure 3-5 Current General Plan Land Use Map 3-19
Figure 3-6 Proposed General Plan Land Use Map 3-24
Chapter 4.0
Figure 4.6-1 Electric Facilities 4.6-4
Figure 4.7-1 Paleontological Sensitivity 4.7-4
Figure 4/-2 Geologic Units 4.7-7
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Figure 4.7-3 Geologic Faults 4.7-10
Figure 4.7-4 Potential Liquefaction Areas 4.7-13
Figure 4.7-5 Landslide Susceptibility 4.7-15
Figure 4.7-6 Subsidence Potential of Soils 4.7-17
Figure 4.11-1 Current General Plan Land Use 4.11-9
Figure 4.11-2 Proposed General Plan Land Use 4.11-10
Figure 4.12-1 Measurement Location Map 4.12-4
Figure 4.12-2 Existing Roadway Noise Level Contours (CNEL) 4.12-6 Figure 4.12-3 Noise and Land Use Compatibility 4.12-19
Figure 4.12-4 No Project Noise Contours (CNEL) (Entire City) 4.12-30 Figure 4.12-5 No Project Noise Contours (CNEL) (Zoomed In) 4.12-31 Figure 4.12-6 With Project Noise Contours (CNEL) (Entire City) 4.12-32 Figure 4.12-7 With Project Noise Contours (CNEL) (Zoomed In) 4.12-33 Chapter 7.0
Figure 7-1 Current General Plan Land Use Plan 7-6
List of Appendices
Appendix A Notice of Preparation and Public Comment Letters Appendix B Air Quality and Greenhouse Gas Modelling
Appendix C California Natural Diversity Database
Appendix D Cultural and Paleontological Resource Study
Appendix E Noise Study
Appendix F Traffic Impact Analysis
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PROGRAMMATIC DRAFT ENVIRONMENTAL IMPACT REPORT
Indian Wells General Plan Update
1.0 Executive Summary
Chapter 1 Executive Summary
1.1 Overview of the Executive Summary
This chapter has been prepared pursuant to Section 15123 of the California Environmental Quality Act (CEQA) Guidelines, which states that an Environmental Impact Report ("EIR") Summary shall: 1) contain a brief summary of the proposed action; 2) identify each significant effect with proposed mitigation measures that would reduce or avoid that effect; 3) identify alternatives that were designed to reduce or avoid identified significant effects; 4) identify areas of controversy known to the Lead Agency including issues raised by agencies and the public; and 5), identify issues to be resolved including the choice among alternatives and whether or how to mitigate the significant effects.
1.2 Summary of the Proposed Action
1.2.1 Indian Wells General Plan Update
The City of Indian Wells (City), as the lead agency, is updating the City's General Plan which was adopted on February 1, 1996 (City Resolution No. 96-9). The City's 1996 General Plan discussed significant City elements, specifically including Land Use, Housing, Circulation, Conservation and Open Space, Community Safety, and Noise. This Programmatic Draft EIR ("PDEIR") analyzes the environmental impacts of the proposed update of the Indian Wells General Plan.
Proposed Project
The State of California mandates that each jurisdiction prepare and adopt a comprehensive general plan. Government Code Section 65300 et. seq. requires the general plan to address all issues that affect the physical development of the community, as well as land outside its boundaries that potentially affect the City's long-term planning. The role of a general plan is to act as a "constitution" for development, the foundation upon which all land use decisions are based.
All general plans in California must meet minimum requirements, as stipulated in the State Government Code. Each general plan is required to address State mandated issues as they apply to the particular community. The Indian Wells General Plan Update ("GPU") addresses the State mandated issues, more commonly referred to as "elements" are organized into functional chapters.
The GPU addresses land use, transportation, housing, safety, conservation, open space, noise, public health, sustainability, and economic development in the following elements: Land Use, Mobility, Open Space, Conservation, Safety, Noise, and Economic Development. The City adopted a new Indian Wells General Plan Update PDEIR
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Housing Element on July 6, 2023 (subsequent draft November 2023). The new Housing Element will not be amended. Each of the elements includes a statement of authority, a summary of existing conditions, and the goals and policies represent the City's position related to the future development of Indian Wells.
The Indian Wells GPU establishes a blueprint for the City's long-term development. The overall intent of the GPU is to direct daily City actions, through policy statements, toward improving and maintaining a socially cohesive, economically viable, and physically attractive community. The GPU is intended to guide development within the Planning Area for the buildout year 2040, however, technical analyses prepared for the GPU evaluated to the horizon year 2045 (a 20 -year horizon is typically used when evaluating transportation needs and solutions).
The GPU includes an update to the City's Land Use Map. The GPU includes 15 land use designations.
The project proposes to change the current land use designation at two locations, as indicated in the table below.
Table 1-1 Updates to the Land Use Plan
Location
APN
Existing Use
Current Land Use Designation
Proposed Land Use
Designation (GPU)
1 633-150-077 &
633-150-071
Golf Course
Golf and Recreation
Resort Commercial
2 633-310-035 &
633-410-051
Vacant
Community Commercial
Resort Commercial
In addition, changes to the Whitewater River Channel are proposed as part of the proposed project consistent with ongoing efforts to improve the Channel. Approximately 6.82 acres of the Whitewater River Channel will be removed from the storm channel and added to developable acreage for resort commercial uses.
Buildout of the proposed General Plan would result in 5,455 single family units and 816 multifamily units, for a total of 6,271 residential units (consistent with the Current General Plan); 5,159,667 square feet of nonresidential space (27,563 more square feet than the Current General Plan); and 6,310 jobs (93 more jobs than the Current General Plan). See Chapter 3.0, Project Description, for an in-depth discussion of existing developments, the current General Plan designations, and the proposed General Plan designations.
1.3 Summary of Project Impacts
Chapter 4.0, Environmental Impact Analysis, of this Draft EIR presents the environmental impact analysis for all CEQA resource topics and identifies mitigation measures to reduce significant impacts to a less than significant level, where appropriate and feasible. A summary of all impacts and mitigation measures is provided in Table 1-2 at the end of this summary. Table 1-2 identifies the Indian Wells General Plan Update PDEIR
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potentially significant effects of the proposed project, mitigation measures, project features and/or requirements identified to avoid or reduce the identified potentially significant effects to less than significant levels, and the effectiveness of the mitigation measures, project features and/or requirements to reduce the potentially significant effects to a level of less than significant.
As shown in Table 1-2, project impacts to aesthetics, agricultural resources, air quality, biological resources cultural and tribal resources, energy resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology, land use and planning, noise, population, public services, recreation, transportation, and utilities and service systems are reduced to less than significant levels with the implementation of GPU policies and actions.
1.4 Alternatives to the Proposed Project
This EIR has considered and evaluated alternatives to the proposed project pursuant to the provisions of Section 15126.6 of the State CEQA Guidelines, as amended. Section 15126.6(a) of the State CEQA Guidelines states that:
"An EIR shall describe a range of reasonable alternatives to the project, or the location of the project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives. An EIR needs to not consider every conceivable alternative to a project. Rather it must consider a reasonable range of potentially feasible alternatives that will foster informed decision making and public participation....There is no ironclad rule governing the nature or scope of the alternatives to be discussed other than the rule of reason."
State CEQA Guidelines Sections 15126.6 (b) through (f) identifies the key considerations pertaining to, and requirements for, the preparation of the alternatives analysis in an EIR.
1.4.1 Alternatives Considered for Evaluation
Two alternatives were considered for evaluation and compared to the Indian Wells GPU project. The following provides a summary of the Alternatives provided in Chapter 7.0, Alternatives, of this PDEIR.
Alternative 1: No Project/ Current General Plan Buildout According to CEQA Guidelines Section 15126.6 (e) the analysis of alternatives must include the specific alternative of "no project." The purpose of describing and analyzing a no project alternative is to allow decision makers to compare the impacts of approving the proposed GPU with the impacts of not approving the proposed GPU. Since it is not likely that the vacant parcels within the GPU Planning Area would remain vacant, this Alternative analyzes the buildout of the current General Plan.
Therefore, the No Project / Current General Plan Alternative would develop the land uses currently designated within the General Plan. The Current General Plan allows for 5,455 single family units and Indian Wells General Plan Update PDEIR
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816 multifamily units, for a total of 6,271 residential units; 5,132,104 square feet of nonresidential space; and 6,217 jobs. This Alternative proposes the same number of residential units as the proposed GPU. However, the nonresidential space and number of jobs generated by Alternative 1 is less than the proposed GPU.
The No Project / Current General Plan Buildout Alternative analysis evaluates the baseline for determining whether the proposed project's environmental impacts may be significant. Under Alternative 1, the City would not adopt the General Plan Update. The existing Indian Wells General Plan would continue to be implemented and no changes to the General Plan, including the Land Use Map, Circulation Diagram, goals, policies, or actions would occur. Subsequent projects would also not occur.
Alternative 2: Medical Offices and Convalescent Homes
Under Alternative 2, the City would adopt the updated General Plan policy document, but with a community commercial (or professional office) land use and community commercial zoning designation on approximately 30 acres north of Highway 111 and west and east of Miles Avenue. This area is proposed for Resort Commercial land uses and zoning in the proposed GPU. Alternative 2 would provide medical offices on 14 acres on the western -most parcel, west of Miles Avenue, and nursing homes/congregate/convalescent housing on 16 acres on the parcels east of Miles Avenue.
This Alternative would provide medical services and employment opportunities within the City, thus resulting in a reduction of VMTs compared to the proposed GPU, however, this impact remains significant and unavoidable.
1.5 Areas of Controversy/Issues to be Resolved
This PDEIR addresses environmental impacts associated with the GPU that are known to the City, raised during the Notice of Preparation (NOP) and scoping process, or were raised during preparation of the PDEIR. This PDEIR addresses the potentially significant impacts associated with aesthetics, agriculture and forest resources, air quality, biological resources, cultural and tribal cultural resources, energy resources, geology, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use planning and population/housing, noise, public services, recreation, transportation, utilities and service systems, and cumulative impacts. Analysis within this PDEIR determined GPU impacts would result in significant and unavoidable cumulative impacts to agricultural resources due to the anticipated loss of the City's remaining agricultural land, as the City has transitioned from agricultural production to residential, resort, and commercial uses. While the loss of Prime Farmland within Indian Wells is relatively minor compared to the broader Coachella Valley's agricultural land, it contributes to the urbanization and conversion of agricultural land. As the GPU continues to plan for resort and commercial development in the City, no feasible mitigation measures for agricultural resources would align with these objectives. Therefore, the cumulative Indian Wells General Plan Update PDEIR
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impact on agricultural resources is significant and unavoidable. See Section 4.2, Agricultural and Forestry Resources, of this PDEIR. The PDEIR also determined that the GPU vehicle miles traveled (VMT) per capita exceeds the threshold resulting in a significant VMT impact (per CEQA Guidelines 15064.3(b)), although the GPU is expected reduce VMT per capita and per employee compared to year 2024, promoting a more efficient distribution of land uses and shorter trip distances. However, in order to meet this threshold, a 40 percent reduction in VMT per capita, which is not feasible, even with the policies and actions aimed to provide multi -modal mobility options, the effectiveness of Transportation Demand Management measures in offsetting VMT cannot be guaranteed. Therefore, impacts related to VMT per capita are considered significant and unavoidable.
During the preparation of the NOP, it was determined that the topic of mineral resources and wildfire would result in no impacts within the project. See Chapter 6.0, Effects Found to Have No Impact, of this PDEIR.
1.6 Summary of Impacts and Mitigation Measures
In accordance with the CEQA Guidelines, this PDEIR focuses on the proposed GPU's significant effects on the environment. The CEQA Guidelines define the significant effects as a substantial adverse change in the physical conditions which exist in the area affected by the proposed project. No impact (NI) means that the resource will not be impacted by the project. A less than significant (LTS) effect is one in which there is no long or short-term significant adverse change in environment conditions.
Some significant impacts (SI) are reduced to a less than significant level with the implementation of a GPU policy or action. Table 1-2 identifies the potentially significant (PS) effects of the proposed GPU and whether a GPU policy or action reduced the significant effect to a less than significant level.
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Table 1-2 Summary of Environmental Impacts and Mitigation Measures Environmental Impacts
Level of
Significance Before
Mitigation
Measures Required?
Resulting Level
of Significance
4.1 Aesthetics
a. Have a substantial adverse effect on a scenic vista? Potentially
Significant (PS)
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
Less than
Significant (LTS)
General Plan Policies and Actions continue to support LTS finding.
LTS
c. In non -urbanized 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?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the
area?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
4.2 Agricultural and Forestry Resources
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
PS
Mitigated to the greatest extent feasible through General Plan Policies and Actions. No additional feasible mitigation is available.
Significant
Impact (SI)
b. Conflict with existing zoning for agricultural use, or a Williamson Act contract
No Impact (NI)
None Required
NI
c. Conflict with existing zoning for, or cause rezoning of, forest land, timberland, or timberland zoned Timberland Production
NI
None Required
NI
d. Result in the loss of forest land or conversion of forest land to non -forest use
NI
None Required
NI
e. Involve other changes in the existing environment
which, due to their location or nature, could result in PS
Mitigated to the greatest extent feasible through General Plan Policies and Actions. No additional feasible mitigation is available.
SI
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Environmental Impacts
Level of
Significance Before
Mitigation
Measures Required?
Resulting Level
of Significance
conversion of Farmland, to non-agricultural use or
conversion of forest land to non -forest use
4.3 Air Quality
a. Conflict with or obstruct implementation of the
applicable air quality plan?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
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?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
c. Expose sensitive receptors to substantial pollutant
concentrations?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
d. Result in other emissions (such as those leading to
odors) adversely affecting a substantial number of
people?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
4.4 Biological Resources
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?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
b. Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife Service?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
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?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
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Environmental Impacts
Level of
Significance Before
Mitigation
Measures Required?
Resulting Level
of Significance
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?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
e. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
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?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
4.5 Cultural and Tribal Cultural Resources
a. Cause a substantial adverse change in the significance of a historical resource pursuant to 15064.5?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
b. Adverse change to Archaeological Cause a substantial adverse change in the significance of an archaeological resource pursuant to 15064.5?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
c. Disturb any human remains, including those interred
outside of formal cemeteries?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
d. Cause a substantial adverse change in the significance of a Tribal cultural resource defined in PRC Section
21074 as either as site, feature, place, cultural
landscape that is geographically defined in terms of the size and scope of the landscape, scared place, or object with cultural value to a California Native American Tribe and that is:
i. Listed or eligible for listing in the CHHR, or in local register of historical resources as defined in PRC
Section 5020.1 (k)?
ii. A resource determined by a Lead Agency, in its
discretion and supported by substantial evidence,
to be significant pursuant to criteria set forth in
subdivision (c) of PRC Section 5024.1. In applying
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
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Environmental Impacts
Level of
Significance Before
Mitigation
Measures Required?
Resulting Level
of Significance
the criteria set forth in subdivision (c) of PRC
Section 5024.1, the lead agency shall consider the
significance of the resource toa California Native
American?
4.6 Energy Resources
a. Result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project
construction or operation?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
b. Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
4.7 Geology and Soils
a. Expose people or structures to potential substantial adverse effects involving:
i. Rupture of a known fault?
NI
None Required
NI
ii. Strong Seismic Shaking?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
iii. Seismic -related ground failure, including
liquefaction?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
iv. Landslides?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
b. Result in substantial soil erosion or loss of topsoil? PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project,
and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction, or collapse?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
d. Be located on expansive soil, as defined in Table 18 -1 - B of the Uniform Building Code, creating substantial
direct or indirect risks to life or property?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
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Environmental Impacts
Level of
Significance Before
Mitigation
Measures Required?
Resulting Level
of Significance
e. Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal
systems where sewers are not available for the
disposal of wastewater?
NI
None Required
NI
f. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
4.8 Greenhouse Gas Emissions
a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the
environment?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
b. Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of
greenhouse gases?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
4.9 Hazards and Hazardous Materials
a/b. Create a significant hazard to the public or the
environment due to routine transport, use, or disposal
of hazardous materials; or 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?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
c. Emit hazardous emissions or handle hazardous
materials within one -quarter mile of an existing or
proposed school?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
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?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
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?
NI
None Required
NI
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Level of
Significance Before
Mitigation
Measures Required?
Resulting Level
of Significance
f. Impair implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan
LTS
None Required
LTS
g. Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or death involving wildland fires
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
4.10 Hydrology and Water Quality
a. Violate any water quality standards or waste discharge requirements or otherwise substantially degrade
surface or ground water quality?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
b. Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge
such that the project may impede sustainable
groundwater management of the basin?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
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:
i. Result in substantial erosion or siltation on- or off - site?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
ii. Substantially increase the rate or amount of
surface runoff in a manner which would result in
flooding on- or off -site?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
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?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
iv. Impede or Redirect Flood Flows?
LTS
None Required
LTS
d. In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
LTS
None Required
LTS
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Level of
Significance Before
Mitigation
Measures Required?
Resulting Level
of Significance
e. Conflict or obstruct implementation of a water quality control plan or sustainable groundwater management
plan?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
4.11 Land Use and Planning
a. Physically Divide an Established Community?
NI
None Required
NI
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 and
environmental effect?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
4.12 Noise
a. Generation of 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?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
b. Generation of excessive groundborne vibration or
groundborne noise levels?
PS
General Plan Policies and Actions mitigate this impact to a less than significant level.
LTS
c. Excessive Noise Levels Due to Proximity to an Airport or a Private Air Strip?
NI
None Required
NI
4.13 Population and Housing
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)?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
b. Displace substantial numbers of existing people or
housing, necessitating the construction of replacement
housing elsewhere?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
4.14 Public Services
a. Increased demand on Public Services:
Fire, Police, School, Parks, Facilities
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
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Environmental Impacts
Level of
Significance Before
Mitigation
Measures Required?
Resulting Level
of Significance
4.15 Recreation
a. Increase the use of existing neighborhood and regional parks or other recreational facilities such that
substantial physical deterioration of the facility would occur or be accelerated?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
b. Include recreational facilities or require the
construction or expansion of recreational facilities,
which might have an adverse physical effect on the
environment?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
4.16 Traffic and Circulation
a. Conflict with a program, plan, ordinance or policy
addressing the circulation system, including transit
roadway, bicycle and pedestrian facilities?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
b. Conflict or be inconsistent with CEQA Guidelines
section 15064.3, subdivision (b)?
PS
Mitigated to the greatest extent feasible through General Plan Policies and Actions. No additional feasible mitigation is available.
SI
c. Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
d. Result in inadequate emergency access?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
4.17 Utilities and Service Systems
a. Require or result in the relocation or construction of new or expanded water, or wastewater treatment or
storm water drainage, electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant
environmental effects?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
b. Have insufficient water supplies available to serve the project and reasonably foreseeable future
development during normal, dry and multiple dry
years?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
c. Result in a determination by the wastewater treatment provider which serves or may serve the project that it
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
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Level of
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Mitigation
Measures Required?
Resulting Level
of Significance
has inadequate capacity to serve the project's
projected demand in addition to the provider's existing commitments?
d. Generate solid waste in excess of State or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of
solid waste reduction goals?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
e. Fail to comply with federal, state, and local
management and reduction statutes and regulations
related to solid waste?
LTS
General Plan Policies and Actions continue to support LTS finding.
LTS
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PROGRAMMATIC DRAFT ENVIRONMENTAL IMPACT REPORT
Indian Wells General Plan Update
2.0 Introduction
Chapter 2.0 Introduction
2.1 Purpose
This Programmatic Draft Environmental Impact Report (PDEIR) has been prepared in accordance with the California Environmental Quality Act (CEQA). The City of Indian Wells is the Lead Agency under CEQA and is responsible for preparing the PDEIR for the proposed Indian Wells General Plan Update 2040 ("GPU"). The GPU will require certain discretionary approvals by the City and other governmental agencies. Therefore, the GPU is subject to environmental review requirements under CEQA. This introduction is included to provide an overview of the purpose content and format of this PDEIR and its relation to the City of Indian Well's planning and environmental review process for the proposed GPU. The Indian Wells City Council will consider the information presented in the document in making an informed decision regarding the approval and conditions of approval, or denial of the project and certification of the EIR.
The purpose of a Draft EIR is to inform decision -makers and the general public to the potential environmental impacts and identify feasible mitigation measures to reduce potentially significant impacts resulting from the proposed Indian Wells General Plan Update. The GPU proposes to update the existing General Plan, which was adopted by the City on February 1, 1996. The 1996 General Plan discusses significant elements and outlines goals for the growth and development of the City. The elements include Land Use, Housing, Circulation, Conservation and Open Space, Community Safety, and Noise. Multiple amendments to the 1996 General Plan occurred to update the various elements, from 2007 to 2023.
A detailed description of the project is included in Chapter 3.0, Project Description, of this PDEIR. The PDEIR has been prepared in conformance with CEQA (California Public Resources Code, Section 21000, et seq.), and the CEQA Guidelines (California Code of Regulations, Title 14, Section 15000, et seq.), and with the City of Indian Wells CEQA Guidelines to evaluate the potential environmental impacts associated with the implementation of the Indian Wells GPU.
As described in Section 15121 (a) and 15362 of the State CEQA Guidelines, an EIR is an informational document which will inform public agency decision makers and the general public of the significant environmental effects of a project, identify possible ways to minimize the significant effects, and describe reasonable alternatives to the project. Thus, the purpose of this PDEIR is to focus the discussion on those potential environmental effects of the GPU that the Lead Agency has determined could be significant. In addition, where applicable, feasible mitigation measures are recommended that could reduce or avoid significant environmental impacts identified for the GPU to the maximum extent feasible.
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2.0 INTRODUCTION
2.1.1 Type of EIR
The State CEQA Guidelines identify several types of EIRs, each applicable to different project circumstances. This EIR has been prepared as a Program EIR pursuant to CEQA Guidelines Section 15168. Section 15168 states:
"A program EIR is an EIR which may be prepared on a series of actions that can be characterized as one large project and are related either:
1) Geographically;
2) As logical parts in the chain of contemplated actions; 3) In connection with issuance of rules, regulations, plans or other general criteria to govern the conduct of a continuing program; or
4) As individual activities carried out under the same authorizing statutory or regulatory authority and having generally similar environmental effects which can be mitigated in similar ways.
,,
The program -level analysis considers the broad environmental effects of the proposed General Plan Update. This EIR will be used to analyze subsequent (future) projects and activities under the future proposed project. This EIR is intended to provide the information and environmental analysis necessary to assist public agency decision -makers in considering approval of the GPU, but not to the level of detail to consider approval of subsequent development projects that may occur after adoption of the GPU.
Additional environmental review under CEQA may be required for subsequent projects and would be generally based on the subsequent project's consistency with the GPU and the analysis in this PDEIR, as required under CEQA. It may be determined that some future projects or infrastructure improvements may be exempt from environmental review. When individual subsequent projects or activities under the GPU are proposed, the lead agency that would approve and/or implement the individual project will examine the projects or activities to determine whether their effects were adequately analyzed in this program EIR (CEQA Guidelines Section 15168). If the projects or activities would have no effects beyond those disclosed in this EIR, no further CEQA compliance would be required.
2.2 Review of the Program Draft EIR
Upon completion of the preparation of the PDEIR, the City of Indian Wells filed a Notice of Completion (NOC) with the Governor's Office of Planning and Research, State Clearinghouse to begin the public review period (Public Resources Code, Section 21161). Concurrent with the NOC, this PDEIR will be distributed to the Riverside County Clerk, as well as responsible and trustee agencies, other affected agencies, surrounding cities, and interested parties, as well as all parties requesting a copy of the PDEIR in accordance with Public Resources Code Section 21092(b)(3). During the public review period, Indian Wells General Plan Update PDEIR
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2.0 INTRODUCTION
the PDEIR, including the technical appendices, is available for review at the City of Indian Wells Community Development Department, and on the City's website. The addresses for each location are provided below:
City of Indian Wells
Development Services
44-950 Eldorado Drive
Indian Wells, CA 92210
Phone: 760-346-2489
Hours: Monday — Friday 8:00 a.m. to 12:00 p.m. and 1:00 p.m. to 5:00 p.m. https://www.cityofindianwells.org/city-hall/departments/community-development Agencies, organizations, and interested parties who wish to comment on the Draft EIR during the 45 -day public review period are requested to provide written comments to:
Jon Berg
Community Development Director
44950 Eldorado Drive
Indian Wells, CA 92210
Phone: (760) 776-0229
Email: '[email protected]
Upon completion of the public review period, written responses to all public comments received will be prepared and included in the Final EIR. Responses to comments received from public agencies will be made available for review at least 10 days prior to the public hearing before the City Council, at which the certification of the EIR will be considered. Comments received and the responses to comments will be included as part of the record for consideration by decision makers for the project.
2.3 Scope of the EIR
2.3.1 Notice of Preparation
The City of Indian Wells issued a Notice of Preparation (NOP) to prepare a Draft EIR for a 30 -day review period between July 31, 2024 and August 29, 2024. Prior to the preparation of the Draft EIR, an Initial Study was prepared using Appendix G, Environmental Checklist Form, in the California Environmental Quality Act (CEQA) Guidelines. The Initial Study accompanied the Notice of Preparation of the Draft EIR, and all environmental topics will be addressed in the Draft EIR.
The NOP was sent to the State Clearinghouse and to all responsible agencies, adjacent cities and the County of Riverside, and to interested parties. Issues raised by agencies and the public in response to the NOP were considered in the preparation of the Draft EIR. The NOP and comments received are contained in Appendix A of this EIR.
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2.0 INTRODUCTION
The City received 8 comment letters during the 30 -day review period.
Comments Received:
Riverside Local Agency Formation Commission (LAFCo)
1. Requested to be a part of the notification list. LAFC has been added.
Native American Heritage Commission (NAHC)
1. EIR must address Tribal Cultural Resources and include a summary of the City's consultation effort under SB18 and AB52. See EIR Chapter 4.0, Environmental Impact Analysis, and Section
4.5, Cultural Resources and Tribal Cultural Resources.
City of La Quinta
1. Notification of receipt. Requested to receive notification regarding the project.
California Department of Fish and Wildlife (CDFW)
1. Provided comments regarding biological resources. See EIR Section 4.4, Biological Resources, for further discussion.
Desert Sands Unified School District (DSUSD)
1. Provided written comments to be included in the EIR. See EIR Section 4.14, Public Services, for the inclusion of the comments.
Southern California Association of Governments (SCAG)
1. Provided written comments regarding SCAG's regional goals and forecasts. See EIR Section 4.11, Land Use and Planning, and Section 4.13, Population and Housing, for inclusion of the goals.
Torres Martinez Desert Cahuilla Indians
1. Informed that development of the City could impact cultural resources and requested that this be analyzed in the EIR. See EIR Section 4.5, Cultural and Tribal Resources.
Imperial Irrigation District (IID)
1. Provided comments regarding the need for electric utility with buildout of the City.
2.3.2 CEQA Standards for Adequacy
This PDEIR provides an evaluation of the potential environmental effects associated with the General Plan Update and associated actions described herein.
This PDEIR was prepared in accordance with Section 15151 of the State CEQA Guidelines, which defines the standards for EIR adequacy as follows:
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2.0 INTRODUCTION
An EIR should be prepared with a sufficient degree of analysis to provide decision -makers with information which enables them to make a decision which intelligently takes account of environmental consequences. An evaluation of the environmental effects of a proposed project need not be exhaustive, but the sufficiency of an EIR is to be reviewed in the light of what is reasonably feasible. Disagreement among experts does not make an EIR inadequate, but the EIR should summarize the main points of disagreement among the experts. The courts have looked not for perfection but for adequacy, completeness, and a good faith effort at full disclosure.
The City of Indian Wells directed the preparation of this document in fulfillment of its environmental review requirements pursuant to provisions of the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000-2117,) CEQA Guidelines and the Lead Agency's local CEQA implementation requirements, all as amended.
This PDEIR is intended for use by decision makers, the general public, and other responsible or interested agencies in the review of the Indian Wells General Plan and related entitlement approvals.
This PDEIR includes mitigation measures that are provided to eliminate or reduce to acceptable levels the environmental impacts associated with the update to the Indian Wells GPU to the maximum extent feasible.
This PDEIR has been prepared as a program level document that serves as the first tier in the evaluation of the proposed City of Indian Wells GPU that when approved, will act as a "constitution" for development, the foundation upon which all land use decisions are based.
2.4 Organization of the PDEIR
The PDEIR is organized into the following main chapters and sections:
Chapter 1.0: Executive Summary. This chapter includes a summary of the proposed project and a discussion of the alternatives to the project. A brief description of the areas of controversy and issues to be resolved, and overview of potential impacts, and the Mitigation, Monitoring and Reporting Program are also included in this section.
Chapter 2.0: Introduction. This chapter provides an introduction and overview describing the purpose of the EIR, the scope of the EIR, and the review and certification process. This chapter identifies the documents incorporated by reference in the EIR and where these documents can be reviewed. Finally, this chapter includes a summary of the comments received on the Notice of Preparation.
Chapter 3.0: Project Description. This chapter includes a detailed description of the proposed project, including its location, existing site conditions, project history, and project characteristics. A discussion of the project objectives, intended uses of the EIR, responsible agencies and their roles in the Indian Wells General Plan Update PDEIR
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2.0 INTRODUCTION
environmental process, and approvals that are needed for the proposed project are also included in this chapter.
Chapter 4.0: Environmental Impact Analysis. This chapter contains a comprehensive evaluation of the environmental impacts of the proposed GPU, organized by resource area. Each resource area section includes a description of the environmental setting (the existing physical environment and the regulatory environment) for the resource area, the methodology for evaluating impacts, the thresholds of significance that are applied in the EIR to evaluate GPU impacts to the resource area in question, mitigation measures (in addition to environmental requirements already imposed on the project by regulatory agencies) proposed in the EIR to reduce any potentially significant impacts that are identified in the EIR, and a finding of the level of significance after mitigation for each potentially significant impact identified in the EIR. The impact evaluation considers direct impacts, indirect impacts, and cumulative impacts. The following resource areas are addressed within Sections 4.1 through 4.18.
Section 4.1 — Aesthetics: Addresses visual impacts that may occur with implementation of the proposed GPU.
Section 4.2 —Agriculture and Forestry Resources: Addresses impacts that the proposed project may have on lands designated as Prime (or otherwise important) Farmland or Forestlands and Timberlands.
Section 4.3 —Air Quality: Addresses the local and regional air quality impacts associated with project implementation as well as consistency with the South Coast Air Quality Management District (SCAQMD) Air Quality Management Plan (AQMP). This section also addresses the potential for odors to affect existing and future sensitive receptors in the vicinity.
Section 4.4 — Biological Resources: Addresses the project's impacts on habitat and wildlife in the area, summarizes all the biological resources studies prepared for the project. This section provides a summary of the Coachella Valley Multiple -Species Habitat Conservation Plan (CVMSHCP) and evaluates potential impacts associated with the adjacency of the proposed project to the Santa Rosa and San Jacinto Mountains Conservation Area.
Section 4.5 — Cultural and Tribal Cultural Resources: Addresses the impacts of project development on historic, cultural, and archaeological resources, as well as the potential adverse impacts to tribal cultural resources; including a summary of the City's Native American consultation with affected tribes.
Section 4.6 — Energy Resources: Addresses the impacts of project development on energy resources during project construction and operation, as well as whether the project will conflict with a state or local plan for renewable energy or energy efficiency.
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Section 4.7 - Geology and Soils: Addresses the potential impacts the project may have on soils and assesses the effects of the project in relation to geologic and seismic conditions, including the site's proximity to the Santa Rosa Mountains. This section also addresses paleontological resources.
Section 4.8 — Greenhouse Gas Emissions: Addresses the project's estimated contribution to global climate change through the emission of greenhouse gases during construction and long-term operation of the GPU.
Section 4.9 — Hazards and Hazardous Materials: Addresses the likelihood of the presence of hazardous materials or conditions throughout the City and in the project area or the transport of hazardous materials that may have the potential to impact human health. This section also includes an analysis of the potential for the site to be impacted by wildland fires due to proximity to permanent open space associated with the Santa Rosa and San Jacinto Mountains Conservancy area.
Section 4.10 —Hydrology and Water Quality: Addresses the impacts of the GPU on regional and local hydrological conditions, including drainage areas, and changes in flow rates; as well as potential impacts that may currently exist that must be addressed during project design to prevent flooding.
This section also summarizes the requirements under the County of Riverside's Municipal Separate Storm Sewer System (MS4) Permit for storm water control, retention, and release.
Section 4.11 — Land Use and Planning: Addresses the related land use impacts associated with the implementation of the project, including the project's compatibility with surrounding land uses, and the need for a General Plan Land Use Map Amendment. This section also provides an analysis of the Rancho Mirage General Plan's goals and evaluates the project's consistency with these goals. Finally, this section provides an analysis of the project's relationship and consistency to the CVMSHCP.
Section 4.12 — Noise: Addresses the noise impacts that may occur during construction and operation of future land uses based on compliance with the City's Noise Ordinance.
Section 4.13 — Population and Housing: Addresses the potential of the GPU to induce direct and indirect growth related to population, housing, and employment growth.
Section 4.14 — Public Services: Addresses the impacts upon public service providers including fire, police, schools, and other public services.
Section 4.15 — Recreation: Addresses the potential impacts on existing parks and recreation facilities and programs due to population increase, and evaluates the proposed GPU's recreational features, including trails that would be accessible to the public.
Section 4.16 —Transportation: Addresses impacts on the local and regional roadway system including emergency access, public transportation, bicycle, and pedestrian facilities.
Section 4.17 — Utilities and Service Systems: Addresses the GPU's impact on water supply, wastewater treatment, storm drains, solid waste, electricity, natural gas, and telecommunications.
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2.0 INTRODUCTION
Chapter 5.0: Other CEQA Required Sections. This chapter provides a summary of significant environmental impacts, including unavoidable and growth -inducing impacts, and any irreversible and irretrievable commitment of resources. This chapter also provides a summary of environmental issues where findings can be made that the project would not cause an impact on the environment or that the impact would be negligible.
Chapter 6.0: Effects Not Found to be Significant. Prior to the development of this PDEIR, an Initial Study was written to determine the significant impacts of the various threshold criteria as determined by the 2024 CEQA Guidelines (see Appendix A). This chapter presents the analysis of the effects that result in no impact related to agriculture and forestry, biological resources, geology and soils, hazards and hazardous materials, land use and planning, mineral resources, noise, population and housing, and wildfire, per the 2024 CEQA Guidelines.
Chapter 7.0: Alternatives to the Proposed Project. This chapter compares the impacts of the proposed project with three project alternatives: the No Project / No Build Alternative, and a Medical Office and Convalescent Home Alternative.
Chapter 8.0: References. This chapter contains a full list of references that were used in the preparation of the PDEIR.
Chapter 9.0: Acronyms Referenced. This chapter contains a full list of acronyms used throughout the PDEIR.
Appendices. Includes all notices and other procedural documents pertinent to the preparation of the PDEIR, as well as all technical material prepared to support the environmental analysis.
2.5 Reference Documents
2.5.1 Documents Incorporated by Reference
As permitted by CEQA Guidelines Section 15150, this PDEIR incorporates by reference several public documents in order to provide general background information. Information from the documents has been incorporated by reference, and the relationship between the incorporated information and the analysis in the PDEIR has been briefly summarized where each document is referenced in the PDEIR.
For the documents that are not available via a website link, the City of Indian Wells will make the documents available for inspection by the public at City Hall, in accordance with PRC Section 21061 and CEQA Guidelines Section 15150.
Documents include:
• Indian Wells General Plan — Updated 2018
https://staticl.squarespace.com/static/5f639a7de05d1e43d92ad6a5/t/5f7f8f3d8ecd993 3dd0a4057/1602195361668/ General+Plan+Updated+2018.pdf
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• Indian Wells Housing Element
httos://staticl.scuarespace.com/static/5f639a7de05d1e43d92ad6a5/t/654bd74fade8d7 4bc8bf8fa4/1699469149976/Indian+Wells+Housing+ElementNov23.pdf • Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP Website: httos://cvmshcp.org/)
2.5.2 Documents Prepared for the Project
The technical studies prepared for the proposed project and other informational documents are listed below, with their corresponding appendices in parentheses. These documents are included in their entirety at the back of this PDEIR.
Appendix A Notice of Preparation and Comments Received
Appendix B Air Quality and Greenhouse Gas Modeling
Appendix C California Natural Diversity Database
Appendix D Cultural and Paleontological Resource Study
Appendix E Noise Study
Appendix F Traffic Impact Analysis
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PROGAMMATIC DRAFT ENVIRONMENTAL IMPACT REPORT
Indian Wells General Plan Update
3.0 Project Description
Chapter 3.0 Project Description
3.1 Introduction
This section of the Programmatic Draft Environmental Impact Report ("PDEIR") describes the location, objectives, and characteristics of the proposed City of Indian Wells General Plan Update (GPU) project ("project") and the intended uses of this Draft EIR, as required by the California Environmental Quality Act (CEQA) Guidelines, California Code of Regulations, Title 14, Section 15000 et. seq. Included in this section is a description of the proposed project's technical, economic, and environmental characteristics.
3.2 Regional Setting
The City of Indian Wells (City) occupies an area of roughly 15 square miles. Indian Wells is located in the Coachella Valley area of Riverside County, approximately 14 miles southeast of Palm Springs.
Indian Wells is bounded by the City of Palm Desert to the north and west, by the City of La Quinta to the east, and by unincorporated areas of Riverside County to the south. Regional access to the City is provided by Interstate 10, a major east -west highway which provides access to Indian Wells and the Inland Empire region, which encompasses the cities in the Coachella Valley, Riverside County, and San Bernardino County. State Route 74 provides access from the Coachella Valley and the San Diego metropolitan area via State Route 371 and 79.
The Planning Area discussed throughout this environmental document encompasses the entire City of Indian Wells, which is generally surrounded by several local jurisdictions including the cities of Palm Desert to the north and west, La Quinta to the east, and Indio to the northeast, and unincorporated areas of Riverside County to the south and northeast. For the purpose of the General Plan Update and associated documents, the "Planning Area" is defined as the area encapsulating the City limits, over which the City exercises land use authority and provides public services. See Figure 3-1, Regional Location Map, for the location of Indian Wells in relation to the surrounding cities and Figure 3-2, Planning Area, for the boundary of Indian Wells. The following land uses are identified along common boundaries and areas near Indian Wells:
City of Palm Desert
• Conventional Suburban Neighborhood
• Golf Course & Resort Neighborhood
• Small Town Neighborhood
• Resort & Entertainment
• Suburban Retail Center
• Employment
• Public Facility/Institutional
• Open Space
Indian Wells General Plan Update PDEIR
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November 2024
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
City of La Quinta
• Low Density Residential
• Medium/High Density Residential
• General Commercial
Unincorporated Riverside County
• Low Density Residential
• Medium Density Residential
• High Density Residential
• Commercial Retail
• Tourist Commercial
• Open Space - Natural
• Open Space - Recreation
• Open Space Recreation
• Open Space Rural
• Conservation Habitat
Indian Wells General Plan Update PDEIR
3-2
November 2024
ends- Mr8faipaim,A5
General Plan Update P D E I R
Figure 3-1
Regional Location Map
ELLA
•
r.
Legend
..1 City of Indian V NIs (Planning Area)
Sources: Qty of Indian Wells,
0 pi
q't'` Riverside County, USGS, FE1vl\ USDA
2.5 5 7.5
GENERAL PLAN 2040
44 Niles
10 ll�D�ag g3 or 1361
Council tgenda- pral i , 5
General Ran Update PDEIR
Figure 3-2
O
Planning Area
Oty of
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WASHINGTON ST
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' — — ' — - 7 FRED WAKING DR
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Legend
Oty of Indian Wells (fanning Area)
ie Sources: City of Indian Veils,
'o R-Ce Riverside County, USGS, FEMA USDA
I I Fr
1,500 3,000 4,500 6,000
GENERAL PLAN 2040
INDIAN
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
Local Setting
The City of Indian Wells became incorporated on July 14, 1967. However, the Indian Wells area was inhabited long before incorporation. In 1820, the area was a Cahuilla Indian village. The name Indian Wells originated from a Cahuilla Indian hand -dug well, documented on the earliest maps of California prior to 1850. The original well was located north of present-day Highway 111 and east of Miles Avenue. The well served as a state station until a public well was established around 1870, and remained in use until 1910. Indian Wells' origins are based on travelers' needs for water and a place to rest. However, both wells were destroyed by a massive flood in 1916.
During the gold rush, Indian Wells became an important stop along the trail from Los Angeles to the desert gold mines. In the early 1900s, the date industry was established in the Indian Wells area and date palm ranches became profitable. Early prominent settlers established homesteads within the boundaries of Indian Wells and opened the first market and post office by 1915. The relatively high- water table in the Coachella Valley allowed the agricultural industry to develop. Fueled by the abundance of water, the area was soon converted from a primarily agricultural community to that of a golf resort destination.
In 1957 the Eldorado Country Club and Golf Course was developed. The Indian Wells Country Club and Golf Course was also constructed in the late 1950's. The residents of the Indian Wells area worked to protect the City from encroaching development, effectively forming the first property owners' group in Riverside County known as the Indian Wells -Eldorado Area Property Owners Association (POA) in 1957. Incorporation papers were filed by the POA with the Local Agency Formation Commission (LAFCO) on September 5, 1966, and the City incorporated in 1967. At that time, Indian Wells was the 16th city to incorporate in Riverside County and the 400th in California. It was the fourth city, after Indio, Coachella, and Palm Springs, to incorporate in the Coachella Valley.
The City of Indian Wells has maintained its residential -resort lifestyle since incorporation with the development of resort facilities such as the Hyatt Regency, Renaissance Esmeralda Resort, and Miramonte Resort by 1996; single family residences throughout; and the Indian Wells Tennis Gardens by 2002. Indicative of the resort/vacation lifestyle, more than half of the residential base of Indian Wells consists of seasonal and part-time residents. As of July 15t, 2019, the population estimate of the City was 5,470 residents according to a US Census Bureau report. Indicative of the residential -resort lifestyle, more than half of the residential base of Indian Wells consists of seasonal and part-time residents.
Indian Wells is a world-renowned resort destination with a strong tourism market; resort hotel properties, restaurants, and general retail centers are the three primary economic components of the tax base. The City provides a full range of municipal services including: construction and maintenance of streets and infrastructure; planning and community development; building and safety; recreational Indian Wells General Plan Update PDEIR
3-5 November 2024
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
activities; arts and culture; and parks. The City contracts with Riverside County for police and fire protection.
Indian Wells is nearing build -out; with the completion of the Miles Crossing and Indian Wells Town Center projects, there will be little vacated land available for resort/commercial or residential projects. Exhibit 3-3, Aerial of Planning Area, displays an aerial image of the City's current condition.
Indian Wells General Plan Update PDEIR
3-6 November 2024
Council Agenda- pr rdi ,AR5
General Plan Update PDEI R
Figure 3-3
Aerial Map
GENERAL PLAN 2040
' hi
NDIag 1,9/ or 1361
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
3.3 Proposed Indian Wells General Plan Update
The Indian Wells General Plan Update project ("project") is proposing to update the City's general plan to reflect the City's goals for long-term development. According to California Government Code Section 65300 et seq., all counties and cities are required to prepare and maintain a general plan for the long-term growth, development, and management of the land within the jurisdiction's planning boundaries. The general plan acts as a "constitution" for development and is the jurisdiction's lead legal document in relation to growth, development, and resource management issues. Development regulations (e.g., zoning and subdivision standards) are required by law to be consistent with the general plan.
General Plans must address a broad range of topics, including, at a minimum, the following mandatory elements: land use, circulation, housing, conservation and open space, noise, and safety. General Plans must also address the topics of environmental justice and climate change and resiliency planning, either as separate elements or as part of other required elements. At the discretion of each jurisdiction, the general plan may combine these elements and may add optional elements relevant to the physical features of the jurisdiction.
The California Government Code also requires that a general plan be comprehensive, internally consistent, and plan for the long term. The general plan should be clearly written, easy to administer, and available to all those concerned with the community's development.
State planning and zoning law (California Government Code Section 65000 et seq.) establishes that zoning ordinances are required to be consistent with the general plan and any applicable specific plans, area plans, master plans, and other related planning documents. When amendments to the general plan are made, corresponding changes in the zoning ordinance may be required within a reasonable time to ensure consistency between the revised land use designations in the general plan (if any) and the permitted uses or development standards of the zoning ordinance (Gov. Code Section 65860, subd. [c]).
The City has maintained its status as a residential -resort style community since incorporation.
Consistent with existing principles, the project aims to establish a blueprint for the City to effectively direct daily city actions, through policy statements, toward improving and maintaining a socially cohesive, economically viable, and physically attractive community. The GPU is intended to guide development within the planning area until 2045 (buildout).
3.3.1 Project Objectives
The Indian Wells General Plan is intended to reflect the desires and vision of Indian Wells' residents, businesses, the General Plan Advisory Committee, Planning Commission, City Council, and other decision -makers for the future development and operation of Indian Wells. The following objectives are identified for the proposed update to the General Plan:
Indian Wells General Plan Update PDEIR
3-8 November 2024
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
• Maintain the City's residential -resort lifestyle.
• Accommodate a range of land uses (commercial, residential, open space, and public uses). • Maintain adequate sites to accommodate the City's Regional Housing Needs Allocation (RHNA).
• Develop a diverse set of land uses including employment -generating land uses that create new jobs and ensure long-term economic benefits and stability for the City of Indian Wells. • Promote the development of a connected community that is enhanced by sidewalks, shade from trees, pedestrian benches, safe pedestrian crossings, and landscaping along streets, and providing buffers between surrounding uses.
• Encourage the development of a multimodal circulation network that provides a safe and efficient level of connectivity for vehicles, bicyclists, pedestrians, and transit users. • Provide adequate infrastructure, services, and utilities to meet the needs of the community by requiring new developments to pay their fair share for required improvements.
3.3.2 General Plan Elements
The Indian Wells General Plan Update will include a comprehensive set of goals, policies, and actions (implementation measures), as well as a revised Land Use Map (Figure 3-6). The State requires that the General Plan contain cover land use, mobility, housing, conservation, open space, noise, and safety, as well as address issues related to climate change and resiliency planning and environmental justice, either as separate Elements or as components of the required Element framework. The GPU will update the following elements to address updated State regulations and standards:
Community Development Element: The Community Development Element focuses on land use throughout the City and provides for a development and resource conservation pattern that preserves and protects Indian Wells' unique character and celebrates the community's high quality of life. Ensuring that Indian Wells has sufficient capacity and flexibility to support a mix of land uses is essential to the community's ability to thrive and be economically sustainable. The Community Development Element guides where growth and development will occur in the City and how to accommodate land uses to respond to the community's changing needs.
Mobility Element: The Mobility Element provides the framework for decisions concerning the City's multimodal transportation system, which includes roadway, transit, bicycle, and pedestrian modes of travel. State law (California Government Code Section 65302(b)) mandates that the Mobility Element contain the general location and extent of existing and proposed major thoroughfares, transportation routes, terminals, military airports and ports, and other public utilities and facilities, to the extent these items exist in the planning area. The Mobility Element reflects the City's desire to provide for multi -modal streets and explore the application of new technologies and best practices for mobility planning in Indian Wells.
Indian Wells General Plan Update PDEIR
3-9 November 2024
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
Housing Element: The Housing Element was adopted on July 6, 2023 (updated November 2023). The State Housing Law (Government Code Section 65583) requires that a "housing element shall consist of an identification and analysis of existing and projected housing needs and states goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The Housing Element identifies adequate sites for housing, including rental housing, factory built housing, and mobile homes, and makes adequate provisions for the existing and projected needs of all economic segments of the community. The Housing Element encompasses the planning period of 2021 to 2029. As previously identified, the City's Housing Element has been updated under separate cover and was adopted by the City Council.
Resource Management Element: The Resource Management Element addresses natural resources, open space, parks and recreation, historic, cultural, and paleontological resources, infrastructure, air quality and greenhouse gas emissions, and energy and mineral resources, and how they relate to the City of Indian Wells. Indian Wells is home to a number of special resources that require attention and management as the City continues to grow. These resources can be natural (such as biological resources) or man-made (such as energy infrastructure). Together, the City's resources form an important part of the City's unique character and directly affects residents and their quality of life; ensuring resources are properly cared for allows Indian Wells residents to enjoy their community.
Further, the Resource Management Element outlines the importance of understanding, documenting, and appreciating these resources so that these valuable pieces of the community can be preserved, protected, and enhanced for future generations.
Public Safety Element: The goal of the Public Safety Element is to reduce the risk of death, injury, property damage, economic loss, and harm created by natural or manmade hazards. The Public Safety Element supports the City's participation in regional and subregional planning efforts including the City's Local Hazard Mitigation Plan and Riverside County's Multi -Jurisdictional Local Hazard Mitigation Plan. This element also protects the community from the harmful impacts of excessive noise. This element discusses public services as they relate to disasters, the logistics and operations of public services, public services function in maintaining public safety.
Economic Development Element: The Economic Development Element is intended to guide the City's future policy decisions in service of supporting and strengthening the local economy. The Economic Development Element is not a required element for a General Plan, but the City has decided to include it in recognition that promoting economic vibrancy and resiliency is a central aspect of planning for Indian Wells' future. Decisions made around the topics of these other elements, such as land use, housing, mobility, open space, and health and wellness, necessarily impact economic development, and vice -versa.
Goals and Policies
Indian Wells General Plan Update PDEIR
3-10 November 2024
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
All elements contain goals and policies, which provide guidance to the City on how to direct change, manage growth, and manage resources over the 20 -year life of the General Plan. In order to ensure that the goals and policies in the General Plan are effectively implemented, a series of actions, or implementation measures have been developed. The implementation actions are located within the General Plan Implementation Program, which will be adopted as a separate, but complimentary document to the General Plan. The following provides a description of each and explains the relationship of each:
• Goal: A goal is a description of the general desired result that the City seeks to create through the implementation of the General Plan.
• Policy: A policy is a specific statement that guides decision -making as the City works to achieve its goals. Once adopted, policies represent statements of City regulations. The General Plan's policies set out the standards that will be used by City staff, the Planning Commission, and the City Council in their review of land development projects, resource protection activities, infrastructure improvements, and other City actions. Policies are on -going and require no specific action on behalf of the City.
• Action: An action is an implementation measure, procedure, technique, or specific program to be undertaken by the City to help achieve a specified goal or implement an adopted policy.
The City must take additional steps to implement each action in the General Plan. An action is something that can and will be completed.
3.3.3 The GPU Process
The GPU effort began in Fall 2020 and through a multi -year process, the City of Indian Wells has worked with community members, businesses, and local organizations. Four Virtual workshops were conducted to discuss the various topics related to the General Plan. The purposes of the four workshops are summarized below.
• Workshop 1— Vision and Values: to identify community values and develop ideas for a land use vision for Indian Wells.
• Workshop 2 — Community Health and Wellness: to identify ways to incorporate community health and wellness into the General Plan.
• Workshop 3 — Land Use Alternatives Virtual Open House: to focus on topics related to Land Use.
• Workshop 4 — General Plan Draft Virtual Open House: a presentation on the General Plan where community members can engage with project staff and ask questions regarding the General Plan.
Indian Wells General Plan Update PDEIR
3-11 November 2024
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
3.3.4 GPU Goals
The goals outlined within the General Plan Update include the following:
GOAL CD -1 ORDERLY LAND USE DEVELOPMENT: Existing and future development maintains the well -established residential and resort character of Indian Wells.
GOAL CD -2
GOAL CD -3
COMMUNITY IMAGE AND DESIGN: A visually attractive community that helps create a unique sense of place in the Coachella Valley and reinforces the image of Indian Wells as a prestigious community and international resort destination.
HEALTHY LIFESTYLES: A community environment that fosters opportunities for people of different ages, incomes, and abilities living and working in Indian Wells to enjoy healthy lifestyles and active living.
GOAL CD -4 COMMUNITY ENGAGEMENT: An engaged community with a sense of neighborly pride and civic responsibility.
GOAL M-1 A SAFE AND EFFICIENT STREET SYSTEM: A safe and efficient street system that contributes to the community's quality of life, minimizes impacts on the environment, and links the City to the region for the movement of people and goods.
GOAL M-2 MULTI -MODAL MOBILITY NETWORK: A variety of travel modes are provided to residents, workers and visitors.
GOAL M-3 PARKING: Parking supply that adequately and efficiently meets demand.
GOAL M-4 FUNDING: A fiscally sound transportation system that utilizes a variety of financing methods.
GOAL RM-1 BIOLOGICAL RESOURCES: Important biological habitats are conserved, and significant natural resources are protected.
GOAL RM-2 NATURAL OPEN SPACE RESOURCES: Natural open space areas are protected and balanced with recreation, scenic enjoyment, and protection of natural resources and features.
GOAL RM-3 PARKS AND RECREATION: Parks and recreation facilities are dispersed throughout the community and provide a range of opportunities that meet the varying needs of residents.
GOAL RM-4 HISTORIC, CULTURAL AND PALEONTOLOGICAL RESOURCES: Significant historical, cultural, and paleontological resources are preserved and respected.
GOAL RM-5 INFRASTRUCTURE PLANNING: Essential public services are adequately supported through well -planned and maintained infrastructure.
Indian Wells General Plan Update PDEIR
3-12 November 2024
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
GOAL RM-6 WATER SUPPLY: A safe and adequate water supply that can sustainably meet the City's demand for water.
GOAL RM-7 SOLID WASTE: Integrated solid waste facilities are sufficiently supported and able to sustainably treat waste from Indian Wells.
GOAL RM-8 TELECOMMUNICATIONS: Telecommunication facilities and infrastructure within Indian Wells provide fast, secure, and reliable services.
GOAL RM-9 AIR QUALITY AND GREENHOUSE GAS EMISSIONS: Air quality is preserved and improved upon to protect the health and welfare of the community.
GOAL RM-10 ENERGY AND MINERAL RESOURCES: Energy efficient design and renewable energy are incorporated in both the public and private sectors and mineral resources are appropriately managed.
GOAL PS -1 EMERGENCY OPERATIONS: Emergency response service agencies are prepared to effectively respond to natural and man-made disasters.
GOAL PS -2 FIRE SAFETY: A City that is safe and adequately prepared for fire emergencies.
GOAL PS -3 FLOODING: Life and property are safe from flooding hazards and damage is prevented to the greatest extent possible.
GOAL PS -4 SEISMIC AND GEOLOGIC HAZARDS: Life and property are guarded from seismic and seismic -induced hazards to the greatest extent possible.
GOAL PS -5 HAZARDOUS WASTE AND MATERIALS: Hazardous materials are properly maintained to reduce potential public threats to the greatest extent possible.
GOAL PS -6 NOISE: The impact of noise -generating activities on residential and other sensitive land uses is minimized.
GOAL PS -7
CLIMATE CHANGE AND RESILIENCY PLANNING: A resilient and sustainable community where risks to life, property, the economy, and the environment resulting from climate hazards, including extreme weather events, are prevented or minimized.
GOAL ED -1 A STABLE AND RESILIENT ECONOMY: A City with a strong economic base that promotes economic stability and resiliency.
GOAL ED -2 BUSINESS COMMUNITY SUPPORT: A community that supports and promotes local businesses.
GOAL ED -3 DEVELOP A UNIQUE DESINATION EXPERIENCE: A community that fosters a unique sense of place through regional -serving amenities and attractions.
GOAL ED -4 WORKFORCE ATTRACTION AND RETENTION: A community that provides opportunities to both live and work in Indian Wells.
Indian Wells General Plan Update PDEIR
3-13 November 2024
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
GOAL ED -5 FISCAL SUSTINABILITY: A City with fiscal diversity, security, and sustainability.
3.3.5 Existing Conditions and Current General Plan Land Use The General Plan Land Use Map identifies land use designations for each parcel within the City limits (i.e., Planning Area).
Existing Development (Baseline Conditions)
The current General Plan land use designations (described in detail below) identify the long-term planned use of land, but do not necessarily present a complete picture of existing land uses. The Riverside County Assessor's office maintains a database of existing "on -the -ground" land uses on individual parcels, including the number of dwelling units and related improvements such as non- residential building square footage. However, it should be noted that the Riverside County Assessor's data does not always accurately reflect existing on -the -ground conditions. As part of this PDEIR, the Riverside County Assessor's data was used as a starting point for establishing baseline conditions and updated and modified, where possible, to reflect conditions more accurately. Approximately 9,146 acres, out of 9,333 total acres in the City are developed, or currently under construction. While approximately 187 acres are vacant.
There are 9,333 acres within the Planning Area. The table below indicates the existing uses within the Planning Area. Currently, approximately 6,395 acres are open space, parks and golf course uses, 1,403 acres are developed as residential uses, and approximately 187 acres are vacant. Figure 3-4 illustrates the existing uses within the Indian Wells Planning Area. These are considered the baseline conditions.
The City currently includes 4,694 single family units and 349 multifamily units, for a total of 5,043 residential units; 1,546,833 square feet of nonresidential space (i.e., office, sports, commercial, etc.); and offers 1,509 jobs within the City.
Indian Wells General Plan Update PDEIR
3-14 November 2024
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
Table 3-1 Existing Development within Indian Wells
Existing Uses
Acres
Commercial
158
Natural Preserve
155
OS, Parks, Golf
6,395
Public Facilities
22 Residential Attached
211.
Residential Detached
1,193
Residential/Watercourse Interface
19 Sports Complex
63 Streets
515
Utility/Maintenance Lot
22 Vacant
187
Watercourses, Drainage Channels
391
Total
9,333
Indian Wells General Plan Update PDEIR
3-15 November 2024
Dt
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Figure 3-4
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E fisting Land t l�
Residential - Detached
Residential - Attached
Sports Complex
Comrnerdal
Cpen Space, Parks, Golf
Natural Preserve
Public Facilities
///////, Residential/Mtercourse Interface
Utility/Maintenance Lot
\Ahtercourses, Drainage Channels
Vacant
Streets
Fr
1,500 3,0W 4,5W 6,0W
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
Current General Plan
The state of California requires every city and county in California to adopt a General Plan, which is the local government's long-term blueprint "for the physical development of the city and any land outside its boundaries that bears relation to its planning." The General Plan represents the community's view of its future and expresses the long-term growth and development goals. It addresses issues that impact the entire city, such as how land is used, where buildings are built, the locations of roads and parks, safety, noise, and more.
The General Plan contains the goals and policies upon which the City Council and Planning Commission will base their future land use decisions. All city plans, zoning, and private development must be consistent with the diagrams and policies in the General Plan.
The City's General Plan was last comprehensively updated in 1996 and has been amended periodically since that time. The Housing Element was updated in 2013 (5th Cycle), and again in 2024 (6th Cycle), as required by State Housing Law. This PDEIR is analyzing the update to the General Plan, which will supersede the previous General Plan and amendments.
Figure 3-5 shows a map of the Current General Plan land use designations in the Planning Area. Per the Current General Plan Land Use Map, Indian Wells is dominated by large areas of open space, including open space used for golf and recreation, and by low density residential development.
Resorts and sports complexes are also prominent in the City. The table below displays the parcel specific acreage for current land uses within the Planning Area. Of the designated land uses, the largest land use designation within the Planning Area is Open Space, with 4,320 acres of land designated for this use. There is also a significant amount of land designated as Very Low Density Residential (2,306 acres).
Buildout of the current General Plan would result in 5,455 single family units and 816 multifamily units, for a total of 6,271 residential units; 5,132,104 square feet of nonresidential space; and 6,217 jobs.
Indian Wells General Plan Update PDEIR
3-17 November 2024
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
Table 3-2 Current General Plan Designations
Current General Plan Designation
Acres
Civic, Public Facility
29 Commercial, Community Commercial
88 Commercial, Professional Office
7 Commercial, Resort Commercial
185
Commercial, Sports Complex
63 Low Density Residential
162
Medium Density Residential
46 Medium High Density Residential
18 Open Space, Golf and Recreation
1,317
Open Space, Natural Preserve
195
Open Space, Open Space
4,320
Open Space, Public Benefit (PB-1)
34 Open Space, Public Park
6 Open Space, Watercourse
557
Residential, Very Low Density Residential
2,306
Total
9,333
Indian Wells General Plan Update PDEIR
3-18 November 2024
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Current General Plan Land Use
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Residential
Very Low Density Residential
Low Density Residential
Medium Density Residential
Medium High Density Residential
Commercial
Community Corrrrerdal
Resort Comrerdal
Professional Office
Spats Carplex
Public/Quasi-Public
Public Benefit
Public Facility
Public Parks/Recreation
Open Space
Golf and Recreation
Natural Prrnorve
Watercourse
opg@igig 209 of 1361
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3.0 PROJECT DESCRIPTION
3.4 General Plan Update Buildout Analysis
The PDEIR evaluates the anticipated development that could occur within the Planning Area if every parcel is in City developed at the densities and intensities expected under the proposed GPU. While no specific development projects are proposed as part of the GPU, the General Plan will accommodate future growth in Indian Wells, including new businesses, expansion of existing businesses, and new residential uses. The buildout analysis utilizes a 20 -year horizon, and 2045 is assumed to be the buildout year of the General Plan Update.
The General Plan Update includes an update to the City's Land Use Map. The project proposes to change the current land use designation at two locations, as indicated in the table below.
Table 3-3 Updates to the Land Use Plan
Location
APN
Existing Use
Current Land Use Designation
Proposed Land Use
Designation (GPU)
1 633-150-077 &
633-150-071.
Golf Course
Golf and Recreation
Resort Commercial
2 633-310-035 &
633-410-051
Vacant
Community Commercial
Resort Commercial
In addition, changes to the Whitewater River Channel are proposed as part of the proposed project consistent with ongoing efforts to improve the Channel. Approximately 6.82 acres of the Whitewater River Channel will be removed from the storm channel and added to developable acreage for resort commercial uses.
Buildout of the proposed General Plan would result in 5,455 single family units and 816 multifamily units, for a total of 6,271 residential units (consistent with the Current General Plan); 5,159,667 square feet of nonresidential space (27,563 more square feet than the Current General Plan); and 6,310 jobs (93 more jobs than the Current General Plan).
Implementation of the GPU would allow for the development of mixed -uses, increased residential development at higher densities, and new commercial development. The land use designations are provided as follows:
Residential
Very Low Density Residential: 1.0-3.0 du/ac
The Very Low Density Residential land use designation is intended for the development of very low density single-family detached homes on minimum of 12,000 square feet lots at a density between 1 to 3 dwelling units per gross acre of land. This designation is generally most suitable in rural areas and areas where scenic and natural resources should be protected, or where natural hazards limit development potential (such as hillsides).
Indian Wells General Plan Update PDEIR
3-20 November 2024
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
Low Density Residential: 3.1-4.5 du/ac
The Low Density Residential land use designation is intended for the development of low density single-family detached homes on minimum of 8,500 square feet lots at a density between 3.1 and 4.5 dwelling units per gross acre.
Medium Density Residential: 4.6-7.0 du/ac
The Medium Density Residential land use designation is intended for single-family detached homes, cluster developments, and attached units at a density between 4.6 and 7.0 dwelling units per gross acre.
Medium High Density Residential: 7.1-12.0 du/ac
The Medium High Density Residential land use designation is intended for attached dwelling units such as townhouses, condominiums, and congregate care for seniors at a density between 7.1 and
12.0 dwelling units per gross acre.
Commercial
Community Commercial: Maximum FAR 0.75
The Community Commercial land use designation provides the community with attractively designed retail, office, and shopping areas. Uses may include retail shops, offices, restaurants, personal service shops, grocery stores, movie theaters, hotels and resort complexes, and similar uses. The maximum intensity of development is a floor area ratio (FAR) of 0.75.
Professional Office: Maximum FAR 0.50
The Professional Office land use designation is intended for attractively designed professional offices that are compatible with surrounding neighborhoods and adjacent areas. Developments will be a maximum of two stories in height and will have extensive landscaping. Parking areas will be screened from public streets with landscaping, buffer areas, or decorative walls. Typical uses would include administrative and professional offices, medical and dental offices, and financial institutions. The maximum intensity of development is FAR of 0.50.
Resort Commercial: No FAR Restriction
The Resort Commercial land use designation is intended for attractively designed hotel and resort complexes. The developments will have quality architectural design and extensive landscaping.
Parking areas will be screened from public streets with landscaping, buffer areas, or decorative walls.
Uses include hotels as the primary use with ancillary tourist commercial uses that may include restaurants, related convention facilities, and supporting retail and personal services.
Sports Complex: Varies (defined by Master Development Plan) Indian Wells General Plan Update PDEIR
3-21 November 2024
Council Agenda- February 13, 2025
3.0 PROJECT DESCRIPTION
The Sports Complex land use designation is intended for publicly and privately owned land and improvements to accommodate professional or amateur sporting events. This includes the Indian Wells Tennis Garden and related facilities. All development and uses in the sports complex (SPX) zone classification shall be in accordance with a Master Development Plan. A Master Development Plan shall establish the basic framework for land use and development standards.
Public/Quasi-Public
Public Benefit; Varies (defined by Public Benefit Zoning Designation) Space for the provision of uses that are beneficial to the public, including affordable housing and supporting uses, such as public park, recreation, open space, and parking.
Public Facility; No FAR Restriction
The Public Facility land use designation is intended for facilities such as the Civic Center, police and fire stations, public utilities, schools, and other governmental or public facilities, such as auditoriums, museums, and libraries.
Public Parks/Recreation; No Development Potential
The Public Park land use designation is intended for publicly owned parkland which is dedicated or reserved for passive recreational use by the public.
Open Space
Golf and Recreation: No Development Potential
The Golf and Recreation land use designation is intended for public and private golf courses, tennis facilities, and other typical country club style amenities.
Natural Preserve: 1.0 du/40 gross ac
The Natural Preserve land use designation includes privately owned lands with limited residential development permitted subject to the restrictions of the Hillside Management Plan (HMP), consistent with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). The maximum intensity of development is 1.0 du/40 gross acres.
Watercourse; No Development Potential
The Watercourse land use designation includes the Whitewater River and Deep Canyon flood control channels and other areas subject to flood hazard. Federal standards prohibit development in the floodway. Some Watercourse areas, however, are used for golfing.
Open Space: No Development Potential
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3.0 PROJECT DESCRIPTION
The Open Space land use designation includes lands maintained in a natural state comprised predominantly of Federal, State, and City -owned lands in the Santa Rosa Mountains. Development in these areas is subject to the Hillside Management Ordinance.
Overlay Zones
An overlay zone, also known as an overlay district, is a regulatory tool used in land use planning to create a special planning layer on top of an existing base land use or zoning district. Overlay zones can share boundaries with the base designation, cross them, or stand alone. They can include regulations or incentives to protect resources or guide development in a specific area. Overlay zones can control many factors, including building and urban design, permitted land use, and density.
In addition to the land use designations established by the Land Use Element (and corresponding zoning districts established by the Municipal Code), the City of Indian Wells employs the use of four overlays zones to support its unique land use planning priorities.
Golf Course
This overlay zone shall apply to all public and private golf courses within the City to ensure that they are operated and maintained for their intended purpose, the playing of golf.
Within this zone, uses not directly related to the operation and maintenance of the subject golf course shall be prohibited. Areas so designated may be included within the gross acreage of a development for purposes of calculating the communities' density. However, this shall preclude the inclusion of lands having this designation as a part of an adjoining private property so that areas so designated shall not be included within the gross acreage of a single, separate ownership lot for purposes of calculating the size of that lot for zoning and/or building purposes.
Affordable Housing
This overlay zone shall apply to residential properties only and shall indicate the City Council's intent to utilize the developer incentives programs for the development of affordable housing projects as set forth in Government Code Section 65915.
Senior Housing
This overlay zone shall apply to residential properties only and shall indicate the City Council's intent to utilize the developer incentives programs, negotiated on an individual basis with prospective developers, to provide for senior citizen housing in the City.
Special Study Area
This overlay zone shall apply to properties that offer the City unique planning and/or economic opportunities. The overlay zone establishes the City Council's intent to review alternative land use proposals that differ from those permitted by the base zone.
Indian Wells General Plan Update PDEIR
3-23 November 2024
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INDIAN WELLS
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3.0 PROJECT DESCRIPTION
3.5 Intended Uses of This EIR
This PDEIR examines the environmental impacts resulting from the adoption of the Indian Wells GPU and subsequent implementation of projects consistent with the General Plan Update. The PDEIR allows the City of Indian Wells, other responsible agencies, and interested parties to evaluate the proposed GPU project and make informed decisions with respect to the requested entitlements. The environmental review process enables interested parties to evaluate the proposed project in terms of its environmental consequences, to examine and recommend methods to eliminate or reduce potential adverse impacts, and to consider a reasonable range of alternatives to the project. While CEQA requires that consideration be given to avoiding adverse environmental effects, the lead agency must balance adverse environmental effects against other public objectives, including the economic and social benefits of a project, in determining whether a project should be approved.
The CEQA Guidelines require an EIR to include a statement briefly describing the intended uses of the PDEIR, including a list of agencies expected to use the EIR in their decision making and the list of the permits and other approvals required for project implementation.
This PDEIR will be used as the primary environmental document to evaluate all subsequent planning and permitting actions associated with the General Plan.
The City of Indian Wells is the lead agency for the GPU PDEIR. The GPU will be presented to the Planning Commission for review and recommendation and to the City Council for comment, review, and consideration for adoption. The City Council has the sole discretionary authority to approve and adopt the Indian Wells General Plan Update. In order to approve the proposed project, the City Council would consider the following actions:
• Certification of the General Plan Update PDEIR;
• Adoption of required CEQA findings and Statement of Overriding Considerations for the above action;
• Adoption of a Mitigation Monitoring and Reporting Program; and • Approval of the General Plan Update.
Subsequent Use of the PDEIR
This PDEIR provides a review of environmental effects associated with implementation of the proposed GPU. When considering approval of subsequent activities under the proposed GPU, the City of Indian Wells would utilize this PEIR as a basis in determining potential environmental effects and the appropriate level of environmental review, if any, of a subsequent activity. Projects or activities successive to this EIR may include, but are not limited to, the following:
• Approval and funding of major projects and capital improvements; • Future Specific Plan, Planned Unit Development, or Master Plan approvals; • Revisions to the Indian Wells Ordinance;
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• Development plan approvals, such as tentative subdivision maps, variances, conditional use permits, and other land use permits;
• Development Agreements;
• Property rezoning consistent with the General Plan;
• Permit issuances and other approvals necessary for public and private development projects; and
• Issuance of permits and other approvals necessary for implementation of the General Plan.
3.6 Responsible Agencies
Section 15124 (d) of the State CEQA Guidelines requires that the Project Description in an EIR include a list of permits and other approvals required to implement a proposed project, the agencies expected to use the EIR in their decision making, and related environmental review and consultation requirements. The following are anticipated responsible agencies which may rely on this DPEIR for their discretionary approvals required to implement the project:
California Department of Fish and Wildlife (CDFW)
California Department of Fish and Wildlife (CDFW) approval of potential future alteration of a bed, bank, or floor of any watercourse/stream over which it has jurisdiction, pursuant to Fish and Game Code. Approval of any future potential take of State -listed wildlife and plant species covered under the California Endangered Species Act.
California Department of Transportation (Caltrans)
Caltrans approval of projects and encroachment permits for projects affecting State highway facilities.
Regional Water Quality Control Board (RWQCB)
Regional Water Quality Control Board approval of the National Pollution Discharge Elimination System (NPDES) compliance, including permits and Storm Water Pollution Prevention Plan (SWPPP) approval and monitoring.
Region 7 of the RWQCB may approve a General Construction Stormwater Permit. Additionally, approval of a Water Quality Certification under Section 401 of the Clean Water Act may be required to verify compliance with water quality requirements (waste discharge and water quality).
U.S. Army Corps of Engineers (USACE)
The U.S. Army Corps of Engineers (USACE) has jurisdiction over development in or affecting navigable waters of the U.S., pursuant to the Rivers and Harbors Act of 1889 and the Clean Water Act.
U.S. Fish and Wildlife Service (USFWS)
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The U.S. Fish and Wildlife Service approvals involving any future potential take of Federally listed wildlife and plant species and their habitats, pursuant to the Federal Endangered Species Act.
South Coast Air Quality Management District (SCAQMD)
The SCAQMD regulates sources of air pollution within the South Coast Air Basin (SCAB) including Los Angeles, Orange, and parts of San Bernardino and Riverside counties. SCAQMD is responsible for issuing permits for construction and operation of projects, including some that would be developed under the GPU.
California Public Utilities Commission / Southern California Edison (SCE) /Imperial Irrigation District (IID) /Southern California Gas Company (SoCal Gas) Approval or certification related to any other applicable general order, rule, or regulation concerning utility modification, conveyance, or delivery.
Coachella Valley Water District
Review and approval of the design and plans for the project's domestic water and wastewater systems.
Riverside Local Agency Formation Commission (LAFCO)
Notification of LAFCO for the project per Government Code section 65352(a)(3), requiring comments from LAFCO on projects that include General Plan Amendments.
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PROGRAMMATIC DRAFT ENVIRONMENTAL IMPACT REPORT
Indian Wells General Plan Update
4.0 Environmental Impact Analysis
Chapter 4.0 Environmental Impact Analysis
4.1 Introduction
This Programmatic Draft EIR (PDEIR) for the City of Indian Wells General Plan Update provides analysis of impacts for all environmental resource categories under CEQA. Sections 4.1 through 4.17 discuss the environmental impacts that may result from the implementation of the General Plan Update.
4.2 Resource Categories Addressed in the EIR
The following environmental resource categories are addressed in this chapter:
4.1 Aesthetics
4.2 Agriculture and Forestry
4.3 Air Quality
4.4 Biological Resources
4.5 Cultural / Tribal Cultural Resources
4.6 Energy Resources
4.7 Geology and Soils
4.8 Greenhouse Gas Emissions
4.9 Hazards and Hazardous Materials
4.10 Hydrology and Water Quality
4.11 Land Use and Planning
4.12 Noise
4.13 Population and Housing
4.14 Public Services
4.15 Recreation
4.16 Transportation
4.17 Utilities
Prior to the preparation of this PDEIR, an Initial Study was prepared using Appendix G, Environmental Checklist Form, in the California Environmental Quality Act (CEQA) Guidelines. During this analysis, it was determined that the topic of wildfire would result in no impact, therefore, it is not included as a separate environmental topic (See Appendix A of the DEIR). See Chapter 6.0, Effects Not Found to be Significant, of the PDEIR for a discussion of wildfire impacts.
4.3 Format of the EIR
Each section of this chapter is formatted with the following headings • Introduction
• Existing Conditions
• Regulatory Setting
• Project Impact Analysis, including Thresholds of Significance • Cumulative Impacts
• Mitigation Measures
• Level of Significance After Mitigation
• Resources
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4.0 ENVIRONMENTAL IMPACT ANALYSIS
Introduction
This section includes a brief introduction of the environmental impact to be analyzed within the section as it pertains to the project and identifies sources used to evaluate the potential environmental effects.
Existing Conditions
This section contains a discussion of the existing conditions, services and physical environment of the project site and vicinity.
Regulatory Setting
This section includes the local, state and federal regulatory framework utilized during the analysis.
Project Impact Analysis
Thresholds of Significance
Determining the severity of project impacts is fundamental to achieving the objectives of CEQA Guidelines Section 15091, which requires that decision makers mitigate, as completely as is feasible, the significant impacts identified in the EIR. If the EIR identifies any significant unmitigated impacts, CEQA Guidelines Section 15093 requires decision makers approving a project to adopt a statement of overriding considerations that explains why the benefits of the project outweigh the adverse environmental consequences associated with implementation of the project.
The level of significance for each impact examined in the EIR was determined by considering the predicted magnitude of the impact against applicable significance criteria. Thresholds were developed using criteria from the CEQA Guidelines; State, federal, and local regulatory guidance; local/regional plans and ordinances; accepted practices; consultation with recognized experts; and other professional opinions.
The following adjectives are used specifically to define the degree of impact used in the Impact Analysis and Mitigation.
An "adverse" impact is any negative environmental result of the project, however small. As a disclosure document, the finding of an impact as "adverse" merely indicates that the project will cause an impact to occur compared to existing conditions, even though that impact may be less than significant. For example, the removal of vegetation from a vacant site might be considered adverse (i.e., "negative") but it may not exceed a local threshold such as loss of native plants or plant communities. Therefore, an impact may be adverse without being significant.
A "significant" impact is considered a substantial negative effect that exceeds a critical and accepted threshold for significant adverse environmental effects. CEQA defines a significant effect on the Indian Wells General Plan Update PDEIR
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4.0 ENVIRONMENTAL IMPACT ANALYSIS
environment as "...a substantial or potentially substantial, adverse (i.e., negative) change in any of the physical conditions within the area by the project, including land, air, water, flora, fauna, ambient noise, and objects of historic or aesthetic significance... (CEQA Guidelines, Section 15383). As recommended in the CEQA Guidelines, impacts are also identified as "potentially significant" prior to mitigation, which is the standard for determining which potential impacts are studied in the EIR.
Methodology
This section discusses the methodology used during the technical analysis where necessary.
Project Impact Analysis
The environmental impact analyses conducted for each environmental topic were undertaken pursuant to the following CEQA Guidelines sections:
• Section 15126, Consideration and Discussion of Environmental Impacts; and • Section 15126.2, Consideration and Discussion of Significant Environmental Impacts.
Each environmental impact discussion assesses specific environmental effects of the proposed GPU.
The results of the impact analyses discussed under each environmental topic were evaluated for significance relative to thresholds of significance identified at the beginning of each environmental impact discussion. The thresholds of significance presented are taken from Appendix G, Environmental Checklist Form, of the CEQA Guidelines, and where applicable, also includes quantified performance standards. Where relevant, each environmental impact discussion contains a separate discussion of potential cumulative effects under a bolded subheading.
Cumulative Impacts
The basis for the cumulative impact analyses provided in this PDEIR is consistent with Section 15130, Discussion of Cumulative Impacts, of the CEQA Guidelines. In particular, Section 15130 (b)(1)(A) as follows:
The discussion of cumulative impacts shall reflect the severity of the impacts and their likelihood of occurrence, but the discussion need not provide as much detail as is provided for the effects attributable to the project alone. The discussion should be guided by the standards of practicality and reasonableness and should focus on the cumulative impact to which the identified other (future) projects contribute rather than the attributes of other projects which do not contribute to the cumulative impact.
This discussion analyzes the GPU's cumulative impacts in conjunction with buildout of the City and other factors identified for each environmental topic.
Mitigation Measures
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4.0 ENVIRONMENTAL IMPACT ANALYSIS
In some cases, following the impact discussion, reference is made to State and federal regulations and agency policies that would fully or partially mitigate the impact. In addition, policies and actions from applicable local land use plans (including the GPU) that partially or fully mitigate the impact may be cited. Project -specific mitigation measures, beyond those contained in other documents, are offset with a summary heading and described using the format presented below:
AES-1
Project -specific mitigation is identified that would reduce the impact to the lowest degree feasible. The mitigation number links the particular mitigation to the impact with which it is associated (AES-1 in this example).
Level of Significance After Mitigation
This section identifies the resulting level of significance of the impact following mitigation.
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PROGRAMMATIC DRAFT ENVIRONMENTAL IMPACT REPORT
Indian Wells General Plan Update
4.1 Aesthetics
4.1 Aesthetics
4.1.1 Introduction
This section of the Indian Wells General Plan Update ("GPU") Programmatic Draft Environmental Impact Report ("PDEIR") describes the existing aesthetic character of the City and surrounding area.
This section also analyzes the potential impacts to the aesthetic quality of the City and surroundings and determines whether implementation of the GPU would result in significant impacts. This section provides a background discussion of the scenic highways and corridors, and natural scenic resources such as mountains, wildlife areas, and prominent visual features found in the Planning Area. This section is organized with an existing setting, regulatory setting, and impact analysis. Descriptions and analysis in this section are based on information contained in City planning documents and aerial imagery of the City and surrounding area. Additional sources of information included the California Department of Transportation's (Caltrans) Designated Scenic Route map for Riverside County.
4.1.2 Existing Conditions
Aesthetic Value and Quality
The perception and uniqueness of scenic vistas, scenic resources, and visual character can vary according to location and composition of its surrounding context. The subjective values of views is generally affected by the presence and intensity of neighboring man-made improvements, such as structures, overhead utilities, and landscaping, often in relation to the aesthetic quality offered by a natural background that may include open space, mountain ranges, or a natural landmark feature.
The proximity and massing of structures, landscaping and other visual barriers interact with the visibility of surrounding environments to restrict or enhance the value of local characteristic views.
The evaluation of scenic vistas takes into consideration the physical compatibility of proposed projects in relation to land uses, transportation corridors, or other vantage points, where the enjoyment of unique vistas may exist, such as residential areas or scenic roads.
Existing Conditions
The City of Indian Wells provides scenic resources, and views of scenic resources within the City boundaries. Natural and manmade landscapes contribute to the scenic quality of the City. Much of the visual character of Indian Wells is shaped by its open space resources including parks, trails, golf courses, and natural preserves. These resources enhance the quality of life for Indian Wells residents and provide for outdoor recreational opportunities. Indian Wells' location in the Coachella Valley along the foothills of the Santa Rosa Mountains provide it with scenic vistas throughout the City.
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Natural Environment
The City of Indian Wells is surrounded by the City of Palm Desert to the north and west, City of La Quinta to the east, and the Santa Rosa Mountains and unincorporated areas of Riverside County to the south. Terrain in the City of Indian Wells is relatively flat in the northern and central portions of the City. However, the southern portion of the City is defined by the slopes of the Santa Rosa Mountains, which reach elevations of 2,200 feet within the City boundaries. The Santa Rosa Mountains provides the most significant visual feature within the Planning Area.
Outside of the Planning Area, significant visual features include the San Jacinto Mountains to the west and the Little San Bernardino Mountains to the north. However, the San Jacinto Mountains lie approximately 11 miles and Little San Bernardino Mountains lie approximately 9 miles from the City, making them less likely to see (depending on viewpoint location).
The natural environment provides high scenic value when viewed within the City. High scenic value can refer to landscapes that have little to no evidence of management activities and are considered to have outstanding scenic value. Areas that are within 500 meters of a waterway, estuary, or the coast are also considered to have scenic preference values. Studies have shown that views with the highest scores are natural scenes that feature water and natural vegetation without any signs of development.' Some say that scenic views are valuable assets that can drive up tourism and property values. Homes with scenic views, such as views of mountains, water, or greenery, can be more expensive because of the unique experience they offer.2 Built Environment
Residential, commercial, and recreational land uses along with open spaces surrounding the City largely define the visual character of Indian Wells. In the early 1900s, the date industry was established in the Indian Wells area and date palm ranches became profitable. However, the area was soon converted from a primarily agricultural community to that of a golf resort destination with the area's first golf courses opening in the 1950s. Since then, Indian Wells has continued to grow, with the development of resort hotels, golf courses, and luxury residential communities, and has maintained its residential -resort lifestyle. The resorts and residential communities characterize the built environment within the City.
Scenic Highways and Corridors
According to the California Scenic Highway Mapping System, administered by Caltrans, there are no officially designated State Scenic Highways within the City of Indian Wells (Caltrans, 2018). The closest ' https://www.fs.usda.gov/Internet/FSE DOCUMENTS/fsm91 047563.pdf#:":text=with%20high%20scenic%20cuality%2 C%20displaying%2olittle%20or,other%20highly%20used°%20recreation%20areas%20and%20corridors. 2 https://www.scenic.org/why-scenic-conservation/placemaking-and-community-planning/preserving-our- views/#:—:text=Scenic%20Views%20are%20Va I ua ble%20Assets,ec u ity%20a nd%20envi ron menta I%20ustice%20concern s.
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officially designated scenic highway corridor to Indian Wells is State Route 74, located approximately
1.35 miles west of the City. However, this officially designated scenic highway corridor does not provide views of Indian Wells, or the immediate surrounding areas, and there are no sections of highway in the Indian Wells vicinity eligible for Scenic Highway designation. A segment of State Route 111 (SR 111) just west of the Planning Area is eligible to become a Scenic Highway but is not officially designated as a Scenic Highway.
Light and Glare
During the day, sunlight reflecting from structures is a primary source of glare, while nighttime light and glare can be divided into both stationary and mobile sources. Stationary sources of nighttime light include structure illumination, interior lighting, decorative landscape lighting, and streetlights.
The principal mobile source of nighttime light and glare is vehicle headlamp illumination. This ambient light environment can be accentuated during periods of low clouds or fog.
The variety of urban land uses in the Planning Area are the main source of daytime and nighttime light and glare. They are typified by single and multi -family residences, commercial structures, industrial areas, and streetlights. These areas and their associated human activities (inclusive of vehicular traffic) characterize the existing light and glare environment present during daytime and nighttime hours in the urbanized portions of the Planning Areas. Areas along Highway 111 through the center of the City generally have more sources of glare.
Open space areas and lower intensity residential development within the City have generally lower levels of ambient nighttime lighting, due to the wall mounted and downward -oriented fixtures at building entrances, and low intensity fixtures highlighting landscaped features along main driveways and building frontages. Sources of glare in urbanized portions of the Planning Area come from light reflecting off surfaces, including glass, and certain siding and paving materials, as well as metal roofing. The urbanized areas of Indian Wells contain sidewalks and paved parking areas which reflect street and vehicle lights. The existing light environment found in the project area is considered typical of suburban areas.
The City of Indian Wells prohibits the use of harsh, bright lights within the City since it can negatively impact the view of the night sky. Therefore, lower scale, accent, and back lighting is the preferred alternative to highlight key entry points, signage, intersections, and feature landscaping.
4.1.3 Regulatory Setting
State
Caltrans State Scenic Highways
Caltrans manages more than 50,000 miles of California's highway and freeway lanes, provides inter- city rail services, permits more than 400 public -use airports and special -use hospital heliports, and Indian Wells General Plan Update PDEIR
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works with local agencies. Caltrans achieves its mission of providing a safe, sustainable, integrated and efficient transportation system to enhance California's economy and livability, by utilizing six primary programs within Caltrans. The six programs include Aeronautics, Highway Transportation, Mass Transportation, Transportation Planning, Administration and the Equipment Service Center.
Caltrans manages the State Scenic Highway Program, provides guidance, and assists local government agencies, community organizations and citizens with the process to officially designate scenic highways.
The California Scenic Highway Program was created in 1963 to protect and enhance the natural scenic beauty of California highways and adjacent corridors, through special conservation treatment. The Streets and Highways Code, Sections 260 to 263 govern the Scenic Highway Program by establishing and applying standard for, and undertaking the development of, official scenic highways, the department shall take into consideration the concept of the "complete highway", which is a highway which incorporates not only safety, utility, and economy, but also beauty. In the development of official scenic highways, the department shall give special attention both to the impact of the highway on the landscape and to the highway's visual appearance.
It is further declared to be the intent of the legislature in designating such scenic highways to assign responsibility for the development of such scenic highways and for the establishment and application of specific planning and design standards and procedures appropriate thereto and to indicate, in broad statement terms, the location and extent of routes and areas requiring continuing and careful co-ordination of planning, design, construction, and regulation of land use and development, by state and local agencies as appropriate, to protect the social and economic values provided by the State's scenic resources.
According to the State Scenic Highway Program Route 62 and 74 are listed as state scenic highways in the Coachella Valley. Route Highway 111 from Bombay Beach in Salton Sea State Park to Route 195 near Mecca and from Route 74 (near Palm Desert) to Interstate 10 (near Whitewater) are both eligible scenic highways but are not "officially designated."
Local
City of Indian Wells Design Guidelines
The Indian Wells Citywide Design Guidelines are an outgrowth of the goals and policies found in the current Land Use Element of the General Plan. Design guidelines are intended to supplement the development standards found in the Zoning Ordinance and applicable Planned Community texts.
Design guidelines are more generalized statements, alternatives or illustrations of what is expected and encouraged. Furthermore, they facilitate the development review process by better defining expectations and providing direction on issues not typically covered by the development standards, such as building orientation, architectural styles, or building materials. The common objective of Indian Wells General Plan Update PDEIR
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4.1 AESTHETICS
design guidelines is to ensure that proposed development is constructed in an aesthetically -pleasing and high -quality manner that is within the character of the community. Communities with design guidelines have reaped many benefits over time, as developments have been distinct in quality.
Indian Wells Municipal Code
Hillside Management
Chapter 22.04 (Hillside Management) in the Indian Wells Municipal Code was established to consider special standards and conditions for hillside development because of the unique and peculiar problems inherent in the development of hillside areas. The regulations, development standards, and design guidelines set forth in Chapter 22.04 are intended to satisfy those needs. The regulations, development guidelines, and design standards set forth in Chapter 22.04 are intended to balance public and private interests while preserving the mountains and foothills as a resource; allow for the reasonable development of hillside lands where appropriate; ensure that such development is sensitive to the fragile hillside environment; assure that any permitted development will relate to the surrounding topography and will not be conspicuous and obtrusive because of design or location; and protect the public from hazards associated with hillside development.
Lighting
The Mount Palomar Observatory, located south of the City of Temecula in San Diego County, has identified that the continued urbanization of southwestern Riverside County contributes to reducing the nighttime usefulness of the Observatory due to the emission of lighting from streetlights, automobiles, residences and businesses. This type of lighting condition is called "skyglow." It occurs when glare from improperly aimed and unshielded light fixtures cause uninvited illumination to cross property lines. The Observatory requires unique nighttime lighting standards in order to allow the night sky to be viewed clearly. Two zones are identified around the Observatory, in which different standards are implemented. Zone A is defined as a circular area within a 15 -mile radius of the observatory. Zone B includes a circular ring area defined by two circles, one forty-five (45) miles in radius centered on Palomar Observatory, and the other the perimeter of Zone A.
Indian Wells lies within Zone B of the Palomar restricted nighttime light zone and must comply with the County standards, which prohibits obtrusive nighttime lights.
Indian Wells Municipal Code Section 22.04.092 requires that any architectural, landscape, or accent lighting (lighting used for decorative effects) shall be turned off between 11:00 p.m. and sunrise in order to protect Palomar Observatory from light pollution. Common recreational areas [club house, common pool areas, etc.) may be lighted while those facilities are actually in use. This requirement shall exclude outdoor lighting used for illuminating walkways, or other outdoor security lighting as permitted.
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4.1.4 Project Impact Analysis
Thresholds of Significance
According to the CEQA Guidelines' Appendix G Environmental Checklist, to determine whether impacts to aesthetics are significant environmental effects, the following questions are analyzed and evaluated. Would the Project:
a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
c) In non -urbanized 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? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Project Impacts
According to the CEQA Guidelines' Appendix G Environmental Checklist, to determine whether impacts to aesthetic resources are significant environmental effects, the following thresholds are analyzed and evaluated. Would the Project:
a. Have a substantial adverse effect on a scenic vista? While the Planning Area contains numerous areas and viewsheds with relatively high scenic value, there are no officially designated scenic vista points in the Planning Area. Additionally, as stated above, there are no officially designated scenic highways located in the City of Indian Wells, the closest scenic highway is located approximately 1.35 miles west of the City boundaries. Significant visual resources in the Planning Area include the surrounding mountain ranges, specifically the Santa Rosa Mountains located immediately south, the more distant San Jacinto Mountains to the west, and Little San Bernardino Mountains to the north. The Santa Rosa Mountains occupy the southern portion of the City at an elevation of approximately 2,200 feet. The tallest peak of the Santa Rosa Mountains is Toro Peak at 8,716 feet (outside of the City boundary). Views of the Santa Rosa Mountains are visible from most parts of the City and are the most notable visual assets. The San Jacinto and Little San Bernardino Mountains are located further from the City and are visible from a few locations throughout the City.
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4.1 AESTHETICS
The City of Indian Wells is largely developed with residential, commercial, resort, recreational, and open space uses. There are very few areas within the Planning Area that are designated for urban land uses which are not already developed. The proposed Land Use Map does not convert any lands designated specifically for open space land uses to urban uses. However, implementation of the proposed GPU could lead to new and expanded urban development throughout the City, specifically on undeveloped land north of Highway 111 and east and west of Miles Avenue, as well as lands north and south of Miles Avenue between Warner Trail and Washington Street. This new development may obstruct or interfere with views of visual features surrounding the Planning Area, including views of the Santa Rosa Mountains. Furthermore, buildout under the GPU and implementation of the proposed General Plan Land Use Map has the potential to result in new and expanded development along the Highway 111 corridor, which includes high scenic values, even though the segment of Highway 111 within the City is not determined an officially designated City view corridor. This is considered a potentially significant impact, which would be mitigated to a less than significant level through the implementation of the policies and actions listed below.
Buildout of vacant lands within the Planning Area would be required to be consistent with the proposed GPU. Goal RM-2 of the GPU's Resource Management Element is to ensure that natural open space areas are protected and balanced with recreation, scenic enjoyment, and protection of natural resources and features. This is supported by policies and actions that require the City to preserve open space and scenic resources, which enhances the open space character of the City, and supports tourism (see Policies RM-2.1 through RM-2.4 and Action RM-2a). Specifically, the implementation of the policies and actions contained in the GPU listed below would determine and preserve the City's open space and scenic vistas and enforce the Hillside Management Code in the Indian Wells Municipal Code to ensure the environmental integrity of the hillsides (Policies RM-2.1 through RM-2.3 and Action RM-2a). The protection of these scenic views and open space areas will also attract tourism to the City (Policy RM-2.4). Additionally, the implementation of the policies and actions contained in the Resource Management Element would further ensure that new development is designed in a way that enhances the visual quality of the community, compliments the visual character of the City, and that adverse effects on public views are minimized. Therefore, the impact would be less than significant following implementation of the policies and actions listed below.
General Plan Policies and Actions
Policies
RM-2.1 Open Space Preservation. Designate and preserve the City's open space and scenic resources including hillside open space, mature trees, rock outcroppings, ridgelines, watercourse open space, golf courses, and public parks.
RM-2.2 Scenic Vista Preservation. Locate and site development to preserve public and private views of hillside areas, the Santa Rosa Mountains, and other scenic vistas.
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RM-2.3 Open Space Character. Establish and maintain greenbelts and open space amenities which enhance the open space character of the City and serve the needs of residents.
RM-2.4 Tourism Support. Support resort tourism by preserving, restoring, creating, and maintaining public open space, scenic views from public rights -of -way, and low impact recreational opportunities.
Actions
RM-2a Enforce the Hillside Management Ordinance to ensure the environmental integrity of the hillsides.
b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? As discussed above, no officially designated or eligible State scenic highway is located within the City of Indian Wells. The closest State scenic highway is located approximately 1.36 miles west of the City, at State Route 74. Due to the City's distance from the State Route 74, buildout of the GPU would not damage scenic resources, including but not limited to trees, rock outcroppings, and historic buildings within a State scenic highway. State scenic highway impacts associated with GPU implementation would be less than significant. However, the implementation of the following policies would ensure that development within the City would not result in damages to scenic resources, by establishing and maintaining greenbelts and open space amenities that are viewed by people who travel through and within the City and maintaining scenic views from public rights -of -way (Policies RM-2.3 and RM-
2.4). Impacts would remain less than significant.
General Plan Policies
Policies
RM-2.3 Open Space Character. Establish and maintain greenbelts and open space amenities which enhance the open space character of the City and serve the needs of residents.
RM-2.4 Tourism Support. Support resort tourism by preserving, restoring, creating, and maintaining public open space, scenic views from public rights -of -way, and low impact recreational opportunities.
c. In non -urbanized 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 Indian Wells General Plan Update PDEIR
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an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
CEQA Guidelines Section 15387 defines an urbanized area as a central city or a group of contiguous cities with a population of 50,000 or more, together with adjacent densely populated areas having a population density of at least 1,000 persons per square mile. Buildout of the GPU would result in 5,405 residents and consist of 14.3 square miles, resulting in a buildout density of 378 residents per square mile.
The visual character and scenic quality within the City of Indian Wells is defined by the mountainous topography, including the Santa Rosa Mountains, that distinguishes the City's southern boundary, the natural desert context, and the manmade and built environment, including landscaping and gated residential communities.
Indian Wells recognizes the importance of protecting and enhancing its natural resources, including biological resources and open space areas, to meet the needs of the City's current and future residents. Much of the visual character of Indian Wells is shaped by its open space resources including parks, trails, golf courses, and natural preserves. These resources enhance the quality of life for Indian Wells residents and provide for outdoor recreational opportunities.
Though the project is not considered "urbanized" under the CEQA definition, the scenic quality that currently exists in the City is primarily comprised of residential communities, commercial plazas, resort buildings, golf clubs, and the Santa Rosa Mountains. Scenic quality is established and maintained within the City with the implementation of the Indian Wells Municipal Code, Title 21, Zoning Code. The Zoning Code provides development standards for the various zones within the City (Chapter 21.20 through 21.48). The standards provide guidelines for building heights, setbacks, lot sizes, allowed structures, etc., which ensures visual consistency between projects throughout the City.
Polices in the proposed GPU would be subject to compliance with these guidelines, as well as the applicable regulations set forth in the Indian Wells Municipal Code. Buildout of the GPU would, therefore, not substantially degrade the existing visual character or quality of public views of the City.
Goal CD -2 in the Community Development Element of the GPU pursues a visually attractive community that helps create a unique sense of place in the Coachella Valley and reinforces the image of Indian Wells as a prestigious community and international resort destination. This is achieved through Policy CD -2.1 which requires design features of entry signs, street signs, and other public gathering spaces be established to enhance the City's identity; Policy CD -2.2, which enforces the implementation of development standards and design guidelines to provide a clear aesthetic direction; Policy CD -2.4, which requires future project to consider and preserve significant features (i.e., viewsheds, trees, rock outcroppings) during design; Policy CD -2.7, which promotes aesthetically - pleasing streetscapes via landscaping; and Policy CD -2.8, which implements the Arts in Public Places Indian Wells General Plan Update PDEIR
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program. The listed policies are further implemented by Action 2a, 2b, and 2c. The implementation of the policies and actions listed above would ensure that future development includes aesthetically pleasing design, site plans, street frontages, and signage. Additionally, review and approval by the City of Indian Wells would ensure future development is consistent with the existing developments in the City and that the City continues its image as an international resort destination.
In order to further ensure that future development allowed under the GPU would not degrade the existing visual character of the environment, the City has included the following policies and actions in the GPU. The policies emphasize the preservation of open space, scenic resources, and scenic vistas within the City (Policy RM-2.1 and RM-2.2) and maintain the open space character (Policy RM-2.3).
This is achieved by Action RM-2a, which enforces the Hillside Management Ordinance to ensure the environmental integrity of the hillsides, and the implementation of the Zoning Code development standards.
Therefore, the impact would be less than significant following implementation of the policies and actions listed below.
General Plan Policies and Actions
Policies
CD -2.1 Design Features. Enhance the City's identity with attractive high -quality gateways, city entry signs and design features, cohesive street signs, and other design features at public gathering spaces and other areas, that contribute to the quality of life and enhance the premiere residential -resort community character of Indian Wells.
CD -2.2 Standards and Guidelines. Develop and enforce development standards and objective design guidelines that provide clear direction for achieving quality community design in new development and redevelopment projects.
CD -2.4 Site Planning. Identify and preserve, as feasible, the significant features of a site, such as viewsheds, heritage trees, and rock outcroppings, during the design and development of new projects.
CD -2.7 Streetscapes. Promote drought tolerant landscaping, tree planting, and tree preservation along City streets as a means of improving aesthetics, making neighborhoods more pedestrian -friendly, and providing environmental and economic benefits.
CD -2.8 Arts in Public Places. Continue to implement the Arts in Public Places program to provide a diverse and culturally rich environment for Indian Wells residents and visitors.
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RM-2.1 Open Space Preservation. Designate and preserve the City's open space and scenic resources including hillside open space, mature trees, rock outcroppings, ridgelines, watercourse open space, golf courses, and public parks.
RM-2.2 Scenic Vista Preservation. Locate and site development to preserve public and private views of hillside areas, the Santa Rosa Mountains, and other scenic vistas.
RM-2.3 Open Space Character. Establish and maintain greenbelts and open space amenities which enhance the open space character of the City and serve the needs of residents.
Actions
CD -2a
CD -2b
CD -2c
Continue the Art in Public Places program, including the identification of funding sources and potential sites for public art display. The program may include, but is not limited to, City entry monumentation, streetscape treatments (including street signs), and other public area improvements.
Prepare and adopt objective design standards for multifamily and mixed -use projects and require all development in the City to comply with approved design standards, including but not limited to, architecture, landscaping, site design, and other development related regulations intended to enhance and promote the image of Indian Wells.
Continue to preserve the community characteristics of scale, good site design, and sensitivity to neighboring sites in single-family residential districts by requiring approval by the City's Design Review Committee for new homes, additions, and exterior remodeling.
RM-2a Enforce the Hillside Management Ordinance to ensure the environmental integrity of the hillsides.
d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Nighttime lighting is generated by developed structures and buildings, such as residential homes, commercial businesses, and resort properties within the City of Indian Wells. Traffic signals, light poles and signage also contributes to nighttime lighting sources throughout the City. Residential homes and commercial businesses typically include low -intensity, downward -oriented light fixtures, typically located at building entrances, or within parking areas and along pedestrian pathways. Non -stationary sources of light in the City is contributed by vehicular traffic traveling through rights -of -way within the City. A major thoroughfare within the City includes Highway 111, which provides regional access to the City. Increased nighttime lighting can reduce visibility of the night sky, resulting in fewer stars Indian Wells General Plan Update PDEIR
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being visible and generally detracting from the quality of life in Indian Wells. This is considered a potentially significant impact, which would be mitigated to a less than significant level through the implementation of the Policy RM-2.7which requires outdoor lighting to be directed appropriately and avoid the creation of regular excessive glare that makes seeing difficult due to the presence of reflected sunlight or artificial light.
Daytime glare is typically generated in urban areas by sunlight reflecting off of structures, windows, and other reflective surfaces. Implementation of the proposed GPU would introduce the development of new structures which could result in increased daytime glare. However, the City of Indian Wells is largely developed, apart from approximately 56 acres north of Highway 111, and north and south of Miles Avenue. These areas would develop resort, residential, commercial, and recreational land uses, which may utilize materials that produce glare.
The City of Indian Wells is located in the Palomar Observatory restricted nighttime light zone that prohibits obtrusive nighttime lights. In order to avoid light pollution created in Riverside County, the County established Ordinance No. 655, Regulating Light Pollution, to restrict the permitted use of certain light fixtures emitting into the night sky undesirable light rays which have a detrimental effect on astronomical observations and research. The allowed lighting within the ordinance must be fully shielded if feasible and partially shielded in all other cases and must be focused to minimize spill light into the night sky and onto adjacent properties. Additionally, Indian Wells Municipal Code Section
22.04.092 requires that any architectural, landscape, or accent lighting (lighting used for decorative effects) shall be turned off between 11:00 p.m. and sunrise in order to protect Palomar Observatory from light pollution. Common recreational areas [club house, common pool areas, etc.) may be lighted while those facilities are actually in use. This requirement shall exclude outdoor lighting used for illuminating walkways, or other outdoor security lighting as permitted.
Development would be required to be consistent with the GPU, as well as lighting and design requirements in the Indian Wells Municipal Code. The GPU contains policies related to the regulation and reduction of daytime glare and nighttime lighting. The implementation of the Policy RM-2.7 requires outdoor lighting to be directed appropriately and avoid the creation of regular excessive glare that makes seeing difficult due to the presence of reflected sunlight or artificial light.
Implementation of Action RM-2b would reduce lighting impacts from residential uses during nighttime activities without compromising safety, while Action RM-2c would implement development design standards to reduce excessive glare.
Through the implementation of the policies and actions during the development review process, the City can ensure that adverse impacts associated with daytime glare and nighttime lighting are reduced to a less than significant level.
General Plan Policies and Actions
Policy
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RM-2.7 Lighting and Glare. Protect scenic enjoyment by encouraging outdoor lighting that is directed appropriately and avoid the creation of regular excessive glare that makes seeing difficult due to the presence of reflected sunlight or artificial light.
Action
RM-2b
Adopt a Dark Sky Ordinance to limit residents' exposure to artificial light during their outdoor nighttime activities while providing adequate light levels to ensure safety and security.
RM-2c Create and implement development design standards to reduce regular excessive glare that makes seeing difficult due to the presence of reflected sunlight or artificial light.
4.1.5 Cumulative Impacts
The assessment of cumulative aesthetic impacts analyzes full buildout of the City of Indian Wells. As stated throughout, the City is largely developed, with the exception of locations north of Highway 111 and north and south of Miles Avenue. As stated above, future development within the City of Indian Wells could result in impacts to aesthetic resources, however, these impacts are reduced with the implementation of GPU policies listed above. Additionally, building guidelines and development standards established in the Indian Wells Municipal Code reduce aesthetic impacts of potential buildings to less than significant levels.
While the City of Indian Wells contains numerous areas and viewsheds with relatively high scenic value (i.e., surrounding mountains), there are not officially designated scenic vista points or scenic highways in the Planning Area. The closest officially designated State scenic highway is located west, in the City of Palm Desert. Significant scenic resources witness within the City includes the Santa Rosa Mountains to the south (within the City's boundary), and the San Jacinto Mountains to the west (outside of the City's boundary).
Implementation of the GPU could lead to new and expanded urban and suburban development throughout the City, specifically north of Highway 111 and north and south of Miles Avenue, which may obstruct or interfere with views of visual features surrounding the Planning Area, including views of the Santa Rosa or San Jacinto Mountains when viewed from these rights -of -way. Future projects will be required to comply with the City standards and guidelines regarding building heights and setbacks as required by the Indian Wells Municipal Code. Additionally, the GPU outlines various goals, policies and standards for land use categories, community design features, and building architecture, that impact the visual character of the City. These policies and regulations, in conjunction with the existing specific plans, would reduce cumulative impacts associated with aesthetic resources to a less than cumulatively considerable level.
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Regional growth has and will continue to result in a cumulative aesthetic effect by converting undeveloped land into developed and occupied areas and increasing overall levels of nighttime lighting. Cumulative development entails grading/landform alteration, the development of structures, and the installation of roadways and other infrastructure that has altered and will continue to permanently alter the region's existing visual character. This is considered potentially significant cumulative impact. Subsequent projects implemented under the proposed General Plan would be required to be consistent with the policies and actions of the proposed General Plan and adopted policies and regulations (above), the proposed GPU would considerably contribute to permanent changes in visual character, such as obstruction of scenic views, conversion of existing visual character, and increased lighting. The policies and actions included in the GPU would fully reduce the cumulative effect of the GPU on visual character, to mitigate the proposed GPU's contribution to a less than significant level. Therefore, the proposed GPU's incremental contribution to this cumulative impact would be less than cumulatively considerable.
4.1.6 Mitigation Measures
To the extent the GPU will result in direct, reasonably foreseeable, significant environmental impacts, the policies and actions listed throughout this section, as proposed by the GPU, will serve as mitigation or to the extent the impacts will be less than significant, as improvement measures as it relates to aesthetic resources. Moreover, local regulations, as enforced by the Indian Wells Municipal Code, will also ensure that buildout of the GPU would result in (or continue to result in) less than significant impacts. Therefore, no additional Mitigation or Improvement Measures are required.
4.1.7 Level of Significance after Mitigation
Not applicable.
4.1.8 Resources
1. State Scenic Highways, Caltrans, website, https://dot.ca.gov/programs/design/lap-landscape- architecture-and-community-livability/lap-liv-i-scenic-highways
2. Streets and Highways Code — SHC; Division 1. State Highways, Chapter 2. The State Highway System, Article 2.5 State Scenic Highways, California Legislative Information, https://Ieginfo.legislature.ca.gov/faces/codes displayText.xhtml?IawCode=SHC&division=1.&titl e=&part=&chapter=2.&article=2.5.
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PROGRAMMATIC DRAFT ENVIRONMENTAL IMPACT REPORT
Indian Wells General Plan Update
4.2 Agricultural Resources and Forestry Resources
4.2 Agricultural Resources and Forestry Resources
4.2.1 Introduction
This section of the Indian Wells General Plan Update ("GPU") Programmatic Draft Environmental Impact Report ("PDEIR") describes the existing agricultural and forest resources found in the City and addresses potential loss of agricultural land. The existing agricultural land in the City is described, and the relationship between the implementation of the GPU and existing conditions are addressed. This section is organized with an existing setting, regulatory setting, and impact analysis. Descriptions and analysis in this section are based on information contained in the California Department of Conservation, Farmland Mapping & Monitoring Program (FMMP), City documents and aerial imagery of the City and surrounding area.
4.2.2 Existing Conditions
The City of Indian Wells is located in the Coachella Valley, in Riverside County, California. The City encompasses approximately 14.6 square miles east and south of the City of Palm Desert, and west of the City of La Quinta. The Santa Rosa Mountains delineates the City's southern boundary, a portion of which is designated as open space. Primary access to the City is from State Highway 111 and primary access to the region is from the Interstate 10 Freeway.
Indian Wells is a world-renowned resort destination with a strong tourism market; resort hotel properties, restaurants, and general retail centers are the three primary economic components of the tax base. The City provides a full range of municipal services which include the following: construction and maintenance of streets and infrastructure; planning and community development; building and safety; recreational activities; arts and culture; and parks. The City contracts with Riverside County for police and fire protection.
The City of Indian Wells incorporated on July 14th, 1967. According to historical imagery dated back to 1972, the City had once been used for agricultural purposes, primarily for dates. The area was mostly developed by 1996. Since 1990, private property owners that owned active farmlands in the City of Indian Wells have discontinued farming of dates within the City. In recent years, date farms have re-established orchards in areas of Thermal, Mecca, Coachella and toward the Salton Sea, according to the California Farm Bureau Federation. There is currently a sod farm within the City boundary, located at the southwest corner of Miles Avenue and Washington Street designated as Prime Farmland according to the California Important Farmland Finder provided by the California Department of Conservation, discussed further below.
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4.2.3 Regulatory Setting
Federal
Farmland Protection Policy of 1981— 17 U.S.C. Sections 4201 to 4209 and 7 C.F.R. Part 658] The Farmland Protection Policy Act (FPPA, 7 U.S.C. Section 4101 et seq.) is intended to protect farmland and requires federal agencies to coordinate with the U.S. Department of Agriculture (USDA), Natural Resource Conservation Service (NRCS), if their activities may irreversibly convert farmland to nonagricultural use, either directly or indirectly. The stated purpose of the FPPA is to "minimize the extent to which federal programs contribute to the unnecessary conversion of farmland to nonagricultural uses."
State
California Land Conservation Act of 1965 (Williamson Act) The California Land Conservation Act of 1965 (the Williamson Act, Government Code Sections 51200 through 51297.4) encourages the preservation of agricultural lands through tax incentives due to the increasing trend toward the conversion of agricultural lands to urban uses. The act enables counties and cities to designate agricultural preserves (Williamson Act lands) and within these preserves, offer preferential taxation to agricultural landowners based on the agricultural income producing value of the property. Essentially, this approach ties real estate tax rates to the agricultural value of the land rather than the market rate, which can escalate rapidly as areas around a farm or dairy convert to urban uses. In return for the preferential tax rate, the landowner is required to sign a contract with the county or city agreeing not to develop the land with non-agricultural uses for a minimum of ten years. On the ten-year anniversary date of the contract, it is renewed automatically, unless a notice of non -renewal or petition for cancellation is filed.
California Farmland Conservancy Program Act (Public Resources Code Sections 10200 to 10277)
This act provides a mechanism for the Department of Conservation (DOC) to establish agricultural conservation easements on farmland. "Agricultural conservation easement" means an interest in land, less than fee simple, which represents the right to prevent the development or improvement of the land for any purpose other than agricultural production. The easement is granted for the California Farmland Conservancy Program.
State Farmland Mapping and Monitoring Program
The California Department of Conservation (DOC) established the Farmland Mapping and Monitoring Program (FMMP) in 1982. The FMMP is a non -regulatory program and provides a consistent and impartial analysis of agricultural land use and land use changes throughout California. The FMMP Indian Wells General Plan Update PDEIR
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produces maps and statistical data used for analyzing impacts on California's agricultural resources.
Prime agricultural land is rated according to soil quality and irrigation status, and identified by the following categories, collectively referred to as Prime Farmland, Unique Farmland, Farmland of Statewide Importance, Farmland of Local Importance, Urban and Built -Up Land, and Other Land.
Descriptions of the categories and their applicability to the Project area are discussed as followed:
Prime Farmland
Prime farmland is land that has the best combination of physical and chemical features able to sustain long-term agricultural production. This land has the soil quality, growing season, and moisture supply needed to produce sustained high yields. Land must have been used for irrigated agricultural production at some time during the four years prior to the mapping date. The City has approximately 43 acres of Prime Farmland, all of which is the sod farm located southwest of the intersection of Miles Avenue and Washington Street.
Farmland of Statewide Importance
Farmland of Statewide Importance is similar to Prime Farmland but with minor shortcomings, such as greater slopes or less ability to store soil moisture. Land must have been used for irrigated agriculture at some time during the four years prior to the mapping date.
Unique Farmland
Unique Farmland consists of lesser quality requirements for soils used for the production of the State's leading agricultural crops. Unique Farmland is usually irrigated but can include non -irrigated orchards or vineyards as found in some climatic zones in California. In order to be designated as Unique Farmland, the Land would have to have been planted at some time during the past four years prior to the mapping date.
Farmland of Local Importance
Farmland of Local Importance is land that a local unit has designated as having local significance and will take priority over some other classification by the State.
Grazing Land
Grazing Land is land on which existing vegetation is suited to the grazing of livestock. Grazing Land does not occur in the Coachella Valley.
Urban and Built -Up Land
Urban and Built -Up Land is occupied by structures with a building density of at least 1 unit to 1.5 acres, or approximately 6 structures to a 10 -acre parcel. Common examples include residential, Indian Wells General Plan Update PDEIR
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industrial, commercial, institutional facilities, cemeteries, airports, golf courses, sewage treatment, and water control structures. A majority of the City is classified as Urban and Built -Up Land.
Other Land
Other Land is defined as land not included in any other mapping category. Common examples include low density rural developments, brush, timber, wetland, and riparian areas not suitable for livestock grazing, confined livestock, poultry or aquaculture facilities, strip mines, borrow pits, and water bodies smaller than forty acres. Vacant and nonagricultural land surrounded on all sides by urban development and greater than forty acres is mapped and identified as "Other Land." Portions of the Whitewater River that runs through the City and vacant land directly west of the Indian Wells Tennis Garden are designated as "other land".
Regional and Local Programs
The Community Development Element of the General Plan Update provides for a development and resource conservation pattern that preserves and protects Indian Wells' unique character and celebrates the community's high quality of life. The Community Development Element contains the following policy pertaining to agricultural land in the City which is as follows:
Policy CD -1.9: Allow and support the continuation of agricultural operations on lands within the City limits that are designed for development uses, until such time as new development is proposed for the land.
4.2.4 Project Impacts
Thresholds of Significance
According to the CEQA Guidelines' Appendix G Environmental Checklist, to determine whether impacts to agricultural resources are significant environmental effects, the following questions are analyzed and evaluated. Would the GPU:
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land, timberland, or timberland zoned Timberland Production?
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e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non - forest use?
Project Impacts
According to the CEQA Guidelines' Appendix G Environmental Checklist, to determine whether impacts to aesthetic resources are significant environmental effects, the following thresholds are analyzed and evaluated. Would the GPU:
ale Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland); or Involve other changes in the existing environment which, due to their location or nature, could result in conversion of farmland, to non-agricultural use
According to the Riverside County Eastern Coachella Valley Area Plan, agriculture remains a vital part of the county. Much of the Eastern Coachella Valley, which surrounds the Salton Sea to the west and extends north toward the City of Coachella, is dedicated to agriculture. This region is one of California's key agricultural areas, producing date palms, grapes, citrus, and seasonal row crops.
The City of Indian Wells has evolved from an agricultural and open desert area into a vibrant residential community. Currently, approximately 43 acres of Prime Farmland are located at the southwest corner of Miles Avenue and Washington Street. This land, used as a sod farm and a parking lot for nearby events, was undeveloped desert land in 1996 according to aerial imagery. By 2002, it had been partially converted to agricultural use, and by 2012, the adjacent undeveloped desert land was also planted with sod.
In 2024, the land surrounding the sod farm includes sod (categorized as Other Land by the California Department of Conservation) to the west and north, residential development and desert land to the north, commercial areas to the east, and the Whitewater River Stormwater Channel to the south.
Most of the land in the City, excluding the Santa Rosa Mountains, has been developed. The sod farm is zoned for commercial use, indicating the City anticipates its development.
The GPU does not propose changes to the land use designation or zoning for the 43 -acre site, which is currently designated for resort commercial uses. Although the City's General Plan supports the continued agricultural use of land until new development is proposed, as outlined in Policy CD -1.9, the GPU does not include preservation of Prime Farmland as a priority. The City does not have any land designated or zoned for agricultural or farm uses, and the conversion of Prime Farmland to non- agricultural uses is anticipated as part of the City's long-term vision, in alignment with the existing General Plan land use designations and zoning.
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While the continued use of this land as a sod farm may persist for some time, future development, in line with the General Plan's vision and economic changes, is likely to result in the conversion of this Prime Farmland to non-agricultural uses. The loss of this farmland, although not a direct consequence of the GPU itself, remains a significant and unavoidable impact. The City's General Plan, including Policy CD -1.9, supports agricultural activities under existing conditions, but the GPU does not introduce any measures that would prevent the conversion of this Prime Farmland.
The loss of 43 acres of Prime Farmland is unlikely to significantly affect agricultural production in the wider Coachella Valley. According to a June 2023 article by the Coachella Valley Economic Partnership, Agriculture in the Coachella Valley, approximately 41,000 acres remain under cultivation, with 2,058 acres used for pasture, livestock feed, or grasses. Since the GPU does not require the preservation of Prime Farmland, its implementation could indirectly result in the conversion of this land to non- agricultural uses. Given the City's existing zoning and land use patterns, and the objectives of the General Plan, mitigation measures such as the preservation of farmland are considered infeasible, as they would conflict with other key objectives of the GPU, such as supporting residential, commercial, and recreational development. As a result, the conversion of Prime Farmland is concluded to be significant and an unavoidable impact.
General Plan Policies
Policies
CD -1.9 Agricultural Uses. Allow and support the continuation of agricultural operations on lands within the City limits that are designated for development uses, until such time as new development is proposed for the land.
b. Conflict with existing zoning for agricultural use, or a Williamson Act Contract According to the California Department of Conservation California Williamson Act Enrollment Finder, there is no land within the City that is designated under the Williamson Act. Zoning for agricultural use does not occur within the project boundaries. Therefore, there would be no impact. c/d. Conflict with existing zoning for, or cause rezoning of, forest land, timberland or timberland zoned Timberland Production or result in loss of forest land or conversion of forest land to non forest use
The City of Indian Wells does not have land designated as forest land, timberland, or timberland zoned Timberland Production within the City boundaries. Additionally, these activities do not occur within the City. Therefore, implementation of the proposed project would not conflict with zoning or rezoning of forest land, timberland, or timberland zoned Timberland Production, or result in the loss of forest land or conversion of forest land to non -forest use. Impacts are not expected.
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4.2 AGRICULTURAL RESOURCES AND FORESTRY RESOURCES
4.2.5 Cumulative Impacts
The City of Indian Wells has almost completely transitioned away from agricultural production as it has developed into a City with residential, resort hotel properties, restaurants, and general retail centers. However, the cumulative impact on agricultural resources in the City is considered significant and unavoidable due to the anticipated loss of the City's remaining agricultural land. While the loss of Prime Farmland within Indian Wells is relatively minor compared to the broader Coachella Valley's agricultural land, it contributes to the urbanization and conversion of agricultural land. As the GPU continues to plan for resort and commercial development in the City, no feasible mitigation measures for agricultural resources would align with these objectives. Therefore, the cumulative impact on agricultural resources is significant and unavoidable.
4.2.6 Mitigation Measures
To the extent the GPU will result in direct, reasonably foreseeable, significant environmental impacts, the policies and actions listed throughout this section, as proposed by the GPU, will serve as mitigation or to the extent the impacts will be less than significant, as improvement measures as it relates to agricultural and forestry resources. However, the loss of Prime Farmland within Indian Wells is relatively minor compared to the broader Coachella Valley's agricultural land, it contributes to the urbanization and conversion of agricultural land. As the GPU continues to plan for resort and commercial development in the City, no feasible mitigation measures for agricultural resources would align with these objectives. No additional Mitigation or Improvement Measures are required.
4.2.7 Level of Significance after Mitigation
Not applicable.
4.2.8 Resources
1. City of Indian Wells General Plan Update Land Use/Zoning Map
2. Farmland Mapping and Monitoring Program (FMMP), California Department of Conservation (CDC), available at https://www.conservation.ca.gov/dlr3/fmma
3. Riverside County Eastern Coachella Valley Area Plan, September 2021, available at httos://olanning.rctlma.or;/sites/g/files/aldnop416/files/mi.rated/Portals-14-genplan-GPA- 2022-Compiled-ECVAP-4-2022-rev.odf
4. Coachella Valley Economic Partnership, Agriculture in the Coachella Valley, June 2023, available at https://cvep.com/agriculture-in-the-coachella- valley/#:^':text=The%20Coachella%20Valley%20Agriculture%20sector,we%20have%20Iost%2 0since%201990.
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PROGAMMATIC DRAFT ENVIRONMENTAL IMPACT REPORT
Indian Wells General Plan Update
4.3 Air Quality
4.3 Air Quality
4.3.1 Introduction
The purpose of this section is to discuss the existing air quality setting in the Coachella Valley and analyze the potential impacts resulting from construction and operation of future projects within the City from the implementation of the GPU. The air quality principles, descriptions and supporting analysis rely on the relevant background research and information made available in various public regulatory and reference documents cited throughout this section.
Reference documents include pertinent sections of the federal Clean Air Act (CAA); Final 2022 Air Quality Management Plan (AQMP), by South Coast Air Quality Management District (SCAQMD), adopted by SCAQMD on December 2, 2022; 2016 Air Quality Management Plan (AQMP), by SCAQMD, March 2017; Final2003 Coachella Valley PM1oState Implementation Plan (CVSIP), by SCAQMD, August 2003; Analysis of the Coachella Valley 1311410 Redesignation Request and Maintenance Plan, by the California Air Resources Board (CARB), February 2010; Draft Coachella Valley Extreme Plan for 1997 8 -Hour Ozone Standard, by SCAQMD, September 2020; Coachella Valley Extreme Area Plan for 1997 8 -Hour Ozone Standard, Public Consultation Meeting Presentation by SCAQMD, September 2020; Coachella Valley Extreme Area Plan for the 1997 8 -Hour Ozone Standard Fact Sheet, by SCAQMD, September 2020; and the SCAQMD Rule Book.
At the programmatic environmental review level, the analytical and quantitative findings are provided herein, the purpose of which is to evaluate the potential impacts to air quality associated with the buildout scenarios in relation to the Indian Wells GPU, and in doing so, identify any mitigation measures that may be necessary to reduce any potentially significant air quality impacts at the programmatic level.
This analysis relied on the most current version of the California Emissions Estimator Moder "' (CaIEEMod) Version 2022.1, which serves as an adopted platform to quantify construction emissions and operational emissions from land development projects. The software is designed to calculate criteria pollutants and greenhouse gas emissions using widely accepted methodologies from project -specific and accepted default data inputs. Sources of these methodologies and default data include, but are not limited to, the United States Environmental Protection Agency (EPA) AP -42 emission factors, CARB vehicle emission models, and studies commissioned by California agencies such as the California Energy Commission (CEC) and California Department of Resources Recycling and Recovery (CalRecycle).
The supporting documentation referenced herein is provided in the Appendices of this PDEIR (Appendix B).
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4.3.2 Existing Conditions
Regional Air Basin Conditions
The City of Indian Wells and the Coachella Valley are located within the Riverside County portion of the Salton Sea Air Basin (SSAB), under jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SSAB is a northwest to southeast region extending from the San Gorgonio Pass to the Mexican border. SCAQMD literature describes the Coachella Valley as having a continental, desert -type climate, with hot summers, mild winters, and very little annual rainfall. Precipitation occurs mostly in the winter months from active frontal systems, and in the late summer months from thunderstorms.
Temperatures exceed 100 degrees Fahrenheit, on average, for four months each year, with daily highs near 110 degrees Fahrenheit during July and August. Summer nights are very mild with minimum temperatures in the mid -70's. During the winter season, daytime highs are quite mild, but the dry air is conducive to nocturnal radiational cooling, with early morning lows around 40 degrees.
The Coachella Valley is exposed to frequent gusty winds. The strongest and most persistent winds typically occur immediately to the east of Banning Pass, which is noted as a wind power generation resource area. Wind conditions in the remainder of the valley are geographically distinct. Stronger winds tend to occur in the open mid -portion of the valley, while lighter winds tend to occur closer to the foothills. Less frequently, widespread gusty winds occur over all areas of the valley.
Under natural conditions, the overall region of blowsand activity encompasses approximately 130 square miles extending from near Cabazon to Indio and lying primarily between the San Jacinto Mountains and the Whitewater River Channel on the southwest and San Bernardino Mountains and the Indio Hills on the northeast. Sands supplied by floodwaters to the westerly and northerly portions of the region are transported by strong, essentially unidirectional winds to the southerly portion of the region.
Transporting winds emanate from the San Gorgonio Pass and occur most frequently and with the greatest intensity during the spring and early summer months. The blowsand process varies considerably over time, depending on the availability of flood -provided sand, fluctuations in the transporting wind regime, and to a lesser extent, changes in vegetative cover within the Valley.
Blowsand is a form of larger particulate matter that can contribute to the production of the smaller PM10 (Particulate Matter with a diameter of 10 micrometers or smaller) particles in two ways: (1) by direct particle erosion and fragmentation as natural PM10, and (2) by secondary effects, as sand deposits on road surfaces. SCAQMD has defined a Coachella Valley Blowsand Zone as the corridor of land extending two miles on either side of the Interstate 10 (I-10) Freeway, beginning at the State Route 111 (SR -111)/I- 10 junction and continuing southeast to the I-10/ Jefferson Street interchange in Indio.
Being situated approximately 2 miles south of I-10, at the closest point, the City of Indian Wells is generally located outside of the designated Coachella Valley Blowsand Zone. However, the City remains Indian Wells General Plan Update PDEIR
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exposed to seasonal wind conditions and natural sand transport capable of producing fugitive dust from undeveloped and unstable ground conditions.
Local Conditions
The City of Indian Wells is located in a central portion of the Coachella Valley, occupying an area of approximately 14.6 square miles (9,333 acres), of which, approximately 7.25 square miles are characterized as mountainous terrain as part of the protected Santa Rosa Mountains. The remaining
7.35 square miles are generally considered part of the Coachella Valley floor. The City's mostly developed valley floor elevation descends from approximately 660 feet at the southwest corner to approximately 60 feet above sea level at the Coachella Valley Stormwater Channel outlet from the City.
The City's existing land use designations include approximately 2,532 acres of residential uses and 6,801 acres of commercial as the most prominent developed uses. The City does not have industrial uses or facilities. See Table 6 and Table 7 of Appendix F, the Indian Wells General Plan Update Transportation Analysis, for tables of the existing land uses and existing General Plan designations, respectively, for the City of Indian Wells.
As discussed in Section 3.4.5 (in Chapter 3.0, Project Description) pertaining to the on -the -ground baseline conditions, approximately 6,395 acres of the City are open space, parks and golf course uses, 1,403 acres are developed as residential uses, and approximately 187 acres are vacant. In terms of housing, the City currently has an estimated total of 4,694 single family units and 349 multifamily units, for a total of 5,043 residential units; 1,546,833 square feet of nonresidential space (i.e., office, sports, commercial, etc.); and offers 1,509 jobs within the City.
Some receptors are considered more sensitive to air pollutants than others, because of preexisting health problems, proximity to the emissions source, or duration of exposure to air pollutants. Land uses such as primary and secondary schools, hospitals, and convalescent homes are considered to be relatively sensitive to poor air quality because the very young, the old, and the infirm are more susceptible to respiratory infections and other air quality related health problems than the general public. Residential areas are also considered sensitive to poor air quality because people in residential areas are often at home for extended periods. Recreational land uses are moderately sensitive to air pollution because vigorous exercise associated with recreation places having a high demand on respiratory system function. CARB has identified the following people as most likely to be affected by air pollution: children less than 14 years of age, the elderly over 65 years of age, athletes, and those with cardiovascular and chronic respiratory diseases.
Like other areas of the Coachella Valley, the City of Indian Wells is exposed to seasonal high -wind conditions with particulate matter content and also receives ozone and ozone precursors transported from the upwind air basins.
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4.3.3 Regulatory Setting
Federal
National Ambient Air Quality Standards
The federal Clean Air Act (CAA), established in 1970 and amended in 1977 and 1990 (42 United States Code [USC] 7401), aims to protect and enhance the quality of the nation's air resources. In 1971, to fulfill Section 109 of the CAA (42 USC 7409), the U.S. EPA developed primary and secondary national ambient air quality standards (NAAQS) for six main pollutants: ozone, CO, SO2, NO2, lead, and particulate matter (PM)
The U.S. EPA assigns area designations for each criteria pollutant based on local monitoring data. In California, these federal designations typically apply to the State's 15 geographic air basins. Areas that comply with NAAQS are classified as attainment areas, while those expected to meet the standard despite lacking monitoring data are termed "unclassifiable attainment." Areas failing to meet NAAQS are designated as nonattainment areas. After such a designation, state and local governments must create implementation plans to achieve and maintain NAAQS.
State
California Clean Air Act
The California Clean Air Act (CCAA) mandates health -based air quality standards at the State level and delineated responsibilities and authority of the CARB and Air Quality Management Districts (AQMDs).
CARB is a state level agency primarily responsible for adopting motor vehicle emission standards, compiling the SIP for submission to the U.S. EPA; approving district air quality plans as sufficient to meet State legal requirements, and providing general oversight of districts. CARB establishes State air quality regulations addressing certain categories of consumer products and mobile sources such as heavy-duty trucks, light -duty cars, construction equipment and small off -road engines. CARB has also established State ambient air quality standards for criteria pollutants which are generally more stringent than the NAAQS. The CCAA established a number of legal mandates to facilitate achieving health -based state air quality standards at the earliest practicable date. The CCAA requires that South Coast AQMD assess its progress toward attainment of the State Ambient Air Quality Standards and that this assessment be incorporated into South Coast AQMD's triennial plan revision. CARB is responsible for enforcing State standards, which are achieved through State Implementation Plans (SIP), such as the Coachella Valley PMioSIP currently in effect.
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State Implementation Plan
The California State Implementation Plan (SIP) consists of documents outlining California's strategies to achieve the NAAQS. It includes new and previously submitted plans, programs, district rules, state regulations, and federal controls. Local air districts and other agencies prepare SIP components and submit them to California Air Resources Board (CARB) for review. CARB then forwards SIP revisions to the U.S. EPA for approval and publication in the Federal Register. The CARB leads all SIP -related activities under state law.
Parts of the SIP, called Air Quality Attainment Plans (AQAPs), are specific to regions and pollutants. The South Coast Air Quality Management District (SCAQMD) is responsible for the SIP portion for Coachella Valley.
Regional
South Coast Air Quality Management District
The South Coast Air Quality Management District (SCAQMD) is the regulatory agency responsible for improving air quality for large areas of Los Angeles, Orange, Riverside and San Bernardino counties, including the Coachella Valley. Within SCAQMD jurisdiction, about 25 percent of this area's ozone - forming air pollution comes from stationary sources, both businesses and residences and 75 percent comes from mobile sources, mainly cars, trucks and buses, but also construction equipment, ships, trains and airplanes. Emission standards for mobile sources are established by the California Air Resources Board and the U.S. Environmental Protection Agency. The SCAQMD regional Air Quality Management Plan (AQMP) serves as the blueprint to bring this area into compliance with federal and state clean air standards.
The Coachella Valley is in the Salton Sea Air Basin (SSAB) under SCAQMD's jurisdiction. Thus, it is subject to the provisions of the SCAQMD Rule Book, which sets forth policies and other measures designed to meet federal and state ambient air quality standards. These rules, along with SCAQMD's 2022 Air Quality Management Plan (2022 AQMP), are intended to satisfy the planning requirements of both the federal and State Clean Air Acts. The SCAQMD also monitors daily pollutant levels and meteorological conditions throughout the jurisdiction that includes the Coachella Valley.
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Southern California Association of Governments 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020-2045 RTP/SCS)1 Southern California Association of Governments (SCAG) is the federally designated Metropolitan Planning Organization (MPO) for the region, including the City and project site. SCAG is responsible for developing long-range transportation plans and sustainable community strategies for the region in accordance with federal and State law and planning requirements, including but not limited to federal CAA ambient air quality standards and ambient air quality and greenhouse gas emissions reductions standards and targets. The Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) is updated and adopted every four years. The 2020-2045 RTP/SCS (also known as Connect SoCaI 2020) was CARB certified to meet the applicable 2035 greenhouse gas (GHG) emissions reduction target for automobiles and light trucks.
Air Quality Standards and Health Effects
Existing air quality is measured at established SCAQMD air quality monitoring stations. Monitored air quality is evaluated in the context of ambient air quality standards. These standards are the levels of air quality that are considered safe, with an adequate margin of safety, to protect public health and welfare.
As part of the Annual Air Quality Monitoring Network Plan, dated July 1, 2023, SCAQMD operates 35 permanent air monitoring stations (AMS) within its jurisdiction. The project site and Coachella Valley region are located within the Source Receptor Area (SRA) 30, which includes three AMS locations. The Palm Springs AMS, AQS ID 060655001, is located approximately 13 miles west of Indian Wells. The Indio AMS, AQS ID 060652002, is located approximately 5 miles east of Indian Wells. The Mecca (Saul Martinez) AMS, AQS ID 060652005, is located approximately 16 miles southeast of Indian Wells.
Regional air quality is considered to be in attainment by the state if the measured ambient air pollutant levels for O3, CO, SO2 (1 and 24 hour), NO2, PM10, and PM2.5 are not exceeded. All others are not to be equaled or exceeded. Attainment status for a pollutant means that the SCAQMD meets the standards set by the U.S. EPA or the California EPA (CaIEPA). Conversely, nonattainment means that an area has monitored air quality that does not meet the NAAQS or California Ambient Air Quality Standards (CAAQS) standards. In order to improve air quality in nonattainment areas, a SIP is drafted by CARB. The SIP outlines the measures that the state will take to improve air quality.
The following air pollutants are collectively known as criteria air pollutants and are defined as pollutants for which established air quality standards have been adopted by federal and state governments:
Carbon Monoxide (CO) is a colorless, odorless gas produced by the incomplete combustion of carbon - 1 SCAG adopted Connect SoCal 2024 (2024-2050 RTP/SCS) on April 4, 2024. However, the 2022 AQMP utilizes growth forecasts and measures from Connect SoCal 2020 (2020-2045 RTP/SCS). Therefore, for purposes of this EIR and the air quality impact analysis, Connect SoCal 2020 is relevant and appliable to consistency with the 2022 AQMP.
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containing fuels, such as gasoline or wood. The highest ambient CO concentrations are generally found near congested transportation corridors and intersections. CO is emitted by automobiles, trucks, heavy construction equipment, farming equipment, and a variety of residential, commercial, and industrial energy users. The SSAB is in attainment for CO. In terms of health effects, individuals with a deficient blood supply to the heart are the most susceptible to the adverse effects of CO exposure. The effects observed include earlier onset of chest pain with exercise, and electrocardiograph changes indicative of decreased oxygen (O2) supply to the heart.
Sulfur Dioxide (SO2) is a colorless, extremely irritating gas or liquid. It enters the atmosphere as a pollutant mainly as a result of burning high sulfur -content fuel oils and coal, and from chemical processes occurring at chemical plants and refineries. When SO2 oxidizes in the atmosphere, it forms S04.
Collectively, these pollutants are referred to as sulfur oxides (SOx). For sensitive receptors, a few minutes of exposure to low levels of SO2 can result in airway constriction in some asthmatics, all of whom are sensitive to its effects. The SSAB is in attainment for S02. In terms of health effects, a few minutes of exposure to low levels of S02 can result in airway constriction in some asthmatics, all of whom are sensitive to its effects. In asthmatics, increase in resistance to air flow, as well as reduction in breathing capacity leading to severe breathing difficulties, are observed after acute exposure to S02. SOx is a precursor to Ozone.
Nitrogen Oxides (NOx) include Nitric oxide (NO) and Nitrogen dioxide (N02), which are the primary oxides of nitrogen. These oxides are produced at high temperatures during combustion as byproducts of motor vehicles, power plants, and off -road equipment. NOx contributes to the formation of ozone; therefore, it is considered a precursor to ozone. Short-term exposure of N02 can result in airway constriction and diminished lung capacity. Populations living near roadways are more likely to experience the effects of nitrogen oxides due to elevated exposure to motor vehicle exhaust. In terms of health effects, population -based studies suggest that an increase in acute respiratory illness, including infections and respiratory symptoms in children (not infants), is associated with long-term exposure to N02 at levels found in homes with gas stoves, which are higher than ambient levels found in Southern California.
Ozone (O3) is a highly reactive and unstable gas that is formed when volatile organic compounds (VOCs) and NOx, both primarily byproducts of internal combustion engine exhaust, undergo slow photochemical reactions in the presence of sunlight. Ozone, particularly at ground level, is not directly emitted into the air but is formed through a series of chemical reactions involving the precursor pollutants (NOx, VOCs, SOx). 03 concentrations are generally highest during the summer months when direct sunlight, light wind, and warm temperature conditions are favorable to the formation of this pollutant. The SSAB is in non -attainment for the federal 8 -hour O3 standard. In terms of health effects, individuals exercising outdoors, children, and people with preexisting asthma and chronic pulmonary lung disease, are considered to be the most susceptible sub -groups for 03 effects. Short-term exposure (lasting for a few hours) to 03 at levels typically observed in Southern California can result in breathing pattern changes, Indian Wells General Plan Update PDEIR
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reduction of breathing capacity, increased susceptibility to infections, inflammation of the lung tissue, and some immunological changes. Elevated O3 levels are associated with increased school absences.
Although ozone is categorized as a criteria pollutant in terms of the National Ambient Air Quality Standards, there is no emission threshold of significance for this pollutant by SCAQMD. This is partially explained by the nature of ozone, which occurs and is measured as an ambient pollutant, but is not directly emitted. Instead, the SCAQMD Air Quality Significance Thresholds are applicable to the two primary precursors: NOx and VOC. Ozone is not listed a pollutant for which there are SCAQMD Air Quality Significance Thresholds.
Particulate Matter (PM10 and PM2.5) consists of fine suspended particles of ten microns or smaller in diameter, and are the byproducts of road dust, sand, diesel soot, windstorms, and the abrasion of tires and brakes. PM2.5 are particles which are 2.5 microns or smaller (which are often referred to as fine particles). The elderly, children, and adults with pre-existing respiratory or cardiovascular disease are most susceptible to the effects of PM. Elevated PM10 and PM2.5 levels are also associated with an increase in mortality rates, respiratory infections, occurrences and severity of asthma attacks, and hospital admissions. The SSAB is a non -attainment area for PMlo and is classified as attainment/unclassifiable for PM2.5. In terms of health effects, a consistent correlation between elevated ambient fine particulate matter (PM10 and PM2.5) levels and an increase in mortality rates, respiratory infections, number and severity of asthma attacks and the number of hospital admissions has been observed in different parts of the United States and various areas around the world. In recent years, some studies have reported an association between long-term exposure to air pollution dominated by fine particles and increased mortality, reduction in lifespan, and an increased mortality from lung cancer. Daily fluctuations in PM2.5 concentration levels have also been related to hospital admissions for acute respiratory conditions in children, to school and kindergarten absences, to a decrease in respiratory lung volumes in normal children, and to increased medication use in children and adults with asthma.
Volatile Organic Compounds (VOC) are also known as Reactive Organic Gas (ROG). This class of pollutants has no state or federal ambient air quality standards and are not classified as criteria pollutants; however, they are regulated because they are responsible for contributing to the formation of ozone; therefore, it is considered a precursor to ozone. They also contribute to higher PM10 levels because they transform into organic aerosols when released into the atmosphere. Breathing VOCs can irritate the eyes, nose and throat, can cause difficulty breathing and nausea, and can damage the central nervous system as well as other organs. VOCs pose a health threat when people are exposed to high concentrations. Benzene, for example, is a hydrogen component of VOC emissions known to be a carcinogen. In terms of health effects, breathing VOCs can irritate the eyes, nose and throat, can cause difficulty breathing and nausea, and can damage the central nervous system as well as other organs.
Some VOCs can cause cancer.
Lead (Pb) occurs in the atmosphere as particulate matter resulting from the manufacturing of batteries, paint, ink, and ammunition. Exposure to lead can result in anemia, kidney disease, gastrointestinal Indian Wells General Plan Update PDEIR
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dysfunction, and neuromuscular and neurological disorders. Babies in utero, infants, and children are especially susceptible to health risks associated with exposure to lead by impacting the central nervous system and causing learning disorders. The SSAB is in attainment for lead. In terms of health effects, fetuses, infants, and children are more sensitive than others to the adverse effects of Pb exposure.
Exposure to low levels of Pb can adversely affect the development and function of the central nervous system, leading to learning disorders, distractibility, inability to follow simple commands, and lower intelligence quotient. In adults, increased Pb levels are associated with increased blood pressure. Pb poisoning can cause anemia, lethargy, seizures, and death; although it appears that there are no direct effects of Pb on the respiratory system. Pb can be stored in the bone from early age environmental exposure, and elevated blood Pb levels can occur due to breakdown of bone tissue during pregnancy, hyperthyroidism (increased secretion of hormones from the thyroid gland) and osteoporosis (breakdown of bony tissue). Fetuses and breast-fed babies can be exposed to higher levels of Pb because of previous environmental Pb exposure of their mothers.
The criteria air pollutants that are most relevant to current air quality planning and regulation in the Salton Sea Air Basin (SSAB) include ozone (O3), carbon monoxide (CO), nitrogen dioxide (NO2), respirable particulate matter (PM1o), fine particulate matter (PM2.5), sulfur dioxide (SO2), and lead (Pb). The State and AAQS and their attainment status in the SSAB for each of the criteria pollutants are summarized in Table 4.2-1, Ambient Air Quality Standards and Attainment Status. Under federal and State standards, the SSAB is currently designated as nonattainment for O3 and PM1o.
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Table 4.3-1 Ambient Air Quality Standards and Attainment Status Pollutant
Averaging
Period
California
Federal
Standards
Attainment
Status
Standards
Attainment
Status
Ozone (O3)
1 -hour
0.09 ppm (180 µg/m3)
Nonattainment
-
Nonattainment
8 -hour
0.070 ppm (137 µg/m3)
0.070 ppm (137 µg/m3)
Nitrogen
Dioxide (NO2)
Annual
Arithmetic
mean
0.03 ppm (57 µg/m3)
Attainment
0.053 ppm (100 µg/m3)
Unclassified/
Attainment
1 -hour
0.18 ppm (339 µg/m3)
0.100 ppm (188 µg/m3)
Carbon
Monoxide
(CO)
8 hours
9.0 ppm (10 mg/m3)
Attainment
9 ppm (10 mg/m3)
Unclassified/
Attainment
1 hour
20 ppm (23 mg/m3)
35 ppm (40 mg/m3)
Sulfur Dioxide
(SO2)
1 hour
0.25 ppm
Attainment
0.075 ppm
Attainment
24 hour
0.04 ppm
-
Lead (Pb)
30 -day average
1.5 µg/m3
Attainment
-
Unclassified/
Attainment
Rolling 3 -month
average
3 0.15 µg/m
Respirable
Particulate
Matter
(PM10)
24 hour
50 µg/m3
Nonattainment
150 µg/m3
Nonattainment
Annual
arithmetic mean
20 µg/m3
-
Fine
Particulate
Matter
(PM2.5)
24 hour
-
Attainment
35 µg/m3
Unclassified/
Attainment
Annual
arithmetic mean
12 µg/m3
12 µg/m3
Scr irce: Califomia Air Resources Board website at hops://wA2.arb.ca.gov/rx_ nines/califomia-antNent-air-guality-standards (accessed Septent er 2024) and CARB, "Area Designations Maps/State and National," http://wwvv.arb.ca.gov/desig/adm'admhtm Note: ppm = parts per pillion.
Criteria Air Pollutant Designations
Air quality in the SSAB exceeds State and federal standards for fugitive dust (PM10) and ozone (O3), as summarized below:
PM10
The Coachella Valley is currently designated as a serious nonattainment area for PM10. In the Coachella Valley, the man-made sources of PMioare attributed to direct emissions, industrial facilities, and fugitive dust resulting from natural erosion, unpaved roads and construction operations. High -wind events contribute to suspended Mho. The CAA requires those states with nonattainment areas to prepare and submit the corresponding State Implementation Plans (SIPs) to demonstrate how these areas will attain the NAAQS. The Final 2003 Coachella Valley PMio State Implementation Plan (CVSIP) was approved by the U.S. EPA on December 14, 2005. It incorporated updated planning assumptions, fugitive dust source emissions estimates, mobile source emissions estimates, and attainment modeling with control Indian Wells General Plan Update PDEIR
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