Agenda packet — Palm Springs City Council, January 23, 2025 (part 5 of 6)

H. T he City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the Project, including but not limited to the staff report, all environmental data including the Final EIR prepared for the project and all written and oral testimony presented.

I. P ursuant to Section 94.04.01 ( Development Permit) of the Palm Springs Zoning Code, the City Council finds that, based upon the following factors, the proposed project will provide a desirable environment for its occupants as well as being compatible with the character of adjacent and surrounding developments:

1. The proposed project is consistent with the General Plan and any applicable specific plan;

The development proposes the construction of a 739,360- square foot warehouse building located in an area designated as Industrial (IND) per the General Plan (GP) with a corresponding zoning classification of M -2 (Industrial). This land use designation typically includes research and development parks, light manufacturing, laboratories, warehouses, and industrial services. The project as proposed is a by -right use in the M -2 zone and is consistent with the GP designation.

The following goals and policies established in the Land Use Element of the General Plan are relevant to the proposed project:

Goal LU3: Attract and retain high‐ quality industrial and business park development.

Policy LU3.1: Encourage well ‐planned research and development areas and business parks that contain coordinated design guidelines and enhanced amenities.

Policy LU3.2: Promote opportunities for expansion and revitalization of industrial uses within the City.

Policy LU3.3: Ensure operation of industrial uses is unobtrusive to surrounding areas and prohibit the development of manufacturing uses that operate in a manner or use materials that may impose a danger on adjacent uses or are harmful to the environment.

The implementation of the project will advance the specific goals within the Circulation Element of the General Plan to “Establish and maintain an efficient, interconnected circulation system that accommodates vehicular travel, walking, bicycling, public t ransit and other forms of transportation” with the following applicable policies:

Policy CR1.3 Continue coordination/cooperation with adjacent jurisdictions regarding future roadway sections, standards, and improvements.

Policy CR1.9 Maintain a truck route system that serves business districts, industrial areas, and the Airport.

Policy CR1.11 Encourage large employers (employers with 100 or more persons) to adopt incentive programs that include ridesharing, fleet vehicles and Item 2A - Page 10
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vanpools, preferential parking for rideshares, subsidized shuttle bus services, telecommuting, alternative work hour programs, bicycle racks, lockers and shower rooms, and information on transit services to reduce overall traffic volumes in the City.

Policy CR1.13 Require the owner or applicant of new development projects to fund the cost to mitigate traffic impacts generated by the new development project to LOS D or better.

Policy CR1.14 Pursue an aggressive regional posture advocating new and improved transportation solutions, including continued participation in the Transportation Uniform Mitigation Fee.

Policy CR1.16 Require developers, prior to approval of development plans, to provide increased right‐of‐way through land dedications to accommodate additional demand for dual left ‐turn and exclusive right ‐turn lanes, interchange improvements, bus stops and lanes, bicycle facilities or other improvements required to maintain a minimum

2. The proposed uses are in conformance to the uses permitted in the zone district where the site is located, and are not detrimental to adjacent properties or residents;

The parcel is zoned M-2 and the proposed warehouse per Section 92.17.1.01(11) is a by-right use in this zone. The proposed fulfillment center is compliant with the existing land use and zoning designations established by the City of Palm Springs; therefore, the project does not propose changes in existing land use and zoning designations. The area around the site consists of other industrial buildings containing a variety of uses that are consistent with the proposed project. Street improvements will include construction of 19th Avenue and improvements to North Indian Canyon Drive will allow access to the site and surrounding properties. Per the determination in the DEIR the implementation of Mitigation Measures will reduce potential impacts to the surrounding circulation system and will not be detrimental to surrounding properties and the finding has been met.

3. The proposed project is in conformance to the property development standards for the zone district where the site is located;

The Palm Springs Zoning Code (PSZC) establishes setback requirements for M‐2 zones in the City and requires a minimum setback of 25 feet from a building to the property line. The setback from Indian Canyon Drive to the project’s building varies from approximately 152 feet to approximately 156 feet (building to property line).

The southern project boundary is located adjacent to 19th Avenue. The building setback from 19th Avenue varies from 266 feet to 312 feet (building to property line). The building setbacks from the northern property line and western property line are 196 and 258 feet, and 62 feet and 67 feet, respectively. The proposed application conforms to current development standards as to overall area, density, building height, and required landscaping and the finding has been met.

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4. The proposed height and massing of the project is consistent with applicable standards and compatible with adjacent development;

Per Section 92.17.1.03, Property Development Standards, building heights within M‐2 zones shall not be greater than 30 feet. However, Section 92.17.1.03(c)(2)(b) allows for a maximum height of sixty (60) feet provided that: (1) the building is located on a parcel of not less than one acre in size; and (2) the building or any portion thereof is set back one foot from any property line for every one foot of vertical height. Further, Section 92.17.1.03(c)(2)(d) limits buildings with a maximum height above forty (40) feet to areas bounded by 18th Avenue on the north, Indian Canyon Drive on the east, and 19th Avenue to the south. This applies to the project area because the site lies within the boundary of the area bounded by Indian Canyon Drive to the east and 19th Avenue to the south. The industrial area adjacent to the subject site has existing buildings of thirty (30) feet thus, the project’s building height of 50 feet complies with the development standards in the PSZC.

5. The proposed setbacks and placement of the building are consistent with applicable standards and consistent with setbacks of adjacent buildings;

The proposed project has setbacks greater than the required M -2 zone development standards. The placement of the building in the center of the site with parking on the east, south, and north side is consistent with other industrial buildings in the immediate area. Adjacent industrial sites utilize parking and storage yards commonly present to serve warehouse buildings. The internal circulation with automobile parking on the east portion of the site and truck/trailer maneuvering with parking on the remainder of the stie will allow for the separation of loading and unloading and pedestrian access to the building and the finding has been met.

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Thoroughfare, with a minimum pavement width of 64 feet; and construct Indian Canyon Drive from the northern project boundary to 19th Avenue at its ultimate half‐section width as a Major Thoroughfare, with a minimum pavement width of 76 feet. The facility includes access on both Indian Canyon Drive and 19th Avenue, with truck traffic/access limited to 19th Avenue. The project proposes two right ‐ in/right‐out access driveways and one full access driveway along Indian Canyon Drive. The access points along Indian Canyon Drive enter the project parking lot.

The proposed full -access driveway along 19th Avenue will be located at the southwest corner of the project and utilized by truck traffic only. All roads will be constructed per the General Plan Circulation Plan and the finding has been met.

7. On -site circulation conforms to minimum standards, and accommodations are made for safe on-site pedestrian circulation;

The internal circulation system will consist of a series of drives around the project building. The east side of the project building is designated for auto parking for employees, while the paved drive aisles along the building’s north, west, and south sides are designated for truck access only. The proposed internal rights of way vary from 24‐foot‐wide drives to 71‐foot‐wide drives. The location of the automobile parking on the east side allows for a separation from trucks allowing direct pedestrian access into the office sections of the building and the finding has been met.

8. Landscape areas and open space are in conformance to applicable standards, and the design of stormwater management features are appropriately integrated with other elements of the site design;

Shrubs and accent plantings proposed for the project include outback sunrise emu bush, new gold lantana, Lindheimer’s muhly, firecracker plant, various agave, cactus, yucca, and aloe. Fractured rock, and decomposed granite will provide ground cover. Exterior irrigation w ill use drip or micro ‐spray applicators. One retention basin is proposed along the southern project boundary. The landscaped areas and the retention basin proposed for the site will occupy approximately 4.15 acres of the property. The parking spaces immediately north of the retention basin will be separated by masonry block wall and fencing. The Architectural Review Committee (ARC) will review the final landscape plan.

9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to serve the proposed project;

The system planned to serve the project will be designed to provide a coordinated infrastructure and public services to adequately serve the project area at full buildout. Mission Springs Water District (MSWD) will provide water service for the project property. Existing MSWD water infrastructure is located adjacent to the Item 2A - Page 13
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project, along the surrounding roadways. Project water lines will connect to an existing 12‐inch water line in 19th Avenue adjacent to the project. A proposed 12‐ inch water line will extend from the existing water line within the existing right ‐of‐ way to a private water line within the project boundaries. A private 12‐inch fire line is proposed within the project boundaries. The fire line will connect to the water mains along both 19th Avenue and Indian Canyon Drive. The existing 12‐inch and 16‐inch water lines along 19th Avenue will connect via a 12‐inch water service line near the southeast and southwest corners of the project. The existing 12‐ inch water line along Indian Canyon Drive will connect to the project’s fire line via a 12‐ inch water service line at the northeast corner of the project. The proposed fire lines will be along the internal paved drive aisles. A fire hydrant is propos ed at each corner of the project (four fire hydrants in total). Sanitary sewer service for the project area is provided by MSWD. Sewer connections to the site will occur on 19th Avenue from an existing sewer line approximately 650 feet east of the project in 19th Avenue. The project will extend the sewer line to connect to the project.

Private internal sewer lines will be 8 inches and occur along the eastern side of the project. Based upon these existing and planned infrastructure improvements the project will meet the finding.

An EIR has been prepared with full analysis of the proposed project. As a result of the EIR findings a Statement of Overriding Considerations (SOC) has been written that explains why the benefit of the project outweighs the unmitigated adverse environmental consequences associated with implementing the project. The EIR has determined that Greenhouse Gas (GHG) emissions and Transportation will cause significant impacts to the environment that cannot be mitigated to a level less than significant and an SOC is required. All other impacts can be mitigated to a level less than significant.

11.The proposed project has no unacceptable adverse effects on public welfare, health or safety.

The proposed warehouse development as analyzed in the EIR will require the implementation of mitigation measures that will reduce impacts on public welfare, health and safety to a level less than significant as envisioned by CEQA. The SOC provides a detailed discussion of how the public benefit of the project outweighs as the adverse environmental consequences associated with implementing the project resulting in increased employment, tax revenue and improvement to surrounding street networks. A Mitigation Monitoring Program will be implemented, and the development will be required to be constructed with proper permits from the Building Department and require a final inspection from the building staff prior to occupancy
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THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. That the foregoing Recitals are true and correct and are incorporated herein by this reference.

SECTION 2 . An Environmental Impact Report (EIR), State Clearing House #2023080091 has been prepared for the proposed “project” pursuant to the California Environmental Quality Act Guidelines (“CEQA”). The Planning Commission has certified the Final Environmental Impact Report , adopted the S tatement of Overr iding Considerations (SOC) and the Mitigation Monitoring Program.

SECTION 3. That the City Council hereby denies the appeal by Peter Moruzzi and upholds the Planning Commission’s decision to Certify the Final Environmental Impact Report, adopt the Statement of Overriding Considerations and Mitigation Monitoring Program, and approve a Major Development Permit , Case 3.4361 MAJ for the construction of a 739,360- square foot warehouse fulfillment center on thirty -eight (38) acres located at the northwest corner of North Indian Canyon Drive and 19th Avenue.

ADOPTED THIS 23rd DAY OF JANUARY, 2025.

SCOTT STILES

CITY MANAGER

ATTEST:

BRENDA PREE

CITY CLERK
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CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF PALM SPRINGS )

I, BRENDA PREE , C ity Clerk of the City of Palm Springs, hereby certify that Resolution No. ____ is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on _______________________, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Springs, California, this ______ day of ______________, _________.

BRENDA PREE

CITY CLERK
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ATTACHMENT #C

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•

ADDRESS / DIRECCI N

CITY/ CIUDAD
Appeal Form
Formulario de Apelaci6n
Reserved for Filing Stamp

RECEIVED
DEC O 9 2024
City of Palm Springs
TEL {760) 323-8204 I FAX {760) 322-8332 OFFIC E OF THE CITY CLERIC

STATE/ ESTADO
cA

PHONE/ TELEFONO

ZIP / C DIGO FAX / EL FAX
POSTAL

SUBJECT OF APPEAL/ OBJECTO DE APELACION
The date the decision being appealed was rendered/ The application or project was entitled / La aplicaci6n o La fecha en que se emiti6 la decision que se esta apelando: Proyecto tenfa derecho:
ftc. if 2024-
1- Tc"1 .? ,4 1'l.[J ,VI~ (# ~, V•l), J
-~ fr /if1 ~ .r+ t ::f;C ttµy.:::,-J •• , I Cer hfy F, ... , tEtlZ , .. J-39, :;JCo~,, ~.i,,..,

SPECIFY THE BASIS FOR THE APPEAL IN DETAIL (YOU MAY USE AS MANY ADDITIONAL SHEETS AS NECESSARY)/

ESPECIFIQUE LA BASE PARA LA MEDIDA EN DETALLE (PUEDE UTILIZAR TANT AS HOJAS ADICIONALES COMO SEA NECESARIO):
~ A Uac~

FOR STAFF USE ONLY
D Appeal to City Council D Appeal to Administrative Appeal Board This completed form must be sent to:

City of Palm Springs Office of the City Clerk
3200 E. Tahquitz Canyon Way, Palm Springs, CA 92262
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SUBJECT OF THE APPEAL
December 9, 2024
We are appealing the decision of the Palm Springs Planning Commission at its December 4th meeting to certify the Final EIR and adopt the Statement of Overriding Considerations for the PS Fulfillment Center (Item 38).

Many members of the public testified at the December 4th meeting about the multiple significant negative impacts associated with giant warehouses in general, and this project in particular .

The project's EIR specifically determined that "Green house Gas emissions will cause significant impacts to the environment that cannot be mitigated to a less than significant level." Yet, staff concluded that "These unavoidable impacts are overridden by the project benefit s set forth in the Statement of Overriding Considerations. " However, we presented evidence that the stated benefits do not outweigh the significant impact s and strongly disagree with, and challenge the conclusions, of the Planning Commission in its decision to approve the project . We also provided key evidence about numerous other impacts that will harm our beautiful desert in addition to jeopardizing our health, tourist economy, and overall quality of life for uncerta in financial gain.

Ultimate ly, we believe that final approval of Palm Springs' fir st massive wareho use should be made by the City's elected representative s and not by the Planning Commission. This is too critical and precedent setting of an issue to not be carefully considered by a City Council consisting of a majority of members who did not vote to change the area's zoning in 2022.

Much new data has emerged since that time about how these giant warehou ses have worsened traffic, air quality, cancer rates, and chronic health problems in the Inland Empire.

Environmental impact reports for the se project s have universally described significant and unavoidable environmental detriment s, whether that mean s greenhouse gas emissions, increases in the urban heat island effect, habitat destruction , increase d traff ic or worsening air quality.

This is the basis for the appeal.
1 ATTACHMENT #D

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RESOLUTION NO. 6970

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

PALM SPRINGS, CALIFORNIA, CERTFYING THE PALM SPRINGS

FULFILLMENT CENTER ENIRONMENTAL IMPACT REPORT (SCH
#2023080091) AS COMPLETE; ADOPTING A STATEMENT OF

OVERRIDING CONSIDERATIONS AND FINDINGS OF FACT PURSUANT TO CALIFORNIA ENVIRONMENTAL QUAL TY ACT (CEQA); ADOPTING THE MITIGATION MONITORING PROGRAM; AND APPROVING A MAJOR DEVELOPMENT PERMIT FOR THE CONSTRUCTION OF A 739,360-

SQUARE FOOT WAREHOUSE FULFILLMENT CENTER LOCATED AT

THE NORTHWEST CORNER OF NORTH INDIAN CANYON DRIVE AND
19TH AVENUE, APN 666-320-018, ZONE M-2. (CASE 3.4361 MAJ) THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:

A PS Canyon Development, LLC, ("Applicant") has submitted an application with the City pursuant to Section 94.04.01 of the Palm Springs Zoning Code for a Major Development Permit Application for the construction of a 739,360-square foot warehouse fulfillment center on thirty-eight (38) acres. The application includes the certification of a Final Environmental Impact Report; Statement of Overriding Considerations and Facts and Findings; and adoption of a Mitigation Monitoring Program to meet the requirements of the California Environmental Quality Act (CEQA).

B. On January 27, 2022, the City Council adopted Ordinance #2056 amending the Palm Springs Zoning Code Chapters 92 and 93 relative to the development standards for the M-2 and E-1 zones to allow warehouse/fulfillment centers as a by-right use.

C. On August 22, 2023, a Scoping Meeting was conducted to provide an opportunity for the public to learn about the proposed project and provide comments on the possible environmental effects the City should study in the EIR process.

D. On September 13, 2023 the Planning Commission conducted a study session to discuss the project and provide comments.

E. On April 30, 2024 a Draft Environmental Impact Report (DEIR) was made available for a 45-day comment period ending on June 17, 2024.

F. On May 22, 2024, the Planning Commission held a discussion regarding the DEIR and requested a 4th Alternative to be analyzed and requested additional analysis of the project's impact on scenic vistas from Interstate 10.

G. On August 26, 2024 a Re-Circulated Draft Environmental Impact Report was made available for a 45-day comment period ending on October 9, 2024.

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H. A notice of the public hearing for Case 3.4361 was given in accordance with applicable law.

I. On November 4, 2024 the Response to Comments was emailed to all commenting parties per CEQA requirements.

J. On November 13, 2024, a public hearing on the proposed Major Development Permit application and the certification of the final EIR, Statement of Overriding Considerations, and adoption of the Mitigation Monitoring Program was held by the Planning Commission in accordance with applicable law.

K. The Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented.

L. Pursuant to Section 21067 of the California Environmental Quality Act ("CEQA"), and Section 15367 of the State CEQA Guidelines, the City of Palm Springs ("City") is the Lead Agency for the Proposed Project
M. The City issued a Notice of Preparation ("NOP") for a Draft EIR and Re Circulated Draft EIR for the Palm Springs Fulfillment Center on April 30, 2024, and August 26, 2024 and it was transmitted to the State Clearinghouse, local and regional agencies, and posted at the Riverside County Clerk's office for a 45-day comment period where comments and participation were sought from the public and all interested and affected groups and agencies.

N. Upon initial circulation on April 30, 2024 and upon Re-Circulation of the EIR on August 26, 2024, the City published a Notice of Availability ("NOA") which initiated a 45- day public review and comment period of the Draft EIR for the Proposed Project and released the Draft EIR for public review and comment at those times.

0. The City prepared a Final EIR, consisting of the comments received during the public review and comment period on the Draft EIR, written responses to those comments, to the Draft EIR and a Mitigation Monitoring and Reporting Program for the Project. For the purposes of this Resolution, the "EIR" shall refer to the Draft EIR, the Final EIR, together with the other sections of the Final EIR.

P. An Environmental Impact Report (EIR), State Clearing House #2023080091 has been prepared for the proposed "project". A Statement of Overring Considerations (SOC) has been prepared pursuant to the California Environmental Quality Act Guidelines ("CEQA"). The site is zoned M-2 and is a by-right use for an industrial warehouse and is in conformance with the General Plan and zoning, and no variances or exceptions are required.

Q. The EIR included a complete and thorough analysis of four (4) Alternatives, including the No Project, Reduced Intensity, Industrial Business Park, and Warehousing alternatives .

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R. The EIR found that although most project environmental impacts can be reduced to less than significant levels, impacts to Greenhouse Gas Emissions and Transportation will remain significant and unavoidable.

S. Prior to taking action, the Planning Commission as the Lead Agency has heard, been presented with, reviewed and considered all of the information and data in the administrative record, including the EIR, and all oral and written evidence presented to it during all meetings.

T. The EIR reflects the independent judgment of the Planning Commission and is deemed adequate for purposes of making decisions on the merits of the Proposed Project.

U. All the requirements of CEQA, and the State CEQA Guidelines, have been satisfied by the City in the EIR, which is sufficiently detailed so that all of the potentially significant environmental effects of the "Project" have been adequately evaluated.

V. All other legal prerequisites to the adoption of this Resolution have occurred.

THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:

Section 1:

That the above recitations are true and constitute the Findings of the Planning Commission.

Section 2:

That the Planning Commission does adopt the Statement of Overriding Considerations attached as Exhibit 4, attached hereto and incorporated herewith by this reference.

Section 3:

The Planning Commission hereby adopts the Mitigation Monitoring and Reporting Program for the "Project" attached to this Resolution as Exhibit 2. Implementation of the mitigation measures contained in the Mitigation Monitoring and Reporting Program is hereby made a condition of approval of the Project. In the event of any inconsistencies between the mitigation measures set forth herein and the Mitigation Monitoring and Reporting Program, the Mitigation Monitoring and Reporting Program shall control.

Section 4:

The Planning Commission finds that it has been presented with the EIR, which it has reviewed and considered, and further finds that the EIR is an accurate and objective statement that has been completed in full compliance with CEQA, the State CEQA Guidelines and that the EIR reflects the independent judgment and analysis of the Planning Commission.

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The Planning Commission declares that no evidence of new significant impacts as defined by the State CEQA Guidelines section 15088.5 have been received by the Planning Commission after circulation of the Draft EIR which would require recirculation.

Therefore, the Planning Commission hereby certifies the EIR based on the entirety of the record of proceedings.

Section 5:

Pursuant to Palm Springs Zoning Code Chapter 94.04.01 (Development Permit) the Planning Commission finds as follows:

1. The proposed project is consistent with the General Plan and any applicable specific plan;
The development proposes the construction of a 739,360-square foot warehouse building located in an area designated as Industrial (IND) per the General Plan (GP) with a corresponding zoning classification of M-2 (Industrial). This land use designation typically includes research and development parks, light manufacturing, laboratories, warehouses, and industrial services. The project as proposed is a by-right use in the M- 2 zone and is consistent with the GP designation.

The following goals and policies established in the Land Use Element of the General Plan are relevant to the proposed project:

Goal LU3: Attract and retain high-quality industrial and business park development.

Policy LU3.1: Encourage well-planned research and development areas and business parks that contain coordinated design guidelines and enhanced amenities.

Policy LU3.2: Promote opportunities for expansion and revitalization of industrial uses within the City.

The implementation of the project will advance the specific goals within the Circulation Element of the General Plan to "Establish and maintain an efficient, interconnected circulation system that accommodates vehicular travel, walking, bicycling, public transit and other forms of transportation" with the following applicable policies:

Policy CR1 .3 Continue coordination/cooperation with adjacent jurisdictions regarding future roadway sections, standards, and improvements.

Policy CR1 .9 Maintain a truck route system that serves business districts, industrial areas, and the Airport.

Policy CR1 .11 Encourage large employers (employers with 100 or more persons) to adopt incentive programs that include ridesharing, fleet vehicles and Item 2A - Page 25
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Policy CR 1.13 Require the owner or applicant of new development projects to fund the cost to mitigate traffic impacts generated by the new development project to LOS Dor better.

Policy CR1 .14 Pursue an aggressive regional posture advocating new and improved transportation solutions, including continued participation in the Transportation Uniform Mitigation Fee.

Policy CR 1.16 Require developers, prior to approval of development plans, to provide increased right-of-way through land dedications to accommodate additional demand for dual left-turn and exclusive right-tum lanes, interchange improvements, bus stops and lanes, bicycle facilities or other improvements required to maintain a minimum

2. The proposed uses are in conformance to the uses permitted in the zone district where the site is located, and are not detrimental to adjacent properties or residents.

The area around the site consists of other industrial buildings containing a variety of uses that are consistent with the proposed project. Street improvements will include construction of 19th Avenue and improvements to North Indian Canyon Drive will allow access to the site and surrounding properties. Per the determination in the DEIR the implementation of Mitigation Measures will reduce potential impacts to the surrounding circulation system and will not be detrimental to surrounding properties and the finding has been met.

3. The proposed project is in conformance to the property development standards for the zone district where the site is located.

The Palm Springs Zoning Code (PSZC) establishes setback requirements for M-2 zones in the City and requires a minimum setback of 25 feet from a building to the property line. The setback from Indian Canyon Drive to the project's building varies from approximately 152 feet to approximately 156 feet (building to property line). The southern project boundary is located adjacent to 19th Avenue. The building setback from 19th Avenue varies from 266 feet to 312 feet (building to property line). The building setbacks from the northern property line and western property line are 196 and 258 feet, and 62 feet and 67 feet, respectively. The proposed application conforms to current development standards as to overall area, density, building height, and required landscaping and the finding has been met.

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4. The proposed height and massing of the project is consistent with applicable standards and compatible with adjacent development.

The proposed building will be fifty (50) feet in height, and setback 152 to 156 feet from property line along North Indian Canon Drive. This setback will reduce the scale of the building by placing it further away from the right-of-way, therefore reducing the building mass viewed by the motorists on the adjacent streets. The PSZC Section 92.17.1.00 through 92.17 .1.05 establishes the standards and guidelines for properties within the City's Manufacturing (M-2) zoning designation. Per Section 92.17.1.03, Property Development Standards, building heights within M-2 zones shall not be greater than 30 feet. However, Section 92.17.1.03(c)(2)(b) allows for a maximum height of sixty (60) feet provided that: (1) the building is located on a parcel of not less than one acre in size; and (2) the building or any portion thereof is set back one foot from any property line for every one foot of vertical height. Further, Section 92.17 .1.03(c)(2)(d) limits buildings with a maximum height above forty (40) feet to areas bounded by 18th Avenue on the north, Indian Canyon Drive on the east, and 19th Avenue to the south. This applies to the project area because the site lies within the boundary of the area bounded by Indian Canyon Drive to the east and 19th Avenue to the south. The industrial area adjacent to the subject site has existing buildings of thirty (30) feet thus, the project's building height of 50 feet complies with the development standards in the PSZC.

5. The proposed setbacks and placement of the building are consistent with applicable standards and consistent with setbacks of adjacent buildings.

The proposed project has setbacks greater than the required M-2 zone development standards. The placement of the building in the center of the site with parking on the east, south, and north side is consistent with other industrial buildings in the immediate area. Adjacent industrial sites utilize parking and storage yards commonly present to serve warehouse buildings. The internal circulation with automobile parking on the east portion of the site and truck/trailer maneuvering with parking on the remainder of the stie will allow for the separation of loading and unloading and pedestrian access to the building and the finding has been met.

Circulation for the proposed project includes the development of gated access points, internal drive aisles, and paved parking spaces. Access to the project will be provided at three points along Indian Canyon Drive and one point on 19th Avenue. The project will construct 19th Avenue from the project's western boundary to Indian Canyon Drive at its ultimate half-section width as a Secondary Thoroughfare, with a minimum pavement width of 64 feet; and construct Indian Canyon Drive from the northern project boundary to 19th Avenue at its ultimate half-section width as a Major Thoroughfare, with a Item 2A - Page 27
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minimum pavement width of 76 feet. The facility includes access on both Indian Canyon Drive and 19th Avenue, with truck traffic/access limited to 19th Avenue. The project proposes two right-in/right-out access driveways and one full access driveway along Indian Canyon Drive. The access points along Indian Canyon Drive enter the project parking lot. The proposed full-access driveway along 19th Avenue will be located at the southwest corner of the project and utilized by truck traffic only. All roads will be constructed per the General Plan Circulation Plan and the finding has been met. 7_ On-site circulation conforms to minimum standards, and accommodations are made for safe on-site pedestrian circulation.

The internal circulation system will consist of a series of drives around the project building. The east side of the project building is designated for auto parking for employees, while the paved drive aisles along the building's north, west, and south sides are designated for truck access only. The proposed internal rights of way vary from 24-foot-wide drives to 71-foot-wide drives. The location of the automobile parking on the east side allows for a separation from trucks allowing direct pedestrian access into the office sections of the building and the finding has been met.

8. Landscape areas and open space are in conformance to applicable standards, and the design of stonnwater management features are appropriately integrated with other elements of the site design.

The project landscape will include drought-tolerant trees (24-inch boxes), 12-foot palms, and ground covers (15-gallon) typically found in the region, such as willow acacia, desert museum palo verde, thornless honey mesquite, and date palm. Shrubs and accent plantings proposed for the project include outback sunrise emu bush, new gold lantana, Lindheimer's muhly, firecracker plant, various agave, cactus, yucca, and aloe.

Fractured rock, and decomposed granite will provide ground cover. Exterior irrigation will use drip or micro-spray applicators. One retention basin is proposed along the southern project boundary. The landscaped areas and the retention basin proposed for the site will occupy approximately 4.15 acres of the property. The parking spaces immediately north of the retention basin will be separated by masonry block wall and fencing. The Architectural Review Committee (ARC) will review the final landscape plan.

9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to serve the proposed project.

The system planned to serve the project will be designed to provide a coordinated infrastructure and public services to adequately serve the project area at full buildout.

Mission Springs Water District (MSWD) will provide water service for the project property. Existing MSWD water infrastructure is located adjacent to the project, along the surrounding roadways. Project water lines will connect to an existing 12-inch water line in 19th Avenue adjacent to the project. A proposed 12-inch water line will extend from the existing water line within the existing right-of-way to a private water line within the project boundaries. A private 12-inch fire line is proposed within the project Item 2A - Page 28
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boundaries. The fire line will connect to the water mains along both 19th Avenue and Indian Canyon Drive. The existing 12-inch and 16-inch water lines along 19th Avenue will connect via a 12-inch water service line near the southeast and southwest corners of the project. The existing 12-inch water line along Indian Canyon Drive will connect to the project's fire line via a 12-inch water service line at the northeast corner of the project. The proposed fire lines will be along the internal paved drive aisles. A fire hydrant is proposed at each corner of the project (four fire hydrants in total). Sanitary sewer service for the project area is provided by MSWD. Sewer connections to the site will occur on 19th Avenue from an existing sewer line approximately 650 feet east of the project in 19th Avenue. The project will extend the sewer line to connect to the project.

Private internal sewer lines will be 8 inches and occur along the eastern side of the project. Based upon these existing and planned infrastructure improvements the project will meet the finding.

11. The proposed project has no unacceptable adverse effects on public welfare, health or safety.

THE PLANNING COMMISSION RESOLVES:

That the findings and determinations reflected above are true and correct and are incorporated by this reference herein as the cause and foundation for the action taken Item 2A - Page 29
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by and through this Resolution. Based upon the foregoing, the Planning Commission hereby certifies the Environmental Impact Report (EIR), Statement of Overriding Considerations (SOC), Mitigation Monitoring Program, and approves Major Development Permit to construct a 739,360-square foot warehouse building subject to the conditions set forth in the attached Exhibit A.

ADOPTED this 4th day of December, 2024.

MOTION:

AYES:

NOES:

ABSENT:

ATTEST:

WEREMIUK, SECONDED BY MILLER

WEREMIUK, MILLER, MORRILL, MURPHY
NONE

ROTMAN, BAKER

CITY OF PALM SPRINGS, CALIFORNIA
Christopher Hadwin
Director of Planning Services
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RESOLUTION NO. 6970

EXHIBIT A
PALM SPRINGS FULFILLMENT CENTER (CASE 3.4361 MAJ)

MAJOR DEVELOPMENT PERMIT
DECEMBER 4, 2024

CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Director of Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition.

Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney.

ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case 3.4361 MAJ; except as modified with the conditions below.

ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, dated February 27, 2023, including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division except as modified by the conditions below.

ADM 3. Conform to all Codes and Regulations. The project shall conform to the conditions contained herein, all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, and any other City County, State and Federal Codes, ordinances, resolutions and laws that may apply.

ADM 4. Minor Deviations. The Director of Planning or designee may approve minor deviations to the project description and approved plans in accordance with the provisions of the Palm Springs Zoning Code.

ADM 5. The owner/applicant shall defend, indemnify, and hold harmless the City of Palm Springs, its elected officials, agents, officers, and employees ("lndemnitees") from any claim, action, or proceeding against the City of Palm Springs or any lndemnitee(s), arising, in any way, out of the approval of this application or the activities authorized by this Major Development Permit, including any award of attorney's fees and/or costs. The City will promptly notify the applicant of any such claim, action, or proceeding and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney.

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If the City fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the lndemnitees. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein.

ADM 6. Maintenance and Repair. The property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation all structures, sidewalks, bikeways, parking areas, landscape, irrigation, lighting, walls, and fences that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense.

This condition shall be included in the recorded covenant agreement for the property if required by the City.

ADM "_7. Time Limit on Approval. Approval of the Major Architectural Application (MAJ) shall be valid for a period of two (2) years from the effective date of the approval. Extensions of time may be granted by the Planning Commission upon demonstration of good cause.

ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of Palm Springs may be appealed in accordance with Municipal Code Chapter

2.05.00. Permits will not be issued until the appeal period has concluded.

ADM 9. Park Development Fees. The developer shall dedicate land or pay a fee in lieu of a dedication, at the option of the City. The in-lieu fee shall be computed pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to be dedicated by the fair market value of the land being developed plus the cost to acquire and improve the property plus the fair share contribution, less any credit given by the City, as may be reasonably determined by the City based upon the formula contained in Ordinance No. 1632. In accordance with the Ordinance, the following areas or features shall not be eligible for private park credit: golf courses, yards, court areas, setbacks, development edges, slopes in hillside areas (unless the area includes a public trail) landscaped development entries, meandering streams, land held as open space for wildlife habitat, flood retention facilities and circulation improvements such as bicycle, hiking and equestrian trails (unless such systems are directly linked to the City's community-wide system and shown on the City's master plan).

ADM 10. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation Item 2A - Page 32
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table in the Uniform Building Code, the fee being 1 /2% for commercial projects or 1/4% for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing.

ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP) Local Development Mitigation Fee (LDMF) required. All projects within the City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians reservation are subject to payment of the CVMSHCP LDMF prior to the issuance of certificate of occupancy.

ENV 2. California Fish & Game Filing Fee. The project is required to pay a fish and game impact fee as defined in Section 711.4 of the California Fish and Game Code. The applicant is responsible for payment to the City of the CFG impact fee. Coordinate this payment with the project planner. The project may be eligible for exemption or refund of this fee by the California Department of Fish & Game. Applicants may apply for a refund by the CFG at www.dfg.ca.gov for more information.

ENV 3. Mitigation Monitoring. The mitigation measures of the EIR shall apply. The applicant shall submit a signed agreement that the mitigation measures outlined as part of the EIR will be included in the plans prior to Planning Commission consideration. A third-party consultant shall be hired by the City at the expanse of the applicant to conduct Mitigation Monitoring Program.

Mitigation measures are defined in the CEQA Evaluation and summarized here as follows:

Biological:
810-1: Per the 2012 California Department of Fish and Wildlife (CDFW) Staff Report on Burrowing Owl Mitigation, a burrowing owl clearance survey shall be performed by a qualified biologist 14 to 30 days prior to any site disturbance (grubbing, grading, and construction). The pre-construction survey is required to use accepted protocol (CDFW Staff Report). A final clearance survey must be conducted 24 hours prior to ground disturbance. If owls are found to be present during the breeding season (February 15 through September 15), a qualified biologist will prepare a plan and submit it to CDFW for review and approval prior to establishing a buffer area (a no disturbance zone) around the active burrow. When it is determined that all young owls have permanently left the burrow (fledged), the buffer area may be abandoned, and the adult owls captured and relocated, if approved under the plan. If the presence of any burrowing owl is confirmed in preconstruction surveys, regardless of season, a Item 2A - Page 33
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qualified biologist shall prepare a plan for avoidance or relocation and submit it to the City for review and approval. No construction activity shall be permitted until the measures contained in the approved plan have been completed.

BIO-2: For any grading or other site disturbance or tree or vegetation removal occurring during the nesting season between February 1st and August 31st, a qualified biologist shall conduct at least one nesting bird survey, and more if deemed necessary by the consulting biologist, 24 hours prior to initiation of project-related ground disturbing activities. If nesting birds are present, no work shall be permitted near the nest until the young birds have fledged. While there is no established protocol for nest avoidance, when consulted, the CDFW generally recommends avoidance buffers of about 500 feet for birds-of-prey, and 100 - 300 feet for songbirds.

BIO-3: The project applicant will pay the Local Development Mitigation Fee (LDMF). The payment of this fee will mitigate impact to species on the project site that are covered under the CVMSHCP to a less than significant level.

Cultural:

CUL-1: Prior to ground disturbance (including clearing, grubbing, etc.) the applicant/developer wilt retain a qualified archaeological monitor and an Agua Caliente Band of Cahuilla Indian (ACBCI) Tribal monitor to be present during all ground disturbing activities. If cultural materials are discovered during grading or excavation, the construction contractor shall cease alt earthmoving activity within and around the immediate discovery area until a qualified archaeologist can assess the nature and significance of the find. An archaeological monitoring plan will be developed and implemented to ensure that any unanticipated discoveries made during project-related ground-disturbing activities are properly treated. The archaeologist, in consultation with ACBCI, shall be consulted to reduce or terminate monitoring when it is indicated by field conditions and as appropriate.

Geology and Soils:

GEO-1 The project shall comply with all the grading and excavation codes of the County of Riverside and shall be in compliance with all applicable provisions of the 2022 California Building Code (2022 CBC). The project shall also be in accordance with the project-specific Geotechnical Investigation for the submittal of grading and building plans.

GEO-2 Clearing operations shall include the removal of any trash, debris, vegetation, and similar deleterious materials including the root baits of any trees. Voids created by the removal shalt be backfilled as welt as the removal and replacement of surficial artificial and compressible soil materials with engineered fill. Any buried deleterious materials encountered within the site due to past site usage may need to be removed by hand (e.g., root pickers) during grading operations.

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GE0-3 Any existing undocumented fill and near surface native soils are considered unsuitable for support of proposed structures and shall be removed to underlying competent alluvial materials as approved by the project geotechnical consultant.

The estimated depth of removal is recommended to be approximately 6 feet below the existing ground surface in proposed building areas. Consideration shall be given to locally deepening the excavation at the location of tree roots or proposed subterranean features (if any) in order to provide a uniform depth of compacted fill in all areas. Soil removals could be locally deeper depending upon the actual exposed conditions encountered during grading. At a minimum, the over excavation shall extend a distance beyond the perimeter of the structure equal to the depth of the over-excavation. The actual depths and horizontal limits of removals and over-excavations shall be evaluated upon availability of the site grading plan and during grading on the basis of observations and testing performed by the project geotechnical consultant. Excavated soils, if free of deleterious materials, are considered acceptable for use as compacted fill.

GE0-4 Prior to placing engineered fill, the exposed bottom surfaces in the removal areas shall be approved by a representative of project geotechnical consultant. The exposed bottom(s) shall be scarified to a minimum depth of 12 inches, moisture conditioned or air-dried to achieve approximately two percent above optimum moisture content and then compacted with a heavy construction equipment prior to placement of fill. Minimum compaction of the upper 12 inches of the removal bottom shall meet or exceed 90 percent relative compaction. The laboratory maximum dry density, the standard for determining relative compaction, and optimum moisture content for each change in soil type shall be determined in accordance with Test Method ASTM D 1557.

GE0-5 If remedial grading is necessary immediately adjacent to the property boundaries, a geotechnical consultant must prepare a plan addressing issues including:
temporary backcut slopes shall generally be restricted to a slope ratio of 1 :1 (h:v) or flatter to protect adjacent offsite improvements (including pavement, sidewalks, walls, buried utilities, etc.). Depending on the actual horizontal extent of necessary remedial grading, a wedge of unsuitable soil may remain in place along the site perimeter that will extend into the site. Any new perimeter site improvements that are anticipated to be within this zone may need to be designed and constructed with deepened and/or strengthened foundation systems designed to withstand relative movement that is likely to result from settlement of these likely compressible surficial soils. Alternately, the remedial grading adjacent to the site boundaries may be accomplished by the slot-cutting method. More specific recommendations may be appropriate once the rough grading plan is available for review.

GE0-6 All fill materials shall be placed in approximately 6- to 8-inch-thick loose lifts, watered or air-dried as necessary to achieve a minimum moisture content at least 2 percent above the optimum moisture condition, and then compacted in-place to a minimum relative compaction of 90 percent. The laboratory maximum dry density Item 2A - Page 35
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and optimum moisture content for each change in soil type shall be determined in accordance with ASTM D 1557.

GEO-7 Prior to the start of earthwork, a meeting shall be held at the site with the owner's representative, contractor, and geotechnical consultant to discuss the work schedule and geotechnical aspects of the grading. Earthwork, which in this instance will generally entail removal and re-compaction of the near surface soils, shall be accomplished under full-time observation and testing by the geotechnical consultant. A representative of the project geotechnical consultant shall be present onsite during all earthwork operations to document placement and compaction of fills, as well as to document compliance with the other recommendations presented herein. Additionally, the project geotechnical consultant shall provide observation and testing services based on scheduling determined during the pre-earthwork meeting during final clearing and grubbing operations to document compliance with the above recommendations. In addition, shall unusual or adverse soil conditions or buried structures be encountered during grading that are not described herein, these conditions shall be brought to the immediate attention of the project geotechnical consultant for corrective recommendations.

GEO-8 Footings:
a) Exterior continuous footings supporting one- and two-story light-weight construction shall be founded at a minimum depth of 15 inches below the lowest adjacent final grade. For concrete tilt up structures, continuous footings shall be founded at a minimum depth of 24 inches. Interior continuous footings may be founded at a minimum depth of 12 inches below the top of the adjacent finish floor slabs.
b) In accordance with Table 1809.7 of 2022 CBC, all continuous footings shall have minimum widths of 12 inches for one- and two-story construction. Petra recommends all continuous footings shall be reinforced with a minimum of two No. 4 bars, one top and one bottom.
c) A minimum 12-inch-wide grade beam founded at the same depth as adjacent footings shall be provided across openings such as large doors or bay windows. The grade beam shall be reinforced in a similar manner as provided above.
d) Interior isolated pad footings, if required, shall be a minimum of 24 inches square and founded at a minimum depth of 12 inches below the bottoms of the adjacent floor slabs. Pad footings shall be reinforced with No. 4 bars spaced a maximum of 18 inches on centers, both ways, placed near the bottoms of the footings.
e) Exterior isolated pad footings intended for support of roof overhangs such as patio covers and similar construction shall be a minimum of 24 inches square, and founded at a minimum depth of 18 inches below the lowest Item 2A - Page 36
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adjacent final grade. The pad footings shall be reinforced with No. 4 bars spaced a maximum of 18 inches on centers, both ways, placed near the bottoms of the footings. Exterior isolated pad footings may need to be connected to adjacent pad and/or continuous footings via tie beams at the discretion of the project structural engineer.
f) The minimum footing dimensions and reinforcement recommended herein may be modified (increased or decreased subject to the constraints of Chapter 18 of the 2022 CBC) by the structural engineer responsible for foundation design based on calculations, engineering experience, and judgment.

GEO-9 Building Floor Slabs:
a) For office areas, and areas with light floor loading, concrete floor slabs shall be a minimum 4 inches thick and reinforced with a minimum No. 3 bars spaced a maximum of 18 inches on centers, both ways. For warehouse floors the slabs shall be a minimum of 5 inches thick and reinforced with a minimum No. 4 bars spaced a maximum of 18 inches on centers, both ways.

All slab reinforcement shall be supported on concrete chairs or brick to ensure the desired placement near mid-depth.
b) Slab dimension, reinforcement type, size and spacing need to account for internal concrete forces (e.g., thermal, shrinkage and expansion) as well as external forces (e.g., applied loads), as deemed necessary. c) Moisture sensitive concrete floor slabs and areas to receive moisture sensitive floor covering shall be underlain with a moisture vapor retarder consisting of a minimum 10-mil-thick polyethylene or polyolefin membrane that meets the minimum requirements of ASTM E96 and ASTM E1745 for vapor retarders (such as Husky Yellow Guard®, Stego® Wrap, or equivalent). All laps within the membrane shall be sealed, and at least 2 inches of clean sand shall be placed over the membrane to promote uniform curing of the concrete. To reduce the potential for punctures, the membrane shall be placed on a pad surface that has been graded smooth without any sharp protrusions. If a smooth surface cannot be achieved by grading, consideration shall be given to lowering the pad finished grade an additional inch and then placing a 1-inch-thick leveling course of sand across the pad surface prior to the placement of the membrane.
d) Prior to placing concrete, the subgrade soils below building and auxiliary area floor slabs shall be moisture conditioned to achieve a moisture content that is at least 1.2 times the optimum moisture content. This moisture shall penetrate to a depth of approximately 12 inches into the subgrade.

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e) The modulus of subgrade reaction for design of load bearing elements depends on the size of the element and soil-structure interaction. As a first level of approximation, a modulus of subgrade reaction of 125 pounds per cubic inch may be assumed for floor slab design.
f) The minimum dimensions and reinforcement recommended herein for building floor slabs may be modified (increased or decreased) by the structural engineer responsible for foundation design based on calculations, engineering experience, and judgment.

GEO-10 Positive surface drainage systems consisting of a combination of sloped concrete flatwork/asphalt pavement, sheet flow gradients, swales, and surface area drains (where needed) shall be provided around the building and within any planter areas to collect and direct all surface waters to an appropriate drainage facility as determined by the project civil engineer. The ground surfaces of planter and landscape areas that are located within 10 feet of building foundations shall be sloped at a minimum gradient of 5 percent away from the foundations and towards the nearest area drains. The ground surface of planter and landscape areas that are located more than 10 feet away from building foundations may be sloped at a minimum gradient of 2 percent away from the foundations and towards the nearest area drains. Concrete flatwork surfaces that are located within 10 feet of building foundations shall be inclined at a minimum gradient of one percent away from the building foundations and towards the nearest area drains. Concrete flatwork surfaces that are located more than 10 feet away from building foundations may be sloped at a minimum gradient of 1 percent towards the nearest area drains. Surface waters shall not be allowed to collect or pond against building foundations and within the level areas of the site. All drainage devices shall be properly maintained throughout the lifetime of the development. Future changes to site improvements, or planting and watering practices, shall not be allowed to cause over-saturation of site soils adjacent to the structures.

Greenhouse Gas Emissions:

GHG-1: The project shall implement Screening Table Measures providing for a minimum 100 points per the County Screening Tables. The City shall verify incorporation of the identified Screening Table Measures within the project building plans and site designs prior to the issuance of building permit(s). The City shall verify implementation of the identified Screening Table Measures prior to the issuance of Certificate(s) of Occupancy.

Transportation:

TRA -1: VMT Reduction Program
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The applicant will implement a VMT Reduction Program during operations which includes the following measures:
• Implement a rideshare program and provide preferential parking for rideshares.
• Provide opportunities for telecommuting/alternative work hour programs. • Construct on-site bicycle racks, lockers, and shower rooms.

TRA-2: Traffic Control Plan: Prior to construction of any project related improvements, including offsite utilities and/ or issuance of a grading permit, the applicant shall prepare and submit to the City of Palm Springs for review and approval detailed construction traffic management plans, including street closure information, detour plans, haul routes, and staging plans as necessary for any off-site work that would encroach on public right-of-way. The construction traffic management plans shall include the following elements, as appropriate:
• Provisions for temporary traffic control during all construction activities adjacent to public right-of-way to improve traffic flow on public roadways (e.g., flag person);
• Construction-related vehicles shall not park on surrounding public streets; • Provision of safety precautions for pedestrians and bicyclists through such measures as alternate routing and protection barriers;
• Schedule construction-related deliveries to reduce travel during peak travel periods;
• Obtain the required permits for truck haul routes from the City of Desert Hot Springs prior to the issuance of any permit for the project; and • Obtain a Caltrans transportation permit for use of oversized transport vehicles on Caltrans facilities.
• Outline adequate measures to ensure emergency vehicle access during all aspects of the project's construction, including, but not limited to, the use of flagmen during partial closures to streets surrounding the project site to facilitate the traffic flow until construction is complete. • Include the implementation of security measures during construction in areas that are accessible to the general public to help reduce any increased demand on law enforcement services, including fencing construction areas, providing security lighting, and providing security personnel to patrol construction sites.

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PLANNING DEPARTMENT CONDITIONS
December 4, 2024
PLN 1 . Outdoor Lighting Conformance. Exterior lighting plans, including a photometric site plan showing the project's conformance with Section 93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted for approval by the Department of Planning prior to issuance of a building permit. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be included. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of hillsides is permitted.

PLN 2. Water Efficient Landscaping Conformance. The project is subject to the Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs Municipal Code and all other water efficient landscape ordinances. The applicant shall submit a landscape and irrigation plan to the Director of Planning for review and approval prior to the issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. Prior to submittal to the City, landscape plans shall also be certified by the local water agency that they are in conformance with the water agency's and the State's Water Efficient Landscape Ordinances.

PLN 3. Screen Roof-mounted Equipment. All roof-mounted mechanical equipment shall be screened per the requirements of Section 93.03.00 of the Zoning Ordinance.

PLN 4. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems.

PLN 5. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan.

PLN 6. No off-site Parking. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the project site unless a parking management plan has been approved by the Planning Department.

PLN 7. Pad Elevations. Final building pad elevations shall not vary more than 12 inches above or below the pad elevation established by the approved preliminary grading plan and / or tentative map. Any deviations from this provision shall require approval by the Architectural Review Committee and/or the Planning Commission.

PLN 8. Third-Party Agreement. The applicant shall implement the commitments enforceable under any agreements entered between third-parties including the Item 2A - Page 40
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Sierra Club Settlement Agreement and Release between PS Canyon Development, LLC and Sierra Club, as executed on October 4, 2024 ("Settlement Agreement and Release"), agreement with Community Workforce and Training, and Golden State Environmental Alliance.

PLN 9. Renewable Energy. Subject to compliance with the Settlement Agreement and Release, if rooftop solar is not expected to meet the facility's energy demands, the applicant shall endeavor to use 100% carbon free power via Desert Community Energy or SCE to satisfy the excess power requirements for the project and help reduce the impacts to Green House Gases (GHG). A determination on the feasibility and applicability of this requirement shall be made by the Director of Planning Services in consultation with the Office of Sustainability and in coordination with the applicant.

PLN 10. Zero Emissions Fleet. The Project shall implement a zero emissions fleet as soon as technology permits and is practical and in compliance with state law.

PLN 11. Employee Break Areas. The project shall provide indoor and shaded outdoor employee break areas and designate a location for food trucks to offer food service to the facilities employees.

PLN 12. Bicycle Storage. The project shall provide indoor bike storage for employees.

PLN 13. Union Labor. The Developer shall explore using union labor for construction as feasible and appropriate.

PLN 14. Architectural Review Committee (ARC). The ARC shall review landscape plan with special emphasis on shade tree types with the ability to survive the harsh wind and heat conditions at the site.

POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security Codes" of the Palm Springs Municipal Code.

BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on-site, all appropriate permits must be secured.

ENGINEERING DEPARTMENT CONDITIONS

STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. All improvements are subject to inspection and a 48-hour inspection notification is required.

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ENG2.

ENG3.

Submit street improvement plans prepared by a registered California civil engineer to the Engineering Services Department. The plan(s) shall be approved by the City Engineer prior to issuance of any encroachment or building permits.

Asphalt concrete paving for streets prior to completion of on-site construction activities, will require additional paving requirements prior to acceptance of the street improvements, including, but not limited to:
removal and replacement of damaged asphalt concrete pavement, overlay, slurry seal, or other repairs, as required by the City Engineer.

NORTH INDIAN CANYON DRIVE
ENG4.

ENG5.

ENG6.

ENG7.

ENGS.

ENG9.

Dedicate an additional 10 feet to provide the ultimate half street right-of-way width of 50 feet along the entire frontage, together with a property line - corner cut-back at the northwest corner of the intersection of North Indian Canyon Drive and 19th Avenue, in accordance with City of Palm Springs Standard Drawing No. 105. A current title report; or a copy of a current tax blll and a copy of a vesting grant deed shall be provided to verify current property ownership. A right-of-way plan check fee shall be paid by the applicant in effect at the time that the dedication is submitted.

Construct an 8 inch curb and gutter, 38 feet west of centerline along the entire frontage, with a 35 feet radius (min) curb return, spandrel and 8 feet wide cross gutter (cross gutter to extend across the entire intersection and connect to existing spandrel on the south side of the intersection) at the northwest corner of the intersection of North Indian Canyon Drive and 19th Avenue in accordance with City of Palm Springs Standard Drawing No. 200 and 206.

Construct three proposed driveway approaches (2 - 40' wide approaches and 1 - 26' wide approach) in accordance with City of Palm Springs Standard Drawing No. 205.

Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210.

Construct a Type A curb ramp meeting current California State Accessibility standards at the northwest corner of the intersection of North Indian Canyon Drive and 19th Avenue and in accordance with City of Palm Springs Standard Drawing No. 212.

Construct a 12-feet wide raised, landscaped median island as specified by the City Engineer from 19th Avenue to north property line and existing signalized intersection. Provide left turn pockets as required and allowed by the City Engineer. The median nose width shall be constructed 4 feet wide Item 2A - Page 42
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ENG 10.

ENG 11.

ENG 12.

ENG 13.

ENG 14.
and shall have stamped concrete. The left turn pockets shall be designed in accordance with Section 405 of the current edition of the Caltrans Highway Design Manual, as approved by the City Engineer.

Submit landscaping, lighting and irrigation system improvement plans for review and approval by the City Engineer. The irrigation system and lighting shall be separately metered from the parkway landscaping. Maintenance of the median island under an agreement between the City (city to provide agreement) and Applicant (HOA, entity and their successors or assignees) for perpetual maintenance by the applicant. The plans shall be approved in conjunction with the street improvement plans for the median and prior to issuance of encroachment or building permits, unless otherwise allowed by the City Engineer.

All median landscaping shall be guaranteed for a period of one year from the date of acceptance by the City Engineer. Any landscaping that fails or is destroyed during the one year landscape maintenance period shall be replaced with similar plant material to the satisfaction of the City Engineer, and shall be subject to a subsequent one year landscape maintenance period.

Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement/centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110. (Additional pavement removal and replacement may be required upon review of existing pavement cross-sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane.) If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California-registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval.

Remove and replace existing asphalt concrete pavement where required, in accordance with applicable City standards.

All broken or off-grade street improvements along the project frontage shall be repaired or replaced.
19th AVENUE
ENG 15. Dedicate 44 feet to provide the ultimate half street right-of-way width along the entire frontage, together with a dedication of right-of-way of an additional 14' feet to accommodate the proposed turn pocket along the frontage. A current title report; or a copy of a current tax bill and a copy of a vesting Item 2A - Page 43
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Conditions of Approval, Planning Commission Resolution No. 6970 Case 3.4631 MAJ - Palm Springs Fulfillment Center
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ON-SITE
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grant deed shall be provided to verify current property ownership. A right of-way plan check fee shall be paid by the applicant in effect at the time that the dedication is submitted.

Construct a 6-inch curb and gutter, 32 feet north of centerline along the standard portion of the frontage and 46 feet to curb face along the turn pocket frontage of the project in accordance with City of Palm Springs Standard Drawing No. 200 and 206.

Construct a 90 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205.

Construct a 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210.

Construct pavement with a minimum pavement section of 4 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter pavement to clean sawcut edge of pavement/centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110.

Remove and replace existing asphalt concrete pavement where required, in accordance with applicable City standards.

All broken or off-grade street improvements along the project frontage shall be repaired or replaced.

The minimum pavement section for all on-site pavement (drive aisles, parking spaces, etc.) shall be 4 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California-registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval.

The gated entry is subject to review and approval by the City Engineer and Fire Marshall. The applicant shall provide an exhibit showing truck turning movements around the entry, demonstrating the ability of standard size vehicles to maneuver through the entry (without reversing) if unable to enter the project. A minimum of 50 feet shall be provided between the back of sidewalk on the adjacent street and the gated entry directory/control panel, with an approved maneuvering area provided between the directory/control panel and the entry gates. The ingress and egress lanes shall be a Item 2A - Page 44
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minimum of 20 feet wide, unless otherwise approved by the Fire Marshall. A Knox key operated switch shall be installed at every automatic gate. Secured automated vehicle gates or entries shall utilize a combination of a Tomar Strobeswitch™, or approved equal, and an approved Knox key electric switch when required by the fire code official. Secured non automated vehicle gates or entries shall utilize an approved padlock or chain (maximum link or lock shackle size of¼ inch) when required by the fire code official. In the event of a power failure, the gates shall be defaulted or automatically transferred to a fail safe mode allowing the gate to be pushed open without the use of special knowledge or any equipment. If a two-gate system is used, the override switch must open both gates.

On-site drive aisles or parking lot shall be constructed with curbs, gutters, and cross-gutters , as necessary to accept and convey street surface drainage of the on-site streets to the on-site drainage system , in accordance with applicable City standards .

SANITARY SEWER
ENG 25.

ENG 26.

Construct a private sanitary sewer system in accordance with City of Palm Springs Ordinance No. 1084. The record property owner shall enter into a covenant agreeing to extend the private sewer lines the necessary distance to connect to the public sewer system within one year of official notice that an operating public sewer has been completed within 500 feet of the lot.

The covenant shall be executed and notarized by the property owner and submitted to the City Engineer prior to issuance of a grading permit. A current title report or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership . A covenant preparation fee in effect at the time that the covenant is submitted shall be paid by the applicant.

The City recommends that the applicant contact the Riverside County Health Department for requirements related to the construction of private septic systems . Private septic systems may require additional environmental requirements from Riverside County Health Department and/or the Regional Water Quality Control Board. A "Plan Check Clearance" for septic tank systems will be performed by Riverside County Health Department and/or Regional Water Quality Control Board, following permits for construction of the septic system will be issued by the City of Palm Springs.

ENG 27. Pay the Indian Canyon Commercial sewer line extension area fee of $19,469 per EDU in accordance with Resolution No. 24899. Fees shall be paid prior to issuance of a building permit.

GRADING
Item 2A - Page 45
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Submit a Precise Grading Plan prepared by a California registered Civil engineer to the Engineering Services Department for review and approval.

The Precise Grading Plan shall be approved by the City Engineer prior to issuance of grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Services Department for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Services Department with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at http://www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Services Department prior to approval of the Grading plan. b. The first submittal of the Grading Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Site Plan; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report; a copy of the project-specific Final Water Quality Management Plan.

Prior to approval of a Grading Plan (or issuance of a Grading Permit), the applicant shall obtain written approval to proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist ( a copy of the written approval must be provided to the City) . The applicant shall contact the Tribal Historic Preservation Officer or the Tribal Archaeologist at [email protected] to determine their requirements, if any, associated with grading or other construction. The applicant is advised to contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during grading or other construction, and to arrange payment of any required fees associated with Tribal monitoring.

Item 2A - Page 46
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In accordance with an approved PM-10 Dust Control Plan, temporary dust control perimeter fencing shall be installed. Fencing shall have screening that is tan in color; green screening will not be allowed. Temporary dust control perimeter fencing shall be installed after issuance of Grading Permit, and immediately prior to commencement of grading operations.

Temporary dust control perimeter fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the perimeter fence screening shall not be allowed. Perimeter fencing shall be adequately anchored into the ground to resist wind loading.

Within 10 days of ceasing all construction activity and when construction activities are not scheduled to occur for at least 30 days, the disturbed areas on-site shall be permanently stabilized, in accordance with Palm Springs Municipal Code Section 8.50.022. Following stabilization of all disturbed areas, perimeter fencing shall be removed, as required by the City Engineer.

A Notice of Intent (NOi) to comply with the California General Construction Stormwater Permit (Water Quality Order 2022-0057-DWQ as adopted September 8, 2022) is required for the proposed development via the California Regional Water Quality Control Board online SMARTS system. A copy of the executed letter issuing a Waste Discharge Identification (WDID) number shall be provided to the City Engineer prior to issuance of a grading or building permit.

This project requires preparation and implementation of a stormwater pollution prevention plan (SWPPP). As of September 4, 2012, all SWPPPs shall include a post-construction management plan (including Best Management Practices) in accordance with the current Construction General Permit. Where applicable, the approved final project-specific Water Quality Management Plan shall be incorporated by reference or attached to the SWPPP as the Post-Construction Management Plan. A copy of the up to-date SWPPP shall be kept at the project site and be available for review upon request.

In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre (if there is disturbance of 5,000 square feet or more) at the time of issuance of grading permit for mitigation measures for erosion/blowsand relating to this property and development.

A Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the Item 2A - Page 47
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Geotechnical/Soils Report shall be submitted to the Engineering Services Department with the first submittal of a grading plan.

The applicant shall provide all necessary geotechnical/soils inspections and testing in accordance with the Geotechnical/Soils Report prepared for the project. All backfill, compaction, and other earthwork shown on the approved grading plan shall be certified by a California registered geotechnical or civil engineer, certifying that all grading was performed in accordance with the Geotechnical/Soils Report prepared for the project. Documentation of all compaction and other soils testing are to be provided even though there may not be a grading plan for the project. Prior to issuance of Building Permits.

The applicant shall provide Grading Certification for all building (or structure) pads in conformance with the approved grading plan to the Engineering Services Department for review and approval prior to issuance of Building Permits.

In cooperation with the California Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (Revised - RIFA Form CA-1) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office is located at 6819 East Gage Avenue, Commerce, Ca 90040 (Phone: (760)782-3271,(562)505- 6415),[email protected]

WATER QUALITY MANAGEMENT PLAN
ENG 40.

ENG 41.

This project shall be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre treating contaminated stormwater and non-stormwater runoff, shall be required.

A Final Project-Specific Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Engineer prior to issuance of approval of any grading plan. The WQMP shall address the implementation of operational Best Management Practices (BMP's) necessary to accommodate nuisance water and storm water runoff from the site. Direct Item 2A - Page 48
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DRAINAGE
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release of nuisance water to the adjacent property (or public streets) is prohibited. Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan.

Prior to issuance of any grading or building permits, the property owner shall record a "Covenant and Agreement" with the County-Clerk Recorder or other instrument on a standardized form to inform future property owners of the requirement to implement and maintain the approved Final Project Specific Water Quality Management Plan (WQMP). Other alternative instruments for requiring implementation of the approved Final Project Specific WQMP include: requiring the implementation of the Final Project Specific WQMP in Home Owners Association or Property Owner Association Covenants, Conditions, and Restrictions (CC&Rs); formation of Landscape, Lighting and Maintenance Districts, Assessment Districts or Community Service Areas responsible for implementing the Final Project Specific WQMP; or equivalent. Alternative instruments must be approved by the City Engineer prior to issuance of any grading or building permits.

For industrial facilities subject to the General Permit for Stormwater Discharges Associated with Industrial Activity as defined by the Standard Industrial Classification (SIC) code, prior to issuance of certificate of occupancy (OR of "final" approval by City), the applicant shall demonstrate that General Permit coverage has been obtained by providing a copy of the Notice of Intent submitted to the SWRCB and a copy of the notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing.

All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer.

For all stormwater runoff falling on the site, on-site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property.

Provide a hydrology study to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development. The hydrology study shall be reviewed and approved prior to approval of any grading plan.

Final retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology study. No more than 40-50% of the street frontage parkway/setback areas should be designed as retention basins. On-site open space, in conjunction with dry wells and other subsurface solutions should be considered as alternatives to using landscaped parkways for on-site retention.

Item 2A - Page 49
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GENERAL
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ENG 50.

The project is subject to flood control and drainage implementation fees.

The acreage drainage fee at the present time is $7,746.89 per acre in accordance with Resolution No. 15189. Fees shall be paid prior to issuance of a building permit.

Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, Mission Springs Water District, etc.).

Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off-site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off-site streets, at the discretion of the City Engineer. The pavement condition of the existing off-site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development.

All proposed utility lines shall be installed underground.

All existing utilities shall be shown on the improvement plans if required for the project. The existing and proposed service laterals shall be shown from the main line to the property line.

Upon approval of any improvement plan (if required) by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD drawing filetype) and PDF (Adobe Acrobat document filetype) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval by the City Engineer.

The original improvement plans prepared for the proposed development and approved by the City Engineer (if required) shall be documented with record drawing "as-built" information and returned to the Engineering Services Department prior to issuance of a final certificate of occupancy.

Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction.

Item 2A - Page 50
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TRAFFIC
ENG 54.

Nothing shall be constructed or planted in the corner cut-off area of any intersection or driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D.

All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed in accordance with City of Palm Springs Standard Drawing No. 904.

This property is subject to the Coachella Valley Multiple Species Habitat Conservation Plan Local Development Mitigation Fee (CVMSHCP-LDMF).

The LDMF shall be paid prior to issuance of Building Permit.

A traffic study has been submitted by Urban Crossroads, Inc. and will need to be submitted to the City Engineer for review and approval prior to issuance of a grading permit. Any further mitigation measures that become required as part of the review and approval process are incorporated herein by reference and any subsequent plans and/or studies to be required will need to be approved by the City Engineer prior to issuance of grading permits as well. As determined so far by the traffic study, the following mitigation measures will be required:
• Along the Project frontage, sidewalks shall be provided adjacent to 19th Avenue and Indian Canyon Drive.
19th Avenue
• Construct 19th Avenue from the Project's western boundary to Indian Canyon Drive at its ultimate half-section width as a Secondary Thoroughfare (64 feet of pavement width) in compliance with the applicable City of Palm Springs standards.

Indian Canyon Drive
• Construct Indian Canyon Drive from the Project's northern boundary to 19th Avenue at its ultimate half-section width plus a lane as a Major Thoroughfare (76 feet of pavement width) in compliance with the applicable City of Palm Springs standards.

Indian Canyon Drive/19 th Avenue
• Install a traffic signal.
• Provide separate eastbound left turn lane.
• Modify westbound striping to provide a dedicated left turn lane.

Driveway 4 / 19th Avenue
Item 2A - Page 51
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• Install a cross-street stop control on the southbound approach. • Provide one southbound shared left-through-right lane. • Proposed site plan incorporates an extended westbound right turn storage area for the staging of entering trucks.

Indian Canyon Drive/ Driveway 1
• Restrict left turn movements to/from Indian Canyon Drive by providing double solid yellow line median striping from the Coachillin' Way intersection to 300' south of Driveway 1.
• Provide single eastbound right turn lane within driveway with cross street stop control.

Indian Canyon Drive/ Driveway 2
• Provide 150' northbound left turn lane within striped median of Indian Canyon Drive.
• Provide one eastbound shared left-right turn lane with cross-street stop control.

Indian Canyon Drive/ Driveway 3
• Restrict left turn movements to/from Indian Canyon Drive by providing double solid yellow line median striping from the 19th Avenue intersection to north of Driveway 3 as indicated on Exhibit 8-

1. • Provide single eastbound right turn lane within driveway with cross- street stop control.

If it is determined as part of the traffic study review & approval process that the applicant is to install/modify any traffic signals as part of this project, then the applicant shall submit traffic signal installation (or modification) plans prepared by a California-registered civil engineer or traffic engineer for review and approval by the City Engineer. The traffic signal shall be installed and operational prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer.

A minimum of 48 inches of clearance for accessibility shall be provided on public sidewalks. Minimum clearance on public sidewalks shall be provided by either an additional dedication of a sidewalk easement if necessary and widening of the sidewalk, or by the relocation of any obstructions within the public sidewalk along the frontage of the subject property.

All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and street lights, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy.

Item 2A - Page 52
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Submit traffic striping and signage plans for North Indian Canyon Drive and 19th Avenue, prepared by a California registered civil engineer, for review and approval by the City Engineer prior to issuance of any encroachment or building permits . All required traffic striping and signage improvements shall be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy.

Construction signing, lighting and barricading shall be provided during all phases of construction as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with Part 6 ''Temporary Traffic Control" of the California Manual on Uniform Traffic Control Devices (CAMUTCD), dated November 7, 2014, or subsequent editions in force at the time of construction.

This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit.

FIRE DEPARTMENT CONDITIONS
FID 1.

FID2.

FID 3.

FID4.

These Fire Department conditions may not provide all requirements.

Owner/developer is responsible for all applicable state and locally adopted fire codes. Detailed plans are still required for review. Conditions are subject to final plan check and review.

Fire Department Conditions were based on the 2022 California Fire Code as adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD Appendix "O" Development Requirements and latest adopted NFPA Standards. Three (3) complete sets of plans for fire sprinkler/alarms systems must be submitted prior to a building permit being released.

Conditions of Approval - "Conditions of Approval" received from the Palm Springs Planning Department must be submitted with each plan set. Failure to submit will result in a delay of plan approval.

Plans and Permits (CFC 105.1 ): Permits and scaled drawings are required for this project. Plan reviews can take up to 20 working days. Submit an electronic file or a minimum of three (3) sets of drawings for review. Upon approval, the Fire Prevention Bureau will retain one set.

Plans shall be submitted to:

City of Palm Springs
Building and Safety Department
Item 2A - Page 53
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FID6.

FID 7.

FID 8.
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM - 6:00 PM, Monday - Thursday
A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal. These fees are established by Resolution of the Palm Springs City Council.

Complete listings and manufacturer's technical data sheets for all system materials shall be included with plan submittals. All system materials shall be UL listed or FM approved for fire protection service and approved by the Fire Prevention Bureau prior to installation.

Plans shall include all necessary engineering features, including all hydraulic reference nodes, pipe lengths and pipe diameters as required by the appropriate codes and standards. Plans and supporting data, (calculations and manufacturers technical data sheets) including fire flow data, shall be submitted with each plan submittal. Complete and accurate legends for all symbols and abbreviations shall be provided on the plans.

Access During Construction (CFC 503): Access for firefighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete . Fire apparatus access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13'-6". Fire Department access roads shall have an all-weather driving surface and support a minimum weight of 73,000 lbs.

Fire Department Access Roads/Driveways: Shall be provided so that no portion of the exterior wall of the first floor of any building will be more than 150 feet from such roads.

Required access (CFC 504.1): Exterior doors and openings required by this code or the California Building Code shall be maintained readily accessible for emergency access by the fire department. An approved access walkway leading from fire apparatus access roads to exterior openings shall be provided when required by the fire code official.

Designated Fire Lanes: in private developments shall be not less than 24 feet wide (curb face to curb face) with no parking on either side and shall be identified as afire lanes with red curb, stating in white lettering "NO PARKING FIRE LANE", or by approved signage, or by both red curb with lettering and signage .

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FID 10.

FID 11.

FID 12.

FID 13.

Key Box Required to be Installed (CFC 506.1): Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be flush mount type and shall contain keys to gain necessary access as required by the fire code official.

Secured emergency access gates serving apartment, town home or condominium complex courtyards must provide a key box in addition to association or facility locks. The nominal height of Knox lock box installations shall be 5 feet above grade. Location and installation of Knox key boxes must be approved by the fire code official.

Key Box Contents (CFC 506.1): The Knox key box shall contain keys to all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms, mechanical rooms, elevator rooms, elevator controls, plus a card containing the emergency contact people and phone numbers for the building/complex.

NFPA 13 Fire Sprinkler Systems Required: An automatic fire sprinkler system is required. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13, 2016 Editions, as modified by local ordinance. Fire pumps maybe also be required due to the size of the building (spa, yoga studio, and gym).

Fire Alarm Systems Required: An automatic or manual fire alarm system is required. Only a C-10 licensed fire alarm contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 72, 2016 editions, as modified by local ordinance.

Private Fire Hydrants: Additional private hydrants may be required.

END OF CONDITIONS

ATTACHMENT #E

Item 2A - Page 55

EXCERPTS OF MINUTES

At the Planning Commission meeting of the City of Palm Springs , held on December 4, 2024, the Planning Commission took the following action:

3B. A REQUEST BY PS CANYON DEVELOPMENT, LLC, OWNER TO CERTIFY A

FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) INCLUDING THE

ADOPTION OF A STATEMENT OF OVERRIDING CONSIDERATIONS AND APPROVE A MAJOR DEVELOPMENT PERMIT FOR A 739,360 -SQUARE FOOT WARHOUSE ON A THIRTY -EIGHT (38) ACRE PARCEL LOCATED AT THE NORTHHWEST CORNER OF NORTH INDIAN CANYON DRIVE AND 19TH AVENUE. (CASE 3.4361 MAJ) (GM)

RECOMMENDATION: That the Planning Commission take the following actions:

1. Certify the Final Environmental Impact Report as complete.

2. Adopt the Statement of Overriding Considerations.

3. Adopt the Mitigation Monitoring and Reporting Program.

4. Approve a Major Development Permit application subject to attached conditions of approval.

Glenn Mlaker , Associate Planner, presented the Staff Report and answered questions of the commission.

Rick Minjares, City Engineering Associate, spoke and answered questions of the commission.

Nicole Criste, CEQA Consultant, Terra Nova Planning, spoke and answered questions of the commission.

Jim Priest, City Attorney, spoke and answered questions of the commission.

David Snider, Owner of Snider Development and Manager of PS Canyon Development, LLC, applicant, spoke and answered question of the commission.

ACTION:

Chair Weremiuk moved, seconded by Commissioner Miller , to approve Item # 3B with additional conditions to improve environmental protections and enhance the working environment.

1. Require that the developer adhere to the settlement agreements reached with third parties.

2. Trucks must comply with applicable state regulations regarding the electrification of fleets.

3. The inclusion of both inside and shaded outside break areas for workers, and Indoor bike racks.

Item 2A - Page 56
Planning Commission
Excerpts of Minutes
December 4, 2024

4. Ensure access to site by food trucks.

5. The applicant shall endeavor to use 100% carbon- free power via Desert Community Energy or SCE to satisfy the primary power requirements for the project. The applicant and staff will determine feasibility of implementation.

6. The applicant reviews plantings to ensure that the landscaping can survive the difficult conditions in that area.

MOTION:

AYES: WEREMIUK, MILLER, MORRILL, MURPHY
ABSENT: BAKER
EXCUSED: ROTMAN

_________________________
Glenn Mlaker, AICP
Associate Planner
Item 2A - Page 57

ATTACHMENT #F

Item 2A - Page 58

PLANNING COMMISSION STAFF REPORT

DATE: DECEMBER 4, 2024 PUBLIC HEARING

SUBJECT: A REQUEST BY PS CANYON DEVELOPMENT , LLC , OWNER TO

CERTIFY A FINAL ENVIRONMENTAL IMPACT REPORT (FEIR)

INCLUDING THE ADOPTI ON OF A STATEMENT OF OVERRIDING

CONSIDERATIONS AND APPROVE A MAJOR DEVELOPMENT PERMIT
FOR A 739,360-SQUARE FOOT WAREHOUSE ON A THIRTY-EIGHT (38)

ACRE PARCEL LOCATED AT THE NORTHWEST CORNER OF NORTH
INDIAN CANYON DRIVE AND 19
TH AVENUE. (CASE 3.4361 MAJ) (GM)

FROM: D EPARTMENT OF PLANNING SERVICES

SUMMARY:

This is a request for the Planning Commission to consider a Major Development Permit and associated Final Environmental Impact Report (FEIR) to construct a two-story industrial warehouse building totaling 739,360-square foot to include 12,000-square feet of office space as a by -right development in the M -2 ( Industrial) zone. The project proposes 420 parking spaces for autos, 11 ADA spaces, and 306 stalls for trucks and trailers and 110 loading docks located along the northern and southern sides of the warehouse building.

For purposes of the California Environmental Quality Act (CEQA), t he City Planning Commission has the principal approval authority over the proposed project a nd is therefore the lead agency . A Final Environmental Impact Report (FEIR) State Clearinghouse number ( 2023080091) has been prepare d and will be a part of the consideration of the project. The FEIR has determined that while a number of impacts can be mitigated, Greenhouse Gas (GHG) emissions and Transportation will cause significant impacts to the environment that cannot be mitigated to a less than significant levels. Therefore, under CEQA a Statement of Overriding Considerations ( SOC) is required. The Planning Commission is therefore being asked to adopt a SOC and Mitigation Monitoring and Reporting Program (MMP) as part of the environmental review process in conjunction with the Major Development Permit for this project.

The proposed project complies with the development standards implemented by the City Council in 2022 when they amended the Municipal Code to permit large warehouse and logistic centers in this area of the City. As such, no further Code amendments, conditional use permits or variances are required as part of this application.

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Case 3.4361 MDP – Palm Springs Fulfillment Center

RECOMMENDATION:

That the Planning Commission take the following actions:

1. C ertify that the Final Environmental Impact Report as complete.

2. A dopt the State ment of Overrid ing Considerations (for those environmental impacts that cannot be mitigated to below the level of significance).

3. Adopt the Mitigation Monitoring and Reporting Program.

4. A pprove a Major Development Permit application subject to attached conditions of approval.

BUSINESS PRINCIPAL DISCLOSURE:

The applicant has submitted a Business Disclosure form stating that the property is owned by PS Canyon Development , LLC, with David Snider, and Steve Disse as sole owners of the company.

PROJECT DESCRIPTION:

The project proposes the development of a two‐ story, 739,360‐ square‐foot fulfillment center. The project will also include the development of associated infrastructure such as paved drive aisles and parking areas, as well as associated landscape and stormwater retention areas. The proposed fulfillment center is compliant with the existing land use and zoning designations established by the City Council on January 27, 2022 per Ordinance #2506; therefore, the project does not propose changes to existing land use and zoning regulations, not does it require a conditional use permit of variance.

The build-out components include the following:
• One building for industrial warehousing operations proposed in one phase. o Proposed building is two‐stories and 739,360 square feet • 727,360 square feet for warehouse uses
• 12,000 square feet for office uses
• Approximately 4.15 acres of landscaped and stormwater retention areas • 736 parking stalls to be provided
• Four vehicular access points
o Primary gated truck access on 19 th Avenue (Driveway 4) at the southwest project corner with full access
o Three access points along Indian Canyon Drive
• Trash enclosures will be located at each corner of the project building. • Metal chain‐link fencing surrounding property during project construction. • Underground and landscaped stormwater retention basin proposed to provide storage for a 100‐year controlling storm event
• Domestic water will connect to existing 12‐inch water main on 19th Avenue • Onsite fire lines will connect to existing 12‐inch water main on Indian Canyon Drive (near the northeast property boundary) and 19 th Avenue Item 2A - Page 60
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(near the southwest and southeast property boundaries). • The project will connect to existing infrastructure provided by Southern California Edison (SCE) along Indian Canyon Drive
• Project operations:
o 700 employees; 1,574 (actual) vehicle trip‐ ends per day and 2,134 Passenger Car Equivalent (PCE) trip‐ends per day.
o Hours of operation will be 24/7

Major Development Permit
The purpose of a Major Development Permit is to ensure that the proposed development is consistent with the General Plan, Zoning Code, and other adopted plans, regulations, and policies of the City; that the location, height, massing, and placement of the proposed development is consistent with applicable standards; and that the necessary infrastructure is in place to serve the proposed development. A Major Development Permit is required for new industrial buildings. Major Development Permit submittals shall include a site plan; preliminary grading plan; floor plans; building el evations; roof plan; landscape plan; material and color selections; lighting plan; and other plans or exhibits required by the Director (Section 94.04.01(B) and 94.04.01(C)(1)(b) of the Palm Springs Zoning Code).

Project Construction
The proposed project construction will occur in one phase. The construction activities include site preparation, grading, building construction, paving, and architectural coating.

Construction is anticipated to begin in early 2025 and completed in 2026.

Along with the warehouse facility, construction will also include circulation and parking facilities, public utilities, and infrastructure, and be undertaken in accordance with the final conditions of approval for the project. Equipment utilized for the construction of the project will meet industry standards and typical construction practices, each piece of construction equipment will operate up to a total of eight hours per day.

In addition, to support the project development, there will be off‐site improvements associated with the project’s connection to existing sewer lines located approximately 650 feet east of the project, along 19
th Avenue. It is expected that the off‐site construction activities would only occur during permitted construction hours.

Site Circulation
Circulation for the proposed project includes the development of gated secure access points, internal drive aisles, and paved parking spaces. Access to the project will be provided at three points along Indian Canyon Drive and one point on 19 th Avenue. Both
public roadways are paved but have no curb and gutter improvements. They will be improved to the standards of the City of Palm Springs General Plan Circulation Element.

The project will construct 19 th Avenue from the project’s western boundary to Indian Canyon Drive at its ultimate half ‐section width as a Secondary Thoroughfare, with a minimum pavement width of 64 feet; and construct Indian Canyon Drive from the Item 2A - Page 61
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northern project boundary to 19th Avenue at its ultimate half‐section width as a Major Thoroughfare, with a minimum pavement width of 76 feet.

The facility includes access on both Indian Canyon Drive and 19th Avenue, with truck traffic/access limited to 19th Avenue. The project proposes two right ‐in/right‐out access driveways and one full access driveway along Indian Canyon Drive. The access points along Indian Canyon Drive enter the project parking lot. The proposed full-access driveway along 19
th Avenue will be located at the southwest corner of the project and utilized by truck traffic only.

Gated access will limit vehicular access to authorized individuals and personnel to ensure safety and security. The access points onsite will provide emergency access to the project. Emergency vehicles will have access to the gated areas via a Knox box.

The internal circulation system will consist of a series of drives around the project building. The east side of the project building is designated for auto parking for employees, while the paved drive aisles along the building’s north, west, and south sides are designated for truck access only. Pedestrian walkways will be located along the east side project frontage, adjacent to Indian Canyon Drive, as well as along building frontages.

Within the Transportation chapter of the EIR vehicle trip generation rates are analyzed for the Project, as well as a vehicle trip generation summary with daily and peak hour trip generation estimates. The Project is anticipated to generate a total of 1,574 vehicle trip‐ ends per day with 89 AM peak vehicle hour trips and 122 PM peak hour vehicle trips. The remaining 1,363 trips will occur at off -peak times. This analysis generates the most conservative analysis by assuming operations will be conducted 24 hours a day and 7 days a week to account for future users that may utilize those working hours as well.

Infrastructure Plan
The utility system planned to serve the project will be designed to provide coordinated infrastructure and public services to adequately serve the project area at full buildout. The project will be served by the following utilities:
• Water: Mission Springs Water District
• Sewer: Mission Springs Water District
• Electricity: Southern California Edison (SCE)

Mission Springs Water District (MSWD) will provide water service for the project property.

Existing MSWD water infrastructure is located adjacent to the project, along the surrounding roadways. The sanitary sewer service for the project area is provided by MSWD. Sewer connections to the site will occur on 19
th Avenue from an existing sewer
line approximately 650 feet east of the project in 19th Avenue. The project will extend the sewer line to connect to the project. Private internal sewer lines will occur along the eastern side of the project.

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BACKGROUND AND SETTING:

City Council Action:

The City Council on January 27, 2022 adopted Ordinance #2056 for a Zone Text Amendment (Case ZTA 5.1547) amending the PSZC Chapter 92 and Chapter 93 relative to the development standards for the M-2 and E-1 zones to allow warehouse uses by-right.

This revision specifically identified the area of the City north of Interstate 10, west of North Indian Canyon Drive as an appropriate and desirable location for future development of large-scale warehouse/fulfillment centers and appropriately zoned the area for this type of development. As a matter of land use, the proposed facility is permitted as of right and consistent with the Council directive.

Related Relevant City Actions by Planning, Fire, Building, etc… 1/27/2022 The City Council, by a vote of 5 -0, adopted Ordinance #2056 amending Palm Springs Zoning Code (PSZC) Chapters 92 and 93 relative to the development standards for the M -2 and E -
1 zones to allow
warehouse/fulfillment centers.
8/7/2023 Initial Study circulated for a 30-day review period ending on 9-6-23 8/22/2023 Scoping Meeting conducted to provide an opportunity for the public to learn about the proposed project and provide comments on the possible environmental effects should study in the EIR process
9/13/2023 Planning Commission conducted a Study Session to discuss proposed project and provide comments
4/30/2024 Draft Environmental Impact Report (DEIR) available for a 45-day review period ending June 17, 2024
5/22/2024 The Planning Commissi on held a discussion regarding the DEIR and requested a 4th Alternative be analyzed and requested additional analysis of the projects impact on scenic vistas from Interstate 10 8/26/2024 The Draft Re-Circulated Environmental Impact Report available for 45 - comment period ending October 9, 2024

Property Posting
2/9/2023 Property posted with “Project Under Consideration” sign

DETAILS OF APPLICATION REQUEST:

Site Area
38-Acres

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General Plan, Zoning and Land Uses of Site & Surrounding Areas Existing General Plan
Designations
Existing Zoning
Designation
Existing Land Use
Site IND (Industrial) M-2 (Industrial) Vacant
North IND (Industrial) M-2 (Industrial) Vacant
South RBC (Regional
Business Center)
M-2 (Industrial) Warehouse
East IND (Industrial) M-2 (Industrial) Desert Hot Springs West IND (Industrial) M-2 (Industrial) Vacant

ANALYSIS:

Site Plan:

The project proposes the development of a two‐ story, 739,360‐ square‐foot fulfillment center on a vacant lot of approximately 38 acres. The ultimate build -out will include the warehouse and office space and include associated infrastructure (paved driveways and parking, landscaping, gated access points, retention area, and perimeter fencing). The building will be situated in the center of the site with auto parking along North Indian Canyon Drive with the remainder of the site to be used for truck/tailor parking and loading docks.

The Palm Springs Zoning Code (PSZC) establishes setback requirements for M‐2 zones in the City and requires a minimum setback of 25 feet from a building to the property line.

The setbacks on all sides vary from 62 feet to 312 feet and are compliant with the PSZC.

Lot size
The minimum lot area for M‐2 zones is 40,000 square feet; the minimum lot width is 200 feet, and the minimum depth is 200 feet. The project lot width is approximately 1,253 feet, and the lot depth is approximately 1,272 feet, occupying approximately 1,588,466 square feet (net). Therefore, the project is compliant with the lot area, width and depth requirements.

Parking:

The proposed fulfillment center requires a total of 312 spaces for employee parking, 420 total spaces are provided in the front parking area exceeding the minimum requirement.

A total of 306 spaces for truck/tailers are located within the gated area on the north and south sides of the building. The table below shows the parking calculation per Section

93.06.00(D)(36) of the PSZC:

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Parking Square Feet Parking Ratio Spaces
Warehouse Building 739,360 – sq ft
1st 100,000-sq ft
2nd 100,000-sq ft
Remainder

1 per 800-sq ft
1 per 1,250-sq ft
1 per 5,000-sq ft

125 spaces
80 spaces
107 spaces
Total Parking Required 312 spaces
Standard Spaces Provided
Handicapped Spaces
Provided
Truck Parking Provided
420 spaces
11 spaces
306 spaces
Total Parking Provided 737 spaces

The proposed parking lot includes spaces for low emitting vehicles and EV charging stations located within the front automobile parking lot. The applicant has indicated that additional truck EV charging spaces may be provided within the gated parking areas to meet future needs as the industry shifts.

Site Lighting:

Development of the project will introduce additional lighting to the area. During the period of construction, the project is expected to utilize temporary light fixtures as a standard measure of nighttime construction site safety. These sources of light are generally downward‐oriented, and some are only activated by motion. The temporary construction perimeter fencing (with wind fabric) is expected to visually screen the temporary light fixtures, therefore preventing temporary light spillage effects.

Once completed, the project will provide nighttime lighting for security purposes to safely illuminate the parking areas, entrances, signs, and walkways. According to the photometric plan, project light fixtures will consist of downward‐oriented post‐mounted and wall‐mounted fixtures located throughout the project. The wall‐mounted fixtures will provide lighting for building entryways, sidewalks, and general exterior lighting. The post‐mounted fixtures are proposed to be located in the parking lot areas and along the paved driveways. The downward‐ oriented fixtures are designed to not only provide light on the project site, but also to reduce the amount of light emitted towards adjacent properties. The primary access points (at the southwestern, northeastern, and southeastern property corners) will include light fixtures to illuminate the project’s gated entry points. Per the photometric plan the light fixtures proposed at the project site will comply with the Outdoor Lighting Standards of the PSZC.

Mass and Scale:

The proposed building will be fifty (50) feet in height, and setback 152 to 156 feet fr om property line along Noth Indian Canon Drive. This increased setback will reduce the scale and visual impact of the building by placing it further away from the right-of-way, therefore reducing the building mass viewed by the motorists on the adjacent streets. The PSZC Sections 92.17.1.04 through 92.17.1.05 establish the development standards and guidelines for properties within the City’s Manufacturing (M‐2) zoning designation. Per the Item 2A - Page 65
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City Council’s 2022 amendment, Section 92.17.1.03(c)(2)(d) allows for a maximum height of sixty (60) feet provided that: (1) the building is located on a parcel of not less than one acre in size; and (2) the building or any portion thereof is set back one foot from any property line for every one fo ot of vertical height. Further, Section 92.17.0.03(c)(2)(d) limits buildings with a maximum height above forty (40) feet to an M- 2 zoned area bounded by 18th Avenue on the north, Indian Canyon Drive on the east, 19th Avenue on the south, and the western boundary of the zone district on the west. The project meets both of these standards. Thus, the project’s building hei ght of 50 feet complies with the development standards in the PSZC.

Building Design and Detailing:

The proposed development will be cohesive with the adjacent land uses by incorporating improvements such as landscaping and fencing along the perimeter of the project. The proposed warehouse structure will be constructed as a “til t-up” concrete building and include materials such as concrete in neutral colors such as beige, browns, and dark/olive green, metal painted white, anodized aluminum storefront windows, and stone accents.

The natural colors of the proposed buildings will complement the existing landscape and the proposed landscaping. B uilding elevations provided show the proposed materials.

The proposed project is consistent with the visual character of the surrounding industrial area. The project’s perimeter landscaping, fencing, and the entry points will be similar in appearance and quality to the existing industrial properties to the south and throughout the City. Architectural details will be reviewed by the Architectural Review Committee (ARC) upon approval of the Development Permit by the Planning Commission.

Landscaping and Buffers:

The project landscape will include drought‐tolerant trees (24‐inch boxes), 12‐foot palms, and ground covers (15‐gallon) typically found in the region, such as willow acacia, desert museum palo verde, thornless honey mesquite, and date palm. Shrubs and accent plantings proposed for the project include outback sunrise emu bush, new gold lantana, Lindheimer’s muhly, firecracker plant, various agave, cactus, yucca, and aloe. Fractured rock, and decomposed granite will provide ground cover. Exterior irrigation will use drip or micro‐spray applicators. One retention basin is proposed along the southern project boundary. The landscaped areas and the retention basin proposed for the site will occupy approximately 4.15 acres of the property. The parking spaces immediately north of the retention basin will be separated by masonry block wall and fencing.

ENVIRONMENTAL IMPACT REPORT AND DETERMINATION

Following publication of the Initial Study in August 2023, the Draft EIR in April 2024, and the Re- Circulation of the EIR in August 2024 and the associated public review that concluded in October 2024, a Final EIR has been prepared and distributed to the Planning Commission.

The EIR analyzed the following: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Energy Resources, Geology and Soils, Greenhouse Gas Emissions, Item 2A - Page 66
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Hazardous Materials, Hydrology and Water Quality, Noise, Population and Housing, Public Services, Transportation, Tribal Cultural Resources, and Utilities and Service Systems. Other sections of the DEIR analyzed the Significant and Unavoidable Impacts of the project on the environment, Significant Irreversible Environmental Changes , and Growth-Inducing Impacts. The full analysis of the project is found in the EIR for all sections with Mitigation Measures.

Less Than Significant Impacts:

From the conclusions of the EIR the following were determined to have less than significant impacts and no further mitigation measures are required: Aesthetics, Air Quality, Energy, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Public Services, Tribal Cultural Resources, and Utilities and Service Systems.

Less Than Significant Impacts with Mitigation Measures:

From the conclusions of the DEIR the following were determined to have less than significant impacts if further mitigation measures are implemented: Biological Resources, Cultural Resources, and Geology and Soils.

Significant and Unavoidable Impacts:

From the conclusions of the DEIR the following were determined to have significant and unavoidable impacts on the environment: Greenhouse Gas Emissions and Transportation.

The following section of the staff report will discuss the sections of the EIR that address impacts that are significant and cannot be mitigated to less than significant levels even with the imposition of mitigation measures.

Greenhouse Gas Emissions:

The purpose of this section is to analyze the potential impacts of greenhouse gas (GHG) emissions, resulting from construction and operation of the project. At the project‐specific level, the analytical and quantitative findings are based on the N Indian Canyon/19th Ave High
‐Cube Warehouse Greenhouse Gas Analysis (GHGA), dated December 15, 2023.

The purpose of the GHGA was to evaluate project ‐related construction and operational emissions and determine the level of GHG impacts from construction and operation of the proposed project. Based upon the modeling found in Chapter 4.7 of the EIR, the project will have a significant and unavoidable impact on GHG Emissions even with the imposition of all feasible mitigation measures. The following mitigation measures will be imposed.

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Transportation:

The Transportation section analyzed proposed improvements to intersections and roadways and other mitigation required for the implementation of the project. This evaluation is based on the information contained in the N. Indian Canyon/ 19th Ave High‐ Cube Warehouse Traffic Analysis (TA) Vehicle Miles Traveled and (VMT) Analysis, the Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity , as well as the 2007 Palm Springs General Plan Circulation Element. Analysis of VM T is the most current measure for identifying transportation impacts for land use projects. The City’s General Plan, however, includes policies relating to LOS to evaluate future road network operations and to identify improvements that will be needed to address project and other development impacts.

In terms of cumulative effects, t he project is being developed in an area of the City and the region that is still urbanizing. Vacant lands in Palm Springs and Desert Hot Springs are designated for industrial and commercial uses and will generate additional traffic on area roadways. However, these future projects will be required to analyze their traffic impacts and will be required to comply with the City’s policies relating to level of service.

The level of impact and mitigation measures, if required, will be developed specific to these projects as they occur. Similar to the proposed project, future projects will be required to pay De velopment Impact Fee ( DIF) fees and contribute to intersection improvements to assure adequate LOS at City intersections. As a result, and as analyzed in the General Plan EIR, area roadways will operate at acceptable levels through build out of the General Plan, and the project and other projects will not have cumulatively considerable impacts on traffic flow. Based upon analysis found in Chapter 4.13 of the EIR there will be significant impacts even with the imposition of all feasible mitigation measures, as follows:

TRA -1: VMT Reduction Program
The applicant will implement a VMT Reduction Program during operations which includes the following measures:
• Implement a rideshare program and provide preferential parking for rideshares.
• Provide opportunities for telecommuting/alternative work hour programs. • Construct on-site bicycle racks, lockers, and shower rooms.

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• Provisions for temporary traffic control during all construction activities adjacent to public right -of-way to improve traffic flow on public roadways (e.g., flag person);
• Construction-related vehicles shall not park on surrounding public streets; • Provision of safety precautions for pedestrians and bicyclists through such measures as alternate routing and protection barriers;
• Schedule construction-related deliveries to reduce travel during peak travel periods;
• Obtain the required permits for truck haul routes from the City of Desert Hot Springs prior to the issuance of any permit for the project; and • Obtain a Caltrans transportation permit for use of oversized transport vehicles on Caltrans facilities.
• Outline adequate measures to ensure emergency vehicle access during all aspects of the project’s construction, including, but not limited to, the use of flagmen during partial closures to streets surrounding the project site to facilitate the traffic flow until construction is complete. • Include the implementation of security measures during construction in areas that are accessible to the general public to help reduce any increased demand on law enforcement services, including fencing construction areas, providing security lighting, and providing security personnel to patrol construction sites.

ALTERNATIVES TO THE PROPOSED PROJECT
The EIR in Chapter 7 has considered and evaluated alternatives to the proposed project pursuant to the provisions of Section 15126.6 of the State CEQA Guidelines.

Alternatives Considered and Rejected
State CEQA Guidelines Section 15126.6(c) requires an EIR to identify any alternatives that were considered by the lead agency but were rejected as infeasible during the scoping process, and to briefly explain the reasons underlying the agency’s determination. Additionally, alternatives may be eliminated from detailed consideration in the EIR if they fail to meet most of the project objectives, or do not avoid any significant environmental effects. The following Alternatives were selected for evaluation of the EIR:

1. Alternative 1 – No Project
The project site, under this Alternative, would remain in its current condition as a vacant and undeveloped lot. No development would occur at the site. The existing visual character and visual resources would remain the same, and none of the impacts of the project would occur. The No Project Alternative would not result in impacts to the project site since there would be no development. Alternative 1 is Item 2A - Page 69
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environmentally superior but it does not meet any of the objectives of the proposed project because it would not involve development of the site.

2. Alternative 2 – Reduced Intensity
Under this Alternative, the project would develop a reduced intensity industrial project. Alternative 2 would reduce the size of the industrial building by half.

Therefore, this Alternative would reduce the building footprint by 50 percent, for a maximum of 369,680 square feet. This Alternative would reduce the number of employees thus reducing the traffic generated from this Alternative. The Alternative would still require a Major Development Permit approval, similar to the proposed project. This Alternative would reduce impacts by approximately half, due to the reduced building intensity, resulting in reduced employees and traffic, therefore, reducing greenhouse gas emissions to less than significant levels. Alternative 2 would still result in impacts requiring mitigation measures to reduce them.

3. Alternative 3 – Industrial Business Park
Under this Alternative, a mixed-use multi‐building project would be developed with uses allowed in the M-2 zone. Alternative 3 proposes to develop a 182,000‐square‐ foot storage facility on 7 ‐acres, a 26,000‐square‐foot vehicle storage and rental facility (i.e., U ‐Haul) on 1 acre, two 26,000‐ square‐foot manufacturing buildings (i.e., stone cutting, lighting and wiring) on 2 acres, two 26,000‐square‐foot buildings for equipment sales on 2 acres, and two 274,000‐ square‐foot wholesale, warehouse, distribution, fulfillment, and import/export centers on 21 acres. It is estimated that open space areas for retention, irrigation ditches and landscaping would take up to 5 acres of the project site. Alternative 3 would likely result in incremental increased impacts to air quality, energy (electricity, natural gas and petroleum), greenhouse gas emissions, noise, and transportation requiring mitigation measures.

4. Alternative 4 – Warehousing
Under this Alternative, the project would develop a distribution center, instead of a fulfillment center. The distribution center would store and distribute goods to retailers, wholesalers or other locations vs. processing and shipping orders to customers directly. Typical activities of a distribution center would include receiving, sorting, storing, and shipping goods usually in bulk quantities. The warehouse operations will be compliant with the City of Palm Springs M‐2 zoning designation.

The warehouse building (739,360 square feet) number of parking spaces (736 parking stalls), access, and landscape will be the same as the proposed project.

Alternative 4 would not reduce the size of the industrial building or developed project developmental area. However, the warehouse use would likely result in 338 more employees and reduced vehicle delivery activity compared to the proposed project, since warehousing uses require less truck access. The Alternative would require a Major Development Permit approval, similar to the proposed project. Like the proposed project, Alternative 4 would have a significant impact to vehicle miles traveled and greenhouse gas emissions and would remain significant and Item 2A - Page 70
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unavoidable.

STATEMENT OF OVERRIDING CONSIDERATIONS
Based on the analysis contained in the Final EIR, impacts to greenhouse gas emissions and transportation have been determined to be significant and unavoidable, after all feasible mitigation measures have been considered and adopted. These unavoidable impacts are overridden by the project benefits set forth in the Statement of Overriding Considerations. The City of Palm Springs finds that for each of the significant effects, specific economic, legal, social, technological, or other considerations, including the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the Draft/Final EIR. However, the City finds that with respect to the significant and unavoidable impacts described, specific overriding economic, legal, social, technological or other benefits of the project outweigh the significant effects on the environment.

RESPONSE TO COMMENTS
The review of the Draft Environmental Impact Report (DEIR) for the project included a 45-day comment period for the original release of the document and subsequent re- circulation. The City received a total of nine (9) letters of comment during the initial review period including seven (7) from public agencies and other organizations, and two (2) from local area residents. The re-circulation resulted in an additional two (2) letters as repeats from agencies previously sending letters.

CEQA and the CEQA Guidelines provide those written comments received during the public review period for a EIR must be responded to in writing. The responses to comments must provide reasoned, good faith analyses regarding all significant environmental issues raised in the EIR comments. Responses to comments submitted by another public agency must be provided to the commenting agency at least 10 days before certification of the Final EIR. Comments that are only objections to the merits of the project itself may be addressed briefly, as they do not relate to a specific environmental concern. The complete list of response to comments is included in the Final Environmental Impact Report attached to this staff report.

FINDINGS – MAJOR DEVELOPMENT PERMIT APPLICATION (CASE DP 2024-0002)

Section 94.04.01(D) of the Palm Springs Zoning Code (PSZC) requires an evaluation of the proposed development. Staff has analyzed the findings in order below.

1. The proposed project is consistent with the General Plan and any applicable specific plan;
The development proposes the construction of a 739,360-square foot warehouse building located in an area designated as Industrial (IND) per the General Plan (GP) with a corresponding zoning classification of M-2 (Industrial). This land use designation typically includes research and development parks, light manufacturing, laboratories, warehouses, Item 2A - Page 71
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and industrial services. The project as proposed is a by-right use in the M-2 zone and is consistent with the GP designation.

The following goals and policies established in the Land Use Element of the General Plan are relevant to the proposed project:

Goal LU3: Attract and retain high‐quality industrial and business park development.

Policy LU3.1: Encourage well ‐planned research and development areas and business parks that contain coordinated design guidelines and enhanced amenities.

Policy LU3.2: Promote opportunities for expansion and revitalization of industrial uses within the City.

The implementation of the project will advance the specific goals within the Circulation Element of the General Plan to “Establish and maintain an efficient, interconnected circulation system that accommodates vehicular travel, walking, bicycling, public transit and other forms of transportation” with the following applicable policies:

Policy CR1.3 Continue coordination/cooperation with adjacent jurisdictions regarding future roadway sections, standards, and
improvements.

Policy CR1.9 Maintain a truck route system that serves business districts, industrial areas, and the Airport.

Policy CR1.11 Encourage large employers (employers with 100 or more persons) to adopt incentive programs that include ridesharing, fleet vehicles and vanpools, preferential parking for
rideshares, subsidized shuttle bus services, telecommuting, alternative work hour programs, bicycle racks, lockers and shower rooms, and information on transit services to reduce overall traffic volumes in the City.

Policy CR1.13 Require the owner or applicant of new development projects to fund the cost to mitigate traffic impacts generated by the new development project to LOS D or better.

Policy CR1.14 Pursue an aggressive regional posture advocating new and improved transportation solutions, including continued
participation in the Transportation Uniform Mitigation Fee.

Policy CR1.16 Require developers, prior to approval of development plans, Item 2A - Page 72
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to provide increased right‐of‐way through land dedications to accommodate additional demand for dual left ‐turn and
exclusive right ‐turn lanes, interchange improvements, bus stops and lanes, bicycle facilities or other improvements required to maintain a minimum

2. The proposed uses are in conformance to the uses permitted in the zone district where the site is located, and are not detrimental to adjacent properties or residents; The parcel is zoned M-2 and the proposed warehouse per Section 92.17.1.01(11) is a by- right use in this zone. The proposed fulfillment center is compliant with the existing land use and zoning designations established by the City of Palm Springs; therefore, the project does not propose changes in existing land use and zoning designations. The area around the site consists of other industrial buildings containing a variety of uses that are consistent with the proposed project. Street improvements will include construction of 19 th
Avenue and improvements to North Indian Canyon Drive will allow access to the site and surrounding properties. Per the determination in the DEIR the implementation of Mitigation Measures will reduce potential impacts to the surrounding circulation system and will not be detrimental to surrounding properties and the finding has been met.

3. The proposed project is in conformance to the property development standards for the zone district where the site is located;
The Palm Springs Zoning Code (PSZC) establishes setback requirements for M‐2 zones in the City and requires a minimum setback of 25 feet from a building to the property line.

The setback from Indian Canyon Drive to the project’s building varies from approximately 152 feet to approximately 156 feet (building to property line). The southern project boundary is located adjacent to 19
th Avenue. The building setback from 19th Avenue
varies from 266 feet to 312 feet (building to property line). The building setbacks from the northern property line and western property line are 196 and 258 feet, and 62 feet and 67 feet, respectively. The proposed application conforms to current development standards as to overall area, density, building height, and required landscaping and the finding has been met.

4. The proposed height and massing of the project is consistent with applicable standards and compatible with adjacent development;
The proposed building will be fifty (50) feet in height, and setback 152 to 156 feet from property line along North Indian Canon Drive. This setback will reduce the scale of the building by placing it further away from the right -of-way, therefore reducing the building mass viewed by the motorists on the adjacent streets. The PSZC Section 92.17 .1.00 through 92.17.1.05 establishes the standards and guidelines for properties within the City’s Manufacturing (M ‐2) zoning designation. Per Section 92.17.1.03, Property Development Standards, building heights within M‐2 zones shall not be greater than 30 Item 2A - Page 73
Planning Commission Staff Report
December 4, 2024 – Page 16 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center

feet. However, Section 92.17.1.03(c)(2)(b) allows for a maximum height of sixty (60) feet provided that: (1) the building is located on a parcel of not less than one acre in size; and (2) the building or any portion thereof is set back one foot from any property line for every one foot of vertical height. Further, Section 92.17.1.03(c)(2)(d) limits buildings with a maximum height above forty (40) feet to areas bounded by 18
th Avenue on the north, Indian Canyon Drive on the
east, and 19th Avenue to the south. This applies to the project area because the site lies within the boundary of the area bounded by Indian Canyon Drive to the east and 19th Avenue to the south. The industrial area adjacent to the subject site has existing buildings of thirty (30) feet t hus, the project’s building height of 50 feet complies with the development standards in the PSZC.

5. The proposed setbacks and placement of the building are consistent with applicable standards and consistent with setbacks of adjacent buildings; The proposed project has setbacks greater than the required M -2 zone development standards. The placement of the building in the center of the site with parking on the east, south, and north side is consistent with other industrial buildings in the immediate area. Adjacent industrial sites utilize parking and storage yards commonly present to serve warehouse buildings. The internal circulation with automobile parking on the east portion of the site and truck/trailer maneuvering with parking on the remainder of the stie will allow for the separation of loading and unloading and pedestrian access to the building and the finding has been met.

6. The site for the proposed project has adequate access to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed uses, and the design for the site plan enhances or continues the city’s existing grid in accordance with the Circulation Plan of the General Plan; Circulation for the proposed project includes the development of gated access points, internal drive aisles, and paved parking spaces. Access to the project will be provided at three points along Indian Canyon Drive and one point on 19 th Avenue. The project will
construct 19th Avenue from the project’s western boundary to Indian Canyon Drive at its ultimate half ‐section width as a Secondary Thoroughfare, with a minimum pavement width of 64 feet; and construct Indian Canyon Drive from the northern project boundary to 19th Avenue at its ultimate half‐section width as a Major Thoroughfare, with a minimum pavement width of 76 feet. The facility includes access on both Indian Canyon Drive and 19th Avenue, with truck traffic/access limited to 19 th Avenue. The project proposes two right‐in/right‐out access driveways and one full access driveway along Indian Canyon Drive. The access points along Indian Canyon Drive enter the project parking lot. The proposed full-access driveway along 19th Avenue will be located at the southwest corner of the project and utilized by truck traffic only. All roads will be constructed per the General Plan Circulation Plan and the finding has been met.

7. On-site circulation conforms to minimum standards, and accommodations are made for safe on-site pedestrian circulation;
Item 2A - Page 74
Planning Commission Staff Report
December 4, 2024 – Page 17 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center

The internal circulation system will consist of a series of drives around the project building.

The east side of the project building is designated for auto parking for employees, while the paved drive aisles along the building’s north, west, and south sides are designated for truck access only. The proposed internal rights of way vary from 24‐foot‐wide drives to 71‐foot‐wide drives. The location of the automobile parking on the east side allows for a separation from trucks allowing direct pedestrian access into the office sections of the building and the finding has been met.

8. Landscape areas and open space are in conformance to applicable standards, and the design of stormwater management features are appropriately integrated with other elements of the site design;
The project landscape will include drought‐tolerant trees (24‐inch boxes), 12‐foot palms, and ground covers (15‐gallon) typically found in the region, such as willow acacia, desert museum palo verde, thornless honey mesquite, and date palm. Shrubs and accent plantings proposed for the project include outback sunrise emu bush, new gold lantana, Lindheimer’s muhly, firecracker plant, various agave, cactus, yucca, and aloe. Fractured rock, and decomposed granite will provide ground cover. Exterior irrigation will use drip or micro‐spray applicators. One retention basin is proposed along the southern project boundary. The landscaped areas and the retention basin proposed for the site will occupy approximately 4.15 acres of the property. The parking spaces immediately north of the retention basin will be separated by masonry block wall and fencing. The Architectural Review Committee (ARC) will review the final landscape plan.

9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to serve the proposed project;
The system planned to serve the project will be designed to provide a coordinated infrastructure and public services to adequately serve the project area at full buildout.

Mission Springs Water District (MSWD) will provide water service for the project property.

Existing MSWD water infrastructure is located adjacent to the project, along the surrounding roadways. Project water lines will connect to an existing 12‐inch water line in 19 th Avenue adjacent to the project. A proposed 12‐ inch water line will extend from the existing water line within the existing right‐of‐way to a private water line within the project boundaries. A private 12‐inch fire line is proposed within the project boundaries. The fire line will connect to the water mains along both 19th Avenue and Indian Canyon Drive. The existing 12‐inch and 16‐inch water lines along 19th Avenue will connect via a 12‐inch water service line near the southeast and southwest corners of the project. The existing 12‐inch water line along Indian Canyon Drive will connect to the project’s fire line via a 12‐inch water service line at the northeast corner of the project. The proposed fire lines will be along the internal paved drive aisles. A fire hydrant is proposed at each corner of the project (four fire hydrants in total). Sanitary sewer service for the project area is provided by MSWD. Sewer connections to the site will occur on 19th Avenue from an existing sewer line approximately 650 feet east of the project in 19th Avenue. The project will extend the sewer line to connect to the project. Private internal sewer lines will be 8 inches and occur Item 2A - Page 75
Planning Commission Staff Report
December 4, 2024 – Page 18 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center

along the eastern side of the project. Based upon these existing and planned infrastructure improvements the project will meet the finding.

10. Based on environmental review, the proposed project either has no potentially significant environmental impacts, any potentially significant impacts have been reduced to less than significant levels because of mitigation measures incorporated in the project, or a Statement of Overriding Considerations has been adopted to address unmitigated significant environmental impacts;
An EIR has been prepared with full analysis of the proposed project. As a result of the EIR findings a Statement of Overriding Considerations (SOC) has been written that explains why the benefit of the project outweighs the unmitigated adverse environmental consequences associated with implementing the project. The EIR has determined that Greenhouse Gas (GHG) emissions and Transportation will cause significant impacts to the environment that cannot be mitigated to a level less than significant and an SOC is required. All other impacts can be mitigated to a level less than significant.

11. The proposed project has no unacceptable adverse effects on public welfare, health or safety.

ENVIRONMENTAL DETERMINATION:

An Environmental Impact Report (EIR) pursuant to the California Environmental Quality Act (CEQA) has been prepared for the proposed project (State Clearinghouse Number 2023080091) and will be acted upon by the Planning Commission.

CONCLUSION:

The proposed Major Development Permit as a by-right use to construct a 739,360 square foot warehouse fulfillment center complies with all the requirements outlined in the above- mentioned sections of the Palm Springs Municipal Code and Zoning Code. Therefore, Staff recommends certification of the Final Environmental Impact Report and associated Statement of Overriding Considerations, Findings of Fact, and implementation of the Mitigation Monitoring Program and approve the proposed subject to the attached Item 2A - Page 76
Planning Commission Staff Report
December 4, 2024 – Page 19 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center

conditions. Further review by the Architectural Review Committee will evaluate the building architecture, materials, and landscaping.

PREPARED BY: Glenn Mlaker, AICP – Associate Planner
REVIEWED BY: Edward Robertson – Principal Planner
REVIEWED BY: Christopher Hadwin, Director of Planning Services

ATTACHMENTS:

1. Vicinity Map

2. Draft Resolution

3. Conditions of Approval

4. Justification Letter

5. Business Disclosure Form

6. Site Plan and Building Elevations

Documents previously delivered to the Planning Commission:

1. The Final Environmental Impact Report (FEIR)

2. Response to Comments – Chapter 2 of FEIR

3. Mitigation Monitoring Program – Chapter 4 of FEIR

4. Statement of Overriding Considerations

5. Draft Environmental Impact Report (DEIR)
Item 2A - Page 77

ATTACHMENT #G

Item 2A - Page 78
Item 2A - Page 79
PUBLIC

INTEGRITY

APPLICANT

DISCLOSURE
Name
(Print
last,
first,
middle
lnltlar,
E-mail
Address
PS
Canyon
Development
LLC
[email protected]
Position/Title
Developer
Address
730
Arcady
Road,
Santa
Barbara,
CA
93108
Work
Phone:
216-789-5648
Reporting
Status
Cell
Phone:

New
Dlsclosure:

Update:

Every
applicant
that
Is
not
an
individual
natural
person,
or
comprised
exclusively
of
natural
persons
with
no
outside
investors,
must
disclose
to
the
City
the
Identity
of
each
natural
person
who
holds
or
occupies
a
significant
position
with
respect
to
that
applicant
entity
or
any
entity
that
owns
an
interest
or
derives
profits
with
respect
to
the
applicant
entity,
i.e.,
a
sub-entity. In
addition,
every
applicant
must
disclose
to
the
City
the
identity
of
each
owner
or
Investor
who
has
both
of
the
following:
(i)
an
ownership
Interest
In
the
applicant
entity
with
a value
of
two
thousand
dollars
($2,000.00)
or
more,
and
(ii)
a
material
financial
relationship
with
any
official
who
has
the
opportunity
to
vote
upon,
or
advocate
for
a
particular
result
or
outcome
with
respect
to
the
application
In
question.

A
"significant
position"
shall
be
defined
as
follows:
i.

Officers
and
Directors
(In
the
instance
of
a corporation):
ii.

Members
and
Managers
(in
the
instance
of
limited
liability
company);
or
lli.

Trustees
and
other
Fiduciaries
(in
the
Instance
of
a trust
or
another
organization).

A
"material
financial
relationship"
shall
be
defined
as
a
relationship
between
an
owner
or
investor
on
one
hand,
and
a
voting
or
potentially
advocating
official
on
the
other
hand,
whereby
the
official
has
an
Interest
In
the
outcome
of
the
City's
action
upon
the
application
In
question
arising
from
or
related
to
any
of
the
following:

1. Any
business
that
the
owner
or
Investor
in
the
applicant
and
the
official
do
together
during
the
year
prior
to
the
filing
of
the
application;

2. Any
income
that
the
official
has
earned
from
the
owner
or
investor
in
the
applicant
entity
during
the
year
prior
to
the
filing
of
application;

3. One
or
more
gifts,
that
the
owner
or
Investor
in
the
applicant
has
given
to
the
official
during
a year
prior
to
the
filing
of
the
application
with
a total
of
more
than
fifty
dollars;

4. Any
money
or
value
that
the
official
will
or
might
reasonably
be
anticipated
to
gain
or
lose,
based
upon
the
ownership
interest
of
the
owner
or
investor
in
the
applicant
entity,
In
relation
to
the
outcome
of
the
City's
action
upon
the
application.

Item 2A - Page 80
Organization / Type of organization: Ownership Interest: Position: No ff nclude the address, city and state where the longer
he organization Is located) held:
1 David Snider 5% 730 Arcady Road Manager
Santa Barbara, CA 93108
2 Steve Oisse
9550 W. Higgins Road-Suite 910 95% Manager
g,_•,.•mont. Illinois 60018
3 4

5. 6.

I DECLARE UNDER PENAL TY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIA THAT THE FOREGOING IS TRUE AND CORRECT.
18'gnalure of Dlscloslng Party
& •
On the basis of Information contained In this report, I conclude that the fller Is in compliance with Palm Springs Municipal Code Section 2.60, except as noted In the "comments" box below.

Comments:

Signature and Title of Agency"s Final Reviewing Offlclal ATTACHMENT #H
Item 2A - Page 81
NO

PARKING
NO

PARKING

INDIAN CANYON DRIVE
19TH AVENUE
A
A
PROP. TRASH ENCLOSURE
(TYP.)
PROP. TRASH ENCLOSURE
(TYP.)
B
B
PROP. GATED ACCESS
PROP. GATED ACCESS
PROP. GATED
ACCESS
32' 8'
40'
40'
32' 14' 8'
26'
9'
18'24'16'16'24'18'59.6'
17'55'55'20'51'60'680'60'51'55'55'5'66.6' 20'
71'
18' 18.5' 10.5'24'
12'
9'
TYP.
18'40'
24'
12'
18' 24' 19' 19' 30' 18' 10' 1052' 10' 40'

12.3'
9'
18' 24' 19' 19' 30' 18' 10'
PROP. TURN POCKET
EX. C/L & PROJECT BOUNDARY
PROP. CURB & GUTTER
PROP. R/W &

PROJECT BOUNDARY
PROP. DETENTION BASIN
PROP. R/W &

PROJECT BOUNDARY
PROP. CURB &
GUTTER
EX. C/L, PROJECT

BOUNDARY &

CITY LIMITS

OFFICE / MEZZANINE
(2 STORY)

PROPOSED INDUSTRIAL BUILDING
727,360 SF (GROUND FLOOR AREA)
BUILDING HEIGHT: 40 FT
N 00°25'31" E 1223.98'
N 40°35'41" E

35.33' ∆=13°37'40"
R=248.64'

59.14'
∆=13°37'40"
R=248.64'

59.14'
N 42°48'56" W

36.80'
40'

17.4'
40'10'40'
EX. PROJECT BOUNDARY &
PROP. WROUGHT IRON OR

TUBULAR STEEL FENCE
EX. PROJECT BOUNDARY & PROP. WROUGHT IRON OR

TUBULAR STEEL FENCE
19' 19' 24' 11.2'24'18'10'40'
13'
EX. C/L & PROJECT BOUNDARY
PROP. CURB & GUTTER
PROP. R/W &

PROJECT BOUNDARY
6'
6'
6'
6'
6'
6'
6'
19'19'
6'
16'16'

17.1'14.6'
9'
9'

DRIVE AISLE

DRIVE AISLE
50'
20'
6'
32'
8' 12'
N 89°54'38" W 1270.98'
N 00°25'34" E 1235.77'
N 89°58'55" E 787.83'
N 89°58'55" E 198.54'
N 89°58'55" E 119.32'
40'

SECTION A-A

NORTH INDIAN CANYON DRIVE
(PUBLIC ROAD PER CITY OF PALM SPRINGS GENERAL PLAN)
(STANDARD NO. 340)
100' (ULTIMATE R/W)R/W

ULTIMATE
50'50' (EXISTING IMPROVEMENTS BY OTHERS)
8'
CL
12' 32' 4'
EX. CURB & GUTTER PROP. CURB & GUTTER
PROP. SIDEWALKEX. SIDEWALK

BOUNDARY

PROJECT
PROP. R/W &
8' 32'4'
PROP. CURB & GUTTERPROP. CURB & GUTTER
N.T.S.

CITY OF DESERT HOT SPRINGS CITY OF PALM SPRINGS
PROP. RAISED
MEDIAN

SECTION B-B
19TH AVENUE
32'
80' (ULTIMATE R/W)
32'

BOUNDARY

PROJECT
R/W

ULTIMATE
40'40' (EXISTING IMPROVEMENTS)
8'8'
2%

FUTURE CURB & GUTTER

FUTURE SIDEWALK
A.C. PAVEMENT
OVER A.B.

PROP. CURB & GUTTER
PROP. SIDEWALK
PROP. R/W &
(PUBLIC ROAD PER CITY OF PALM SPRINGS GENERAL PLAN)
(STANDARD NO. 325)
N.T.S.

MSA CONSULTING, INC.

Civil Engineering Land Surveying Landscape Architecture Planning Environmental Services Dry Utility Coordination GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com

TECHNICAL SITE PLAN

DATA TABLE
ASSESSOR'S PARCEL NUMBER:666-320-018
EXHIBIT DATE: FEBRUARY 27, 2023
SOURCE OF TOPOGRAPHY:

ADDRESS:

INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE A
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY:APRIL 13, 2022
PUBLIC UTILITY PURVEYORS:

EXISTING ZONING:

PROPOSED ZONING:

EXISTING GENERAL PLAN LAND USE:

PROPOSED GENERAL PLAN LAND USE:

MANUFACTURING ZONE (M-2)
MANUFACTURING ZONE (M-2)

INDUSTRIAL WITH WIND ENERGY OVERLAY
ZONE "X": AREAS OF 0.2% ANNUAL CHANCE FLOOD
FEMA FLOOD ZONE DESIGNATION:

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.

INDUSTRIAL WITH WIND ENERGY OVERLAY

IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LEGAL DESCRIPTION:

DESCRIPTION
ELECTRIC:

GAS:

TELEPHONE:

WATER:

CABLE:

SEWER:

USA:

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.

SOUTHERN CALIFORNIA EDISON

SOUTHERN CALIFORNIA GAS COMPANY

FRONTIER COMMUNICATIONS

DESERT WATER AGENCY

SPECTRUM

CITY OF PALM SPRINGS

UNDERGROUND SERVICE ALERT
(760) 324-4991
(877) 238-0092
(800) 921-8101
(760) 323-4971
(877) 719-3278
(760) 323-8166
(800) 227-2600
TELEPHONE:(951) 687-4252
SCHOOL DISTRICT:PALM SPRINGS UNIFIED

APPLICANT /
ADDRESS:

CONTACT:
730 ARCADY ROAD
MONTECITO, CALIFORNIA 93108

DAVID SNIDER

SNIDER INTERESTS, LLC

AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS, COMMUNITY PANEL MAP NUMBER: 06065C0895G
EFFECTIVE DATE: AUGUST 28, 2008
LAND OWNER:

EXISTING GROSS ACREAGE
LAND USE DESCRIPTION:

PROPOSED INDUSTRIAL BUILDING
STANDARD STALLS PROVIDED419 STALLS
-
ONSITE PARKING DATA:

39.54 AC.

AREA
1,722,174 SF
SF
-

PERCENTAGE
COUNT

PARKING RATIO SF
727,360 SF
--
-
PARKING %
-
TOTAL PARKING REQUIRED727,360 SF- -
-
311 STALLS

INDUSTRIAL BUILDING
BUILDING DESCRIPTION:

HANDICAP STALLS PROVIDED11 STALLS ---
TOTAL PARKING PROVIDED736 STALLS --100%
TRUCK PARKING PROVIDED306 STALLS ---
EAST
NORTH
SOUTH
WEST

CENTERLINE

EASEMENT

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

EX.

ABBREVIATIONS

ACREAGE AC

CURB AND GUTTERC&G

ASSESSORS PARCEL NUMBERAPN

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

BOUNDARYBNDRY
M.B. MAP BOOK

EXISTING SEWER

EXISTING RIGHT OF WAY

PROPOSED CURB

PROPOSED EASEMENT

EXISTING PROJECT BOUNDARY

EXISTING SEWER FORCE MAIN

EXISTING WATER

PROPOSED LOT LINE

PROPOSED RIGHT OF WAY

PROPOSED AND EXISTING CENTER LINE

PROPOSED PROJECT BOUNDARY
MIN. MINIMUM
NUMBER

PROPOSED

RIGHT OF WAY

TYPICAL
NO.

PROP.

R/W
TYP.

P.U.E. PUBLIC UTILITY EASEMENT

SF SQUARE FEET

RADIUS R
STANDARDSTD.

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

R-L LOW DENSITY (RESIDENTIAL)

UG UNDERGROUND

OVERHEADO/H

OPEN SPACE / PARKSOS/PP
PAGE PG.

PROPOSED PARKING STALLSX
A PORTION OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 3 SOUTH, RANGE 4 EAST, SAN BERNARDINO MERIDIAN.

PROPOSED RIGHT OF WAY DEDICATION3.07 AC. 133,708 SF-
PROPOSED BUILDING AREA16.70 AC. 727,360 SF46%
ACCESS ROADS, HARDSCAPE & PARKING15.39 AC. 670,291 SF42% LANDSCAPE, OPEN SPACE & RETENTION AREAS4.38 AC. 190,815 SF12%

EXISTING OVERHEAD TELEPHONE

EXISTING IRRIGATION

EXISTING GAS

EXISTING EASEMENT

EXISTING ELECTRIC

EXISTING IRRIGATION DRAIN LINE

EXISTING CABLE

EXISTING CONTOURS

EXISTING SPOT ELEVATIONS
LEGEND

EXISTING LOT LINE

EXISTING EDGE OF PAVEMENT

EXISTING TELEPHONE
N.T.S.

VICINITY MAP
19TH AVE.

INDIAN CANYON DR. 18TH AVE.
20TH AVE.

INDIAN
GARNET AVE.

AVE.

I-10 CALLE DE LOS ROMOS
SITE

CITY OF

DILLON ROAD

KAREN AVENUE

DESERT HOT

SPRINGS

CITY OF

PALM SPRINGS
PROPOSED NET ACREAGE36.47 AC. 1,588,466 SF100%
(INDIAN CANYON ROAD & 19TH AVENUE)
125 STALLS 1 STALL PER 800 SF -
80 STALLS 1 STALL PER 1,250 SF -
106 STALLS 1 STALL PER 5,000 SF -
(1ST 100,000 SF)
(2ND 100,000 SF)
(REMAINDER)
R:\2771\Acad\Planning\Site Plan\2771 Technical Site Plan.dwg, 2/27/2023 3:36:34 PM, dgallerani, MSA Consulting, Inc.

Item 2A - Page 82
Palm Springs Industrial 2771 |
January 11, 2023
Overall Plan
5 5
6 9
Canyon Drive
Trees and Palms
Shrubs and Accents
Hardscape
Plant Schedule
Indian
19 Avenue
Warehouse
Legend
Concrete Paving
Decomposed Granite
Fractured Rock
Large Shade Trees
2 3
1 4
1 2
4 Date Palm Grove
Truck Parking
Truck Entry Gate with Guardhouse
Metal Chain Link Fence
6 7
5 8
5 67
8 TREES BOTANICAL / COMMON NAME SIZE REMARKS
ACACIA SALICINA 24" BOX

WILLOW ACACIA
PARKINSONIA X 'AZT' 24" BOX

AZT THORNLESS PALO VERDE
PROSOPIS GLANDULOSA 'AZT' 24" BOX

AZT THORNLESS HONEY MESQUITE

PALMS BOTANICAL / COMMON NAME SIZE REMARKS
PHOENIX DACTYLIFERA 12` CANOPY

DATE PALM

SHRUBS BOTANICAL / COMMON NAME SIZE REMARKS
EREMOPHILA GLABRA 'MINGENEW GOLD' 15 GAL

OUTBACK SUNRISE EMU BUSH
LANTANA X 'NEW GOLD' 15 GAL

NEW GOLD LANTANA
MUHLENBERGIA LINDHEIMERI 15 GAL

LINDHEIMER'S MUHLY
RUSSELIA EQUISETIFORMIS 15 GAL

FIRECRACKER PLANT

ACCENTS BOTANICAL / COMMON NAME SIZE REMARKS
AGAVE DESMETIANA 'VARIEGATA' 15 GAL

VARIEGATED SMOOTH AGAVE
AGAVE WEBERI 15 GAL

WEBER AGAVE
ECHINOCACTUS GRUSONII 8" DIM MIN

GOLDEN BARREL CACTUS
HESPERALOE FUNIFERA 15 GAL

GIANT HESPERALOE
HESPERALOE PARVIFLORA 'PERPA' 15 GAL
BRAKELIGHTS® RED YUCCA

GROUNDCOVER ROCK BOTANICAL / COMMON NAME SIZE REMARKS
1"-3" FRACTURED ROCK -

COPPER CANYON

DECOMPOSED GRANITE -

CALIFORNIA GOLD

PLANT SCHEDULE

IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

LANDSCAPE SHADE ANALYSIS
EXHIBIT DATE: JANUARY 11, 2023

TOTAL PARKING STALL AREA

TOTAL SHADED PARKING AREA

PERCENTAGE
70,847 SQFT
35,050 SQFT
50%
10 10
CMU Block Retaining Wall with
8’ Metal Chain Link Fence

Entry Gate
9 10
Item 2A - Page 83
Palm Springs Industrial 2771 |
January 11, 2023
Entry Enlargement 1
4 10
Trees and Palms
Shrubs and Accents
Hardscape
Plant Schedule
Canyon
1 2
3 5
6 Legend
Concrete Paving
Decomposed Granite
Fractured Rock
Large Shade Trees
2 3
1 4
Date Palm Grove
Truck Parking
Truck Entry Gate with Guardhouse
Metal Chain Link Fence
6 7
5 CMU Block Retaining Wall with
8’ Metal Chain Link Fence

Entry Gate
9 10
8 Indian Drive
Item 2A - Page 84
PROP. BUILDING
728,000 SF
PROP. RETENTION BASIN
NO

PARKING
NO

PARKING
M
M
STOP
19TH AVENUE
INDIAN CANYON DR.

NM
MTC

DESIGN BY

DRAWN BY

CHECK BY
NM
JANUARY 2023
MSA CONSULTING,INC.

Civil Engineering LandSurveying LandscapeArchitecture
Planning EnvironmentalServices DryUtilityCoordination GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com 0'
120'
SCALE 1"=60'
60' 180' 240'
NUMBER

PROPOSED

RIGHT OF WAY

TYPICAL
NO.

PROP.

R/W
TYP.

P.U.E. PUBLIC UTILITY EASEMENT

SF SQUARE FEET

RADIUSR
STANDARDSTD.

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

R-L LOW DENSITY (RESIDENTIAL)

UG UNDERGROUND

OVERHEADO/H

OPEN SPACE / PARKSOS/PP
PAGEPG.

EAST
NORTH
SOUTH
WEST

CENTERLINE

EASEMENT

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

EX.

ABBREVIATIONS

ACREAGEAC

CURB AND GUTTERC&G

ASSESSORS PARCEL NUMBERAPN

E/P EDGE OF PAVEMENT
A.C. ASPHALT CONCRETE
MIN. MINIMUM
MAX. MAXIMUM

BOUNDARYBNDRY
M.B. MAP BOOK

PROPOSED PUBLIC ABOVE GROUND DOUBLE CHECK DETECTOR ASSEMBLY

PROPOSED PUBLIC WATER MATER
PROPOSED PRIVATE PIV AND FIRE DEPT. CONNECTION
M

PROPOSED PRIVATE FIRE LINE

PROPOSED PRIVATE WATER LINE

PROPOSED PRIVATE SEWER LINE

DATA TABLE
ASSESSOR'S PARCEL NUMBER: 666-320-018
EXHIBIT DATE: JANUARY 12, 2023
SOURCE OF TOPOGRAPHY:

ADDRESS:

INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE "A"
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY: APRIL 25, 2022
PUBLIC UTILITY PURVEYORS:

ZONE "X": AREA OF 0.2% ANNUAL CHANCE FLOOD
FEMA FLOOD ZONE DESIGNATION:

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

IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LEGAL DESCRIPTION:

DESCRIPTION
ELECTRIC:

GAS:

TELEPHONE:

WATER:

CABLE:

SEWER:

USA:

BEING A PORTION OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 3 SOUTH, RANGE 4 EAST, SAN BERNARDINO MERIDIAN.

SOUTHERN CALIFORNIA EDISON

SOUTHERN CALIFORNIA GAS COMPANY

FRONTIER COMMUNICATIONS

MISSION SPRINGS WATER DISTRICT

SPECTRUM

CITY OF PALM SPRINGS

UNDERGROUND SERVICE ALERT
(760) 324-4991
(877) 238-0092
(800) 921-8101
(760) 329-6448
(877) 719-3278
(760) 323-8166
(800) 227-2600
TELEPHONE: (951) 687-4252

APPLICANT /
ADDRESS:

CONTACT:
730 ARCADY ROAD
MONTECITO, CALIFORNIA 93108

DAVID SNIDER

SNIDER INTERESTS, LLC
TELEPHONE:

AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS, COMMUNITY PANEL MAP NUMBER: 06065C0895G
EFFECTIVE DATE: AUGUST 28, 2008
LAND OWNER:

PRELIMINARY WATER, SEWER,

AND FIRE SERVICE PLAN

EXISTING OVERHEAD TELEPHONE

EXISTING IRRIGATION

EXISTING GAS

EXISTING EASEMENT

EXISTING ELECTRIC

EXISTING CABLE

EXISTING CONTOURS

EXISTING SPOT ELEVATIONS
LEGEND

EXISTING LOT LINE

EXISTING TELEPHONE

EXISTING EDGE OF PAVEMENT

EXISTING SEWER

EXISTING RIGHT OF WAY

PROPOSED CURB

PROPOSED EASEMENT

EXISTING WATER

PROPOSED LOT LINE

PROPOSED RIGHT OF WAY

PROJECT BOUNDARY

PROPOSED & EXISTING CENTERLINE

PROPOSED PRIVATE FIRE HYDRANT

PROPOSED PRIVATE FIRE SERVICE LINE

PROPOSED SEWER MH

PROPOSED SEWER CO
Item 2A - Page 85
PROP. BUILDING
728,000 SF
784.5 FF
784.0 PE
784.5 FF
784.0 PE
780.5 FF
780.0 PE
780.5 FF
780.0 PE
PROP. RETENTION BASIN
OFFICE :
0% SLOPE
OFFICE :
0% SLOPE
PROP. TRASH

ENCLOSURE
PROP. TRASH

ENCLOSURE
NO

PARKING
NO

PARKING
Δ =
1 3 1 8
'
3 2
"
=
2 2 6 4
'
=
6 3 3 3
'

33.97'
N89%%D58'55"E
119.32'

35.33'
Δ =
1 3 1 8
'
3 2
"
=
2 4 8 6 4
'
=
5 6
'
PROP. UG RETENTION
5-60"Ø PERFORATED BARRELS - 814'
STORAGE PROVIDED - 137,165 CF
PROP. UG RETENTION
2-60"Ø PERFORATED BARRELS - 770'
STORAGE PROVIDED - 51,371 CF
STORAGE 108,883 CF
19TH AVENUE
INDIAN CANYON DR.

NM
MR

DESIGN BY

DRAWN BY

CHECK BY
NM
JANUARY 2023
MSA CONSULTING,INC.

PRELIMINARY GRADING PLAN

DATA TABLE
ASSESSOR'S PARCEL NUMBER:

EXHIBIT DATE: DECEMBER 30, 2021
SOURCE OF TOPOGRAPHY:

ADDRESS:

INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE "A"
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY:

PUBLIC UTILITY PURVEYORS:

FEMA FLOOD ZONE DESIGNATION:

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.

IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LEGAL DESCRIPTION:

DESCRIPTION
ELECTRIC:

GAS:

TELEPHONE:

WATER:

CABLE:

SEWER:

USA:

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

IMPERIAL IRRIGATION DISTRICT

SOUTHERN CALIFORNIA GAS COMPANY

FRONTIER COMMUNICATIONS

SPECTRUM

VALLEY SANITARY DISTRICT

UNDERGROUND SERVICE ALERT
(760) 335-3640
(877) 238-0092
(800) 921-8101
(877) 719-3278
(760) 238-5400
(800) 227-2600
TELEPHONE: (951) 687-4252
SCHOOL DISTRICT: PALM SPRINGS UNIFIED

APPLICANT /
ADDRESS:

CONTACT: TELEPHONE:

LAND OWNER:

EAST
NORTH
SOUTH
WEST

CENTERLINE

EASEMENT

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

EX.

ABBREVIATIONS

ACREAGEAC

CURB AND GUTTERC&G

ASSESSORS PARCEL NUMBERAPN

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

BOUNDARYBNDRY
M.B. MAP BOOK

EXISTING OVERHEAD TELEPHONE

EXISTING SEWER

EXISTING RIGHT OF WAY

PROPOSED CURB

PROPOSED EASEMENT

EXISTING PROJECT BOUNDARY

EXISTING SEWER FORCE MAIN

EXISTING WATER

PROPOSED LOT LINE

PROPOSED RIGHT OF WAY

PROPOSED AND EXISTING CENTER LINE

PROPOSED PROJECT BOUNDARY

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 EDGE OF PAVEMENT

EXISTING TELEPHONE
MIN. MINIMUM
NUMBER

PROPOSED

RIGHT OF WAY

TYPICAL
NO.

PROP.

R/W
TYP.

P.U.E. PUBLIC UTILITY EASEMENT

SF SQUARE FEET

RADIUSR
STANDARDSTD.

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

R-L LOW DENSITY (RESIDENTIAL)

UG UNDERGROUND

OVERHEADO/H

OPEN SPACE / PARKSOS/PP
PAGEPG.

LAND DIVIDER.

PROPOSED PARKING STALLS23
666-320-018
APRIL 25, 2022
ZONE "X": AREA OF 0.2% ANNUAL CHANCE FLOOD
BEING A PORTION OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 3 SOUTH, RANGE 4 EAST, SAN BERNARDINO MERIDIAN.

MISSION SPRINGS WATER DISTRICT (760) 329-6448
730 ARCADY ROAD
MONTECITO, CALIFORNIA 93108

DAVID SNIDER

SNIDER INTERESTS, LLC

AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS, COMMUNITY PANEL MAP NUMBER: 06065C0895G
EFFECTIVE DATE: AUGUST 28, 2008
Item 2A - Page 86

PARKING
NO

PARKING
NO
Luminaire Schedule
SymbolQtyLabelDescriptionLLFLuminaire
Lumens
Luminaire
Watts
11P3WWALL MTD AREA LIGHT TYPE III DIST0.95024622196
17P4WWALL MTD AREA LIGHT TYPE IV DIST0.95023640196
36P522 HEAD LED AREA LIGHT TYPE V DIST0.950N.A.N.A.

Calculation Summary
LabelCalcTypeUnitsAvgMaxMinAvg/MinMax/Min
East LotIlluminanceFc2.143.80.73.065.43
Light TrespassIlluminanceFc0.040.50.0N.A.N.A.

North Drive AisleIlluminanceFc0.923.00.33.0710.00
North Large LotIlluminanceFc1.452.80.52.905.60
North Small LotIlluminanceFc1.392.50.81.743.13
South Drive AisleIlluminanceFc0.832.80.18.3028.00
South Large LotIlluminanceFc1.442.60.52.885.20
South Small LotIlluminanceFc1.632.60.82.043.25
Vehicular EntryIlluminanceFc1.372.50.71.963.57
West Vehicular DriveIlluminanceFc1.873.21.11.702.91
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P52
MH: 25
P3W
MH: 40
P3W
MH: 40
P3W
MH: 40
P3W
MH: 40
P3W
MH: 40
P3W
MH: 40
P3W
MH: 40
P3W
MH: 40
P3W
MH: 40
P3W
MH: 40
P3W
MH: 40
P4W
MH: 40 P52
MH: 25
P52
MH: 25
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40
P4W
MH: 40

2.2 2.2 2.1 1.9 1.8 1.7 1.6 1.6 1.6

2.3 2.3 2.1 1.9 1.7 1.6 1.5 1.5 1.5

2.3 2.3 2.1 2.1 2.0 1.8 1.8 1.7 1.4 1.2 0.9

2.5 2.3 2.2 2.5 2.6 2.3 2.4 2.0 1.4 1.0 0.8

2.6 2.4 2.2 2.5 2.8 2.5 2.6 2.0 1.3 0.9 0.7

2.9 2.5 2.2 2.4 2.6 2.4 2.4 1.9 1.3

3.2 2.7 2.4 2.6 2.9 2.6 2.7 2.1 1.4 1.0 0.8

3.3 2.8 2.4 2.4 2.4 2.1 2.1 1.9 1.5 1.2 0.9

3.4 3.0 2.5 2.3 2.0 1.8 1.8 1.7 1.5 1.4 1.1

3.4 3.2 2.7 2.3 1.9 1.7 1.7 1.7 1.7 1.6 1.2

2.4 2.9 3.1 3.0 2.6 2.2 2.0 1.8 1.8 1.7 1.6 1.5 1.2

2.0 2.5 2.7 2.6 2.4 2.4 2.2 2.0 2.0 1.8 1.5 1.3 1.0

1.8 2.1 2.3 2.3 2.3 2.7 2.8 2.5 2.5 2.1 1.5 1.1 0.8

1.6 1.9 2.0 2.0 2.2 2.6 3.0 2.6 2.7 2.1 1.4 1.0 0.7

1.5 1.7 1.9 2.0 2.1 2.4 2.7 2.5 2.5 2.0 1.3

1.5 1.8 2.0 2.1 2.2 2.7 3.0 2.7 2.8 2.2 1.5 1.0 0.8

1.7 2.0 2.2 2.3 2.3 2.5 2.5 2.2 2.3 2.0 1.5 1.2 0.9

1.9 2.3 2.6 2.6 2.4 2.3 2.1 1.9 1.9 1.8 1.6 1.4 1.1

2.1 2.6 3.0 3.0 2.7 2.3 2.0 1.8 1.7 1.7 1.7 1.6 1.2

2.4 3.0 3.2 3.0 2.6 2.2 2.0 1.8 1.8 1.7 1.6 1.5 1.2

2.8 3.3 3.2 2.9 2.5 2.3 2.2 1.9 1.9 1.8 1.5 1.3 1.0

2.9 3.5 3.2 2.8 2.5 2.6 2.7 2.4 2.4 2.1 1.5 1.1 0.8

2.9 3.5 3.2 2.6 2.3 2.6 2.9 2.5 2.6 2.1 1.4 1.0 0.7

2.8 3.3 3.1 2.6 2.3 2.4 2.6 2.4 2.4 1.9 1.3

2.6 3.0 2.9 2.6 2.4 2.7 2.9 2.6 2.7 2.2 1.4 1.0 0.8

2.3 2.8 2.8 2.7 2.4 2.5 2.5 2.2 2.2 2.0 1.5 1.2 0.9

2.1 2.5 2.8 2.7 2.5 2.3 2.1 1.9 1.8 1.8 1.5 1.4 1.1

1.9 2.3 2.7 2.8 2.6 2.3 2.0 1.8 1.8 1.8 1.7 1.6 1.2

1.7 2.1 2.5 2.6 2.5 2.3 2.1 1.9 1.8 1.7 1.7 1.5 1.2

1.5 1.9 2.2 2.3 2.3 2.4 2.3 2.0 2.0 1.9 1.6 1.3 1.0

1.5 1.8 2.0 2.1 2.3 2.7 2.8 2.5 2.5 2.2 1.5 1.1 0.8

1.6 1.9 2.1 2.1 2.2 2.6 3.0 2.6 2.7 2.1 1.4 1.0 0.8

1.8 2.1 2.2 2.2 2.2 2.5 2.7 2.5 2.5 2.0 1.3

2.0 2.4 2.6 2.4 2.4 2.8 3.0 2.7 2.8 2.2 1.5 1.1 0.8

2.4 2.9 2.9 2.8 2.5 2.6 2.5 2.2 2.3 2.0 1.6 1.2 0.9

2.8 3.4 3.4 3.1 2.7 2.4 2.2 2.0 1.9 1.9 1.7 1.5 1.1

3.0 3.7 3.7 3.3 2.8 2.3 2.0 1.8 1.7 1.8 1.8 1.7 1.3

3.0 3.8 3.6 3.2 2.7 2.4 2.1 1.9 1.9 1.8 1.7 1.5 1.2

2.9 3.5 3.3 3.0 2.6 2.5 2.4 2.1 2.2 2.0 1.6 1.3 1.0

2.7 3.1 3.0 2.7 2.5 2.7 3.0 2.6 2.7 2.2 1.5 1.1 0.8

2.3 2.7 2.7 2.4 2.3 2.5 2.8 2.5 2.5 2.0 1.4

2.0 2.3 2.5 2.3 2.3 2.6 2.9 2.6 2.7 2.1 1.4

1.8 2.1 2.3 2.3 2.4 2.8 2.9 2.6 2.7 2.2 1.5 1.1 0.9

1.7 2.0 2.3 2.4 2.4 2.5 2.4 2.2 2.2 2.0 1.7 1.4 1.0

1.6 2.0 2.4 2.6 2.5 2.4 2.2 2.0 2.0 1.9 1.8 1.6 1.2

1.6 2.1 2.5 2.7 2.6 2.4 2.1 1.9 1.9 1.9 1.8

1.7 2.1 2.4 2.6 2.5 2.5 2.3 2.1 2.1 2.0 1.7 1.4 1.1

1.9 2.2 2.4 2.4 2.4 2.7 2.7 2.4 2.5 2.2 1.6 1.2 0.9

2.0 2.4 2.5 2.4 2.4 2.7 3.0 2.7 2.8 2.2 1.4 1.0 0.8

2.3 2.7 2.7 2.4 2.3 2.4 2.6 2.4 2.4 1.9 1.3

2.7 3.1 3.0 2.6 2.4 2.7 2.9 2.6 2.7 2.1 1.4 1.0 0.8

2.9 3.5 3.2 2.8 2.5 2.5 2.5 2.2 2.2 2.0 1.5 1.1 0.8

2.9 3.7 3.4 3.0 2.5 2.2 2.0 1.8 1.8 1.7 1.5 1.3 1.0

3.0 3.6 3.5 3.2 2.7 2.2 1.9 1.7 1.7 1.7 1.7 1.5 1.2

2.8 3.3 3.4 3.2 2.7 2.2 1.9 1.7 1.7 1.7 1.7 1.5 1.2

2.4 2.8 3.0 2.8 2.5 2.3 2.1 1.8 1.8 1.7 1.5 1.3 1.0

2.0 2.4 2.6 2.5 2.4 2.6 2.5 2.2 2.3 2.0 1.5 1.1 0.8

1.8 2.1 2.2 2.2 2.3 2.7 3.0 2.7 2.7 2.2 1.4 1.0 0.8

1.6 1.8 2.0 2.0 2.1 2.4 2.7 2.5 2.4 1.9 1.3

1.5 1.8 2.0 2.0 2.2 2.6 3.0 2.7 2.8 2.2 1.4 1.0 0.8

1.5 1.8 2.1 2.2 2.3 2.6 2.7 2.4 2.5 2.1 1.5 1.1 0.9

1.7 2.1 2.4 2.5 2.4 2.4 2.2 2.0 2.0 1.9 1.6 1.4 1.0

1.9 2.4 2.7 2.8 2.6 2.3 2.1 1.9 1.8 1.8 1.7 1.6 1.2

2.1 2.6 3.0 3.0 2.7 2.3 2.0 1.8 1.8 1.8 1.7 1.6 1.2

2.4 2.9 3.0 2.9 2.5 2.4 2.2 1.9 1.9 1.8 1.5 1.3 1.0

2.7 3.2 3.1 2.8 2.5 2.6 2.6 2.3 2.4 2.0 1.5 1.1 0.9

2.9 3.4 3.2 2.7 2.4 2.6 2.9 2.6 2.7 2.1 1.4 1.0 0.8

2.8 3.5 3.2 2.6 2.3 2.4 2.6 2.4 2.3 1.9 1.3

2.9 3.4 3.1 2.7 2.4 2.6 2.9 2.6 2.7 2.1 1.4 1.0 0.7

2.7 3.1 3.0 2.7 2.4 2.5 2.5 2.2 2.3 2.0 1.5 1.1 0.8

2.4 2.8 3.0 2.8 2.5 2.3 2.1 1.9 1.8 1.7 1.5 1.3 1.0

2.1 2.6 2.9 2.9 2.6 2.2 2.0 1.8 1.7 1.7 1.7 1.5 1.2

1.9 2.3 2.7 2.8 2.6 2.3 2.0 1.8 1.8 1.7 1.7 1.6 1.2

1.7 2.0 2.3 2.4 2.3 2.3 2.1 1.9 1.9 1.8 1.5 1.3 1.0

1.5 1.8 2.1 2.2 2.3 2.6 2.6 2.3 2.4 2.1 1.5 1.1 0.9

1.5 1.8 2.0 2.0 2.2 2.7 3.0 2.7 2.8 2.2 1.4 1.0 0.8

1.6 1.9 2.0 2.0 2.1 2.4 2.7 2.5 2.5 2.0 1.3

1.8 2.1 2.3 2.3 2.3 2.7 3.1 2.7 2.8 2.2 1.4 1.0 0.8

2.7 2.6 2.5 2.7 2.8 2.4 2.5 2.2 1.6 1.2 0.9

3.1 3.0 2.6 2.5 2.3 2.1 2.0 1.9 1.7 1.4 1.1

3.5 3.3 2.8 2.4 2.0 1.8 1.8 1.8 1.8 1.7 1.3

3.7 3.3 2.8 2.4 2.1 1.9 1.8 1.8 1.7 1.6 1.2

3.5 3.0 2.6 2.5 2.3 2.1 2.1 2.0 1.6 1.3 1.0

3.3 2.8 2.5 2.7 2.8 2.5 2.6 2.2 1.5 1.1 0.8

2.9 2.5 2.3 2.5 2.8 2.5 2.6 2.0 1.4

2.6 2.3 2.2 2.4 2.7 2.4 2.5 1.9 1.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.10.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.10.0 0.0 0.0 0.0 0.0 0.0

0.0 0.1 0.10.0 0.0 0.0 0.0 0.0 0.0

0.1 0.1 0.10.0 0.0 0.0 0.0 0.0 0.0

0.1 0.1 0.1 0.20.0 0.0 0.0 0.0 0.0 0.0

0.1 0.1 0.2 0.30.0 0.0 0.0 0.0 0.0 0.0

0.1 0.1 0.2 0.40.0 0.0 0.0 0.0 0.0 0.0

0.0 0.1 0.2 0.40.0 0.0 0.0 0.0 0.0 0.0

0.0 0.1 0.2 0.40.0 0.0 0.0 0.0 0.0

0.1 0.1 0.2 0.40.0 0.0 0.0 0.0 0.0

0.1 0.2 0.3 0.50.0 0.0 0.0 0.0 0.0

0.1 0.1 0.3 0.40.0 0.0 0.0 0.0 0.0

0.1 0.1 0.2 0.40.0 0.0 0.0 0.0 0.0

0.1 0.1 0.3 0.40.0 0.0 0.0 0.0 0.0

0.1 0.2 0.3 0.50.0 0.0 0.0 0.0 0.0

0.1 0.1 0.3 0.40.0 0.0 0.0 0.0 0.0

0.1 0.1 0.2 0.40.0 0.0 0.0 0.0 0.0

0.1 0.1 0.3 0.40.0 0.0 0.0 0.0 0.0

0.1 0.2 0.3 0.50.0 0.0 0.0 0.0 0.0

0.1 0.1 0.3 0.40.0 0.0 0.0 0.0 0.0

0.1 0.1 0.2 0.40.0 0.0 0.0 0.0 0.0

0.1 0.1 0.3 0.40.0 0.0 0.0 0.0 0.0

0.1 0.2 0.3 0.50.0 0.0 0.0 0.0 0.0

0.1 0.1 0.2 0.40.0 0.0 0.0 0.0 0.0

0.0 0.1 0.2 0.40.0 0.0 0.0 0.0 0.0

0.1 0.1 0.2 0.40.0 0.0 0.0 0.0 0.0

0.1 0.1 0.2 0.30.0 0.0 0.0 0.0 0.0

0.1 0.1 0.1 0.20.0 0.0 0.0 0.0 0.0

0.0 0.1 0.1 0.10.0 0.0 0.0 0.0 0.0

0.0 0.0 0.1 0.10.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.10.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

2.1 2.7 3.0 2.6

2.1 2.7 2.9 2.6

2.1 2.6 2.7 2.5

1.9 2.3 2.5 2.6

1.6 2.0 2.4 2.9

1.4 1.72.2 2.9

1.21.51.9 2.5 2.9

1.11.3 1.8 2.5 3.0 2.7 3.0 2.6 1.9 1.61.51.31.11.0 1.0 1.01.1 1.11.2 1.2 1.2 1.2 1.21.1 1.1 1.1 1.1 1.1 1.11.2 1.2 1.2 1.2 1.21.1 1.1 1.1 1.1 1.1 1.11.2 1.2 1.2 1.2 1.21.1 1.1 1.1 1.1 1.1 1.11.2 1.2 1.2 1.2 1.2 1.21.1 1.1 1.1 1.1 1.11.2 1.2 1.2 1.2 1.2 1.21.1 1.1 1.1 1.1 1.11.2 1.2 1.2 1.2 1.2 1.21.1 1.1 1.1 1.1 1.1 1.11.2 1.2 1.2 1.2 1.21.1 1.1 1.1 1.1 1.11.21.41.6 1.8 2.0

1.0 1.2 1.6 2.1 2.4 2.1 2.4 2.2 1.81.41.31.10.8 0.8 0.7 0.8 0.8 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.8 0.8 0.8 0.8 0.9 0.9 0.9 1.0 0.9 0.9 0.9 0.8 0.8 0.8 0.8 0.9 0.9 0.9 1.0 0.9 0.9 0.9 0.8 0.8 0.8 0.8 0.9 0.9 0.9 1.0 0.9 0.9 0.9 0.9 0.8 0.8 0.8 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.8 0.8 0.8 0.8 0.9 0.9 0.9 1.0 0.9 0.9 0.9 0.8 0.8 0.8 0.8 0.9 0.9 0.9 1.0 0.9 0.9 0.9 0.8 0.8 0.8 0.9 1.0 1.21.5 1.72.0

0.91.11.31.5 1.5 1.51.6 1.61.41.3 1.2 0.9 0.7 0.6 0.5 0.6 0.6 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.6 0.6 0.6 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.6 0.6 0.6 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.6 0.6 0.6 0.6 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.6 0.6 0.6 0.6 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.6 0.6 0.6 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.6 0.6 0.6 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.6 0.6 0.7 0.7 0.91.1 1.41.6 1.9

0.8 1.01.1 1.1 1.1 1.1 1.11.2 1.2 1.2 1.0 0.7 0.6 0.5 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.6 0.8 1.0 1.3 1.6 1.8 1.9 1.8 1.8 1.81.71.81.71.6 1.6 1.61.71.9 2.1 2.2 2.2 2.1 2.3 2.5 2.3 2.3 2.01.41.0 0.7

0.7 0.8 0.9 0.9 0.9 0.9 0.9 0.9 1.0 1.0 0.8 0.7 0.5 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.5 0.6 0.7 0.9 1.21.5 1.71.8 1.8 1.8 1.81.7 1.71.61.5 1.4 1.5 1.5 1.71.8 2.0 2.0 1.9 1.9 1.8 1.6 1.61.51.2 1.0 0.8

0.5 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.8 0.7 0.7 0.6 0.5 0.5 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.5 0.5 0.5 0.4 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.5 0.5 0.5 0.6 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.5 0.5 0.5 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.6 0.8 0.91.11.31.4 1.5 1.5 1.5 1.5 1.4 1.4 1.41.3 1.3 1.31.4 1.51.6 1.8 1.91.7 1.5 1.41.2 1.21.1 1.11.0 0.8

0.3 0.5 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.7 0.6 0.6 0.6 0.6 0.6 0.6 0.7 0.8 0.8 0.8 0.7 0.7 0.6 0.6 0.6 0.6 0.7 0.7 0.8 0.8 0.8 0.7 0.6 0.6 0.6 0.6 0.6 0.7 0.7 0.8 0.8 0.8 0.7 0.6 0.6 0.6 0.6 0.6 0.7 0.7 0.8 0.8 0.8 0.7 0.6 0.6 0.6 0.6 0.6 0.7 0.8 0.8 0.8 0.7 0.7 0.6 0.6 0.6 0.6 0.6 0.7 0.8 0.8 0.8 0.7 0.7 0.6 0.6 0.6 0.6 0.7 0.7 0.8 0.8 0.8 0.7 0.7 0.7 0.7 0.8 0.9 1.01.11.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.21.1 1.11.2 1.21.4 1.51.61.71.61.41.3 1.21.1 1.1 1.11.0 0.9

1.7 1.8 1.9 2.1 2.2 2.2 2.0 1.8 1.6 1.5 1.5 1.5 1.7 1.8 2.1 2.2 2.2 2.1 1.8 1.7 1.5 1.5 1.5 1.6 1.8 2.0 2.2 2.2 2.1 1.9 1.7 1.5 1.5 1.5 1.6 1.8 2.0 2.2 2.2 2.1 1.9 1.7 1.6 1.5 1.5 1.6 1.7 1.9 2.1 2.2 2.2 2.0 1.8 1.6 1.5 1.5 1.5 1.7 1.9 2.1 2.2 2.2 2.0 1.8 1.6 1.5 1.5 1.5 1.7 1.8 2.1 2.2 2.2 2.1 1.8 1.7 1.5 1.5 1.5 1.6 1.8 2.0 2.2 2.2 2.1 1.7 1.5 1.1

1.9 1.9 1.9 1.9 1.9 2.0 1.9 1.9 1.8 1.7 1.7 1.7 1.8 1.9 2.0 2.0 2.0 2.0 1.9 1.8 1.7 1.7 1.7 1.8 1.9 1.9 2.0 2.0 2.0 1.9 1.8 1.7 1.7 1.7 1.7 1.9 1.9 2.0 2.0 2.0 1.9 1.8 1.7 1.7 1.7 1.7 1.8 1.9 2.0 2.0 2.0 1.9 1.9 1.7 1.7 1.7 1.7 1.8 1.9 2.0 2.0 2.0 1.9 1.9 1.8 1.7 1.7 1.7 1.8 1.9 2.0 2.0 2.0 2.0 1.9 1.8 1.7 1.7 1.7 1.8 1.9 1.9 2.0 1.9 1.9 1.7 1.5 1.31.5 1.9 2.4

2.0 2.0 1.8 1.8 1.7 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.6 1.5 1.31.7 2.3

2.1 1.9 1.7 1.6 1.5 1.6 1.6 1.7 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.6 1.6 1.7 1.8 1.8 1.8 1.8 1.8 1.7 1.7 1.6 1.6 1.6 1.7 1.8 1.8 1.8 1.8 1.8 1.8 1.6 1.6 1.6 1.6 1.7 1.8 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.6 1.6 1.8 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.6 1.7 1.7 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.6 1.6 1.7 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.6 1.6 1.5 1.4 1.31.9 2.6

2.0 1.8 1.6 1.5 1.5 1.5 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.5 1.5 1.5 1.4 1.3 1.21.8 2.6

1.8 1.6 1.5 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.2 1.2 1.01.7 2.5

1.9 2.1 2.2 2.1 1.8 1.5 1.2 0.9 0.6 2.2 2.8

2.1 2.1 2.1 2.1 2.0 1.9 1.9 2.2

1.9 2.0 2.0 2.0 1.8 1.7 1.7 1.9

0.6 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.0 1.0 0.9 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.0 1.0 1.0 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.0 1.0 0.9 0.9 0.8 0.8 0.8 0.8 0.9 0.9 1.0 1.0 1.0 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.0 1.0 1.0 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.0 1.0 1.0 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.0 1.0 1.0 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.0 1.0 1.0 0.9 0.9 0.9 0.9 1.0 1.1 1.2 1.2 1.1

0.7 0.9 1.0 1.0 1.0 0.9 1.0 1.0 1.1 1.1 1.2 1.2 1.1 1.1 1.0 1.0 1.0 1.0 1.0 1.1 1.2 1.2 1.2 1.2 1.1 1.0 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.1 1.1 1.0 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.1 1.1 1.0 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.1 1.1 1.0 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.1 1.0 1.0 1.0 1.0 1.0 1.1 1.2 1.2 1.2 1.2 1.1 1.0 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.2 1.1 1.1 1.1 1.1 1.2 1.3 1.3 1.2 1.0

0.7 0.9 1.1 1.3 1.4 1.3 1.3 1.4 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.3 1.4 1.4 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.4 1.3 1.4 1.4 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.4 1.3 1.4 1.3 1.2 1.2 1.3 1.2 1.2 1.3 1.4 1.4 1.4 1.4 1.3 1.2 1.2 1.3 1.2 1.2 1.3 1.4 1.3 1.4 1.4 1.3 1.2 1.2 1.3 1.2 1.2 1.4 1.4 1.3 1.4 1.4 1.2 1.2 1.2 1.2 1.2 1.2 1.4 1.4 1.3 1.4 1.4 1.2 1.2 1.3 1.3 1.2 1.3 1.4 1.4 1.4 1.5 1.4 1.3 1.1 0.9

0.7 0.9 1.2 1.7 2.1 1.9 2.1 2.0 1.5 1.2 1.2 1.3 1.2 1.4 1.9 2.1 1.9 2.1 1.9 1.4 1.2 1.3 1.3 1.2 1.5 2.0 2.1 1.9 2.1 1.8 1.4 1.2 1.3 1.2 1.2 1.6 2.0 2.0 2.0 2.1 1.7 1.3 1.2 1.3 1.2 1.3 1.7 2.1 2.0 2.0 2.1 1.6 1.2 1.2 1.3 1.2 1.3 1.8 2.1 1.9 2.1 2.0 1.5 1.2 1.2 1.3 1.2 1.4 1.9 2.1 1.9 2.1 1.9 1.4 1.2 1.3 1.3 1.2 1.5 1.9 2.1 1.9 2.1 1.8 1.4 1.2 1.3 1.2 1.2 1.6 2.1 2.1 2.0 2.2 1.8 1.3 1.0 0.8

0.7 0.9 1.2 1.9 2.5 2.3 2.5 2.2 1.5 1.2 1.2 1.3 1.1 1.4 2.0 2.6 2.3 2.6 2.1 1.4 1.1 1.2 1.2 1.2 1.5 2.2 2.6 2.3 2.6 2.0 1.4 1.1 1.3 1.2 1.2 1.6 2.3 2.5 2.4 2.5 1.8 1.3 1.2 1.3 1.2 1.3 1.8 2.5 2.4 2.5 2.4 1.7 1.2 1.2 1.3 1.1 1.3 1.9 2.6 2.3 2.6 2.3 1.5 1.2 1.2 1.3 1.1 1.4 2.1 2.6 2.3 2.6 2.1 1.4 1.1 1.2 1.2 1.2 1.5 2.2 2.6 2.3 2.6 2.0 1.4 1.1 1.3 1.2 1.2 1.6 2.4 2.5 2.4 2.6 1.8 1.2 0.9 0.8

0.7 0.8 1.2 1.7 2.4 2.2 2.3 2.1 1.5 1.1 1.2 1.2 1.1 1.3 1.9 2.4 2.2 2.4 2.0 1.4 1.1 1.2 1.2 1.1 1.4 2.1 2.3 2.2 2.4 1.8 1.3 1.1 1.2 1.2 1.2 1.5 2.2 2.3 2.2 2.3 1.7 1.2 1.1 1.3 1.1 1.2 1.7 2.3 2.2 2.3 2.2 1.6 1.2 1.2 1.3 1.1 1.3 1.8 2.4 2.2 2.3 2.1 1.5 1.1 1.2 1.2 1.1 1.4 1.9 2.4 2.2 2.4 2.0 1.4 1.1 1.2 1.2 1.1 1.4 2.0 2.3 2.2 2.4 1.9 1.3 1.1 1.3 1.2 1.2 1.6 2.2 2.3 2.3 2.4 1.7 1.2 0.9 0.7

0.7 0.8 1.2 1.9 2.5 2.3 2.5 2.2 1.5 1.2 1.2 1.2 1.1 1.4 2.0 2.6 2.3 2.6 2.1 1.4 1.1 1.2 1.2 1.2 1.5 2.2 2.6 2.3 2.6 2.0 1.3 1.1 1.3 1.2 1.2 1.6 2.3 2.5 2.4 2.5 1.8 1.3 1.2 1.3 1.2 1.3 1.8 2.5 2.4 2.5 2.4 1.7 1.2 1.2 1.3 1.1 1.3 1.9 2.5 2.3 2.5 2.2 1.5 1.2 1.2 1.3 1.1 1.4 2.1 2.6 2.3 2.6 2.1 1.4 1.1 1.2 1.2 1.1 1.5 2.2 2.6 2.3 2.6 2.0 1.4 1.1 1.3 1.2 1.2 1.6 2.4 2.5 2.4 2.5 1.8 1.2 0.9 0.7

0.7 0.9 1.2 1.7 2.0 1.8 1.9 1.9 1.4 1.1 1.2 1.2 1.1 1.3 1.8 2.0 1.8 1.9 1.8 1.4 1.1 1.2 1.2 1.1 1.4 1.8 1.9 1.8 2.0 1.7 1.3 1.2 1.2 1.2 1.2 1.5 1.9 1.9 1.8 2.0 1.6 1.2 1.2 1.2 1.2 1.2 1.6 2.0 1.8 1.9 1.9 1.5 1.2 1.2 1.2 1.2 1.3 1.7 2.0 1.8 1.9 1.9 1.4 1.1 1.2 1.2 1.1 1.3 1.8 2.0 1.8 1.9 1.8 1.4 1.1 1.2 1.2 1.1 1.4 1.8 1.9 1.8 2.0 1.7 1.3 1.2 1.3 1.2 1.2 1.5 1.9 1.9 1.8 2.0 1.6 1.1 0.9 0.7

0.7 0.9 1.0 1.2 1.3 1.2 1.2 1.3 1.2 1.1 1.2 1.2 1.1 1.1 1.2 1.3 1.2 1.3 1.3 1.2 1.1 1.2 1.2 1.1 1.2 1.3 1.2 1.2 1.3 1.2 1.1 1.2 1.2 1.2 1.1 1.2 1.3 1.2 1.2 1.3 1.2 1.1 1.2 1.2 1.2 1.1 1.2 1.3 1.2 1.2 1.3 1.2 1.1 1.2 1.2 1.2 1.1 1.2 1.3 1.2 1.2 1.3 1.2 1.1 1.2 1.2 1.1 1.1 1.2 1.3 1.2 1.3 1.3 1.1 1.1 1.2 1.2 1.1 1.2 1.3 1.3 1.2 1.3 1.2 1.1 1.2 1.2 1.2 1.1 1.2 1.3 1.2 1.2 1.3 1.2 1.0 0.9 0.7

0.6 0.8 0.9 0.9 0.9 0.9 0.9 0.9 1.0 1.0 1.1 1.1 1.1 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.1 1.1 1.1 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.1 1.1 1.0 1.0 0.9 0.9 0.9 0.9 1.0 1.0 1.1 1.1 1.1 1.0 1.0 0.9 0.9 0.9 0.9 1.0 1.0 1.1 1.1 1.1 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.0 1.1 1.1 1.1 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.1 1.1 1.1 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.1 1.1 1.0 1.0 0.9 0.9 0.9 0.9 0.9 0.9 0.8 0.6

0.5 0.6 0.7 0.6 0.6 0.6 0.6 0.7 0.7 0.8 0.9 0.8 0.8 0.7 0.7 0.7 0.6 0.7 0.7 0.7 0.8 0.8 0.9 0.8 0.7 0.7 0.7 0.6 0.7 0.7 0.7 0.8 0.8 0.9 0.8 0.7 0.7 0.6 0.6 0.7 0.7 0.8 0.8 0.8 0.9 0.8 0.7 0.7 0.6 0.6 0.7 0.7 0.8 0.9 0.8 0.8 0.8 0.7 0.7 0.6 0.7 0.7 0.7 0.8 0.9 0.8 0.8 0.7 0.7 0.7 0.6 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.7 0.7 0.7 0.6 0.7 0.7 0.8 0.8 0.9 0.9 0.8 0.7 0.7 0.7 0.6 0.7 0.7 0.7 0.6 0.5

1.11.0 1.2 1.2 1.2 1.2 1.2 1.31.4 1.4 1.4 1.5 1.41.3 1.21.11.1 1.1

1.2 1.3 1.2 1.3 1.3 1.31.4 1.4 1.4 1.41.3 1.3 1.2 1.21.1 1.1 1.1

1.0 1.21.5 1.71.61.7 1.7 1.51.3 1.3 1.2 1.3 1.21.51.6 1.61.51.61.4 1.10.9

0.9 1.3 1.9 2.4 2.2 2.3 2.2 1.6 1.2 1.2 1.2 1.2 1.2 1.6 2.2 2.3 2.2 2.3 1.8 1.2 0.9

0.9 1.2 1.8 2.5 2.3 2.5 2.21.5 1.1 1.1 1.1 1.11.2 1.6 2.3 2.5 2.4 2.41.71.2 0.8

0.8 1.2 1.8 2.4 2.3 2.4 2.21.5 1.1 1.1 1.1 1.1 1.11.6 2.2 2.4 2.3 2.41.7 1.10.8

0.9 1.2 1.8 2.4 2.2 2.4 2.21.5 1.1 1.1 1.1 1.1 1.11.6 2.3 2.4 2.3 2.4 1.8 1.2 0.8

0.91.1 1.5 1.71.61.7 1.7 1.4 1.1 1.11.01.1 1.1 1.4 1.7 1.71.61.7 1.5 1.10.9

0.9 1.01.1 1.1 1.1 1.1 1.1 1.1 1.11.0 1.0 1.01.1 1.1 1.1 1.1 1.1 1.1 1.11.0 0.9

0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.8 0.8 0.8 0.8 0.8 0.8 0.8

0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.6

0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4

0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2

0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2

0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3

0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.7 0.7 0.7 0.6 0.6 0.5 0.5 0.5 0.6 0.6 0.6 0.7 0.7 0.6 0.6 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.7 0.7 0.6 0.6 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.7 0.7 0.6 0.6 0.5 0.5 0.5 0.5 0.6 0.6 0.7 0.7 0.7 0.6 0.6 0.5 0.5 0.5 0.5 0.6 0.6 0.7 0.7 0.7 0.6 0.6 0.5 0.5 0.5 0.5 0.6 0.6 0.7 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.5 0.5 0.4 0.4 0.4 0.6 0.9 1.01.42.1 2.5 2.3 2.5 1.91.41.2 1.3 1.3 1.21.41.9 2.6 2.4 2.5 2.31.5 1.10.8

0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.7 0.7 0.7 0.6 0.5 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.6 0.9 1.01.42.1 2.3 2.0 2.3 1.91.51.31.4 1.4 1.4 1.52.0 2.5 2.3 2.4 2.2 1.61.10.9

0.7 0.8 0.9 0.9 0.9 0.9 0.9 1.0 1.0 1.0 0.8 0.6 0.4 0.4 0.3 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.6 0.9 1.0 1.31.5 1.5 1.4 1.5 1.4 1.5 1.51.6 1.6 1.6 1.6 1.8 1.9 1.8 1.8 1.81.51.2 1.0

0.8 1.01.1 1.11.2 1.2 1.2 1.3 1.3 1.2 1.0 0.7 0.5 0.5 0.4 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.4 0.4 0.6 0.9 1.0 1.0 1.0 1.0 0.9 1.0 1.01.5 1.71.8 1.9 2.0 1.9 1.81.71.6 1.6 1.61.5 1.41.2

0.9 1.01.4 1.7 1.7 1.71.9 1.81.51.3 1.2 0.9 0.7 0.6 0.6 0.6 0.7 0.7 0.8 0.8 0.8 0.8 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.7 0.7 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.4 0.4

0.91.11.6 2.2 2.5 2.4 2.7 2.31.7 1.5 1.4 1.10.9 0.8 0.8 0.9 0.9 1.0 1.0 1.01.11.0 1.0 1.0 0.9 0.9 0.9 1.0 1.0 1.0 1.01.11.0 1.0 1.0 0.9 0.9 0.9 0.9 1.0 1.0 1.01.11.0 1.0 1.0 0.9 0.9 0.9 0.9 1.0 1.0 1.01.11.0 1.0 1.0 0.9 0.9 0.9 0.9 1.0 1.0 1.01.11.0 1.0 1.0 1.0 0.9 0.9 0.9 1.0 1.0 1.01.1 1.11.0 1.0 1.0 0.9 0.9 0.9 1.0 1.0 1.0 1.01.11.0 1.0 0.9 0.9 0.8 0.8 0.8 0.7 0.7 0.6 0.6 0.5

0.91.11.6 2.3 2.6 2.5 2.8 2.3 1.8 1.6 1.6 1.3 1.21.1 1.11.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.21.1 1.11.0 1.0 0.9 0.8 0.7 0.6

0.91.11.6 2.3

1.0 1.21.72.4

1.11.3 1.6 1.9

1.21.4 1.5 1.5

1.31.5 1.5 1.5

0.7 0.6 0.6 0.6 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.7 0.7 0.6 0.6 0.7 0.7 0.8 0.8 0.8 0.8 0.8 0.7 0.7 0.6 0.6 0.7 0.7 0.8 0.8 0.8 0.8 0.8 0.7 0.7 0.6 0.6 0.7 0.7 0.8 0.8 0.8 0.8 0.7 0.7 0.7 0.6 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.7 0.7 0.7 0.6 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.7 0.7 0.6 0.6 0.7 0.7 0.8 0.8 0.9 0.9 0.8 0.7 0.7 0.6 0.6 0.6 0.7 0.7 0.6 0.5

0.9 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.1 1.1 1.0 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.1 1.1 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.0 1.1 1.1 1.1 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.0 1.1 1.1 1.1 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.1 1.1 1.1 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.1 1.1 1.0 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.1 1.1 1.0 1.0 0.9 0.9 0.9 0.9 0.9 0.9 0.8 0.6

1.1 1.2 1.2 1.2 1.3 1.2 1.1 1.2 1.2 1.2 1.1 1.2 1.3 1.2 1.2 1.3 1.2 1.1 1.2 1.2 1.2 1.1 1.2 1.3 1.2 1.2 1.3 1.2 1.1 1.2 1.2 1.2 1.1 1.2 1.3 1.2 1.2 1.3 1.2 1.1 1.2 1.2 1.1 1.1 1.2 1.3 1.2 1.2 1.2 1.1 1.1 1.2 1.2 1.1 1.2 1.3 1.2 1.2 1.3 1.2 1.1 1.1 1.2 1.2 1.1 1.2 1.3 1.2 1.2 1.3 1.2 1.1 1.2 1.2 1.2 1.1 1.2 1.3 1.2 1.2 1.2 1.1 1.0 0.9 0.6

1.3 1.8 1.9 1.8 1.9 1.7 1.3 1.1 1.2 1.2 1.2 1.5 1.9 1.9 1.8 1.9 1.6 1.2 1.2 1.2 1.2 1.2 1.6 1.9 1.8 1.9 1.9 1.5 1.2 1.2 1.2 1.2 1.3 1.7 1.9 1.8 1.9 1.9 1.4 1.2 1.2 1.2 1.1 1.3 1.8 1.9 1.7 1.9 1.8 1.4 1.1 1.2 1.2 1.1 1.4 1.8 1.9 1.8 1.9 1.7 1.3 1.1 1.2 1.2 1.1 1.5 1.9 1.9 1.8 1.9 1.6 1.3 1.2 1.3 1.2 1.2 1.6 1.9 1.8 1.9 1.9 1.5 1.1 0.9 0.7

1.4 2.2 2.5 2.3 2.6 2.0 1.3 1.1 1.3 1.2 1.2 1.6 2.3 2.5 2.4 2.5 1.8 1.3 1.1 1.3 1.2 1.2 1.7 2.4 2.4 2.4 2.4 1.7 1.2 1.2 1.3 1.1 1.3 1.9 2.5 2.3 2.5 2.3 1.5 1.2 1.2 1.3 1.1 1.4 2.0 2.6 2.3 2.6 2.1 1.4 1.1 1.2 1.2 1.2 1.5 2.2 2.5 2.3 2.6 2.0 1.4 1.1 1.3 1.2 1.2 1.6 2.3 2.5 2.3 2.5 1.8 1.3 1.1 1.3 1.2 1.2 1.7 2.4 2.4 2.4 2.4 1.6 1.1 0.9 0.7

1.4 2.0 2.3 2.2 2.4 1.8 1.3 1.1 1.2 1.2 1.2 1.5 2.2 2.3 2.2 2.3 1.7 1.2 1.1 1.3 1.1 1.2 1.6 2.3 2.2 2.3 2.2 1.6 1.2 1.2 1.3 1.1 1.3 1.8 2.4 2.2 2.3 2.1 1.5 1.2 1.2 1.2 1.1 1.3 1.9 2.4 2.2 2.4 2.0 1.4 1.1 1.2 1.2 1.1 1.4 2.1 2.3 2.2 2.4 1.8 1.3 1.1 1.2 1.2 1.2 1.5 2.2 2.3 2.2 2.4 1.7 1.3 1.1 1.3 1.1 1.2 1.6 2.3 2.2 2.3 2.2 1.5 1.1 0.8 0.7

1.4 2.2 2.6 2.3 2.6 2.0 1.4 1.1 1.3 1.2 1.2 1.6 2.3 2.5 2.4 2.5 1.8 1.3 1.2 1.3 1.2 1.3 1.7 2.5 2.4 2.5 2.4 1.7 1.2 1.2 1.3 1.1 1.3 1.9 2.6 2.3 2.5 2.3 1.5 1.2 1.2 1.3 1.1 1.4 2.0 2.6 2.3 2.6 2.1 1.5 1.1 1.3 1.2 1.2 1.5 2.2 2.6 2.3 2.6 2.0 1.4 1.1 1.3 1.2 1.2 1.6 2.3 2.5 2.4 2.5 1.9 1.3 1.1 1.3 1.2 1.3 1.7 2.4 2.4 2.5 2.4 1.6 1.1 0.9 0.7

1.4 1.9 2.1 1.9 2.1 1.8 1.4 1.2 1.3 1.2 1.2 1.6 2.0 2.1 2.0 2.1 1.7 1.3 1.2 1.3 1.2 1.3 1.7 2.1 2.0 2.0 2.1 1.6 1.2 1.2 1.3 1.2 1.3 1.8 2.1 1.9 2.1 2.0 1.5 1.2 1.2 1.3 1.2 1.4 1.9 2.1 1.9 2.1 1.9 1.4 1.2 1.3 1.3 1.2 1.5 2.0 2.1 1.9 2.1 1.8 1.4 1.2 1.3 1.2 1.2 1.6 2.0 2.0 2.0 2.1 1.7 1.3 1.2 1.3 1.2 1.3 1.7 2.1 2.0 2.0 2.0 1.6 1.1 0.9 0.7

1.2 1.4 1.4 1.3 1.4 1.4 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.4 1.4 1.4 1.3 1.2 1.2 1.3 1.2 1.2 1.3 1.4 1.4 1.4 1.4 1.3 1.2 1.2 1.3 1.2 1.2 1.3 1.4 1.3 1.4 1.4 1.3 1.2 1.2 1.3 1.2 1.2 1.4 1.4 1.3 1.4 1.4 1.2 1.2 1.3 1.2 1.2 1.3 1.4 1.4 1.3 1.4 1.4 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.4 1.3 1.4 1.3 1.2 1.2 1.3 1.2 1.2 1.3 1.4 1.3 1.3 1.4 1.2 1.0 0.9 0.7

1.0 1.0 1.0 1.0 1.0 1.0 1.1 1.2 1.2 1.2 1.1 1.1 1.0 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.1 1.1 1.0 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.1 1.1 1.0 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.1 1.0 1.0 1.0 1.0 1.0 1.1 1.2 1.2 1.2 1.2 1.1 1.0 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.1 1.1 1.0 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.1 1.0 1.0 0.9 0.9 1.0 1.0 1.0 0.9 0.7

0.8 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.0 1.0 0.9 0.9 0.8 0.8 0.8 0.8 0.9 0.9 1.0 1.0 1.0 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.0 1.0 1.0 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.0 1.0 1.0 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.0 1.0 1.0 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.0 1.0 1.0 0.9 0.8 0.8 0.8 0.8 0.9 0.9 1.0 1.0 1.0 0.9 0.8 0.8 0.8 0.7 0.8 0.8 0.8 0.7 0.6

0.8 0.8 0.8 0.8 0.8 0.8 0.9

0.6 0.6 0.6 0.6 0.6 0.6 0.6

1.7 1.8 1.6 1.4 1.3 1.3 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.3 1.3 1.2 1.1 1.0

1.9 1.9 1.8 1.6 1.5 1.5 1.5 1.6 1.7 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.7 1.6 1.5 1.5 1.5 1.4 1.4 1.3 1.2

1.9 2.0 1.8 1.7 1.6 1.5 1.6 1.6 1.8 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.6 1.6 1.7 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.6 1.6 1.7 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.6 1.6 1.7 1.8 1.8 1.8 1.8 1.8 1.8 1.6 1.6 1.6 1.6 1.7 1.8 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.6 1.6 1.8 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.6 1.6 1.7 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.5 1.5 1.5 1.4 1.2

2.0 2.0 2.0 1.8 1.8 1.7 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.8 1.7 1.7 1.6 1.5 1.2

1.8 1.9 1.9 1.9 1.9 1.9 1.9 1.9 1.9 1.7 1.7 1.7 1.7 1.8 1.9 2.0 2.0 2.0 1.9 1.9 1.8 1.7 1.7 1.7 1.8 1.9 1.9 2.0 2.0 2.0 1.9 1.8 1.7 1.7 1.7 1.8 1.9 1.9 1.9 2.0 2.0 1.9 1.8 1.7 1.7 1.7 1.7 1.9 1.9 2.0 2.0 2.0 1.9 1.8 1.7 1.7 1.7 1.7 1.8 1.9 2.0 2.0 2.0 1.9 1.9 1.7 1.7 1.7 1.7 1.8 1.9 2.0 2.0 2.0 1.9 1.9 1.8 1.7 1.7 1.7 1.8 1.9 2.0 2.0 1.9 1.8 1.7 1.5 1.2

1.5 1.7 1.8 1.9 2.1 2.2 2.1 2.0 1.8 1.6 1.5 1.5 1.5 1.7 1.9 2.1 2.2 2.2 2.0 1.8 1.6 1.5 1.5 1.5 1.7 1.8 2.1 2.2 2.2 2.1 1.8 1.7 1.5 1.5 1.5 1.6 1.8 2.0 2.2 2.2 2.1 1.9 1.7 1.5 1.5 1.5 1.6 1.8 2.0 2.1 2.2 2.1 1.9 1.8 1.6 1.5 1.5 1.6 1.7 1.9 2.1 2.2 2.2 2.0 1.8 1.6 1.5 1.5 1.5 1.7 1.9 2.1 2.2 2.2 2.0 1.8 1.6 1.5 1.5 1.5 1.7 1.8 2.1 2.2 2.1 2.0 1.7 1.4 1.1

0.9 0.9 0.9 0.9 1.0 1.0 1.01.0 1.0 1.0 0.9 0.9 0.9 0.9 0.9

1.3 1.2 1.3 1.3 1.2 1.0 1.01.0 1.1 1.2 1.3 1.3 1.3 1.3 1.2

0.9 1.2 1.7 2.0 1.8 2.0 1.9 1.4 1.1 1.1 1.0 1.0 1.1 1.5 2.0 2.0 1.9 2.0 1.6 1.1 0.9

0.9 1.2 1.9 2.5 2.3 2.5 2.2 1.5 1.1 1.1 1.1 1.0 1.1 1.6 2.3 2.5 2.4 2.5 1.8 1.1 0.8

0.9 1.2 1.8 2.4 2.2 2.3 2.1 1.5 1.1 1.1 1.1 1.1 1.1 1.5 2.2 2.3 2.2 2.3 1.7 1.1 0.8

1.0 1.3 2.0 2.6 2.4 2.6 2.3 1.6 1.2 1.2 1.2 1.2 1.3 1.7 2.4 2.6 2.5 2.6 1.9 1.3 0.9

1.1 1.4 1.9 2.3 2.1 2.2 2.1 1.7 1.4 1.4 1.4 1.4 1.4 1.8 2.2 2.2 2.1 2.3 1.9 1.4 1.1

1.4 1.5 1.7 1.8 1.7 1.8 1.8 1.7 1.6 1.6 1.6 1.6 1.6 1.7 1.8 1.7 1.7 1.8 1.7 1.5 1.4

1.6 1.7 1.7 1.7 1.6 1.7 1.7 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.7 1.7 1.7 1.5

1.5 1.7 1.7 1.7 1.6 1.6 1.7 1.7 1.8 1.8 1.7 1.8 1.8 1.7 1.7 1.7 1.6 1.7 1.7 1.6 1.5

1.8 1.9 1.8 1.9 1.9 1.7 1.5 1.6 1.6 1.6 1.6 1.7 2.0 1.91.9 1.8

2.0 2.5 2.3 2.5 2.3 1.7 1.3 1.4 1.4 1.4 1.4 1.8 2.4 2.52.5 1.9

2.5 1.8

0.9 1.0 1.2 1.2 1.2 1.2 1.2 1.0 0.9

1.0 1.31.71.81.71.8 1.6 1.2 0.9

0.91.42.1 2.5 2.4 2.5 1.9 1.2 0.9

0.9 1.3 1.9 2.3 2.2 2.3 1.8 1.2 0.9

0.91.42.1 2.5 2.3 2.5 1.9 1.2 0.9

0.91.42.0 2.2 2.1 2.3 1.8 1.2 0.9

0.9 1.21.4 1.5 1.4 1.5 1.4 1.10.9

0.9 1.0 1.0 1.0 1.0 1.0 1.0 1.0 0.9

0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.7

1.21.4 1.5 1.5

1.3 1.61.71.6

1.41.8 1.9 1.8

1.6 2.1 2.4 2.1

1.72.4 2.8 2.5

1.8 2.5 3.1 2.6

1.8 2.4 2.8 2.5

1.72.2 2.5 2.2

1.51.9 2.1 1.9

1.4 1.71.8 1.6

1.21.5 1.5 1.5

1.11.31.41.3 1.11.3 1.3 1.2

1.11.31.41.3 1.21.4 1.5 1.4

1.4 1.7 1.71.6

1.51.9 2.0 1.9

1.72.2 2.4 2.2

1.8 2.4 2.8 2.5

1.8 2.5 3.1 2.6

1.8 2.4 2.8 2.5

1.72.2 2.5 2.2

1.51.9 2.1 1.9

1.4 1.71.8 1.6

1.21.5 1.5 1.5

1.11.31.41.3 1.11.3 1.3 1.2

1.11.31.41.3 1.21.4 1.5 1.4

1.4 1.7 1.71.6

1.51.9 2.0 1.9

1.72.2 2.4 2.2

1.8 2.4 2.8 2.5

1.8 2.5 3.1 2.6

1.8 2.4 2.8 2.5

1.72.2 2.5 2.2

1.51.9 2.1 1.9

1.4 1.71.8 1.6

1.21.5 1.5 1.5

1.11.31.41.3 1.11.3 1.3 1.2

1.11.31.41.3 1.21.4 1.5 1.4

1.4 1.7 1.71.6

1.51.9 2.0 1.9

1.72.2 2.4 2.2

1.8 2.4 2.8 2.5

1.8 2.5 3.1 2.6

1.8 2.4 2.8 2.5

1.72.2 2.5 2.2

1.51.9 2.1 1.9

1.4 1.71.8 1.6

1.21.5 1.5 1.5

1.11.31.41.3 1.11.3 1.3 1.2

1.11.31.41.3 1.21.4 1.5 1.4

1.4 1.7 1.71.6

1.51.9 2.0 1.9

1.72.2 2.4 2.2

1.8 2.4 2.8 2.5

1.8 2.6 3.1 2.6

1.9 2.7 3.2 2.7

1.9 2.6 3.1 2.8

PAL SPRONGS FULFILLMENT CENTER - PALM SPRINGS, CA

MAINTAINED HORIZONTAL ILLUMINANCE CALCULATIONS AT FINISH GRADE 1-17-23
Drawn By
Sheet No.

Job No.

Scale
Title
Checked By
Issue No.Date
Date
Commercial Lighting Industries
81161 Indio Boulevard, Indio, CA 92201
Tel: 800-755-0155 | Fax: 760-262-3940

ALL PLANS AND SPECIFICATIONS ARE THE PROPERTY OF
COMMERCIAL LIGHTING IND. DO NOT SCALE DRAWINGS.

ALL MEASUREMENTS MUST BE CHECKED ON SITE BY

THE CONTRACTORS AND ANY DISCREPANCIES BROUGHT
TO THE ATTENTION OF THE DESIGNER OR ARCHITECT.

FULFILLMENT CENTER

PALM SPRINGS

PALM SPRINGS, CA
Item 2A - Page 87

INDIAN CANYON

PALM SPRINGS

INDUSTRIAL

INDIAN CANYON DRIVE

PALM SPRINGS, CA

CONCEPT DESIGN
IRV22-0138-00

01.16.2023
TOTAL PAGE IN THIS PACKAGE: 6
Item 2A - Page 88

PROPOSED FUTURE OFFICE AREA
11 A
A
22 33
44 55
66 88
99 1010
1111
1515
1616
B
B
C
C
D
D
E
E
F
F
G
G
H
H
J
J
K
K
L
L
M
M
N
N
P
P
V
V
49'-10" 98'-4" 112'-0" 112'-0" 111'-11" 112'-0" 112'-0" 112'-0" 110'-3" 1,052'-0"
56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 44'-0" 28'-9"125'-0"125'-0"125'-0"125'-0"125'-0"26'-3"
44'-8"114'-0"117'-6"122'-4"125'-0"117'-0"114'-6"45'-0"
Q
Q
R
R
S
S
U
U
T
T
1212
1313
1414
800'-0"
60'-0"60'-0"60'-0"60'-0"60'-0"50'-0"50'-0"50'-0"50'-0"60'-0"60'-0"60'-0"60'-0"60'-0" 39'-6"
39'-6"
TYP.
217
TYP.
216
TYP.
201
202
TYP.
202
214
TYP.
214
0 20' 40' 80'
1"=40'
SHEET
NORTH
IRV22-0138-00
12/21/2022
Floor Plan
Snider Palm Springs
Palm Springs, CA 2
SCHEME: 06a
201 STRUCTURAL STEEL COLUMN, PAINT SAFETY YELLOW UP TO 10'-0" A.F.F AND WHITE ABOVE.
202 CONCRETE SLAB. PROVIDE VAPOR RETARDER OVER SAND BASE AT OFFICE AND FUTURE OFFICE AREA (HATCHED) PER SOILS REPORT. PROVIDE SEALER FOR CONCRETE FLOOR AREA IN WAREHOUSE.
214 PAINT INSIDE FACE OF WAREHOUSE WALLS WHITE.
216 DOCK PIT.
217 6'x8' HYDRAULIC DOCK LEVELER.

KEYNOTES:

LEGEND
Item 2A - Page 89
11 A
A
22 33
44 55
66 88
99 1010
1111
1515
1616
B
B
C
C
D
D
E
E
F
F
G
G
H
H
J
J
K
K
L
L
M
M
N
N
P
P
V
V
Q
Q
R
R
S
S
U
U
T
T
1212
1313
1414
SLOPE
1/4" PER FOOT MIN.

SLOPE
1/4" PER FOOT MIN.

TYP.
308
301
TYP.
301
1,052'-0"
56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 56'-0" 44'-0" 800'-0"
60'-0"60'-0"60'-0"60'-0"60'-0"50'-0"50'-0"50'-0"50'-0"60'-0"60'-0"60'-0"60'-0"60'-0" SKYLIGHT: (2%)

COORDINATE EXACT LOCATION TO PREVENT CONFLICT

WITH FRAMING, FIRE SPRINKLER LINES, ELECTRICAL
CONDUITS AND LIGHTING. SEE STRUCTURAL DRAWINGS.
0 20' 40' 80'
1"=40'
SHEET
NORTH
IRV22-0138-00
12/21/2022
Roof Plan
Snider Palm Springs
Palm Springs, CA 3
SCHEME: 06a
301 CLASS A BUILT-UP ROOFING (UL-ER10167-03) OVER WOOD DECK. 308 SKYLIGHT.

KEYNOTES:

LEGEND

CALCULATIONS
SKYLIGHTS:

SKYLIGHT SIZE: 48"x96"=32 S.F.
(WAREHOUSE AREA S.F.) x 2.0% 715,360 x .02
(SKYLIGHT SIZE) 32
DESIRED: 448 SKYLIGHTS
PROVIDED: 624 SKYLIGHTS
Item 2A - Page 90
PAGE
2 01.12.2023INDIAN CANYON PALM SPRINGS INDUSTRIAL
PALM SPRINGS, CA - IRV22-0138-00

CONCEPTUAL DESIGN
East Elevation at Indian Canyon Drive
Perspective View at Indian Canyon Drive
This conceptual design is based upon a preliminary review of entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended merely to assist in exploring how the project might be developed. Signage shown is for illustrative purposes only and does not necessarily reflect municipal code compliance. All colors shown are for representative purposes only. Refer to material samples for actual color verification.

Item 2A - Page 91
PAGE
3 01.12.2023INDIAN CANYON PALM SPRINGS INDUSTRIAL
PALM SPRINGS, CA - IRV22-0138-00

CONCEPTUAL DESIGN
Detail View at Office Entry
This conceptual design is based upon a preliminary review of entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended merely to assist in exploring how the project might be developed. Signage shown is for illustrative purposes only and does not necessarily reflect municipal code compliance. All colors shown are for representative purposes only. Refer to material samples for actual color verification.

Item 2A - Page 92
PAGE
4 01.12.2023INDIAN CANYON PALM SPRINGS INDUSTRIAL
PALM SPRINGS, CA - IRV22-0138-00

CONCEPTUAL DESIGN
Perspective View at Dock Corner
This conceptual design is based upon a preliminary review of entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended merely to assist in exploring how the project might be developed. Signage shown is for illustrative purposes only and does not necessarily reflect municipal code compliance. All colors shown are for representative purposes only. Refer to material samples for actual color verification.

Item 2A - Page 93
1 ACCENT PAINT ON CONCRETE

SHERWIN WILLIAMS
SW 6411 - BENGAL GRASS
2 PAINT ON CONCRETE

SHERWIN WILLIAMS
SW 7631 - CITY LOFT
3 PAINT ON CONCRETE

SHERWIN WILLIAMS
SW 6073 - PERFECT GREIGE
4 PAINT ON RIBBED CONCRETE

SHERWIN WILLIAMS
SW 9169 - CHATURA GRAY
5 METAL TRIM
WHITE
6 VITRO INSULATED ARCHITECTURAL GLASS
VISTACOOL (2) PACIFICA
7 CLEAR ANODIZED ALUMINUM STOREFRONT
8 STONE ACCENT

STONE DEPOT

MANGOLIA LIMESTONE-NATURAL SPLIT

KEYNOTES

EAST ELEVATION

SOUTH ELEVATION

WEST ELEVATION

NORTH ELEVATION
F.F.E
0’ - 0”
F.F.E
0’ - 0”
F.F.E
0’ - 0”
F.F.E
0’ - 0”
T.O.P
49’ - 6”
T.O.P
49’ - 6”
T.O.P
49’ - 6”
T.O.P
49’ - 6”
CLR HT
40’ - 0”
CLR HT
40’ - 0”
CLR HT
40’ - 0”
CLR HT
40’ - 0”
86 6
6 1
1 5
1 1
1 1
1 1
73 3
3 1
3 3
3 3
2 2
3 3
3 2
2 2
4 4
44 5
PAGE
5 01.12.2023INDIAN CANYON PALM SPRINGS INDUSTRIAL
PALM SPRINGS, CA - IRV22-0138-00

CONCEPTUAL ELEVATION
This conceptual design is based upon a preliminary review of entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended merely to assist in exploring how the project might be developed. Signage shown is for illustrative purposes only and does not necessarily reflect municipal code compliance. All colors shown are for representative purposes only. Refer to material samples for actual color verification.

Item 2A - Page 94
PAGE
6 01.12.2023INDIAN CANYON PALM SPRINGS INDUSTRIAL
PALM SPRINGS, CA - IRV22-0138-00

MATERIALS BOARD

ACCENT PAINT ON CONCRETE

SHERWIN WILLIAMS
SW 6411

BENGAL GRASS

PAINT ON CONCRETE

SHERWIN WILLIAMS
SW 7631

CITY LOFT

PAINT ON CONCRETE

SHERWIN WILLIAMS
SW 6073

PERFECT GREIGE

PAINT ON RIBBED CONCRETE

SHERWIN WILLIAMS
SW 9169

CHATURA GRAY

METAL TRIM
WHITE

VITRO INSULATED ARCHITECTURAL GLASS
VISTACOOL (2) PACIFICA

CLEAR ANODIZED ALUMINUM STOREFRONT

STONE ACCENT

STONE DEPOT

MANGOLIA LIMESTONE-NATURAL SPLIT
1 2 3 4 5 6
7 8
1 2 345 867
This conceptual design is based upon a preliminary review of entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended merely to assist in exploring how the project might be developed. Signage shown is for illustrative purposes only and does not necessarily reflect municipal code compliance. All colors shown are for representative purposes only. Refer to material samples for actual color verification.

Item 2A - Page 95

PROJECT SITE
N. INDIAN CANYON DRIVE
19TH AVENUE
APN 666-320-018
1 2
4 3
5 EXISTING SITE PHOTOGRAPHS

DATA TABLE
ASSESSOR'S PARCEL NUMBER:

EXHIBIT DATE: JANUARY 12, 2023

APPLICANT /
ADDRESS:

CONTACT:
730 ARCADY ROAD
MONTECITO, CALIFORNIA 93108

DAVID SNIDER
EXHIBIT PREPARER:

ADDRESS:

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT:PAUL DEPALATIS, AICP

IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LAND OWNER:

SNIDER INTERESTS, LLC
666-320-018
TELEPHONE:(760) 320-9811
MSA CONSULTING, INC.

Civil Engineering Land Surveying Landscape Architecture Planning Environmental Services Dry Utility Coordination GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com SHEET
SHEETS
1 OF
1 PHOTOGRAPH NO. 1
PHOTOGRAPH LOCATION LEGEND:

PHOTOGRAPH LOCATION & DIRECTIONX
N.T.S.

VICINITY MAP
19TH AVE.

INDIAN CANYON DR. 18TH AVE.
20TH AVE.

INDIAN
GARNET AVE.

AVE.

I-10 CALLE DE LOS ROMOS
SITE

CITY OF

DILLON ROAD

KAREN AVENUE

DESERT HOT

SPRINGS

CITY OF

PALM SPRINGS
PHOTOGRAPH NO. 2
PHOTOGRAPH NO. 3PHOTOGRAPH NO. 4
PHOTOGRAPH NO. 5
R:\2771\Acad\Planning\Exhibits\2771 Existing Site Photos.dwg, 1/12/2023 2:21:04 PM, dgallerani, MSA Consulting, Inc.

Item 2A - Page 96

CITY COUNCIL STAFF REPORT

DATE: JANUARY 23, 2025 PUBLIC HEARING

SUBJECT: AN APPEAL OF THE PLANNING COMMISSION’S DECEMBER 4, 2024

DECISION TO CERTIFY A FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) INCLUDING THE ADOPTION OF A STATEMENT OF

OVERRIDING CONSIDERATIONS AND THE APPROVAL OF A MAJOR
DEVELOPMENT PERMIT FOR A 739,360-SQUARE FOOT WAREHOUSE

AT THE NORTHWEST CORNER OF NORTH INDIAN CANYON DRIVE
AND 19
TH AVENUE (CASE 3.4361 MAJ)

FROM: Scott C. Stiles, City Manager

BY: Department of Planning Services

SUMMARY:

This is a request for the City Council to consider an appeal by Peter Moruzzi to overturn the decision made by the Planning Commission on December 4, 2024 to certify a Final Environmental Impact Report (FEIR) including the adoption of a Statement of Overriding Considerations (SOC) and the approval of a Major Development Permit for the construction of a two-story industrial warehouse building. The warehouse totals 739,360- square feet in area, including approximately 12,000-square feet of office space, and the use is permitted by right in the M-2 (Industrial) zone.

The proposed project complies with the development standards implemented by the City Council in 2022 when the Municipal Code was amended to permit large warehouse and logistic centers in this area of the city. As such, no conditional use permits or variances are required as part of the application.

The Draft EIR can be found here: DEIR_2024-04-23 (1).pdf

Final EIR can be found here: PS Fulfillment Final EIR_20241029.pdf

Statement of Overriding Considerations can be found here: SOC Final.pdf

Item 2A - Page 1
City Council Staff Report
January 23, 2025 -- Page 2
Appeal of Palm Springs Fulfillment Center

RECOMMENDATION:

1) Open the appeal hearing and receive testimony; and

2) Reject the appeal and accept the Planning Commission’s decision by adopting a Resolution entitled, “ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

PALM SPRINGS, CALIFORNIA, DENYING THE APPEAL BY PETER MOR UZZI

AND UPHOLDING THE DECISION OF THE PLANNING COMMISSION TO

CERTIFY A FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) INCLUDING

THE ADOPTION OF A STATEMENT OF OVERRIDING CONSIDERATIONS AND THE APPROVAL OF A MAJOR DEVELOPMENT PERMIT FOR A 739,360 -

SQUARE FOOT WAREHOUSE AT THE NORTHWEST CORNER OF NORTH
INDIAN CANYON DRIVE AND 19
TH AVENUE (CASE 3.4361 MAJ)”.

BACKGROUND:

On December 4, 2024, the Planning Commission voted 4-0-2 (Yes: Weremiuk, Miller, Morrill, Murphy; absent Rotman and Baker) to approve the application. The history of the application review is summarized in the table below, and the excerpts of the meeting minutes that are relevant to the project are attached to this Staff Report (Attachment E).

The Planning Commission’s findings and conditions of approval are attached as Resolution No. 6970 (Attachment D).

Related Relevant City Actions by Planning, Fire, Building, etc. 1/27/2022
The City Council , by a vote of 5 -0, adopted Ordinance No. 2056 amending Palm Springs Zoning Code (PSZC) Chapters 92 and 93 relative to the development standards for the M-2 and E-1 zones to allow warehouse/fulfillment centers.
8/7/2023 Initial Study circulated for a 30-day review period ending on 9-6-23 8/22/2023
Scoping Meeting conducted to provide an opportunity for the public to learn about the proposed project and provide comments on the possible environmental effects that should be studied in the EIR process 9/13/2023 Planning Commission conducted a Study Session to discuss proposed project and provide comments
4/30/2024 Draft Environmental Impact Report (DEIR) available for a 45 -day review period ending June 17, 2024
5/22/2024
The Planning Commission held a discussion regarding the DEIR and requested a 4th Alternative be analyzed and requested additional analysis of the projects impact on scenic vistas from Interstate 10 8/26/2024 The Draft Re -Circulated Environmental Impact Report available for 45 - day comment period ending October 9, 2024
Item 2A - Page 2
City Council Staff Report
January 23, 2025 -- Page 3
Appeal of Palm Springs Fulfillment Center

Related Relevant City Actions by Planning, Fire, Building, etc. 12/4/2024 The Planning Commission held a public hearing, received testimony, and voted 4- 0 to certify the Final Environmental Impact Report, adopt the Statement of Overriding Considerations, and approve a Major Development Permit per Resolution No. 6970.

Pursuant to Palm Springs Zoning Code Section 94.04.00(D)(1)(e), the Planning Commission’s decision of a Development Permit application is final unless further appeal is made to the City Council in the manner provided by Chapter 2.05 of the Palm Springs
Municipal Code. On December 9, 202 4, Peter Moruzzi filed an appeal request in accordance with the applicable law. The Appeal Form is attached to this staff report (Attachment C).

PROPOSED PROJECT:

The project proposes the development of a two‐ story, 739,360‐ square‐foot fulfillment center on a vacant lot of approximately 38 acres. The ultimate build -out will include the warehouse and office space and include associated infrastructure (paved driveways and parking, landscaping, gated access points, retention area, and perimeter fencing). The proposed fulfillment center requires a total of 312 spaces for employee parking; 420 total spaces are provided in the front parking area, exceeding the minimum requirement. A total of 306 spaces for truck/t railers are located within the gated area on the north and south sides of the building. The fulfillment center is expected to generate approximately 700 permanent jobs.

Based on the analysis contained in the Final EIR, impacts to greenhouse gas emissions and transportation have been determined to be significant and unavoidable, after all feasible mitigation measures have been considered and adopted. These unavoidable impacts are overridden by the project benefits set forth in the Statement of Overriding Considerations. T he Planning Commission determined that for each of the significant effects, specific economic, legal, social, technological, or other considerations, including the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the Draft/Final EIR. In addition, the Planning Commission determined through the adoption of the Statement of Overriding Considerations that the specific overriding economic, legal, social, technological or other benefits of the project outweigh the significant effects on the environment.

APPELLANT’S GROUNDS FOR APPEAL REQUEST:

In the Appeal Form (Attachment C), the appellant explains the basis for filling the appeal request as follows:

1) “ We presented evidence that the stated benefits do not outweigh the significant impacts and strongly disagree with and challenge the conclusions of the Planning Commission”.

Item 2A - Page 3
City Council Staff Report
January 23, 2025 -- Page 4
Appeal of Palm Springs Fulfillment Center

2) “ Ultimately, we believe that the final approval of the Palm Springs’s first warehouse should be made by the City’s elected representatives and not by the Planning Commission”.

STAFF ANALYSIS:

The City Council on January 27, 2022, adopted Ordinance No. 2 056 for a Zone Text Amendment (Case ZTA 5.1547) amending the PSZC Chapter 92 and Chapter 93 relative to the development standards for the M-2 and E-1 zones to allow warehouse uses by-right.

This revision specifically identified the area of the City north of Interstate 10 and west of North Indian Canyon Drive as an appropriate and desirable location for future development of large-scale warehouse/fulfillment centers and appropriately zoned the area for this type of development. As a matter of land use, the proposed facility is permitted as of right and is consistent with the Council directive, and the project is located in an area that is an appropriate location for this type of development.

On December 4, 2024 the Planning Commission held a public hearing and received information provided in the staff report along with testimony from the City environmental consultant and discussed in detail the analysis contained in the Final Environmental Impact Report. Additional information was provided by the applicant related to the proposed project and e xtensive p ublic comments w ere provided. In addition to the economic benefits generated by additional employment and significant revenue to the City, the applicant also executed agreements with the Sierra Club and union labor groups.

The Planning Commission determined that these agreements further offset the unavoidable impacts by providing additional solar panels, committing to elec trifying the truck fleet when feasible, and providing skilled union labor opportunities for local workers.

The Planning Commission voted 4- 0 to certify the Final Environmental Impact Report , adopt the Statement of Overriding Considerations , and approve a Major Development Permit.

Staff interpreted and analyzed the General Plan policies and zoning ordinance regulations as well as the Final Environmental Impact Report and Statement of Overriding Considerations plus Mitigation Monitoring Program in preparing findings and conditions of approval that supported a recommendation of approval.

ENVIRONMENTAL DETERMINATION:

An Environmental Impact Report (EIR) pursuant to the California Environmental Quality Act (CEQA) was prepared for the proposed project (State Clearinghouse Number 2023080091) and was certified by the Planning Commission on December 4, 2024.

Item 2A - Page 4
City Council Staff Report
January 23, 2025 -- Page 5
Appeal of Palm Springs Fulfillment Center

FISCAL IMPACT:

According to the information provided by the applicant, the project has the potential to provide seven hundred (700) new permanent jobs for skilled local workers, additional skilled union workers hired during the eighteen (18) months of construction, increased property tax, and a potential new source for sales tax revenue.

CONCLUSION:

The City Council previously determined that the area north of Interstate 10 is an appropriate location for uses of this size and scope by amending the Zoning Ordinance in 2022 to allow warehouses as a by-right use in the M-2 Zone. The Planning Commission thoroughly analyzed the project through conducting a Scoping Meeting, a special study session, conducted a public hearing and received testimony from expert environmental consultants and voted 4-0-2 to approve the application. They determined that per Section

94.04.01(D) of the Palm Springs Zoning Code (PSZC) , the eleven (11) facts of findings can be met and that the benefits of the project outweigh any environmental impacts.

Based on the determinations above and outlined in the initial report , Staff recommends that the City Council uphold the decision of the Planning Commission and deny the appeal filed by the Appellant.

REVIEWED BY:

Department Director: Christopher Hadwin
Deputy City Manager: Flinn Fagg
City Manager: Scott Stiles

ATTACHMENTS:

A. Vicinity Map
B. City Council Draft Resolution
C. Letter of Appeal filed 12-9-24
D. Planning Commission Resolution No. 6970
E. Planning Commission Minutes of 12-4-2024
F. Planning Commission Staff Report 12-4-2024
G. Business Disclosure Form
H. Site Plan and Building Elevations

Item 2A - Page 5

ATTACHMENT #A

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CITY OF PALM SPRINGS
Case 3.4361 MOP -
Palm Springs Fulfillment Center
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Northwest Corner of North Indian Canyon Drive and 19th Avenue ATTACHMENT #B
Item 2A - Page 8
RESOLUTION NO. _____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM

SPRINGS CALIFORNIA DENYING THE APPEAL BY PETER
MORUZZI AND UPHOLDING THE PLANNING COMMISSION’S

DECISION TO CERTIFY A FINAL ENVIRONMENTAL IMPACT

REPORT (FEIR) INCLUDING THE ADOPTION OF A STATEMENT

OF OVERRIDING CONSIDERATIONS AND THE APPROVAL OF
A MAJOR DEVELOPMENT PERMIT FOR A 739,360 -SQUARE

FOOT WAREHOUSE AT THE NORTHWEST CORNER OF
NORTH INDIAN CANYON DRIVE AND 19

TH AVENUE (CASE

3.4361 MAJ).

A. PS Canyon Development, LLC, (“Applicant”) submitted an application with the City pursuant to Section 94.04.01 of the Palm Springs Zoning Code for a Major Development Permit Application for the construction of a 739,360- square foot warehouse fulfillment center on thirty -eight (38) acres. The application includes the certification of a Final Environmental Impact Report; Statement of Overriding Considerations and Facts and Findings; and adoption of a Mitigation Monitoring Program to meet the requirements of the California Environmental Quality Act (CEQA).

C. On December 4, 202 4, a public hearing on the proposed Major Development Permit application and the certification of the final EIR, Statement of Overriding Considerations, and adoption of the Mitigation Monitoring Program was held by the Planning Commission in accordance with applicable law.

D. On December 4, 2024, the Planning Commission reviewed and voted 4- 0 (Weremiuk, Miller, Morrill, Murphy) to certify the Final Environmental Impact Report, adopt the Statement of Overriding Considerations, the Mitigation Monitoring Program, and approve a Major Development Permit as the project is in conformance with the General Plan and Zoning Ordinance.

E. On December 9, 2024 , Peter Moruzzi filed an appeal to the City Council of the December 4, 2024 decision to approve Case 3.4361 MAJ in accordance with applicable law.

F. January 23, 2025, an appeal hearing on Case 3.4361 MAJ was held by the City Council in accordance with applicable law.

G. An Environmental Impact Report (EIR), State Clearing House #2023080091 has been prepared for the proposed “project”. A Statement of Overring Considerations (SOC) has been prepared pursuant to the California Environmental Quality Act Guidelines (“CEQA”). The site is zoned M-2 and is a by-right use for an industrial warehouse and is in conformance with the General Plan and zoning, and no variances or exceptions are required.

Item 2A - Page 9
Resolution No. _____