Palm Desert City Council
May 28, 2026

City of Palm Desert Staff Report
Meeting Date: May 28, 2026
Prepared By: Amber C. Molina, Senior Human Resources Analyst Department: Human Resources
Subject: Public Hearing on City Vacancies, Recruitment and Retention Efforts as Required by Assembly Bill 2561
Recommendation
Hold a public hearing and receive and file the report on City Vacancies, Recruitment and Retention Efforts as required by Assembly Bill 2561.

Background
California State Assembly Bill 2561 (AB 2561) was approved in 2024 and added §3502.3 to the Government Code. The law requires public agencies to present the status of their vacancies in a public hearing before their governing board at least once per fiscal year. The presentation must be made prior to the adoption of a final budget.

Analysis
This report is presented to comply with Assembly Bill 2561 (AB 2561). AB 2561 requires public agencies to present the status of their vacancies in a public hearing before their governing body at least once per fiscal year, must be made prior to the adoption of a final budget for the fiscal year, and must address the recruitment and retention efforts currently employed by the public agency. During this presentation, the public agency must also identify any changes to policies, procedures, or recruitment activities that affect the entity’s efforts to reduce vacancies.

Additionally, if the number of vacancies exceeds 20% of the total number of authorized fulltime positions in a particular bargaining unit, upon request of the employee organization, the public agency shall include specified information during the public hearing. Currently, there are five (5) vacancies in the recognized employee association, Palm Desert Employees Organization (PDEO), which equates to approximately 4%. Since PDEO’s vacancy rate does not exceed the 20% threshold, additional reporting is not required.

Current Recruitment and Retention Effort
As part of AB 2561, the City must also identify any changes to policies, procedures, or recruitment activities that impact the City’s efforts to reduce its vacancies. While the City has historically experienced success in its recruitment efforts, certain specialized positions, such as Advanced Planners and Engineers, remain more challenging to fill. To address these challenges and continue attracting high-quality candidates, the Human Resources Office has implemented several enhanced strategies:
 Recruitment Initiatives
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o Enhanced Marketing and Outreach Strategies
 Targeted advertising across industry platforms
 Strategic use of social media channels
 Establishment of an internship program to build talent pipelines  Participation in government and public sector conferences and events to highlight the City and gather interest in employment
o Dedicated Recruitment Oversight
 A focused staff member manages the recruitment process to ensure timely communication and promote the City’s workplace culture
o Streamlined Hiring Process
 Job Announcements with a clear timeline
 Candidate-friendly hiring and orientation process
 Retention Strategies
o Professional Development Programs
 Internal programs designed to foster employee growth and advancement o Employee Recognition Programs
 Initiatives to regularly acknowledge employee contributions o Competitive Compensation and Benefits
 Ongoing evaluations to maintain competitive salaries and benefits o Structure new hire orientation to assist in the successful integration o Flexible Schedule
o Positive and Productive Workplace Culture
These efforts are continuously evaluated, with adjustments based on employee and applicant feedback.

Next Steps
At this time, the City has not identified any changes to existing policies or procedures that negatively impact our hiring or retention efforts. However, we remain committed to evaluating and adjusting our strategies to meet the evolving needs of the City’s priorities and goals, as well as its customers.

Financial Impact
There is no fiscal impact to the General Fund with this action.

Attachments

1. Exhibit A: Assembly Bill 2561
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Conflict of Interest Awareness Checklist
Note: This checklist is informational only and does not constitute a legal determination. Each Councilmember remains responsible for identifying, disclosing, and evaluating any disqualifying interests under the Political Reform Act and applicable FPPC regulations.

1. Site-Specific Property Interest
Does this item involve a project site or other identifiable real property? ☐ Yes
☒ No
If yes, identify the project site:

Councilmembers should consider whether they own, lease, or hold interests in real property within 1,000 feet of the project site. (Gov. Code § 87103(b); FPPC Reg. 18702.2).

2. SB 1439 / Gov. Code § 84308 Applicability (Campaign Contributions) Does this item involve a license, permit, other entitlement for use, or a contract or franchise agreement that is not competitively bid, a labor agreement, or a personal employment contract?
☐ Yes
☒ No
If yes, identify the applicant(s), appellant(s), party, or participant(s):

Councilmembers should review campaign contributions received within the prior 12 months from parties or participants to the proceeding and must not accept contributions over $500 from those parties for 12 months following the final decision. (Gov. Code § 84308). 261
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Assembly Bill No. 2561
CHAPTER 409
An act to add Section 3502.3 to the Government Code, relating to public employment.
[Approved by Governor September 22, 2024. Filed with
Secretary of State September 22, 2024.]
legislative counsel’s digest
AB 2561, McKinnor. Local public employees: vacant positions.

Existing law, the Meyers-Milias-Brown Act (act), authorizes local public employees, as defined, to form, join, and participate in the activities of employee organizations of their own choosing for the purpose of representation on matters of labor relations. The act requires the governing body of a public agency to meet and confer in good faith regarding wages, hours, and other terms and conditions of employment with representatives of recognized employee organizations and to consider fully presentations that are made by the employee organization on behalf of its members before arriving at a determination of policy or course of action.

This bill would, as specified, require a public agency to present the status of vacancies and recruitment and retention efforts at a public hearing at least once per fiscal year, and would entitle the recognized employee organization to present at the hearing. If the number of job vacancies within a single bargaining unit meets or exceeds 20% of the total number of authorized full-time positions, the bill would require the public agency, upon request of the recognized employee organization, to include specified information during the public hearing. By imposing new duties on local public agencies, the bill would impose a state-mandated local program. The bill would also include related legislative findings.

The California Constitution requires local agencies, for the purpose of ensuring public access to the meetings of public bodies and the writings of public officials and agencies, to comply with a statutory enactment that amends or enacts laws relating to public records or open meetings and contains findings demonstrating that the enactment furthers the constitutional requirements relating to this purpose.

This bill would make legislative findings to that effect.

The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement.

This bill would provide that no reimbursement shall be made pursuant to these statutory provisions for costs mandated by the state pursuant to this act, but would recognize that a local agency or school district may pursue any available remedies to seek reimbursement for these costs.

92 STATE OF CALIFORNIA

AUTHENTICATED

ELECTRONIC LEGAL MATERIAL
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The people of the State of California do enact as follows:

SECTION 1. The Legislature finds and declares as follows:
(a)  Job vacancies in local government are a widespread and significant problem for the public sector affecting occupations across wage levels and educational requirements.
(b)  High job vacancies impact public service delivery and the workers who are forced to handle heavier workloads, with understaffing leading to burnout and increased turnover that further exacerbate staffing challenges. (c)  There is a statewide interest in ensuring that public agency operations are appropriately staffed and that high vacancy rates do not undermine public employee labor relations.

SEC. 2. Section 3502.3 is added to the Government Code, to read:
3502.3. (a)  (1)  A public agency shall present the status of vacancies and recruitment and retention efforts during a public hearing before the governing board at least once per fiscal year.
(2)  If the governing board will be adopting an annual or multiyear budget during the fiscal year, the presentation shall be made prior to the adoption of the final budget.
(3)  During the hearing, the public agency shall identify any necessary changes to policies, procedures, and recruitment activities that may lead to obstacles in the hiring process.
(b)  The recognized employee organization for a bargaining unit shall be entitled to make a presentation at the public hearing at which the public agency presents the status of vacancies and recruitment and retention efforts for positions within that bargaining unit.
(c)  If the number of job vacancies within a single bargaining unit meets or exceeds 20 percent of the total number of authorized full-time positions, the public agency shall, upon request of the recognized employee organization, include all of the following information during the public hearing:
(1)  The total number of job vacancies within the bargaining unit. (2)  The total number of applicants for vacant positions within the bargaining unit.
(3)  The average number of days to complete the hiring process from when a position is posted.
(4)  Opportunities to improve compensation and other working conditions. (d)  This section shall not prevent the governing board from holding additional public hearings about vacancies.
(e)  The provisions of this section are severable. If any provision of this section or its application is held invalid, the invalidity shall not affect other provisions or applications that can be given effect without the invalid provision or application.
(f)  For purposes of this section, “recognized employee organization” has the same meaning as defined in subdivision (a) of Section 3501.

SEC. 3. The Legislature finds and declares that Section 2 of this act, which adds Section 3502.3 to the Government Code, furthers, within the 92 Ch. 409 — 2 —
264
meaning of paragraph (7) of subdivision (b) of Section 3 of Article I of the California Constitution, the purposes of that constitutional section as it relates to the right of public access to the meetings of local public bodies or the writings of local public officials and local agencies. Pursuant to paragraph (7) of subdivision (b) of Section 3 of Article I of the California Constitution, the Legislature makes the following findings:

It is in the public interest, and it furthers the purposes of paragraph (7) of subdivision (b) of Section (3) of Article I of the California Constitution, to ensure that information concerning public agency employment is available to the public.

SEC. 4. No reimbursement shall be made pursuant to Part 7 (commencing with Section 17500) of Division 4 of Title 2 of the Government Code for costs mandated by the state pursuant to this act. It is recognized, however, that a local agency or school district may pursue any remedies to obtain reimbursement available to it under Part 7 (commencing with Section 17500) and any other law.

O
92 — 3 — Ch. 409
265
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City of Palm Desert Staff Report
Meeting Date: May 28, 2026
Prepared By: Rosie Lua, Director of Development Services Carlos Flores, AICP, Deputy Director of Development Services Department: Development Services
Subject: Appeal of Planning Commission Decision Approving an Addendum to Mitigated Negative Declaration, Finding the Project Exempt from CEQA Under Guidelines Section 15183, and Approving a Precise Plan and Tentative Tract Map 39307, Portola Springs Project
Recommendation
Hold a public hearing and adopt a Resolution entitled “A Resolution of the City Council of the City of Palm Desert, California, Denying an Appeal and Confirming the Decision of the Planning Commission of the City of Palm Desert, California, Approving a Precise Plan and Tentative Tract Map 39307 for the Development of a 156 Single-Family Residential Lots Located at the Southwest Corner of Frank Sinatra Drive and Portola Avenue and Approving an Addendum to the Previously Approved Initial Study and Mitigated Negative Declaration Pursuant to the California Environmental Quality Act (CEQA) and Finding the Project Exempt from CEQA Pursuant to State CEQA Guidelines Section 15183.” Executive Summary
The City Council of the City of Palm Desert is holding a public hearing to consider an appeal related to the California Environmental Quality Act (CEQA) determination of a decision by the Palm Desert Planning Commission approving an addendum to the Initial Study/Mitigated Negative Declaration (MND) and a Section 15183 CEQA exemption, for a proposed residential development known as Portola Springs (Project). The Project proposes the subdivision of 156 single-family residential lots on approximately 18 acres, with a density of approximately 9.2 dwelling units per acre, consistent with the City’s allowable density range of 7 to 22 dwelling units per acre within the PR-22 zone and the General Plan. The Project site is located at the southwest corner of Frank Sinatra Drive and Portola Avenue on Assessor’s Parcel Numbers 620-400-030 & 620-400-031.

On February 17, 2026, at a duly noticed public hearing, the Planning Commission approved the Project, approved the associated addendum MND, and found the Project exempt from CEQA pursuant to State CEQA guidelines Section 15183.

On February 27, 2026, an appeal of the Planning Commission’s decision was filed by Supporters Alliance for Environmental Responsibility (SAFER), asserting the following CEQA challenge related to the addendum prepared for the Project and asserting the Project does not qualify for CEQA Guidelines Section 15183. SAFER requests the City Council grant the appeal and direct staff to conduct an Initial Study for the project and thereafter prepare a projectspecific Environmental Impact Report or Negative Declaration prior to further consideration of the Project.
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This item was originally placed on the agenda for a public hearing on April 9, 2026. The item was continued to give more time to review and respond to comment letters from SAFER that were provided on April 8 and April 9, 2026. The May 28, 2026, public hearing date was agreed upon by the appellant and project applicant to consider the appeal before the City Council.

This report provides a summary of the Project, the Planning Commission’s actions, and the procedural history leading to the public hearing before the City Council.

Table 1 – Project Timeline
Date Action
December 6, 2022 Planning Commission approval of a Precise Plan, Conditional Use Permit, and Environmental Assessment (PP/CUP/EA) 22-0006 to develop 394-unit apartments. The approval of the MND analyzed the project site with up to 402 multifamily residential units, and the adoption of mitigation measures
December 21, 2022 Appeal to City Council on a CEQA challenge of the MND approval, State Clearinghouse No. 2022120165, along with the associated project entitlements (PP/CUP/EA22-0006), stating that the project required an Environmental Impact Report (EIR)
January 26, 2023 City Council denied the appeal and approved the entitlements PP/CUP/EA22-0006 with the associated MND
July 22, 2023 CEQA MND statute of limitations 180 days from January 26, 2023, expires (CEQA challenge period)
March 10, 2025 Precise Plan 25-0006, Tentative Tract Map 39307, Application for an addendum to the MND received for Portola Springs for 156 singlefamily homes September 10, 2025 1st Community Meeting
November 10, 2025 Addendum to the MND submitted to the City for review January 14, 2026 2
nd Community Meeting
February 2, 2026 Developer mails to a 1,000-foot radius, revisions to the project related to pad elevations prior to the Commission Hearing February 17, 2026 Letter from Blue Fern West, LLC (Applicant) requesting staff consider the eligibility for CEQA streamlining under Section 15183 February 17, 2026 Planning Commission holds public hearing for PP25-0006, Tentative Tract Map 39307, and addendum to MND, resulting in no further impacts identified from the previously approved MND and General Plan consistency exemption pursuant to CEQA Guidelines Section 15183, approving the project
February 27, 2026 Appeal is received by SAFER, stating a CEQA challenge (detailed above)
March 23, 2026 Response Letter from Applicant related to the Appeal claims April 8, 2026 Comment letter from SAFER is received
April 9, 2026 Comment letter from SAFER is received
April 9, 2026 - Response Letter from Applicant related to the Appeal Claims - City Council continues the appeal hearing to a date uncertain May 28, 2026 City Council Appeal Hearing Meeting Date
Key CEQA Determinations:
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 The City Council previously adopted an MND, supporting technical studies, and agency comments, for a project analyzing impacts with up to 402 multifamily units on January 26, 2023, following an appeal and a CEQA challenge asserting that an EIR was required. The City Council denied the claim and upheld the approval of the project. The statute of limitations for filing a legal challenge under CEQA expired 180 days later, in July 2023.
 The current Project is consistent with the City of Palm Desert 2016 General Plan of Town Center Neighborhood designation, which allows for 7- to 40-units per acre, in which the project is proposing approximately 9.2 units per acre, which was evaluated in the City’s certified EIR.
 Pursuant to CEQA Guidelines Section 15183, the Project does not result in any impacts peculiar to the Project site, any new significant environmental impacts, or substantial increases in the severity of impacts previously analyzed.  An Addendum to the prior CEQA document has been prepared pursuant to CEQA Guidelines Section 15164 to evaluate the Project and confirms that the prior environmental analysis remains adequate.
 The Addendum concludes that:
o The Project would not result in new significant environmental impacts not previously identified.
o The Project would not substantially increase the severity of previously identified impacts.
o No substantial changes have occurred in the project or surrounding circumstances that would require major revisions to the prior environmental document.
o No new information of substantial importance has become available indicating the project would result in new or substantially more severe impacts.

Background
On December 6, 2022, Hayes Dietrick, LLC received approval by the Palm Desert Planning Commission by Resolution No. 2826 for Precise Plan/Conditional Use Permit/Environmental Assessment (PP/CUP/EA) 22-0006 to develop a 394-unit apartment project known as the Frank Sinatra and Portola Multifamily Development (Apartment Project), consisting of a clubhouse, fitness center, swimming pools, 816 parking spaces, and open space, located at the southwest corner of Frank Sinatra Drive and Portola Avenue on Assessor’s Parcel Numbers 620-400-030 & 620-400-031. The project included the adoption of an MND and Mitigation Monitoring and Reporting Program (MMRP), SCH No. 2022120165. Following approval, the project received an appeal of the Planning Commission's decision as a CEQA challenge.

On January 26, 2023, the City Council held a duly noticed public hearing to consider the appellants’ arguments challenging the adequacy of the environmental review prepared under the CEQA for the Apartment Project. The appellants argued that the MND prepared for the Project violated CEQA and that an EIR should have instead been prepared because, according to the appellants, substantial evidence supported a fair argument that the Apartment Project would result in potentially significant and unmitigated impacts in several areas.

Pursuant to Palm Desert Municipal Code (PDMC) Section 25.60.080(B), all appeals must specifically state the basis or grounds of the appeal. The appellants failed to present 269

substantial evidence to support their claim that an EIR was required because the Project would result in potentially significant unmitigated impacts. CEQA Guidelines Section 15384(a)-(b) defines substantial evidence as including “facts, reasonable assumptions predicated upon facts, and expert opinion supported by facts.” The CEQA Guidelines further clarify that argument, speculation, unsubstantiated opinion or narrative, evidence that is clearly erroneous or inaccurate, or evidence of social or economic impacts that do not contribute to or are not caused by physical impacts on the environment do not constitute substantial evidence.

An Initial Study is a preliminary environmental analysis prepared to determine whether a project may have a significant effect on the environment and whether an EIR or Negative Declaration must be prepared pursuant to CEQA. The purpose of the Initial Study is to evaluate potential environmental impacts and determine whether those impacts would be significant.

Following consideration of the appeal, the City Council denied the appeal on January 26, 2023, and upheld the Planning Commission’s approval of the MND State Clearinghouse No. 2022120165, along with the associated project entitlements (PP/CUP/EA22-0006). The environmental document evaluated the development of the project site with up to 402 multifamily residential units and concluded that, with the implementation of identified mitigation measures, the project would not result in any significant environmental impacts.

The City, acting as the Lead Agency under CEQA, determined that the MND provided a complete and adequate analysis of the site’s environmental conditions. The MND and the associated Mitigation Monitoring and Reporting Program were prepared in accordance with CEQA, the State CEQA Guidelines, and the City’s local CEQA procedures. All potential environmental impacts were determined to be either less than significant or mitigated to a lessthan-significant level.

Under CEQA, the statute of limitations for challenging a project approval is 180 days from the date of the public agency’s approval of the project. Because the City Council approved the Project on January 26, 2023, the 180-day CEQA statute of limitations to challenge this adoption has expired.

The previously entitled multiunit apartment development was never constructed, and the entitlements have since expired. As a result, a new entitlement application was submitted by a separate entity.

Analysis
Portola Springs 156 Single-Family Residential Lots
On March 10, 2025, the Applicant applied for entitlements for a Precise Plan (PP25-0006) establishing the overall site framework, including lot layout, minimum lot sizes, setbacks, pad elevations, and overall site organization. Architectural plans and formal landscape plans were not included in the application. In addition, the application included entitlements for the subdivision of the 156 single-family lots under Tentative Tract Map TTM25-0005 (TTM 39307).

Addendum to MND
The Environmental Assessment Application included an Addendum to the adopted MND (State Clearinghouse No. 2022120165), which is appropriate when project modifications do not 270

create new significant environmental effects or substantially increase the severity of previously identified impacts. The Addendum relied on the analysis contained in the previously adopted CEQA document, as well as updated technical information where appropriate. The Addendum evaluates the change from the previously approved multifamily development to the proposed 156-lot single-family residential subdivision and concludes that the modified project remains within the scope of the original environmental analysis. Pursuant to CEQA Guidelines Section 15164, the Applicant prepared this Addendum to the previously adopted CEQA document to address minor project modifications and confirm that the prior environmental analysis remains adequate.

The Project’s transportation impacts were evaluated in a Site Access and Vehicle Miles Traveled (VMT) Technical Memorandum prepared by Dudek and updated in the Addendum dated November 10, 2025. The memorandum analyzes site access, including driveway operations along Portola Avenue and Frank Sinatra Drive, and evaluates the Project’s VMT, including the analysis for the transportation study conducted for Catavina, an approved entitlement for 546 single family development at the vacant site adjacent to the Project, consistent with the requirements of the California Environmental Quality Act.

The analysis was conducted in accordance with the City’s adopted VMT thresholds and is consistent with the Riverside County Transportation Impact Guidelines and the City of Palm Desert Traffic Impact Analysis Guidelines. While the City also requires Level of Service (LOS) analysis for General Plan consistency, VMT is the applicable metric for determining transportation impacts under CEQA.

The Dudek memorandum concludes that the Project would result in less-than-significant transportation impacts under CEQA and that adequate and safe site access can be provided.

The proposed 156 single-family residential lots represent a reduction in intensity compared to the previously analyzed 402-unit multi-family project, and as such, transportation impacts would be similar or reduced relative to those previously evaluated. Recommendations identified in the technical memorandum have been incorporated into the Project design and are included as conditions of approval to ensure compliance with applicable circulation standards and continued consistency with CEQA requirements.

Accordingly, the analysis supports the conclusion in the Addendum that the Project would not result in new or more severe transportation impacts beyond those previously analyzed, and no further environmental review is required pursuant to CEQA Guidelines Section 15162. The Addendum therefore determined that the changes from the previously analyzed project did not trigger the need for preparation of a Subsequent or Supplemental MND under CEQA Guidelines Section 15162.

Specifically, the Addendum concludes:

1. No Evidence of Substantial Changes to the Project
The proposed project differs from the previously approved 402 multifamily unit development in land use configuration and density. However:
 The revised project represents a reduction in overall residential density and intensity  Impact areas such as traffic, air quality, noise, utilities, and public services are equal to or less than those analyzed in the adopted MND
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 The project does not introduce new impact types that were not previously evaluated Conclusion: The project does not result in significant new impacts or substantially more severe impacts.

2. No Substantial Changes in Circumstances
There have been no substantial changes in the surrounding physical conditions that would result in:
 New significant environmental effects, or
 A substantial increase in the severity of previously identified impacts Conclusion: No changed circumstances trigger additional environmental review.

3. New Information of Substantial Importance
No new information has been identified that shows:
 Previously undisclosed significant impacts
 A substantial increase in impact severity
 Previously infeasible mitigation measures now feasible  Feasible alternatives or mitigation measures that were not adopted All mitigation measures from the original MND remain applicable and enforceable and will be applied to the proposed project as appropriate.

Conclusion: No new information triggers the need for a subsequent or supplemental document.

Based on the analysis contained in the Addendum and the prior environmental document, staff found that the proposed project was adequately covered by the prior CEQA analysis.

Preparation of a Subsequent or Supplemental EIR was therefore not required, and an Addendum was the appropriate level of CEQA review pursuant to CEQA Guidelines Section 15164.

CEQA Guidelines Section 15183
The Project has been reviewed for consistency with the land use, zoning, and density designations established by the City’s 2016 General Plan Update, which was evaluated in a certified EIR. CEQA Guidelines Section 15183 provides that projects consistent with an adopted General Plan EIR are eligible for CEQA streamlining when the project would not result in new significant impacts or a substantial increase in the severity of previously identified impacts.

The Applicant submitted a letter dated February 17, 2026, demonstrating the Project’s eligibility for CEQA streamlining under Section 15183. The letter confirms that the Project is consistent with the City’s Town Center Neighborhood General Plan designation (allowing 7–40 units per acre) and the Planned Residential (PR-22) zoning (allowing 7–22 dwelling units per acre). The proposed Project density of approximately 9.2 dwelling units per acre is within the allowable range under both the General Plan and zoning, and all applicable land use and development standards have been met.
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Based on the Addendum to the previously adopted MND and the Dudek technical memorandum analyzing site access and VMT, the Project does not result in any new or peculiar environmental impacts beyond those previously analyzed in the 2016 General Plan EIR. No substantial increase in the severity of previously identified impacts has been identified.

Staff concluded that the previously adopted MND, together with the Addendum and supporting technical studies, constitutes substantial evidence supporting CEQA streamlining under Section 15183.

Therefore, the Project qualified for CEQA streamlining pursuant to Section 15183. The City may rely on the existing environmental record, including the certified General Plan EIR, to support approval of the Project.

Planning Commission Approval
On February 17, 2026, Applicant received approval from the City of Palm Desert Planning Commission (“Commission”) by a 5-0 vote for a Precise Plan by Resolution No. 2314, Tentative Tract Map 39307 by Resolution No. 2315, addendum to the MND, and found the Project also qualified for an exemption under 15183 CEQA Guidelines to construct 156 singlefamily residential lots on approximately 18 acres, including onsite circulation, infrastructure, stormwater facilities, and open space areas for the Project.

The February 17, 2026, Planning Commission agenda packet, including minutes and supplemental documents, provided for the record, is available on the City’s website and attached to this report.

Appeal
On February 27, 2026, the City of Palm Desert’s Development Services Department received an appeal application and associated fee from Supporters Alliance for Environmental Responsibility (“SAFER” or “Appellant”) appealing the Commission’s decision. The appeal application did not provide technical comments or analysis for review. The reasons stated for the appeal are as follows:
 The addendum prepared for the Project is improper under CEQA because the Project is allegedly not within the scope of the MND, and, according to the appellant, new information has become available since the adoption of the MND, indicating the potential for new significant environmental impacts and/or the availability of additional mitigation measures.
 The appeal further contends that the MND fails to adequately evaluate the Project’s cumulative environmental impacts in combination with the recently approved Catavina Residential Project.
 In addition, the appeal asserts that the Project does not qualify for streamlined environmental review pursuant to CEQA Guidelines Section 15183, because the Project allegedly has peculiar impacts, including cumulative impacts, that are not mitigated by uniformly applied development policies or standards.

For the reasons stated in the appeal application, SAFER requests that the City Council grant the appeal and direct staff to prepare an Initial Study for the Project, followed by a projectspecific EIR or negative declaration before any further consideration or approval of the Project. 273

In addition to the appeal applications, SAFER submitted supplemental comment letters on April 8, 2026 and April 9, 2026 addressing some new concerns. A response to these letters has been provided by the applicant and by the City and are attached. The letter responds to, and asserts the City’s position on, the claims regarding CEQA Guidelines 15183, Cumulative Impacts, Biological impacts, and piecemealing.

Appeal Determination
Pursuant to PDMC Section 25.60.080(B), “all appeals shall be submitted in writing, identifying the determination or action being appealed and specifically stating the basis or grounds of the appeal.” The Appellant has not provided specific grounds for the appeal nor substantial evidence demonstrating that the Project would result in significant environmental impacts beyond those already evaluated.

Based on the administrative record, staff concludes that the appeal does not present substantial evidence supporting these claims. The Project represents a reduction in density and intensity compared to the previously approved and environmentally analyzed 402-unit multifamily development. The Addendum prepared pursuant to CEQA Guidelines Section 15164 appropriately evaluates the modified Project and demonstrates that it would not result in significant new environmental impacts or a substantial increase in the severity of previously identified impacts. More specifically, addressing the Appellants' claims is as follows:

1. Claim: The Addendum is improper because the Project is not within the scope of the previously adopted MND and new information indicates potential new significant impacts or mitigation measures.

This claim is entirely unsupported. The appellant has submitted no factual data, technical studies, or expert analysis; mere assertions do not constitute substantial evidence under CEQA. The Addendum was properly prepared pursuant to CEQA Guidelines Section 15164, which allows for an addendum when only minor technical changes or modifications to a project are necessary and no new significant environmental impacts would occur.

The currently proposed Project represents a reduction in development intensity from the previously approved 402-unit multifamily development to 156 single-family residences. As demonstrated in the Addendum and supporting technical studies, including updated analysis of transportation, air quality, noise, utilities, and public services, all impacts would be similar to or less than those previously analyzed in the adopted MND.

Pursuant to CEQA Guidelines Section 15162, none of the conditions requiring preparation of a subsequent or supplemental environmental document are present:
 The Project does not involve substantial changes resulting in new or more severe impacts;
 There are no substantial changes in circumstances affecting the Project site;  No new information of substantial importance has been identified that would result in new or more severe impacts or require new mitigation measures.

The Addendum confirms that the prior environmental analysis remains adequate, and all previously adopted mitigation measures continue to apply, as appropriate. Therefore, preparation of an Addendum is appropriate and fully compliant with CEQA. 274

2. Claim: The MND fails to adequately evaluate cumulative impacts, including in combination with the Catavina Residential Project.

This claim is not supported by substantial evidence. The previously adopted MND included a comprehensive cumulative impact analysis consistent with CEQA requirements, evaluating the Project in combination with related past, present, and reasonably foreseeable future projects in the area.

The Addendum further considers cumulative conditions and incorporates updated technical analysis, including the Dudek Vehicle Miles Traveled (VMT) and site access memorandum, which evaluates the Project alongside nearby approved developments, including the Catavina Residential Project.

The analysis demonstrates that the proposed Project, due to its reduced density compared to the previously analyzed multifamily development, would result in equal or reduced contributions to cumulative impacts. Transportation impacts, evaluated under current CEQA requirements using VMT, remain less than significant, including the conditions of approval provided for the Project. Other impact areas, including air quality, noise, and public services, similarly remain within the scope of the prior analysis and do not result in cumulatively considerable contributions.

Accordingly, cumulative impacts have been adequately evaluated, and no new or substantially more severe cumulative impacts have been identified.

3. Claim: The Project does not qualify for CEQA streamlining under Section 15183 due to alleged peculiar impacts not addressed by uniformly applied policies or standards.

This claim is not supported by substantial evidence. CEQA Guidelines Section 15183 applies to projects that are consistent with the development density and policies established by a General Plan for which an Environmental Impact Report has been certified.

The Project is consistent with the City of Palm Desert General Plan Town Center Neighborhood land use designation and PR-22 zoning district, with a proposed density of approximately 9.2 dwelling units per acre, which is well within the allowable range. The General Plan EIR evaluated development at equal or greater intensities on the Project site.

The Addendum and supporting technical studies confirm that the Project would not result in any peculiar environmental impacts specific to the site that were not previously analyzed. All identified impacts are addressed through compliance with existing regulatory requirements, standard conditions of approval, and previously adopted mitigation measures.

The appellant has not identified any specific impact that is both peculiar to the Project and not adequately addressed by existing plans, policies, or mitigation measures. Additionally, no substantial increase in the severity of previously identified impacts has been demonstrated.

Therefore, the Project qualifies for CEQA streamlining under Section 15183, and reliance on the prior environmental analysis is appropriate.
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The April 8 and April 9 letters from SAFER reiterated concerns about the applicability of the Section 15183 exemption and not addressing cumulative impacts. Both of these claims are addressed above and in attached letters. Additionally, the April 8 letter from SAFER requested that Council continue the April 9, 2026 public hearing, which did occur, and that the Addendum’s technical appendices have been made available, which were available for the April 9 Council meeting and are also attached to this report.

For the reasons stated above, staff finds that the appeal does not raise substantial evidence supporting the need for additional environmental review. The Planning Commission’s approval of the Addendum and determination of CEQA compliance, including applicability of Section 15183, were appropriate and consistent with CEQA.

Therefore, staff recommends that the City Council deny the appeal and uphold the Planning Commission’s decision.

Procedures
PDMC Section 25.60.080 establishes procedures for appeals of land use decisions and designates the Council as the appeal authority for decisions made by the Commission.

According to PDMC Section 25.60.080 (F), the appeal is “considered a de novo (new) hearing, and acting on the appeal, the Council shall state the basis for its action. The Council, as the appeal authority, may act to confirm, modify, reverse the action of the Commission, the approving authority, in whole or in part, or add or amend such conditions as it deems necessary. The action of the Council is final on the date of the decision and may not be further appealed.” PDMC Section 25.60.080 requires an appeal hearing within 40 days of the date of the appeal filing, unless otherwise agreed by the applicant. The Applicant and Appellant agreed to the April 9, 2026, City Council public hearing for the appeal. Following the City Council’s action, staff will file the Notice of Exemption (NOE) and/or Notice of Determination (NOD), as applicable, within five (5) working days in accordance with CEQA requirements.

Legal Review:

This report has been reviewed by the City Attorney’s Office.

Public Notification:

Community Engagement
The Applicant met all of the requirements outlined in PDMC 25.60.160 Community Engagement. This included conducting two (2) publicly noticed community engagement meetings on September 10, 2025, and November 10, 2025, with a City staff representative in attendance. The Applicant responded to questions about two-story homes, development timeline, traffic and circulation, and dust control. The meetings had approximately 33 attendees. In addition, the Applicant sent a mailer within a 1,000-foot radius to provide updates on pad elevation changes on February 2, 2026.

On February 17, 2026, the Planning Commission held a duly noticed public hearing on the continued item from the February 3, 2026, Planning Commission meeting, continued to a date certain in accordance with the Palm Desert Municipal Code. At the public hearing, after hearing and considering all testimony and arguments from interested persons desiring to be 276

heard, the Planning Commission found that the facts and reasons set forth in the staff report and supplemental information supported approval of the request.

Public notice was conducted for the April 9, 2026, City Council meeting. A Public Hearing notice was published in the Desert Sun newspaper on March 27, 2026, and mailed to all property owners within 1,000 feet of the Project site. The City Council then continued that public hearing to a date uncertain.

Public notice was conducted for this May 28, 2026, City Council meeting. A Public Hearing notice was published in the Desert Sun newspaper on May 15, 2026, and mailed to all property owners within 1,000 feet of the Project site.

Financial Impact
There is no direct fiscal impact to the General Fund with this action.

Attachments

1. Draft City Council Resolution

2. Planning Commission Staff Report and attachments February 17, 2026

3. Supplemental Materials Planning Commission February 17, 2026

4. February 17, 2026 Letter from Applicant requesting staff to consider CEQA streamlining

5. February 17, 2026 Comment Letter from SAFER for Planning Commission

6. Minutes from Planning Commission February 17, 2026

7. Appeal Application

8. March 23, 2026 Response letter from Applicant related to Appeal Claims

9. April 9 2026 Public Hearing Notice

10.Appendices to Addendum Portola Springs

11.April 8, 2026 Comment Letter from SAFER for City Council

12.April 9, 2026 Comment Letter from SAFER for City Council

13.April 9, 2026 Response letter from Applicant

14.May 28, 2026 Public Hearing Notice

15.May 20, 2026 City response to SAFER comment letters from April 8 and 9 Conflict of Interest Awareness Checklist
Note: This checklist is informational only and does not constitute a legal determination. Each Councilmember remains responsible for identifying, disclosing, and evaluating any disqualifying interests under the Political Reform Act and applicable FPPC regulations.

1. Site-Specific Property Interest
Does this item involve a project site or other identifiable real property? ☒ Yes
☐ No
If yes, identify the project site: The Project site is located at the southwest corner of Frank Sinatra Drive and Portola Avenue on Assessor’s Parcel Numbers 620-400-030 & 620-400-031
Councilmembers should consider whether they own, lease, or hold interests in real property within 1,000 feet of the project site. (Gov. Code § 87103(b); FPPC Reg. 18702.2). 277

2. SB 1439 / Gov. Code § 84308 Applicability (Campaign Contributions) Does this item involve a license, permit, other entitlement for use, or a contract or franchise agreement that is not competitively bid, a labor agreement, or a personal employment contract?
☒ Yes
☐ No
If yes, identify the applicant(s), appellant(s): Applicant – Blue Fern West, LLC; Appellant - Supporters Alliance for Environmental Responsibility
Councilmembers should review campaign contributions received within the prior 12 months from parties or participants to the proceeding and must not accept contributions over $500 from those parties for 12 months following the final decision. (Gov. Code § 84308). 278
Resolution No. 2026-
A Resolution of the City Council of the City of Palm Desert, California, Denying an Appeal and Confirming the Decision of the Planning Commission of the City of Palm Desert, California, Approving a Precise Plan and Tentative Tract Map 39307 for the Development of a 156 Single-Family Residential Lots Located at the Southwest Corner of Frank Sinatra Drive and Portola Avenue and Approving an Addendum to the Previously Approved Initial Study and Mitigated Negative Declaration Pursuant to the California Environmental Quality Act (CEQA) and Finding the Project Exempt from CEQA Pursuant to State CEQA Guidelines Section 15183
CASE NO. PP/EA 25-0006/TTM 39307
WHEREAS, the City Council of the City of Palm Desert is the decision-making body for appeals of Planning Commission actions pursuant to Palm Desert Municipal Code Section

25.60.080; and
WHEREAS, Blue Fern West, LLC (“Applicant”) submitted applications for Precise Plan No. 25-0006 and Tentative Tract Map No. 39307 to allow development of 156 single-family residential lots on approximately 18 acres located at the southwest corner of Frank Sinatra Drive and Portola Avenue (APNs 620-400-030 and 620-400-031) (“Project”); and WHEREAS, pursuant to section 21067 of the Public Resources Code, and Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), the City of Palm Desert is the lead agency for the proposed Project; and WHEREAS, the Project site was previously evaluated under an Initial Study/Mitigated Negative Declaration (MND), State Clearinghouse No. 2022120165, adopted by the City Council on January 26, 2023, for a higher-density development of up to 402 multifamily residential units and entitlements has since expired; and WHEREAS, the statutory 180-day period to challenge the adequacy of the adopted MND has expired; and
WHEREAS, the Project represents a lower-density modification of the previously analyzed development, replacing multifamily units with single-family residential lots; and WHEREAS, an Addendum to the adopted MND was prepared pursuant to CEQA Guidelines Section 15164 to evaluate the currently proposed Project and determine whether additional environmental review is required; and
WHEREAS, the Addendum, along with supporting technical studies including a Site Access and Vehicle Miles Traveled (VMT) Technical Memorandum prepared by Dudek dated November 10, 2025, demonstrates that the Project would not result in any new significant environmental impacts, nor substantially increase the severity of previously identified impacts; and
279
RESOLUTION NO. 2026-
2 WHEREAS, pursuant to CEQA Guidelines Section 15162, a subsequent or supplemental environmental document is required only where there are substantial changes to the project, substantial changes in circumstances, or new information of substantial importance showing new or more severe significant environmental impacts; and WHEREAS, the City finds that none of the conditions described in CEQA Guidelines Section 15162 are present, and that the previously adopted IS/MND, together with the Addendum, adequately evaluates the environmental impacts of the Project; and WHEREAS, the Project site is located within the Planned Residential (PR)-22 zoning district and designated Town Center Neighborhood by the Palm Desert General Plan, and is consistent with applicable land use, zoning, and density standards; and WHEREAS, the Project has been separately evaluated for consistency with the City’s General Plan and qualifies for CEQA streamlining pursuant to CEQA Guidelines Section 15183, as it is consistent with the development density and standards evaluated in the City’s certified General Plan Environmental Impact Report (SCH#2015081020) and would not result in peculiar impacts; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on February 17, 2026, a continued public hearing from February 3, 2026 and approved the Project by Resolutions Nos. 2913 and 2914 subsequently, including the Addendum to the IS/MND and CEQA determinations; and
WHEREAS, on February 27, 2026, Supporters Alliance for Environmental Responsibility (SAFER) (“Appellant”) filed a timely appeal of the Planning Commission’s decision, asserting that the Addendum is improper, cumulative impacts were not adequately analyzed, and that the Project does not qualify for CEQA streamlining; and WHEREAS, the City Council conducted a duly noticed public hearing on April 9, 2026, this item was considered and continued to a date uncertain; and WHEREAS, the City Council conducted a duly noticed public hearing on May 28, 2026, at which time all interested persons were given the opportunity to be heard and all written and oral testimony was considered; and
WHEREAS, the City Council has independently reviewed and considered the entire administrative record, including the adopted IS/MND, the Addendum, technical studies, staff reports, Planning Commission actions, the appeal, and all public testimony; and WHEREAS, the City Council finds that the Addendum was properly prepared in accordance with CEQA Guidelines Section 15164, that the Project’s environmental impacts (including cumulative impacts) were adequately analyzed, and that the Project would result in impacts equal to or less than those previously analyzed; and WHEREAS, the City Council further finds that the Project qualifies for CEQA streamlining under CEQA Guidelines Section 15183 and would not result in peculiar environmental impacts not previously analyzed or mitigated; and 280
RESOLUTION NO. 2026-
3 WHEREAS, the City Council finds that the Appellant has not provided substantial evidence, as defined by CEQA Guidelines Section 15384, demonstrating that the Project would result in new or more severe significant environmental impacts; and WHEREAS, the Appellant has submitted no factual data, technical studies, or expert analysis, and mere assertions do not constitute substantial evidence under CEQA; and WHEREAS, based on substantial evidence in the record, the City Council finds that the CEQA documentation reflects the independent judgment of the City as lead agency and that there is no substantial evidence supporting a fair argument that the Project may result in significant environmental impacts requiring preparation of an Environmental Impact Report; and
WHEREAS, the City Council finds that the Planning Commission’s approval of the Project was appropriate and consistent with the requirements of CEQA and the Palm Desert Municipal Code.

WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the City Council did find the following facts and reasons, which are outlined in the staff report, exist to justify denial of the appeal and confirmation of the Planning Commission approval.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, California, as follows:

SECTION 1. Recitals. The City Council hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution.

SECTION 2. Compliance with CEQA. The City Council hereby finds that the Addendum to the previously adopted Initial Study/Mitigated Negative Declaration (State Clearinghouse No. 2022120165) was prepared in compliance with the California Environmental Quality Act (CEQA) and CEQA Guidelines Section 15164. The City Council further finds and determines that the Addendum reflects the City’s independent judgment.

SECTION 3. CEQA Findings. The City Council finds that the previously adopted IS/MND, together with the Addendum and supporting technical studies, adequately evaluates the environmental impacts of the Project, including cumulative impacts, and demonstrates that none of the conditions described in State CEQA Guidelines section 15162 calling for the preparation of a Subsequent EIR or Subsequent Negative Declaration have occurred, for the reasons set forth in the Addendum (e.g., the Project will not result in any new significant environmental impacts or a substantial increase in the severity of previously identified impacts).

SECTION 4. CEQA Streamlining (Section 15183). As separate and independent bases, the City Council finds that the Project does not necessitate further CEQA review pursuant to State CEQA Guidelines section 15183. The Project is consistent with the land use designations and development densities established by the General Plan and analyzed in the certified General Plan EIR (SCH#2015081020). Further, the Project would not result in a significant 281
RESOLUTION NO. 2026-
4 impact that is peculiar to the Project or the Project site; or was not identified as a significant effect in the certified General Plan EIR; or was previously identified significant effects which, as a result of substantial new information that was not known at the time that the General Plan EIR was certified, or was determined to have a more severe adverse impact than discussed in the General Plan EIR; and any potential significant impacts associated with the Project are within the scope of impacts analyzed in the General Plan EIR and can be substantially mitigated by the implementation of mitigation measures previously adopted in the General Plan EIR and uniformly applied policies and standards and associated standard practices.

SECTION 5. Rejection of Appeal Arguments. The City Council finds that the Appellant has not provided substantial evidence, as defined by CEQA Guidelines Section 15384, supporting a fair argument that the Project may result in new or more severe significant environmental impacts requiring additional environmental review.

SECTION 6. Approval Upheld. The City Council hereby upholds the Planning Commission’s approval of Precise Plan No. 25-0006 and Tentative Tract Map No. 39307, including the Addendum to the IS/MND, CEQA streamlining pursuant to CEQA Guidelines Section 15183, and all associated findings and conditions of approval.

SECTION 7. Appeal Determination. The City Council confirms the decision by the Planning Commission approving the Project, and following the City Council’s action, the City shall file the appropriate Notice of Determination and Notice of Exemption within five (5) working days in accordance with CEQA.

SECTION 8. The custodian of the documents and other materials, which constitute the record of proceedings, shall be the City Clerk. The location of these items is 73510 Fred Waring Drive, Palm Desert, CA 92260.

SECTION 9. Execution of Resolution. The Mayor signs this Resolution, and the City Clerk shall attest and certify to the passage and adoption thereof.

ADOPTED ON ____________.

EVAN TRUBEE
MAYOR
ATTEST:

ANTHONY J. MEJIA

CITY CLERK
I, Anthony J. Mejia, City Clerk of the City of Palm Desert, hereby certify that Resolution No. 2026-__ is a full, true, and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Desert on______, by the following vote:

AYES:
282
RESOLUTION NO. 2026-
5 NOES:

ABSENT:

ABSTAIN:

RECUSED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Desert, California, on ______________, 2026.

ANTHONY J. MEJIA

CITY CLERK
283
284

CITY OF PALM DESERT

PLANNING COMMISSION

STAFF REPORT
MEETING DATE: February 17, 2026
PREPARED BY: Siji Fernandez, Senior Planner
SUBJECT: CONSIDERATION OF A PRECISE PLAN AND TENTATIVE TRACT MAP TO ALLOW DEVELOPMENT OF 156 SINGLE-FAMILY RESIDENCES AT

THE SOUTHWEST CORNER OF FRANK SINATRA DRIVE AND
PORTOLA AVENUE (CASE NOS. PP25-0006, EA25-0006, AND TTM 25- 0005 (TTM39307))
RECOMMENDATION:

1. Adopt Planning Commission Resolution No. 2913 entitled, “A RESOLUTION OF THE

PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN FOR THE DEVELOPMENT OF A 156 UNIT SINGLE-FAMILY

RESIDENTIAL COMMUNITY LOCATED AT THE SOUTHWEST CORNER OF FRANK

SINATRA DRIVE AND PORTOLA AVENUE AND ADOPTING AN ADDENDUM TO THE

PREVIOUSLY APPROVED INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (CASE NO.

PP/EA 25-0006)”

2. Adopt Planning Commission Resolution No. 2914 entitled, “A RESOLUTION OF THE

PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP FOR A 156 UNIT SINGLE FAMILY RESIDENTIAL

COMMUNITY LOCATED AT THE SOUTHWEST CORNER OF FRANK SINATRA DRIVE AND PORTOLA AVENUE (CASE NO. TTM25-0005 (TTM 39307))”
BACKGROUND/ANALYSIS:

Background:

The Applicant, Blue Fern, proposes development of 156 single-family residential units with internal circulation, utility infrastructure, stormwater improvements, and designated open space areas (Project). The 17.63-acre vacant site (APN: 620-400-030 & 620-400-031) results in a residential density of approximately 9.2 dwelling units per acre, consistent with the City’s allowable density range of 7 to 22 dwelling units per acre within the PR-22 zone.

The proposed Project was scheduled for Planning Commission consideration on February 3, 2026. At that meeting, the Chair opened the public hearing. The Planning Commission took no action on the project other than continuing the public hearing to a date certain of February 17, 2026. No additional discussion occurred.

The project includes two entitlements, a Precise Plan to establish an overall site framework of development standards since no architectural and landscape plans are presented at this time, 285
City of Palm Desert – Planning Commission
Portola Springs Residential Development - PP25-0006, EA25-0006, TTM 39307

and a Tentative Tract Map to subdivide the property into 156 residential lots including lot sizes, private streets, easements, and common areas:
1) Precise Plan PP25-0006: establishes the overall site framework, including lot layout, minimum lot sizes, setbacks, pad elevations, and overall site organization. Architectural plans are not included at this stage. The Precise Plan includes 156 single family dwellings all proposed at 2 stories (Exhibit 1). The height of these structures has not been established, only the pad elevation heights have been proposed as part of this application.

The pad elevations are shown in Attachment 4. Future development will require approval of a separate Precise Plan that will include detailed architectural, lighting, and landscape plans for review and approval. In addition, the project will include landscape for perimeter offsite frontages for Frank Sinatra Drive and Portola Avenue that will be compatible with existing landscape and in conformance with the Palm Desert Municipal Code design requirements. The formation of the Homeowner’s association through Covenants, Conditions, and Restrictions (CC&Rs) will include but not limited to obligations to maintain the private streets, common areas, drainage, and perimeter landscaping. The common areas have not been defined at this time and will be proposed at the future Precise Plan. 286
City of Palm Desert – Planning Commission
Portola Springs Residential Development - PP25-0006, EA25-0006, TTM 39307

Exhibit 1 – Precise Plan
2) Tentative Tract Map TTM25-0005 (TTM 39307): subdivides the site into 156 residential lots with lots sizes 2,140-4,601 square feet, common area lots and establishes the lot layout. The map establishes the legal lot and private street configuration for the subdivision, common area, drainage, easements, and maintenance obligations. The subdivision will include CC&Rs to include maintenance obligations for common areas, retention basins, landscape and irrigation, walls, and perimeter offsite (Frank Sinatra Drive and Portola Avenue) maintenance obligations of street frontages. The design of the subdivision will not conflict with easements acquired by the public at large for access 287
City of Palm Desert – Planning Commission
Portola Springs Residential Development - PP25-0006, EA25-0006, TTM 39307

through or use of property within the proposed subdivision because all such improvements will be constructed to be adequate for the proposed project.

A. Project Site
The Project Site is located at the southwest corner of Frank Sinatra Drive and Portola Avenue and consists of two adjoining vacant parcels totaling 17.63-acres, APNs 620-400-030 & 620- 400-031.

B. Zoning, General Plan and Adjacent Uses
The site has a General Plan Land Use designation of Town Center Neighborhood and is zoned Planned Residential (PR-22). The purpose of the PR district is to allow flexibility in residential development by encouraging creative and coordinated site design that incorporates a range of residential densities (4.0–40.0 dwelling units per acre), varied housing types, and community amenities. Developments within this district are intended to integrate urban and natural features through well-designed, walkable, and highly connected streetscapes.

Table 1 – Adjacent Land Use and Designations
Existing Uses General Plan Zoning
Project
Site
Vacant Town Center
Neighborhood
Planned Residential PR-22
North Frank Sinatra Drive
and Single Family
Residential
Conventional Suburban
Neighborhood
Planned Residential PR-5
East Portola Avenue and
Single Family
Residential
Town Center
Neighborhood
Planned Residential PR-8 and
PR-5
West Vacant – Entitled
Project
Town Center
Neighborhood
Planned Residential PR-22
South Single-Family
Residential
Golf Course and Resort
Neighborhood
Planned Residential PR-7
C. Project Description:

Site Plan
The project site will be accessed by three primary entrances: two from Portola Avenue and one from Frank Sinatra Drive. All driveways are designed as right-in/right-out movements. Internal roadways are private streets that provide circulation throughout the development, with parking accommodated in attached garages, private driveways, and on-street spaces. 288
City of Palm Desert – Planning Commission
Portola Springs Residential Development - PP25-0006, EA25-0006, TTM 39307

Frontage improvements along Frank Sinatra Drive and Portola Avenue include new sidewalks and landscaped parkways. Project landscaping will be installed in accordance with the City’s desert landscape design principles and applicable Palm Desert Municipal Code landscaping requirements, including PDMC Chapters 25.52 and 24.04.

In accordance with PDMC Section 25.10.050 (Development Standards), the Planned Residential (PR) zone permits a maximum building height of 40 feet or three stories. Standard setbacks range from 25 feet along local streets to 50 feet along freeways. Section 25.10.050(B)(14) further requires two-story single-family detached homes to maintain a minimum 100-foot setback, or one lot depth, from the project perimeter unless the Planning Commission determines that the intent of this standard is met through coordinated planning of adjacent developments.

As shown on the Tentative Tract Map, the proposed two-story homes along the west property line are setback approximately 45 feet from the boundary. The adjacent project, Catavina, to the west mirrors this condition, with two-story homes also setback approximately 45 feet from the shared boundary. This results in a combined separation of approximately 100 feet between opposing two-story residences and achieves the intent of the code requirement through coordinated site planning between the two projects.

Street Line Setbacks pursuant to PDMC Table 25.10-2 the street setback distance for Frank Sinatra Drive and Portola Avenue is 32 feet from property line. However, two (2) story homes have a minimum setback from project perimeters of 100 feet or 1 lot depth whichever is more.

The proposed project has as setback distance of 32 feet from property line on Frank Sinatra Drive and Portola Avenue and 45 feet from the westerly property line. PDMC Section 25.72.030 states that development standards through a precise plan may be modified by the Planning Commission.

In these locations, the rear yard walls form the project’s street edge, and the development pattern consists of alley-loaded small-lot rows rather than conventional deep single-family lots. Staff finds that the reduced front yard setback will not depreciate property values in the vicinity or would unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes or would endanger the public peace, health, safety, or general welfare.

Architecture and Landscape
The proposed Precise Plan establishes the framework for future residential development within the project site. No specific architectural elevations are proposed at this stage. Future development will require submission of architectural elevations, detailed landscape plans, and lighting plans for City review and approval by the governing bodies and shall be consistent with the development framework established by PP 25-0006. Pursuant to the approval of the Precise Plan, no residential structure shall exceed two stories or 35 feet in height as measured per PDMC § 25.10.050.

All development will be required to conform to the City of Palm Desert Zoning Code (Municipal Code Title 25), including standards related to building height, setbacks, and open space. The 289
City of Palm Desert – Planning Commission
Portola Springs Residential Development - PP25-0006, EA25-0006, TTM 39307

Applicant has prepared a preliminary landscape layout (Attachment 6) for the common areas.

Perimeter landscape shall be consistent with existing landscape and or approved landscape for adjacent projects for Frank Sinatra Drive and Portola Avenue including enhanced landscape at the corner of Frank Sinatra Drive and Portola Avenue. Prior to installation of landscaping, a Design Review application will be required for approval by the Architectural Review Commission.

Perimeter Walls will be required to be installed prior to a building permit in accordance with the Palm Desert Municipal Code in terms of design criteria and structure in the early stages of development.

Pad Elevations
The Project includes preliminary building pad elevations to guide site grading, drainage design, and building placement. The Project includes preliminary building pad elevations to guide site grading and drainage design. These elevations are intended to support effective stormwater management and align drainage patterns with neighboring developments, including the Catavina project to the west. The proposed pad heights fit with surrounding properties and follow applicable municipal standards.

Any modification to an approved building pad elevation shall be subject to review and approval in accordance with Chapter 27.12 of the Palm Desert Municipal Code.

ANALYSIS:

The project site is zoned Planned Residential (PR-22), which permits single-family residential uses subject to approval of a Precise Plan by the Planning Commission in accordance with Table

25.10-3 (Development Standards) and PDMC Section 25.72.030. The site is designated Town Center Neighborhood in the City’s General Plan, and the proposed project must be consistent with both the General Plan land use designation and applicable zoning regulations.

The PR district does not establish fixed front, side, or rear yard setbacks. Instead, development standards are determined through the Precise Plan process. Specific setbacks, architecture, and landscaping will be evaluated and established through future Precise Plans as development proposals are submitted.

Table 2 – Development Standard Consistency
STANDARD PR-22 PROPOSED PROJECT CONFORMS
Minimum Lot Size. None 2,140-4,601 sq.ft. Yes
Lot Coverage 50% No Construction Proposed N/A
Maximum Height 40’-0” No Construction Proposed N/A
Maximum No. of
Stories
3 Stories 2 Stories Yes
290
City of Palm Desert – Planning Commission
Portola Springs Residential Development - PP25-0006, EA25-0006, TTM 39307

Maximum Building Size None No Construction Proposed N/A Building Setback from
Planned Street Lines
(Frank Sinatra Drive and
Portola Ave)
32 feet, 2 Stories
minimum setback 100
feet or 1 lot depth
whichever is more
32 feet Planning
Commission
approval
Required
Building Setback from
Project Perimeter
(Westerly Property Line)
100 feet or 1 lot depth
whichever is more
45 feet Planning
Commission
approval
Required
Parking
Parking for the project will be provided through a combination of two-car garages, private driveways, and on-street parking integrated into the internal private street design, as shown on the Tentative Tract Map. This parking approach is consistent with typical single-family subdivision design and does not require a parking tabulation under the Zoning Code.

Environment Assessment/Environmental Review:

An Initial Study/Mitigated Negative Declaration (IS/MND) was adopted on January 26, 2023, for the former Frank Sinatra & Portola Multifamily Apartment Project (PP/CUP/EA22-0006). That environmental document evaluated development of the site with up to 402 multifamily units and concluded that, with implementation of identified mitigation measures, the project would not result in any significant environmental impacts. The City, as Lead Agency under CEQA, determined that the IS/MND provided a complete and adequate analysis of the site’s environmental conditions.

The IS/MND and associated Mitigation Monitoring and Reporting Program were prepared in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the City’s local CEQA procedures. All potential impacts were found to be either less than significant or mitigated to a less-than-significant level.

For the current proposal, an Addendum to the adopted IS/MND was prepared pursuant to CEQA Guidelines Section 15164 (SCH No. 2022120165). An Addendum is appropriate when project modifications do not create new significant environmental effects or substantially increase the severity of previously identified impacts. The Addendum evaluates the change from the previously approved multifamily development to the proposed 156-lot single-family residential subdivision and concludes that the modified project remains within the scope of the original environmental analysis.

The Addendum relies upon and incorporates by reference the analysis and findings of the 2022 IS/MND and demonstrates that no subsequent or supplemental environmental document is required under CEQA Guidelines Section 15162. Following project approval, the City will file an updated Notice of Determination in accordance with CEQA requirements.

Public Notification:
291
City of Palm Desert – Planning Commission
Portola Springs Residential Development - PP25-0006, EA25-0006, TTM 39307

Community Engagement
The Applicant met all of the requirements outlined in PDMC 25.60.160. This included conducting two (2) publicly noticed community engagement meetings on September 10, 2025 and January 14, 2026, with a City staff representative in attendance. The Applicant responded to questions about lot layout, development timeline, traffic, parking, and circulation. The first meeting had seven (7) people in attendance. On January 14, 2026, the second and final meeting had one (1) attendee who requested they be removed from future noticing. On January 30, 2026, applicant met one-on-one with one (1) owner of The Retreat, there are no reports on the outcome of the meeting.

On February 2, 2026, a mailer was distributed to property owners within a 1,000 foot radius to provide notice of the updated Planning Commission hearing date and included the revised site plan, project summary, and Line of Sight exhibit for the proposed project.

Public noticing was conducted for the February 3, 2026 Planning Commission meeting per the requirements of Palm Desert Municipal Code (PDMC). A Public Hearing notice was published a minimum of 10 days before the hearing date on Friday, January 22, 2026, in The Desert Sun newspaper. Notices were mailed to all property owners within 1,000 feet of the project site. Given that the project was continued to a date certain, no additional public notice is required.

Findings of Approval:

Findings of Approval can be found in draft Resolution No. 2913 and 2914.

ATTACHMENTS:

1. Draft Resolution No. 2913 (PP25-0006)
a. Exhibit A Addendum to the 2022 Initial Study/Mitigated Negative Declaration (2022 IS/MND) for the Frank Sinatra and Portola Multifamily Development Project (Original Project) (SCH #2022120165)
b. Exhibit B PP25-0006 Conditions of Approval

2. Draft Resolution No. 2914 (TTM 39307)
a. Exhibit A TTM25-0005 Conditions of Approval

3. PP25-0006 Site Plan

4. TTM 39307 Subdivision Map

5. Prelim Grading Exhibit TTM 39307

6. Conceptual Landscape Plan

7. Community Engagement Letter

8. Public Hearing Notice

9. Notice of Project Update

10.Public Comments Received
292
PLANNING COMMISSION RESOLUTION NO.___

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM

DESERT, CALIFORNIA, APPROVING A PRECISE PLAN FOR THE
DEVELOPMENT OF A 156 UNIT SINGLE-FAMILY RESIDENTIAL

COMMUNITY LOCATED AT THE SOUTHWEST CORNER OF FRANK

SINATRA DRIVE AND PORTOLA AVENUE AND ADOPTING AN

ADDENDUM TO THE PREVIOUSLY APPROVED INITIAL STUDY AND

MITIGATED NEGATIVE DECLARATION PURSUANT TO THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT (CEQA)
CASE NO. PP/EA 25-0006
WHEREAS, Blue Fern West (“Applicant”), submitted a Precise Plan and Addendum to the 2022 Initial Study/Mitigated Negative Declaration (SCH #2022120165) for the Frank Sinatra and Portola Project to construct 156 single family residential units on approximately

18.3 acres, including onsite circulation, utility infrastructure, stormwater facilities, lighting, and open space areas. The project is located South of Frank Sinatra Drive and west of Portola Avenue on APN 620-400-030 & 620-400-031 (“Project”); and WHEREAS, the Project site is within the PR-22 zoning district, and is designated as Town Center Neighborhood by the Palm Desert General Plan; and WHEREAS, the proposed Project establishes site layout, minimum lot sizes, circulation, recreation and open space areas; and
WHEREAS, for approval of the home design and development, the Project would need to apply for subsequent Precise Plan(s) applications to establish development standards, including setbacks and height, and architecture, including landscaping, consistent with the conditions of approval listed herein; and
WHEREAS, the proposed Project conforms to the General Plan land use designation for Town Center Neighborhood and the development standards listed in the City’s Zoning Ordinance for the PR-22 zoning district; and
WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert’s (“City’s”) Local CEQA Guidelines, the City is the lead agency for the Project; and WHEREAS, the Project has been reviewed in compliance with the 2024 Local Guidelines for Implementing the California Environmental Quality Act for the City of Palm Desert (Resolution No. 2024-035), and, pursuant to Section 15164 of the CEQA Guidelines, an Addendum to the previously approved Initial Study and Mitigated Negative Declaration (IS/MND) was prepared and considered to address changes to the Project, based upon which it was determined that no new significant environmental impacts would occur and that no previously identified impacts would be substantially more severe than those analyzed in the approved IS/MND; and
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2 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 3rd day of February, open a duly noticed public hearing on the request by the Applicant regarding the above noted Project, which public hearing was continued to a date certain of February 17th; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 17th day of February continue a previously opened public hearing to consider the request by the Applicant for approval of the above noted Project request; and WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report, exist to justify approval of said request:

NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows:

SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution.

SECTION 2. Findings on Precise Plan. Under Palm Desert Municipal Code Section

25.72.030(E), the findings for the PP25-0006 are the following:

1. The proposed location of the Precise Plan is in accord with the objectives of this title and the purpose of the district in which the site is located.

Project Compliance: Yes. It is the purpose of the PR district to provide for flexibility in development, creative and imaginative design, and the development of parcels of land as coordinated projects involving a mixture of residential densities and housing types, and community facilities. The PR district is further intended to provide for the optimum integration of urban and natural amenities within developments. The PR district is also established to give a land developer assurance that innovative and unique land development techniques will be given reasonable consideration for approval and to provide the City with assurances that the completed project will contain the character envisioned at the time of approval.

2. The proposed location of the Precise Plan under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity.

Project Compliance: Yes. The Project has been reviewed in accordance with all applicable requirements of the PR-22 Zoning Ordinance, as well as engineering, building, fire safety, and utility regulations, to ensure compliance with all relevant safety and usability standards. The Project was found to not be detrimental to the health, safety, or welfare of the public, nor will it be materially injurious to the properties in the vicinity. The Project provides setbacks from adjacent properties that meet the standards of the PR-22 zoning district.
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3 3. The proposed Precise Plan use will comply with each of the applicable provisions of this title, except for approved variances or adjustments.

Project Compliance: Yes. The proposed development conforms with all applicable standards of the Palm Desert Municipal Code, including all standards of the PR22 zoning designation. The Project conforms with all applicable development standards. Approval of the home design and development, the Project would need to apply for subsequent Precise Plan(s) applications to establish development standards, including setbacks and height, and architecture, including landscaping, consistent with the conditions of approval listed herein. This can be established per single or multiple planning areas identified on TTM 39307. Per Palm Desert Municipal Code section 25.10.050(B)(14), two-story, single-family detached buildings shall be setback a minimum of 100 feet. The Commission may waive this requirement when adjacent developments are planned simultaneously. The Applicant has submitted applications for a development directly abutting this west perimeter, as the same ownership, and requested to meet the allowance of twostory homes.

4. The proposed conditional use complies with the goals, objectives, and policies of the City’s General Plan
Project Compliance: Yes. The proposed use complies and is consistent with the site’s Town Center Neighborhood land use designation as outlined by the Palm Desert General Plan. The Project provides a single family housing and aligns with the surrounding neighborhood. The Project meets objective design standards and incorporates drought-tolerant landscaping throughout the site, enhancing sustainability and reducing water consumption in accordance with the City’s planning and environmental goals. The following General Plan Policies are implemented with this Project:

Land Use Policy 3.15 – The Project provides on-site recreational open space as required by the General Plan.

Land Use Policy 3.16 – The Project provides single family residential units at a scale and density consistent with the surrounding uses and satisfy the City’s objective for transitional development.

Land Use Policy 3.20 – The Project enhances and preserves the characteristics of the existing surrounding neighborhoods.

SECTION 3. CEQA. The Planning Commission finds that the Project has been reviewed in compliance with the 2024 Local Guidelines for Implementing the California Environmental Quality Act (CEQA) for the City of Palm Desert (Resolution No. 2024-035).

Pursuant to Section 15164 of the CEQA Guidelines, an Addendum to the previously approved Initial Study and Mitigated Negative Declaration (IS/MND) was prepared and considered to address changes to the Project. Based on the Addendum, it was determined that no new significant environmental impacts would occur and that no previously identified impacts would be substantially more severe than those analyzed in the approved IS/MND. The Planning Commission hereby adopts the Addendum to the approved Mitigated Negative Declaration. 295
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4 SECTION 4. Project Approval. The Planning Commission hereby approves the Addendum to the Mitigated Negative Declaration as identified in Exhibit A, and approves PP/EA 25-0006, subject to the conditions of approval identified in Exhibit B.

SECTION 5. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City’s office at 73510 Fred Waring Drive, Palm Desert, CA 92260. Rosie Lua, the Secretary to the Palm Desert Planning Commission, is the custodian of the record of proceedings.

SECTION 6. Execution of Resolution. The Chairperson of the Planning Commission signs this Resolution, and the Secretary to the Commission shall attest and certify to the passage and adoption thereof.

ADOPTED ON February 17, 2026.

LINDSAY HOLT

CHAIRPERSON
ATTEST:

ROSIE LUA

SECRETARY
I, Rosie Lua, Secretary of the City of Palm Desert Planning Commission, hereby certify that Resolution No. 2913 is a full, true, and correct copy, and was duly adopted at a regular meeting of the Planning Commission of the City of Palm Desert on February 17, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

RECUSED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Desert, California, on February 17, 2026.

ROSIE LUA

SECRETARY

EXHIBIT A
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5 ADDENDUM TO THE MITIGATED NEGATIVE DECLARATION
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SCH NO. 2022120165
Addendum to the Frank Sinatra and Portola
Multifamily Development Initial
Study/Mitigated Negative Declaration
Portola Springs Residential
Development Project
November 2025
Prepared for:

BLUE FERN WEST LLC
18300 Redmond Way, Suite 120
Redmond, Washington 98052
Contact: Kim Molina
Prepared by:
225 S Lake Avenue, Suite M-210
Pasadena, California 91101
Contact: Nicole Cobleigh
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Table of Contents

SECTION PAGE
Acronyms and Abbreviations...............................................................................................................................................iii 1 Introduction..................................................................................................................................................................1

1.1 Background and Overview.....................................................................................................................1

1.2 Project Location ...........................................................................................................................................1

1.3 Environmental Setting ...............................................................................................................................2

1.4 California Environmental Quality Act Compliance.............................................................................2

1.4.1 Use of an Addendum.................................................................................................................2

1.4.2 Incorporation by Reference.......................................................................................................3

1.4.3 Addendum Process and Availability ....................................................................................3 2 Project Description.....................................................................................................................................................5

2.1 Project Summary from 2022 IS/MND..................................................................................................5

2.2 Modified Project Changes.........................................................................................................................5

2.3 Project Approvals.........................................................................................................................................6 3 Environmental Checklist ..........................................................................................................................................7

3.1 Aesthetics ................................................................................................................................................... 10

3.2 Agriculture and Forestry Resources.................................................................................................... 14

3.3 Air Quality .................................................................................................................................................... 17

3.4 Biological Resources ............................................................................................................................. 22

3.5 Cultural Resources................................................................................................................................... 28

3.6 Energy.......................................................................................................................................................... 30

3.7 Geology and Soils ................................................................................................................................... 33

3.8 Greenhouse Gas Emissions ............................................................................................................... 39

3.9 Hazards and Hazardous Materials ..................................................................................................... 41

3.10 Hydrology and Water Quality................................................................................................................. 46

3.11 Land Use and Planning ........................................................................................................................ 53

3.12 Mineral Resources...................................................................................................................................... 55

3.13 Noise............................................................................................................................................................ 56

3.14 Population and Housing......................................................................................................................... 60

3.15 Public Services......................................................................................................................................... 62

3.16 Recreation .................................................................................................................................................. 65

3.17 Transportation........................................................................................................................................... 67

3.18 Tribal Cultural Resources....................................................................................................................... 70

3.19 Utilities and Service Systems................................................................................................................ 72 300

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3.20 Wildfire......................................................................................................................................................... 76

3.21 Mandatory Findings of Significance ................................................................................................... 79 4 Addendum Conclusion......................................................................................................................................... 83 5 References and Preparers.................................................................................................................................... 85

5.20 References Cited...................................................................................................................................... 85

5.21 List of Preparers........................................................................................................................................ 86

APPENDICES
A Updated Geotechnical Report, March 2025
B Biological Resources Technical Report, August 2025
C Cultural Resources Constraints Analysis, August 2025
D Phase I Environmental Site Assessment, January 2025
E Preliminary Hydrology Report, August 2025
F Site Access and Vehicle Miles Traveled Analysis,November 2025 G Air Quality, Greenhouse Emissions, and Energy Assessment, November 2025 H Noise and Vibration Technical Memorandum, November 2025 I Assembly Bill 52 Consultation, 2025

FIGURES
1 Project Location ............................................................................................................................................87 2 Existing General Plan Land Use Designation...............................................................................................89 3 Existing Zoning ..............................................................................................................................................91 4 Site Plan ........................................................................................................................................................93 301
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Acronyms and Abbreviations
Acronym/Abbreviation Definition
AB Assembly Bill
AFY acre-feet per year
APN Assessor’s Parcel Number
AQMP Air Quality Management Plan
BMP best management practice
CalEEMod California Emissions Estimator Model
CALGreen California Green Building Standards Code
CARB California Air Resources Board
CAL FIRE California Department of Forestry and Fire Protection CBC California Building Code
CEQA California Environmental Quality Act
CGP Construction General Permit
City City of Palm Desert
CMP Congestion Management Plan
CNDDB California Natural Diversity Database
CNEL Community Noise Equivalent Level
CNPS California Native Plant Society
CO2e Carbon dioxide equivalent
CVGB Coachella Valley Groundwater Basin
CVMSHCP Coachella Valley Multiple Species Habitat Conservation Plan CVWD Coachella Valley Water District
CVWMP Coachella Valley Water Management Plan
CWA Clean Water Act
dBA A-weighted decibels
DSUSD Desert Sands Unified School District
du/ac dwelling units per acre
DWA Desert Water Agency
DWR California Department of Water Resources
EIR Environmental Impact Report
EPA U.S. Environmental Protection Agency
FEMA Federal Emergency Management Agency
GHG greenhouse gas
GSAs Groundwater Sustainability Agencies
HVAC heating, ventilation, and air conditioning
IS/MND Initial Study/Mitigated Negative Declaration
NAHC Native American Heritage Commission
NPDES National Pollutant Discharge Elimination System
mgd million gallons per day
MM mitigation measure
MS4 Municipal Storm Sewer System
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Acronym/Abbreviation Definition
MT metric ton
RCFD Riverside County Fire Department
RCWMD Riverside County Waste Management Department
RIVTAM Riverside Transportation Analysis Model
ROW right-of-way
RUWMP Regional Urban Water Management Plan
SCAQMD South Coast Air Quality Management District
SCE Southern California Edison
SFHA Special Flood Hazard Area
SGMA Sustainable Groundwater Management Act
SoCalGas Southern California Gas Company
SWPPP Stormwater Pollution Prevention Plan
TAZs Transportation Analysis Zones
TUMF Transportation Uniform Mitigation Fees
USGS U.S. Geological Survey
VMT vehicle miles traveled
WQMP Water Quality Management Plan
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1 Introduction
This Addendum to the 2022 Initial Study/Mitigated Negative Declaration (2022 IS/MND) for the Frank Sinatra and Portola Multifamily Development Project (Original Project) (SCH #2022120165) has been prepared for the City of Palm Desert (City) in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines.

This Addendum, for the Portola Springs Multifamily Residential Development Project (Modified Project), modifies the 2022 IS/MND1 and analyzes the effects of the proposed changes to the Original Project in Section 3, Environmental Checklist. The City is the Lead Agency for the environmental review of this Modified Project. The 2022 IS/MND and supporting technical studies are available to the public for review at the offices of the City of Palm Desert Development Services Department, at 73510 Fred Waring Drive, Palm Desert, California 92260.

This section discusses the project background and overview, location, and environmental setting, as well as provides an overview about the use of an addendum when complying with CEQA. A detailed description of the Modified Project is provided in Section 2, Project Description, and an analysis of potential environmental effects of the Modified Project due to the proposed changes to the Original Project is provided in Section 3, Environmental Checklist. Section 4, Addendum Conclusion, summarizes the conclusions of this Addendum.

1.1 Background and Overview
The Project site is located at the southwest corner of the intersection of Frank Sinatra Drive and Portola Avenue in the northwestern portion of the City and is included in the City’s General Plan area (Figure 1, Project Location). The City’s existing General Plan Land Use map identifies the Project site as Town Center Neighborhood and the City’s current zoning for the Project site is Planned Residential (P.R.22) (City of Palm Desert 2016a; City of Palm Desert 2023). In 2022, the City prepared the 2022 IS/MND for the Frank Sinatra and Portola Multifamily Development Project to allow for the construction of a new residential community consisting of 13, three-story buildings and up to 402 residential units as well as the construction of various amenities and site improvements on approximately

18.3 acres of vacant land.

This Addendum, prepared for the Modified Project, proposes modifications to the 2022 IS/MND that are analyzed herein to evaluate the potential environmental impacts of the proposed modifications to the 2022 IS/MND to construct 156 single-family residential lots, utility connections, landscaping, and associated site improvements.

These changes to the Original Project are defined as the “Modified Project” as detailed in this Addendum. The Modified Project description for this Addendum is detailed further below under Section 2, Project Description.

1.2 Project Location
The City is located in the central portion of Riverside County (Figure 1, Project Location). On a regional basis, the City is accessible via State Route 111 (SR-111), State Route 74 (SR-74), and Interstate 10 (I-10). Cities surrounding the City of Palm Desert include the City of Rancho Mirage and Cathedral City to the west, the City of Indian Wells, the City of Indio and the unincorporated community of Bermuda Dunes to the east, the City of La Quinta to the southeast, and unincorporated Riverside County to the northeast.

The Project site for the Modified Project totals approximately 17.6 acres and is located at the southwest corner of Frank Sinatra Drive and Portola Avenue in the City (Assessor’s Parcel Numbers [APNs] 620-400-030-5 and 620- 1 The 2022 IS/MND prepared for Frank Sinatra and Portola Multifamily Development Project is located online at https://ceqanet.lci.ca.gov/2022120165 304

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400-031-6). Regional access to the Project site is provided via SR-111, SR-74, and I-10. Local access to the Project site is provided via Frank Sinatra Drive and Portola Avenue.

1.3 Environmental Setting
According to the Updated Geotechnical Report prepared for the Modified Project (Appendix A), the City is located in central Riverside County where it is generally characterized by a relatively flat to gently sloping topography, which ranges between approximately 255 to 285 feet above sea level. The General Plan land use designation for the Project site is Town Center Neighborhood, and the current zoning is Planned Residential (P.R.22) (Figure 2, Existing General Plan Land Use Designation; Figure 3, Existing Zoning Designation). The Town Center Neighborhood designation allows for a moderate to higher-intensity neighborhood development that features a variety of housing choices, walkable streets, and mixed uses at a density ranging between 7 and 40 dwelling units per acre (du/ac), while the Planned Residential zone allows for flexibility in residential development that features mixed densities, mixed housing types, and community facilities (City of Palm Desert 2016, 2023, 2025). As stated in the City’s zoning map, the numerical suffix after the “P.R.” symbol represents the planned density per acre; therefore, the Project site’s Planned Residential zone allows for a maximum project density of 22 du/ac (City of Palm Desert 2023). The Modified Project is proposed with a gross density of 9.2 du/ac, consistent with both the Town Center Neighborhood General Plan designation, and the site’s Planned Residential (P.R.22) zone.

Existing Project Site
The Project site, located on the southwest corner of Frank Sinatra Drive and Portola Avenue, is a disturbed, vacant lot with a utility easement observed along the western portion of the Project site and with power lines that extend along the western boundary in a north-south direction (Appendix A). Topographically, the Project site and surrounding areas are relatively flat. The Project site contains minimal vegetation; however, low bushes are scattered throughout the site.

Surrounding Land Uses
Surrounding land uses include residential development on all sides, golf courses to the east, west, and northwest, and vacant land zoned as Planned Residential, P.R.22 and PR.18, respectively, to the west and northeast of the Project site (see Figure 2 and Figure 3).

1.4 California Environmental Quality Act Compliance

1.4.1 Use of an Addendum
Pursuant to CEQA Guidelines Section 15164, an addendum to a certified Environmental Impact Report (EIR) or an adopted Negative Declaration may be prepared if only minor technical changes or additions are necessary and none of the conditions described in CEQA Guidelines Section 15162 that call for preparation of a subsequent EIR or Negative Declaration have occurred. Under CEQA Guidelines Section 15162(a), when an EIR has been certified or a negative declaration for a project has been prepared, no subsequent EIR or negative declaration shall be 305
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STUDY/MITIGATED NEGATIVE DECLARATION / PORTOLA SPRINGS RESIDENTIAL DEVELOPMENT PROJECT prepared for that project unless the lead agency (the City) determines, on the basis of substantial evidence, one or more of the following:

Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified as complete or the negative declaration was adopted, shows any of the following:

A. The projectwill have one or more significant effects not discussed in the previous EIRor negative declaration; B. Significant effects previously discussed will be substantially more severe than shown in the previous EIR or negative declaration;
C. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measures or alternatives; or D. Mitigation or alternatives which are considerably different from those analyzed in the previous EIR or negative declaration would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

1.4.2 Incorporation by Reference
The CEQA Guidelines, Section 15150, permit and encourage that an environmental document incorporate, by reference, other documents that provide relevant data. The 2022 IS/MND (City of Palm Desert 2022), the City of Palm Desert General Plan (City of Palm Desert 2016a), the City of Palm Desert General Plan EIR (City of Palm Desert 2016b), and the Palm Desert Code of Ordinances (City of Palm Desert 2025), which are all herein incorporated by reference pursuant to CEQA Guidelines, Section 15150, are available for review, as follows:

City of Palm Desert
Development Services Department
Planning Division
73510 Fred Waring Drive
Palm Desert, California 92260

1.4.3 Addendum Process and Availability
Per CEQA Guidelines, Section 15164(c), an Addendum need not be circulated for public review but can be included in or attached to the final EIR or [Mitigated] Negative Declaration. CEQA Guidelines Section 15164(d) states the decision-making body shall consider the addendum with the Final EIR or adopted [Mitigated] Negative Declaration prior to making a decision on the project. Once adopted, the addendum is placed in the City’s Administrative Record, along with the original EIR or [Mitigated] Negative Declaration, thus completing the CEQA process. 306

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2 Project Description

2.1 Project Summary from 2022 IS/MND
The 2022 IS/MND evaluated the Frank Sinatra and Portola Multifamily Development, which allowed for the construction of a new residential community and amenities consisting of 13, three-story buildings and up to 402 residential units, a clubhouse, fitness center, community pools, 6.85 acres of landscape and retention areas (open space), internal paved areas, landscaping, and 671 parking stalls on approximately 18.3 acres of vacant land.

2.2 Modified Project Changes
As described in Section 1.1, Background and Overview, this Addendum evaluates the potential environmental impacts of the proposed modifications to the 2022 IS/MND. This Addendum, prepared for the “Modified Project,” proposes to allow for the creation of 156 single-family residential lots at the Project site instead of the originally proposed 13, three-story multifamily apartment buildings containing up to 402 units. The Modified Project removes the previously proposed clubhouse and the fitness center and includes some slight changes to the traffic flow of the proposed Project site access points and associated Project site improvements. The Modified Project would also remove 4.12 acres of open space.

The Modified Project involves the creation of a 156-lot single-family residential development, and associated improvements (Figure 4, Site Plan). The Modified Project would provide alley-loaded and 6-pack cluster single-family residences at heights of one- to two-stories. The Modified Project would also construct stormwater retention infrastructure, including three retention basins, and would include utility connections, landscaping and open space, and internal roadways. A total of 2.73 acres of common open space is proposed throughout the Project site, including a larger 0.29-acre recreation area at the center of the Project site.

Circulation and Parking
The Project site would continue to be accessible via three entries (see Figure 4, Site Plan). There would be two entrances to access the Project site from Portola Avenue, and one entrance to access the Project site from Frank Sinatra Drive. The Modified Project’s proposed internal roadways would provide internal circulation throughout the Project site. All driveways would be right-turn in and right-turn out.

Parking would be provided within garages attached to each home, along with driveway and street parking.

On-Site Improvements
The Modified Project would also include improvements to Frank Sinatra Drive and Portola Road along street frontages, including new sidewalks and sidewalk landscaping. In conformance with the City’s desert flora landscape design manual, a variety of trees, shrubs, plants, and land covers would be planted in the landscaped areas proposed throughout the Project site.
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Utility and Infrastructure Improvements
The Project site would connect to existing domestic water, sanitary sewer, and dry utility infrastructure facilities located adjacent to the site. The Modified Project would also include construction of three storm water retention basins, two along the western edge of the Project site and one at the southern boundary of the Project site, which would abut Portola Avenue.

Project Design Feature (PDF)
The following project design feature (PDF) has been incorporated into the project description to ensure the requests of Agua Caliente Band of Cahuilla Indians (Agua Caliente) are implemented as part of the Modified Project.

PDF TCR-1: An Agua Caliente Band of Cahuilla Indians (Agua Caliente) Native American Cultural Resource Monitor shall be present during any ground disturbing construction activities for the Modified Project. Should buried cultural materials be identified, a management plan shall be developed in consultation with Agua Caliente, a Qualified Archaeologist, and the City. In addition, any discovered Tribal cultural material will be reburied on-site, if feasible. The City has also agreed to include these requests by Agua Caliente as a condition of approval for issuance of a grading permit for the Modified Project.

2.3 Project Approvals
The Modified Project would require a number of discretionary permits and approvals from the City, listed below:
▪ A Financing Map - Tentative Tract Map (TTM) 39306
▪ Subdivision Map - TTM 39307
▪ Site Plan Review
A public agency, other than the lead agency, that has discretionary approval over a project is known as a “responsible agency,” as defined by State CEQA Guidelines (14 CCR 15000 et seq.). There are no other public agencies that have discretionary authority over the Modified Project.

Other permits and approvals are required for implementation that are not subject to discretionary review but nevertheless require actions by the applicant and/or the City to obtain the necessary approvals to implement the Modified Project. Other permits and approvals required, and their respective agency administrators, are listed below:
▪ City of Palm Desert - Building Permits, Grading Permits, Encroachment Permits, and Demolition Permits, etc. ▪ Colorado River Regional Water Quality Control Board – National Pollutant Discharge Elimination System (NPDES) Permit
▪ Riverside County Fire Department – Plan approval
▪ Riverside County Sheriff’s Department – Plan approval ▪ Utility providers – Utility connection permits
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3 Environmental Checklist

1. Project title:

Portola Springs Residential Development Project

2. Lead agency name and address:

City of Palm Desert
73510 Fred Waring Drive
Palm Desert, California 92260

3. Contact person and phone number:

Carlos Flores, Principal Planner, Planning Department
City of Palm Desert
73510 Fred Waring Drive
Palm Desert, California 92260
760.346.0611
[email protected]

4. Project location:

The Modified Project is located at the southwest corner of Frank Sinatra Drive and Portola Avenue in the City of Palm Desert (APNs 620-400-030-5 and 620-400-031-6).

5. Project sponsor’s name and address:

Blue Fern West LLC
18300 Redmond Way, Suite 120
Redmond, Washington 98052

6. General plan designation:

Town Center Neighborhood

7. Zoning:

Planned Residential (P.R.22)

8. Description of project. (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary):

The Modified Project proposes to create a 156-lot single-family residential development, and associated improvements, including stormwater infrastructure, utilities, landscaping, internal roadways, and approximately 2.74 acres of open space throughout the Project site. 310

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9. Surrounding land uses and setting: Briefly describe the project’s surroundings:

The surrounding area is largely characterized by residential development, golf courses, and vacant land.

Refer to Section 2.2, Environmental Setting, of this Addendum.

10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement):
▪ Riverside County Fire Department – Plan approval
▪ Riverside County Sheriff’s Department – Plan approval ▪ Utility providers – Utility connection permits

11. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.?
Refer to Section 3.18 (Tribal Cultural Resources) for details. 311

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Evaluation of Environmental Impacts
Pursuant to Section 15162 of the CEQA Guidelines, the lead agency shall not prepare a subsequent or supplemental EIR or negative declaration unless the agency determines that one or more of the following conditions are met for the project:

Substantial project changes are proposed that will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
Substantial changes would occur with respect to the circumstances under which the project is undertaken that require major revisions to the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or New information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified or the negative declaration was adopted shows any of the following:
a. The project will have one or more significant effects not discussed in the previous EIR or negative declaration; b. Significant effects previously examined will be substantially more severe than identified in the previous EIR; c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponent declines to adopt the mitigation measures or alternatives; or
d. Mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measures or alternatives.

Where none of the conditions specified in Section 15162 are present, the lead agency cannot prepare a subsequent or supplemental EIR (CEQA Guidelines Section 15162(a)), but may prepare a negative declaration, an addendum, or no further CEQA documentation. Section 15164 of the CEQA Guidelines states that an addendum to a mitigated negative declaration shall be prepared “if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred.”
In accordance with the CEQA Guidelines, the City has determined that an Addendum to the 2022 IS/MND is the appropriate environmental document for the Modified Project. This Addendum reviews the changes proposed by the Modified Project and any pertinent changes to the circumstances under which the Modified Project is undertaken that have occurred since the 2022 IS/MND was certified. It also reviews any new information of substantial importance that was not known and could not have been known with exercise of reasonable diligence at the time that the 2022 IS/MND was certified. This examination includes an analysis of the provisions of Section 15162 of the CEQA Guidelines and their applicability to the Modified Project. 312

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3.1 Aesthetics
I. AESTHETICS – Except as provided in Public Resources Code Section 21099, 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?
2022 IS/MND Analysis Summary
Potential impacts related to aesthetics were analyzed in the 2022 IS/MND on pages 8 through 14. Potential impacts on scenic vistas and resources, degradation of the existing visual character or quality of the site, and sources of light and glare were evaluated. The 2022 IS/MND concluded that aesthetic impacts to scenic vistas, scenic resources within a State scenic highway, degradation of existing visual character or quality, and to sources of light and glare would be less than significant.

Modified Project Analysis
a) Would the project have a substantial adverse effect on a scenic vista? No New Impact. As discussed in the 2022 IS/MND, the undeveloped, vacant Project site does not contain any characteristics or physical features that contribute to a unique scenic vista and there are no salient topographic features or other natural visual landmarks on the Project site. The Palm Desert General Plan states that the hillsides and mountains surrounding the Coachella Valley are considered visual resources (City of Palm Desert 2016a). The San Jacinto Mountains, the San Gorgonio Mountains, the San Bernardino Mountains, Little San Bernardino Mountains and the Indio Hills, and the Santa Rosa Mountains create panoramic mountains views in the Coachella Valley (City of Palm Desert 2022). The 2022 IS/MND states New
Potentially
Significant
Impact
New Mitigation No New
is Required Impact
Reduced
Impact
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that views of the San Jacinto Mountains to the west and of the Santa Rosa Mountains to the south are available from the Project site. Base views of the mountains are obstructed by existing structures and landscaping (City of Palm Desert 2022). The 2022 IS/MND found that development of the vacant Project site would partially obstruct views of the San Jacinto Mountains to the west when viewed from Portola Avenue and would partially obstruct views of the Santa Rosa Mountains to the south when viewed from Frank Sinatra Drive.

The 2022 IS/MND analyzed views from Frank Sinatra Drive and the existing single-family homes along Frank Sinatra Drive in detail. The 2022 IS/MND determined that although views of the Santa Rosa Mountains from north of the Project site are primarily unobstructed due to the Project site being vacant, views from the single-family residences to the north of the Project site are primarily obstructed by large transmission/distribution combination utility poles, landscaping, and 6-foot block walls separating the residences from the road right-of-way (ROW). The 2022 IS/MND found that the top of the three-story buildings may be able to be seen from the residences to the north, but the Original Project would not obstruct views of the mountains since they are distant and already partially obstructed by manmade features. Furthermore, although the 2022 IS/MND determined that construction of the Original Project would partially obstruct pedestrian and motorist views of the Santa Rosa Mountains from along Frank Sinatra Drive, that obstructions would be brief until the motorist or pedestrian passes the Project site. As such, the 2022 IS/MND determined that Original Project impacts to scenic vistas from north of the Project site would be less than significant (City of Palm Desert 2022).

The 2022 IS/MND also analyzed views from Portola Avenue in detail. The 2022 IS/MND determined that although construction of the Original Project would partially obstruct pedestrian and motorist views of the San Jacinto Mountains from along Portola Avenue, that obstructions would be brief until the motorist or pedestrian passes the Project site. In addition, it was found that from the existing residential structures east of the Project site, which already have a partially obstructed view west, that the Original Project could partially obstruct base and mid-range views of the mountains to the west. However, peak views would still be available. Impacts to scenic vistas from east of the Project site were determined to be less than significant (City of Palm Desert 2022). Therefore, the 2022 IS/MND determined that the Original Project would comply with the City’s Municipal Code guidelines and would result in less than significant impacts to scenic vistas.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would result in shorter buildings on the Project site that would create a reduced effect relating to obstruction of scenic vistas compared to the impacts analyzed in the 2022 IS/MND. There are no other changed circumstances or new information relating to aesthetics. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Thus, the Modified Project would not result in any new or different impacts to scenic vistas from those previously identified. No further analysis is required. b) Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? No New Impact. The 2022 IS/MND determined there would be a less-than-significant impact to scenic resources within a State scenic highway as eligible or designated State scenic highways do not currently 314

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exist adjacent to or in the vicinity of the Project site, according to the California Scenic Highway Mapping System (City of Palm Desert 2022).

Under existing conditions, there are no eligible or officially designated State scenic highways adjacent to or in the vicinity of the Project site. The nearest eligible highway is State Route (SR-) 111 approximately 2.92 miles southwest of the Project site, and the nearest officially designated highway is SR-74 approximately

3.47 miles southwest of the Project site (Caltrans 2019). As such, there are no changes in conditions, new information, or change of circumstances leading to new or substantially worse significant impacts to a State scenic highway. The Modified Project would not result in new or different impacts as presented within the impact analysis of the 2022 IS/MND. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. c) In non-urbanized areas, would the project 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?
No New Impact. As discussed in the 2022 IS/MND, the proposed Project site is located within a relatively developed area in the City and is surrounded by existing roadway and utility infrastructure. Areas to the north and south of the Project site are developed with residential communities and golf course areas, while undeveloped lots are located west and northeast of the Project site (City of Palm Desert 2022).

California Public Resources Code Section 21071 defines an “urbanized area” as “(a) an incorporated city that meets either of the following criteria: (1) Has a population of at least 100,000 persons, or (2) Has a population of less than 100,000 persons if the population of that city and not more than two contiguous incorporated cities combined equals at least 100,000 persons.” Approximately 51,980 people reside in the City (DOF 2025). The City is surrounded by the unincorporated community of Cahuilla Hills to the south, the cities of Indian Wells and Indio to the east, and the cities of Rancho Mirage and Cathedral City to the west. The City’s existing population in combination with the population of Cathedral City (51,651 residents) and Indio (92,539) totals well over 100,000 persons (DOF 2025). As such, the City is considered to be within an urbanized area. Therefore, a significant impact would occur in the event the Original Project conflicts with applicable zoning and other regulations governing scenic quality.

As described in the 2022 IS/MND, the Original Project would be consistent with and visually complimentary to the appearance of existing residential communities in the area and throughout the City. The proposed structures would utilize neutral colors that complement the natural surrounding landscape and desert environment and would utilize external materials such as stone veneer, stucco, and metal trellis. The features and characteristics of the proposed buildings are intended to establish an attractive architectural presence while providing a desirable environment for residents. The Original Project was determined to comply with all City standards relating to scenic quality including the Project site’s land use and zoning designations and therefore would not conflict with applicable zoning and other regulations governing scenic quality (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts relating to applicable zoning governing scenic quality would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The 315

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Modified Project would continue to not conflict with applicable zoning of the Project site nor with other regulations governing scenic quality. The Modified Project would continue to adhere to all City standards relating to scenic quality. There are no changed circumstances or new information relating to aesthetics.

As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Implementation of the Modified Project would not result in any new or different impacts related to applicable zoning governing scenic quality from those identified. No further analysis is required.
d) Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
No New Impact. As discussed in the 2022 IS/MND, development of the vacant Project site would introduce new sources of light and glare, which would consist of low-intensity, wall-mounted, downward- oriented lighting fixtures typically associated with residential communities as well as nighttime lighting for safety purposes that would be installed in accordance with Chapter 24.16 (Outdoor Lighting Requirements) of the City’s Municipal Code. These requirements ensure a minimum uniformity of light coverage, while minimizing light trespass (City of Palm Desert 2022). The 2022 IS/MND determined that the Original Project would also be consistent with the physical character intended for the Town Center Neighborhood uses, per the City’s General Plan. In addition, because the Original Project proposed to use neutral-colored finishes that do not have highly reflective properties or other conditions that would cause substantial daytime or nighttime glare, and because the Original Project included a strategic landscape plan that would screen light sources and building surfaces, impacts were determined to be less than significant (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings and would still include new sources of light and glare. These new sources of light and glare would be visible from development along adjacent roadways and to light-sensitive receptors such as nearby residents and traveling motorists. However, all lighting installed for the Modified Project would be required to comply with the lighting standards identified in the City’s Municipal Code and the Project-specific lighting plan would be subject to review and approval by the City, which would ensure proper design, installation, and operation of all exterior lighting, thereby reducing the potential for glare effects, light spillover onto adjacent properties, and conflicts with adjacent land uses (City of Palm Desert 2022). There are no other changed circumstances or new information relating to aesthetics. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. The Modified Project would not result in any new or different impacts related to light and glare from those previously identified. No further analysis is required. 316

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3.2 Agriculture and Forestry Resources
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
II. AGRICLTURE AND FORESTRY RESOURCES – In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on
the maps prepared pursuant to the
Farmland Mapping and Monitoring
Program of the California Resources
Agency, to non-agricultural use?
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract?
c) Conflict with existing zoning for, or
cause rezoning of, forest land (as
defined in Public Resources Code
section 12220(g)), timberland (as
defined by Public Resources Code
section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section 51104(g))?
d) Result in the loss of forest land or
conversion of forest land to non-forest
use?
e) Involve other changes in the existing
environment which, due to their
location or nature, could result in
conversion of Farmland, to nonagricultural use or conversion of forest land to non-forest use?
2022 IS/MND Analysis Summary
Potential impacts related to agricultural and forestry resources were analyzed in the 2022 IS/MND on page

15. The 2022 IS/MND determined that the Project site does not include any zoning or resources related to agricultural, forestry, or timberland uses, and that there are no lands subject to Williamson Act contracts 317

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that would be affected. The 2022 IS/MND states that the Original Project area is defined as “Other Land,” and surrounding areas are mapped as “Urban and Built-Up Land.” Therefore, the 2022 IS/MND determined that there would be no impact regarding agricultural and forestry resources.

Modified Project Analysis
a) Would the project 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? No New Impact. The 2022 IS/MND states that the Project site is located in an urbanized area of the City that does not include any farmland in the vicinity as mapped by the Farmland Mapping and Monitoring Program, including Prime Farmland, Unique Farmland, or Farmland of Statewide Importance designations.

The 2022 IS/MND states that the desert area of the Project site is not located on land zoned for or used for agriculture or forest land and is not covered by a Williamson Act contract. Therefore, the 2022 IS/MND determined there would be no impact to agricultural and forestry resources (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to not result in the conversion of farmland to non-agricultural uses. As such, the Modified Project would not create a new or substantially worse significant impact with respect to farmland. Furthermore, there are no changes in circumstances or new information related to agricultural or forestry resources. Therefore, the Modified Project would result in no impacts to farmland, consistent with the 2022 IS/MND. Given this, the Modified Project would not result in any new or different impacts from those previously identified in the 2022 IS/MND. No further analysis is required. b) Would the project conflict with existing zoning for agricultural use, or a Williamson Act contract? No New Impact. The 2022 IS/MND identified that Williamson Act contracts do not exist within the vicinity of the Original Project and that the Project site does not include zoning for agricultural use. As such, there would be no impact (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not create new agricultural zones, nor would it conflict with existing zoning for agricultural use. Additionally, there are no Williamson Act contracts in the vicinity of the Modified Project under existing conditions (DOC 2022). There are no changes in circumstances or new information related to agricultural or forestry resources. Impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and no impact would result from the Modified Project. Therefore, the Modified Project would not result in any new or different impacts from those previously identified in the 2022 IS/MND. No further analysis is required.
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c) Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))? No New Impact. The 2022 IS/MND identified that the Project site does not contain land zoned for forestry uses as none exists within the desert area surrounding the Original Project. As such, the 2022 IS/MND determined there would be no impact with respect to zoning for forest land, timberland, or timberland zoned Timberland Production (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The analysis within the 2022 IS/MND is consistent with the impacts associated with the Modified Project. The Modified Project would not create a new or substantially worse significant impact with respect to zoning for forest land, timberland, or timberland zoned Timberland Production. Furthermore, there would be no change in circumstances or new information related to zoning of forest land, timberland, or timberland zoned Timberland Production. The Project site does not contain forest land or timberland, and no conflicts with forest land zoning would occur from the Modified Project. Impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and no impact would occur. Therefore, the Modified Project would not result in any new or different impacts relating to forest land or timberland zoning from those previously identified in the 2022 IS/MND. No further analysis is required. d) Would the project result in the loss of forest land or conversion of forest land to non-forest use? No New Impact. The 2022 IS/MND identified that the Project site and the desert area of the region do not have any land dedicated to or zoned for forestry uses. As such, the 2022 IS/MND identified that there would be no impact (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Project site does not contain forest land or timberland, and no loss of forest land would occur as part of the Modified Project. As such, the analysis within the 2022 IS/MND remains accurate with respect to the Modified Project and no impact would result from the Modified Project. The Modified Project would not create a new or substantially worse significant impact with respect to the loss of forest land or conversion of forest land to non-forest use. Furthermore, there would be no changed circumstances or new information related to the loss of forest land or conversion of forest land to non-forest use. Therefore, the Modified Project would not result in any new or different impacts relating to loss or conversion of forest land from those previously identified. No further analysis is required. e) Would the project 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?
No New Impact. As discussed in the 2022 IS/MND, the Project site does not have any land dedicated to or zoned for any agricultural or forestry uses. Implementation of the Original Project would not create conflicts involving agricultural or forest zones and would not result in other changes to the existing environment which, due to their location or nature, could result in conversion of farmland or forests, to non319

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agricultural or non-forestry use (City of Palm Desert 2022). As such, the 2022 IS/MND determined that no impact would occur.

The Modified Project would not create a new or substantially worse significant impact with respect to conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use as none exists on or near the Project site. Neither would there be changed circumstances or new information related to conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and no impact would occur. Therefore, the Modified Project would not result in any new or different impacts relating to other changes in the environment that could result in the conversion of farmland or forest land from those previously identified. No further analysis is required.

3.3 Air Quality
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
III. AIR QUALITY – Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct
implementation of the applicable air
quality plan?
b) Result in a cumulatively considerable
net increase of any criteria pollutant for
which the project region is
nonattainment under an applicable
federal or state ambient air quality
standard (including releasing
emissions that exceed quantitative
thresholds for ozone precursors)?
c) Expose sensitive receptors to
substantial pollutant concentrations?
d) Result in other emissions (such as
those leading to odors) adversely
affecting a substantial number of
people?
2022 IS/MND Analysis Summary
Potential impacts related to air quality were analyzed in the 2022 IS/MND on pages 16 through 22. The 2022 IS/MND evaluated potential impacts relating to whether the Original Project would conflict with or obstruct implementation of an applicable air quality plan, violate any air quality standards or contribute to an existing or projected air quality violation, result in cumulatively considerable increases in criteria air pollutants, expose sensitive receptors to substantial pollutant concentrations, or create objectionable 320

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odors. The 2022 IS/MND determined that impacts relating to cumulatively considerable increases in criteria air pollutants (threshold b) would be potentially significant; however, with mitigation incorporated, all potential air quality impacts were determined to be less than significant.

The 2022 IS/MND incorporated the following mitigation measure (MM):

MM AQ-1: SCAQMD Rule 403 (403.1 specific to the Coachella Valley): A Dust Control Plan shall be prepared and implemented by all contractors during all construction activities, including ground disturbance, grubbing, grading, and materials import and export. Said plan shall include but not be limited to the following best management practices:
▪ Treated and stabilized soil where activity will cease for at least four consecutive days; ▪ All construction grading operations and earth moving operations shall cease when winds exceed 25 miles per hour;
▪ Water site and equipment morning and evening and during all earth-moving operations; ▪ Operate street-sweepers on impacted paved roads adjacent to site; ▪ Establish and strictly enforce limits of grading for each phase of construction; ▪ Wash off trucks as they leave the project site to control fugitive dust emissions ▪ Cover all transported loads of soils, wet materials prior to transport, provide freeboard (space from the top of the material to the top of the truck) to reduce PM10 and deposition of particulate matter during transportation
▪ Use track-out reduction measures such as gravel pads at project access points to minimize dust and mud deposits on roads affected by construction traffic.

Modified Project Analysis
a) Would the project conflict with or obstruct implementation of the applicable air quality plan? No New Impact. As discussed in the 2022 IS/MND, the Original Project air quality analysis utilized the most current California Emissions Estimator Model (CalEEMod) at the time to calculate criteria air pollutants and greenhouse gas (GHG) emissions. The air quality analysis found that the unmitigated criteria air pollutant emissions from Original Project construction would not exceed the applicable South Coast Air Quality Management District (SCAQMD) Air Quality Significance Thresholds. As stated in the 2022 IS/MND, dust control measures would be implemented during construction as a standard requirement as part of a Cityapproved fugitive dust control plan in accordance with SCAQMD Rule 403 and 403.1, as well as City Municipal Code Chapter 24.12; thus, it was determined that construction air quality impacts would be less than significant. Further, the air quality analysis also found that the applicable SCAQMD Air Quality Significance Thresholds would not be exceeded during operation of the Original Project (City of Palm Desert 2022).

The 2022 IS/MND also discussed the Original Project’s consistency with SCAQMD’s Consistency Criterion No. 1 and Criterion No. 2 and determined that as it relates to SCAQMD’s Consistency Criterion No. 1, the Original Project would not result in an increase in the frequency or severity of existing air quality violations, or cause or contribute to new violations, or delay the timely attainment of air quality standards or the interim emissions reductions specified in the Air Quality Management Plan (AQMP). As demonstrated by the 321

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analysis within the 2022 IS/MND, the Original Project was determined to not result in emissions levels exceeding the applicable SCAQMD standards, and it was determined that the Original Project would not conflict with SCAQMD Consistency Criterion No. 1. As it relates to SCAQMD Consistency Criterion No. 2, the 2022 IS/MND determined that the Original Project would not exceed the assumptions in the AQMP. As the Original Project was designed in accordance with the City’s land use, zoning, and development standards, the Original Project would not exceed the local land development assumptions and would be consistent with the growth projections identified in the 2016 AQMP (City of Palm Desert 2022). Therefore, the 2022 IS/MND determined that the Original Project would not interfere with the AQMP and impacts relating to conflicts with the applicable air quality plan would be less than significant.

The Modified Project would allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Original Project proposed a total of approximately 515,930 square feet between all the proposed buildings, including the club/fitness center, while the Modified Project would allow for approximately 318,000 square feet of singlefamily homes: a reduction of approximately 197,930 square feet under the Modified Project, which would therefore reduce the overall construction intensity. The Modified Project, which would result in lower density residential development within the same development footprint, would generate 488 fewer residents on site, thereby reducing water and energy consumption and vehicle miles traveled (VMT), and therefore would generate less construction and operational criteria air pollutant emissions. Therefore, air emissions would be less than the levels analyzed for the Originally Project. As demonstrated in Appendix G of this Addendum Air Quality, Greenhouse (GHG) Emissions, and Energy Assessment, the Modified Project would not exceed the applicable South Coast Air Quality Management District (SCAQMD) Air Quality Significance Thresholds for construction or operation without mitigation. The Modified Project would still be required to implement dust control measures in accordance with SCAQMD Rule 403 and 403.1 and City Municipal Code Chapter

24.12. The Modified Project would continue to be designed in accordance with the City’s land use, zoning, and development standards, would not exceed the local land development assumptions featured in the 2022 AQMP, and therefore would not conflict with the AQMP. There would be no change in circumstances or new information relating to conflicts with or obstruction of implementation of the applicable AQMP. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in a less than significant impact. Therefore, the Modified Project would not result in any new or different impacts relating to conflicts with the applicable AQMP from those previously identified. No further analysis is required.
b) Would the project 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? No New Impact. As detailed within the 2022 IS/MND, the Coachella Valley portion of the Salton Sea Air Basin was formerly classified as “Severe-15” nonattainment for the 1997 8-hour ozone national ambient air quality standard with an attainment deadline of June 15, 2019. Over the past 15 years, the air quality in the Valley has steadily improved because of the implementation of emission control measures by SCAQMD and the California Air Resources Board (CARB). However, because SCAQMD could not practically attain the 1997 8-hour standard by the 2019 deadline due to higher ozone levels observed in 2017 and 2018, SCAQMD requested a reclassification that would extend the attainment deadline to June of 2024 (City of Palm Desert 2022).
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As discussed in the 2022 IS/MND, the Original Project was determined to result in emissions that would not exceed the applicable SCAQMD regional thresholds for ozone precursors. By complying with the adopted thresholds, the proposed development is also complying with the overall attainment strategies reflected in the currently adopted 2022 AQMP. Although the Coachella Valley is currently designed as a serious nonattainment area for PM10, the U.S. Environmental Protection Agency (EPA)-approved Coachella Valley PM10 State Implementation Plan is in place with an attainment strategy for meeting the PM10 standard (City of Palm Desert 2022). As stated in the 2022 IS/MND, Chapter 24.12 (Fugitive Dust [PM10] Control Plan) a fugitive dust control plan must be prepared and approved prior to any earthmoving activities, implementation of which must be under the supervision of an individual with training on Dust Control within the Coachella Valley. With implementation of a PM10 Control Plan during construction as required by Mitigation Measure AQ-1, the Original Project would not result in emissions that exceed applicable SCAQMD Air Quality Significance Thresholds for PM10 (City of Palm Desert 2022). As such, the 2022 IS/MND determined that because the Original Project would be consistent with the AQMP, the Coachella Valley PM10 and Ozone State Implementation Plan, all SCAQMD Air Quality Significance Thresholds, and would implement MM AQ-1, impacts relating to a cumulatively considerable net increase of any criteria pollutant would be less than significant with mitigation incorporated.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Original Project proposed a total of approximately 515,930 square feet between all the proposed buildings, including the club/fitness center, while the Modified Project would allow for approximately 318,000 square feet of single-family homes. The Modified Project would result in a reduction of approximately 197,930 square feet and therefore would reduce construction intensity. The Modified Project, which would generate 488 fewer residents would be expected to generate less criteria air pollutant emissions than the levels identified for the Original Project. As discussed in Appendix G, Air Quality, Greenhouse (GHG) Emissions, and Energy Assessment, the Modified Project would not result in emissions that would exceed the applicable SCAQMD regional thresholds for ozone precursors, PM10 or any criteria pollutant. Nevertheless, the Modified Project would also be required to implement MM-AQ-1. There would be no change in circumstances or new information relating to a cumulatively considerable net increase of any criteria pollutant. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in an impact of less than significant with mitigation incorporated.

Therefore, the Modified Project would not result in any new or different impacts relating to a violation of any air quality standards or relating to a cumulatively considerable net increase of any criteria pollutant forwhich the project region is nonattainment from those previously identified. No further analysis is required. c) Would the project expose sensitive receptors to substantial pollutant concentrations? No New Impact. As discussed in the 2022 IS/MND, the nearest residential structures to the Project site are located north of Frank Sinatra Drive and east of Portola Avenue, respectively. Based on the analysis conducted in the 2022 IS/MND, it was found that the Original Project’s construction emissions would not exceed the established thresholds, SCAQMD Localized Significance Thresholds. Thus, the Original Project was determined to not result in emissions capable of exposing sensitive receptors to localized substantial pollutant concentrations. The 2022 IS/MND also determined that the Original Project would not situate new housing in a location known to be exposed to existing or planned sources of substantial emissions (City 323

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of Palm Desert 2022). As such, the 2022 IS/MND determined impacts relating to exposure of sensitive receptors to substantial pollutant concentrations would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings.

Implementation of the lower density Modified Project would not increase construction emissions and thus would not expose sensitive receptors to substantial pollutant concentrations as compared to the Original Project. As discussed in Appendix G, Air Quality, Greenhouse (GHG) Emissions, and Energy Assessment, the Modified Project would not exceed the established thresholds, SCAQMD Localized Significance Thresholds, CO Hotspots and would result in a less than significant impact related to health impacts from criteria pollutants. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in a less than significant impact. Therefore, the Modified Project would not result in any new or different impacts relating to exposure of sensitive receptors to substantial pollutant concentrations from those previously identified. No further analysis is required. d) Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
No New Impact. As detailed within the 2022 IS/MND, implementation of the Original Project would not result in emissions that exceed the applicable SCAQMD Air Quality Significance Thresholds or Localized Significance Thresholds. The proposed residential uses and private amenities are not expected to include or be located near facilities commonly known to generate odors; thus, it was determined that the Original Project would not result in odor or other emissions that would adversely affect substantial numbers of people (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts relating to objectionable odors or other emissions would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. Similar to the Original Project, the Modified Project’s proposed residential uses and private amenities would not expose a substantial number ofpeople to odors or other emissions (see Appendix G of this Addendum). There is no new information or changed circumstances. As such, impacts associated with the Modified Project would be consistentwith the analysis in the 2022 IS/MND and would result in a less than significant impact.

Therefore, the Modified Project would not result in any new or different impacts relating to objectionable odors from those previously identified. No further analysis is required. 324

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3.4 Biological Resources
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
IV. BIOLOGICAL RESOURCES – Would the project:
a) Have a substantial adverse effect,
either directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or specialstatus species in local or regional plans, policies, or regulations, or by the
California Department of Fish and
Wildlife or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on
any riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, regulations or
by the California Department of Fish
and Wildlife or U.S. Fish and Wildlife
Service?
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?
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
established native resident or
migratory wildlife corridors, or impede
the use of native wildlife nursery sites?
e) Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?
f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan,
or other approved local, regional, or
state habitat conservation plan?
g) Affect a Significant Ecological Area
(SEA) or Significant Natural Area (SNA)
as identified on the City of Santa Clarita
ESA Delineation Map?
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2022 IS/MND Analysis Summary
Potential impacts related to biological resources were analyzed in the 2022 IS/MND on pages 23 through

27. The 2022 IS/MND determined that impacts relating to a substantial adverse effect on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations (threshold a) would be less than significant with mitigation incorporated, while all other potential impacts to biological resources were determined to result in no impact.

The 2022 IS/MND incorporated the following mitigation measures:

MM BR-1: Prior to construction and issuance of any grading permit, the City of Palm Desert shall ensure compliance with the CVMSHCP and its associated Implementing Agreement and shall ensure that payment of the CVMSHCP Local Development Mitigation Fee for the proposed Project is sent to the Coachella Valley Conservation Commission.

MM BR-2: The project proponent shall ensure that burrowing owl clearance survey is performed not more than 14 days prior to project site disturbance (clearing, grubbing, grading, construction). If any owls are identified, the most current protocol established by the California Department of Fish and Wildlife (Burrowing Owl Mitigation) must be followed. It is also recommended that a survey take place 24 hours prior to ground disturbance as burrowing owls may colonize or recolonize the site within the time between the original survey and project activities.

Modified Project Analysis
a) Would the project 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 Wildlife or U.S. Fish and Wildlife Service? No New Impact. As discussed in the 2022 IS/MND, James W. Cornett Ecological Consultants conducted a General and Focused Biological Resources Assessment for the Original Project, which covered the Project site and 100 yards beyond all site boundaries. Field surveys for plant and animal species were also initiated in February 2022. The flat Project site is subject to the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and is included as part of the sand field habitat of the valley floor as described in the CVMSHCP. There are no naturally occurring springs or permanent aquatic habitats within or near the Project site, and no streams or dry washes are shown on the U.S. Geological Survey (USGS) maps for the Project site. The Inventory of Rare and Endangered Plants of California, published by the California Native Plant Society (CNPS), the California Natural Diversity Database (CNDDB) Special Plan List (2021), and the Endangered, Threatened, and Rare Plants of California (2021) list a total of five plant species that could occur on the Project site: the glandular ditaxis, ribbed cryptantha, flat-seeded spurge, Coachella Valley milk vetch, and the Salton milkvetch (City of Palm Desert 2022).

As described in the 2022 IS/MND, the glandular ditaxis is a rare perennial herb which is not a covered species under the CVMSHCP and that, if present on the Project site, likely would have been detected during the field surveys; it was not detected and therefore the 2022 IS/MND presumed it does not occur on the Project site. The ribbed cryptantha is an uncommon ephemeral species not listed as rare, threatened, or endangered, but considered sensitive by the CNPS, and was not detected on site during the field surveys.

The flat-seeded spurge is an extremely rare ephemeral herb known to occur on sandy soils in the Sonoran 326

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Desert; this species, not listed under the CVMSHCP and not listed as rare, threatened, or endangered, but considered sensitive by the CNPS, was not detected on site during the field surveys. The Coachella Valley milk vetch, an uncommon perennial herb known to occur on sandy soils in the Coachella Valley, was not detected on or near the Project site during the field surveys (City of Palm Desert 2022). However, as stated in the 2022 IS/MND, this subspecies has been found within a 1- mile radius of the Project site in similar habitat, and therefore, seeds of this species may exist on site. Potential impacts to the milk vetch would be fully mitigated by the CVMSHCP through the payment of the Plan mitigation fee. The Salton milk vetch is a perennial herb found in the Sonoran Desert considered sensitive by the CNPS, but not covered under the CVMSHCP; none were detected on or near the Project site during the field surveys (City of Palm Desert 2022).

As stated in the 2022 IS/MND, the biological report for the Original Project concluded that there is no evidence or records that any plant species considered sensitive occur on the Project site, and that any species that might occur on site is either covered under the CVMSHCP or is not listed by either the State or the federal government. No individuals of the Palm Springs Pocket Mouse or the desert kit fox were detected during on or near the Project site. However, the Palm Springs ground squirrel, a species covered under the CVMSHCP, was detected on the Project site twice. Potential impacts to this species would be mitigated through the payment of required habitat acquisition fees. Intensive burrowing owl surveys were conducted and returned negative results for the species on the Project site (City of Palm Desert 2022).

However, because the Project site is suitable habitat for the owl and because active burrows have been found several times within two miles of the Project site, the 2022 IS/MND assumed that the burrowing owl could take residential on site at any time. In addition, a concerted effort was made to find signs of the officially listed desert tortoise; however, no evidence of any kind was found and because the CNDDB has no records of the tortoise on or within one mile of the Project site, it was concluded that this species does not occur on site or in the immediate vicinity of the Project site. Similarly, no evidence of the flat-tailed horned lizard was found on site (City of Palm Desert 2022). As such, the 2022 IS/MND determined that because the Original Project would be required to comply with the CVMSHCP and because the Original Project would implement Mitigation Measures BR-1 and BR-2, impacts relating to species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service would be less than significant with mitigation incorporated.

Dudek conducted a general field reconnaissance survey, including vegetation mapping and a general habitat assessment within the Modified Project in February of 2025 to document current site conditions and conducted a focused rare plant survey in April of 2025 as part of the August 2025 Biological Resources Technical Report prepared for the Modified Project (Appendix B). The updated surveys confirmed that there are no naturally occurring springs or permanent aquatic habitats within or near the Modified Project site.

No rare, threatened, or endangered plant species were observed, nor were any CVMSHCP covered species observed during the April 2025 focused rare plant survey. One special-status wildlife, loggerhead shrike, was observed during the 2025 field efforts, and two special-status wildlife species, burrowing owl and Crotch’s bumble bee, were determined to have a low potential to occur based on known species distribution, species-specific habitat preferences, and habitat conditions on the Modified Project. Of these, only burrowing owl is covered by the CVMSHCP. However, implementation of mitigation measure BR-2 shall include clearance surveys for these applicable species that would ensure potential direct impacts remain less than significant.
327

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The 2022 IS/MND mitigation measure has been updated accordingly:

MM BR-2: The project proponent shall ensure that burrowing owl clearance survey is performed not more than 14 days prior to project site disturbance (clearing, grubbing, grading, construction). If any owls are identified, the most current protocol established by the California Department of Fish and Wildlife (Burrowing Owl Mitigation) must be followed. It is also recommended that a survey take place 24 hours prior to ground disturbance as burrowing owls may colonize or recolonize the site within the time between the original survey and project activities.

If construction activities are to take place during the avian nesting season or breeding season (February 15 through August 31 for most bird species; and January 1 through August 31 for raptors), a pre-construction survey for nesting bird species, including raptors, shall be conducted within 3 days prior to vegetation removal. The survey will identify any active nesting by special-status birds on the project site or within 200 feet of the project boundary. If active nests of special-status birds are present in the impact area or within 200 feet of the edge of construction area, a qualified biologist shall prescribe avoidance measures to be approved by the City Palm Desert including, but not limited to, establishing a construction buffer until the nesting activity is concluded. The type of species, nesting stage, surrounding topography, existing conditions, and type of construction activity will determine the appropriate avoidance measures.

It should be noted also that under California Fish and Game Code 3503 and the Migratory Bird Treaty Act, no active nests, eggs, or young of native birds can be directly disturbed. For non-special-status species, the qualified biologist will work with the construction contractor to ensure that no active bird nests are directly disturbed as a result of the project.

A pre-construction survey for Crotch’s bumble bee shall occur within the construction area where suitable habitat has been identified during the primary flight period for workers and males (March 1 through June 30) prior to the start of construction activities. The survey shall ensure that no nests for Crotch’s bumble bee are located within the construction area. Crotch’s bumble bee is a habitat generalist, ground-nesting bee. Surveys and other relevant recommendations shall be in accordance with the most recent protocol available at the time of the surveys.

If nest resources occupied by Crotch’s bumble bee are detected within the construction area, no construction activities shall occur within 100 feet of the occupied nest resources, or as determined by a qualified biologist through evaluation of topographic features or distribution of floral resources. The nest resources shall be avoided for the duration of the Crotch’s bumble bee nesting period (February 1 through October 31). Outside of the nesting season, it is assumed that no live individuals would be present within the nest, because the daughter queens (gynes) usually leave by September, and all other individuals (original queen, workers, males) die. The gynes are highly mobile and can independently disperse to outside the construction footprint to the proposed open space or other suitable areas beyond that have suitable hibernaculum resources. Because construction will have occurred in the area outside the occupied nesting resources, no suitable habitat will be present in the impact area, and it is assumed that new queens will disperse to habitat outside the construction area.
328

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The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to be required to comply with the CVMSHCP and implement mitigation measure BR-1 as well as updated mitigation measure BR-2. As such, impact associated with the Modified Project would be consistent with the impact conclusions provided in the 2022 IS/MND and would result in an impact of less than significant with mitigation incorporated. No further analysis is required. b) Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
No New Impact. As described in the 2022 IS/MND, the biological survey performed on the Project site did not find any naturally occurring springs, streams or dry washes, permanent aquatic habitats, or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service. Therefore, the 2022 IS/MND determined that no impact would occur in this regard.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not affect riparian habitats or sensitive natural communities as none exist on or near the Project site as confirmed during the updated 2025 survey efforts. There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in no impact. Therefore, the Modified Project would not result in any new or different impacts relating to any riparian habitat or other sensitive natural community from those previously identified. No further analysis is required. c) Would the project 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?
No New Impact. As described in the 2022 IS/MND, the Project site does not contain federally protected wetlands, marshes, or other drainage features, and the National Wetland Inventory indicated that there are no wetlands or riparian resources on the Project site. In addition, the analysis did not identify any naturally occurring springs or permanent aquatic habitats on or near the Project site. The proposed on-site storm drain improvements include facilities to prevent runoff to adjacent land uses, and a project-specific Water Quality Management Plan (WQMP) would be required to ensure that the Original Project does not contain pollutants of concern in any storm runoff (City of Palm Desert 2022). As such, the 2022 IS/MND determined that no impact to state or federally protected wetlands would occur.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to be required to implement on-site storm drain improvements and implement a project-specific WQMP. The Modified Project would not affect state or federally protected wetlands. Further, there are no changed circumstances or new information relating to state or federally protected wetlands as confirmed during the updated 2025 survey efforts. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in no 329

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impact. Therefore, the Modified Project would not result in any new or different impacts relating to protected wetlands from those previously identified. No further analysis is required. d) Would the project 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?
No New Impact. As stated in the 2022 IS/MND, the biological report prepared for the Original Project found that no migratory wildlife corridors or native wildlife nursery sites were found on the Project site or adjacent properties, and no discernable routinely used corridors were found. The Project site, surrounded by developed and highly disturbed environments, residential communities, and roadways, has been disturbed by historical grading and does not act as a wildlife corridor or native wildlife nursery site (City of Palm Desert 2022). As such, the 2022 IS/MND determined that the Original Project would result in no impact relating to the movement of native resident or migratory fish or wildlife species.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to not affect the movement of native resident or migratory fish or wildlife species. Further, there would be no changed circumstances and no new information as confirmed during the updated 2025 survey efforts. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in no impact. Therefore, the Modified Project would not result in any new or different impacts relating to the movement of native resident or migratory fish or wildlife species from those previously identified. No further analysis is required. e) Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
No New Impact. As discussed in the 2022 IS/MND, the Project site is vacant with scattered vegetation and does not support high value biological resources, and the Original Project would not result in demolition or tree removal. The Original Project would comply with the CVMSHCP and there are no other unique local policies or ordinances protecting biological resources, including a tree preservation policy or ordinance, that the Original Project could potentially conflict with (City of Palm Desert 2022). As such, the 2022 IS/MND determined that the Original Project would result in no impact relating to conflicts with any local policies protecting biological resources.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to comply with the CVMSHCP and therefore would not conflict with existing local policies or ordinances protecting biological resources. There are no changed circumstances and no new information as confirmed during the updated 2025 survey efforts. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in no impact. Therefore, the Modified Project would not result in any new or different impacts relating to conflicts with any local policies protecting biological resources from those previously identified. No further analysis is required.
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f) Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? No New Impact. As discussed in the 2022 IS/MND, the Original Project is located within the boundaries of the CMSHCP but is not located within a Conservation Area under the plan, and there are no known significant biological resources on the Project site. The CVMSHCP implements a habitat mitigation fee to be paid to the City for new development to support the acquisition of conservation lands. Thus, the Original Project would comply with all required plan provisions and would pay the required fee in conformance with the CVMSHCP and City Ordinance (City of Palm Desert 2022). As such, the 2022 IS/MND determined that the Original Project would result in no impact relating to conflicts with an adopted habitat conservation plan or natural community conservation plan.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to comply with the CVMSHCP and pay the required fees. There are no changed circumstances and no new information. As such, the Modified Project would not conflict with provisions of an approved local, regional, or state habitat conservation plan. Impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in no impact.

Therefore, the Modified Project would not result in any new or different impacts relating to conflicts with an adopted habitat conservation plan or natural community conservation plan from those previously identified.

No further analysis is required.

3.5 Cultural Resources
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
V. CULTURAL RESOURCES – Would the project:
a) Cause a substantial adverse change in
the significance of a historical resource
pursuant to §15064.5?
b) Cause a substantial adverse change in
the significance of an archaeological
resource pursuant to §15064.5?
c) Disturb any human remains, including
those interred outside of formal
cemeteries?
2022 IS/MND Analysis Summary
Potential impacts related to cultural resources were analyzed in the 2022 IS/MND on pages 28 and 29.

The 2022 IS/MND determined that all potential impacts would be less than significant. 331

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Modified Project Analysis
a) Would the project cause a substantial adverse change in the significance of a historical resource pursuant to Section 15064.5?
No New Impact. As discussed in the 2022 IS/MND, CRM Tech prepared a Historical/Archaeological Resource Survey Report for the Original Project in April 2022 and utilized information from a past CRM Tech Phase I cultural resources survey for the Original Project area completed in 2006, which included a records search, background research, Native American consultation, and an intensive-level field survey. Throughout the course of the 2022 and 2006 research procedures, no historical resources were identified within or adjacent to the Project site. In addition, a different 2015 CRM Tech survey for the Original Project area also yielded negative results for historical resources. As stated in the 2022 IS/MND, the results of records searches for two studies carried out on properties within a 1-mile radius of the Project site were examined for pertinent information and they indicated that no additional cultural resources studies occurred within the Original Project area between 2015 and 2018, that no additional historical or archaeological resources have been identified within the Original Project area or within a 1-mile radius, and the only known cultural resources within a half mile of the Original Project area is Site 33-005080, located approximately 0.25 miles outside of the Project area. Additionally, during the 2022 field inspection conducted for the Original Project at the Project site, no historical or archaeological resources were encountered in the Original Project area (City of Palm Desert 2022). As such, the 2022 IS/MND concluded that impacts to historical resources would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. Because the proposed Project site is unchanged, the Modified Project would continue to not directly impact historical resources within the City. There are no other changed circumstances. Additionally, the Cultural Resources Constraints Analysis conducted for the Modified Project included a records search update, which indicated that no recently identified resources have been identified within the Modified Project site (Appendix C). As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in impacts that are less than significant. The Modified Project would not result in any new or different impacts relating to historical resources from those previously identified. No further analysis is required.
b) Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5?
No New Impact. As discussed in the 2022 IS/MND, CRM Tech prepared a Historical/Archaeological Resource Survey Report for the Original Project in April 2022 and utilized information from a past CRM Tech Phase I cultural resources survey for the Original Project area completed in 2006. CRM Tech also submitted a written Sacred Lands File request to the Native American Heritage Commission (NAHC) for information pertaining to known Native American cultural resources in the Original Project vicinity; however, the NAHC reply stated that the Sacred Lands File identified no such resources in or near the Original Project area. In addition, the 2022 field survey produced negative results and records searched indicate that no additional cultural resources have been identified within the Original Project area or within a 1-mile radius (City of Palm Desert 2022). As such, the 2022 IS/MND concluded that impacts to archaeological resources would be less than significant.
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The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not directly impact archaeological resources in the City as the Cultural Resources Constraints Analysis conducted for the Modified Project, which included a South Coastal Information Center and NAHC Sacred Lands File records search update, found that no previously identified cultural resources intersect the Modified Project area (Appendix C). Additionally, there are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in a less than significant impact. Therefore, the Modified Project would not result in any new or different impacts relating to archaeological resources from those previously identified. No further analysis is required.
c) Would the project disturb any human remains, including those interred outside of formal cemeteries? No New Impact. As discussed in the 2022 IS/MND, the Original Project would not be expected to affect any human remains, including those outside of formal cemeteries. The 2022 field survey conducted for the Original Project did not show any evidence of human activities dating to prehistoric or historic periods, and no other sites, features, artifacts, or built environment features were encountered. Pursuant to California Health and Safety Code Section 7050.5, in the event of discovery or recognition of any human remains, the Original Project would be required to halt until the County Coroner has examined the remains. If the coroner determines that the remains are not recent and may be Native American, Public Resources Code Section 5097.98 requires the coroner to notify the NAHC within 24 hours (City of Palm Desert 2022). As stated in the 2022 IS/MND, compliance with these State laws would reduce any potential impacts to human remains to a level of less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to be required to comply with State law and would not disturb human remains. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in a less than significant impact. Therefore, the Modified Project would not result in any new or different impacts relating to human remains from those previously identified. No further analysis is required.

3.6 Energy
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
VI. ENERGY – Would the project:
a) Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary
consumption of energy resources,
during project construction or
operation?
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New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
b) Conflict with or obstruct a state or local
plan for renewable energy or energy
efficiency?
2022 IS/MND Analysis Summary
Potential impacts related to energy were analyzed in the 2022 IS/MND on pages 30 through 40. The 2022 IS/MND determined that potential impacts relating to energy would be less than significant.

Modified Project Analysis
a) Would the project result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? No New Impact. As discussed in the 2022 IS/MND, electricity and natural gas are the primary sources of energy within the City, provided by Southern California Edison (SCE) and Southern California Gas Company (SoCalGas), respectively. The Original Project would be expected to use energy in the form of electricity, natural gas, and petroleum during construction and operation (City of Palm Desert 2022). As stated in the 2022 IS/MND, although the Original Project would require electricity for various activities during construction, electricity use would be temporary, and the amount of electricity required would be negligible.

Natural gas would not be used for construction; although, petroleum would be used during construction for construction equipment and from construction workers that are expected to travel to and from the Project site in gasoline-powered cars. However, no unusual Original Project characteristics or construction processes that would require the use of equipment that would be more energy intensive that is used for comparable activities or would not conform to current emissions standards would occur (City of Palm Desert 2022). Overall, the 2022 IS/MND estimates that the Original Project would consume approximately 76,767.3 gallons of gasoline, 125,387.9 gallons of diesel fuel, and 202,155.2 gallons of petroleum during construction, which would not represent the use of energy resources in a wasteful or inefficient manner.

In addition, as discussed in the 2022 IS/MND, the Original Project would not result in the use of excessive amount of fuel or electricity and would not result in the need to develop additional sources of energy.

Although energy use would not be excessive, the Original Project incorporated several energy efficient design features aimed at minimizing energy use. Operation of the Original Project was determined to result in a long-term increase in demand for electricity and natural gas. However, the Original Project would be required to comply with the California Building Code (CBC) and California Energy Code standards to ensure efficient technologies and practices are used at the Project site (City of Palm Desert 2022). As such, the 2022 IS/MND determined that the Original Project would not result in the inefficient, wasteful, or unnecessary use of natural gas during operation.

Furthermore, as discussed in the 2022 IS/MND, although the Original Project would result in additional VMT, over the lifetime of the Original Project, the fuel efficiency of cars and advancement of more efficient 334

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technology is expected to increase, which would, over time, reduce the amount of petroleum consumed for vehicle trips to and from the Project site during operation. In addition, regional VMT and associated emissions would be reduced by the proposed on-site sidewalk improvements to improve pedestrian connectivity, encouraging telecommuting and alternative work schedules, and implementing a school bus program (City of Palm Desert 2022). As stated in the 2022 IS/MND, the Original Project would provide for and promote energy efficiencies required under other applicable federal and State of California standards and regulations, which would allow the Original Project to meet CBC, Title 24 standards. It was determined that the energy consumed for the Original Project would be comparable to energy consumed by other residential uses of similar scale and intensity. The Original Project would also implement required measures under the City’s General Plan, Municipal Code, the CBC, and the California Energy Code (City of Palm Desert 2022). As such, the 2022 IS/MND determined that the Original Project would not result in the inefficient, wasteful, or unnecessary consumption of energy, and impacts would be less than significant.

The Modified Project is proposed to allow for the construction of lower density, one- to two-story singlefamily homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Original Project proposed a total of approximately 515,930 square feet between all the proposed buildings, including the club/fitness center, while the Modified Project would allow for approximately 318,000 square feet of single-family homes: a reduction of approximately 197,930 square feet under the Modified Project. The Modified Project, which would generate 488 fewer residents on site and would therefore utilize less energy than the levels analyzed in the 2022 IS/MND, would still be required to implement required measures under the City’s General Plan, Municipal Code, the CBC, and the California Energy Code to ensure efficient technologies and practices are used at the Project site. As detailed in Appendix G, Air Quality, Greenhouse (GHG) Emissions, and Energy Assessment, the Modified Project would not result in the inefficient, wasteful, or unnecessary consumption of energy. There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in a less than significant impact. Therefore, the Modified Project would not result in any new or different impacts relating to wasteful, inefficient, or unnecessary consumption of energy resources from those previously identified. No further analysis is required. b) Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency? No New Impact. As discussed in the 2022 IS/MND, regarding federal transportation regulations, the Project site is located in a developed area with existing roads in place; thus, the Original Project was determined to not interfere with or obstruct intermodal transportation plans or projects as none are being planned for the Original Project area. Regarding the State’s Energy Plan and compliance with Title 24 energy efficiency standards, the Original Project is required to comply with the California Green Building Standards Code (CALGreen) requirements for energy efficient buildings and appliances, as well as energy efficiency programs implemented by SCE and SoCalGas. Regarding the State’s Renewable Energy Portfolio Standards, the Original Project would be required to meet or exceed the energy standards established in Title 24, Part 11 of CALGreen, which require that new buildings reduce water consumption, employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutant-emitting finish materials. In addition, the Original Project was deemed to be consistent with the applicable strategies of the City’s Sustainability Plan and GHG Inventory, as well as CARB’s Scoping Plan. The Original Project property would be required to comply with all applicable federal, state, and local guidelines and regulations regarding energy efficient building design and standards (City of Palm Desert 2022). As such, the 2022 IS/MND determined that the Original Project 335

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would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency, and impacts were determined be less than significant.

The Modified Project is proposed to allow for the construction of lower density, one- to two-story singlefamily homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project, which would generate 488 fewer residents on site and would therefore utilize less energy than the levels analyzed in the 2022 IS/MND, would still be required to comply with the latest CALGreen and energy efficiency programs implemented by SCE and SoCalGas. As presented in Appendix G, Air Quality, Greenhouse (GHG) Emissions, and Energy Assessment, implementation of the Modified Project would not conflict with state or local plans related to renewable energy or energy efficiency, There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in a less than significant impact.

Therefore, the Modified Project would not result in any new or different impacts relating to conflicts with a State or local plan for renewable energy from those previously identified. No further analysis is required.

3.7 Geology and Soils
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
VII. GEOLOGY AND SOILS – Would the project:
a) Directly or indirectly cause potential
substantial adverse effects, including
the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Priolo Earthquake
Fault Zoning Map issued by the
State Geologist for the area or
based on other substantial
evidence of a known fault? Refer to
Division of Mines and Geology
Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure,
including liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the
loss of topsoil?
c) Be located on a geologic unit or soil
that is unstable, or that would become
unstable as a result of the project, and
potentially result in on- or off-site
landslide, lateral spreading,
subsidence, liquefaction, or collapse?
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New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
d) Be located on expansive soil, as
defined in Table 18-1-B of the Uniform
Building Code (1994), creating
substantial risks to life or property?
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?
f) Directly or indirectly destroy a unique
paleontological resource or site or
unique geologic feature?
2022 IS/MND Analysis Summary
Potential impacts related to geology and soils were analyzed in the 2022 IS/MND on pages 41 through 45.

The 2022 IS/MND determined that potential impacts relating to paleontological resources would be less than significant with mitigation, while all other geology and soils impacts would be less than significant.

The 2022 IS/MND incorporated the following mitigation measure:

MM GEO-1: A qualified paleontologist shall be retained and present during the first days of ground disturbing activities. Once the paleontologist has had a chance to assess the sediments and paleontological potential of the project area, he/she may make a recommendation to reduce the monitoring effort, as appropriate, or continue with full time monitoring. This decision shall be communicated along with the rationalization to the City for their records.

Modified Project Analysis
a) Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.

No New Impact. As discussed in the 2022 IS/MND, the City’s General Plan notes that the City’s planning area is not located in an active fault zone; however, the planning area is bordered by three active faults, including the San Andreas Fault, located approximately 4 miles north of the planning area and 4.2 miles northeast of the proposed Project site. Other nearby faults include the San Jacinto Fault, approximately 10 miles southwest of the City’s planning area, and the Elsinore Fault, approximately 30 miles to the southwest. Although ground shaking is expected to occur within the City, rupture from an earthquake fault is not anticipated to occur on the Project site (City of Palm Desert 2022). Therefore, the 2022 IS/MND determined that the Original Project would not expose people or structures to potentially substantial adverse effects from rupture of a known earthquake fault and determined that impacts would be less than significant. 337

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The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. As discussed in the Updated Geotechnical Report prepared for the Modified Project (Appendix A), the Project site is not located within an “Alquist-Priolo” Earthquake Fault Zone. There are no changed circumstances or new information relating to geology and soils. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to rupture of a known earthquake fault from those previously identified. No further analysis is required. ii) Strong seismic ground shaking?
No New Impact. As discussed in the 2022 IS/MND, strong ground shaking is the geologic hazard that has the greatest potential to severely impact the Palm Desert planning area due to the major faults in the region, such as the San Andreas and San Jacinto faults. All structures within the City’s planning area would experience significant shaking and could be damaged if not designed properly. However, the City requires all new construction to meet the standards of the Uniform Building Code for Seismic Zone 4 and to comply with the most current seismic design coefficients and ground motion parameters, and to comply with all applicable provisions of the CBC and City Municipal Code Section 15.04.010 (Adoption of California Building Code). In addition, remedial grading and construction would work to reduce exposure of people or structures to adverse effects from seismic hazards to the greatest extent possible (City of Palm Desert 2022). As stated in the 2022 IS/MND, compliance with these building safety design standards would ensure that potential geology and soils impacts would be less than significant. Therefore, the Original Project would not expose people or structures to potentially substantial adverse effects from strong seismic ground shaking and impacts would be less than significant (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. As discussed in the Updated Geotechnical Report prepared for the Modified Project (Appendix A), the Project site is not located within an “Alquist-Priolo” Earthquake Fault Zone. Construction of the Modified Project would continue to be required to comply with all applicable City standards and the CBC. The Modified Project would not result in any ground-shaking impacts. Further, there are no changed circumstances or new information relating to geology and soils. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to strong seismic ground shaking from those previously identified. No further analysis is required.
iii) Seismic-related ground failure, including liquefaction? No New Impact. As discussed in the 2022 IS/MND, the City’s General Plan states that, according to the Riverside County Land Use Information System, the majority of the City is located in an area susceptible to moderate liquefaction potential. Factors known to influence liquefaction include depth to groundwater, soil type, structure, grain size, relative density, the intensity and duration of ground shaking, and the soils most 338

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susceptible to liquefaction are saturated, loose, sandy soils and low plasticity clay and silt (City of Palm Desert 2022). The 2022 IS/MND found that because the Project site soils include Myoma fine sand and because historic groundwater levels at the Project site are greater than 50 feet below the ground surface, liquefaction potential at the Project site is low. Furthermore, the 2022 Original Project-specific Geotechnical Report states that exploratory boreholes did not encounter groundwater to the maximum explored depth, and it was determined that risks associated with liquefaction were negligible. The 2022 IS/MND determined that adherence to standard design requirements for Seismic Zone 4 and CBC standards would ensure that the Original Project’s seismic-related ground failure and liquefaction impacts would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. As detailed in the Updated Geotechnical Report prepared for the Modified Project (Appendix A), the Project site is not located within an “Alquist-Priolo” Earthquake Fault Zone and the Project site is not mapped within a State of California Seismic Hazard Zone for liquefaction or earthquake-induced landslides. Similar to the Original Project, the Modified Project would be required to comply with City standards, including the building requirements for Seismic Zone 4 and CBC standards. Therefore, the Modified Project would not result in any seismic-related ground failure impacts. Further, there are no changed circumstances or new information relating to seismic-related conditions in the project area. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to seismic-related ground failure from those previously identified. No further analysis is required. iv) Landslides?
No New Impact. As discussed in the 2022 IS/MND, Figure 7.5 of the City’s General Plan indicates that potential landslide hazards are primarily located in the hillside or mountainous areas of the southernmost portions of the City; however, the proposed Project site is located in a central area of the City that is not designated as having landslide potential and where the site is characterized by flat topography and partially disturbed native desert conditions. As such, the 2022 IS/MND determined that the Original Project’s landslide impacts would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. As detailed in the Updated Geotechnical Report prepared for the Modified Project (Appendix A), the Project site is not located within an “Alquist-Priolo” Earthquake Fault Zone; nor is the site mapped within a State of California Seismic Hazard Zone for liquefaction or earthquake-induced landslides. There are no changed circumstances nor any new information relating to geology and soils, including landslide potential. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to landslides from those previously identified. No further analysis is required. b) Would the project result in substantial soil erosion or the loss of topsoil? No New Impact. As discussed in the 2022 IS/MND, the City is susceptible to wind erosion and hazards associated with wind erosion, including the Project site, which is located in an area with a Very High Wind 339

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Erodibility Rating. The Original Project would be required to implement a PM10 Fugitive Dust Control Plan per SCAQMD Rule 403.1 and per Mitigation Measure AQ-1. This plan would be submitted and reviewed as part of the grading permit process to minimize potential impacts caused by blowing dust and sand during construction.

Best management practices (BMPs) included in the required PM10 Dust Control Plan would work to reduce windborne fugitive dust caused by earth movement to the greatest extent possible (City of Palm Desert 2022).

As detailed further in the 2022 IS/MND, because the Original Project is larger than one acre, it would also be required to comply with the most current Construction General Permit (CGP) (Order No. 2009-0009- DWQ as amended by 2010-0014-DWQ and 2012-0006-DWQ), which involves implementation of a Stormwater Pollution Prevention Plan (SWPPP) that would reduce potential adverse impacts to surface water quality during construction from construction activities by utilizing specific BMPs and other necessary compliance measures to prevent soil erosion and stormwater runoff pollution (City of Palm Desert 2022).

As stated in the 2022 IS/MND, implementation of the Fugitive Dust Control Plan and the SWPPP would ensure that the Original Project’s erosion impacts would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. As detailed in the Updated Geotechnical Report prepared for the Modified Project (Appendix A), the Project site is not located within an “Alquist-Priolo” Earthquake Fault Zone; nor is the site mapped within a State of California Seismic Hazard Zone for liquefaction or earthquake-induced landslides. Similar to the Original Project, development of the Modified Project would continue to be required to implement a Fugitive Dust Control Plan and a SWPPP. There are no changed circumstances or new information relating to geology and soils.

As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to substantial soil erosion or the loss of topsoil from those previously identified.

No further analysis is required.
c) Would the project 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?
No New Impact. As discussed in the 2022 IS/MND, the potential for liquefaction to occur is based on the presence of groundwater within 50 feet of the surface and it was determined that, because the approximate depth to groundwater at the Project site is greater than 50 feet, the potential for liquefaction (and lateral spreading, an effect of liquefaction) is low, and impacts would be less than significant. In addition, as discussed in Section 3.7a) iv) above, the 2022 IS/MND determined that the Project site is not located in an area susceptible to landslides and that the Project site topography is relatively flat; therefore, it was determined that landslide impacts would be less than significant. Ground subsidence is a regional issue that affects the City, and subsidence rates have been rapidly increasing in the Coachella Valley. As detailed in the 2022 IS/MND, Coachella Valley Water District (CVWD) has implemented a variety of measures to reduce subsidence, such as groundwater recharge, imported water, water conversation techniques, and more. Monitoring conducted by the USGS indicates that subsidence has occurred near the central portion of the City, specifically near Fred Waring Drive and Monterey Avenue. However, because USGS maps show that subsidence has not occurred at the Project site and the Original Project-specific Geotechnical Report did not observe any fissures or other surficial evidence of subsidence at or near the Project site, impacts were determined to be less than significant. Furthermore, the 2022 IS/MND states that, per the Palm Desert General Plan, expansive clay or soils exhibiting shrink-swell characteristics do not underlie the City; 340

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however, soil conditions would be analyzed on a project-by-project basis, grading plans and structural engineering plans would be reviewed and approved by the City, and the Original Project would be required to comply with the current CBC standards and City requirements to reduce the impacts of potentially unstable soils (City of Palm Desert 2016a, 2022). Therefore, as stated in the 2022 IS/MND, Original Project impacts relating to unstable soils would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. As detailed in the Updated Geotechnical Report prepared for the Modified Project (Appendix A), the Project site is not located within an “Alquist-Priolo” Earthquake Fault Zone, mapped within a State of California Seismic Hazard Zone for liquefaction or earthquake-induced landslides, and groundwater is anticipated to be greater than 50 feet below the ground surface of the Project site. The Modified Project would not conflict with existing regulations to reduce impacts associated with unstable soil. Further, there are no changed circumstances or new information relating to geologic units and soils at the Project site. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to unstable soils from those previously identified. No further analysis is required. d) Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? No New Impact. As discussed in the 2022 IS/MND, the Palm Desert General Plan states that expansive clay or soils exhibiting shrink-swell characteristics do not underlie the City, and the Original Project-specific Geotechnical Report discovered that the material underlying the Project site are considered “nonexpansive” (City of Palm Desert 2016a). Furthermore, grading plans and structural engineering plans would be reviewed and approved by the City, and the Original Project would be required to comply with the current CBC standards that include common engineering practices that reduce or eliminate potential expansive soil-related impacts, as well as City requirements to reduce the impacts of potentially unstable soils (City of Palm Desert 2022). Therefore, the 2022 IS/MND determined that impacts relating to expansive soil would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. As detailed in the Updated Geotechnical Report prepared for the Modified Project (Appendix A), the Project site is not located within an “Alquist-Priolo” Earthquake Fault Zone; nor is the site mapped within a State of California Seismic Hazard Zone for liquefaction or earthquake-induced landslides. Similar to the Original Project, the Modified Project would not conflict with existing regulations to reduce impacts associated with unstable soil. There are also no changed circumstances or new information relating to geology and soils. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to expansive soils from those previously identified. No further analysis is required. e) Would the project have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? No New Impact. As discussed in the 2022 IS/MND, the Project site is surrounded by urbanized development within the City and would be required to connect to the sanitary sewer lines in the area; no 341

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septic tanks would be required. Therefore, the 2022 IS/MND determined that the Original Project would result in no impact relating to septic tanks or alternative wastewater disposal systems.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would connect to the City’s sanitary sewer lines and would not conflict with existing regulations associated with septic tanks or alternative wastewater disposal systems. There are no changed circumstances or new information relating to Project site soils. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND; no impact would occur.

Therefore, the Modified Project would not result in any new or different impacts relating to septic tanks or alternative wastewater disposal systems from those previously identified. No further analysis is required. f) Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
No New Impact. As discussed within the 2022 IS/MND, per Riverside County General Plan Figure OS-8, Paleontological Sensitivity, the Project site is recognized for having low potential for paleontological resources and is not recognized as a unique paleontological or a unique geologic feature; therefore, the 2022 IS/MND determined that it is unlikely paleontological resources exist on site. Although the Original Project has a low potential for encountering significant paleontological resources, a qualified paleontologist shall be retained and present during the first days of ground-disturbing activities to assess the sediments and paleontological potential of the Original Project area through implementation of Mitigation Measure (MM) GEO-1 (City of Palm Desert 2022). As stated in the 2022 IS/MND, with incorporation of MM GEO-1, impacts to paleontological resources were determined to be less than significant with mitigation.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to be required to implement MM GEO-1. There are no changed circumstances or new information relating to paleontological resources. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant with mitigation incorporated. Therefore, the Modified Project would not result in any new or different impacts relating to paleontological resources from those previously identified. No further analysis is required.

3.8 Greenhouse Gas Emissions
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
VIII.GREENHOUSE GAS EMISSIONS – Would the project:
a) Generate greenhouse gas emissions,
either directly or indirectly, that may
have a significant impact on the
environment?
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New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
b) Conflict with an applicable plan, policy
or regulation adopted for the purpose
of reducing the emissions of
greenhouse gases?
2022 IS/MND Analysis Summary
Potential impacts related to GHG emissions were analyzed in the 2022 IS/MND on pages 46 through 50. The 2022 IS/MND did not identify any significant impacts related to GHG emissions and was found to be consistent with the California Air Resources Board (CARB) 2017 State Scoping Plan, and therefore would not substantially contribute to global climate change impacts. Impacts were determined to be less than significant.

Modified Project Analysis
a) Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
No New Impact. As discussed in the 2022 IS/MND, Original Project implementation is expected to generate approximately 3,150.44 metric tons (MT) of carbon dioxide equivalent (CO2e), exceeding the applicable SCAQMD threshold of 3,000 MT of CO2e. However, utilizing various available CalEEMod factors to reduce GHG emissions, including an assumption that a conservative rate of 10% of residents would partially work from home and that the Original Project would utilize high efficiency light fixtures and appliances and would use low volatile organic compound materials per SCAQMD Rule 1113. The identified GHG reduction factors would substantially reduce Original Project GHG emissions to 2,956.43 MT of CO2e, which would be below the SCAQMD limit threshold (City of Palm Desert 2022). As such, the 2022 IS/MND determined that because the Original Project would be complaint with the SCAQMD threshold, which is a part of the State’s regulations aimed at addressing climate change, the Original Project is not expected to interfere with plans, policies, or regulations adopted for the purpose of reducing GHG emissions, and impacts would be less than significant.

The Modified Project is proposed to allow for the construction of lower density one- to two-story singlefamily homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings, which would reduce the amount of greenhouse gases emitted from the Modified Project through reduced construction and heavy machinery demands and from a reduction of residents during operation resulting in reductions in VMT, and energy consumption. As presented in Appendix G of this Addendum, Air Quality, Greenhouse (GHG) Emissions, and Energy Assessment, the Modified Project would not exceed the SCAQMD threshold of 3,000 MT of CO2e. As such, the Modified Project would not result in significant GHG emissions. There are no changed circumstances or new information relating to GHG emissions. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to significant GHG emissions from those previously identified.

No further analysis is required.
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b) Would the project generate conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
No New Impact. As discussed in the 2022 IS/MND, the Original Project would emit approximately 2,956.43 MT of CO2e per year after accounting for GHG reduction measures, which is below the applicable SCAQMD threshold and in compliance with Assembly Bill (AB) 32. When accounting for the evaluated expected residential population of approximately 824 residents for the Original Project’s up to 402 total dwelling units, the estimated per capita GHG emissions for the Original Project would be 3.59 MT of CO2e, which is considerably below the City’s most recent per capita calculation of 12.3 MT of CO2e assessed for the City under the Palm Desert Greenhouse Gas Inventory (2013 Update) (City of Palm Desert 2022). As such, the 2022 IS/MND determined that the Original Project is not expected to conflictwith any applicable plan, policy, or regulation for the purpose of reducing GHG emissions, and impacts would therefore be less than significant.

The Modified Project is proposed to allow for the construction of lower density one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings, which would reduce the amount of greenhouse gases emitted from the Modified Project from reduced construction and heavy machinery demands and from a reduction of residents during operation. As detailed in Appendix G, Air Quality, Greenhouse (GHG) Emissions, and Energy Assessment, the Modified Project would not conflict with an applicable plan, policy or regulation to reduce GHG emissions, including Applicable plans for the project site such as SCAG’s 2024-2050 RTP/SCS and CARB’s 2022 Scoping Plan to address Senate Bill (SB) 32 and Assembly Bill (AB) 1279. There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to conflicts with an applicable plan, policy or regulation to reduce GHG emissions from those previously identified. No further analysis is required.

3.9 Hazards and Hazardous Materials
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
IX. HAZARDS AND HAZARDOUS MATERIALS – Would the project:
a) Create a significant hazard to the
public or the environment through the
routine transport, use, or disposal of
hazardous materials?
b) Create a significant hazard to the
public or the environment through
reasonably foreseeable upset and
accident conditions involving the
release of hazardous materials into the
environment?
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New Potentially
Significant
Impact
New Mitigation is
Required
No New
Impact
Reduced
Impact
c) Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within
one-quarter mile of an existing or
proposed school?
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?
e) For a project located within an airport
land use plan or, where such a plan
has not been adopted, within 2 miles of
a public airport or public use airport,
would the project result in a safety
hazard for people residing or working in
the project area?
f) Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency
evacuation plan?
g) Expose people or structures, either
directly or indirectly, to a significant risk
of loss, injury or death involving
wildland fires?
2022 IS/MND Analysis Summary
Potential impacts related to hazards and hazardous materials were analyzed in the 2022 IS/MND on pages 51 through 54. All potential hazards and hazardous materials impacts were determined to be less than significant or were determined to have no impact.

Modified Project Analysis
a) Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
No New Impact. As discussed in the 2022 IS/MND, regulation and enforcement of safety measures for the use and management of hazardous or potentially hazardous materials is the responsibility of federal, State, and local agencies, and is regulated under federal, State, and local laws. Construction of the Original Project is expected to involve the temporary management and use of oils, fuels, and other potentially flammable substances. Some of these materials would be transported to the Project site periodically by vehicle and would be stored in designated controlled areas on a short-term basis. When handled properly by trained individuals and consistent with the manufacturer’s instructions and industry standards, the risk involved 345

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with handling these materials is considerably reduced. The Original Project contractor would be required to identify a staging area for storing materials and equipment and would be required to implement BMPs to ensure that potential impacts are minimized and that any minor spills are immediately and properly remediated (City of Palm Desert 2022).

As further discussed in the 2022 IS/MND, the management of potentially hazardous materials and other potential pollutant sources will be regulated through the implementation of control measures required in the SWPPP, which will prevent pollutants from being released on-site or into the surroundings. BMPs would be implemented for Material Delivery and Storage, Material Use, and Spill Prevention and Control to prevent impacts of pollutants and hazardous materials to workers and the environment during construction. In addition, other standard measures such as perimeter controls, linear sediment barriers, and access restrictions would help prevent temporary impacts to the public and environment. Activities in the proposed residential community are expected to involve the presence and transport of chemicals for household and maintenance facilities; however, these will occur in limited quantities and are not expected to represent a potentially significant impact, and the Original Project does not include facilities with foreseeable risk of accident conditions involving the release of hazardous materials into the environment (City of Palm Desert 2022). The 2022 IS/MND therefore determined that with the identified standard measures in place, Original Project impacts relating to the routine use, transport, or disposal of hazardous and hazardous materials would be less than significant.

Because the Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings, the Modified Project would be consistent with the analysis of the 2022 IS/MND and impacts would be less than significant.

There are no changed circumstances or new information relating to hazards and hazardous materials. Therefore, the Modified Project would not result in any new or different impact relating to the transport, use, or disposal of hazardous materials from those previously identified. No further analysis is required. b) Would the project 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?
No New Impact. As discussed in the 2022 IS/MND and described in Section 3.9(a) above, the 2022 IS/MND determined that with the identified standard measures in place and because the Original Project does not include facilities with foreseeable risk of accident conditions involving the release of hazardous materials into the environment, impacts relating to reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment would be less than significant (City of Palm Desert 2022).

Because the Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings, the Modified Project would be consistent with the analysis of the 2022 IS/MND and impacts would be less than significant. There are no changed circumstances or new information relating to hazards and hazardous materials. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to reasonably foreseeable upset and accident conditions from those previously identified. No further analysis is required. 346

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c) Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? No New Impact. As discussed in the 2022 IS/MND, the proposed Project site is not located within onequarter mile of an existing or proposed school and the Original Project is not expected to result in the release of hazardous emissions, materials, or waste during construction or operation. In addition, as described in the 2022 IS/MND and in Section 3.9(a) above, materials used during construction and operation would be stored and applied according to manufacturer’s instructions to mitigate the potential for release of hazardous materials or explosive reactions. As such, there would be no impact relating to emissions or handling of hazardous materials within one-quarter mile of an existing or proposed school (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. There are no changed circumstances or new information relating to hazards and hazardous materials. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND; no impact would occur. Therefore, the Modified Project would not result in any new or different impacts relating to hazardous emissions or handling of hazardous materials within one-quarter mile of an existing or proposed school from those previously identified. No further analysis is required. d) Would the project be located on a site that 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?
No New Impact. As discussed in the 2022 IS/MND, records searches of databases conducted for the Original Project did not identify any active hazardous materials sites in connection with the Project site and that are listed pursuant to Government Code 65962.5. There are listed properties within a 1-mile radius of the Project site, but due to their distance from the site and their status as “Completed-Case Closed” or as having no violations, the 2022 IS/MND determined that the Original Project would have no impact relating to hazardous materials sites complied pursuant to Government Code 65962.5 (City of Palm Desert 2022).

The Project site is unchanged and there are no changed circumstances or new information as the Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. Based on the findings of the Modified Project’s 2025 Phase I Environmental Site Assessment (see Appendix D), which produced negative results for any hazards or hazardous material recognized environmental conditions on the Project site and found that the Project site was not listed on any environmental databases for hazardous materials, there are no changed circumstances or new information relating to hazards and hazardous materials. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND; no impact would occur. Therefore, the Modified Project would not result in any new or different impacts relating to a hazardous materials site from those previously identified. No further analysis is required.
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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? No New Impact. The 2022 IS/MND determined that the Project site is not located near an existing airport or airport land use plan or in the vicinity of a private airstrip as the nearest airport facility, Bermuda Dunes Airport, is located approximately 5.25 miles to the southeast. As such, the Original Project would result in no impact relating to safety hazards or excessive noise from airport operations for people (City of Palm Desert 2022).

There are no changed circumstances or new information, and the Project site is still not located within any airport land use plan or within two miles of any airport. The Modified Project would allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND; no impact would occur. Therefore, the Modified Project would not result in any new or different impacts from those previously identified. No further analysis is required.
f) Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
No New Impact. The 2022 IS/MND states that because the Original Project’s site design would be reviewed by the Palm Desert Fire Department for compliance with project-specific emergency access, water pressure, and similar requirements as a routine aspect of the City’s design review process, and because the Original Project would be required to prepare a traffic control plan as a condition of approval to be implemented throughout all construction activities to reduce conflicts with the surrounding land uses, emergency access and evacuation of the site would not be impaired by Original Project development. As such, impacts relating to emergency access and evacuation of the site were determined to be less than significant (City of Palm Desert 2022).

There are no changed circumstances or new information relating to hazards and hazardous materials. The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings and would still be required to go through the City’s design review process and prepare a traffic control plan as a condition of approval. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to conflicts with an adopted emergency response or evacuation plan from those previously identified. No further analysis is required. g) Would the project expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
No New Impact. The 2022 IS/MND states that the Project site is surrounded by developed land primarily consisting of residential and open space/golf uses where it is not adjacent to or intermixed with wildlands, and that, according to the California Department of Forestry and Fire Protection’s (CAL FIRE) Fire Hazard Severity Zones in State Responsibility Area map, the Project site is not located in a Moderate, High, or Very 348

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High Fire Hazard Severity Zone. As such, the Original Project would have no impact relating to exposure of people or structures to wildland fires (City of Palm Desert 2022).

The Project site is unchanged; thus, there are no changed circumstances or new information relating to wildland fires. The Modified Project is proposed to allow for the construction of one- to two-story singlefamily homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND; no impact would occur. Therefore, the Modified Project would not result in any new or different impacts relating to exposure of people or structures to wildland fires from those previously identified. No further analysis is required.

3.10 Hydrology and Water Quality
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
X. HYDROLOGY AND WATER QUALITY – Would the project:
a) Violate any water quality standards or
waste discharge requirements or
otherwise substantially degrade
surface or ground water quality?
b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the
project may impede sustainable
groundwater management of the
basin?
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 a substantial erosion or
siltation on- or off-site;
ii) Substantially increase the rate or
amount of surface runoff in a
manner which would result in
flooding on- or off site;
iii) Create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater
drainage systems or provide
substantial additional sources of
polluted runoff; or
iv) Impede or redirect flood flows?
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New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
d) In flood hazard, tsunami, or seiche
zones, risk release of pollutants due to
project inundation?
e) Conflict with or obstruct
implementation of a water quality
control plan or sustainable
groundwater management plan?
2022 IS/MND Analysis Summary
Potential impacts related to hydrology and water quality were analyzed in the 2022 IS/MND on pages 55 through 62. All potential hydrology and water quality impacts were determined to be less than significant.

Modified Project Analysis
a) Would the project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
No New Impact. As described in the 2022 IS/MND, based on the Myoma Quadrangle, 7.5-Minute Series, USGS Topographic Map, the Original Project limits are absent of any mapped drainage flow lines, wash areas, or bodies of water, and based on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map, the Project site occurs within a Zone X designation, corresponding to an area of minimal flood hazard, which is not considered a Special Flood Hazard Area (SFHA) or designated floodway.

Construction and operation of the Original Project would be required to comply with the Clean Water Act (CWA), the National Pollutant Discharge Elimination System (NPDES), state, and local regulations to prevent violations or impacts to surface water quality standards and waste discharge requirement pertinent to surface or ground water quality. In addition, construction of the Original Project would be required to comply with the State’s most current NPDES CGP (Order No. 2009-0009-DWQ as amended by 2010-0014-DWQ and 2012-0006-DWQ), which involves implementation of a SWPPP that would reduce potential adverse impacts to surface water quality, including erosion and siltation, during construction from construction activities. The SWPPP utilizes specific BMPs and other necessary compliance measures such as erosion control, sediment control, storm drain inlet protection to prevent soil erosion and stormwater runoff pollution and would be reviewed for compliance with NPDES by the City (City of Palm Desert 2022).

Furthermore, in order to obtain a grading permit, the Original Project would be required to submit and obtain approval for a WQMP in accordance with the standards of the Whitewater River Region Water Quality Management Plan for Urban Runoff, the Whitewater River Watershed Municipal Storm Sewer System (MS4) Permit, and the City’s on-site stormwater retention requirements (Municipal Code Chapter 27.12.056) (City of Palm Desert 2022).

The 2022 IS/MND further states that the Original Project included multiple designated locations for stormwater retention that incorporated into the landscape design that would be required to comply with Municipal Code Chapter 27.12.056 and, if necessary, additional retention locations could be identified 350

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during the course of final engineering to adequately distribute the retention quantities. The Original Project’s engineering plans and WQMP would be subject to review and approval by the City. In summary, the Original Project would require plan-based compliance with the CWA, the NPDES, and local regulations to prevent impacts to water quality standards and the beneficial uses assigned to local receiving waters during construction and operation. Following review and approval by the City, the stormwater capture and management strategy for on- and off-site runoff would avoid waste discharge violations and impacts would therefore be less than significant (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings.

Development of the Modified Project would continue to be required to comply with and obtain coverage under all the applicable standards to reduce sediment and erosion, including the CWA, the NPDES, the Whitewater River Region Water Quality Management Plan for Urban Runoff, and the Whitewater River Watershed MS4 Permit. Through NPDES, the Modified Project would continue to be required to implement a SWPPP with erosion and sediment control measures to eliminate or control pollutants discharged from the Project site. Based on the Modified Project’s Preliminary Hydrology Report (Appendix E), the Modified Project would include catch basins to intercept and convey storm flows through storm drain popping to proposed underground retention storage chambers along the western boundary of the Project site, and to a proposed retention basin at the south end of the site. Further, there are no changed circumstances or any new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to violations of any water quality standards or waste discharge requirements from those previously identified. No further analysis is required. b) Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? No New Impact. As discussed in the 2022 IS/MND, the entire City and the Project site are within the domestic water service area of the CVWD, where the Coachella Valley Groundwater Basin (CVGB) is the primary source for the region’s domestic water purveyors, including CVWD. The CVGB is divided into four subbasins and the Project site is underlain by the Indio Subbasin, which represents approximately 76% of the total groundwater in the CVGB. Local groundwater management occurs under the framework of the 2020 Coachella Valley Regional Urban Water Management Plan (2020 RUWMP), which was drafted in collaboration with the six urban water suppliers in the Coachella Valley and describes the region’s water supplies, anticipated water demands through 2045, and each agency’s programs to encourage efficient water use. The CVWD developed the 2002 Coachella Valley Groundwater Management Plan in collaboration with other local stakeholders with a focus on reducing overdraft, preventing groundwater level decline, protecting water quality, and preventing land subsidence; the plan was updated in 2010 to document accomplishments in reducing overdraft and to address changed conditions (City of Palm Desert 2022).

As further discussed in the 2022 IS/MND, the CVWD, the Coachella Water Authority, the Desert Water Agency (DWA), and the Indio Water Authority collectively represent the Indio Subbasin Groundwater Sustainability Agencies (GSAs). The GSAs submitted the 2010 Coachella Valley Water Management Plan (2010 CVWMP) accompanied by an Indio Subbasin Bridge Document as a Sustainable Groundwater Management Act (SGMA) compliant Alternative Plan to the California Department of Water Resources 351

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(DWR) who approved of the Alternative Plan with the requirement to submit an Alternative Plan Update by January 1, 2022, and every five years thereafter. Based on the Indio Subbasin SGMA documentation, the combined strategies have resulted in significant groundwater storage increases across the subbasin, allowing the region to comply with the framework for sustainable management (City of Palm Desert 2022).

In 2019, the six urban water suppliers in the Coachella Valley collaborated on the 2020 RUWMP and in June of 2021, CVWD’s Water Shortage Contingency Plan was prepared to outline each agency’s actions that could be taken during a water shortage to reduce demands. CVWD collaborates with the operation and maintenance of three replenishment facilities serving the Indio Subbasin, the Whitewater River Groundwater Replenishment Facility, the Thomas E. Levy Groundwater Replenishment Facility, and the Palm Desert Groundwater Replenishment Facility, where artificial recharge is recognized by the water districts as one of the most effective methods available for preserving local groundwater supplies, reversing aquifer overdraft, and meeting customer demand. Combined with water conservation and efficiency requirements, individual projects can contribute to groundwater sustainability by implementing the required stormwater runoff retention and infiltration facilities (City of Palm Desert 2022).

The 2022 IS/MND identified that the Original Project would be consistent with the City’s General Plan land use designation and noted that the existing groundwater replenishment facilities are not located near the Project site. As such, the 2022 IS/MND determined that regarding land use and location, Original Project implementation would not conflict with any existing or planned groundwater recharge facilities or associated infrastructure. In addition, the Original Project’s proposed residential uses and associated improvements would incorporate water conservation measures, including the use of low-flow plumbing fixtures, drought-tolerant (native) landscaping, water-efficient irrigation systems, and the Original Project would incorporate on-site retention facilities to ensure that stormwater runoff is adequately conveyed and retained on-site to avoid off-site urban runoff (City of Palm Desert 2022). Therefore, the 2022 IS/MND determined that the proposed facilities would not violate or interfere with groundwater supplies or recharge, and impacts would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings, which would reduce total groundwater supplies necessary to accommodate the Modified Project. The Modified Project would continue to comply with all applicable water plans identified in the 2022 IS/MND, and there are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to groundwater supplies from those previously identified. No further analysis is required. c) Would the project 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? No New Impact. As discussed in the 2022 IS/MND, the Project site consists of relatively flat terrain that is absent of any mapped naturally occurring drainage or flood-prone patterns, and because the site is surrounded by residential communities, golf courses, and roadways, development of the Project site would not result in any alternation or obstruction of any river, stream, or other naturally occurring drainage pattern. 352

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Based on the USGS Web Soil Survey, Project site soils consist of Myoma fine sand, corresponding to Hydrological Soil Group A which is characterized as having low runoff potential and high infiltration rates.

The 2022 IS/MND states that site soils are not prone to existing erosion or siltation. As a standard practice, erosion and siltation would be prevented during construction and operation through required compliance plans. During construction, the SWPPP would include BMPs to prevent erosion and siltation and after construction, all construction-related soil disturbance would be properly restored to a stabilized condition consisting of permanent Original Project improvements. During operation, ongoing maintenance and operation of facilities would ensure that all permanently improved ground surfaces are adequately maintained. All Original Project runoff would be conveyed along engineered sheet flow or defined conveyances leading to the designated retention facilities (City of Palm Desert 2022). As such, the 2022 IS/MND determined that the Original Project would improve the Project site’s existing drainage, erosion, and siltation conditions, and impacts were therefore determined to be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not affect naturally occurring drainage or flood-prone patterns, or any river, stream, or other naturally occurring drainage pattern. The Modified Project would continue to be required to comply with NPDES and would implement a SWPPP and erosion and sediment control BMPs. Based on the Modified Project’s Preliminary Hydrology Report (Appendix E), the Modified Project would include catch basins to intercept and convey storm flows through storm drain popping to proposed underground retention storage chambers along the western boundary of the Project site, and to a proposed retention basin at the south end of the site. There are no changed circumstances or new information. As such, impacts associated with the development of the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to alteration of the existing drainage pattern of the area that would result in substantial erosion or siltation from those previously identified. No further analysis is required. ii) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off site?
No New Impact. The 2022 IS/MND states that based on the evaluated FEMA Flood Insurance Rate Map, the Project site occurs within a Zone X designation, corresponding to an area of minimal flood hazard, which is not considered a SFHA or designated floodway. As a standard condition, the Original Project would be required to include the adequate improvements and site design features to handle the relevant hydrological conditions in a way that prevents inundation to the proposed structures and facilities. The Original Project would introduce impervious surfaces to a vacant property but would also include an appropriate storm drain system to adequately convey and retain the controlling storm event storm water volume from the site (City of Palm Desert 2022). Thus, the 2022 IS/MND determined that, following City engineering review, the Original Project would not substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site, and impacts would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to be required to include adequate improvements and site design features to handle hydrological conditions, including an appropriate storm drain system, and would not otherwise affect the rate or amount of surface runoff evaluated in the 2022 IS/MND. Based on the Modified Project’s 353

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Preliminary Hydrology Report (Appendix E), the Modified Project would include catch basins to intercept and convey storm flows through storm drain popping to proposed underground retention storage chambers along the western boundary of the Project site, and to a proposed retention basin at the south end of the site. Further, there is no change in circumstances nor any new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to alteration of the existing drainage pattern of the area or relating to a substantial increase in the rate of surface runoff that would result in flooding from those previously identified. No further analysis is required. 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? No New Impact. As discussed in the 2022 IS/MND, the City is a Permittee of the Whitewater River Watershed MS4 permit area. The vacant Project site is absent of any publicly operated storm drain facilities, and adjacent public streets, Frank Sinatra Drive to the north and Portola Avenue to the east, have off-site storm drain facilities primarily consisting of curb/gutter conveyances and public catch basins. The Original Project would increase impervious surfaces on the Project site; however, in compliance with City Municipal Code Chapter 27.12.056 (Required On-site Retention), the Original Project must include retention facilities sized to contain stormwater volume resulting from the controlling 100-year, 24-hour storm event. The Original Project’s engineering plans and retention levels would be subject to review and approval by the City (City of Palm Desert 2022). The 2022 IS/MND determined that by complying with local retention requirements, the Original Project would not result in urban runoff that would exceed the MS4 capacity, and impacts would therefore be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not create or contribute runoff water in excess of the volumes evaluated in the 2022 IS/MND. The Modified Project would continue to be required to comply with the MS4 requirements and to implement erosion and sediment control BMPs. Based on the Modified Project’s Preliminary Hydrology Report (Appendix E), the Modified Project would include catch basins to intercept and convey storm flows through storm drain popping to proposed underground retention storage chambers along the western boundary of the Project site, and to a proposed retention basin at the south end of the site. Further, there is no change in circumstances nor any new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant.

Therefore, the Modified Project would not result in any new or different impacts relating to alteration of the existing drainage pattern of the area or relating to a substantial increase in the rate of surface runoff that would result in flooding from those previously identified. No further analysis is required. iv) Impede or redirect flood flows?
No New Impact. As discussed in the 2022 IS/MND, the Project site is located outside of any designated SFHA, floodway, or drainage flow lines as determined by FEMA and USGS maps. In addition, the Original Project would include the implementation of a storm drain system and associated retention facilities to meet the City’s engineering requirements and to provide protection to the new Original Project facilities.

The Original Project’s grading and hydrology plans would be subject to review and approval by the City. 354

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Therefore, the Original Project would not impede or redirect any flood flows, and impacts were determined to be less than significant (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not result in any effects relating to naturally occurring drainage patterns or impeding or redirecting flood flows. The Modified Project would continue to be required to comply with MS4 requirements to implement erosion and sediment control BMPs. Further, there is no change in circumstances nor any new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to alteration of the existing drainage pattern of the area or relating to a substantial increase in the rate of surface runoff that would result in flooding from those previously identified. No further analysis is required. d) In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to project inundation? No New Impact. The 2022 IS/MND states that the Project site is not located near any coastal areas, any large body of water, and is not within a floodplain or SFHA, and therefore is not prone to flood, tsunami or seiche hazards and risks. The Original Project would incorporate on-site retention facilities and, given the residential nature of the Original Project, would not involve the storage or handling of any significant quantities of hazardous substances or petroleum products that would risk release of pollutants due to flooding. With these required improvements subject to City review and approval, impacts relating to release of pollutants in flood hazard, tsunami, or seiche zones were determined to be less than significant (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to be required to incorporate on-site retention facilities and would continue to not risk release of hazardous pollutants. Further, there are no changed circumstances nor any new information. As such, impacts associated with the development of the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to release of pollutants in flood hazard, tsunami, or seiche zones from those previously identified. No further analysis is required. e) Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
No New Impact. As described in the 2022 IS/MND, the Original Project would be required to implement a WQMP to comply with the most current standards of the Whitewater River Watershed MS4 Permit and the City’s on-site retention standards. The combined retention capacity for the Original Project would meet the storm water volume resulting from the controlling 100-year storm event, and the storm water retention facilities would ensure that only stormwater runoff is recharged into the ground through infiltration. As such, it was found that the Original Project would not conflict with regional groundwater management strategies or with the Indio Subbasin Sustainable Groundwater Management Plan, and impacts were therefore determined to be less than significant (City of Palm Desert 2022). 355

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The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to be required to incorporate on-site retention facilities and would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. Based on the Modified Project’s Preliminary Hydrology Report (Appendix E), the Modified Project would include catch basins to intercept and convey storm flows through storm drain popping to proposed underground retention storage chambers along the western boundary of the Project site, and to a proposed retention basin at the south end of the site. There are no changed circumstances or new information. As such, impacts associated with the development of the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to conflicts with water quality control or sustainable groundwater management plans from those previously identified. No further analysis is required.

3.11 Land Use and Planning
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
XI. LAND USE AND PLANNING – Would the project:
a) Physically divide an established
community?
b) Cause a significant environmental
impact due to a conflict with any land
use plan, policy, or regulation adopted
for the purpose of avoiding or
mitigating an environmental effect?
2022 IS/MND Analysis Summary
Potential impacts related to land use and planning were analyzed in the 2022 IS/MND on pages 62 through

64. Potential impacts related to physically dividing an existing community, conflicts with any applicable land use plan, policy, or regulation, and conflicts with any applicable habitat conservation plan were determined be less than significant or were determined to have no impact.

Modified Project Analysis
a) Would the project physically divide an established community? No New Impact. As discussed in the 2022 IS/MND, the Original Project would be located on a vacant site within the City surrounded by single-family residential homes to the north, Desert Willow Golf Resort and the Retreat at Desert Willow Condominiums to the east, and a maintenance building and parking lot to the south. A partially disturbed vacant property exists west of the Project site and a vacant and undeveloped parcel of land is located to the northeast of the Project site. The Project site and the surrounding area are located within the City’s Planned Residential zoning district. Because the areas north and east of the Project 356

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site are developed and operate separately from each other, and because the vacant parcels west and northeast of the Project site are owned by different landowners, it was determined that the Original Project would not divide an established community, and impacts would therefore be less than significant (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not physically divide an established community. There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to disruption or division of an established community from those previously identified. No further analysis is required. b) Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? No New Impact. As analyzed in the 2022 IS/MND, the Original Project would consist of up to 402 dwelling units and residential amenities on 18.3 acres, which would result in a density of 21.5 du/ac and would be consistent with the Project site’s designated zoning of Planned Residential with 22 du/ac. In addition, the Original Project was determined to be compatible with all of the land use policies found within the City’s General Plan as the Original Project would provide pedestrian sidewalks and pathways, amenities available to residents that would reduce VMT by residents, and adequate site access points and recreational amenities. The Original Project would also comply with the intent and purpose of the Town Center Neighborhood General Plan land use designation that is intended to provide moderate to higher intensity neighborhood development that features a variety of housing choices, walkable streets, and mixed uses.

Thus,theOriginal Projectwas determined to be consistentwith regional plans and policies, and impacts were determined to be less than significant (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. Additionally, there are no changed circumstances or any new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant.

Therefore, the Modified Project would not result in any new or different impacts relating to conflicts with an applicable land use plan, policy, or regulation from those previously identified. No further analysis is required.
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3.12 Mineral Resources
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
XII. MINERAL RESOURCES – Would the project:
a) Result in the loss of availability of a
known mineral resource that would be
a value to the region and the residents
of the state?
b) Result in the loss of availability of a
locally important mineral resource
recovery site delineated on a local
general plan, specific plan or other
land use plan?
2022 IS/MND Analysis Summary
Potential impacts related to mineral resources were analyzed in the 2022 IS/MND on page 65. All potential mineral resources impacts were determined to result in no impact.

Modified Project Analysis
a) Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
No New Impact. As discussed in the 2022 IS/MND, as shown in the Mineral Land Classification Map for the Original Project area, the Project site is located in Mineral Zone 3 (MRZ-3), which indicates an area contains mineral deposits, but that the mineral deposits cannot be evaluated from available data. There are no mining or extraction sites within the City and construction of the Original Project would rely on existing local and regional aggregate resources from permitted facilities (City of Palm Desert 2022). As such, the 2022 IS/MND determined that the Original Project is not expected to result in a considerable extraction and/or loss of known mineral resources considered important to the region or residents of California, and that there would be no impact relating to mineral resources.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. There are no changed circumstances or new information. The analysis within the 2022 IS/MND remains accurate with respect to the Modified Project, and there would be no impact. Therefore, the Modified Project would not result in any new or different impacts relating to availability of a known mineral resource of value to the region or State from those previously identified. No further analysis is required. 358

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b) Would the project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No New Impact. As discussed in the 2022 IS/MND and in Section 3.12(a) above, there are no mining or extraction sites within the City and construction of the Original Project would rely on existing local and regional aggregate resources from permitted facilities. Thus, it was determined that there would be no impact relating to mineral resources (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. There are no changed circumstances or new information. The analysis within the 2022 IS/MND remains accurate with respect to the Modified Project, and there would be no impact. Therefore, the Modified Project would not result in any new or different impacts relating to availability of a locally important mineral resource recovery site from those previously identified. No further analysis is required.

3.13 Noise
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
XIII. NOISE – Would the project result in:
a) Generation of a substantial temporary
or permanent increase in ambient
noise levels in the vicinity of the project
in excess of standards established in
the local general plan or noise
ordinance, or applicable standards of
other agencies?
b) Generation of excessive groundborne
vibration or groundborne noise levels?
c) For a project located within the vicinity
of a private airstrip or an airport land
use plan or, where such a plan has not
been adopted, within two miles of a
public airport or public use airport,
would the project expose people
residing or working in the project area
to excessive noise levels?
2022 IS/MND Analysis Summary
Potential impacts related to noise were analyzed in the 2022 IS/MND on pages 66 through 73. All potential noise impacts were determined to be less than significant (threshold a and b) or were determined to result in no impact (threshold c).
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Modified Project Analysis
a) Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
Construction Noise
No New Impact. As discussed in the 2022 IS/MND, the City relies on the 24-hour Community Noise Equivalent Level (CNEL) to assess land use compatibility with transportation-related noise sources. The Original Project would result in development of a residential community with up to a maximum of 402 residential dwelling units in 13 buildings and various recreational amenities on a vacant site, the construction and operation of which would lead to increase noise levels in the Original Project area. The City has established land use noise standards and restrictions within the City’s General Plan Noise Element and within the City’s Noise Ordinance, Municipal Code Chapter 9.24, Noise Control, which the Original Project would be required to comply with. The Original Project would generate short-term noise increases compared to existing conditions on site from construction and along local roadways from the transport of workers and equipment to and from the Project site. Residential homes north and east of the Project site may be affected by construction noise (City of Palm Desert 2022).

As stated in the 2022 IS/MND, during construction, the Original Project would be required to implement common industry standards to limit noise level increases. Approved haul routes would be used to minimize exposure of sensitive receptors to potential adverse noise levels from hauling operations. Standard earthmoving equipment for grading activities would be stored on site to reduce minimize disruption of surrounding land uses. As a standard requirement, the Original Project would be required to abide by the Municipal Code regulations on construction hours that limit activities to less sensitive times of the day and would be required to utilize industry standard-compliant construction equipment. As such, it was determined that construction noise impacts would be less than significant (City of Palm Desert 2022).

Estimated noise and vibration levels from construction and operation of the Modified Project were assessed and are provided in Appendix H of this Addendum. . As detailed in Appendix H, construction noise levels are predicted to be no greater than an 8-hour average of 80 dBA Leq at the closest residences to the project and would therefore not exceed the Federal Transit Administration (FTA) recommended limit for construction noise exposure. In addition, the exposure would be short term, would occur during the less sensitive daytime period, and would cease upon construction completion. There would be no change in circumstances or new information relating to generation of temporary ambient noise levels. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in a less than significant impact. Therefore, the Modified Project would not result in any new or different impacts relating to generation of temporary ambient noise levels previously identified. No further analysis is required.

Off-Site Traffic Noise
As discussed in the 2022 IS/MND, the vacant Project site property is immediately surrounded by a mix of residential properties approximately 110 feet to the north and 130 feet to the west, a maintenance building and parking lot immediately south, and vacant undeveloped land immediately to the west. The residential communities north and east of the Project site are completely separated from the Project site by existing 360

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ROWs and block walls, where the block wall features would act to reduce noise levels generated by the surrounding roadways and the Original Project to the existing residential neighborhoods. Per Figure 7.1 of the City’s General Plan, Frank Sinatra Drive and Portola Avenue are considered major roadways within the City that will reach noise contours up to 70 A-weighted decibels (dBA) in the future (City of Palm Desert 2016a, 2022).

As detailed in Appendix H, potential noise effects of the Modified Project from vehicular traffic were assessed using the Federal Highway Administration’s Traffic Noise Model version 2.5 (FHWA 2004) and the noise model results (summarized in Table 4 of Appendix H) indicate implementation of the Modified Project would not result in readily perceptible increases in traffic noise. Thus, a less-than-significant impact for proposed project-related off-site traffic noise increases affecting existing residences in the vicinity. There would be no change in circumstances or new information relating to generation of off-site traffic noise levels. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in a less than significant impact. Therefore, the Modified Project would not result in any new or different impacts relating to generation of off-site traffic noise. No further analysis is required
On-site Traffic Noise
As detailed in Appendix H to confirm compliance with the City of Palm Desert’s exterior noise standard for residential uses (65 dBA CNEL), traffic noise modeling for the Modified Project was conducted using the Federal Highway Administration’s Traffic Noise Model (FHWA TNM v2.5). All modeled receptor locations at the building facades were found to be below the 65 dBA CNEL exterior threshold, demonstrating that the project will meet the City’s standard for residential outdoor areas. When exterior noise levels are at or below 65 dBA CNEL, standard construction practices (such as dual-pane windows, insulated walls, and doors) ensure that interior noise levels will also comply with the 45 dBA CNEL requirement set forth by the California Building Code and City of Palm Desert.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would be required to comply with both exterior and interior noise standards and would likely result in reduced noise level increases compared to the Original Project evaluated in the 2022 IS/MND. There are no changed circumstances or new information relating to noise and the Modified Project would not result in any new or different impacts relating to exposure of people to or generation of noise levels in excess of established standards from those previously identified in the 2022 IS/MND. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would result in a less than significant impact. No further analysis is required.

On-site (Stationary) Noise
The 2022 IS/MND states that the Original Project is expected to increase noise levels from various sources during operation, including opening and closing of car doors, people talking, car alarms, trash pick-ups, operating heating, ventilation, and air conditioning (HVAC) units. The 2022 IS/MND determined that the Original Project would result in a less than significant impact related to generation of on-site stationary noise levels.
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The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. As detailed in Appendix H, the predicted sound exposure level from the combination of all operating condenser units as received by the nearest offsite single-family home would be 40 dBA Leq and thus would be compliant with the City’s nighttime threshold of 45 dBA hourly Leq. Under such conditions, the operation of residential air-conditioning units associated with the Modified Project would result in a less-than-significant impact.

The Modified Project would not exacerbate the noise levels evaluated in the 2022 IS/MND and instead would likely result in reduced noise level increases compared to the Original Project. There are no changed circumstances or new information relating to noise. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to exposure of people to or generation of noise levels in excess of established standards from those previously identified. No further analysis is required.
b) Would the project result in generation of excessive groundborne vibration or groundborne noise levels? No New Impact. As discussed in the 2022 IS/MND, construction of the Original Project would involve the temporary operation of vehicles and equipment that could result in localized, short-term vibration increase during the City’s established construction hours. All construction equipment staging would be located within the temporary construction limits, while vehicular and equipment access to the construction site would be restricted to only approved entry points to reduce disturbance to local traffic. The short-term increases in vibration and sound during construction would not result in a significant impact, and during operation the Original Project would not involve activities that would generate excessive groundborne vibration or noise.

The Original Project would adhere to the requirements within the City’s Noise Ordinance (City of Palm Desert 2022). As such, the 2022 IS/MND determined that groundborne vibration and noise impacts would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not exacerbate the noise levels evaluated in the 2022 IS/MND and instead would likely result in reduced noise level increases compared to the Original Project. As detailed in Appendix H, anticipated construction vibration associated with the Modified Project would yield a maximum amplitude of 0.008 ips, which does not surpass the FTA-based construction vibration damage criterion of 0.2 ips PPV for “non-engineered timber and masonry buildings” (i.e., a building category consistent with most residential structures) (FTA 2018). There are no changed circumstances or new information relating to noise. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to generation of groundborne vibration or groundborne noise levels from those previously identified. No further analysis is required. c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No New Impact. As discussed in the 2022 IS/MND, based on the Riverside County Airport Land Use Commission website’s list of Current Compatibility Plans, the Project site is not located in the vicinity of an 362

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airport land use plan or private airstrip, or located within the 65 dBA CNEL contours of any public or private airports. As such, it was determined that the Original Project would not result in any impacts relating to exposure of people to excessive noise levels from an airport or airstrip; therefore, no impact would occur (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. As detailed in Appendix H, the Modified Project would not expose people residing or working in the area to excessive noise levels as a result of a private airstrip or public use airport. There are no changed circumstances or new information relating to noise. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND; no impact would occur. Therefore, the Modified Project would not result in any new significant impacts relating to exposure of people to excessive noise levels from those previously identified. No further analysis is required.

3.14 Population and Housing
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
XIV.POPULATION AND HOUSING – Would the project:
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)?
b) Displace substantial numbers of
existing people or housing,
necessitating the construction of
replacement housing elsewhere?
2022 IS/MND Analysis Summary
Potential impacts related to population and housing were analyzed in the 2022 IS/MND on pages 74 and

75. Potential impacts related to inducing substantial unplanned population growth were determined to be less than significant, while potential impacts related to displacement of existing people or housing were determined to result in no impact.
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Modified Project Analysis
a) Would the project 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)?
No New Impact. As discussed in the 2022 IS/MND, the City’s General Plan EIR analyzed future growth under Chapter 4.13, Population, Employment, and Housing (City of Palm Desert 2022). The General Plan EIR Table 4.13-2 forecasts a population of 61,691 residents in the City by the year 2040 (City of Palm Desert 2016b). As analyzed in the 2022 IS/MND, in 2022, the City had a population of 50,889 with an average household size of approximately 2.05 people. Thus, the Original Project buildout of 394 dwelling units would result in approximately 808 new residents in the City, for an approximate population of 51,697 and a population increase of approximately 1.6%, which is still well below the 2040 population forecast. Although the Original Project would contribute to growth in the City, significant growth to population, housing, and employment is already anticipated within the City’s General Plan. In addition, the Original Project would be located in an area served by existing infrastructure and would therefore not induce growth by extending utilities into undeveloped areas (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts relating to unplanned population growth would be less than significant.

As of 2025, according to the California Department of Finance, the City has a population of 51,980 residents, which is still well below the 2040 population forecast for the City (DOF 2025). The Modified Project is proposed to allow for the construction of 156 one- to two-story single-family homes on the Project site instead of the originally envisioned 13 three-story multifamily apartment buildings. Given the City’s household average of

2.05 people, the Modified Project would result in approximately 320 new residents in the City, 488 fewer residents than the population evaluated for the Original Project in the 2022 IS/MND. As such, the Modified Project would not exacerbate planned growth. There are no changed circumstances or new information.

Consistent with the analysis of the 2022 IS/MND, the Modified Project would result in a less than significant impact. Therefore, the Modified Project would not result in any new or different impacts relating to substantial population growth from those previously identified. No further analysis is required. b) Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
No New Impact. As discussed in the 2022 IS/MND, the Project site is vacant land designated by the City General Plan as Town Center Neighborhood and is zoned for Planned Residential. As such, the Original Project would not displace any existing people or housing, and it was determined that no impact relating to displacement of people or housing would occur (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. There are no changed circumstances or new information relating to displacement of substantial numbers of existing people or housing. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND; no impact would occur. Therefore, the Modified Project would not result in any new or different impacts relating to displacement of substantial numbers of existing housing from those previously identified. No further analysis is required. 364

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3.15 Public Services
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
XV. PUBLIC SERVICES – Would the project:
▪ Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services:
i) Fire protection?
ii) Police protection?
iii) Schools?
iv) Parks?
v) Other public facilities?
2022 IS/MND Analysis Summary
Potential impacts related to fire protection, police protection, school services, parks, and other public facilities were analyzed in the 2022 IS/MND on pages 76 through 78. The 2022 IS/MND determined that potential impacts to other public facilities would result in no impact, while all other potential public services impacts were determined to be less than significant.

Modified Project Analysis
a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services:

Fire protection?
No New Impact. As described in the 2022 IS/MND, development of the Original Project would result in an increase in demand for fire protection services; however, based on the Project site’s proximity to Riverside County Fire Department (RCFD) Fire Station 71 (approximately 0.65 miles south), and the existing infrastructure in place, the Original Project would be adequately served by fire protection services within a 5-minute response time, and no new or expanded facilities would be required. In addition, the Original Project was determined to comply with the City’s 2016 General Plan EIR and General Plan policies 7.2 and

7.8 as the Original Project would be reviewed by the City and RCFD officials to ensure adequate fire protection service and safety is provided. The Original Project would be required to implement all applicable fire safety requirements and comply with the applicable Fire Facilities Impact Fee in place at the time of construction (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts relating to fire protection services would be less than significant. 365

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NOVEMBER 2025
The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not increase the demand for fire protection or emergency services beyond the levels evaluated in the 2022 IS/MND; in fact, the Modified Project would result in approximately 488 fewer residents than the Original Project, which would decrease the demand for fire protection services compared to the levels evaluated in the 2022 IS/MND. Similar to the Original Project, the Modified Project will be required to implement all applicable fire safety requirements and comply with the applicable Fire Facilities Impact Fee in place at the time of construction; therefore, potential impacts to fire protection services would be adequately mitigated and fire protection facilities would be able to adequately provide fire protection services to residents of the Modified Project. There are no changed circumstances or new information relating to fire protection. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to fire protection services from those previously identified. No further analysis is required.

Police protection?
No New Impact. As discussed in the 2022 IS/MND, development of the Original Project would result in an increase in demand for police protection services; however, the demand is not expected to hinder the City’s ability to provide police protection services and would not result in a need for new or expanded police facilities. The Project site is located in a developed urban area and is surrounded by development already served by the Palm Desert Police Department. The Original Project was determined to comply with the 2016 General Plan EIR and General Plan policies 7.2 and 7.8, and would be reviewed by the City and police staff to ensure adequate service is maintained. The Original Project would also be required to comply with Development Impact Fees in place at the time of construction (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts relating to police protection services would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not increase the demand for police protection services beyond the levels evaluated in the 2022 IS/MND; in fact, the Modified Project would result in approximately 488 fewer residents than the Original Project, which would decrease the demand for police protection services compared to the levels evaluated in the 2022 IS/MND. There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to police protection services from those previously identified. No further analysis is required.

Schools?
No New Impact. As described in the 2022 IS/MND, school services for the Original Project would be served by Desert Sands Unified School District (DSUSD) and has the potential to generate approximately 142 new students based on DSUSD’s Student Generation Rate. Even though middle schools in the school district are over capacity by 50 students and Palm Desert High School is over capacity by 67 students, the additional 142 students from Original Project implementation would not necessitate the construction of new school facilities. Further, the Original Project would be required to comply with DSUSD’s AB 2926 and Senate Bill 50 development fees (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts relating to schools would be less than significant. 366

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NOVEMBER 2025
The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not increase the demand for school services beyond the levels evaluated in the 2022 IS/MND; in fact, the Modified Project would result in approximately 488 fewer residents than the Original Project, which would decrease the number of students generated compared to the levels evaluated in the 2022 IS/MND. Based on a letter from DSUSD dated September 24, 2025, payment of the school mitigation fee by the developer is required to ensure adequate school facilities are available for the anticipated new students resulting from implementation of the Modified Project. Similar to the Original Project, the Modified Project developer will be required to pay the school mitigation fee; therefore, potential impacts to DSUSD facilities would be adequately mitigated and DSUSD facilities would be able to adequately provide school services to new students resulting from implementation of the Modified Project. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to schools from those previously identified. No further analysis is required.

Parks?
No New Impact. As discussed in the 2022 IS/MND, the City provides a wide range of park and recreational facilities and amenities, including over 200 acres of parkland and over 25 miles of multipurpose trails. The Original Project would also provide additional recreational amenities on site, including a clubhouse, a fitness center, a community pool, open space areas, and more (City of Palm Desert 2022). The 2016 General Plan EIR analyzed the existing parkland and determined that parkland in the City is adequate, exceeds the amount of parkland required by the Quimby Act, and new residents would not significantly impact park facilities (City of Palm Desert 2016b). The Original Project would also be required to comply with the City’s Development Impact Fees, which include a Park & Recreation Fee (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts relating to parks and recreation would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not significantly increase the demand for parks beyond the levels evaluated in the 2022 IS/MND; in fact, the Modified Project would result in approximately 488 fewer residents than the Original Project, which would decrease the demand for parks compared to the levels evaluated in the 2022 IS/MND. Further, there are no changed circumstances or new information related to parks. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to parks from those previously identified. No further analysis is required.

Other public facilities?
No New Impact. The 2022 IS/MND states that no increase in government services or other public facilities is expected beyond those evaluated in this section. It was determined that no impact to other public facilities would occur (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would not increase the demand on public facilities. There are also no changed 367

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circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND; no impact would occur. Therefore, the Modified Project would not result in any new or different impacts relating to other public facilities from those previously identified. No further analysis is required.

3.16 Recreation
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
XVI.RECREATION.
a) Would the project increase the use of
existing neighborhood and regional
parks or other recreational facilities
such that substantial physical
deterioration of the facility would occur
or be accelerated?
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities
which might have an adverse physical
effect on the environment?
2022 IS/MND Analysis Summary
Potential impacts related to recreation were analyzed in the 2022 IS/MND on page 79. The 2022 IS/MND determined that potential impacts relating to increased use of existing parks or recreational facilities would be less than significant, while potential impacts relating to the construction or expansion of recreational facilities were determined to result in no impact.

Modified Project Analysis
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? No New Impact. As discussed in the 2022 IS/MND, the City provides a wide range of recreational opportunities, including golf courses, bikeways, and parkland, and is located near thousands of acres of National Park and National Monument lands, United States Forest Service wilderness lands, as well as state, regional, and tribal parks that have miles of hiking, biking, and equestrian trails. The Original Project also proposed additional on-site recreational amenities, including a clubhouse, fitness center, community pools, yoga lawn, putting green, grilling/fire pit areas, a dog park, and recreational courts/games. The Original Project may lead to an incremental increase in use and in physical deterioration of the City’s public recreational facilities; however, the Original Project would comply with the City’s parkland Quimby Act fees and other development impact fees (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts relating to substantial physical deterioration of parks and recreational facilities would be less than significant. 368

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The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project does not include the previously proposed clubhouse and the fitness center but still provides a total of 2.73 acres of common open space, including a larger recreation area at the center of the proposed development. The Modified Project would not increase the demand on recreational facilities beyond the levels analyzed in the 2022 IS/MND and would continue to comply with the City’s parkland Quimby Act fees and other development impact fees. There are no changed circumstances or new information related to recreation. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to existing neighborhood and regional parks or other recreational facilities from those previously identified. No further analysis is required. b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? No New Impact. The proposed Project site is within the City’s Town Center Neighborhood land use designation and would not involve the development of a City recreational facility (City of Palm Desert 2022).

As such, the 2022 IS/MND determined that the Original Project would not involve construction or expansion of a recreational facility owned by the City, and therefore no impact would occur.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project is still proposed within the City’s Town Center Neighborhood land use designation and would not involve the development of a City recreational facility. There are no changed circumstances or new information. As such, impacts associated with the development of the Modified Project would be consistent with the analysis in the 2022 IS/MND; no impact would occur. Therefore, the Modified Project would not result in any new or different impacts relating to construction or expansion of recreational facilities from those previously identified. No further analysis is required. 369

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3.17 Transportation
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
XVII. TRANSPORTATION – Would the project:
a) Conflict with a program, plan,
ordinance or policy addressing the
circulation system, including transit,
roadway, bicycle and pedestrian
facilities?
b) Conflict or be inconsistent with CEQA
Guidelines § 15064.3, subdivision (b)?
c) Substantially increase hazards due to a
geometric design feature (e.g., sharp
curves or dangerous intersections) or
incompatible uses (e.g., farm
equipment)?
d) Result in inadequate emergency
access?
2022 IS/MND Analysis Summary
Potential impacts related to transportation were analyzed in the 2022 IS/MND on pages 80 through 93.

The 2022 IS/MND determined that all potential transportation impacts would be less than significant.

Modified Project Analysis
a) Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? No New Impact. As discussed in the 2022 IS/MND, the Project site is bound by Frank Sinatra Drive to the north and Portola Avenue to the east, and both roadways are designated as Balanced Arterials, which are described as having four lanes undivided with bicycle lanes. The Project site is served with bus services by Sunline Transit with the closest bus stop being located approximately 1 mile east of the Project site at the northeast corner of Cook Street and Frank Sinatra Drive. Shared sidewalks would be constructed along the Original Project’s street frontage, consistent with the General Plan Roadway Cross-sections, and each Original Project access point would include a crosswalk for nearby residents. Existing on-street bike lanes are generally located throughout the Original Project’s study area, and although bike lanes adjacent to the site might be temporarily impacted during construction, they would be returned to their existing condition after construction is completed (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts related to pedestrian, bicycle, and transit facilities would be less than significant. 370

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The 2022 IS/MND also states that implementation of the Original Project is not anticipated to directly impact the Riverside County Congestion Management Plan (CMP) or any CMP facilities. Any potential impacts are expected to be offset by fees, such as the Transportation Uniform Mitigation Fees (TUMF), which are required as a standard condition. In addition, as a standard condition, the project applicant would participate in the funding or construction of off-site improvements through the payment of TUMF and the City’s Development Impact Fees, or through a fair share contribution as directed by the City (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts relating to conflicts with an applicable program, plan, ordinance, or policy addressing the circulation system would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project, which would generate less trips from a reduced number of residents, would still be required to adhere to the Riverside County CMP and be required to pay the applicable TUMF and City Development Impact Fees. There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to conflicts with an applicable program, plan, ordinance, or policy addressing the circulation system from those previously identified. No further analysis is required. b) Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)? No New Impact. As discussed in the 2022 IS/MND, the City utilizes Riverside County Department of Transportation’s Transportation Analysis Guidelines for Level of Service and Vehicle Miles Traveled, which sets forth screening criteria under which projects are not required to submit detailed VMT analysis. Mapbased screening is also used by the City through the sub-regional Riverside Transportation Analysis Model (RIVTAM) to measure VMT performance within individual Transportation Analysis Zones (TAZs). The Original Project is located within RIVTAM TAZ 4676, which experiences less than the County average of VMT per capita. For projects that are found to reside in an area of low VMT generation, the Original Project is required to verify that the proposed development is consistent with the underlying land use assumptions contained in the low-VMT TAZ. Urban Crossroads reviewed the land use assumptions contained in the Original Project TAZ and found it to be consistent with the Original Project’s residential land use; thus, the Original Project was eligible to be screened out of VMT analysis (City of Palm Desert 2022). As such, the 2022 IS/MND determined that potential impacts relating to CEQA Guidelines Section 15064.3, subdivision (b) would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. As stated in the Site Access and Vehicle Miles Traveled Analysis prepared for the Modified Project, because the Modified Project would continue to meet the City’s criteria to be screened out from VMT analysis as it is located in a low VMT area consistent with the City and Riverside County’s transportation guidelines, further VMT analysis was not required (Appendix F). There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts from those previously identified. No further analysis is required. 371

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c) Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? No New Impact. The 2022 IS/MND states that a queuing analysis was conducted for the Original Project.

It was determined that the Original Project would not create a substantial increase in hazards due to a design feature as the Original Project’s access points would be located with adequate site distances and Original Project-generated traffic would be consistent with the existing traffic patterns in the area. The Original Project’s internal circulation system would provide adequate access for fire services and sharp curves are avoided by design guidelines. In addition, a Traffic Control Plan might be required as a condition of approval to be implemented throughout all construction activities (City of Palm Desert 2022). As stated in the 2022 IS/MND, following implementation of the recommendations within the Original Project-specific Traffic Analysis and following review and approval by the City, impacts relating to increased hazards due to a geometric design feature would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. A site access and queuing analysis has been provided for the Modified Project in the Site Access and Vehicle Miles Traveled Analysis (Appendix F). The memo includes recommendations for northbound left turn and southbound deceleration turn lane at the project access driveway along Portola Avenue, consistent with the Original Project. The Modified Project would not increase hazards due to a geometric design feature in the City. Further, there are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to substantially increasing hazards due to a design feature from those previously identified. No further analysis is required.
d) Would the project result in inadequate emergency access? No New Impact. As stated in the 2022 IS/MND, the Project site provides adequate emergency access via arterial and enhanced roadways, and design guidelines would further ensure that adequate emergency access is provided by the Original Project. Project plans would be reviewed and approved by the Riverside County Fire Department, the Palm Desert Police Department, and the City to ensure adequate safety is addressed. The Original Project would also be required to comply with the City’s General Plan and design guidelines policies (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts relating to emergency access would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project, which would generate less trips from a reduced number of residents, would still go through the review and approval process and would still be required to followCity General Plan and design guidelines policies. The Modified Project would not result in inadequate emergency access in the City. Further, there are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to inadequate emergency access from those previously identified. No further analysis is required. 372

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NOVEMBER 2025

3.18 Tribal Cultural Resources
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
XVIII. TRIBAL CULTURAL RESOURCES.
▪ Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code § 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the
California Register of Historical
Resources, or in a local register of
historical resources as defined in
Public Resources Code section
5020.1(k), or
b) A resource determined by the lead
agency, in its discretion and
supported by substantial evidence,
to be significant pursuant to
criteria set forth in subdivision (c)
of Public Resources Code §
5024.1. In applying the criteria set
forth in subdivision (c) of Public
Resource Code § 5024.1, the lead
agency shall consider the
significance of the resource to a
California Native American tribe.
2022 IS/MND Analysis Summary
Potential impacts related to tribal cultural resources were analyzed in the 2022 IS/MND on page 94. The 2022 IS/MND determined that all potential impacts to tribal cultural resources would be less than significant.

Modified Project Analysis
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k)? No New Impact. As discussed in the 2022 IS/MND, CRM Tech conducted a project and site-specific study on historical and archaeological resources, including a records search, Native American scoping, and historical background research and an intensive-level field survey. The field survey provided negative 373

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results and records searches indicated that no additional cultural resource studies occurred within the Original Project area between 2015 and 2018. The data further indicated that no additional historical or archaeological resources have been identified within the Original Project area or a half-mile radius, and the only known cultural resources within a half mile of the Original Project area is Site 33-005080, located approximately 0.25 miles outside of the Project area (City of Palm Desert 2022). As such, the 2022 IS/MND determined that the Original Project would not impact cultural resources, and impacts relating to historical resources would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. A Cultural Restraints Analysis was prepared for the Modified Project in August 2025 (Appendix C) with an updated records search of information housed at the South Coastal Information Center (SCIC) for the Project area and the 1.0-mile search radius of the Project area, an update search of the Sacred Lands File by the Native American Heritage Commission (NAHC), and a review of historic aerial photographs and historic topographic maps. The archival review identified no archaeological resources within the Project area. Based on the records search results and archival review, Dudek concurs with CRM’s (2022) finding that impacts to archaeological resources would be less than significant. The Modified Project would not impact historical resources and there are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to historical resources from those previously identified. No further analysis is required. b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

No New Impact. The 2022 IS/MND states that to ensure all significant tribal resources are identified and fully considered, the City initiated a 30-day government to government tribal consultation period with local tribes; however, requests for consultation were not received from tribes and, based on the analysis above in Section 3.18(a), the Original Project site-specific historical and archaeological resources study, impacts relating to tribal cultural resources were determined to be less than significant (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. Modified Project. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to historical resources from those previously identified. Although not required for an Addendum, the City initiated a 30-day government to government tribal consultation period with local tribes in letters dated August 20, 2025 (Appendix I). In a letter to the City dated October 3, 2025, Agua Caliente Band of Cahuilla Indians (Agua Caliente) requested that an approved Agua Caliente Native American Cultural Resource Monitor be present during any ground disturbing construction activities for the Modified Project and that any discovered Tribal cultural material be reburied on-site, when feasible. As detailed in the project description above (see Section 2.2, Modified Project Changes), the requests of Agua Caliente have been incorporated into the Modified Project as a project design feature (PDF TCR-1). As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND 374

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and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to Tribal cultural resources. No further analysis is required.

3.19 Utilities and Service Systems
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
XIX.UTILITIES AND SERVICE SYSTEMS – Would the project:
a) Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the
construction or relocation of which
could cause significant environmental
effects?
b) Have sufficient water supplies
available to serve the project and
reasonably foreseeable future
development during normal, dry and
multiple dry years?
c) Result in a determination by the waste
water treatment provider, which serves
or may serve the project that it has
adequate capacity to serve the
project’s projected demand in addition
to the provider’s existing
commitments?
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?
e) Comply with federal, state, and local
statutes and regulations related to
solid waste?
2022 IS/MND Analysis Summary
Potential impacts related to utilities and service systems were analyzed in the 2022 IS/MND on pages 95 through 98. The 2022 IS/MND determined that all potential utilities and service systems impacts would be less than significant.
375

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Modified Project Analysis
a) Would the project require or result in the relocation or construction of new or expanded water, waste water treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? No New Impact. As discussed in the 2022 IS/MND, domestic water would be provided to the Project site by connection into the existing water and sewer main located along Frank Sinatra Drive, and electric power, telecommunications, and natural gas connections are also located within proximity of the Project site. The Original Project was designed to include an on-site stormwater retention system that would comply with the City’s drainage requirements and be designed to provide enough water storage for the 100-year controlling storm event. No relocation or new construction of water, wastewater, electric power, natural gas, or telecommunications facilities would be needed for the Original Project (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts relating to relocation or construction of new or expanded utilities facilities would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to include an on-site stormwater retention system and connection to the surrounding utility connections. The Modified Project would not require or result in the relocation or construction of new or expanded utilities facilities. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Further, there are no changed circumstances or new information. Thus, the Modified Project would not result in any new or different impacts relating to construction or expansion of water or wastewater treatment facilities from those previously identified. No further analysis is required. b) Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? No New Impact. As discussed in the 2022 IS/MND, groundwater is the primary source of domestic water supply in the Coachella Valley where CVWD is the largest provider of potable water. Water in the region is managed through CVWD’s 2020 RUWMP. CVWD has achieved its 2020 water use target but continues to implement demand management measures to reduce water use per capita. Further, CVWD anticipates that single-family and multifamily residences would use less water than existing properties due to the mandated use of high-efficiency plumbing fixtures under the CalGreen building standards and reduced landscaping water use mandated by CVWD’s Landscape Ordinance. The Original Project would connect into existing infrastructure on Frank Sinatra Drive through on-site improvements and would comply with the existing water management program in place (City of Palm Desert 2022).

As further discussed in the 2022 IS/MND, the Original Project was estimated to use approximately 46,327 gallons of water per day, or 51.89 acre-feet per year (AFY), and was found to be well within the CVWD’s total projected water use of 123,461 AFY for 2025, which includes assumptions for new development. The City’s Municipal Code includes several ordinances to ensure water supply and efficiency measures are in place, including Section 24.04.010, which codifies CVWD’s Landscape Ordinance. Compliance with these ordinances would ensure that development reduces water demand to meet target demands. Project infrastructure and design would be consistent with CVWD’s requirements and water management plan, and 376

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the Original Project would be reviewed and approved by CVWD and the City to assure compliance with all applicable requirements. The Original Project would be expected to implement water conservation measures and pay applicable water installation and connection fees to CVWD (City of Palm Desert 2022).

As such, the 2022 IS/MND determined that no new infrastructure would be required for the Original Project, and that impacts relating to water supply would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project, which would generate a reduced demand for water from a reduced number of residents, would continue to comply with the requirements of the CVWD’s Landscape Ordinance, water management plan, and the City’s Municipal Code. There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Thus, the Modified Project would not result in any new or different impacts relating to construction or expansion of stormwater drainage facilities from those previously identified. No further analysis is required.
c) Would the project result in a determination by the waste water treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
No New Impact. As discussed in the 2022 IS/MND, the Original Project would be served by CVWD’s wastewater reclamation system, which includes over 1,000 miles of sewer pipeline and treats approximately 17 million gallons per day (mgd). Wastewater from the City is conveyed to CVWD’s Cook Street Water Reclamation Plant No. 10 (WRP-10), which treats an average of 10 mgd and has a capacity of 18 mgd. The Original Project would connect to the existing sewer main on Frank Sinatra Drive and is expected to generate approximately 32,430 gallons of wastewater per day, or approximately 0.03 mgd.

This increase would be treated well within the capacity of WRP-10. The Original Project would be reviewed by CVWD and the City to ensure adequate wastewater capacity and compliance with current wastewater treatment requirements and would be required to pay applicable sewer and water installation and connection fees to CVWD (City of Palm Desert 2022). As such, the 2022 IS/MND determined that no new infrastructure would be required for the Original Project, and that impacts relating to adequate wastewater treatment capacity would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project, which would generate a reduced demand for wastewater from a reduced number of residents, would not significantly affect wastewater systems or capacity. Additionally, there are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Thus, the Modified Project would not result in any new or different impacts relating to adequate wastewater treatment capacity from those previously identified. No further analysis is required. 377

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d) Would the project 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? No New Impact. As discussed in the 2022 IS/MND, solid waste disposal and recycling services for the City are provided by Burrtec, and solid waste and recycling collected from the Project site would be hauled to the Edom Hill Transfer Station where waste is then sent to a permitted landfill or recycling facility outside of the Coachella Valley. The analysis determined that the Original Project could generate up to 162.36 tons of solid waste; although, this analysis did not take into account the required solid waste reduction efforts required by the State of California. As part of its long-range planning and management activities, the Riverside County Waste Management Department (RCWMD) ensures that the County has a minimum of 15 years of capacity for future landfill disposal. At the time of drafting the 2022 IS/MND, the most recent 15- year projection by the RCWMD indicated that no additional waste capacity was needed at existing facilities through 2024 as a disposal capacity of 28,561,626 tons would remain at existing facilities in the year 2024 (City of Palm Desert 2022). As such, the Original Project would comply with all applicable solid waste statutes, policies, and guidelines, and the 2022 IS/MND determined that impacts relating to solid waste would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project, which would generate less solid waste from a reduced number of residents, would not generate solid waste in excess of state or local standards or in excess of existing capacity. There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Thus, the Modified Project would not generate solid waste in excess of State or local standards from those previously identified.

No further analysis is required.
e) Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
No New Impact. As discussed in the 2022 IS/MND and above in Section 3.19(d), the most recent 15-year projection by the RCWMD indicated that no additional waste capacity was needed at existing facilities through 2024 as a disposal capacity of 28,561,626 tons would remain at existing facilities in the year 2024. In addition, the Original Project would comply with all applicable solid waste statutes, policies, and guidelines (City of Palm Desert 2022). Thus, the 2022 IS/MND determined that impacts relating to compliance with applicable solid waste regulations would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project, which would generate less solid waste from a reduced number of residents, would comply with federal, state, and local statutes and regulations related to solid waste. There is no other new information or changed circumstances. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Thus, the Modified Project would not result in any new or different impacts relating to compliance with applicable solid waste regulations from those previously identified. No further analysis is required. 378

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3.20 Wildfire
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
XX. WILDFIRE – If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
a) Substantially impair an adopted
emergency response plan or emergency
evacuation plan?
b) Due to slope, prevailing winds, and
other factors, exacerbate wildfire risks,
and thereby expose project occupants
to, pollutant concentrations from a
wildfire or the uncontrolled spread of a
wildfire?
c) Require the installation or
maintenance of associated
infrastructure (such as roads, fuel
breaks, emergency water sources,
power lines or other utilities) that may
exacerbate fire risk or that may result
in temporary or ongoing impacts to the
environment?
d) Expose people or structures to
significant risks, including downslope
or downstream flooding or landslides,
as a result of runoff, post-fire slope
instability, or drainage changes?
2022 IS/MND Analysis Summary
Potential impacts related to wildfire were analyzed in the 2022 IS/MND on pages 98 and 99. The 2022 IS/MND determined that all potential wildfire impacts would be less than significant.

Modified Project Analysis
a) Would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
No New Impact. As discussed in the 2022 IS/MND, the Project site is located in a primarily developed area within the City and is characterized by vacant land with scattered, low-lying desert vegetation. According to CAL FIRE maps, the Project site is located in a Local Responsibility Area and is not located in or near a State responsibility area or lands classified as a Moderate, High, or Very High Fire Hazard Severity Zone, and no impact in this regard would occur. According to the Riverside County General Plan, wildfire susceptibility is moderate to low in the Coachella Valley and desert regions on the western and eastern sides of the Salton 379

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Sea. Thick vegetation and steep slopes do not occur in areas adjacent to the Project site. Because the Santa Rosa Mountains (approximately 3 miles southwest of the Project site) were determined to not be conducive to wildfires, it was determined that wildfires are not expected to occur within the City or at the Project site. The Original Project would be developed in accordance with the latest California building standards and fire code and would not be expected to expose people to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire; less than significant impacts would occur (City of Palm Desert 2022).

In addition, the 2022 IS/MND states that the Original Project would connect to existing water and sewer infrastructure located within Frank Sinatra Drive and that the proposed infrastructure would not exacerbate fire risk or result in short- or long-term impacts to the environment, and would in fact decrease fire risk on the Project site. The Project site is connected to an existing network of streets and would not impair implementation of or physically interfere with an adopted emergency response or evacuation plan and the Original Project would not include installation or maintenance of infrastructure that may exacerbate fire risk; less than significant impacts would occur. The Project site is located on flat ground with no slopes immediately surrounding the site; thus, risks associated with slope instability would not be significant and impacts relating to exposing people or structure to significant risks from wildfires would be less than significant (City of Palm Desert 2022). As such, the 2022 IS/MND determined that all wildfire impacts would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Project site is still not located in a State Responsibility Area or in a State-designated Very High Fire Hazard Severity Zone (CAL FIRE 2024). Thus, the Modified Project is not anticipated to result in significant impacts associated with the impairment of an adopted emergency response plan or emergency evacuation plan. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. There are no changed circumstances or new information. Thus, the Modified Project would not result in any new or different impacts relating to an adopted emergency response plan or emergency evacuation plan from those previously identified. No further analysis is required. b) Due to slope, prevailing winds, and other factors, would the project exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
No New Impact. As discussed in the 2022 IS/MND and above in Section 3.20(a), thick vegetation and steep slopes do not occur in areas adjacent to the Project site, and the Santa Rosa Mountains were determined to not be conducive to wildfires; thus, it was determined that wildfires are not expected to occur within the City or at the Project site. The Original Project would be developed in accordance with the latest California building standards and fire code and would not be expected to expose people to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire; less than significant impacts would occur (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Project site continues to not have slopes or thick vegetation that could serve as fuel for a fire. The Modified Project 380

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would still be required to adhere to the latest California building standards and fire code and would therefore not expose people to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. There are no changed circumstances or new information.

Thus, the Modified Project would not result in any new or different impacts relating to wildfire exacerbation and exposure of people to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire from those previously identified. No further analysis is required. c) Would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines, or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? No New Impact. As discussed in the 2022 IS/MND and above in Section 3.20(a), the Original Project would connect to existing water and sewer infrastructure located within Frank Sinatra Drive and the proposed infrastructure would not exacerbate fire risk or result in short- or long-term impacts to the environment; in fact, the infrastructure would decrease fire risk on the Project site (City of Palm Desert 2022). As such, the 2022 IS/MND determined that impacts relating to the installation or maintenance of infrastructure that may exacerbate fire risk or result in ongoing impacts to the environment would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to connect to the existing infrastructure adjacent to the Project site along Frank Sinatra Drive. The Modified Project would still be required to adhere to the latest California building standards and fire code. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. There are no changed circumstances or new information. Thus, the Modified Project would not result in any new or different impacts relating to installation or maintenance of infrastructure that may exacerbate fire risk or result in ongoing impacts to the environment from those previously identified. No further analysis is required. d) Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? No New Impact. As discussed in the 2022 IS/MND and above in Section 3.20(a), the Project site is located on flat ground with no slopes immediately surrounding the site and implementation of the proposed infrastructure would reduce fire risk on the Project site. As such, risks associated with slope instability would not be significant and impacts relating to exposing people or structure to significant risks from wildfires would be less than significant (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Project site continues to not have slopes and similar to the previously proposed infrastructure, the Modified Project would connect to existing infrastructure connections along Frank Sinatra Drive. The Modified Project would still be required to adhere to the latest California building standards and fire code. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. There are no changed circumstances or new information. Thus, the Modified Project would not result in any new or different impacts relating to exposure of people or structures to significant wildfire risks from those previously identified. No further analysis is required. 381

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3.21 Mandatory Findings of Significance
New
Potentially
Significant
Impact
New Mitigation
is Required
No New
Impact
Reduced
Impact
XXI. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the
habitat of a fish or wildlife species,
cause a fish or wildlife population to
drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, substantially reduce the
number or restrict the range of a rare
or endangered plant or animal or
eliminate important examples of the
major periods of California history or
prehistory?
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively
considerable” means that the
incremental effects of a project are
considerable when viewed in
connection with the effects of past
projects, the effects of other current
projects, and the effects of probable
future projects.)
c) Does the project have environmental
effects which will cause substantial
adverse effects on human beings,
either directly or indirectly?
2022 IS/MND Analysis Summary
Impacts to biological resources were analyzed in the 2022 IS/MND on pages 23 through 27. The 2022 IS/MND determined that impacts relating to a substantial adverse effect on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations would be less than significant with mitigation incorporated, while all other potential impacts to biological resources were determined to result in no impact. Impacts to cultural resources were analyzed in the 2022 IS/MND on pages 28 and 29, and all potential cultural resources impacts were determined to be less than significant. Impacts to paleontological resources were analyzed in the 2022 IS/MND on page 45 of the 2022 IS/MND; with implementation of Mitigation Measure GEO-1 (MM GEO-1), potential impacts to paleontological resources would be less than significant. 382

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The 2022 IS/MND determined the Original Project were adequate and consistent with existing federal, state and local policies and consistent with the City of Palm Desert General Plan and surrounding land use.

The 2022/IS/MND concluded approval and implementation of the proposed project would result in less than significant impacts related to cumulatively considerable impacts.

In addition, the 2022 IS/MND determined the Original Project was designed to comply with established design guideline and current building standards and that the City’s review process would ensure that applicable guidelines are being followed. With implementation of mitigation measures (MM AQ-1, BR-1, BR2, and GEO-1), the Original Project would result in a less than significant impact.

Modified Project Analysis
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below selfsustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
No New Impact. As discussed in the 2022 IS/MND, the analysis for Biological Resources determined that the Original Project would result in no impact or less than significant impacts with mitigation measures incorporated (MM BR-1 and MM BR-2) and potential impacts to paleontological resources would be reduced to a less than significant impact with incorporation of Mitigation Measure GEO-1 (MM GEO-1). The Original Project was determined to be compatible with the Palm Desert General Plan, the Project site’s zoning, and its surroundings. With implementation of mitigation measures incorporated, the Original Project was determined to not significantly degrade the overall quality of the region’s environment, or substantially reduce the habitat of a wildfire species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal species, or eliminate important example of the major periods of California history or prehistory (City of Palm Desert 2022). As such, the 2022 IS/MND determined that based on the information and mitigation measures included in the 2022 IS/MND, the Original Project would not be expected to substantially alter or degrade the quality of the environment, including biological and paleontological resources, and impacts would be less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would comply with all required and applicable regulations and mitigation measures regarding biological, paleontological, and cultural resources. There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant with mitigation oncorporated. Therefore, the Modified Project would not result in any new or different impacts relating to alteration or degradation of the quality of the environment, including biological, paleontological, and cultural resources, from those previously identified. No further analysis is required.
383

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b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.)
No New Impact. The 2022 IS/MND states that the Original Project and its location are found to be adequate and consistent with existing federal, state, and local policies and is consistent with the City of Palm Desert General Plan and surrounding land use. Regarding cumulatively considerable impacts, it was determined that the Original Project would result in less than significant impacts (City of Palm Desert 2022).

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to comply with the Palm Desert General Plan and all applicable federal, state, and local policies. There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant.

Therefore, the Modified Project would not result in any new or different impacts relating to cumulatively considerable impacts from those previously identified. No further analysis is required. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
No New Impact. The 2022 IS/MND states that the Original Project would not result in impacts relating to environmental effects that would cause substantial adverse effects on human beings as the Original Project was designed to comply with established guidelines and current building standards. The City’s review process would ensure that applicable guidelines are followed (City of Palm Desert 2022). As stated in the 2022 IS/MND, with implementation of mitigation measures and project design features incorporated into the Original Project, impacts relating to substantial adverse effects on human beings would be reduced to less than significant.

The Modified Project is proposed to allow for the construction of one- to two-story single-family homes on the Project site instead of the originally envisioned three-story multifamily apartment buildings. The Modified Project would continue to comply with all applicable guidelines and be required to be reviewed and approved by the City. There are no changed circumstances or new information. As such, impacts associated with the Modified Project would be consistent with the analysis in the 2022 IS/MND and would be less than significant. Therefore, the Modified Project would not result in any new or different impacts relating to substantial adverse effects on human beings from those previously identified. No further analysis is required.
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4 Addendum Conclusion
As demonstrated by the analysis and discussion above, impacts associated with the Modified Project would be similar to or less than the impacts identified within the 2022 IS/MND. The Modified Project would not create substantial changes that would require major revisions of the 2022 IS/MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

In addition, no change in circumstances or new information of substantial importance has become available relative to any of the environmental topic categories that would result in new or more severe significant environmental impacts related to the Modified Project. Furthermore, the applicable mitigation measures incorporated into the 2022 IS/MND would continue to be implemented under the Modified Project. All Modified Project impacts would be within the significance determination disclosed under the 2022 IS/MND, and none of the conditions described in CEQA Guidelines Section 15164 requiring a recirculated 2022 IS/MND would occur. Therefore, the Modified Project would not create any potential adverse impacts beyond those evaluated within the 2022 IS/MND. As such, the preparation of this Addendum to modify the Original Project would be appropriate and fully complies with the requirements of CEQA Guidelines Section 15164.
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5 References and Preparers

5.20 References Cited
CAL FIRE (California Department of Forestry and Fire Protection). 2024. Fire Hazard Severity Zones in State Responsibility Area. Prepared September 29, 2023. Effective April 1, 2024. Accessed June 2025. https://calfire-forestry.maps.arcgis.com/apps/webappviewer/index.html?id= 988d431a42b242b29d89597ab693d008.

Caltrans. 2013 Technical Noise Supplement.

Caltrans.2020. Traffic Noise Analysis Protocol.

Caltrans (California Department of Transportation). 2019. California State Scenic Highway System Map. Copyright 2019. Accessed June 2025. https://caltrans.maps.arcgis.com/apps/webappviewer/ index.html?id=465dfd3d807c46cc8e8057116f1aacaa.

Carrier. 2012. CA16NA 018-061 Single-Stage Air Conditioner w/ Puron Refrigerant. Catalog No: CA16NA-06PD. https://resource.carrierenterprise.com/is/content/Watscocom/carrier_ca16na03600g_article_1404816 230548_en_ss?_ga=2.123164302.489492439.1570570581-792571132.1570570581 City of Palm Desert. 2016a. General Plan. Adopted November 10, 2016. Accessed May 7, 2025. https://www.palmdesert.gov/home/showpublisheddocument/35222/638747754856570000.

City of Palm Desert. 2016b. General Plan Update & University Neighborhood Specific Plan. Draft Environmental Impact Report. Adopted November 10, 2016. Accessed June 16, 2025. https://www.palmdesert.gov/ home/showpublisheddocument/33582/638133583356830000.

City of Palm Desert. 2022. Frank Sinatra and Portola Multifamily Development. July 2022. Accessed June 17, 2025. https://files.ceqanet.lci.ca.gov/283696-1/attachment/ -UuK7R440Uo-p6WJ5tPibb50Jv0tJKY14Mubx12DFw-7OiSUwBqSfjjMaSTOHTy2249BHkab9dWlVQxS0.

City of Palm Desert. 2023. Zoning. Updated September 2023. Accessed May 7, 2025. https://www.palmdesert.gov/home/showpublisheddocument/34525/638369640378300000.

City of Palm Desert. 2025. Municipal Code. Accessed May 7, 2025. https://ecode360.com/PA4981.

Department of Conservation (DOC). 2022. California Williamson Act Enrollment Finder. Copyright 2022. Accessed June 2025. https://maps.conservation.ca.gov/dlrp/WilliamsonAct/.

Department of Finance (DOF). 2025. Estimates-E1. Population and Housing Estimates for Cities, Counties, and the State — January 1, 2024, and 2025. Accessed June 2025. https://dof.ca.gov/forecasting/ demographics/estimates-e1/.

Federal Transit Administration (FTA). 2018. Transit Noise and Vibration Impact Assessment Manual.

September 2018.

FHWA. 2006. Roadway Construction Noise Model, Version 1.1 388

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International Organization of Standardization (ISO). 1996. 9613-2: “Attenuation of Sound During Propagation Outdoors, Part 2: General Method of Calculation”. December. Accessible at https://www.iso.org/standard/20649.html

5.21 List of Preparers
Dudek
Kristen Stoner, Senior Project Manager
Gabe Romero, Environmental Analyst
Britney Schultz, Senior Biology Specialist
David LaRocca, Senior Air Resources Specialist
Matthew DeCarlo, Archaeology Specialist
Connor Burke, Senior Noise Specialist
Sabita Tewani, Senior Transportation Specialist
389
Project Boundary
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^
SOURCE: USGS National Map 2025
Portola Springs Residential Development Project
Project Location
FIGURE 1
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Portola Ave
Frank Sinatra Dr
DesertSprings
D
r
Halfway Dr
Fuller Dr
Pele Pl
Alpine Ln
Daisy Ln
Emerson Dr
Desert Greens Drive North Drexell Dr
Hollister Dr
Shepherd Ln
Sawmill Canyon Way
Oak Flats Dr Bautista Canyon Way
C
haparrosa Way
Heatherwood Dr
Desert Greens Dri
ve East
Project Boundary
Palm Desert General Plan Land Use
Conventional Suburban Neighborhood
Golf Course & Resort Neighborhood
Town Center Neighborhood
Resort & Entertainment
0 250 500 n Feet
Date: 8/14/2025 User: cgardner Path: Z:\Projects\j1819202\MAPDOC\CEQA\PortolaSprings.aprx Map: Figure 2 Existing General Plan Land Use Designation Layout: Figure 2 Existing General Plan Land Use Designation SOURCE: Esri Imagery; City of Palm Desert 2024
Portola Springs Residential Development Project
Existing General Plan Land Use Designation
FIGURE 2
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Portola Ave
Frank Sinatra Dr
eseD
rtSpringsDr
Halfway Dr
Fuller Dr
Pele Pl
Alpine Ln
Daisy Ln
Emerson Dr
Desert Greens Drive North
Shepherd Ln
Hollister Dr
Drexell Dr
Sawmill Canyon Way
Oak Flats Dr
Bautista Canyon Way
Chaparrosa Way
Heatherwood Dr
Desert Greens Drive East
P.R.-8
P.R.-5
P.R.-5
P.R.-5
P.R.-5
P.R.-5
ST
P.R.-5 P.R.-22
P.R.-10
P.R.-7
ST
P.R.-18
Project Boundary
Palm Desert Zoning
P.R. - Planned Residential
0 250 500 n Feet
Date: 8/14/2025 User: cgardner Path: Z:\Projects\j1819202\MAPDOC\CEQA\PortolaSprings.aprx Map: Figure 3 Existing Zoning Layout: Figure 3 Existing Zoning SOURCE: Esri Imagery; City of Palm Desert 2024
Portola Springs Residential Development Project
Existing Zoning
FIGURE 3
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RECREATION
AREA

0.29 AC.

RETENTION
BASIN

0.25 AC.

PROPOSED 45' BUILDING SETBACK LINE

FRANK SINATRA DRIVE

PORTOLA AVENUE
24'
40'
51'
32'
24'
20'
20'

PORTOLA AVENUE
10' PUE
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40'

EXISTING ROW

EXISTING ROW

SHALLOW

RETENTION BASIN
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32'
40'
50'
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RIGHT IN / RIGHT

OUT ACCESS

SHALLOW

RETENTION BASIN
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MAIN ENTRY
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EXISTING SCE POWERPOLE

EXISTING POLE ANCHORS
REQUIRED 32' BLDG.

SETBACK LINE
REQUIRED 32' BLDG.

SETBACK LINE
REQUIRED 20' PROJECT PERIMETER

SETBACK FROM PUBLIC STREET
REQUIRED 20' PROJECT PERIMETER

SETBACK FROM PUBLIC STREET
32'
REQUIRED 32' BLDG.

SETBACK LINE

EXISTING ROW
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51'
40'
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68 32'
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PROPOSED 6'

MEANDERING

SIDEWALK
PROPOSED 6'

MEANDERING

SIDEWALK
PROPOSED 6'

MEANDERING

SIDEWALK
Site Plan
Portola Springs Development Project
FIGURE 4 SOURCE: MSA Consulting, Inc.

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PLANNING COMMISSION RESOLUTION NO. 2913
6 EXHIBIT B

CONDITIONS OF APPROVAL
CASE NO. PP25-0006 (Precise
Plan)

1. The development of the property shall conform substantially with the approved plans and exhibits on file with the Development Services Department, except as modified by the following conditions. Any variation from the approved plans must be reviewed and approved by the Planning Division prior to building permit issuance and may require review and approval by the ARC, Planning Commission, and/or City Council.

2. The Applicant agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these Project Approvals for the Project, or the Project Approvals themselves, the Developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. The Developer, at its sole expense, shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the Developer’s approval of counsel, which shall not be unreasonably denied, and at the Developer’s sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the Developer and cooperate in the defense. The Developer, upon such notification, shall deposit with City sufficient funds in the judgment of the City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both Parties elect to defend, the Parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement in order to share and protect the information under the joint defense privilege recognized under applicable law.

As part of the cooperation in defending an action, City and Developer shall coordinate their defense in order to make the most efficient use of legal counsel and to share and protect information. Developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any thirdparty litigation of Project approvals without the Developer’s consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless the Developer materially breaches this indemnification requirement.

3. All conditions are subject to field verification. The City may withhold building or occupancy permits until compliance with applicable conditions and mitigation measures is demonstrated.

4. The Precise Plan approves site layout and development consistent with the Conceptual Site Plan dated January 30, 2026. This includes site layout, common open space provided, recreation area location/size, and lot sizes.

5. All development within this Precise Plan will need to adhere to PDMC Section

25.10.050(B).
398
PLANNING COMMISSION RESOLUTION NO. 2913
7 6. Prior to the issuance of any building or landscaping permit an application for a Precise Plan is required for approval for architecture, landscaping, development standards, setbacks, and all other requirements identified for the Precise Plan and within the Palm Desert Municipal Code at time of application, subject to approval from the City’s Architectural Review Commission and Planning Commission.

Precise Plan 25-0006 and all of the conditions herein will still remain in effect in the event a future Precise Plan approvals unless specifically specified in a resolution.

7. The Precise Plan has identified common areas for recreation, open space and retention. The Applicant shall submit a Design Review application subject to Architectural Review Commission approval for the design of these areas.

8. All future Precise Plans and development will need to adhere to the approved pad elevations as identified in the Preliminary Grading Exhibit, dated January 29, 2026.

Any revisions would need to comply with PDMC Section 27.12.045.

9. The City Engineer and Development Services Director reserve the right for any pad elevation revision within this development to require any further studies, drawings, or analysis to ensure the entirety of the project meets City requirements and is consistent with the original approval. The City Engineer and Development Services Director reserves the right for any pad elevation revision within this development to be subject to Planning Commission approval, compliant with PDMC Section

27.12.045.

10. A signed copy of all pages of this Resolution of approval shall be printed onto the first page of the construction drawings upon submittal for building permits.

11. All construction documents, including grading, building, civil, landscape, and improvement plans, shall identify the applicable Precise Plan number on the cover sheet.

12. The Precise Plan shall expire two years from the date of this approval, and shall become null and void unless a time extension is granted per PDMC Section

26.20.140, any extension legislation from the Governor or State Legislature.

13. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to the approved development standards listed in the PDMC and state and federal statutes now in force or which hereafter may be in force.

14. Prior to any construction approval, “will serve” letters shall be obtained from all affected agencies, including but not limited to the jurisdictional agencies; Coachella Valley Water District, Southern California Edison, Spectrum Cable, Frontier Telephone and Burrtec Waste and Recycling of the Desert.

15. Prior to issuance of a building permit, Applicant shall submit an address plan including the recorded street names and addresses for approval by the Development Services Director, in consultation with the Planning, Police, and Fire Departments, and shown on the Final Map.

16. The applicant shall have recorded Conditions, Covenants and Restrictions (CC&Rs) as a part of the establishment of a Home Owners Association (HOA) to 399
PLANNING COMMISSION RESOLUTION NO. 2913
8 the satisfaction of the City Attorney and City Engineer after the recordation of the Final Map. Said HOA shall be responsible for the ongoing and perpetual maintenance of all common areas and improvements established and required within the tentative map area. The CC&Rs shall include but not be limited to provisions for the ongoing maintenance of frontage streets including Frank Sinatra Drive and Portola Avenue, private interior streets, recreational amenities, landscaping (including street parkways, landscape easements, parks and drainage facilities, including pipelines and retention basins), blows and and nuisance water mitigation features (e.g. fencing, landscaping irrigation, sand impoundment areas, and soil stabilization, bubblers), and the ongoing maintenance of the exterior of any project perimeter walls including graffiti removal. The CC&Rs shall have clearly labeled exhibit(s) that demonstrate maintenance obligations for all improvements within each associated phase. The CC&R’s shall be recorded subsequent to the recordation of the final map for each associated phase.

17. The CC&Rs and other homeowner association documents shall clearly state that all private onsite drainage facilities, including pipelines and basins, are the responsibility of the HOA for regular upkeep and maintenance.

18. Plant materials shall emphasize drought-tolerant species compatible with the Coachella Valley climate. Turf shall be limited to recreational or functional openspace areas only. Landscape coverage shall achieve at least 50 percent ground coverage within two years of installation.

19. The pedestrian network shall conform to the Pedestrian Accessibility Plan dated January 30, 2026, including internal sidewalk connections, and safe crossings to the recreation area. Any revision to pedestrian routes shall require Planning Division review.

20. A photometric plan demonstrating compliance with the City’s illumination levels and shielding standards shall be submitted to the Planning Division for approval prior to issuance of building permits. The Photometric Plan shall include the following:
a. A catalog of each type of lighting used.
b. A detail of any freestanding light that includes height, type of fixture, and decorative base.
c. The Photometric level at property line should be “0”

21. The applicant shall comply with the Mitigation Monitoring and Reporting Program adopted State Clearinghouse Number 2022120165 and amendments. All mitigation measures shall be implemented at the timing specified therein, and verification shall be provided to the Planning Division.

22. In the event that any human remains are discovered the applicant shall cease all work and contact the Riverside County Sheriff and Riverside County Coroner’s Office and work shall not resume until such time that the site has been cleared by County Coroner and/or the Palm Desert Sherrif’s Office of any criminal matter. The applicant will also be required to consult with the Agua Caliente Tribal office.

23. During grading and construction, the applicant shall implement SCAQMD Rule 402 400
PLANNING COMMISSION RESOLUTION NO. 2913
9 and 403 dust-control measures, including daily watering, covering of haul trucks, stabilization of access points, and vehicle idling limits of 5 minutes.

24. An exception to the 100-foot setback requirement per Section 25.10.050 Development Standards (B)(14) is approved for two-story single-family detached homes. Setbacks shall be reduced to 45 feet along the west property line and 32 feet along Portola Avenue and Frank Sinatra. No residential structure shall exceed two stories or 35 feet in height as measured per PDMC § 25.10.050. Rooflines and massing shall maintain visual variety and avoid monotonous repetition along internal streets.

25. Wall heights, materials, and finishes shall match those shown on the approved walland-fence plan. Decorative treatments facing public rights-of-way shall include textured stucco, stone veneer, or similar high-quality finishes. Chain-link fencing is prohibited except as temporary construction security fencing. Barbed Wire, Acrylic, and Serpentine Fences are specifically prohibited.

26. The recreation/open-space area shown on the approved Precise Plan shall include a pool area, passive lawns, and shaded seating. The preliminary landscape plan shall be submitted for review and approval of the Architectural Review Commission.

Final design details shall be reviewed and approved by the Planning Division prior to building permits for those facilities. The completion of these areas shall be completed prior to the completion of any residential phase within the development.

27. Prior to grading permit, the Applicant shall submit plans and obtain permits for the construction of the perimeter wall along the west, east, and north side of TTM 39307. These property walls shall meet the City of Palm Desert Municipal Code and do not require Architectural Review Commission approval. They may be approved by the Development Services Department at a ministerial level. The Applicant is responsible for conducting a precise survey of the property to verify all boundary lines.
a. Wall heights, materials, and finishes shall match those shown on the approved wall-and-fence plan. Decorative treatments facing public rightsof-way shall include textured stucco, stone veneer, or similar high-quality finishes. Chain-link fencing is prohibited except as temporary construction security fencing. Barbed Wire, Acrylic, and Serpentine Fences are specifically prohibited.
b. All walls adjacent to a public street shall be designed to provide undulation (offset of at least 18 inches) or pilaster at least every 30 feet of linear extent of the wall pursuant to PDMC Section 25.40.080(F)(3).
c. In the event that the survey identifies existing improvements (i.e. fences, structures, landscaping) encroaching into the subdivision from adjacent properties, the Applicant shall be responsible for addressing such conflicts.

This includes making good-faith efforts to resolve encroachments through coordination with property owners, which may involve relocation of improvements and processing of lot line adjustments. Any proposed lot line adjustment shall be submitted for review and approval of the City and must 401
PLANNING COMMISSION RESOLUTION NO. 2913
10 be finalized prior to recordation of the Final Map.
d. Construction of the site perimeter walls (west, east and north perimeter walls) shall be completed prior to first Certificate of Occupancy issuance

28. The applicant shall prepare a final landscape plan that contains the information prescribed by the Development Services Director and is consistent with all City Design Guidelines. This includes the final landscape plan for all common areas, retention, and recreation area as identified in Condition #7.

29. Prior to the issuance of a building permit, the Applicant shall submit perimeter landscape plans consistent with existing landscape across Frank Sinatra Drive, Portola Avenue and consistent with the project to the west. The southwest corner of Frank Sinatra Drive and Portola Avenue shall include enhanced landscaping.

The conceptual plans shall be submitted for review and approval by the Architectural Review Commission.

30. All frontage landscape improvements (Frank Sinatra Drive and Portola Avenue) shall be maintained by the Homeowners Association.

31. Prior to the issuance of a certificate of occupancy, all perimeter landscaping shall be installed.

32. Prior to issuance of certificate of occupancy, applicant shall install monumentation sign in a location designated in the landscape plan or approved by the Director of Development Services

33. All subdivision signs shall be subject to Palm Desert Sign Code.

34. In compliance with the City of Palm Desert Municipal Code Chapter 12.16.020, all utility extensions within the site shall be placed underground unless otherwise specified or allowed by the respective utility purveyor.

35. The Applicant shall pay all applicable City of Palm Desert fees, charges and other costs such as development impact fees as prescribed by City Ordinance. The applicant is hereby advised that the fees may change at the time they become due and payable, as permitted by applicable law.

NOTICE TO APPLICANT: Pursuant to Government Code Section 66020(d)(1), the 90 day period to protest the imposition of any impact fee, dedication, reservation, or other exaction described in this resolution begins on the effective date of this approval and any such protest must be in a manner that complies with Section 66020(a), and failure to timely follow this procedure will bar any subsequent legal action to attack, review, set aside, void or annul imposition.

The right to protest the fees, dedications, reservations, or other exactions does not apply to planning, zoning, grading, or other similar application processing fees or service fees in connection with this project.

LAND DEVELOPMENT:

36. The following plans are hereby referenced: Preliminary Grading Exhibit prepared by MSA Consulting on January 29, 2026 updated by and supporting Tentative Tract 402
PLANNING COMMISSION RESOLUTION NO. 2913
11 Map No. 39307 exhibit prepared by MSA Consulting on January 30, 2026.

37. It is assumed that easements shown on the preliminary grading exhibit are shown correctly and include all the easements that encumber the subject property. A current preliminary title report (30 days current) for the site shall be submitted during technical plan review. The Applicant shall secure approval from all easement holders for all grading and improvements, which are proposed over respective easements, if any, or provide evidence that the easement has been relocated, quitclaimed, vacated, abandoned, easement holder cannot be found, or is otherwise of no effect. Proof of authorization shall be provided to the Land Development Department prior to issuance of grading permit.

38. Should such approvals or alternative actions regarding the easements not be provided and approved by the City, the Applicant may be required to amend or revise the proposed site configuration as may be necessary.

39. The Applicant shall comply with Palm Desert Ordinance No. 843, Section 24.20 Stormwater Management and Discharge Ordinance.

40. Prior to a grading permit, the Applicant shall prepare a final grading plan for the site.

No grading or other improvements shall be permitted until a final grading plan has been approved by the City Engineer. Grading plans and all grading shall conform to the approved Preliminary Grading Exhibit, the California Building Code, Palm Desert Municipal Code (PDMC) Title 27 Grading, and all other relevant laws, rules, and regulations governing grading in the City of Palm Desert. a. The final grading plans shall show and identify all proposed onsite improvements in accordance with the approved preliminary grading exhibit. b. Design shall be in compliance with the accessibility standards in the California Building Code (current) and Americans with Disability Act (ADA) regulations. Plans shall show running and cross slopes along accessibility path from building entrances to designated parking stalls and to public pedestrian infrastructure.
c. All private improvements shall be kept within private property. Non-standard encroachments into proposed public right-of-way will not be permitted, unless clearly identified on these conditions of approval. d. The project’s Geotechnical Engineer shall sign the final grading plans.

41. Prior to grading plan approval, the Applicant shall pay all appropriate drainage fees in accordance with the City’s Municipal Code Section 26.49 and Palm Desert Ordinance No. 653.

42. Prior to grading plan approval, the Applicant shall pay all appropriate park fees in accordance with the City’s Municipal Code Section 26.48.060.

43. Prior to issuance of the grading permit for the development, the Applicant shall pay all appropriate signalization fees in accordance with the City’s Resolution No. 79- 17 and 79-55.

44. Prior to grading permit, the applicant shall record the related land subdivision 403
PLANNING COMMISSION RESOLUTION NO. 2913
12 (TTM39307) final map.

45. Prior to grading permit, the Applicant shall submit improvement plans for required improvements along Frank Sinatra Drive as outlined in these conditions of approval.

The plans are required to be approved by the City Engineer prior to final map approval. Applicant shall provide:
a. Right-of-way dedication to provide a minimum 65-foot right-of-way from street centerline to property line is required.
b. Additional right-of-way dedication at project driveways required to accommodate ADA-compliant public infrastructure within public right-ofway, if needed, shall be dedicated. c. All public infrastructure shall be within public right-of-way, prior to plan approval the Applicant shall provide proof of proposed design will meet criteria.
d. Street improvements include, but are not limited to, meandering sidewalk, landscaped parkway, and curb & gutter.
e. Improvement plans shall include Class II Bicycle Lane along the project frontage per Coachella Valley AG Active Transportation Planning (CVAG ATP) Design Guidelines Section 5.3.
f. The project driveway at Frank Sinatra Drive shall be restricted to right-in and right-out movements. Right-in movements shall be made from a rightturn only pocket providing minimum 200-feet of vehicle storage length, or as approved by the City Engineer. The design shall be per AASHTO Green Book and Caltrans Highway Design Manual and be reviewed and approved by the City Engineer.
g. Separate signing and striping plans for Frank Sinatra Drive shall be submitted for review and approval of the City Engineer. h. The Applicant shall guarantee all(any) improvements within the public rightof-way for a period of one year from the date of final acceptance and the improvement guarantee shall be backed by a bond or cash deposit in the amount of ten percent of the surety posted for improvements.

46. Prior to grading permit, the Applicant shall submit improvement plans for required improvements along Portola Avenue as outlined in these conditions of approval.

The plans are required to be approved by the City Engineer prior to final map approval.
a. Right-of-way dedication to provide minimum 63-foot right-of-way from street centerline to property line.
b. Additional right-of-way dedication at project driveways required to accommodate ADA-compliant public infrastructure within public right-ofway shall be dedicated. c. Street improvements include, but are not limited to, meandering sidewalk, landscaped parkway, and curb & gutter.
404
PLANNING COMMISSION RESOLUTION NO. 2913
13 d. Improvement plans shall include Class II Bicycle Lane along the project frontage per Coachella Valley AG Active Transportation Planning (CVAG ATP) Design Guidelines Section 5.3.
e. The Applicant shall restripe the existing lane configuration to accommodate a dedicated right-turn lane onto the development at the Portola Avenue driveways with a minimum of 200-feet pocket length, or as approved by the City Engineer. The design shall be per AASHTO Green Book and Caltrans Highway Design Manual and be reviewed and approved by the City Engineer.
f. Separate signing and striping plans for Portola Avenue shall be submitted for review and approval of the City Engineer. The restriping shall provide for 2 southbound through lanes along the project frontage, and 2 southbound through lanes and a 1 right-turn lane at the project driveways. Adequate transitions shall be provided.
g. The Applicant shall guarantee all(any) improvements within the public rightof-way for a period of one year from the date of final acceptance and the improvement guarantee shall be backed by a bond or cash deposit in the amount of ten percent of the surety posted for improvements.

47. Prior to approval of the grading plan, the Applicant shall prepare a final Water Quality Management Plan (WQMP) for approval of the City Engineer. a. LID BMPs shall be designed in accordance with the Riverside County Whitewater River Region Stormwater Quality Best Management Practice Design Handbook for Low Impact Development, dated June 2014. b. Any onsite and offsite BMPs shall be designed and sized for a maximum infiltration rate of 2 inches/hour as supported by the infiltration report. Any changes to the proposed BMP sizing, design, and type; and impacts to the referenced exhibits, may require additional approvals.

48. Prior to the issuance of a grading permit, the Applicant shall submit a signed and notarized WQMP Operations and Maintenance Agreement to the City. The agreement shall include provisions for the maintenance and operation of all onsite water quality BMP facilities by the property owner.

49. Prior to the issuance of a grading permit, the Applicant shall submit a PM10 application for review and approval. The Applicant shall comply with all provisions of PDMC Section 24.12 regarding Fugitive Dust Control.

50. Prior to approval of the grading plan, the Applicant shall prepare a detailed final hydrology and hydraulics report for approval of the City Engineer. The report shall encompass the entire development project area and offsite tributary areas to the site, and be prepared in compliance with all relevant laws, rules, and regulations governing the City of Palm Desert.
a. Site is required to handle the 100-year 24-hour event. Final report shall show the site is designed to meet requirement.
b. Design shall incorporate emergency overflow outlet in the event the 405
PLANNING COMMISSION RESOLUTION NO. 2913
14 drainage improvements exceed full capacity.
c. A maximum infiltration rate of 2 inches/hour is allowed to be used for this project per the City of Palm Desert Stormwater Infiltration Rate Policy and as determined by the City Engineer during the entitlement review of this project.

51. Prior to approval of the grading plans, the Applicant shall provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources Control Board. Such Evidence shall consist of a copy of the NOI stamped by the State Water Resources Control Board or the Regional Water Quality Control Board, or a letter from either agency stating that the NOI has been filed and their WDID number is depicted on the grading plan before approval.

52. Prior to grading permit it shall be the sole responsibility of the Applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the grading shown on the preliminary site plan exhibit. Proof shall be provided to the Land Development Department prior to issuance of grading permit.

53. Prior to issuance of grading permit and in compliance with the City of Palm Desert Municipal Code Chapter 27.24, the Applicant shall enter into an agreement and post financial security guarantee for all grading work related to this project.

54. Prior to issuance of grading permit, where grading involves import or export, the Applicant shall obtain relevant permits, from the Public Works Department where the material is coming from or going to, including import/export quantities and hauling route.

55. Prior to grading permit issuance, a copy of the recorded development specific Covenants, Conditions and Restrictions (CC&R's) shall be submitted for review and concurrence of maintenance responsibilities by City Engineer and City Attorney.

56. Prior to grading permit sign-off, the final grade certification shall be submitted in conformance with the approved grading plans. A licensed land surveyor shall certify the completion of grading in conformance with the lines and grades shown on the approved grading plans.

57. Prior to grading permit sign-off, the Applicant shall field verify that all BMPs are designed, constructed, and functional in accordance with the approved WQMP.

BMPs shall be inspected by City staff.

58. Upon completion of grading work, the project’s Geotechnical Engineer shall certify to the completion of grading in conformance with the approved grading plans and the recommendations of the geotechnical report approved for this project. A licensed land surveyor shall certify to the completion of grading in conformance with the lines and grades shown on the approved grading plans.

59. Prior to grading sign-off, the required associated improvements shall be completed or bonded in a manner acceptable to the City Engineer and City Attorney.

60. Prior to issuance of a Certificate of Occupancy, the applicant shall submit a Signing and Striping Plan for review and approval by the City Engineer. The plan shall identify all proposed on-street parking restrictions and signage, and shall restrict 406
PLANNING COMMISSION RESOLUTION NO. 2913
15 parking along designated sections of the street, excluding the area identified as Section A-A. No Certificate of Occupancy shall be issued until the Signing and Striping Plan has been approved and implemented.

61. The applicant shall complete all public improvements per the provisions of the Subdivision Improvement Agreement.
a. Prior to the first certificate of occupancy of an individual lot within the proposed subdivision, all improvements within existing public streets, Frank Sinatra Drive and Portola Avenue, will be required to be constructed in conformance with current City standards.

FIRE DEPARTMENT:

63. Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to show a (existing/proposed) water system capable of delivering the required fire flow.

Specific design features may increase or decrease the required fire flow. a) Will Serve Letters from the responsible water purveyor are required prior to a map recordation.

64. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with CFC Appendix C and NFPA 24. Fire hydrants shall be located no more than 400 feet from all portions of the exterior of the building along an approved route on a fire apparatus access road, unless otherwise approved by the Fire Department. Where new water mains are extended along streets where hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along streets for transportation hazards. Fire hydrants shall be at least 40 feet from the building it is serving. A fire hydrant shall be located within 20 to 100 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are 4” x 2 ½” x 2 ½” (super hydrant). Reference CFC as amended and NFPA 24.

65. Fire Department Access - Fire apparatus access roads shall be provided to within 150 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with an approved turn around. The minimum required turning radius of a fire apparatus access road is 45 feet outside radius and 24 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 75,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure. 407
PLANNING COMMISSION RESOLUTION NO. 2913
16 Reference CFC as amended and Riverside County Fire Department Policies and Standards.
a) Fire Lane marking: Identification and marking of fire lanes, including curb details and signage shall be in compliance with Riverside County Fire Department Standards.

66. Fire Department Access Turn Around - Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with a bulb turnaround at the terminus measuring a minimum of 45 feet outside radius and 24 feet inside radius. Parallel parking around the perimeter of the bulb is acceptable provided the bulb outside turning radius is increased by 8 feet. In-lieu of a bulb, a hammer-head type turnaround is acceptable where the top of the “T” dimension is 120 feet with the stem in the center. Additional turnaround designs may be acceptable as approved by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

67. Secondary Access – Unless otherwise approved by the Fire Department, dead end fire apparatus access roads shall not exceed 1,320 feet. Secondary egress/access fire apparatus access roads shall provide independent egress/access from/to the area or as otherwise approved by the Fire Department. Secondary egress/access fire apparatus access roads shall be as remote as possible from the primary fire apparatus access road to reduce the possibility that both routes will be obstructed by a single emergency. Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of terrain, climatic conditions, anticipated magnitude of a potential incident, or other factors that could limit access may be required by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

68. Fire Department Building Construction Plan Review - Submittal of construction plans to the Fire Department will be required. Final fire and life safety conditions will be addressed when the Fire Department reviews the plans. These conditions will be based on California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Reference CFC as amended.

69. Traffic Calming Devices - Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted for evaluation purposes, resulting in denial or approval by the Fire Code Official. Reference CFC as amended.

70. Gate Access - All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. These gates shall be provided with access to gate equipment or another method to open the gate if there is a power failure. (Manual gates shall not be locked unless a Knox padlock or Knox Box containing the key to the lock is installed in an approved location on the approach side of the gate). A pedestrian gate, if used to provide access, shall be a minimum 3 feet wide and provided with a Knox Box/Padlock if locked. Reference CFC as amended.
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PLANNING COMMISSION RESOLUTION NO. 2913
17 71. Water Plans - If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to the Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Reference CFC as amended.

72. Fire Planning Review: This planning case will also be reviewed by the Riverside County Fire Department’s Fire Planning Division for the cumulative impact on the Fire Department’s ability to provide an acceptable level of service. Additional requirements may be conditioned by Fire Planning to mitigate these impacts.

Questions for Fire Planning can be addressed to
[email protected].
409
PLANNING COMMISSION RESOLUTION NO.____

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM

DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP FOR A 156 UNIT SINGLE FAMILY RESIDENTIAL COMMUNITY LOCATED AT THE

SOUTHWEST CORNER OF FRANK SINATRA DRIVE AND PORTOLA
AVENUE
CASE NO. TTM25-0005 (TTM 39307)
WHEREAS, Blue Fern West (“Applicant”) submitted a Tentative Tract Map and Addendum to the 2022 Initial Study/Mitigated Negative Declaration (SCH #2022120165) for the Frank Sinatra and Portola Project, proposing the subdivision of approximately 18.3 acres to allow for the development of 156 single-family residential units, including onsite circulation, utility infrastructure, stormwater facilities, and open space areas. The project site is located south of Frank Sinatra Drive and west of Portola Avenue, on Assessor’s Parcel Numbers 620- 400-030 and 620-400-031 (“Project”); and
WHEREAS, the Project site is within the PR-22 zoning district, and is designated as Town Center Neighborhood by the Palm Desert General Plan; and WHEREAS, the proposed Project establishes site layout, minimum lot sizes, circulation, recreation and open space areas; and
WHEREAS, TTM 39307 is a 156-lot single-family subdivision proposed as a phased subdivision for final map approval; and
WHEREAS, the proposed Project conforms to the General Plan land use designation for Town Center Neighborhood and the development standards listed in the City’s Zoning Ordinance for the PR-22 zoning district; and
WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert’s (“City’s”) Local CEQA Guidelines, the City is the lead agency for the Project; and WHEREAS, the Project has been reviewed in compliance with the 2024 Local Guidelines for Implementing the California Environmental Quality Act for the City of Palm Desert (Resolution No. 2024-035), and, pursuant to Section 15164 of the CEQA Guidelines, an Addendum to the previously approved Initial Study and Mitigated Negative Declaration (IS/MND) was prepared and considered to address changes to the Project, based upon which it was determined that no new significant environmental impacts would occur and that no previously identified impacts would be substantially more severe than those analyzed in the approved IS/MND; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 3rd day of February, open a duly noticed public hearing on the request by the Applicant regarding the above noted Project, which public hearing was continued to a date certain of February 17; and
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PLANNING COMMISSION RESOLUTION NO. 2914
2 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 17th day of February continue a previously opened public hearing to consider the request by the Applicant for approval of the above noted Project request; and WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report, exist to justify approval of said request:

NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows:

SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution.

SECTION 2. Findings on TTM 39307 Subdivision Map. Under Palm Desert Municipal Code Section 26.20.100(C), the findings for the TTM are the following:

1. That the density of the proposed subdivision is consistent with applicable general and specific plans;
Project Compliance: Yes. The map has been found to be consistent with the density, lot development standards, and land uses of the Planned Residential PR-22 zoning district and the Town Center Neighborhood General Plan land use designation.

Approval of the home design and development, the Project would need to apply for subsequent Precise Plan(s) applications to establish development standards, including setbacks and height, and architecture, including landscaping, consistent with the conditions of approval listed herein. This can be established per single or multiple planning areas identified on TTM 39307.

2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans;
Project Compliance: Yes. The proposed use complies and is consistent with the Planned Residential PR-22 zoning district and the Town Center Neighborhood land use designation as outlined by the Palm Desert General Plan. The Project provides a single family housing type consistent with the intended character of the neighborhood. The following General Plan Policies are implemented with this Project:

Land Use Policy 3.15 – The Project provides on-site recreational open space as required by the General Plan.

Land Use Policy 3.16 – The Project provides single family residential units at a scale and density consistent with the surrounding uses and satisfy the City’s objective for transitional development.
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PLANNING COMMISSION RESOLUTION NO. 2914
3 Land Use Policy 3.20 – The Project enhances and preserves the characteristics of the existing surrounding neighborhoods.

3. That the site is physically suitable for the type of development; Project Compliance: Yes. The site is physically suitable for the proposed 156 single family residential units, with appropriate access and zoning. Grading and drainage will be engineered per approved plans. The Project proposes public sidewalk improvements to support pedestrian connectivity and accessibility along the street frontage. The Project will been graded to ensure that all water is captured in retention basins and will not cause flooding or negative health impacts. The project will comply with all requirements of the South Coast Air Quality District and not cause any negative impacts to air quality. The Project falls within the acceptable density range and is not anticipated to generate traffic impacts or congestion.

4. That the site is physically suitable for the proposed density of development; Project Compliance: Yes. The site is physically suitable for the proposed 156 single family residential units, consistent with the density requirements of the Planned Residential PR-22 zoning district and the Town Center Neighborhood General Plan land use designation. The Applicant has prepared technical studies that consist of Air Quality, Traffic, and Noise confirming site suitability, and the Project conforms with all applicable development standards.

5. That the design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantial and unavoidable injury to fish or wildlife or their habitat;
Project Compliance: Yes. The design of the subdivision and improvements will not cause damage or substantially injure wildlife habitat with the implementation of mitigation measures recommended by the project biologist in the Mitigated Negative Declaration. The subject property is in an urbanized area of Palm Desert and is near major roadways. The 18.3-acre previously disturbed and was previously the Santa Rosa Country Club, the club house still currently remains on site. Additionally, the site is surrounded by existing residential development. With mitigation incorporated, the Project site improvements are unlikely to cause any environmental, fish, or wildlife damage.

6. That the design of the subdivision or the type of improvements will not cause serious public health problems;
Project Compliance: Yes. The design of the subdivision is not likely to cause serious health problems or adverse effects with the implementation of mitigation measures explained in the Mitigated Negative Declaration. The site plan and grading plan have been reviewed to confirm the design provides the protection of the public’s health, safety, and general welfare. The site is adequately serviced by utilities and the grading plan was reviewed in accordance with City requirements. The Project provides setbacks from adjacent properties that meet the standards of the PR-22 412
PLANNING COMMISSION RESOLUTION NO. 2914
4 zoning district. Ground-disturbing activities are conditioned to prepare plans to control fugitive dust, ground vibration, and excessive noise.

7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public.

This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.

Project Compliance: Yes. It is assumed that easements shown on the Tentative Map exhibit are shown correctly and include all the easements that encumber the subject property. A current preliminary title report (30 days current) for the site shall be submitted during final map and technical plan review. The Applicant shall secure approval from all easement holders for all grading and improvements, which are proposed over respective easements, if any, or provide evidence that the easement has been relocated, quitclaimed, vacated, abandoned, easement holder cannot be found, or is otherwise of no effect. Proof of authorization shall be provided to the Land Development Department prior to issuance of grading permit.

Should such approvals or alternative actions regarding the easements not be provided and approved by the City, the Applicant may be required to amend or revise the proposed site configuration as may be necessary.

SECTION 3. CEQA. The Planning Commission finds that the Project has been reviewed in compliance with the 2024 Local Guidelines for Implementing the California Environmental Quality Act (CEQA) for the City of Palm Desert (Resolution No. 2024-035).

Pursuant to Section 15164 of the CEQA Guidelines, an Addendum to the previously approved Initial Study and Mitigated Negative Declaration (IS/MND) was prepared and considered to address changes to the Project. Based on the Addendum, it was determined that no new significant environmental impacts would occur and that no previously identified impacts would be substantially more severe than those analyzed in the approved IS/MND. The Planning Commission hereby adopts the Addendum to the approved Mitigated Negative Declaration.

SECTION 4. Project Approval. The Planning Commission hereby approves TTM 39307, subject to the conditions of approval identified in Exhibit A.

SECTION 5. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City’s office at 73510 Fred Waring Drive, Palm Desert, CA 92260. Rosie Lua, the Secretary to the Palm Desert Planning Commission, is the custodian of the record of proceedings.

SECTION 6. Execution of Resolution. The Chairperson of the Planning Commission signs this Resolution, and the Secretary to the Commission shall attest and certify to the passage and adoption thereof.
413
PLANNING COMMISSION RESOLUTION NO. 2914
5 ADOPTED ON February 17, 2026.

LINDSAY HOLT

CHAIRPERSON
ATTEST:

ROSIE LUA

SECRETARY
I, Rosie Lua, Secretary of the City of Palm Desert Planning Commission, hereby certify that Resolution No. 2914 is a full, true, and correct copy, and was duly adopted at a regular meeting of the Planning Commission of the City of Palm Desert on February 17, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

RECUSED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Desert, California, on February 17, 2026.

ROSIE LUA

SECRETARY
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PLANNING COMMISSION RESOLUTION NO. 2914
6 EXHIBIT A

CONDITIONS OF APPROVAL

1. The development of the property shall conform substantially with the approved plans and exhibits on file with the Development Services Department, except as modified by the following conditions. Any variation from the approved plans must be reviewed and approved by the Planning Division prior to building permit issuance and may require review and approval by the ARC, Planning Commission, and/or City Council.

2. The Applicant agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these Project Approvals for the Project, or the Project Approvals themselves, the Developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. The Developer, at its sole expense, shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the Developer’s approval of counsel, which shall not be unreasonably denied, and at the Developer’s sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the Developer and cooperate in the defense. The Developer, upon such notification, shall deposit with City sufficient funds in the judgment of the City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both Parties elect to defend, the Parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement in order to share and protect the information under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and Developer shall coordinate their defense in order to make the most efficient use of legal counsel and to share and protect information. Developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third-party litigation of Project approvals without the Developer’s consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless the Developer materially breaches this indemnification requirement.

3. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499. 58 (the " Subdivision Map Act"), and Title 26 of the Palm Desert Municipal Code (" PDMC"). The final map shall be approved by the City Council and recorded prior to the issuance of any Building Permits.

4. The development of the property shall conform substantially with the approved exhibits contained in PP25-0006 and TTM 39307 on file in the Development Services Department, except as modified by the following conditions.

5. The Tentative Tract Map shall expire two years from the date of this approval, and shall become null and void unless a time extension is granted per PDMC Section

26.20.140 or any extension legislation from the Governor or State Legislature. 415
PLANNING COMMISSION RESOLUTION NO. 2914
7 6. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to the approved development standards listed in the PDMC and state and federal statutes now in force or which hereafter may be in force.

7. Prior to Final Map approval “will serve” letters shall be obtained from all affected agencies, including the jurisdictional Coachella Valley Water District/, Southern California Edison, Spectrum Cable, Frontier Telephone and Burrtec Waste and Recycling of the Desert.

8. Prior to Final Map approval, all proposed street names shall be submitted to and approved by the Development Services Director, in consultation with the Planning, Police, and Fire Departments, and shown on the Final Map.

9. The applicant shall comply with the Mitigation Monitoring and Reporting Program adopted State Clearinghouse Number 2022120165. All mitigation measures shall be implemented at the timing specified therein, and verification shall be provided to the Planning Division.

10. The applicant shall prepare and record Conditions, Covenants and Restrictions (CC&Rs) as a part of the establishment of a Home Owners Association (HOA) to the satisfaction of the City Attorney and City Engineer. Said HOA shall be responsible for the ongoing and perpetual maintenance of all common areas and improvements established and required within the tentative map area. The CC&Rs shall include but not be limited to provisions for the ongoing maintenance of frontage streets including Frank Sinatra Drive and Portola Avenue, private interior streets, recreational amenities, landscaping (including street parkways, landscape easements, parks and drainage facilities, including pipelines and retention basins), blowsand and nuisance water mitigation features (e.g. fencing, landscaping irrigation, sand impoundment areas, and soil stabilization, bubblers), and the ongoing maintenance of the exterior of any project perimeter walls including graffiti removal. The CC&Rs shall have clearly labeled exhibit(s) that demonstrate maintenance obligations. The CC&R’s shall be recorded subsequent to the recordation of the final map.

11. The CC&Rs and other homeowner association documents shall clearly state that all private onsite drainage facilities, including pipelines and basins, are the responsibility of the HOA for regular upkeep and maintenance.

12. All applicable mitigation measures and conditions adopted for Tentative Tract Maps 39307 remain in effect. These conditions supplement those approvals and govern site design, building placement, landscaping, lighting, and aesthetic treatment.

LAND DEVELOPMENT:

13. The City Engineer and Development Services Director reserve the right for any pad elevation revision within this development to require any further studies, drawings, or analysis to ensure the entirety of the project meets City requirements and is consistent with the original approval. The City Engineer and Development Services Director 416
PLANNING COMMISSION RESOLUTION NO. 2914
8 reserves the right for any pad elevation revision within this development to be subject to Planning Commission approval , compliant with PDMC Section 27.12.045.

14. The following plans are hereby referenced: Tentative Tract Map No. 39307 prepared by MSA Consulting and dated January 30, 2026 and supporting Preliminary Grading Exhibit prepared by MSA Consulting on January 29, 2026.

15. It is assumed that easements shown on the Tentative Tract Map exhibit are shown correctly and include all the easements that encumber the subject property. A current preliminary title report (30 days current) for the site shall be submitted during final map and technical plan review.

16. It is understood that the Tentative Map exhibit correctly shows acceptable centerline elevations, all existing easements, necessary travelled ways, and drainage courses, and that the omission or unacceptability may require that the subdivider amend, revise or re-process the tentative map as may be necessary to allow a finding on the final map of substantial conformance by the City. The Final Map shall include appropriate easements for streets, public utilities, and emergency access which shall be dedicated on the Final Map. Additional right-of-way at project driveways required to accommodate ADA-compliant public infrastructure within public right-of-way shall be dedicated on the map.

17. Prior to approval of Final Map, the Applicant shall pay all appropriate drainage fees in accordance with the City’s Municipal Code Section 26.49 and Palm Desert Ordinance No. 653.

18. Prior to approval of Final Map, the Applicant shall pay all appropriate park fees in accordance with the City’s Municipal Code Section 26.48.060.

19. Prior to approval of Final Map, the Applicant shall pay all appropriate signalization fees in accordance with the City’s Municipal Code Section 10.12.030.

20. In compliance with the City of Palm Desert Municipal Code Chapter 12.16.020, all utility extensions within the site shall be placed underground unless otherwise specified or allowed by the respective utility purveyor.

21. Prior to final map approval, a copy of the development specific Covenants, Conditions and Restrictions (CC&R's) shall be submitted for review and approved by the City Engineer and City Attorney. The CC&R's shall include, but not be limited to, frontage landscape and maintenance, access easements (fire and emergency), reciprocal access, private and/or public utility easements as may be relevant to the project, and maintenance (in perpetuity) of common spaces and BMPs associated with the development of the site.

22. Prior to final map approval, the subdivider is responsible for the construction of all offsite and onsite public improvements as outlined on these conditions of approval.

Public improvements include those associated with Frank Sinatra Drive and Portola Avenue. Improvements include roadway, pedestrian facilities, and public utilities. In compliance with the Subdivision Map Act, if said improvements are not constructed 417
PLANNING COMMISSION RESOLUTION NO. 2914
9 prior to final map recordation, the subdivider shall guarantee the completion of all improvements required to support the development, within the boundaries of the final map, by executing a Subdivision Improvement Agreement with the City and posting the required security.

23. Prior to final map approval, the subdivider shall submit a final grading plan. Subdivider shall guarantee the completion of all improvements required to support the development, within the boundaries of the final map, by executing a Grading Agreement with the City and posting the required security.

24. Prior to final map approval, in compliance with the Subdivision Map Act, the subdivider shall provide the surveyor’s certification for placement of monuments or provide monument bond in the amount and form compliant with the City’s Municipal Code Chapter 27 and as approved by the City Engineer.

25. Prior to Final Map approval, the Applicant shall submit improvement plans for required improvements along Frank Sinatra Drive as outlined in these conditions of approval.

The plans are required to be approved by the City Engineer prior to final map approval. a) Right-of-way dedication to provide a minimum 65-foot right-of-way from street centerline to property line is required.
b) Additional right-of-way dedication at project driveways required to accommodate ADA-compliant public infrastructure within public right-of-way, if needed, shall be dedicated.
c) All public infrastructure shall be within public right-of-way, prior to plan approval the Applicant shall provide proof of proposed design will meet criteria. d) Street improvements include, but are not limited to, meandering sidewalk, landscaped parkway, and curb & gutter.
e) Improvement plans shall include Class II Bicycle Lane along the project frontage per Coachella Valley AG Active Transportation Planning (CVAG ATP) Design Guidelines Section 5.3.
f) The project driveway at Frank Sinatra Drive shall be restricted to right-in and right-out movements. Right-in movements shall be made from a right-turn only pocket providing minimum 200-feet of vehicle storage length, or as approved by the City Engineer. The design shall be per AASHTO Green Book and Caltrans Highway Design Manual and be reviewed and approved by the City Engineer.
g) Separate signing and striping plans for Frank Sinatra Drive shall be submitted for review and approval of the City Engineer.
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PLANNING COMMISSION RESOLUTION NO. 2914
10 h) The Applicant shall guarantee all(any) improvements within the public right-ofway for a period of one year from the date of final acceptance and the improvement guarantee shall be backed by a bond or cash deposit in the amount of ten percent of the surety posted for improvements.

26. Prior to Final Map approval, the Applicant shall submit improvement plans for required improvements along Portola Avenue as outlined in these conditions of approval. The plans are required to be approved by the City Engineer prior to final map approval. a) Right-of-way dedication to provide minimum 63-foot right-of-way from street centerline to property line.
b) Additional right-of-way dedication at project driveways required to accommodate ADA-compliant public infrastructure within public right-of-way shall be dedicated.
c) Street improvements include, but are not limited to, meandering sidewalk, landscaped parkway, and curb & gutter.
d) Improvement plans shall include Class II Bicycle Lane along the project frontage per Coachella Valley AG Active Transportation Planning (CVAG ATP) Design Guidelines Section 5.3.
e) The Applicant shall restripe the existing lane configuration to accommodate a dedicated right-turn lane onto the development at the Portola Avenue driveways with a minimum of 200-feet pocket length, or as approved by the City Engineer. The design shall be per AASHTO Green Book and Caltrans Highway Design Manual and be reviewed and approved by the City Engineer. f) Separate signing and striping plans for Portola Avenue shall be submitted for review and approval of the City Engineer. The restriping shall provide for 2 southbound through lanes along the project frontage, and 2 southbound through lanes and a 1 right-turn lane at the project driveways. Adequate transitions shall be provided.
g) The Applicant shall guarantee all(any) improvements within the public right-ofway for a period of one year from the date of final acceptance and the improvement guarantee shall be backed by a bond or cash deposit in the amount of ten percent of the surety posted for improvements.

27. The Applicant shall guarantee all aforementioned improvements for a period of one year from the date of final acceptance and the improvement guarantee shall be backed by a bond or cash deposit in the amount of ten percent of the surety posted for improvements.
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PLANNING COMMISSION RESOLUTION NO. 2914
11 28. Prior to Final Map approval, the Applicant shall submit improvement plans for required improvements at the intersection of Frank Sinatra Drive and Portola as outlined in these conditions of approval. The plans are required to be approved by the City Engineer prior to final map approval.
a) Modify to provide minimum 250-foot storage length for EB left turn lane (west leg of the intersection).

29. Prior to Final Map approval, the Applicant shall submit improvement plans for the proposed internal private streets as outlined in these conditions of approval. The plans are required to be approved by the City Engineer prior to final map approval. a) Street sections and improvements shall be as shown on the proposed Tentative Map exhibit. Required improvements include, but are not limited to, landscape, sidewalk, curb and gutter, and drainage infrastructure. b) For proposed streets with minimum 40-foot roadway, on-street parking will be allowed on both sides of the street unless it creates a sight-line or Fire Department difficulty.
c) On-street parking will not be allowed on streets providing 32-foot roadway and providing access to main internal roadways.
d) Parking along private driveways, corresponding to Section B-B, Section C-C, and Section D-D of the tentative map exhibit, will not be allowed. 420
421
98 EX. PROJECT BOUNDARY &

LOT LINE
N 00°07'52" W

10.00'
N 48°27'36" W 28.03'
STREET "B"

FRANK SINATRA DRIVE
3 2
4 2
1 4
N 89°52'08" E 348.83'
STREET "D"
STREET "E"
2,249 SF
PE 273.5
LOT "L"
15,132 SF

0.35 AC.
97 2,212 SF
PE 273.7
96 2,211 SF
PE 273.9
95 2,177 SF
PE 274.0
88 2,210 SF
PE 274.0
87 2,244 SF
PE 274.2
86 2,244 SF
PE 274.1
85 2,210 SF
PE 274.0
84 2,244 SF
PE 273.8
83 2,400 SF
PE 273.6
94 2,211 SF
PE 274.2
93 2,211 SF
PE 274.1
92 2,177 SF
PE 274.0
91 2,211 SF
PE 273.8
90 2,215 SF
PE 273.6
82 2,484 SF
PE 272.8
81 2,376 SF
PE 272.7
80 2,376 SF
PE 272.4
79 2,376 SF
PE 272.2
78 2,628 SF
PE 272.0
99 2,176 SF
PE 273.8 100
2,142 SF
PE 274.1 101
2,176 SF
PE 274.4
102
2,176 SF
PE 274.7 103
2,374 SF
PE 274.7
LOT "H"
19,789 SF

0.45 AC.

LOT "F"
10,277 SF

0.24 AC.

LOT "C"
479 SF

0.01 AC.
62 3,244 SF
PE 273.8
59 3,244 SF
PE 274.8
58 2,232 SF
PE 274.6
57 2,232 SF
PE 274.6
56 3,244 SF
PE 274.8
53 3,244 SF
PE 275.3
52 2,232 SF
PE 275.1
51 2,232 SF
PE 275.1
50 3,244 SF
PE 275.3
47 3,244 SF
PE 276.3
48 2,727 SF
PE 275.8
49 2,727 SF
PE 274.8
46 2,231 SF
PE 276.1
45 2,214 SF
PE 276.1
44 3,345 SF
PE 276.3
43 2,803 SF
PE 275.8
42 2,762 SF
PE 277.9
41 3,215 SF
PE 278.4
40 2,233 SF
PE 278.2
39 2,233 SF
PE 278.2
38 3,496 SF
PE 278.4
35 3,497 SF
PE 279.9
37 2,806 SF
PE 277.9
36 2,806 SF
PE 279.4
34 2,236 SF
PE 279.7
33 2,236 SF
PE 279.7
32 3,385 SF
PE 279.9
29 3,878 SF
PE 280.3
28 2,296 SF
PE 280.1 30
2,852 SF
PE 279.8
31 2,780 SF
PE 279.4
27 2,353 SF
PE 280.1
26 3,571 SF
PE 280.3
25 3,135 SF
PE 279.8
149
2,581 SF
PE 280.7
150
2,430 SF
PE 280.5
151
2,760 SF
PE 280.5
152
2,490 SF
PE 280.6
153
2,288 SF
PE 280.3
154
2,262 SF
PE 280.0
155
2,286 SF
PE 279.7
156
2,534 SF
PE 279.4
123
3,121 SF
PE 278.8
148
2,983 SF
PE 279.9
147
2,244 SF
PE 279.7
146
2,244 SF
PE 279.4
145
2,210 SF
PE 279.2
144
2,244 SF
PE 279.0
143
2,516 SF
PE 278.7
124
2,240 SF
PE 278.7
125
2,240 SF
PE 278.5
126
2,205 SF
PE 278.4
127
2,275 SF
PE 278.2
128
2,707 SF
PE 278.1
129
2,516 SF
PE 278.4
130
2,244 SF
PE 278.7
131
2,210 SF
PE 278.9
132
2,244 SF
PE 279.2
133
2,244 SF
PE 278.3
134
2,210 SF
PE 277.6
135
2,432 SF
PE 277.1 142
2,815 SF
PE 280.1
141
2,234 SF
PE 279.8
140
2,269 SF
PE 279.6
139
2,269 SF
PE 279.3
138
2,234 SF
PE 279.1
137
2,269 SF
PE 278.8
136
2,468 SF
PE 278.7
19 2,673 SF
PE 280.3
20 3,221 SF
PE 280.8
21 2,209 SF
PE 280.6
22 2,209 SF
PE 280.6 23
4,601 SF
PE 280.8
24 3,195 SF
PE 280.3
112
2,497 SF
PE 272.6
111
2,250 SF
PE 272.9
110
2,553 SF
PE 273.1 109
2,448 SF
PE 273.4 108
2,227 SF
PE 273.6 107
2,194 SF
PE 273.9 106
2,228 SF
PE 274.2 105
2,227 SF
PE 274.5
104
2,463 SF
PE 274.8
113
2,749 SF
PE 277.2
121
2,842 SF
PE 278.8 122
2,516 SF
PE 279.1
114
2,244 SF
PE 277.5
115
2,210 SF
PE 277.8
116
2,244 SF
PE 278.0
117
2,244 SF
PE 278.2
118
2,210 SF
PE 278.3
119
2,244 SF
PE 278.5
120
2,244 SF
PE 278.7
60 2,727 SF
PE 274.3
61 2,727 SF
PE 273.3
63 2,232 SF
PE 273.6
64 2,232 SF
PE 273.6
65 3,244 SF
PE 273.8
66 2,727 SF
PE 273.3
68 3,244 SF
PE 272.9
67 2,727 SF
PE 272.4
69 2,232 SF
PE 272.7
70 2,232 SF
PE 272.7
71 3,244 SF
PE 272.9
72 2,727 SF
PE 272.4
74 3,244 SF
PE 271.7
73 2,740 SF
PE 271.2
26'
55 2,727 SF
PE 274.3
54 2,727 SF
PE 274.8
LOT "D" 1,089 SF / 0.03 AC.

LOT "E" 2,301 SF / 0.05 AC.

LOT "J"
1,375 SF

0.03 AC.

LOT "I"
1,687 SF

0.04 AC.

LOT "B"
1,657 SF

0.04 AC.

LOT "A"
29,248 SF

0.67 AC. LOT "A"
LOT
EX. C/L
EX. PROJECT BOUNDARY &
R/W
EX. CURB & GUTTER
PROP. LOT LINE

43.25'

5.625' 32' 5.625'
LOT "K"
18,202 SF

0.42 AC.

EX. PROJECT BOUNDARY &

LOT LINE
EX. C/L
EX. CURB & GUTTER
EX. PROJECT BOUNDARY &
R/W
PROP. LOT LINE
PROP. 32' BUILDING SETBACK
EX. C/L
EX. CURB &
GUTTER
EX. PROJECT BOUNDARY &
R/W
PROP. LOT LINE
PROP. 32' BUILDING SETBACK
24'
39'
33'
33'
33'
33'
33'
33'
33'
33'
37'
37'
33'
33'
42'
28'
33'
33'
33'
33'
33'
33'
33'
33'
38'
37'
68'
68'
68'
68'
68'
68'
68'
32' 56'
32'
32'
32'
32'
32'
33'
33'
40'
73'
74'
72'
64'
47'
64'
38' 39' 39' 38'
47'
61'
13'
64'
39' 50'
39'
9'
39'
39'
9'
38'
47'
13'
47'
64'
38' 39' 39' 38'
47'
64'
47'
64'
39' 39' 38'
47'
64'
38'
36' 30'
30'
37'
37'
33'
33'
33'
33'
33'
33'
33'
33'
33'
33'
33'
33'
40'
40'
33'
33'
13 2,727 SF
PE 279.2
14 3,221 SF
PE 279.7
15 2,209 SF
PE 279.5
16 2,209 SF
PE 279.5 17
3,221 SF
PE 279.7
18 2,727 SF
PE 279.2
7 2,727 SF
PE 278.5
8 3,221 SF
PE 279.0
9 2,209 SF
PE 278.8
10 2,209 SF
PE 278.8 11
3,221 SF
PE 279.0
12 2,727 SF
PE 278.5
1 2,725 SF
PE 277.7
2 3,221 SF
PE 278.2
3 2,209 SF
PE 278.0
4 2,209 SF
PE 278.0 5
3,221 SF
PE 278.2
6 2,727 SF
PE 277.7
89 2,714 SF
PE 273.5
24'
LOT "G"
571 SF

0.01 AC.
13' 13' 13' 13' 13' 13'
39'
9'
39'
9'
39' 39' 39'
9'
39'
9'
LOT "M"
680 SF

0.02 AC.

LOT "Q"
62,214 SF

1.43 AC.

LOT "Q"
"A"
24'
C C
A
A
D
D
E
E
55'
PROP. MEANDERING

SIDEWALK
PROP. MEANDERING

SIDEWALK
PROP. MEANDERING SIDEWALK
275.05
FL
274.63
FL-LP
277.37
FL 279.45
FL-LP
278.02
FL 278.18
FL-HP
275.54
FL
276.90
FL
276.00
FL-LP
278.91
FL
272.96
FL
272.00
FL-LP
272.35
FL
271.45
FL-LP
42'
16' 16'
58'
PROP. 32' TWO-STORY BUILDING SETBACK
276.90
FL
272.75
FL-HP
C
EX. PROJECT BOUNDARY &
C/L
PROP. 32' TWO-STORY BUILDING SETBACK
N 89°52'08" E 337.80'
277.6
FL-HP
51'

25.5'
20' 20'
A.C. PAVEMENT OVER A.B.

PORTION OF STREET "B" & "G"

25.5'
PROP. CURB & GUTTER
(PRIVATE ROAD / PARKING BOTH SIDES)
SCALE: 1" = 10'
R/W
PROP.

SECTION A-A
CL 5.5'
2%

5.5'
R/W
PROP.
2%
PROP. CURB
10' 10'
8'

PARKING
8'

PARKING
P.U.E. P.U.E. 12' 12'

TRAVEL LANE TRAVEL LANE
130' (EXISTING IMPROVEMENTS)
±66' ±18'
±9' ±9'
EX. BARRIER CURB
±12'

FRANK SINATRA DRIVE
±46'
(PUBLIC ROAD)
SCALE: 1" = 10'
EX. RAISED MEDIAN

SECTION E-E
±34'
±14' ±14' ±6'
EX. BARRIER CURB
±32' ±6' ±14' ±14'
EX. TRAVEL LANE EX. TRAVEL LANE EX. BIKE
LANE
EX. BIKE EX. TRAVEL LANE EX. TRAVEL LANE
LANE
±34'
20' - 30'
6'

SIDEWALK
EX. CURB & GUTTER
PROP. MEANDERING SIDEWALK
CL
EX. CURB & GUTTER
65' LOT

LANDSCAPE PARKWAY
PROP.

PROJECT BOUNDARY
PROP. R/W &
R/W
EX.

R/W
EX.
124' (EXISTING IMPROVEMENTS)
±16' ±53'
±8' ±8'
EX. BARRIER CURB
±14'

PORTOLA AVENUE
L
±55'
C
(PUBLIC ROAD)
SCALE: 1" = 10'

PROJECT BOUNDARY
EX. R/W &
EX. RAISED MEDIAN

SECTION F-F
±41'
R/W
EX.
±6' ±23' ±12'
EX. BARRIER CURB
±15' ±14' ±6' ±18'
EX. BIKE EX. TRAVEL LANE EX. TRAVEL LANE
LANE
EX. TRAVEL LANE EX. TRAVEL LANE EX. BIKE
LANE
±35'
20' LOT
PROP.

LANDSCAPE PARKWAY
6'

SIDEWALK
EX. CURB & GUTTER
PROP. MEANDERING SIDEWALK
74 3,244 SF
PE 271.7
PE 271.2
75 2,232 SF
PE 271.5
76 2,232 SF
PE 271.5
77 3,244 SF
PE 271.7
LOT "O"
5,919 SF

0.14 AC.

LOT "N"
2,361 SF

0.05 AC.

LOT "P"
15,318 SF

0.35 AC.

PROP. MEANDERING

SIDEWALK
43'

21.5'
16' 16'
A.C. PAVEMENT OVER A.B.

STREET "A", PORTION OF STREET "B" & "G" & STREET "H"

21.5'
PROP. CURB & GUTTER
(PRIVATE ROAD / NO PARKING BOTH SIDES)
SCALE: 1" = 10'
R/W
PROP.

SECTION B-B

5.5'
2% 2%
PROP. CURB & GUTTER
5' 5'
P.U.E.
32'

TRAVEL LANE
CL

TRAVEL LANE
R/W
PROP.

P.U.E.

5.5'
STREETS "C", "E" & "I" THRU "W"
(PRIVATE ROAD / NO PARKING BOTH SIDES)
SCALE: 1" = 10'

SECTION C-C
25'
12' 12'
A.C. PAVEMENT OVER A.B.
5' 24' 5'

TRAVEL LANE
P.U.E. CL
R/W
PROP.

R/W
PROP.

P.U.E.

TRAVEL LANE
PROP. SIDEWALK
PROP. FLUSH CURB
PROP. VALLEY
GUTTER
PROP. SIDEWALK
PROP. FLUSH CURB

FRANK SINATRA DRIVE
STREETS "D" & "F"
(PRIVATE ROAD / NO PARKING BOTH SIDES)
SCALE: 1" = 10'

SECTION D-D
25'
12' 12'
A.C. PAVEMENT OVER A.B.
5' 24' 5'

TRAVEL LANE
P.U.E. CL
R/W
PROP.

R/W
PROP.

P.U.E.

TRAVEL LANE
PROP. SIDEWALK
PROP. FLUSH CURB
PROP. VALLEY
GUTTER
PROP. FLUSH CURB
TENTATIVE TRACT MAP NO. 39307

DATA TABLE
ASSESSOR'S PARCEL NUMBERS 620-400-030 & 620-400-031
EXHIBIT DATE: JANUARY 30, 2026

SOURCE OF TOPOGRAPHY

ADDRESS
INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE A
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY DECEMBER 22, 2021

PUBLIC UTILITY PURVEYORS

SOUTHERN CALIFORNIA EDISON

SOUTHERN CALIFORNIA GAS COMPANY

FRONTIER COMMUNICATIONS

COACHELLA VALLEY WATER DISTRICT

SPECTRUM

COACHELLA VALLEY WATER DISTRICT

UNDERGROUND SERVICE ALERT

EXISTING ZONING

PROPOSED ZONING

EXISTING GENERAL PLAN LAND USE

PROPOSED GENERAL PLAN LAND USE
PLANNED RESIDENTIAL, 22 DU/AC. (P.R.-22)
PLANNED RESIDENTIAL, 22 DU/AC. (P.R.-22)

TOWN CENTER NEIGHBORHOOD

LAND USE DESCRIPTION
1 EXISTING EASEMENT NOTES
ZONE "X": AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN

AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS, COMMUNITY PANEL MAP NUMBER: 06065C1595G

FEMA FLOOD ZONE DESIGNATION
EFFECTIVE DATE: AUGUST 28, 2008

APPLICANT /

ADDRESS

CONTACT
18300 REDMOND WAY, SUITE 120
REDMOND, WASHINGTON 98052

KIM MOLINA

EXHIBIT PREPARER

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

REVISIONS
NO. DATE

LIQUEFACTION MODERATE LIQUEFACTION ZONE
NOTES 1.

TOWN CENTER NEIGHBORHOOD

THE CITY OF PALM DESERT OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

LEGAL DESCRIPTION
(800) 684-8123
(877) 238-0092
(800) 921-8101
(760) 398-2651
(877) 719-3278
(760) 398-2651
(800) 227-2600

DESCRIPTION

ELECTRIC
GAS

TELEPHONE
WATER
CABLE
SEWER
USA
PORTION OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 5 SOUTH, RANGE 6 EAST,

LAND OWNER
THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER.

2. THERE ARE NO EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ON THIS PROPERTY.

BLUE FERN WEST, LLC.

ACREAGE
PROPOSED SINGLE FAMILY RESIDENTIAL LOTS (LOTS 1 THRU 156) 9.19 AC.

EXISTING GROSS AREA 28.59 AC.

TELEPHONE (951) 687-4252
SHEET
SHEETS
1 OF
1 A 4 FT. EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON COMPANY, FOR POLE LINES,

CONDUITS OR UNDERGROUND FACILITIES AND INCIDENTAL PURPOSES RECORDED NOVEMBER 2, 1965, REC. NO. 124577 OF OFFICIAL RECORDS. (PLOTTED HEREON) (TO REMAIN) 2 AN EASEMENT GRANTED TO THE CITY OF PALM DESERT, FOR PUBLIC ROAD, HIGHWAY AND INCIDENTAL PURPOSES, RECORDED NOVEMBER 4, 1985, REC. NO. 1985-0273074 OF OFFICIAL RECORDS. (PLOTTED HEREON) (TO REMAIN)
3 AN EASEMENT GRANTED TO THE CITY OF PALM DESERT, FOR RIGHT-OF WAY PURPOSES, RECORDED DECEMBER 23, 2009, REC. NO. 2009-0659534 OF OFFICIAL RECORDS. (PLOTTED HEREON) (TO REMAIN)
4 AN EASEMENT GRANTED TO THE CITY OF PALM DESERT, FOR RIGHT-OF WAY PURPOSES, RECORDED DECEMBER 23, 2009, REC. NO. 2009-0659535 OF OFFICIAL RECORDS. (PLOTTED HEREON) (TO REMAIN)
SAN BERNARDINO MERIDIAN.

PROPOSED PUBLIC RIGHT OF WAY DEDICATION IN FEE 10.36 AC.

SCHOOL DISTRICT DESERT SANDS UNIFIED

VICINITY MAP
N.T.S.

CITY OF
PALM
DESERT

GERALD FORD
DRIVE

FRANK SINATRA DRIVE

COUNTRY CLUB DRIVE
DINAH
SHORE
DR.

CITY OF
RANCHO
MIRAGE
SITE
PROPOSED OPEN SPACE LOTS (LOTS "A" THRU "Q") 4.32 AC.

EAST
NORTH
SOUTH
WEST

CENTERLINE

EASEMENT

EXISTING

FLOWLINE

HIGH POINT
NUMBER

PROPOSED

RIGHT OF WAY

TOP OF PAVEMENT
(E)
(N)
(S)
(W)
C/L
ESMT.

EX.

FL
HP
NO.

PROP.

R/W
TP

ABBREVIATIONS
P.U.E. PUBLIC UTILITY EASEMENT

AC ACREAGE

C&G CURB AND GUTTER

APN ASSESSORS PARCEL NUMBER

E/P EDGE OF PAVEMENT

GB GRADE BREAK
G.N.V. GROUND NATIVE VEGETATION

LP LOW POINT

PE PAD ELEVATION

PIG POINT OF INTERSECTION, GUTTER FL

SF SQUARE FEET

R RADIUS
STD. STANDARD

TOE BOTTOM OF SLOPE

TOP TOP OF SLOPE

TC TOP OF CURB
A.C. ASPHALT CONCRETE

P/L PROPERTY LINE
N.T.S. NOT TO SCALE
MIN. MINIMUM
MAX. MAXIMUM

EXISTING OVERHEAD TELEPHONE

EXISTING IRRIGATION

EXISTING GAS

EXISTING EASEMENT

EXISTING ELECTRIC

EXISTING IRRIGATION DRAIN LINE

EXISTING CABLE

EXISTING CONTOURS

EXISTING SPOT ELEVATIONS
LEGEND
X

EXISTING EASEMENT DELTA

EXISTING LOT LINE

EXISTING TELEPHONE

CFD COMMUNITY FACILITIES DISTRICT

EXISTING SEWER

EXISTING RIGHT OF WAY

PROPOSED BOUNDARY

PROPOSED AND EXISTING CENTER LINE

PROPOSED CURB

PROPOSED EASEMENT

EXISTING BOUNDARY

EXISTING SEWER FORCE MAIN

EXISTING WATER

PROPOSED LOT LINE

PROPOSED RIGHT OF WAY
TYP. TYPICAL
N.A.P. NOT A PART

VIEW MATCHLINE - SEE ABOVE LEFT

VIEW MATCHLINE - SEE BELOW RIGHT

BENCH MARK
BENCH MARK:

DESCRIPTION:

LOCATION:

ELEVATION:
105 PORTOLA AND COUNTRY CLUB
2" CITY PALM DESERT BRONZE DISK IN CONCRETE CATCH BASIN

SOUTH END OF CONCRETE CATCH BASIN ON WEST SIDE OF PORTOLA AVENUE SOUTH OF COUNTRY CLUB DRIVE.
241.24' (NAVD88 DATUM)

BASIS OF BEARING
BASED UPON THE CALIFORNIA COORDINATE SYSTEM (CCS83), ZONE 6, 2004.0 EPOCH, AS PER CITY OF PALM DESERT CONTROL SURVEY MONUMENTS BM 105 AND BM 144.

TAKEN AS: N 01°21'56" E
PROPOSED STREETS (STREETS "A" THRU "W") 4.72 AC.
(FRANK SINATRA DRIVE & PORTOLA AVENUE)
PROPOSED NET AREA 18.23 AC.
422
423
98 STREET "B"

FRANK SINATRA DRIVE
STREET "D"
STREET "E"
LOT "L"
97 96
95 88
87 86
85 84
83 94
93 92
91 90
82 81
80 79
78 99
100
101
102
103
LOT "H"
LOT "F"
LOT "C"
62 59
58 57
56 53
52 51
50 47
48 49
46 45
44 43
42 41
40 39
38 35
37 36
34 33
32 29
28 30
31 27
26 25
149
150
151
152
153
154
155
156
123
143 144 145 146 147 148
128 127 126 125 124
129
130
131
132
133
134
135
140 141 142 139
138
137 136
19 20
21 22
23 24
112 111 110
109
108
107
106
105
104
113 121
122
114 115 116 117 118 119 120
60 61
63 64
66 55
54 LOT "D"
LOT "E"
LOT "J"
LOT "I"
LOT "B"
LOT "A"
LOT "A"
LOT
LOT "K"
13 14
15 16
17 18
7 8
9 10
11 1 12
2 3 4
5 6
89 LOT "G"
LOT "M"
LOT "Q"
LOT "Q"
"A"
C C
A
A
D
D
E
E
C
63 64
65 66
68 67
69 70
71 72
74 73
75 76
77 LOT "O"
LOT "N"
LOT "P"
51'

25.5'
20' 20'
A.C. PAVEMENT OVER A.B.

PORTION OF STREET "B" & "G"

25.5'
PROP. CURB & GUTTER
(PRIVATE ROAD / PARKING BOTH SIDES)
SCALE: 1" = 10'
R/W
PROP.

SECTION A-A
CL 5.5'
2%

5.5'
R/W
PROP.
2%
PROP. CURB
10' 10'
8'

PARKING
8'

PARKING
P.U.E. P.U.E. 12' 12'

TRAVEL LANE TRAVEL LANE
130' (EXISTING IMPROVEMENTS)
±66' ±18'
±9' ±9'
EX. BARRIER CURB
±12'

FRANK SINATRA DRIVE
±46'
(PUBLIC ROAD)
SCALE: 1" = 10'

PROJECT BOUNDARY
EX. R/W &
EX. RAISED MEDIAN

SECTION E-E
±34'
R/W
EX.
±14' ±14' ±6'
EX. BARRIER CURB
±32' ±6' ±14' ±14'
EX. TRAVEL LANE EX. TRAVEL LANE EX. BIKE
LANE
EX. BIKE EX. TRAVEL LANE EX. TRAVEL LANE
LANE
±34'
20' LOT
PROP.

LANDSCAPE PARKWAY
6'

SIDEWALK
EX. CURB & GUTTER
PROP. MEANDERING SIDEWALK
CL
EX. CURB & GUTTER
124' (EXISTING IMPROVEMENTS)
±16' ±53'
±8' ±8'
EX. BARRIER CURB
±14'

PORTOLA AVENUE
L
±55'
C
(PUBLIC ROAD)
SCALE: 1" = 10'

PROJECT BOUNDARY
EX. R/W &
EX. RAISED MEDIAN

SECTION F-F
±41'
R/W
EX.
±6' ±23' ±12'
EX. BARRIER CURB
±15' ±14' ±6' ±18'
EX. BIKE EX. TRAVEL LANE EX. TRAVEL LANE
LANE
EX. TRAVEL LANE EX. TRAVEL LANE EX. BIKE
LANE
±35'
20' LOT
PROP.

LANDSCAPE PARKWAY
6'

SIDEWALK
EX. CURB & GUTTER
PROP. MEANDERING SIDEWALK
43'

21.5'
16' 16'
A.C. PAVEMENT OVER A.B.

STREET "A", PORTION OF STREET "B" & "G" & STREET "H"

21.5'
PROP. CURB & GUTTER
(PRIVATE ROAD / NO PARKING BOTH SIDES)
SCALE: 1" = 10'
R/W
PROP.

SECTION B-B

5.5'
2% 2%
PROP. CURB & GUTTER
5' 5'
P.U.E.
32'

TRAVEL LANE
CL

TRAVEL LANE
R/W
PROP.

P.U.E.

5.5'
STREETS "C", "E" & "I" THRU "W"
(PRIVATE ROAD / NO PARKING BOTH SIDES)
SCALE: 1" = 10'

SECTION C-C
25'
12' 12'
A.C. PAVEMENT OVER A.B.
5' 24' 5'

TRAVEL LANE
P.U.E. CL
R/W
PROP.

R/W
PROP.

P.U.E.

TRAVEL LANE
PROP. SIDEWALK
PROP. FLUSH CURB
PROP. VALLEY
GUTTER
PROP. SIDEWALK
PROP. FLUSH CURB
STREETS "D" & "F"
(PRIVATE ROAD / NO PARKING BOTH SIDES)
SCALE: 1" = 10'

SECTION D-D
25'
12' 12'
A.C. PAVEMENT OVER A.B.
5' 24' 5'

TRAVEL LANE
P.U.E. CL
R/W
PROP.

R/W
PROP.

P.U.E.

TRAVEL LANE
PROP. SIDEWALK
PROP. FLUSH CURB
PROP. VALLEY
GUTTER
PROP. FLUSH CURB

PEDESTRIAN ACCESSIBILITY PLAN

DATA TABLE
ASSESSOR'S PARCEL NUMBERS 620-400-030 & 620-400-031
EXHIBIT DATE: JANUARY 30, 2026

SOURCE OF TOPOGRAPHY

ADDRESS
INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE A
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY DECEMBER 22, 2021

APPLICANT /

ADDRESS

CONTACT
18300 REDMOND WAY, SUITE 120
REDMOND, WASHINGTON 98052

KIM MOLINA

EXHIBIT PREPARER

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

REVISIONS
NO. DATE

THE CITY OF PALM DESERT OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

LEGAL DESCRIPTION

DESCRIPTION
PORTION OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 5 SOUTH, RANGE 6 EAST,

LAND OWNER
BLUE FERN WEST, LLC.

TELEPHONE (951) 687-4252
SHEET
SHEETS
1 OF
1 SAN BERNARDINO MERIDIAN.

VICINITY MAP
N.T.S.

CITY OF
PALM
DESERT

GERALD FORD
DRIVE

FRANK SINATRA DRIVE

COUNTRY CLUB DRIVE
DINAH
SHORE
DR.

CITY OF
RANCHO
MIRAGE
SITE
EAST
NORTH
SOUTH
WEST

CENTERLINE

EASEMENT

EXISTING

FLOWLINE

HIGH POINT
NUMBER

PROPOSED

RIGHT OF WAY

TOP OF PAVEMENT
(E)
(N)
(S)
(W)
C/L
ESMT.

EX.

FL
HP
NO.

PROP.

R/W
TP

ABBREVIATIONS
P.U.E. PUBLIC UTILITY EASEMENT

AC ACREAGE

C&G CURB AND GUTTER

APN ASSESSORS PARCEL NUMBER

E/P EDGE OF PAVEMENT

GB GRADE BREAK
G.N.V. GROUND NATIVE VEGETATION

LP LOW POINT

PE PAD ELEVATION

PIG POINT OF INTERSECTION, GUTTER FL

SF SQUARE FEET

R RADIUS
STD. STANDARD

TOE BOTTOM OF SLOPE

TOP TOP OF SLOPE

TC TOP OF CURB
A.C. ASPHALT CONCRETE

P/L PROPERTY LINE
N.T.S. NOT TO SCALE
MIN. MINIMUM
MAX. MAXIMUM

EXISTING OVERHEAD TELEPHONE

EXISTING IRRIGATION

EXISTING GAS

EXISTING EASEMENT

EXISTING ELECTRIC

EXISTING IRRIGATION DRAIN LINE

EXISTING CABLE

EXISTING CONTOURS

EXISTING SPOT ELEVATIONS
LEGEND

EXISTING EASEMENT DELTA

EXISTING LOT LINE

EXISTING TELEPHONE

CFD COMMUNITY FACILITIES DISTRICT

EXISTING SEWER

EXISTING RIGHT OF WAY

PROPOSED BOUNDARY

PROPOSED AND EXISTING CENTER LINE

PROPOSED CURB

PROPOSED EASEMENT

EXISTING BOUNDARY

EXISTING SEWER FORCE MAIN

EXISTING WATER

PROPOSED LOT LINE

PROPOSED RIGHT OF WAY
TYP. TYPICAL
N.A.P. NOT A PART

VIEW MATCHLINE - SEE ABOVE LEFT

VIEW MATCHLINE - SEE BELOW RIGHT
LEGEND

ACCESSIBLE PEDESTRIAN PATH
FOR TENTATIVE TRACT MAP NO. 39307
424

FRANK SINATRA DRIVE
A
B B
98 STREET "B"
STREET "D"
STREET "E"
97 96
95 88
87 86
85 84
83 94
93 92
91 90
82 81
80 79
78 99
100
101
102
103
62 59
58 57
56 53
52 51
50 47
48 49
46 45
44 43
42 41
40 39
38 35
37 36 34
33 32
29 28
30 31
27 25 26 149
150
151
152
153
154
155
156
123
143 144 145 146 147 148
128 127 126 125 124 129
130
131
132
133
134
135 136 137 138 139 140 141 142
19 20
21 22
23 24
112 111 110
109
108
107
106
105
104
113 121
122
114 115 116 117 118 119 120
60 61
63 64
65 66
68 67
69 70
71 72
74 73
75 76
77 55
54 13
14 15 16
17 18 7
8 9 10
11 12 1
2 3 4
5 6
89 C
C
D
D
A
PROP. HOUSE
(TWO-STORY)
PROP. PROPERTY
WALL
PROP. MEANDERING

SIDEWALK
WEST
BOUND
EX. LANDSCAPE
EX. MEANDERING MEDIAN

SIDEWALK
SIGHT LINE (TYP.)
PERSON
(TYP.)
EX. SURFACE
PROP. SURFACE
277.81
EAST
BOUND
PROP. C/L
PROP. HOUSE
(TWO-STORY)
EX. HOUSE
(SINGLE STORY)
PE 280.30
(LOT 19)
STREET "B"
(PRIVATE ROAD)
EX. R/W &

PROPERTY BOUNDARY

FRANK SINATRA DRIVE
(PUBLIC ROAD)
EX. C/L
280.30
280.80 PE 280.80 280.30
(LOT 20)
(279.09)
(278.92)
280.80
275.05
(275.08) (279.4) (274.57)
(274.45)
(279.12)
EX. PROJECT BOUNDARY &
PROP. PROPERTY WALL
274.83
274.00
272.89
PROP. C/L
STREET "J"
(PRIVATE ROAD)
PROP. HOUSE
(TWO-STORY)
PROP. PROJECT SIDEWALK
(273.97) EX. SURFACE
PROP. SURFACE
(274.29) PERSON
(TYP.)
SIGHT LINE (TYP.)
PE 274.00
(LOT 95)
PROP. HOUSE
(TWO-STORY)

PORTOLA DRIVE
EX. C/L
(PUBLIC ROAD)
EX. LANDSCAPE
MEDIAN
NORTH
BOUND
PROP. PROPERTY
WALL
(278.53)
PROP. MEANDERING

SIDEWALK
EX. MEANDERING

SIDEWALK
PERSON
EX. SURFACE (TYP.)
PE 280.3
(LOT 29)
SIGHT LINE (TYP.)
SIGHT LINE (TYP.)
(273.39)
(273.35)
(272.63)
277.88 278.96 (272.79)
EX. R/W &

PROPERTY BOUNDARY
SOUTH
BOUND
(279.34)
PROP. HOUSE
(TWO-STORY)
STREET "G"
(PRIVATE ROAD)
PE 279.8
(LOT 30)
279.80 279.80
280.30
280.30
PROP. SURFACE
EX. C/L
EX. LANDSCAPE
MEDIAN
(268.12)
NORTH
BOUND
PROP. PROPERTY
WALL
PROP. MEANDERING

SIDEWALK
EX. MEANDERING

SIDEWALK
PERSON
(TYP.)
PROP. C/L
PROP. SURFACE EX. SURFACE
SIGHT LINE (TYP.)

PORTOLA DRIVE
(PUBLIC ROAD)
(268.98)
(269.07)
(268.11)
EX. SURFACE
EX. R/W & PROPERTY BOUNDARY
(270.50)
268.16
273.80
PROP. HOUSE
(TWO-STORY)
273.80
(272.05) 273.30 273.30
272.61
PE 273.80
(LOT 59)
PE 273.30
(LOT 60) PROP. SURFACE
SOUTH
BOUND
(269.20)
EX. PROPERTY WALL
(269.19)

LINE OF SIGHT EXHIBIT

DATA TABLE
ASSESSOR'S PARCEL NUMBER 620-170-009
EXHIBIT DATE: JANUARY 30, 2026

SOURCE OF TOPOGRAPHY

ADDRESS
AEROTECH MAPPING, INC.
200 SPECTRUM CENTER DRIVE, SUITE 300
IRVINE, CALIFORNIA 92618
DATE OF TOPOGRAPHY OCTOBER 31, 2024

APPLICANT /

ADDRESS

CONTACT
18300 REDMOND WAY, SUITE 120
REDMOND, WASHINGTON 98052

KIM MOLINA

EXHIBIT PREPARER

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

REVISIONS
NO. DATE

THE CITY OF PALM DESERT OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

LEGAL DESCRIPTION

DESCRIPTION
BEING THE EAST 1/2 OF THE NORTHEAST 1/4 OF SECTION 5, TOWNSHIP 5 SOUTH, RANGE 5 EAST,

LAND OWNER
BLUE FERN WEST, LLC.

TELEPHONE (619) 606-5020
SHEET
SHEETS
1 OF
1 SAN BERNARDINO MERIDIAN.

FOR TENTATIVE TRACT MAP NO. 39307

SECTION A-A
SCALE: 1" = 15'

SECTION SITE INDEX

SECTION B-B
SCALE: 1" = 15'

SECTION D-D
SCALE: 1" = 15'

SECTION C-C
SCALE: 1" = 15'

DATA TABLE (CONTINUED)

SIGHT LINE LEGEND

PEDESTRIAN VIEW
VEHICLE VIEW 1
NOTES

1. VEHICLE VIEWS ARE ONLY VISIBLE FOR A MATTER OF SECONDS AS MOTION CREATES A CONSTANTLY CHANGING PERIPHERAL SCENE.

2. BUILDING ELEVATIONS ARE CONCEPTUAL AND FOR ILLUSTRATIVE PURPOSES ONLY.

VICINITY MAP
N.T.S.

CITY OF
PALM
DESERT

GERALD FORD
DRIVE

FRANK SINATRA DRIVE

COUNTRY CLUB DRIVE
DINAH
SHORE
DR.

CITY OF
RANCHO
MIRAGE
SITE
425

PORTOLA AVENUE

FRANK SINATRA DRIVE

PORTOLA SPRINGS, PALM DESERT, CA
North LANDSCAPE CONCEPT PLAN
JUNE 26 2025
Sheet
1 of 7
0 40' 80' 240'
Scale 1" = 80'
Plans Prepared by:

Howard Associates, Inc.
1951 Fourth Ave., Ste. 302
San Diego, CA. 92101
(619) 718-9660Contact: Julie Howard
[email protected]
CA RLA 2681, EXP. 3/31/27
Applicant:

Blue Fern Development West, LLC
18300 Redmond Way, Ste. 120
Redmond, WA 98052
Attn:Kim Molina
Ph. (714) 782-4271Kim.Molina @pacificlandpro.com
Submittals Amendments
426

PORTOLA AVENUE

FRANK SINATRA DRIVE
Masonry Wall
Tubular Steel Fence
Wall and Fencing Legend
North

WALL AND FENCING PLAN
JUNE 26 2025
Sheet
2 of 7
6' Ht. Tubular Steel Fence
6' Ht. Typ.
0 40' 80' 240'
Scale 1" = 80'
6' Ht. Masonry Wall with Pilasters
6' Ht. Typ.

Plans Prepared by:

Howard Associates, Inc.
1951 Fourth Ave., Ste. 302
San Diego, CA. 92101
(619) 718-9660
Contact: Julie Howard
[email protected]
CA RLA 2681, EXP. 3/31/27
Applicant:

Blue Fern Development West, LLC
18300 Redmond Way, Ste. 120
Redmond, WA 98052
Attn:Kim Molina
Ph. (714) 782-4271
Kim.Molina @pacificlandpro.com
Submittals Amendments

PORTOLA SPRINGS, PALM DESERT, CA
427

PORTOLA AVENUE

FRANK SINATRA DRIVE
North
Matchline- See Sheet 4
A
CG
Amenity Areas
Central Green
Recreation/Pool AreaFenced Dog ParkPark with Tot Lot and Open Lawn Open Lawn Play Area
Primary EntranceBasin
B
DEF

LANDSCAPE CONCEPT PLAN
JUNE 26 2025
Sheet
3 of 7
Scale 1" = 30'
0 15' 30' 90'
G
B
A
F
Plans Prepared by:

Howard Associates, Inc.
1951 Fourth Ave., Ste. 302
San Diego, CA. 92101
(619) 718-9660
Contact: Julie Howard
[email protected]
CA RLA 2681, EXP. 3/31/27
Applicant:

Blue Fern Development West, LLC
18300 Redmond Way, Ste. 120
Redmond, WA 98052
Attn:Kim Molina
Ph. (714) 782-4271
Kim.Molina @pacificlandpro.com
Submittals Amendments

PORTOLA SPRINGS, PALM DESERT, CA
Street Light, Typ.

Pedestrian Light, Typ.
428

PORTOLA AVENUE

PORTOLA AVENUE
Matchline- See Sheet 3
A
CG
Amenity Areas
Central Green
Recreation/Pool AreaFenced Dog ParkPark with Tot Lot and Open Lawn Open Lawn Play Area
Primary EntranceBasin
B
DEF
North

LANDSCAPE CONCEPT PLAN
JUNE 26 2025
Sheet
4 of 7
Matchline- See Plan Right
Matchline- See Plan Left
Scale 1" = 30'
0 15' 30' 90'
F
D
C
G
G
E
Plans Prepared by:

Howard Associates, Inc.
1951 Fourth Ave., Ste. 302
San Diego, CA. 92101
(619) 718-9660
Contact: Julie Howard
[email protected]
CA RLA 2681, EXP. 3/31/27
Applicant:

Blue Fern Development West, LLC
18300 Redmond Way, Ste. 120
Redmond, WA 98052
Attn:Kim Molina
Ph. (714) 782-4271Kim.Molina @pacificlandpro.com
Submittals Amendments

PORTOLA SPRINGS, PALM DESERT, CA
Street Light,
Typ.

Pedestrian Light, Typ.

Street Light,
Typ.
429

LANDSCAPE CONCEPT PLAN-AMENITY AREAS
JUNE 26 2025
North
A
CG
Amenity Areas
Central Green
Recreation/Pool AreaFenced Dog ParkPark with Tot Lot and Open Lawn Open Lawn Play Area
Primary EntranceBasin
B
DEF
D
A
B

CENTRAL GREEN

RECREATION/ POOL AREA
Sheet
5 of 7

C FENCED DOG PARK AND OPEN LAWN PLAY AREA
Park with Tot Lot and Open Lawn
Fenced Dog Run
Shade Structure
with Benches
Open Lawn
6' Masonry Wall
Shaded
Benches Play Lawn
5' Wide Concrete Walks,
Natural Grey Color
Shade Structure
with Picnic Tables
Play Lawn
5' Wide ConcreteWalks, Natural
Grey Color
Tot Lot
5' Wide Concrete Walks,
Natural Grey Color
5' Wide ConcreteWalks, Natural Grey Color
Pool Area
Restroom/Equipment
Storage Building
Tot Lot
Shade Structure
with Picnic Tables
5' Wide Concrete
Walks, Natural Grey Color
Plans Prepared by:

Howard Associates, Inc.
1951 Fourth Ave., Ste. 302
San Diego, CA. 92101
(619) 718-9660
Contact: Julie Howard
[email protected]
CA RLA 2681, EXP. 3/31/27
Applicant:

Blue Fern Development West, LLC
18300 Redmond Way, Ste. 120
Redmond, WA 98052
Attn:Kim Molina
Ph. (714) 782-4271Kim.Molina @pacificlandpro.com
Submittals Amendments
5' Wide Concrete
Walks, Natural Grey Color
Scale 1" = 20'
0 10' 20' 60'

PORTOLA SPRINGS, PALM DESERT, CA
430
F
Scored, Colored Concrete Accent Paving
6' HT. Masonry Wall
Accent Trees and Planting
at Project Primary Entry
JUNE 26 2025
Sheet
6 of 7
North

LANDSCAPE CONCEPT PLAN -STREETSCAPE
10' PUE
Primary Entrance
Meandering 6' Wide
Sidewalk, Natural Grey Color
Enhanced Landscape
along Portola Avenue
Street Tree
Where Space Allows
Street Trees Grouped on Either Side
of Meandering Sidewalk
Typical Internal Street
Note: All Street Trees to be Located OutsidePublic Utility Easements and CVWD Easements.

Street Trees in Private Front Yards will be Located
Where Space Allows. Scale 1" = 20'
0 10' 20' 60'

PORTOLA AVENUE
5' Wide Concrete Sidewalk,
Natural Grey Color
Plans Prepared by:

Howard Associates, Inc.
1951 Fourth Ave., Ste. 302
San Diego, CA. 92101
(619) 718-9660
Contact: Julie Howard
[email protected]
CA RLA 2681, EXP. 3/31/27
Applicant:

Blue Fern Development West, LLC
18300 Redmond Way, Ste. 120
Redmond, WA 98052
Attn:Kim Molina
Ph. (714) 782-4271Kim.Molina @pacificlandpro.com
Submittals Amendments

PORTOLA SPRINGS, PALM DESERT, CA
10' PUE
Street Trees Grouped on Either Side
of Meandering Sidewalk
6' Ht. Wall, Typ.
431

PLANT LEGEND PLANT LEGEND (CONTINUED)

PLANTING LEGEND
JUNE 26 2025
Sheet
7 of 7
Plans Prepared by:

Howard Associates, Inc.
1951 Fourth Ave., Ste. 302
San Diego, CA. 92101
(619) 718-9660
Contact: Julie Howard
[email protected]
CA RLA 2681, EXP. 3/31/27
Applicant:

Blue Fern Development West, LLC
18300 Redmond Way, Ste. 120
Redmond, WA 98052
Attn:Kim Molina
Ph. (714) 782-4271
Kim.Molina @pacificlandpro.com
Submittals Amendments

PORTOLA SPRINGS, PALM DESERT, CA
20' Ht. Street Light
15' Ht. Pedestrian Light
Lighting Legend
Qty.
17 14
Note: See Lighting Plans for Details
432
433
434
435
436
437
438
439

C I T Y O F P A L M
D E S E R T 73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760-346-0611
[email protected]

CITY OF PALM DESERT

PUBLIC HEARING NOTICE
CASE NO. PP25-0006 & TTM25-0005 (TTM 39306 and TTM 39307)

NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE PLANNING

COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO CONSIDER A REQUEST BY BLUE FERN WEST LLC, TO APPROVE A PRECISE PLAN AND TENTATIVE TRACT MAPS 39306, AND TTM 39307 FOR A 156-UNIT SINGLE FAMILY RESIDENTIAL DEVELOPMENT AND TO

CONSIDER ADOPTION OF A CEQA ADDENDUM IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).

The City of Palm Desert (City), acting as the Lead Agency under CEQA, has previously adopted an Initial Study/Mitigated Negative Declaration (IS/MND) for the former Frank Sinatra & Portola Apartment Project on January 26, 2023. The City has determined that the proposed project represents a modification to the previously approved project and that preparation of a CEQA Addendum pursuant to CEQA Guidelines Section 15164 is appropriate. The Addendum will rely on the environmental analysis and findings of the adopted 2022 IS/MND and will demonstrate that the proposed changes do not result in new significant environmental impacts or a substantial increase in the severity of previously identified impacts.

PROJECT LOCATION: Southwest corner of Frank Sinatra Drive and Portola Avenue, City of Palm Desert, California Assessor’s Parcel Numbers (APNs): 620-400-030 and 620-400-031 PROJECT DESCRIPTION: The project proposes a Precise Plan and Tentative Tract Map 39306, TTM 39307 for the Portola Springs Residential project. The proposed project includes development of 156 single-family residential (SFR) units on approximately 18.31 acres, with onsite circulation, utilities, stormwater facilities, and open space areas.

Development will occur through a multi-map process:
 Finance Map (TTM 39306): Tentative Tract Map (TTM) 39726 serves as a Finance Map to facilitate the financing within the approved master development. This map allows the project site to be subdivided into larger financing parcels without altering the approved land use plan or development footprint.
 Subdivision Map (TTM 39307) and Precise Plan 25-0006: Creates the residential lots and establishes development standards and layout.

PUBLIC HEARING: NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Desert, California, will hold a Public Hearing at its meeting on February 3, 2026. The Planning Commission meeting begins at 6:00 p.m. in the Council Chamber at 73510 Fred Waring Drive, Palm Desert, California. Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting, allowing public access via teleconference or in person. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.palmdesert.gov/connect/city-council PUBLIC REVIEW: The plans and related documents are available for public review Monday through Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Sijifredo Fernandez. Please submit written comments to the Planning Division. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at or prior to the Planning Commission hearing. All comments and any questions should be directed to:

Sijifredo Fernadez, Senior Planner
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
(760) 776-6434
[email protected]
PUBLISH: THE DESERT SUN ROSIE LUA, SECRETARY
JANUARY 23, 2026 PALM DESERT PLANNING COMMISSION
440
February 2, 2026
Subject: Portola Springs Residential Project Update
Dear Neighbors,
Thank you for your continued interest in the Portola Springs residential project.

The Planning Commission Hearing date has been scheduled for February 17th, 2026. As a reminder, the Portola Springs project is a 156-unit, two-story single-family residential project, which replaces the previously approved 394-unit, three-story apartment rental project.

For your reference, the current site plan is attached, along with a line-of-sight exhibit demonstrating the views of the project from Portola Avenue and Frank Sinatra Drive.

If approved, construction could be ready between late 2026 – late 2027.

We appreciate your engagement and look forward to your continued involvement as the project progresses. If you have any questions or need additional information, please feel free to reach out to (949) 514-8515 or [email protected].

Sincerely,
The Blue Fern Team

PROJECT SUMMARY
Blue Fern is a family-owned company specializing in land development and home building. Blue Fern will be processing a tentative map approval for the Portola Springs residential project, which is the 18-acre triangle-shaped undeveloped property located at the southwestern corner of the Frank Sinatra Drive and Portola Avenue intersection. The project is proposing 156 singlefamily detached residential lots with a recreation area that will be private to the community.

Once this process is complete, a qualified home builder will construct the homes on the approved lots.
441

STATE OF CALIFORNIA )
)

COUNTY OF ORANGE)

DECLARATION OF MAILING
RE:

Portola Springs Residential Project
Update
I, Celeste Marshall, do hereby declare as follows:

1. I am a Project Manager of Express Notice and Mail LLC. I am over 18 years of age and I am a resident of the County of Orange, State of California.

2. On February 3, 2026 I caused to be mailed a copy of “Portola Springs Residential Project Update” by mail to all owners and occupants within the 1000 foot boundaries of the proposed site:
a. See Attached Map b.

See Attached Mailing List
See Attached Notice
See Attached Envelope
c. d.

3. The attached list was prepared using the latest available data per the County Assessor’s Office.

I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct.

Executed at County of Orange, California.

By:
___Celeste Marshall ________________ ______
[Please Print Name]
February 3 2026
Portola Springs Residential Project
442
1000' RADIUS

PORTOLA SPRINGS PROJECT
© 2025 LightBox. All rights reserved.
1000 feet
443
1000' RADIUS

PORTOLA SPRINGS PROJECT

LIST OF OWNERS - CONSOLIDATED

APN NAME ADDRESS CITY STATE ZIP
009-615-362 PALM DESERT RECREATIONAL FACIL 38995 DESERT WILLOW DR PALM DESERT CA 92260-1674 620-170-009 LAND CATAVINA 1130 E MISSOURI AVE STE 890 PHOENIX AZ 85014-2721 620-180-011, 620-323-034, -035, -036 PALM DESERT 73750 COUNTRY CLUB DR PALM DESERT CA 92260-8663 620-322-009 HURST LUMEN 1211 243RD ST HARBOR CITY CA 90710-1801 620-322-010 DECKER TIMOTHY 39119 DESERT GREENS DR E PALM DESERT CA 92260-1410 620-322-011 ELLIOTT ROBERT 39103 DESERT GREENS DR E PALM DESERT CA 92260-1410 620-323-011 MCELROY RALPH 39054 DESERT GREENS DR E PALM DESERT CA 92260-1403 620-323-012 FISCHER NEIL 24087 ROMAN NOSE DR CONIFER CO 80433-6903 620-323-013 ZINN WENDY PO BOX 2154 RUNNING SPRINGS CA 92382-2154 620-323-014 CAMPBELL ANDREW 39090 DESERT GREENS DR E PALM DESERT CA 92260-1403 620-323-015 SOARES JAMES 39102 DESERT GREENS DR E PALM DESERT CA 92260-1403 620-323-016 REMSEN CAROL 1748 BELLE MEADE RD ENCINITAS CA 92024-4209 620-323-017 GETMAN DANIEL 5231 IRON STONE WAY PRESCOTT AZ 86301-8501 620-323-018 RICARD GERALD 24682 VIA DEL RIO LAKE FOREST CA 92630-2012 620-323-019 WULFF RANDY 39071 CUDY CIR PALM DESERT CA 92260-1402 620-323-020 HASKELL JOHN 39051 CUDY CIR PALM DESERT CA 92260-1402 620-323-021 WEATHERS STEPHAN 19 WINTERGREEN IRVINE CA 92604-2800 620-323-022 EVANS MAGDALINE 39011 CUDY CIR PALM DESERT CA 92260-1402 620-323-023 CRON ROY 106 LOUISE DR PLACENTIA CA 92870-2502 620-323-024 SPENCER TRUDY 39050 CUDY CIR PALM DESERT CA 92260-1402 620-323-025 WINTERS MICHAEL 20742 COLLEGEWOOD DR WALNUT CA 91789-1119 620-323-026 SMALL MILFORD 39090 CUDY CIR PALM DESERT CA 92260-1402 620-323-027 MOORE BRADLEY 39176 DESERT GREENS DR E PALM DESERT CA 92260-1412 620-323-028 SAMPSON-DIXON TRUST 39186 DESERT GREENS DR E PALM DESERT CA 92260-1412 620-400-005, -009, -019, -029, -033, 620-420-009, -012, 694-200-011, -022 CITY OF PALM DESERT 73510 FRED WARING DR PALM DESERT CA 92260-2524 620-400-010, -011, 694-367-008 CVWD PO BOX 1058 COACHELLA CA 92236-1058 620-400-030, -031 HOMES RJT 1130 E MISSOURI AVE STE 890 PHOENIX AZ 85014-2721 620-421-082 WVC RANCHO MIRAGE INC 9002 SAN MARCO CT ORLANDO FL 32819-8600 620-470-007 RETREAT AT DESERT WILLOW HOMEO 42635 MCLANIE PL # 103 PALM DESERT CA 92211 620-471-001 NEWBY BARBARA A REVOCABLE TRUS 3054 NW DUFFY DR BEND OR 97703-5485 620-471-002 MARTIN KEVIN 838 MASSEY LANDING EDMONTON AB T6R 3S7 CANADA 620-471-003 THE RITCHIE COGHILL FAMILY TRU 2003 RETREAT CIR PALM DESERT CA 92260-1650 620-471-004 LEE HONG 2004 RETREAT CIR PALM DESERT CA 92260-1650 620-471-005, -015, -020, -025, -030, -035, -040, -045, -050, -055, -060, -065, - 075, 620-472-005, -010, -015, -020,-030, -035, -040, -045 -050, -055, -060, -065 RETREAT AT DESERT WILLOW HOMEO 73081 FRED WARING DR PALM DESERT CA 92260-2878 620-471-006 STEINLAUF BRADIE 1018 10TH ST SANTA MONICA CA 90403-4105 620-471-007 MARKES PHILLIP 42 CALLE CASTILLO SAN CLEMENTE CA 92673-6868 620-471-008 COLBOURNE MARK 24 GRAYFIELD DR STOUFFVILLE ON L4A 0B1 CANADA 620-471-009 SHABASHOV MARK 2104 RETREAT CIR PALM DESERT CA 92260-1651 620-471-010 PORTOLA PD 73081 FRED WARING DR PALM DESERT CA 92260-2878 620-471-011 SLAUGHTER WILLIAM 401 RETREAT CIR PALM DESERT CA 92260-1648 620-471-012 COX DONN 1827 S SATELLITE WAY BOISE ID 83712-8597 620-471-013 SELTECH HOLDINGS INC 505 ANN AVE BURLINGTON ON L7L 5M4 CANADA 620-471-014 BOLDT SCOTT 1305 FOREST LN FARIBAULT MN 55021-9263 620-471-016 VANDERPOOL ALAN 501 RETREAT CIR PALM DESERT CA 92260-1649 620-471-017 LEE SANG 502 RETREAT CIR PALM DESERT CA 92260-1649 444
1000' RADIUS

PORTOLA SPRINGS PROJECT

LIST OF OWNERS - CONSOLIDATED
620-471-018 BALANCE RICHARD 503 RETREAT CIR PALM DESERT CA 92260-1649 620-471-019 PENNER CARI 112 GRANITE PARK BLVD STEINBACH MB R5G 2J5 CANADA 620-471-021 MORRISON BRET 601 RETREAT CIR PALM DESERT CA 92260-1652 620-471-022 ROBINSON MARCIA 602 RETREAT CIR PALM DESERT CA 92260-1652 620-471-023 LOSH MICHAEL 9700 SE 61ST PL MERCER ISLAND WA 98040-5108 620-471-024 ORLYCK THEODORE PO BOX 2336 SUN VALLEY ID 83353-2336 620-471-026 MCCULLOCH ROCKY 3202 WILDWOOD DR LONGVIEW WA 98632-5435 620-471-027 WHIDDEN THOMAS 702 RETREAT CIR PALM DESERT CA 92260-1653 620-471-028 HOLBROOK JERRY 520 E PINEHURST TRL DAKOTA DUNES SD 57049-5403 620-471-029 LUTJENS LARRY 704 RETREAT CIR PALM DESERT CA 92260-1653 620-471-031 LIMES JOSEPH 2201 RETREAT CIR PALM DESERT CA 92260-1673 620-471-032 THE CYPRESS RIVER REVOCABLE TR 9903 BASILICA CT CYPRESS CA 90630-3537 620-471-033 WONG TERRANCE 2203 RETREAT CIR PALM DESERT CA 92260-1673 620-471-034 SASS AARON 14871 SW 164TH AVE TIGARD OR 97224-1869 620-471-036 ROBERTSON BRUCE 801 RETREAT CIR PALM DESERT CA 92260-1654 620-471-037 BELL BRENDAN 4279 HOBSON RD KELOWNA BC V1W 1Y4 CANADA 620-471-038 JOHANSEN GORDON 803 RETREAT CIR PALM DESERT CA 92260-1654 620-471-039 SIMPSON GERALD 4259 HOBSON RD KELOWNA BC V1W 1Y4 CANADA 620-471-041 TOTTA LEONARD 22 LILAC IRVINE CA 92618-6909 620-471-042 VOLPOV ROMAN 6928 CHELMSFORD ST RICHMOND BC V7C 4J2 CANADA 620-471-043 LUTHER GLENN 532 LAKE ST S APT G202 KIRKLAND WA 98033-6482 620-471-044 PROSSER NEAL 2246 RANCH VIEW PL THOUSAND OAKS CA 91362-3163 620-471-046 TOPE MICHAEL 901 RETREAT CIR PALM DESERT CA 92260-1656 620-471-047 HEINZ CURTIS 17675 W 94TH ST LENEXA KS 66219-1941 620-471-048 FIORITO TIMOTHY 3107 NW 94TH ST SEATTLE WA 98117-2946 620-471-049 FALLON DANIEL 9133 112TH AVE NE KIRKLAND WA 98033-5707 620-471-051 HENRY CATHERINE PO BOX 894 WHEAT RIDGE CO 80034-0894 620-471-052 HUFFINES PAMELA 1002 RETREAT CIR PALM DESERT CA 92260-1657 620-471-053 VAN LANDSCHOOT DAVID 1003 RETREAT CIR PALM DESERT CA 92260-1657 620-471-054 OWNER 1004 RETREAT CIR PALM DESERT CA 92260-1657 620-471-056 FOWLER KAREN 452 W OMAHA AVE CLOVIS CA 93619-4800 620-471-057 KIRKHAM BRANDON 9223 SW 43RD AVE PORTLAND OR 97219-5209 620-471-058 PAWLEY JAMISON 801 MOUNTAIN LN GLENDORA CA 91741-3025 620-471-059 GRACEL TIMOTHY 222 CHRISTIE PARK VIEW SW CALGARY AB T3H 2Z4 CANADA 620-471-061 HARRIS JAMES 1101 RETREAT CIR PALM DESERT CA 92260-1658 620-471-062 ANGSTER GWENDOLYN 1102 RETREAT CIR PALM DESERT CA 92260-1658 620-471-063 DAVIS JACK 26 MILLSTREAM RD UPPER SADDLE RIVER NJ 07458-2415 620-471-064 THUNBERG STEPHEN 3534 TURNBERRY DR JAMUL CA 91935-1651 620-471-066 LOEWEN GREGORY A & RENEE D REV 301 RETREAT CIR PALM DESERT CA 92260-1647 620-471-067 VAKOVSKY PATRICIA 4146 HARBOUR ISLAND LN OXNARD CA 93035-1449 620-471-068 BODEN PETER PO BOX 914 MANSON WA 98831-0914 620-471-069 HARRISON ROGER 5340 WALLACE AVE DELTA BC V4M 1A1 CANADA 620-471-070 RETREAT AT DESERT WILLOW HOMEO 1111 E TAHQUITZ CANYON WAY STE 101 PALM SPRINGS CA 92262-6789 620-471-071 GORYL SKIP 201 RETREAT CIR PALM DESERT CA 92260-1646 620-471-072 LAFORGE KENNETH 9025 COTTONWOOD CANYON PL LENEXA KS 66219-8174 620-471-073 SHENEMAN GARY 15219 FONTANA ST LEAWOOD KS 66224-8711 620-471-074 SHUEY MARY 409 BAYHILL CIR DAKOTA DUNES SD 57049-5092 620-472-001 SEIKALY RAMZI 6500 ELLENVIEW AVE WEST HILLS CA 91307-2716 445
1000' RADIUS

PORTOLA SPRINGS PROJECT

LIST OF OWNERS - CONSOLIDATED
620-472-002 CASTONGUAY LIVING TRUST U/A 1202 RETREAT CIR PALM DESERT CA 92260-1659 620-472-003 WELDY SUSAN PO BOX 488 ORINDA CA 94563-0488 620-472-004 WATKINS AMELIA 1 CALEB CT GUILFORD CT 06437-2298 620-472-006 NEWBURGER JOHN LIVING TRUST 1301 RETREAT CIR PALM DESERT CA 92260-1633 620-472-007 FETMAN GARRY 1302 RETREAT CIR PALM DESERT CA 92260-1633 620-472-008 TREDGET ERIC 740 BUTTERWORTH DR EDMONTON AB T6R 2M7 CANADA 620-472-009 SHORT GOLF 3535 LEBON DR APT 4101 SAN DIEGO CA 92122-6400 620-472-011 OSBORNE DAN 3008 STRATMOOR HILLS AVE HENDERSON NV 89052-6922 620-472-012 DEPASCALE FAMILY TRUST 460 3RD ST ENCINITAS CA 92024-3508 620-472-013 BLANK STEVEN 55 VALLEY VIEW DR HENDERSON TN 38340-2904 620-472-014 ST CLAIR DANIEL 131 PALOS VERDES BLVD UNIT 212 REDONDO BEACH CA 90277-5855 620-472-016 CAMERON JEFFREY 30963 VIA LA CRESTA RANCHO PALOS VERDES CA 90275-5376 620-472-017 DP RETREAT LLC NO DATA ON FILE
620-472-018 MAY WILLIAM PO BOX 37 CANYON CREEK AB T0G 0M0 CANADA 620-472-019 BURY BRYAN 422 MISTWOOD BLUFF RD CAMDENTON MO 65020-4813 620-472-021 NA STEVE 100 NIGHTHAWK IRVINE CA 92604-3682 620-472-022 BERGUM TRUST PO BOX 450 SEDGEWICK AB T0B 0E2 CANADA 620-472-023 BALSAN 6201 PROGRESSIVE AVE STE 400 SAN DIEGO CA 92154-6651 620-472-024 MCCLESKEY KATHY 4307 NAVIGATOR LN ANACORTES WA 98221-4476 620-472-025 RETREAT AT DESERT WILLOW 73081 FRED WARING DR PALM DESERT CA 92260-2878 620-472-026 HAMMANS LIVING TRUST PO BOX 2502 EUGENE OR 97402-0165 620-472-027 TAYLOR ALLAN 4624 E BROADWAY LONG BEACH CA 90803-1702 620-472-028 ISKANDAR TONNY 210 N MONTEREY ST ALHAMBRA CA 91801-2598 620-472-029 ENGEBRETSON RICHARD E REVOCABL 1804 RETREAT CIR PALM DESERT CA 92260-1639 620-472-031 BILLING ALEXANDER & THERESA RE 1701 RETREAT CIR PALM DESERT CA 92260-1638 620-472-032 LOSEKE CRAIG 6303 E 119TH ST TULSA OK 74137-8316 620-472-033 PLETKE DANIEL 1703 RETREAT CIR PALM DESERT CA 92260-1638 620-472-034 EISENHUT TIMOTHY 1704 RETREAT CIR PALM DESERT CA 92260-1638 620-472-036 TINSLEY WILLIAM 1401 RETREAT CIR PALM DESERT CA 92260-1634 620-472-037 POMFRET ADAM 331 VIA SAN SEBASTIAN REDONDO BEACH CA 90277-6659 620-472-038 UNRAU ROBERT 281 EAGLE RIDGE DR SW CALGARY AB T2V 2V6 CANADA 620-472-039 STEPHENSON THOMAS 1404 RETREAT CIR PALM DESERT CA 92260-1634 620-472-041 SANOFSKY JACK 1717 PLUTE ST ROCKLIN CA 95765 620-472-042 YUN JOHNCA 6535 PARK LAKE DR CLARKSTON MI 48346-1545 620-472-043 ZHANG KAREN 1935 MAVERICK LN SANTA ANA CA 92705-2562 620-472-044 ELLSWORTH SCOTT 2704 RETREAT CIR PALM DESERT CA 92260-1643 620-472-046 ASHLEY BRADLEY 101 ST CLAIRAVEW APT 904 TORONTO ON M4V 0A2 CANADA 620-472-047 BALL DAVID 1502 RETREAT CIR PALM DESERT CA 92260-1635 620-472-048 1945 CASTLE 1503 RETREAT CIR PALM DESERT CA 92260-1635 620-472-049 HOEKSTRA DOUGLAS 16912 ELM RD MAPLE GROVE MN 55311-3808 620-472-051 HERRMANN MARLENE 2801 RETREAT CIR PALM DESERT CA 92260-1644 620-472-052 FORMENTO MELIA 2746 BELLEZZA DR SAN DIEGO CA 92108-6745 620-472-053 WITHAM CHERRI 1932 ALTA PL EL CAJON CA 92021 620-472-054 HAJIAGHA MARJAN 2804 RETREAT CIR PALM DESERT CA 92260-1644 620-472-056 DUPLAN PATRICIA 1601 RETREAT CIR PALM DESERT CA 92260-1637 620-472-057 WOOLER PETER 1602 RETREAT CIR PALM DESERT CA 92260-1637 620-472-058 MAGMA INC 920 S WINCHESTER BLVD SAN JOSE CA 95128-2924 620-472-059 SOTELO RICARDO 1604 RETREAT CIR PALM DESERT CA 92260-1637 446
1000' RADIUS

PORTOLA SPRINGS PROJECT

LIST OF OWNERS - CONSOLIDATED
620-472-061 PEREZCHICA ANTONIO 101 RETREAT CIR PALM DESERT CA 92260-1645 620-472-062 RANKOWITZ CYNTHIA 11 ENCAMPMENT PL RIDGEFIELD CT 06877-1123 620-472-063 LAHEY ANN 103 RETREAT CIR PALM DESERT CA 92260-1645 620-472-064 NIPP DOROTHY 11330 PACIFIC ST OMAHA NE 68154-3364 694-364-010 SANJUAN FERDINAND 40448 CORTE PLACITAS PALM DESERT CA 92260-2394 694-364-011 PETIT CLAIR ALFRED 73601 HEATHERWOOD DR PALM DESERT CA 92211-2015 694-364-012 SMITH STEPHANIE 73613 HEATHERWOOD DR PALM DESERT CA 92211-2015 694-364-013 ANDRADE GERARD 73621 HEATHERWOOD DR PALM DESERT CA 92211-2015 694-364-014 ZEMEK DAVID 73631 HEATHERWOOD DR PALM DESERT CA 92211-2015 694-365-009 JECK TIMOTHY 11095 KENNEDY AVE CONIFER CO 80433-4611 694-365-010 EPSTEIN PHILIP 37589 HOLLISTER DR PALM DESERT CA 92211-2051 694-365-011 HOLLORAN DONNA 73620 HEATHERWOOD DR PALM DESERT CA 92211-2017 694-365-012 GRANADOS ENRIQUE 73630 HEATHERWOOD DR PALM DESERT CA 92211-2017 694-365-013 HUSSEY CHRISTOPHER 37879 HOLLISTER DR PALM DESERT CA 92211-2053 694-365-014 MOR ALEXANDER 37851 HOLLISTER DR PALM DESERT CA 92211-2053 694-365-015 KINDER TODD 73621 WILLINGTON RD PALM DESERT CA 92211-2048 694-365-016 CARLOS FIDEL 73613 WILLINGTON RD PALM DESERT CA 92211-2048 694-366-001 YANG CHIN 79300 DESERT WIND CT LA QUINTA CA 92253-4245 694-366-002 DAWSON DEANNA 37785 HOLLISTER DR PALM DESERT CA 92211-2052 694-366-006 CHANTRY LUCINDA PO BOX 524 SHERRARD IL 61281-0524 694-367-001 HPRL HOLLISTER LLC 6925 BECKETT ST TUJUNGA CA 91042-2036 694-367-002 LAWRENCE ASHLEY 37772 HOLLISTER DR PALM DESERT CA 92211-2002 694-367-003 CHAVARIN HECTOR 27602 ELDENA DR RANCHO PALOS VERDES CA 90275-1023 694-367-004 SMITH PATRICIA 37828 HOLLISTER DR PALM DESERT CA 92211-2001 694-367-005 FETES GABRIELLA 37856 HOLLISTER DR PALM DESERT CA 92211-2001 694-367-006 STOCKTON DENNIS 75140 SAINT CHARLES PL STE A PALM DESERT CA 92211-9044 694-367-007 NGUYEN QUE 11267 SENDA LUNA LLENA SAN DIEGO CA 92130-2665 694-375-031 CUCCIAS JR ROBERT 37660 HOLLISTER DR PALM DESERT CA 92211-2003 694-381-001 ENGLER JEREMY 74101 COLLEGE VIEW CIR E PALM DESERT CA 92211-2068 694-381-002 WEALAND RANDY 74107 COLLEGE VIEW CIR E PALM DESERT CA 92211-2068 694-381-003 RUSTICELLI LOUIS 74113 COLLEGE VIEW CIR E PALM DESERT CA 92211-2068 694-381-004 WENSEL STACY 74119 COLLEGE VIEW CIR E PALM DESERT CA 92211-2068 694-381-005 HARMON RANDY 74125 COLLEGE VIEW CIR E PALM DESERT CA 92211-2068 694-381-006 MAYA HANNA HOLDINGS LTD 127 BANYAN CREST UNIT 5 SASKATOON SK S7V 1G5 CANADA 694-381-007 RODRIGUEZ ARNOLD 74137 COLLEGE VIEW CIR E PALM DESERT CA 92211-2068 694-381-008 RODRIGUEZ HECTOR 74143 COLLEGE VIEW CIR E PALM DESERT CA 92211-2068 694-381-009 DESIMONE JENNIFER 74140 COLLEGE VIEW CIR E PALM DESERT CA 92211-2067 694-381-010 ARVIZU BRITTNEY 74134 COLLEGE VIEW CIR E PALM DESERT CA 92211-2067 694-381-011 MIERA RANDALL 405 LOMITA ST EL SEGUNDO CA 90245-4054 694-381-012 GRENROCK CARY 74122 COLLEGE VIEW CIR E PALM DESERT CA 92211-2067 694-381-013 CALIXTO DEBBIE 74116 COLLEGE VIEW CIR E PALM DESERT CA 92211-2067 694-381-014 OGRODNICK ANTHONY 74110 COLLEGE VIEW CIR E PALM DESERT CA 92211-2067 694-381-015 RUSNEAC IOAN 74104 COLLEGE VIEW CIR E PALM DESERT CA 92211-2067 694-381-016 LOW BENNETT 3982 EELS RD CASHMERE WA 98815-9744 694-382-001 EMERSON LINDA 74092 COLLEGE VIEW CIR W PALM DESERT CA 92211-2064 694-382-002 MAGSAM MARK 74086 COLLEGE VIEW CIR W PALM DESERT CA 92211-2064 694-382-003 TOMS CRAIG 74080 COLLEGE VIEW CIR W PALM DESERT CA 92211-2064 694-382-004 GLUMAC VLADIMIR 74074 COLLEGE VIEW CIR W PALM DESERT CA 92211-2064 447
1000' RADIUS

PORTOLA SPRINGS PROJECT

LIST OF OWNERS - CONSOLIDATED
694-382-005 JENNE DAVID 74068 COLLEGE VIEW CIR W PALM DESERT CA 92211-2064 694-382-006 KASPRICK DEVIN 74062 COLLEGE VIEW CIR W PALM DESERT CA 92211-2064 694-382-007 WILSON GEORGE 74056 COLLEGE VIEW CIR W PALM DESERT CA 92211-2064 694-382-008 RUPPERT RICHARD 74050 COLLEGE VIEW CIR W PALM DESERT CA 92211-2064 694-382-009 GRAHAM TIMOTHY 74053 COLLEGE VIEW CIR W PALM DESERT CA 92211-2065 694-382-010 REITMAN NARAN 74059 COLLEGE VIEW CIR W PALM DESERT CA 92211-2065 694-382-011 LANGDON VICKI 3530 KILKEE RD LINCOLN NE 68520-1462 694-382-012 KARIC ALDA 11225 PEACH GROVE ST UNIT 308 N HOLLYWOOD CA 91601-4569 694-382-013 MANOS KELLY 74077 COLLEGE VIEW CIR W PALM DESERT CA 92211-2065 694-382-014 PHAM BRYAN 74083 COLLEGE VIEW CIR W PALM DESERT CA 92211-2065 694-382-015 LOTICH PHILLIP 74089 COLLEGE VIEW CIR W PALM DESERT CA 92211-2065 694-382-016 GENTRY LUKE 74095 COLLEGE VIEW CIR W PALM DESERT CA 92211-2065 694-391-001 TO -015 HAZELDEN BETTY FORD FOUNDATION PO BOX 11 CENTER CITY MN 55012-0011 694-391-016 TERRELL LEAH 74090 ALPINE LN PALM DESERT CA 92211-2082 694-391-017 ABDELNOUR MICHAEL 74084 ALPINE LN PALM DESERT CA 92211-2082 694-391-018 BOEHRINGER DEBRA 74078 ALPINE LN PALM DESERT CA 92211-2082 694-391-019 MACKIE KEITH 3716 MCLAY GREEN EDMONTON B T6R 0B9 CANADA 694-391-020 NOVACK JASON 74066 ALPINE LN PALM DESERT CA 92211-2082 694-391-021 DONNER SUSAN 74060 ALPINE LN PALM DESERT CA 92211-2082 694-391-022 SMITH GREG 74054 ALPINE LN PALM DESERT CA 92211-2082 694-391-023 JUAREZ BILLY 3630 MELICHAR LN NW OLYMPIA WA 98502-2546 694-391-024 74053 ALPINE LANE 10660 HOLMAN AVE LOS ANGELES CA 90024-5907 694-391-025 RODRIGUEZ ANGELICA 74057 ALPINE LN PALM DESERT CA 92211-2082 694-391-026 GREER DEBRA 2545 ALLEN ADALE RD FAIRBANKS AK 99709-2581 694-391-027 BALBINI JULIE 74067 ALPINE LN PALM DESERT CA 92211-2082 694-391-028 YANG DAVIES FU 515 AVENIDA LARGO NEWPORT BEACH CA 92660-4018 694-391-029 WELK STEPHANIE 4701 N PORTWEST CIR WICHITA KS 67204-2356 694-391-030 OSBORN MARY 74087 ALPINE LN PALM DESERT CA 92211-2082 694-391-031 HEINKEL ROBERT 1952 PELICAN PL COSTA MESA CA 92626-4732 694-392-001 BEMIS DAVID 74102 PELE PL PALM DESERT CA 92211-2909 694-392-002 MCMAKEN KIMBERLY 74116 PELE PL # 4 PALM DESERT CA 92211-2909 694-392-003 GALSTJAN ISKOUHI 74130 PELE PL PALM DESERT CA 92211-2909 694-392-004 LIM JAMES 1079 HARVEST CIR PLEASANTON CA 94566-6439 694-392-005 NOVACK JEFFREY 1764 BURBURY WAY SAN MARCOS CA 92078-0927 694-392-006 JAMES LINDA 74172 PELE PL PALM DESERT CA 92211-2909 694-392-007 SMITH BARRETT 74186 PELE PL PALM DESERT CA 92211-2909 694-392-008 SCICLI JR CHARLES 74193 PELE PL PALM DESERT CA 92211-2909 694-392-009 WISEMAN KEVIN 74179 PELE PL PALM DESERT CA 92211-2909 694-392-010 WINKLE RICHARD 74165 PELE PL PALM DESERT CA 92211-2909 694-392-011 PARKER GWENETTE 4530 DON FELIPE DR LOS ANGELES CA 90008-2826 694-392-012 NABER ANTHONY 74137 PELE PL PALM DESERT CA 92211-2909 694-392-013 MOVSISYAN SIRAK 74123 PELE PL PALM DESERT CA 92211-2909 694-392-014 CONLON JOSEPH 78551 POMPEII CT LA QUINTA CA 92253-7922 694-392-015 GATES DEANNE 74100 UNIVERSITY POINTE CT PALM DESERT CA 92211-2972 694-392-016 ELLIS DEBRA 74106 UNIVERSITY POINTE CT PALM DESERT CA 92211-2972 694-392-017 MAIN DONALD 606-3400 MCDONALD AVE BRANDON MB R7B 1R8 CANADA 694-392-018 GAERTNER ALFRED 74118 UNIVERSITY POINTE CT PALM DESERT CA 92211-2972 694-392-019 EPP FRANK 74124 UNIVERSITY POINTE CT PALM DESERT CA 92211-2972 448
1000' RADIUS

PORTOLA SPRINGS PROJECT

LIST OF OWNERS - CONSOLIDATED
694-392-020 WALLACE JOE 74130 UNIVERSITY POINTE CT PALM DESERT CA 92211-2972 694-392-021 AGAHI PEYMAN 74136 UNIVERSITY POINTE CT PALM DESERT CA 92211-2972 694-392-022 DERBIGNY MICHAEL 74142 UNIVERSITY POINTE CT PALM DESERT CA 92211-2972 694-392-023 BELL ANTHONY 74145 UNIVERSITY POINTE CT PALM DESERT CA 92211-2973 694-392-024 WHITE ISAAC 74139 UNIVERSITY POINTE CT PALM DESERT CA 92211-2973 694-392-025 KLEMPNER HAROLD 3015 WIMBLEDON DR REGINA SK S4V 2Y2 CANADA 694-392-026 JACKSON GLENN PO BOX 142 INGLIS MB R0J 0X0 CANADA 694-392-027 HESSLER ROBERT 74121 UNIVERSITY POINTE CT PALM DESERT CA 92211-2973 694-392-028 FLOOD THEODORE 74115 UNIVERSITY POINTE CT PALM DESERT CA 92211-2973 694-392-029 HERRERA CLAUDIA 74109 UNIVERSITY POINTE CT PALM DESERT CA 92211-2973 694-392-030 MCQUEEN KRISTIN 4723 INDIANOLA WAY LA CANADA FLINTRIDGE CA 91011-2640 694-392-031, -032 UNIVERSITY POINTE INC 68950 ADELINA RD CATHEDRAL CITY CA 92234-3747 DESERT RESORT MANAGEMENT 42635 MELANIE PL STE 103 PALM DESERT CA 92211 J&W MANAGEMENT 73320 EL PASEO PALM DESERT CA 92260
449

RECREATION
AREA

0.29 AC.

RETENTION
BASIN

0.25 AC.

PROPOSED 45' BUILDING SETBACK LINE

FRANK SINATRA DRIVE

PORTOLA AVENUE
24'
40'
51'
32'
24'
20'
20'

PORTOLA AVENUE
10' PUE
10' PUE
10' PUE
40'

EXISTING ROW

EXISTING ROW

SHALLOW

RETENTION BASIN
24'
32'
40'
50'
32'

RIGHT IN / RIGHT

OUT ACCESS

SHALLOW

RETENTION BASIN
24'
37' 1
2 3 4
6 5
7 8
9 10
12 11
13 14
15 16
18 17
19 20
21 22
24 23
26 25
27 28
29 30
31 32
33 36 34
35 37
38 39
40 42
41 43
44 45
46 48
47 49
50 51
52 53
54 55
56 57
58 60
59 62
61 63
66 64
65 67
68 69
72 70
71 73
74 75
76 77
8 9 10 11 12 13 14
28 27 26 25 24 23
29 30 31 32 33 34
44 43 42 41 40 39 38 37 36
35 45 46 47
48 49
50 51
52 58 53
57 56
55 54
79 78
77 76
75 67 74
66 65
64 63
62 61
60 59
72 73
15 16
17 18
19 20
21 22
1 2
3 4
5 6
7 RIGHT IN / RIGHT OUT ACCESS

MAIN ENTRY
10' PUE
20'
70 45'
45'
45'

EXISTING SCE POWERPOLE

EXISTING POLE ANCHORS
REQUIRED 32' BLDG.

SETBACK LINE
REQUIRED 32' BLDG.

SETBACK LINE
REQUIRED 20' PROJECT PERIMETER

SETBACK FROM PUBLIC STREET
REQUIRED 20' PROJECT PERIMETER

SETBACK FROM PUBLIC STREET
32'
REQUIRED 32' BLDG.

SETBACK LINE

EXISTING ROW
32'
51'
40'
10'
10'
5'
10'
10'
10'
10'
5'
10'
10'
5'
5'
68 32'
43'
10'
71 69
PROPOSED 6'

MEANDERING

SIDEWALK
PROPOSED 6'

MEANDERING

SIDEWALK
PROPOSED 6'

MEANDERING

SIDEWALK
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING

CONCEPTUAL SITE PLAN

PORTOLA SPRINGS, CITY OF PALM DESERT, CA
1 of
1 Sheet

DATA TABLE
ASSESSOR'S PARCEL NUMBERS:

EXISTING ZONING: P.R.22 (GENERAL NEIGHBORHOOD)
EXISTING GENERAL PLAN LAND USE:

GROSS DEVELOPABLE AREA ±16.9 ACRES
620-400-030-5 & 620-400-031-6
TOWN CENTER NEIGHBORHOOD (7-40 DU/AC.)

SITE SUMMARY
LOT PROGRAM : ALLEY-LOAD SFD ± 79 LOTS (51%)
LOT PROGRAM : CLUSTER SFD ± 77 LOTS (49%)
TOTAL LOTS : ± 156 LOTS
GROSS DENSITY ±9.2 DU/AC. MONTEREY AVE

COUNTRY CLUB DR

FRANK SINATRA DR

PORTOLA AVE

BOB HOPE DR

GERALD FORD DR
±1.4 DU/AC.

JULY 03, 2025
EXCLUDES PROP. FRANK SINATRA DR. AND PORTOLA AVE. ROW DEDICATION 20' PROJECT PERIMETER SETBACK AREA
450
FRANK SINATRA DRIVE A PORTOLA AVENUE B B 98 STREET "B"
STREET "A" STREET "D" STREET "F"
STREET "C" STREET "E" STREET "G"
STREET "J"
STREET "I" STREET "H"
STREET "K"
STREET "L"
STREET "M"
STREET "N"
STREET "O"
STREET "P"
STREET "Q"
STREET "R"
STREET "S" 979695 88 87 86858483 9493 929190 82 81 80 79 78 99 100 101 102 103 STREET "W" 62 59 58 5756 53 52 5150 47 48 49 46 45 44 43 42 4140393835 37 36 34333229 28 30 31 27 25 26 149 150 151 152 153 154 155 156 123 143 144 145 146 147 148 128 127 126 125 124 129 130 131 132 133 134 135 136 137 138 139 140 141 142 19 20 21 22 23 24 112 111 110 109 108 107 106 105 104 113 121 122 114 115 116 117 118 119 120 60 61 63 64 65 66 68 67 69 70 71 72 74 73 75 76 77 55 54 STREET "V"
STREET "U"
STREET "T" 13 14 15 16 17 18 7 8 9 10 11 12 1 2 3 4 5 6 89 STREET "G" C C D D A ±25' PROP. HOUSE (TWO-STORY) PROP. PROPERTY WALL
±25' PROP. MEANDERING SIDEWALK WEST BOUND EX. LANDSCAPE EX. MEANDERING MEDIAN SIDEWALK SIGHT LINE (TYP.) PERSON (TYP.) EX. SURFACE PROP. SURFACE 277.81 EAST BOUND PROP. C/L PROP. HOUSE (TWO-STORY) EX. HOUSE (SINGLE STORY) PE 280.30 (LOT 19) STREET "B" (PRIVATE ROAD) EX. R/W & PROPERTY BOUNDARY FRANK SINATRA DRIVE (PUBLIC ROAD) EX. C/L 280.30 280.80 PE 280.80 280.30 (LOT 20) (279.09) (278.92) 280.80 275.05 (275.08) (279.4) (274.57) (274.45) (279.12) EX. PROJECT BOUNDARY & PROP. PROPERTY WALL 274.83 274.00 272.89 PROP. C/L STREET "J" (PRIVATE ROAD) PROP. HOUSE (TWO-STORY) ±25' PROP. PROJECT SIDEWALK (273.97) EX. SURFACE PROP. SURFACE (274.29) PERSON (TYP.) SIGHT LINE (TYP.) PE 274.00 (LOT 95) 5' PROP. HOUSE (TWO-STORY) ±25' PORTOLA DRIVE EX. C/L
(PUBLIC ROAD) EX. LANDSCAPE MEDIAN NORTH BOUND PROP. PROPERTY WALL (278.53) PROP. MEANDERING SIDEWALK EX. MEANDERING SIDEWALK PERSON EX. SURFACE (TYP.) PE 280.3 (LOT 29) SIGHT LINE (TYP.) SIGHT LINE (TYP.)
(273.39) (273.35) (272.63) 277.88 278.96 (272.79)
EX. R/W & PROPERTY BOUNDARY SOUTH BOUND (279.34) PROP. HOUSE (TWO-STORY) ±25' STREET "G" (PRIVATE ROAD) PE 279.8 (LOT 30) 279.80 279.80 280.30 280.30 PROP. SURFACE EX. C/L ±25' EX. LANDSCAPE MEDIAN (268.12) NORTH BOUND PROP. PROPERTY WALL PROP. MEANDERING SIDEWALK EX. MEANDERING SIDEWALK PERSON (TYP.) PROP. C/L PROP. SURFACE EX. SURFACE SIGHT LINE (TYP.) PORTOLA DRIVE (PUBLIC ROAD) (268.98) (269.07) (268.11) EX. SURFACE EX. R/W & PROPERTY BOUNDARY (270.50) 268.16 273.80 PROP. HOUSE (TWO-STORY) 273.80 (272.05) 273.30 273.30 272.61 PE 273.80 (LOT 59) PE 273.30 (LOT 60) ±25' PROP. SURFACE SOUTH BOUND (269.20) EX. PROPERTY WALL (269.19) LINE OF SIGHT EXHIBIT DATA TABLE ASSESSOR'S PARCEL NUMBER 620-170-009 EXHIBIT DATE: JANUARY 30, 2026 SOURCE OF TOPOGRAPHY ADDRESS AEROTECH MAPPING, INC. 200 SPECTRUM CENTER DRIVE, SUITE 300 IRVINE, CALIFORNIA 92618 DATE OF TOPOGRAPHY OCTOBER 31, 2024 APPLICANT / ADDRESS CONTACT 18300 REDMOND WAY, SUITE 120 REDMOND, WASHINGTON 98052 KIM MOLINA EXHIBIT PREPARER ADDRESS MSA CONSULTING, INC. 34200 BOB HOPE DRIVE RANCHO MIRAGE, CALIFORNIA 92270 CONTACT PAUL DEPALATIS, AICP TELEPHONE (760) 320-9811 REVISIONS NO. DATE THE CITY OF PALM DESERT OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LEGAL DESCRIPTIONDESCRIPTION BEING THE EAST 1/2 OF THE NORTHEAST 1/4 OF SECTION 5, TOWNSHIP 5 SOUTH, RANGE 5 EAST, LAND OWNER BLUE FERN WEST, LLC. TELEPHONE (619) 606-5020 MSA CONSULTING ,INC. Civil Engine ring LandSurveying Landscape Architecture Planning Environmental Services DryUtilityCo rdination GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com SHEET SHEETS 1OF1 SAN BERNARDINO MERIDIAN. FOR TENTATIVE TRACT MAP NO. 39307 SECTION A-A SCALE: 1" = 15' SECTION SITE INDEX SECTION B-B SCALE: 1" = 15' SECTION D-D SCALE: 1" = 15' SECTION C-C SCALE: 1" = 15' DATA TABLE (CONTINUED) SIGHT LINE LEGENDPEDESTRIAN VIEW VEHICLE VIEW 1 NOTES 1. VEHICLE VIEWS ARE ONLY VISIBLE FOR A MATTER OF SECONDS AS MOTION CREATES A CONSTANTLY CHANGING PERIPHERAL SCENE. 2. BUILDING ELEVATIONS ARE CONCEPTUAL AND FOR ILLUSTRATIVE PURPOSES ONLY.

PORTOLA VICINITY MAP N.T.S. CITY OF PALM DESERT
AVENUE GERALD FORD DRIVE FRANK SINATRA DRIVE COUNTRY CLUB DRIVE INTERSTATE 10 AVENUE
COOK STREET DINAH SHORE DR.

MONTEREY CITY OF RANCHO MIRAGE SITE
R:\2866\Acad\Planning\Exhibits\2866 Line of Sight Exhibit - TTM 39307.dwg, 1/30/2026 3:43:15 PM, dgallerani, MSA Consulting, Inc. 451
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CITY OF PALM DESERT

DEVELOPMENT SERVICES DEPARTMENT

INTERNAL STAFF MEMORANDUM
To: City of Palm Desert Planning Commission
From: Sijifredo Fernandez, Senior Planner
CC: Rosie Lua, Director of Development Services
Date: February 17, 2026
Subject: Agenda Item 7a
Related: Planning Commission Meeting February 17, 2026
Commissioner Question related to Agenda Item 7a:

1. I see the southbound deceleration lane provided for in the conditions of approval, but I don't see anything about left-turn access from northbound Portola. Will that recommendation be incorporated?
Staff recommends adding the following language to the Tentative Tract Map Resolution Condition of Approval No. 26 and Precise Plan Condition of Approval No. 46, to be inserted between subsections “e” and “f,” in order to address the left-turn access. The attached memorandum includes the traffic analysis identifying the need for this improvement. The Tentative Tract Map resolution has been revised accordingly to reflect this modification. (See Attachment 1 and Attachment 3a and 3b) ➢ “The Applicant shall construct a median opening at the northerly Portola Avenue driveway to accommodate a northbound left-turn lane into the development, providing a minimum 200-foot storage length. The design shall account for the existing southbound left-turn movement from Portola Avenue onto Retreat Circle North and shall be subject to review and approval by the City Engineer.” Staff revision to Condition of Approvals:

2. Precise Plan Resolution Number Formatting: There is a formatting error in Planning Resolution 2913, as Condition #62 is missing. The final resolution 456
Planning Commission Meeting
February 17, 2026