CC10 — Rancho Mirage City Council, January 19, 2023 (part 1 of 4)

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Attachment 1
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Attachment 2
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Attachment 3
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TO: Mayor and City Council DATE: January 17, 2019
FROM: Jeremy Gleim, AICP, Development Services Director SUBJECT: Consideration of Environmental Assessment Case No. 160002, General Plan Zoning Map Amendment Case No. GPZMA 18002, Specific Plan Amendment Case No. SPA16001, Tentative Tract Map No. 37122 and Preliminary Development Plan Case No. PDP16003 -Rancho Cove

SPECIFIC REQUEST OR RECOMMENDATION
The Planning Commission recommends that the City Council:

A.Approve the filing of a Mitigated Negative Declaration based on Environmental Assessment Case No. EA 160002;
B.Introduce Ordinance No. (Next in Order), 1st Reading, approving General Plan Zoning Map Amendment Case No. GPZMA 18002;
C.Introduce Ordinance No. (Next in Order), 1st Reading, approving Specific Plan Amendment Case No. SPA 16001;
D.Approve Tentative Tract Map No. 37122; and
E.Approve Preliminary Development Plan Case No. PDP16003.

ATTACHMENTS

1.Letter from applicant to City Council dated November 16, 2018

2.Supplemental Staff Report to the Planning Commission dated November 8, 2018

3.City Attorney's Supplemental Legal Analysis dated November 8, 2018

4.Minutes from November 8, 2018 Planning Commission meeting

5.Planning Commission Staff Report dated October 25, 2018

6.Environmental Assessment Case No. EA160002

7.City Attorney's Independent Analysis of the Proposed GPZMA

8.City Attorney's Independent Analysis of the Proposed SPA

9. Ordinance for General Plan Zoning Map Amendment GPZMA 18002

10.Ordinance for Specific Plan Amendment SPA 16001

11.Aerial Photo

12.11" x 17" Exhibit Booklet
AGENDA ITEM#
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DATE: January 17, 2019 Page 2 of 2
EA160002, GPZMA18002, SPA16001, TTM37122, AND PDP16003-Rancho Cove

JUSTIFICATION OR INFORMATION CONTINUED

PLANNING COMMISSION REVIEW
The Planning Commission considered the subject proposal at their meeting on November 8, 2018. Staff presented highlights of the project, after which the Commissioners asked questions and a public hearing was opened.

As summarized in the minutes attached to this report, the applicant made a few comments and answered Commissioner's questions. No other members of the public spoke about the project. Upon closing of the public hearing, the following motion was made:

MOTION: IT WAS MOVED/SECONDED BY STEWART/MAXWELL TO RECOMMEND TO THE CITY COUNCIL:

A.THE FILING OF A MITIGATED NEGATIVE DECLARATION BASED ON ENVIRONMENTAL ASSESSMENT CASE NO. EA160002;
B.AD OPTION OF ORDINANCE (NEXT IN ORDER) APPROVING GENERAL PLAN ZONING MAP AMENDMENT CASE NO. GPZMA18002;
C.AD OPTION OF ORDINANCE NO. (NEXT IN ORDER) APPROVING SPECIFIC PLAN AMENDMENT CASE NO. SPA16001;
D.APPROVAL OF TENTATIVE TRACT MAP NO. 37122; AND,
E.APPROVAL OF PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP16003 MOTION CARRIED 5/0.

The full Planning Commission staff report is attached to this letter.

AGENDA ITEM#
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ATTACHMENT 1

LETTER FROM APPLICANT
SEE ATTACHED]
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HORIZON PACIFIC
November 16, 2018
Mayor Richard W. Kite
Members of the City Council

CITY OF RANCHO MIRAGE
69-825 Highway 111
Rancho Mirage, CA 92270
Re: Rancho Cove - EAS No. 160002 / GPA No. GPZMA18002 / SPA SPA16001 / Tentative Tract Map 37122 and PDP No.16003
Dear Hon. Mayor and Council Members,
The Applicant greatly appreciates City staff's hard work on our Rancho Cove project and is gratified that the Planning Commission unanimously recommended approval of the project at its November 8thl meeting. We look forward to presenting the project to the City Council in the coming weeks.

As we have expressed to City staff, the Rancho Cove site faces a unique challenge that we would like to present to and discuss with the Council. Specifically, over a number of decades, upstream developments above our project were approved by the City, which developments diverted storm waters from their natural watercourse through our property. As a result of the diverted waters, the proposed Rancho Cove project is uniquely burdened in its required storm water mitigation, and therefore, we have requested that the City of Rancho Mirage participate in funding the proposed storm water mitigation to account for the portion of storm water attributable to the diverted waters.

We look forward to working with the Council to constructively address this request and will be happy to provide whatever supplemental materials or information the Council requires as it considers our request. Thank you very much.

Very Truly Yours,

HORIZ PACIFIC
Robert Nolan
Managing Member
CC: City Clerk
City Manager
City Attorney
Planning Department

CHO COVE, LLC
HORIZON PACIFIC - RANCHO COVE, LF.0
PO Box. 15482, Newport Beach, CA 92659 - T. (714) 668-1150 - F. (714) 668-1184 10-15

ATTACHMENT 2

SUPPLEMENTAL STAFF REPORT TO THE PLANNING COMMISSION
SEE ATTACHED]
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ATTACHMENT 2

SUPPLEMENTAL STAFF REPORT TO THE PLANNING COMMISSION
SEE ATTACHED]
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CITY OF RANC
TO:

FROM: Jeremy Gleim, AICP, Development Services Director

O MIRAGE
Planning Commission DATE: November 8, 2018
SUBJECT: Supplemental Staff Report for Environmental Assessment Case No. 160002, General Plan Zoning Map Amendment Case No. GPZMA18002, Specific Plan Amendment Case No. SPA16001, Tentative Tract Map No. 37122 and Preliminary Development Plan Case No. PDP16003 - Rancho Cove
SPECIFIC REQUEST OR RECOMMENDATION:

That the Planning Commission recommend to the City Council:

A. The filing of a Mitigated Negative Declaration based on Environmental Assessment Case No. EA160002;
B. Adoption of Ordinance No. (next in order) approving General Plan Zoning Map Amendment Case No. GPZMA18002;
C. Adoption of Ordinance No. (next in order) approving Specific Plan Amendment Case No. SPA16001;
D. Approval of Tentative Tract Map No. 37122; and,
E. Approval of Preliminary Development Plan Case No. PDP16003

ATTACHMENTS

1. Rancho Cove Letter to Steve Quintanilla, City Attorney

2. City Attorney's Supplemental Legal Analysis

SUPPLEMENTAL REPORT
This report serves as a supplement to the staff report distributed in the agenda packet for the October 25, 2018 Planning Commission meeting. The purpose of this report is to 1) provide a brief summary of the continuance of this item from the October 25, 2018 meeting; 2) to introduce two new attachments to the staff report that were not included in the previous agenda packet regarding storm drainage; and 3) to add a few conditions of approval that were not included in the previous report.

Summary of Continuance
Public hearing notices were mailed and distributed for this project on October 10, 2018, in preparation of the October 25, 2018 Planning Commission meeting. Prior to the meeting, but after public hearing notices were distributed, the applicant's attorney provided staff with a letter regarding storm drainage and requested revisions to portions of the staff report and certain conditions of approval. Upon learning that staff did not support the requested changes, the Planning Commission Staff Report AGENDA ITEM#
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Date: November 8, 2018 Page 2 of 3
Rancho Cove - EA160002, GPZMA18002, SPA16001, PDP16003, and TTM37122 INFORMATION CONTINUED:
applicant requested a continuance of the item to the next regularly scheduled Planning Commission meeting of November 8, 2018. Upon receiving the applicant's request, staff recommended that the Planning Commission continue this item to the aforementioned date.

Since the project was published as an agenda item, both for the Study Session and Planning Commission meeting of October 25, 2018, the project was discussed during the Study Session and a public hearing was opened for this item during the Planning Commission meeting. The public hearing was opened in order to take testimony from any members of the public who attended the meeting in hopes of commenting on the project. No members of the public spoke about the project. The public hearing was closed, and the Commission moved to continue the item to the November 8, 2018 meeting. The Commission voted unanimously in favor the continuance.

Storm Drainage
The attachments that have been added to the staff report deal with storm drainage and have been prepared by the applicant's legal team and the City Attorney. Attachment #1 was sent to Steve Quintanilla, City Attorney, from the applicant's legal team. Attachment #2 is Mr.

Quintanilla's response to that letter.

Additions to the Project's Conditions of Approval
The facts of this case are detailed in the attached staff report; however, after distributing the agenda packet staff identified a few topics/issues that were omitted from the staff report and conditions of approval. The following is a list of conditions that are being recommended for inclusion in the staff report:

1. Handicapped Parking Requirements (17.26.260)
Pursuant to Section 17.26.060 of the RMMC, the applicant shall install a minimum of seven (7) handicapped parking spaces throughout the project site. The spaces shall be distributed in convenient locations for access to the commercial/retail/hotel uses.

Purpose
While this is something typically reviewed during the Building & Safety plan check process, staff is recommending it be added for clarification purposes.

2. Condition of Approval #8
Decorative carports that correspond to the architecture of the project shall be installed over 56 of the project's 225 parking spaces and shall be submitted with the Final Development Plan. The carports shall be installed in the parking fields that will be most convenient to visiting guests.

Purpose
Condition of Approval #8 already required the installation of decorative carports, but it did not specify a preferred location for their deployment. The bold text in the above condition is recommended for clarification.

3. Conditions, Covenants & Restrictions
Planning Commission Staff Report AGENDA /TEM#
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Date: November 8, 2018 Page 3 of 3
Rancho Cove - EA160002, GPZMA18002, SPA16001, PDP16003, and TTM37122 INFORMATION CONTINUED:

The applicant shall establish and record Conditions, Covenants & Restrictions (CC&Rs) for the project, to the satisfaction of the City Attorney, prior to recordation of the Final Map. The CC&Rs shall address common area maintenance (parking lots, driveways, private streets, landscaping, etc.). One (1) maintenance association shall be responsible for said common areas.

The applicant shall establish and record CC&Rs that are specific to the residential portion of the project, to the satisfaction of the City Attorney, prior to recordation of the Final Condominium Map. The CC&Rs shall address common area maintenance, short-term rentals, provisions related to the establishment and operation of a home owner's association, and any other issue typical of a private residential development.

Purpose
It was assumed that CC&Rs would be developed as part of the Final Map process, but just to clarify the point, staff is recommending the above conditions be added.

4. Perimeter Wall Heights
The decorative theme walls along Highway 111, adjacent to parking fields, shall be high enough to screen parked vehicles. The maximum height of any such wall shall be six (6) feet.

Purpose
Staff is recommending this condition to ensure adequate screening of parked vehicles.

5. Landscaping
Because Sissoo/Rossewood trees tend to have extensive root systems, root directing devices shall be used where the trees are located closer than 10' to foundations and hardscape areas. In addition, any cactus or shrub with spikes, thorns or similar shall be located at least 3' away from pedestrian walkways.

Purpose
The landscaping condition above was added to a recently entitled project by the Planning Commission, so staff is recommending that it be included in this project as well.

Planning Commission Staff Report AGENDA /TEM#
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DZIDA, CAREY

STEINMAN

A LAW CORPORATION
Gregory N. Weiler
Direct Dial: (949) 399-0364
E-mail: [email protected]
Matter: 30875-0001
October 16, 2018

VIA E-MAIL
Stephen B. Quintanilla
Quintanilla & Associates
P.O. Box 176
Rancho Mirage, CA 92270
E-Mail: [email protected]
Re: Rancho Cove / City of Rancho Mirage ("City")
Dear Mr. Quintanilla:

SUPPLEMENTAL REPORT
ATTACHMENT #1
DIANE P. CAREY
CHRISTINE E. DUNFEY
STEVEN J. DZIDA

HELEN LUC O'BRIEN
JAY R. STEINMAN
GREGORY N. WEILER
This letter is a follow-up to our meeting of October 10, 2018, during which we discussed the Rancho Cove project (the "Project") and specifically storm drainage pertaining to the Project as set forth in the City's draft staff report and conditions for the Project. As currently drafted, the staff report and conditions of approval would require our client to construct storm water mitigation, which mitigates for storm water generated by upstream development ("Upstream Excess Drainage") previously approved by the City.

While not yet specifically quantified, the Upstream Excess Drainage which exceeds floodwaters attributed to natural flows constitutes a significant additional amount of storm water.

Requiring our client to mitigate for Upstream Excess Drainage unreasonably and illegally burdens our client's property. It is the position of the applicant that both the upstream property owners and/or the City of Rancho Mirage are legally responsible for the Upstream Excess Drainage. The applicant has requested that the City agree to financially contribute to the cost of storm drain mitigation associated with the Upstream Excess Drainage based on the following:

1. Inverse Condemnation. Upstream Excess Drainage constitutes both a physical occupation of our client's property and regulatory taking, as the water associated with Upstream Excess Drainage generates a physical occupation of the applicant's property (including contaminants with first flush drainage). Moreover, the City's requirement that the applicant finance storm drain mitigation with respect to City generated Upstream Excess Drainage storm water is a de facto taking unlawfully imposed on the Applicant. 3 PARK PLAZA, SUITE 750, IRVINE, CALIFORNIA 92614
TELEPHONE (949) 399-0360 • FACSIMILE (949) 399-0361
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SUPPLEMENTAL REPORT
ATTACHMENT #1
Stephen B. Quintanilla
October 16, 2018

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2. Trespass/Nuisance. The water within Upstream Excess Drainage entering upon the Applicant's property constitutes a trespass, which tortious misconduct gives rise to damages associated with its impact on the applicant's property. Similarly, such entry constitutes an ongoing nuisance as an unreasonable entry upon the applicant's property and use by upstream owners.

3. Violation of Natural Watercourse Rule, Like trespass and nuisance, it is well established under California law that treatment of storm drainage is subject to the "natural watercourse rule" in which both upstream and downstream property owners are required to be reasonable" with respect to storm drainage. Here, upstream owners gathered storm water from upstream properties, caused it to flow through publicly dedicated streets and then diverted it and caused it to enter into the otherwise natural storm drainage which is on the applicant's property.

Such action by the upstream owners and City causing the Upstream Excess Drainage to enter upon the applicant's property with no concern for its impact on downstream development, is not reasonable."
Pursuant to your request, we are in the process of quantifying the amount of Upstream Excess Drainage. In addition, we are exploring all reasonable engineering solutions to the entire storm drain issue associated with the Rancho Cove project to minimize its overall cost. It is for the legal bases described above that the applicant is requesting that the City participate in storm drain mitigation associated with the Rancho Cove project. Such participation could potentially include the formation of an assessment district, use of general fund proceeds, development fee credits, density bonuses and/or a development agreement utilizing future transient occupancy tax revenues.

We trust that the above is responsive to your request that we clarify our legal position.

We would be happy to discuss this matter with you further or answer any questions you have.

Very truly yours,
Gregory 1 WWeiler
GNW;lap
640947.2
cc: Robert Nolan
Lisa B. Kolieb, Esq.
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SUPPLEMENTAL REPORT
ATTACHMENT #1
Drainage
There are inherent challenges with regard to drainage on this site. As mentioned previously, the project site lies at the mouth of an alluvial fan. Simply stated, this means that large amounts of water from the surrounding hills empty into this site during storm events, a condition that has existed for cons. A graphic illustration of this condition is shown on page 25 of the exhibit booklet.

In its undeveloped state, water is dispersed across the 13-acre site during storm events, and any water that does not percolate into the ground is diverted though the existing culverts. The introduction of this project changes that condition.

The applicant is not required to contain any offsite storm water on their site; however, since water from the surrounding hillsides empties into the project site, the applicant, together with the City to the extent water has been diverted from upstream projects, must ensure that the project is protected and safe from these water flows. To mitigate this impact, under the existing plans, the applicant has proposed a series of underground storage chambers and a surface retention basin to capture and slow all storm water that flows through the site, including that diverted from upstream development projects. However, given the costs associated with diverting and/or capturing and storing all upstream storm water as well as onsite storm water, tThe applicant has indicated that they are seeking participation from the City to compensate for stormwater attributed to upstream development projects. More specifically, the applicant is seeking participation from the City for the portion of water being diverted towards the applicant's site that is attributed to upstream development. Alternatively, the applicant will investigate alternative means to handle the drainage challenges based upon the applicant's responsibility to handle and slow all on -site storm water as well as naturally flowing upstream stormwater, given the cost to construct the underground chambers. Staff is open to alternative design considerations, provided an updated hydrology study is submitted which proves the adequacy of any revised proposal. The city engineer shall be responsible for reviewing and approving any revised drainage proposals. If revisions to the drainage plan significantly change the project's site plan and/or architecture, the applicant shall be required to submit a Major Modification application, pay the requisite fees, and follow the typical entitlement process associated with that request.

70. If the project is south of the Whitewater Flood Channel, the grading of the project may be designed for the drainage to be conveyed to an acceptable disposal site as determined by the City Engineer. Surface streets are not considered "an acceptable disposal site" for common "nuisance water" from sprinklers and cleaning. Therefore, at a minimum, all projects shall make provisions to absorb such "nuisance water" to the satisfaction of the City Engineer. In this case, since the project is south of the Whitewater Channel, the 100% retention is optional. There is an existing pair of 42" storm drain inlets at the southeast end of the project, which may be used for stormwater overflow after the BMP Volume" (aka "first flush runoff") is retained on -site in accordance with the Whitewater SWMP BMP Manual; is -retained -en -site. Additionally, the project shall be designed to hold the "incremental increase" runoff resulting from the development of 46667349;2
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SUPPLEMENTAL REPORT
ATTACHMENT #1
the project site. However, to the extent that any of the water held on the site is attributed to upstream development projects, rather than natural flow, the City shall be required to compensate the applicant for the costs associated with such water. -or calculations--sha t be-provi e-piNp s to -Handle the 100- year worst casc runoff from the developed-pfojectarea-and.

A Hydrology/Hydraulic Report, in accordance with the Riverside County Hydrology Manual, shall be submitted from a Registered Civil Engineer, showing how this stormwater is handled.
46667349;2
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ATTACHMENT 3

CITY ATTORNEY'S SUPPLEMENTAL LEGAL ANALYSIS
SEE ATTACHED]
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TO:

SUPPLEMENTAL

STAFF REPORT
PART 1 OF 2
Planning Commission DATE: November 8, 2018
Members of the City Council
FROM: Steven B. Quintanilla, City Attorney
SUBJECT: Rancho Cove Condition Re Stormwater Surface Drainage SPECIFIC REQUEST OR RECOMMENDATION:

That the Planning Commission consider the contents of this Supplemental Staff Report.

BACKGROUND:

This Supplemental Staff Report was prepared as a response to the Letter from Rancho Cove's legal counsel. A copy of the letter is included in the agenda packet as an attachment to the Rancho Cove Staff Report.

This is the first part of a two part Supplemental Staff Report. The second part addresses issues pertaining to Inverse Condemnation, Trespass and the Natural Watercourse Rule raised in the letter from Rancho Cove's legal counsel.

DISCUSSION:

The stormwater retention condition of approval is a necessary condition in that it is structured to specifically mitigate the potential impact the Proposed Project' will have on impeding, disrupting and/or diverting the current pattern of stormwater surface flow from the hills, slopes and drainage features upslope from the Subject Property2.

Due Diligence — Potential Flooding Hazard
It is reasonable to assume that prior to purchasing the vacant and unimproved Subject Property for development, simple due diligence would have disclosed or discovered that the Proposed Project would be situated on an alluvial fan at the base of a set of hills, slopes and drainage 1 The Initial Study describes the Proposed Project as a mixed -use development consisting of 20,000 square feet of commercial retail allocated in three buildings, a 4-story hotel with 100 to 125 rooms, and up to 35 attached residential dwelling units (condominiums).
2 In the Initial Study, the Subject Property is described as approximately 13.06 acres of undeveloped land in the City of Rancho Mirage, which is comprised of 10 parcels that form a triangular -shaped property on the southwest side of Highway 111 at One Mirage Place.
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features which pass surface water upon and through the Subject Property, as it navigates its way via the natural force of gravity, toward the Whitewater River Channel.

In the context of a real estate transaction, due diligence is a risk assessment of the condition of property that is subject to a pending real estate transaction. Essentially, the purpose of this risk assessment is to confirm whether the condition of the property is suitable for the prospective purchaser's intended purpose. In other words, through due diligence, the prospective purchaser is provided with information about the condition of the property, including potential hazards, that may be critical in determining whether the prospective purchaser's investment expectations in the real property are reasonable, prudent or even rational. In particular, disclosure of a potential flooding hazard through due diligence would lead reasonable minds to think that such potential flooding, would likely limit a prospective purchaser's ability to develop such property.

Potential flooding is a specifically required disclosure if the property is located in a special flood hazard area or an area of potential flooding. (See Cal. Gov. Code §§8589.3-8589.4.) Disclosure of potential flooding is required for properties located in "a special flood hazard area (any type Zone "A" or "V") designated by the Federal Emergency Management Agency" and properties located "within an area of potential flooding shown on an inundation map prepared pursuant to Section 6161 of the Water Code." Id.

Although the Initial Study for the Proposed Project acknowledges that the Subject Property and its immediate surroundings are located in a Zone X, area of minimal flooding, the Initial Study acknowledges that "[a]s designed, the proposed mixed -use development with housing, hotel, and commercial structures would not alter the existing flood zone characteristics identified in the Flood Insurance Rate Maps. Storm water management would be achieved through an engineered drainage system with on -site retention and detention facilities to prevent flooding impacts. The proposed improvement plans will be subject to agency review and approval which will ensure that the proposed grading and drainage conditions meet the City standards.

Furthermore, the Project is not located in an area subject to flooding by the base (100-year, 1- percent-annual-chance) flood depths designated by the Federal Emergency Management Agency (FEMA)."
However, even if the property is not identified as being located within an area of potential flooding, but there is an issue with flooding that the seller has knowledge of, disclosure may be required under the common law duty of disclosure. The common law duty of disclosure arises when the seller knows of facts materially affecting the value or desirability of the property that are known to or accessible only to the seller and the seller knows that such facts are not known to, or within the reach of the diligent attention and observation of, the buyer.3 (Stevenson v.

Baum (1998) 65 CA4th 159, 165.)
3 The lack of disclosure won't affect the sale, but the liability for repairs and damages rests with the seller. (See California Civil Code Section 1102.13.)
AGENDA ITEM#
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Rancho Cove Project
In light of the foregoing, even if the seller of the Subject Property did not know of the Subject Property's potential flooding hazard, it is reasonable to assume that it was within the reach of Developer (as the prospective purchaser) through "diligent attention and observation" that although a 100-year storm runoff may not pose a significant risk to life, limb and property anywhere on the Subject Property in its current vacant unimproved state, there would be a significant flooding hazard if the Subject Property was going to be used for the Developer's intended purpose, which includes the development of a mixed -use development consisting of 20,000 square feet of commercial retail allocated in three buildings, a 4-story hotel with 100 to 125 rooms, and up to 35 condominiums. At the very least, simple due diligence should have raised the prospect that the current condition of the Subject Property, that includes a "pair of 42" reinforced concrete pipe culverts running under Highway 111 and ultimately to the Whitewater River Channel (that were likely installed to mitigate the current volume of stormwater surface flow) may not be sufficient to protect a development of the size and intensity as the Proposed Project from future stormwater surface flow, even if it remained substantially the same as today's current volume and frequency.

CEQA - Mitigated Negative Declaration
Notwithstanding the above, conditions of approval imposed by local agencies cover a wide range of permits and approvals, and take many forms, including requirements that developers perform certain actions, such as but not limited to, installing certain improvements. The types of items that are commonly required as conditions of approval include, for example: (a) subdivision improvements, including conditions regulating public improvements, such as drainage facilities; b) measures imposed under the California Environmental Quality Act (CEQA) (Pub Res C 21000- 21189.3) to mitigate identified environmental impacts; (c) payments of development fees, fees in -lieu of dedication or other forms of impact mitigation, connection and capacity fees, or regulatory and permit processing fees; (d) land use measures, including preparation of final grading plans, hydrology plans; and (e) engineering work, including street and infrastructure improvements and dedications.4
Instead of recommending the preparation of a costly and time-consuming full-blown Environmental Impact Report ("EIR") for the Proposed Project, the City (as the lead agency) has proposed that a Mitigated Negative Declaration should be sufficient for the Proposed Project, as currently conditioned and proposed by the Developer. A Mitigated Negative Declaration is a Negative Declaration for a project that has been revised to avoid or minimize significant environmental effects identified by the Initial study for the project. (See Pub Res C S21064.5.) The primary purpose of an Initial Study is to determine whether the project may have a significant effect on the environment. (See 14 Cal Code Regs §15063(c).) The Initial Study may also reveal 4 Although the formation of an assessment district, or participation in special tax and assessments to fund public services or facilities may be a condition of approval, the challenge is convincing other land owners who are not bound by such a condition of approval to support the formation of the assessment district through an affirmative vote which the City cannot mandate.

AGENDA ITEM#
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DATE: November 9, 2018 Page 4 of 6
Rancho Cove Project
ways for the project applicant or lead agency to modify the project to mitigate adverse environmental impacts before a full-blown EIR is prepared, which in turn may enable the project to qualify for a negative declaration or mitigated negative declaration rather than an EIR. (See 14 Cal Code Regs §15063(c)(2).) The CEQA Guidelines contain an Environmental Checklist Form that meets the requirements for an Initial Study. (See 14 Cal Code Regs §15063(t).) In addition to completing the checklist, the Initial Study must include a narrative explanation or data to support the conclusions contained in the Initial Study. (See 14 Cal Code Regs §15063(d)(3); Sundstrom v County of Mendocino (1988) 202 CA3d 296, 305 and Citizens Ass'n for Sensible Dev. v County of lnyo (1985) 172 CA3d 151, 171.)
Again, the critical inquiry an Initial Study is focused on is whether the project may create a potential significant effect on the environment. (See 14 Cal Code Regs §15064.) The determination of whether a project may create a significant effect on the environment will affect the type of environmental document that must be prepared. This standard is commonly called the "fair argument" test, which requires the lead agency to prepare an EIR if there is substantial evidence in the record supporting a fair argument that the project may result in a significant environmental effect. (See Moss v County of Humboldt (2008) 162 CA4th 1041, 1049 and Friends of "B" St. v City of Hayward (1980) 106 CA3d 988, 1002.) "Significant effect on the environment" means a substantial or "potentially substantial adverse change in the physical conditions" within the area affected by a project. (See 14 Cal Code Regs §15382.) The Initial Study prepared for the Proposed Project includes an analysis of the potential effects on "Hydrology and Water Quality." Amongst the potential effects analyzed, the Initial Study questions whether the Proposed Project would: (1) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off -site?; (2) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off -site?; or (3) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?
It was identified in the Preliminary Hydrology Reports that was prepared specifically for the Proposed Project, that the existing off -site tributary area of flows that traverse the Subject 5 Local planning documents such as general plans, specific plans, and traffic studies, can provide thresholds for significance of particular impacts. Local CEQA guidelines also can create thresholds for significance, providing an objective standard to be applied when conducting initial studies. Such thresholds of significance are "encouraged" by the state CEQA Guidelines, must be developed through a public review process, and must be supported by substantial evidence. (See 14 Cal Code Regs §15064.7.) Moreover, up until the moment the city approves the project, evidence may be submitted indicating that the proposed project may have a significant impact on the environment. This evidence may be submitted by a commenter, or the evidence may come from the agency's own files. (See, e.g., Citizens for Responsible & Open Gov't v City of Grand Terrace (2008) 160 CA4th 1323; Mejia v City of Los Angeles (2005) 130 CA4th 322; Ocean View Estates Homeowners Ass'n v Montecito Water Dist. (2004) 116 CA4th 396.)
AGENDA ITEM#
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DATE: November 9, 2018 Page 5 of 6
Rancho Cove Project
Property comprise approximately 90 acres with land uses primarily consisting of natural ground cover and smaller portions of artificial landscaped areas, buildings, streets/hardscape, and graded land, and that during large storm events, off -site storm water runoff is conveyed onto the Subject Property along a natural canyon feature. Notwithstanding the potential impact these conditions present to the Proposed Project, the Initial Study concludes that the Proposed Project, as planned and engineered by Developer, makes these potential impacts "less than significant." As proposed by Developer, the Proposed Project includes a proposed underground storm water structure and surface detention basin designed to provide sufficient capacity to retain/detain the flood volume resulting from the controlling 100-year storm event and decrease the outflow to the existing storm drain system. The Initial Study further provides that in doing so, "the Project Project's design and improvements prevent any considerable hydrologic modifications to the receiving municipal storm water facilities and Whitewater River. As proposed, runoff entering the property from a tributary area of approximately 83 acres, including 6 acres of the project property, would be conveyed into two proposed underground retention facilities, situated beneath the proposed parking lot. The design and capacity of these devices would be sized to retain and infiltrate the worst -case controlling storm event volume, which is estimated at 550,713 cubic feet.

The remaining tributary area of approximately 12 acres (on- and off -site) that is not conveyed to the proposed underground retention structure will be carried into a separate detention basin at the southeast corner of the property. This earthen detention facility will be sized to retain up to 50,868 cubic feet of volume, before allowing overflow into the existing 42-inch culverts.

Furthermore, the existing off -site runoff condition from a portion of Highway 111 will not be modified by the project and will continue to drain into the existing culverts. The combination of facilities will ensure that runoff generated from the project property or conveyed across the project is property handled and treated, therefore not resulting in impacts to the existing municipal facilities and the Whitewater River. These engineering controls will also prevent any considerable redirection of drainage in a manner which would result in substantial erosion, siltation, flooding or exceedance of the existing drainage system. Less than significant impacts are anticipated." In light of the foregoing, the Initial Study concludes that no specific mitigation measures are necessary to address these potential effects of "Hydrology and Water Quality," which is a significant reason why staff is not recommending the need for the preparation of a full-blown EIR for the Proposed Project.

A "negative declaration" is appropriate in two situations. The first is when there is no substantial evidence before the city that shows that the project may have a significant impact on the environment. (See Pub Res C §21080(c)(1) and 14 Cal Code Regs §15070(a).) The second is when the initial study identifies potentially significant impacts, but revisions made to the project before public review of the negative declaration clearly reduce impacts to a level of insignificance. There must be no substantial evidence in the record that the project, as revised, would have a significant effect on the environment. (See Pub Res C §21080(c)(2) and 14 Cal Code Regs §15070(b).) The latter type of negative declaration is known as a "mitigated negative declaration." (See Pub Res C §§21064.5, 21080(c)(2), 21081.6 and 14 Cal Code Regs 15070(b).)
AGENDA ITEM#
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It should be noted that if Developer or the City conclude that the mitigation measures proposed by Developer, which supports a Mitigated Negative Declaration versus and EIR, are either infeasible or undesirable, the City may, after holding a public hearing, substitute equivalent or more effective mitigation measures without recirculating the Mitigated Negative Declaration, provided that the substitute mitigation measures do not in themselves create potentially significant impacts. Pub Res C §21080(f); 14 Cal Code Regs §15074.1. However, if the mitigation measures are changed and create potentially significant impacts, or mitigation measures are added after public review, the negative declaration may have to be recirculated See Pub Res C §21080(f)—(g) and 14 Cal Code Regs § 15073.5. ) It is also important to note that "but for" the Proposed Project, a 100-year storm runoff does not pose a significant risk to life, limb and property anywhere on the Subject Property in its current vacant unimproved state. The only reason why a 100-year storm does raise the specter of a significant flooding hazard is because the Developer's intended use of the Subject Property, which includes the development of a mixed -use development consisting of 20,000 square feet of commercial retail allocated in three buildings, a 4-story hotel with 100 to 125 rooms, and up to 35 condominiums. This is a significant point of clarification since, under CEQA, it is very important to differentiate between a project's impact on the environment and the environment's impact on the project, because the latter is not generally considered an environmental impact, unless it exacerbates an existing hazardous condition. (See California Bldg. Indus. Ass'n v Bay Area Air Quality Mgmt. Dist. (2015) 62 C4th 369, 388 (lead agency not required to analyze impact of existing environment on project's future users or residents, except with regard to certain school, airport, and housing projects, or when proposed project exacerbates existing hazardous environmental conditions); Ballona Wetlands Land Trust v City of Los Angeles (2011) 201 CA4th 455, 473; South Orange County Wastewater Auth. v City of Dana Point (2011) 196 CA4th 1604, 1615.) On the other hand, if Developer purchased the Subject Property with no development plans in mind, then there would have been no need to address any potential flooding impacts in the Initial Study. (See Silveira v Las Gallinas Valley Sanitary Dist. (1997) 54 CA4th 980, 989 (purchase of property that will result in no changes or alteration to property does not require explanation or data for each conclusion contained in an initial study).

ATTACHMENT:

Letter from Rancho Cove Attorney
AGENDA ITEM#
10-31

TO:

CITY OF RAMC 0 MIRAGC

SUPPLEMENTAL

STAFF REPORT
PART 2 OF 2
Planning Commission DATE: November 8, 2018
Members of the City Council
FROM: Steven B. Quintanilla, City Attorney
SUBJECT: Rancho Cove Condition Re Stormwater Surface Drainage SPECIFIC REQUEST OR RECOMMENDATION:

That the Planning Commission consider the contents of this Supplemental Staff Report.

BACKGROUND:

This is the second part of a two part Supplemental Staff Report. The first part addressed issues pertaining to developer's due diligence and CEQA considerations. This second part addresses issues pertaining to Inverse Condemnation, Trespass and the Natural Watercourse Rule raised in the letter from Rancho Cove's legal counsel.

DISCUSSION:

Inverse Condemnation Claim
The Developer is arguing that the stormwater retention improvements, which the Developer has proposed to install as part of the Proposed Project, is tantamount to a taking without just compensation. The crux of Developer's argument is that unless the City pays for all or a portion of the cost of the Proposed Project's stormwater retention improvements, such installation becomes so onerous that it is constitutes a direct appropriation of the Subject Property/Proposed Project without just compensation. In legal parlance, this type of (alleged) taking is known as inverse condemnation" or a "regulatory taking." By contrast, a typical takings case occurs when the government directly appropriates or physically invades property, or otherwise takes possession or control of property, presumably for a public purpose, without compensating the owner of the respective property. Under either scenario, the government is legally obligated to compensate the property owner. (See Lingle v Chevron U.S.A. Inc. (2005) 544 US 528, 125 S Ct 2074.)
i 10-32

DATE: November 8, 2018 Page 2 of 5
Rancho Cove Project
The weakness of the Developer's argument however is that the regulation being complained about is a condition that the Developer has proposed be included as a component of the Proposed Project in order to address the effect that the Proposed Project will have on existing surface drainage conditions of the Subject Property and its surroundings, which will be exacerbated by the Proposed Project. Again, it is important to note that "but for" the Proposed Project, a 100-year storm runoff does not pose a significant risk to life, limb and property anywhere on the Subject Property in its current vacant unimproved state. The only reason why a 100-year storm does raise the specter of a significant flooding hazard is because the Developer's intended use of the Subject Property, which includes the development of a mixed - use development consisting of 20,000 square feet of commercial retail allocated in three buildings, a 4-story hotel with 100 to 125 rooms, and up to 35 condominiums. As previously discussed, when a proposed project exacerbates existing hazardous environmental conditions, it creates an impact that is consider an environmental impact. (See Ballona Wetlands Land Trust v City of Los Angeles (2011) 201 CA4th 455, 473; South Orange County Wastewater Auth. v City of Dana Point (2011) 196 CA4th 1604, 1615.)
A threshold question in any takings case is whether the claimant has a protected property interest, since the Federal and California Constitutions only govern the uncompensated taking of "private property." Moreover, that property interest must be protected. (See Schneider v California Dep't of Corrections (9th Cir 1998) 151 F3d 1194, 1198; Ruckelshaus v Monsanto Co., 467 U.S. 986, 1000, 81 L. Ed. 2d 815, 104 S. Ct. 2862 (1984); and Penn Central Transp.

Co. v New York, 438 U.S. 104, 125, 57 L. Ed. 2d 631, 98 S. Ct. 2646 (1978).) Protected property rights, however, are not defined by the state or federal constitutions. "Instead, 'existing rules or understandings' and 'background principles' derived from an independent source, such as state, federal, or common law, define the dimensions of the requisite property rights for purposes of establishing a cognizable taking." (See Lucas v South Carolina Coastal Council (1992) 505 US 1003, 1030, 112 S Ct 2886; Conti v. U.S. (Fed Cir2002) 291 F3d 1334, 1340.) The issue of what protected property interest" is involved with this matter is critical since it must be determined what the City is alleging "taking." While the law recognizes that easements, rights -of -way, building restrictions, and even "the right to a particular land use" are property interests, such property interest are only "protected" if the interest is vested. (See D & M Fin. Corp. v City of Long Beach (2006) 136 CA4th 165, 176; see also Bowers v Whitman (9th Cir 2012) 671 F3d 905.)
If the property interest of this dispute is the "Proposed Project," then there is no protected property interest involved for purposes of a takings analysis since the Developer does not have a vested interest with respect to having an absolute right to build the Proposed Project, since Developer does not possess a valid building permit, or its functional equivalent, nor has the Developer performed substantial work and incurred substantial liabilities in good faith reliance on a building permit. (See Avco Community Developers, Inc. v South Coast Reg'l Comm'n (1976) 17 C3d 785, 791; Toigo v Town of Ross (1998) 70 CA4th 309.) Without such a vested interest, then there is nothing the City could have taken from the Developer. Even if the Developer spent substantial sums of money acquiring the Subject Property, retaining attorneys, engineers and consultants, preparing reports, etc., that is not enough to establish that the Developer has a AGENDA ITEM#
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DATE: November 8, 2018 Page 3 of 5
Rancho Cove Project
vested interest (or absolute right) to proceed with the development of the Proposed Project.

In the Avco case, the developer had prepared numerous studies and completed or was in the process of constructing storm drains, culverts, street improvements, utilities, and similar facilities for the subject property. Avco had also spent over $2 million, incurred over $740,000 in liabilities, and was losing over $7000 a day on development of the tract. (See Avco Community Developers, Inc. v South Coast Reg'I Comm'n (1976) 17 C3d 785, 789.) However, Avco had not submitted building plans, obtained any building permits, or started actual construction on any structures. In addition, Avco was not finished with the rough grading and, under the county code, could not obtain building permits until the grading was completed. (See Avco Community Developers, Inc. v South Coast Reg'I Comm'n (1976) 17 C3d 785, 790.) Even after all this investment, the court held that the developer did not acquire the requisite "vested right" for a taking's claim. Moreover, the court held developers do not acquire a vested right to build a project even if they had relied on "assurances of city officials" that construction of the subject project was permitted and had spent money on preliminary development costs. (See Avco Community Developers, Inc. v South Coast Reg'I Comm'n (1976) 17 C3d 785, 792.) Notwithstanding the above, even if the Developer has a protected property interest (if there was in fact vested property right involved), the United State Supreme Court has consistently held that that before a regulatory taking can occur, it must be proven that the contested regulation's impact be "so onerous that its effect is tantamount to a direct appropriation or ouster," or in other words, permanently deprives property of all value." (See Raley v California Tahoe Reg'I Planning Agency (1977) 68 CA3d 965.) In this case, the Developer may be able to reduce the size, scope and intensity of the project or even the location of various structures to reduce the cost of the stormwater retention improvements. The Developer could also change the use of the Subject Property. Bottom line, even if the Developer has a vested right with respect to building the Proposed Project, there are numerous alternatives available to the Developer that indicate that there is still plenty of value in the Subject Property, without the installation of the subject stormwater retention improvements.

Nuisance
State law defines a "nuisance" in part as being "[a]nything which is injurious to health, including, but not limited to, the illegal sale of controlled substances, or is indecent or offensive to the senses, or an obstruction to the free use of property, so as to interfere with the comfortable enjoyment of life or property." (CC §3479.)
There are two types of nuisance — private and public nuisance. A public nuisance is one which affects at the same time an entire community or neighborhoods, or any considerable number of persons, although the extent of the annoyance or damage inflicted upon individuals may be unequal. (Civil Code 3480.) Every nuisance that is not included in the definition of a public nuisance is a private nuisance. (Civil Code Section 3481.) In other words, a private nuisance is one that is injurious or offensive to an individual as opposed to the community at large.

Venuto v. Owners Corning Fiberglass Corp. (1971) 22 CA3d 116, 123.) An action for a private nuisance is designed to compensation those injured by the nuisance. Here, the Subject Project AGENDA ITEM #
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DATE: November 8, 2018 Page 4 of 5
Rancho Cove Project
is comprised of multiple parcels owned be a single developer, and such claim of nuisance is specific to Developer and the Subject Property, and not the community or neighborhood at large, thus the claim here, if any would have to be a private nuisance; but for the following reasons, such a claim does not pass muster.

The court in Helix Land Co. v City of San Diego, provided the following:
a]n essential element of a cause of action for nuisance is damage or injury.

Meigs v. Pinkam, 159 Cal. 104, 109 [ 112 P. 883].) Helix's charges of injuries, at this time, are not present, real or ascertainable. Helix may not recover damages for potential, future injuries arising from the threat of nuisance. ( Rhodes v. San Mateo Investment Co., 130 Cal.App.2d 116, 118 [278 P.2d 447].) "[The] risk of future flooding is not an act." It does not give rise to a cause of action for damages. ( Olson v. County of Shasta, 5 Cal. App.3d 336, 341 [85 Cal.Rptr. 77].)." (Helix Land Co. v City of San Diego (1978) 82 CA3d 932.) Here, there is no flooding, only a potential risk of future flooding. Based on the same principles promulgated in the Helix case, the risk of future flooding is not sufficient here.

Trespass Claim
Trespass is an unlawful interference with possession of property (Girard v. Ball (1981) 125 Cal.

App. 3d 772, 788). There is no liability for a trespass unless the trespass is intentional, the result of recklessness or negligence, or the result of engaging in an extrahazardous activity (Wilson v.

Interlake Steel Co. (1982) 32 Cal. 3d 229, 233). The essence of trespass is an unauthorized entry onto the land of another (Civic W. Corp. v. Zila Indus., Inc. (1977) 66 Cal. App. 3d 1, 16).

Here, there is no trespass because the City did not engage in any unlawful interference with Developer's possession of its property. Moreover, the excess water traversing Developer's property is not the result of any intentional, reckless or negligent act of the City nor the result of engaging in any unauthorized entry onto land.

Natural Watercourse Rule Claim
The Developer is arguing that both the upstream owners and the City, by gathering storm water from upstream properties, causing it to flow through publicly dedicated streets and diverting it into the natural storm drainage on the applicant's property acted "unreasonably," and as such, violated the natural watercourse rule.

The "natural watercourse rule" states that there is no liability for diversion of surface waters if diffused surface waters are gathered and discharged into a stream that is a natural means of drainage, even if the watercourse is inadequate to accommodate the increased flow, for a reasonable purpose. Locklin v City of Lafayette (1994) 7 C4th 327, 346. The natural watercourse rule bases the liability of a public entity for diversion of a natural watercourse on the reasonableness test. Biron v. City of Redding (2014) 225 Cal. App. 4th 1264, 1273; See also, AGENDA ITEM#
10-35

DATE: November 8, 2018 Page 5 of 5
Rancho Cove Project
Bunch v. Coachella Valley Water Dist. (1997) 15 CaI. 4th 432, 447-451. Although not yet ruled on in the context of public agencies, if both plaintiff and defendant have acted reasonably, the natural watercourse rule imposes the burden of stream -caused damage on the downstream property. Locklin v. City of Lafayette (1994) 97 Cal. 4th 327, 337.

Under the reasonableness test, the public agency is not liable unless there is both substantial causation of the damage and unreasonable conduct by the agency. See, Locklin v. City of Lafayette (1994) 7 Cal. 4th 327, 366, 367.

Reasonableness is a question of fact depending on the purpose for which the improvements were undertaken, the amount of surface runoff added to the flow of the stream by the upper owner's improvements in relation to the development by others within the watershed, and the costs of mitigation measures available to both upper and lower owners. The costs must be balanced against the harm to the downstream property. Locklin v. City of Lafayette (1994)7 Cal. 4th 327, 359-360, 367-369. In order to be found liable, the public agency's conduct must be unreasonable, but also must exceed balance of public need against the gravity of harm to private property. Bunch v. Coachella Valley Water Dist. (1997) 15 CaI. 4th 432, 448-454. Here, the Developer asserts that it is the combined actions of the City and the upstream owner that violate the natural watercourse rule. However, the actions of the City and the upstream owner are not one and the same. The city granted the permit for the upstream owner's development, but engaged in no acts beyond this. Traditionally, courts have not found the act of approving developments by public agencies to be unreasonable conduct. See, Ullery v. County of Contra Costa (1988) 202 Cal. App. 3d 562. Beyond granting the permit, the city engaged in no other conduct here. There was no negligent maintenance of any City facilities nor was there any public project connected with the upstream development. Thus, the City engaged in no unreasonable conduct implicated in the natural watercourse rule.

While a downstream owner is not required to bear a disproportionate burden of the increased water flow, the damaged party, here the Developer, must establish that the conduct of the upstream public agency caused substantial damage and the specific proportion of the damage in order for liability to be imposed on the public agency. Locklin v. City of Lafayette (1994) 7 Cal. 4th 327, 372; Jordan v. City of Santa Barbara (1996) 46 CaI. App. 4th 1245, 1274. As pointed out previously, as the property stands, there is not existing damage to the property. The Developer fails to connect any damage as a result of the conduct of the City nor has the Developer designated any proportion of damage attributable to the City.

In Tight of this, the City's mere granting of a permit for the development of the upstream property cannot be said to have been "unreasonable" conduct in violation of the natural watercourse rule.

ATTACHMENT:

Letter from Rancho Cove Attorney
AGENDA ITEM #
10-36

ATTACHMENT 4

PLANNING COMMISSION MEETING MINUTES
SEE ATTACHED]
10-37

ff -2 CITY O RANCHO MIPJ\GE

PLANNING COMMISSION MINUTES

REGULAR MEETING
Thursday, November 8, 2018
2:00 P.M.

City Hall — Council Chamber
69-825 Highway 111
Rancho Mirage, CA 92270

CALL TO ORDER
a) Chair Nichols called the meeting to order at 2:00 p.m. b) Flag Salute — Led by Commissioner Bryant
c) Roll Call: Bryant, Matthews, Maxwell, Nichols, Stewart — All Present

STAFF PRESENT
Jeremy Gleim, Director of Development Services, Steve Quintanilla, City Attorney, Bud Kopp, Planning Manager; and Sylvia Nino, Executive Coordinator.

CLOSED SEESION

1. City Attorney Quintanilla reported the Commission would go into Close Session for Legal Counsel. He noted the City received a letter from Attorney Gregory Wheeler dated October 16, 2018 with respect to storm drainage for the Rancho Cove project, which is on the Agenda for consideration.

The Commission recessed to Closed Session at 2:03 p.m.

Commission reconvened to the regular Planning Commission meeting at 2:16 p.m. City Attorney Quintanilla stated there was no reportable action taken in closed session.

COMMISSIONER COMMENTS - None
NON -AGENDA PUBLIC COMMENT — None.

MINUTES — October 25, 2018 regular meeting.

MOVED/SECONDED BY STEWART/MAXWELL TO APPROVE THE PLANNING COMMISSION MEETING MINUTES OF OCTOBER 25, 2018 AS PRESENTED. MOTION CARRIED 5/0
11/08/18 Planning Commission Regular Meeting Minutes Page 1 10-38

3. Environmental Assessment, Case No. EA160002, General Plan Zoning Map Amendment Case No. GPZMA18002, Specific Plan Amendment Case No. SPA16001, Tentative Tract Map, Case No. TTM37122, and Preliminary Development Plan, Case No. PDP16003 — Rancho Cove - Consideration to adopt a Mitigated Negative Declaration pursuant to CEQA; amend the General Plan Land Use and Zoning Map to change the project site from C-G (General Commercial) to M-U (Mixed Use); amend the Highway 111 West Specific Plan to create Land Use District #8; consolidate 10 existing parcels into five new parcels with one common lot; and construct a four-story 100-room hotel, 21,200 sq. ft. of commercial/retail space and 35 residential condo units located south side at the signalized intersection of Highway 111 and One Mirage Plaza.

Jeremy Gleim, Director of Development Services, commented that the City received letters from the applicant's attorney regarding changes to the conditions of approval and changes to the staff report. He stated that staff is not recommending any changes to the staff report or conditions of approval as a result of the letters that had been received, and that the City Attorney had responded to the applicant's letters. He presented the staff report and PowerPoint presentation describing various aspects of the project. He noted the existence of two offsite billboards, which lie on Indian allottee land, outside the bounds of the project site. He noted that staff conditioned the planting of additional trees in the retention basin to help mitigate light and glare from the billboard to the nearest buildings. He stated the Architectural Review Board endorsed the project. He noted staff did not received any outside correspondence or comments from the public. He concluded by offering to answer questions from the Commission.

Chair Nichols inquired if the condominiums were operated as timeshare or residence. Mr. Gleim stated it was his understanding that the condominiums are not timeshare.

Commissioner Bryant asked if the allottee's property, in the back, could be developed in the future. Mr. Gleim stated the allottee land consisted mostly of hillside; which would be very difficult to develop.

Chair Nichols asked for public comments.

Public Comments
Rob Nolan, Costa Mesa, thanked the Commission for their time and appreciated staffs time for working on the project. He commented they are working with the City to acquire the billboards' land, and stated it is a process working with the tribe and allottee.

Mr. Nolan stated they will be requesting that the City Council consider contributing toward the cost of storm drainage mitigation.

Chair Nichols asked if they had a hotel operator. Mr. Nolan stated they have spoken to several flags and operators but have yet to select one.

Commissioner Bryant asked if they planned to develop the project or if they were selling the entitled land. Mr. Nolan stated that their original plan was to build out the entire plan, but now they are considering participating as a land developer. He stated they will probably do the major infrastructure and the main entrance, partner with a residential builder for the residential portion of the project and perhaps sell the hotel portion to a hotel operator. 11/ 08/18 Planning Commission Regular Meeting Minutes Page 4 10-39

Commissioner Bryant inquired about phasing of the project. Mr. Nolan stated that the hotel sets the tone of the project, which will be first, with the residential and retail portions coming later.

Commissioner Bryant asked if the residential units would be on a rental program. Mr. Nolan stated the residential units are not currently proposed as timeshare, the units will be part of a rental program with the hotel.

Chair Nichols closed the public comments.

City Attorney Quintanilla described the process and regulation for short term rentals, timeshares and hotels.

MOVED/SECONDED BY STEWART/MAXWELL TO RECOMMEND TO THE CITY COUNCIL:

A. THE FILING OF A MITIGATED NEGATIVE DECLARATION BASED ON ENVIRONMENTAL ASSESSMENT CASE NO. EA160002;
B. ADOPTION OF ORDINANCE NO. (NEXT IN ORDER) APPROVING GENERAL PLAN ZONING MAP AMENDMENT CASE NO. GPZMA18002;
C. ADOPTION OF ORDINANCE NO. (NEXT IN ORDER) APPROVING SPECIFIC PLAN AMENDMENT CASE NO. SPA16001;
D. APPROVAL OF TENTATIVE TRACT MAP NO. 37122; AND,
E. APPROVAL OF PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP16003 MOTION CARRIED 5/0

ADJOURNMENT
With no further business to consider, the Planning Commission adjourned at 3:09 p.m. cz4,44.ta._
Sylvia I no, Executive Coordinator
11/08/ 18 Planning Commission Regular Meeting Minutes Page 5 10-40

ATTACHMENT 5

PLANNING COMMISSION STAFF REPORT
SEE ATTACHED]
10-41

RECOMMENDED FOR APPROVAL BY PLANNING COMMISSION ON NOV. 8, 2018 TO: Planning Commission DATE: October 25, 2018
FROM: Jeremy Gleim, AICP, Development Services Director SUBJECT: Environmental Assessment Case No. 160002, General Plan Zoning Map Amendment Case No. GPZMA18002, Specific Plan Amendment Case No.

SPA16001, Tentative Tract Map No. 37122 and Preliminary Development Plan Case No. PDP16003 - Rancho Cove
SPECIFIC REQUEST OR RECOMMENDATION:

That the Planning Commission recommend to the City Council:

ATTACHMENTS

1. Environmental Assessment Case No. EA160002

2. City Attorney's Independent Analysis of the Proposed GPZMA

3. City Attorney's Independent Analysis of the Proposed SPA

4. Ordinance for General Plan Zoning Map Amendment GPZMA18002

5. Ordinance for Specific Plan Amendment SPA16001

6. Aerial Photo

7. 11" x 17" Exhibit Booklet

8. Full Sized Tentative Tract Map

9. Full Sized Site Plan
FACTS

1. Applicant/Property Owner:

2. Purpose of Request:

Prest Vuksic Architects
1) Adopt a Mitigated Negative Declaration pursuant to
California Environmental Quality Act (CEQA); 2)
Planning Commission Staff Report AGENDA ITEM # 10-42

Date: October 25, 2018 Page 2 of 40
Rancho Cove - EA160002, GPZMA18002, SPA16001, PDP16003, and TTM37122 INFORMATION CONTINUED:

3. Location:

4. Existing Streets:

5. Existing Land Use:

6. Proposed Land Use:

6. Surrounding Land Use:

7. Existing General Plan/Zoning:

8. Surrounding General Plan/Zoning:

9. Environmental Information:

PROJECT SUMMARY
Amend the General Plan Zoning Map to change the
underlying zoning from C-G to M-U; 3) Amend the
Highway 111 West Specific Plan to create Land Use
District #8; 4) Subdivide the subject 13-acre site into multiple parcels; and 5) Construct a 100-room resort
hotel, 21,200 sq. ft. of retail and 35 residential condo units.

South side of Highway 111 at the signalized
intersection of Highway 111 and One Mirage Place.

APNs 674- 490-026, 674-490-027, 674-490-028,
674- 490-031, 674- 490-032, 674-490-033, 674- 490-
036, 674-490-037, 674-490-038, and 674-490-039)
Highway 111 and One Mirage Place
General Commercial (C-G)
The creation of Land Use District #8 within the
Highway 111 West Specific Plan.

N and E: Motel 6 and various other retail
establishments, W and S: Vacant Land
General Commercial (C-G)
E: General Commercial (C-G); S, W and N: Mountain
Reserve (M-R)
The recommendation is to adopt a Mitigated Negative
Declaration for this project.

The proposed project includes an entitlement package with multiple applications for the development of a mixed -use project on the south side of Highway 111 where it intersects One Mirage Place. The 13-acre project site is triangular in shape and is comprised of 10 parcels.

The proposed mix of uses include 21,200 square feet of commercial/retail space, a 100-room four-story hotel, and 35 attached residential dwelling units (condominiums). The following applications comprise the entitlement package: Environmental Assessment (EA), General Plan Zoning Map Amendment (GPZMA), Specific Plan Amendment (SPA), Tentative Tract Map TTM), and Preliminary Development Plan (PDP).

BACKGROUND AND EXISTING CONDITIONS
The project site is located at the mouth of an alluvial fan. An alluvial fan is a triangle -shaped deposit of gravel, sand, and even smaller pieces of sediment, such as silt. This sediment is called alluvium. Alluvial fans are usually created as flowing water interacts with mountains, hills, or the steep walls of canyons. The rushing water carries alluvium to a flat plain, where the stream leaves its channel to spread out. Alluvium is deposited as the stream fans out, creating the familiar triangle -shaped feature.'
Under current conditions, water that flows through the canyons during storm events empties into 1 https://www.nationalgeographic.org/encyclopedia/alluvial-fan/ Planning Commission Staff Report AGENDA ITEM# 10-43

Date: October 25, 2018 Page 3 of 40
Rancho Cove - EA160002, GPZMA18002, SPA16001, PDP16003, and TTM37122 INFORMATION CONTINUED:
the project site (alluvial fan). Storm water that does not percolate into the ground is diverted to a culvert near the project's southeast corner; the existing culvert is outfitted with dual 42" storm drains that carry water to the Whitewater Channel. The culvert and storm drains were installed prior to city incorporation.

The hillside parcels that abut the project site to the south and west lie in Coachella Valley Mountain Conservancy boundaries and are owned by Indian Allottees. The allotted land is governed by the Agua Caliente Band of Cahuilla Indians. Pursuant to Tribal Ordinance No. 13, outdoor advertising displays (billboards) are permitted on tribal trust lands. There are two existing digital billboards in the vicinity of the project site, one to the immediate north and one to the immediate south.

A signalized intersection is located at the approximate midpoint of the project's frontage along Highway 111. The applicant is using this access point as the formal entry to the project. Land uses opposite the project site along Highway 111 consist of commercial/retail uses, a motel, a restaurant, and vacant land.

Entitlement Process
The Environmental Assessment, Specific Plan Amendment, Tentative Tract Map and Preliminary Development Plan were submitted in April of 2016. Staff began the initial review of the project at that time and determined the project ready for an Architectural Review Board ARB) hearing in January of 2017. After a success
sful review from the ARB, staff began preparing staff reports for public hearings before the Planning Commission and City Council. It was at this point that work on the project halted at the applicant's request.

The applicant was pursuing purchase of the 23.41-acre L-shaped parcel which houses the two digital billboards, along with a 3.38-acre parcel that also borders the project site. Needless to say, this was a huge undertaking given the fact that these parcels are owned by an Indian Allottee. Land transfers between members of the Tribe and non -Tribal individuals require the involvement of multiples parties, including the Federal Government. During the negotiation process, the Tribal Government is given the ability to intervene and make an offer on the property, which they did. By exercising their first right of refusal, the negotiations that had taken place between the applicant and the Allottee ended. Only after a deal between the Allottee and the Tribe could not be reached did the applicant have the opportunity to initiate negotiations again, but the process essentially started over.

In addition to the challenges that were being faced with the purchase of the additional parcels, the applicant was also investigating some alternative design concepts associated with storm water improvements, specifically in terms of eliminating the underground storage chambers that are currently proposed with the project. After a few months of discussion between the applicant and staff, it was determined that the best course of action would be to pursue entitlement of the project based on the plan that was submitted and endorsed by the ARB. There is a defined process for revising an entitled project, and it is not uncommon for projects that include a hotel to require revisions because the eventual hotel operator will typically ask for certain changes in Planning Commission Staff Report AGENDA ITEM# 10-44

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order to better fit their brand. Any revisions to the project that were being contemplated by the applicant could be captured during a revision process, if necessary.

In July of 2018, the City Attorney determined that this project requires a General Plan Zoning Map Amendment. The purpose of this application is to amend the City's Zoning Map to identify the project site as a specific plan area. The introduction of this application triggered the need to initiate Tribal consultation requirements under Senate Bill 18 (SB18) and Assembly Bill 52 AB52). The SB18 requirement carries a 90-day consultation period.

Lastly, staff mailed and distributed public hearing notices for this project on September 12, 2018 for a Planning Commission meeting that was to be held on September 27, 2018. After the public hearing notices were distributed, the applicant asked for the item to be pulled from the agenda.

Staff tabled the item and canceled the Planning Commission meeting for September 27th because there were no additional items for consideration on that agenda. Public hearing notices for this project were sent out again on October 10, 2018 in preparation of this meeting on October 25, 2018.

ENVIRONMENTAL DETERMINATION
An Initial Study has been prepared resulting in the recommendation to adopt a Mitigated Negative Declaration (MND). Mitigation measures were recommended for air quality, biological resources, cultural resources, and transportation/traffic. A Notice of Determination will be filed with the Riverside County Clerk once a final determination has been made by the City Council.

The complete Initial Study, along with the Mitigation Measures and Monitoring Program is attached to the staff report.

GENERAL PLAN ZONING MAP AMENDMENT CASE NO. GPZMA18002
The project site is currently located in the C-G (General Commercial) zone and is not within the boundary of a specific plan area. The C-G zone by itself does not allow residential uses, which is why a General Plan Zoning Map Amendment is being proposed. Staff is recommending that the zone be changed from C-G to M-U (Mixed -Use), both to accommodate the current proposal and to establish the framework for any future projects.

As stated in the 2017 General Plan, the Mixed -Use zoning designation recognizes the potential for thoughtfully planned, integrated commercial, office, and residential uses. Projects developed under this designation require a specific plan that typically include compatible design standards and must demonstrate shared internal circulation and complementary and synergistic relationships amongst uses2. A specific plan amendment has been submitted as part of the entitlement package for this project. The specific plan will establish the allowable uses, development standards and any restrictions for this site.

SPECIFIC PLAN AMENDMENT CASE NO. SPA16001
As previously mentioned, an application for a Specific Plan Amendment was submitted as part of the entitlement package for the purpose of adding the project site to the existing Highway 111 West Specific Plan.
2 General Plan Land Use Element — Table 1 (Land Use Designations) — Page 10 Planning Commission Staff Report AGENDA ITEM# 10-45

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History
The Highway 111 West Specific Plan was adopted by the Rancho Mirage City Council on May 31, 1990; the adopting ordinance is Ordinance Number 473. The purpose of this Specific Plan is to stimulate responsible development of the Highway 111 corridor through the implementation of customized development regulations and design guidelines. The Specific Plan provides a bridge" between the general goals, objectives and policies of the General Plan and the regulatory procedures of the Zoning Code. The Specific Plan is intended to facilitate and make easier the development process while at the same time assuring quality development3. The Specific Plan was last amended in 2015 in conjunction with PDP14007 (Thunderbird Resort and Spa) to allow residential uses in Land Use District 7 of the Specific Plan.

Current Request
The purpose of the proposed amendment is to expand the existing boundaries of the Highway 111 West Specific Plan to include the project site. To achieve this, the applicant is proposing to introduce a new land use district (District 8) to the existing Specific Plan area. Land Use District 8 will promote principals of mixed -use development with an emphasis on commercial/retail development as the primary land use, and residential development as a secondary land use.

District 8 — Highway 111 West Specific Plan
The land use concept envisioned for District 8 will consist of mixed -use development allowing for a boutique hotel and commercial/retail development on approximately 13.1 acres of land. A limited amount of residential development may be considered as a secondary use, provided the boutique hotel and/or commercial/retail developments are the prevailing land uses. In order to achieve the degree of design and development quality that is desired along the Highway 111 corridor, individual projects must conform to the Development Regulations and Design Guidelines set forth in the specific plan. The tables on the following pages highlight the land use regulations and development standards that have been created for District 8.

Table 4 — Permitted Use Matrix
Prohibited
DISTRICT 8 - MIXED -USE WESTPermitted
Conditional Use Permit

RESIDENTIA ' ,,
Attached or Clustered Housing, or S.F.D
Townhouses (5 DU/AC)
Congregate Care Housing
Day Care
Home Occupation 0
Mobile Home Park
Recreation Center 0
3 Highway 111 West Specific Plan, Section 1, Purpose & Intent Planning Commission Staff Report AGENDA /TEM# 10-46

Date: October 25, 2018
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Clerical & Legal
Counseling Services
Financial/Accounting
Medical/Dental Office/Lab
Professional Services
Public Utility Office
Real Estate Office
Travel A•enc
Antiques/Collectibles
Apparel & Accessories
Appliances
Art Gallery
Art, Hobby, Photo Studio/Lab
Automobile Dealership (New Vehicles Only)
Bakeries (Retail)
Barber & Beauty
Bicycle Shops
Book Stores
Candy/Ice Cream
Carpet & Drapery
Car Washes
Churches
Copy Shop (Retail)
Design Studios
Delicatessens/Catering
Department Store
Drug Stores
Dry Cleaning Apparel Services (Retail)
Electronics
Florists
Food Markets (Specialty)
Furniture (Home Furnishings)
Hardware
Health Club
Interior Decorating
Jewelry
Laboratories (Film, Medical, Dental, etc.)
Laundromats
Liquor
Planning Commission Staff Report AGENDA ITEM # 10-47

Date: October 25, 2018
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Musical Instruments
Music (Retail)
Notion & Novelty Store
Nursery & Garden
Office Supply
Paint & Wallpaper
Pet Shop
Reproduction (Graphics)
Resort Hotel
Restaurants
Self -Storage
Service Stations
Sporting Goods
Supermarkets
Theaters (Non -Drive In)
Toys
Veterinarian
Video Rental
A limited amount of residential uses may be considered as a part of a Preliminary Development Plan application, provided the residential component is developed concurrently with a commercial component and the residential component is not the dominant land use on the site.
lienerai ueveioDment Stan
imp immerw
General Development Standards DISTRICT 8 - MIXED -USE WEST YESHighway111LandscapeEasement
Setbacks (FT)
Front Setback 16
Rear Setback 10
Side Setback 5
Street Side Setback 20
Maximum Building Height 249 2 Story9
Minimum Distance between Buildings 10
Pad Size
Minimum Lot Size
Maximum Lot Coverage 25%
Minimum Outdoor Private Space
Special Conditions YES7
7 Architecture must make reference to the mountain foothills to the south. Building massing shall provide for unobstructed view corridors to the foothills and any two-story elements shall be stepped back an additional 10 ft. from the original setback requirements. Roof lines shall blend with the natural slope of the foothills. 9 Resort/Boutique hotels in District 8 may be up to five stories high with a maximum height of 60 feet.

Planning Commission Staff Report AGENDA ITEM # 10-48

Date: October 25, 2018
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Residential Component
Certain residential uses are being included as permitted uses within District 8 under limited conditions. The City expects District 8 to develop primarily with commercial uses; however, residential uses may be considered as part of a larger commercial development to help offset costs associated with construction and land development, and to create a more vibrant and active project.

TENTATIVE TRACT MAP NO. 37122
A Tentative Tract Map application was submitted with the entitlement package to consolidate the 10 existing parcels that make up the 13-acre site into a reconfigured design of five parcels and one common lot.

Revised Parcel Layout
Parcel 1 3.22 acres Boutique Hotel
Parcel 2 0.55 acres Retail/Commercial
Parcel 3 1.32 acres Retail/Commercial
Parcel 4 0.46 acres Retail/Commercial
Parcel 5 6.95 acres Residential
Lot A 0.56 acres Reciprocal Access/Open Space
In an effort to maintain continuity and circulation between parcels, reciprocal access easements will be required throughout the site on each parcel. This is a common requirement in multi - parcel commercial developments, because if one or more of the parcels is sold, the circulation patterns and access points will not be compromised.

Tentative Tract Map for Condominium Purposes
A separate Tentative Tract Map application will be required prior to the construction of any residential units. The purpose of the supplemental application will be to create the "air rights" associated with the 35 residential condo units. In addition to defining the individual units, the supplemental tentative map will also create common lots for private streets, retention basins and common area recreational amenities. The development of CC&Rs and a homeowner's association will be required as part of the final map process to ensure all private improvements are maintained in perpetuity.

Public Street Improvements
All required public street improvements have been conditioned to comply with City improvement standards and are included as conditions of approval. All public street improvements shall be completed prior to occupancy of any building developed within this project.

Access Easement for Adjacent Parcel
The 3.41-acre parcel that abuts the project site to the west (APN 674-490-034) does not have direct access to Highway 111, so an access easement shall be provided through the project site to provide said legal access.

Planning Commission Staff Report AGENDA ITEM # 10-49

Date: October 25, 2018
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PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP16003
A Preliminary Development Plan (PDP) application was submitted as part of the entitlement package for the purpose of providing project level architectural and site planning details for the entire 13-acre project site.

Site Grading
In general, the site slopes away from the surrounding mountains. The top -of -curb elevations at Highway 111 along the project's frontage range from 279' — 281.5'. The pad elevations for the various structures within the project are listed in the table below, along with the distance of each respective building to Highway 111:

Building Pad Elevation Height above Hwy 111 Distance from Hwy 111 Hotel 283.6' 3.2' 275'
Commercial Building 1 281' 0.4' 50'
Commercial Building 2 281.4' 0.4' 175'
Commercial Building 3 281.1' 0.75' 50'
Residential Condos 280' - 284' 0.4' — 4. 4' 50' - 700'
The buildings closest to Highway 111 have pad elevations that are consistent with existing top - of -curb elevations. This is important to note, because maintaining appropriate pad elevations at the project frontage will preserve the building/sidewalk relationship and will help create a pedestrian oriented experience. Pad heights rise systematically from the front of the site to the rear of the site in conjunction with existing topographies. As noted in the table above, the highest pad elevation for any building is 284'. This corresponds to one of the residential condos, which is more than 700' from Highway 111.

Drainage
There are inherent challenges with regard to drainage on this site. As mentioned previously, the project site lies at the mouth of an alluvial fan. Simply stated, this means that large amounts of water from the surrounding hills empty into this site during storm events, a condition that has existed for eons. A graphic illustration of this condition is shown on page 25 of the exhibit booklet. In its undeveloped state, water is dispersed across the 13-acre site during storm events, and any water that does not percolate into the ground is diverted through the existing culverts. The introduction of this project changes that condition.

The applicant is not required to contain any offsite storm water on their site; however, since water from the surrounding hillsides empty into the project site, the applicant must ensure that the project is protected and safe from these water flows. To mitigate this impact, the applicant has proposed a series of underground storage chambers and a surface retention basin to slow storm water so that it can flow through the existing culverts. The applicant has indicated that they will investigate alternative means to handle the drainage challenges, given the cost to construct the underground chambers. Staff is open to alternative design considerations, provided an updated hydrology study is submitted which proves the adequacy of any revised proposal. The city engineer shall be responsible for reviewing and approving any revised drainage proposals. If revisions to the drainage plan significantly change the project's site plan and/or architecture, the applicant shall be required to submit a Major Modification application, Planning Commission Staff Report AGENDA /TEM# 10-50

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pay the requisite fees, and follow the typical entitlement process associated with that request.

Hillside Disturbance
The project has been designed so that all land disturbances will occur within the boundaries of the site; no offsite grading is being proposed with this request. If it is determined that offsite grading/land disturbance will be necessary for the development of this project, the applicant shall obtain permission from adjacent property owners prior to starting any such activity.

Site Plan — Pq. 4
The project consists of three distinct land uses (hotel, commercial/retail, and residential), and the site has been designed to showcase these uses in an integrated and cohesive manner. The southern portion of the site, which stretches from Highway 111 to the site's western boundary, contains the residential component. The commercial/retail buildings have been oriented along Highway 111 and lie just north of the signalized intersection that will be used as the project's main entry. The hotel has been located toward the western portion of the site and is buffered from Highway 111 by the three commercial/retail buildings.

Access and Circulation — Pq. 4
The primary access point for the project will be from the existing signalized intersection at Highway 111 and One Mirage Place; this entry will support full -turn reciprocal access connection to Highway 111, which means vehicles will be able to make left and right turning movements upon entering and existing the site. The boulevard style entry street will include a landscaped divisional island separating the entry and exit lanes. A gated emergency access driveway (24' in width) is also proposed to intersect Highway 111 and is approximately 550' north of One Mirage Place. This secondary ingress/egress point is not for everyday use, rather it will only be activated in the event of emergency.

The project includes shared internal circulation and off-street parking designed to serve the development in accordance with the City of Rancho Mirage Zoning Ordinance and the Highway 111 West Specific Plan standards. The proposed parking facilities for the hotel and commercial uses are configured in two landscaped parking plazas and various parking modules adjoining the proposed buildings. In the gated residential area, each dwelling unit provides two parking spaces in an enclosed garage. Guest parking areas are proposed on the east and west ends of the residential area. Pedestrian circulation is accommodated through sidewalks, paths, and walkways as part of the overall site design concept.

Parking
Municipal Code Section 17.26 Parking Standards, Table 3-6 "Parking Requirements by Land Use" requires the following parking ratios for the proposed uses within the resort:

Parking Requirements
Use: Ratio: Determining Factor Required:

Hotel 1. 1 parking space per room 100 rooms 110 parking spaces Commercial 1 space per 250 gross square
feet
17,000 square feet 68 parking spaces
Planning Commission Staff Report AGENDA ITEM # 10-51

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Restaurant 1 space per 80 gross square
feet
3,800 square feet 48 parking spaces
Residential 2 enclosed parking spaces and
1 guest for every two units
35 units 70 enclosed spaces
and 24 guest spaces
Calculated individually, the commercial uses would require 226 parking spaces; the project proposes 225 parking spaces. Section 17.26.050 of the Rancho Mirage Municipal Code RMMC) provides methodology for calculating parking reductions in mixed use developments.

Staff has applied the aforementioned section of the Municipal Code to this development, which identifies 8pm as the peak hour for parking demands; a total of 206 parking spaces would be required at that time. For the purposes of this project the applicant shall maintain at least 206 parking spaces for the current mix and size of commercial uses being proposed.

Electric Vehicle Charging Stations
Pursuant to Section 17.26.030 of the RMMC, all new construction projects requiring discretionary action shall provide a defined amount of electric vehicle charging stations. For projects that have more than 200 parking spaces, a total of four electric vehicle charging stations are required; this provision has been added to the conditions of approval.

Covered Parking
Pursuant to Section 2.30 of the RMMC, a minimum of 25% of the parking spaces shall be covered. Since a total of 225 parking spaces are being proposed, 56 spaces shall be covered.

Staff has conditioned that a minimum of 56 parking spaces be outfitted with decorative carports that correspond to the architectural themes of the project. Any lighting contained within the carports shall be fully shielded so that light does not spill beyond the boundaries of the project site. The design of the carports (materials, colors, heights, etc.) shall be included in the Final Development Plan.

Lot Coverage
The maximum lot coverage in District #8 is 25%, which is consistent with other districts in the specific plan. The site measures 568,541 square feet in size, or 13.06 acres. Maximum build - out of the site would result in a collective building footprint of 142, 135 square feet. A total building footprint of 91,542 square feet is proposed, which equates to an overall lot coverage of 16%, thus complying with the requirements of the specific plan.

Setbacks — Pg. 23
Requirements Closest Building to Setback Setback Met
Front Setback: 16'
Commercial Building No. 1 21.3' Yes
Hotel 250' Yes
Residential 22.7' Yes
Rear Setback: 10'
Commercial Building No. 3 190' Yes
Hotel 19'- 6"
Yes*
as conditioned)
Residential 60' Yes
Side Setback: 16' N/A N/A
Planning Commission Staff Report AGENDA ITEM # 10-52

Date: October 25, 2018
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Pursuant to the development standards for District 8, as listed previously in this report, any two- story element shall be located an additional 10' beyond the required setback. As proposed, the hotel has been located 19'- 6" from the rear property line; the hotel shall be located a minimum of 20' from the rear property line for consistency with the specific plan.

Architecture, Floorplans and Elevations
The architectural theme of the project can best be described as desert contemporary. The architect uses bold linear forms to establish a sense of permanence and strength throughout the project, a vernacular that is common in his body of work. The color palette is generally earthy and subdued; however, colors such as burnt orange, blue and deep red have been introduced as accents to showcase some of the prominent architectural forms. The colors and materials that have been chosen for the project compliment the desert environment. The full list of colors and materials is included in the table below:

HOTEL
Manufacturer Color
Benjamin Moore CSP-220: Lace Handkerchief (Primary)
Benjamin Moore CSP-285: Camel Hair (Primary)
Benjamin Moore CSP-1075: Byzantine (Primary)
Dunn Edwards DE5188: Ruddy Oak (Accent)
Sherman Williams SW0048: Bunglehouse Blue (Accent)
Benjamin Moore CSP-360: Terrazo Brown (Accent)
N/A Clear Anodized Aluminum (Mechanical Screens and Frames)

COMMERCIAL/RETAIL BUILDINGS
Benjamin Moore 2112-60: Cement Gray (Primary)
Benjamin Moore 2108-50: Silver Fox (Primary)
Benjamin Moore CSP-825: Thayer Green (Primary)
Benjamin Moore 2091-30: Deep Poinsettia (Accent)
Benjamin Moore AF-565: Mysterious (Accent)
Benjamin Moore CSP-390: Expresso Bark (Accent — Facsia, Plaster and Metal Roof) N/A Clear Anodized Aluminum (Window Frames)
Arizona Tile Savannah Cream (Exterior Tile)

RESIDENTIAL
Benjamin Moore AF-50: Etiquette (Primary)
Benjamin Moore AF-145: Kangaroo (Primary)
Benjamin Moore AF-660: Granite (Primary and Accent)
Benjamin Moore AF-655: Silhouette (Accent — Plaster and Metal Roof) Benjamin Moore CSP-600: Andes Summit (Accent)
Benjamin Moore AF-670: Nightingale (Accent)
Benjamin Moore CC-484: Hot Chocolate (Primary and Accent) Benjamin Moore AF-115: Lodge (Primary and Accent)
Benjamin Moore AF-120: Tamarind (Accent — Metal Roof)
Benjamin Moore AF-560: Flint (Primary and Accent)
Benjamin Moore AF-240: Satchel (Accent)
Benjamin Moore HC-77: Alexandria Beige (Primary)
Planning Commission Staff Report AGENDA ITEM # 10-53

Date: October 25, 2018
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Benjamin Moore HC-103: Cromwell Gray (Accent)
N/A Clear Anodized Aluminum (Window Frames)
Hotel — Pg. 26 - 39
The most prolific building on the project site is the four-story hotel. The footprint of the hotel is 19,476 square feet but totals 69,966 square feet across all four floors. The first floor consists of the lobby/reception, two lounges, two exercise spaces, employee areas, storage areas and eight guest rooms. A porte-cochere which extends approximately 70' from the building adorns the entry lobby to protect incoming/outgoing guests. The second, third and fourth floors are similar in nature and are comprised almost entirely of guest rooms. A total of 100 rooms are being proposed for the hotel. Two stairwells serve the hotel, along with two guest elevators and two service elevators.

All four sides of the hotel are striking in appearance. In a provocative display, the architect has chosen to highlight the building's elegant forms by exploiting the use of the accent colors. The deep reds, oranges and blues stand out amongst the other hues and add life to the structure.

The butterfly roof over the main entry also demands attention and pays tribute to mid-century modern architecture, a movement made famous in the Coachella Valley.

Commercial/Retail Buildings — Pg. 40 - 61
Three commercial/retail buildings are proposed on the project site, Buildings 1, 2 and 3. Each of the buildings are single story and measure 5,392, 10,173, and 5,631 square feet respectively.

Buildings 1 and 3 are situated close to Highway 111, with Building 2 being somewhat removed to create a defined area for parking. All three commercial/retail buildings make reference to the forms and colors of the hotel. The thoughtful use of accent colors, sweeping rooflines, canted walls and deep overhangs create a functional and interesting design style for these buildings.

Since no specific tenants have been identified for these buildings, the floor plans have not yet been developed. As tenants begin to occupy the buildings they will modify the interiors to fit their individual needs.

Residential — 62 - 106
Five different condo plans are proposed with this development, each consisting of two stories.

The table below describes the sizes and distribution of each of the plan types. 1st Floor 2nd Floor Garage Storage Total sf Bed/Bath Count 1 Unit Count Plan
A-1
1' 029 sf 1,110 sf 427 sf 26 sf 2,591 sf 3/3% 5
Plan
A-2
990sf 1,117sf 427sf 28sf 2,562sf 3/3% 5
Plan
B-1
1'042sf 1,110sf 427sf N/A 2,578sf 3/3/3%5
Plan
B-2
989sf 1,117sf 427sf N/A 2,533sf 3/3Y2 5
Plan
C-1
995sf 1,144sf 429sf 17sf 2,585sf 3/ 3% 4
Planning Commission Staff Report AGENDA ITEM # 10-54

Date: October 25, 2018
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Plan
C-2
995sf 1,144sf 429sf 35sf 2,602sf 3 /3 IA 4
Plan
D-1
995sf 1,133sf 429sf 14sf 2,570sf 3/3' 3
Plan
D-2
995sf 1,133sf 429sf 14sf 2,570sf 3/ 3' 3
Plan
E-1
996 sf 1,147 sf 431 sf 35 sf 2,609 sf 3 / 3' 1
As shown in the table, Plan E-1 is the largest of the plan types at 2,609 square feet. Plan B-2 is the smallest of the plan types, measuring 2,533 square feet. Each building, with the exception of the Plan E-1 unit, is designed as two units that share a common wall. As proposed, a Plan A-1 and A-2 will always be connected, this goes the same for each of the other plan types.

Plan types A and B are almost identical in layout. The plans are generally square in design, with the public spaces (living, dining, laundry, powder and mechanical rooms, along with the kitchen and garage), on the first floor; a staircase to the second floor is centrally located within the floor plan. The private spaces (bedrooms) have been located on the second floor. Each bedroom has its own bathroom, and balconies adorn the master bedrooms. The most identifiable difference in these two plans is the exterior design. The architect uses varying building planes to create interest across the facades of both plan types, but introduces angled roofs on the Plan B elevations. Standing seam metal is used where the angled roofs are used.

The floor plan layout for Plans C, D and E are all similar in design. Again, the architect has located all public spaces (living, dining, kitchen, etc.) on the first floor, and all private spaces on the second floor. The primary difference between these plans and the ones described in the previous paragraph is that the first -floor entries have been relocated to the narrow sides of the buildings. Once again, the introduction of a slanted roof element distinguishes one plan from the other, and the Plan E-1 unit is the only one that does not share a common wall with another unit.

The materials, colors and exterior design of the residential units is similar to the hotel and commercial/retail buildings. The architect continues to use prominent linear forms as the preferred architectural language, and variations in facade depths create solar protection and visual interest through Tight and shadow play.

Building Heights
The maximum building height in District 8 is two stories and 24'; however, boutique hotels are permitted to be a maximum of five stories and reach heights of 60'. The hotel that is being proposed is four stories, and the butterfly roof over the main entry extends to a maximum height of 58'. Roof parapets for the majority of the hotel are 47' in height, and the louvered metal screens that will hide rooftop mechanical equipment achieve maximum heights of 51'. At its closest, the hotel is 275' from Highway 111; however, the location of the entry lobby, where roof heights extend to 58', is 390' from Highway 111. The proposed heights fit with the context of the project and surrounding mountain foothills.

All three commercial/retail buildings are single story with heights ranging from 25'-6" to 34'.

Planning Commission Staff Report AGENDA ITEM# 10-55

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Although the maximum height in the specific plan area is 24', there is a provision in the RMMC whereby buildings can exceed the maximum listed height if they increase their setbacks at a 2:1 ratio (17.20.100(A)(1); for example, if the maximum listed height is 24' and the applicant wishes to extend building heights to 30', an additional 12' of setback shall be required. Commercial Building #1 has a maximum height of 34', but the location where the building extends to that height has been located 45' from the property line, thus satisfying the aforementioned section of the RMMC. Commercial Buildings #2 and #3 have maximum heights of 30' and 25'-6" respectively; again, where the buildings exceed the 24' height restriction the setbacks have been increased accordingly.

Of the five different residential plan types, only one proposes roof heights in excess of 24' (Plan B). In this case, it is an angled roof line that extends beyond the height limit, and only by nine inches. The angled roof adds to the interest of the structure and the units that are designated for this plan type are sufficiently removed from the property line to accommodate the minimal increase in height.

Project Lighting — Pg. 107 - 110
Parking lot and drive aisle lighting will be handled by two different light standards. Private streets and drive aisles will be lined with a triangular shaped LED light fixture (Type B as shown in the exhibit booklet). The lens for this fixture is parallel to the ground plane so all light is directed downward. A different type of light standard is proposed nearer the buildings (Type A).

This too has a lens that is parallel to the ground plane; however, there does not appear to be any shielding to prevent light spill in horizontal directions. Although the submitted photometric plan indicates zero light trespass at the property lines, staff is still concerned about light pollution. Staff has conditioned all light fixtures used throughout the project to be dark sky compliant in order to help preserve the quality of the night sky in Rancho Mirage.

Pursuant to Section 17.26.070(G)(8), the maximum height of any light source shall be 18', or less when adjacent to residential uses. Since there is a residential component to this project, staff has conditioned the maximum height of any light source to be 15'.

Landscaping — Pq. 111 - 147
A substantial number of trees will used throughout the project site, all of which are 24 or 36-inch box selections. The tree matrix consists of the following:

Common Name Scientific Name Size
Willow Acacia Acacia Aalicina 24" Box
Hybrid Mesquite Prosopis x Phoenix 36" Box
Rosewood Dalbergia Sissoo 36" Box
Tipu Tree Tipuana Tipu 36" Box
Mulga Acacia Aneura 24" Box
Seedless Desert Willow i Chilopsis Linearis 24" Box
Chitalpa Chitalpa Tashkentensis 24" Box
Sweet Acacia Acacia Smailii 24" Box
Sonoran Palo Verde Parkinsonia Praecox 36" Box
Planning Commission Staff Report AGENDA ITEM # 10-56

Date: October 25, 2018
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INFORMATION CONTINUED:

Desert Museum Palo Verde Parkinsonia "Desert Museum" 36" Box Date Palm Phoenix Dactylifera 20' BTH
Pursuant to Section 17.24.040 of the RMMC a minimum of 30% of the trees shall be 36-inch box selections.

Trees have been grouped most densely along the Highway 111 parkway and in the project's various parking lots to help with shading. Palm trees are used in street medians to establish a formal statement and rhythm upon entering the project; they are also used along the front of the hotel for the same reasons. An extensive palette of climate appropriate shrubs, vines and cacti are used in conjunction with the listed trees; the complete list can be found in the exhibit booklet.

A dog park is proposed at the southern extent of the project site, which is the only area that will have live grass. The primary role of the dog park is to serve as a retention basin; however, the applicant has chosen to activate this space for the benefit of the residents since it will rarely contain storm water. Artificial turf will be used in other areas of the project as an accent material. Low landscape walls and tiered planters have been proposed at the project's main entry to formalize and beautify the project's doorstep, and the entire entry street will be constructed of decorative interlocking pavers to add yet another layer of visual appeal. Various sizes of boulders will also be used throughout the project site.

A low -scale fountain and water feature is proposed at the front of the hotel, which will be integrated with the columns of the porte-cochere. The fountain will be surrounded by tiered planter beds consistent with the entry planters. Perimeter walls will vary in height from 2'-6" to 6' and will be constructed mostly of CMU block, although the walls will have different finishes to avoid monotony in design.

Billboards
There are currently two electronic billboards located just beyond the extents of the project boundary, one to the north and one to the south. The billboard on the southern side of the project lies approximately 180' to the nearest proposed residence. In an effort to help lesson any Tight and glare impacts from the billboard to the closest residential unit, staff has conditioned additional trees to be planted between said residential unit and the adjacent dog park. The dog park serves as a natural buffer between the residential units and the offsite billboard. Staff has also conditioned that the billboards be disclosed to any potential buyer in the project's CC&Rs.

Final Development Plan (FDP)
Prior to the issuance of any building permits, the applicant shall submit an application for a Final Development Plan and pay the requisite fees. The FDP shall include detailed written responses to each of the project's conditions of approval along with final sets of construction, grading, lighting and landscaping plans.

As previously mentioned, it is common for projects that include hotel uses to need some level of revision once a hotelier is identified. This can be as simple as shifting some of the buildings and/or amenities, or as drastic as relocating/eliminating certain components of the project altogether. Any revisions that are in substantial compliance with the original project, and do not trigger the need for additional environmental analysis, can likely be reviewed at the staff level Planning Commission Staff Report AGENDA ITEM# 10-57

Date: October 25, 2018 Page 17 of 40
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through either the FDP process or Minor Modification process. If however, there are wholesale changes to the project, the applicant shall be required to submit additional applications to modify the entitlement.

Senate Bill 18 and Assembly Bill 52 — Tribal Consultation Pursuant to State law, any time a specific plan amendment or zone change is being considered, the lead agency shall initiate tribal consultation proceedings under Senate Bill 18 (SB18). In addition, all projects subject to CEQA are required to initiate tribal consultation proceedings under Assembly Bill 52 (AB52). Staff initiated these proceedings in May of 2016 and received letters from various tribal governments. None of the tribes requested further consultation under these bills.

Again, an application for a General Plan Zoning Map Amendment was submitted in July of 2018, thus triggering the need to initiate tribal consultation proceedings yet again. Staff contacted the Native American Heritage Commission (NAHC) in Sacramento for an updated contact list of federally recognized tribes in the project area. Upon receiving the updated list from NAHC, letters were promptly distributed via certified mail. To date, staff has not received any requests for formal consultation regarding this project.

ARCHITECTURAL REVIEW BOARD
The project was presented to the Architectural Review Board (ARB) in January of 2017. The members raised concern about the size of the proposed tree planters, stating that a minimum planter area of 48 square feet be utilized; staff has made this a condition of approval. Aside from that, the ARB was impressed with the project, specifically with the siting of the hotel on the property and the proposed plant palette. The project received a unanimous endorsement from the group and was recommended to move forward to the Planning Commission.

SUMMARY
The project site is isolated from other development and surrounded by the Santa Rosa Mountain foothills on three sides, making it a prime location for the desired mix of uses and architectural design being proposed. The applicant has done well to organize the site in a logical and interesting way and has made excellent use of the site's unique shape. The architecture is bold and elegant, and the colors and materials respect the desert environment. Staff believes this would make a great addition to the Highway 111 corridor and could act as a demonstration project for future developers.

Staff recommends that the Planning Commission recommend that the City Council:

A. Approve Environmental Assessment Case No. EA160002;
B. Introduce Ordinance (next in order) approving General Plan Zoning Map Amendment Case No. GPZMA18002;
C. Introduce Ordinance (next in order) approving Specific Plan Amendment Case No.

SPA16001;
D. Approve Tentative Tract Map Case No. TTM37122; and
E. Approve Preliminary Development Plan Case No. PDP16003 subject to the content, Planning Commission Staff Report AGENDA ITEM# 10-58

Date: October 25, 2018 Page 18 of 40
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conditions and findings listed in this staff report.

Planning Commission Staff Report AGENDA /TEM# 10-59

Date: October 25, 2018 Page 19 of 40
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CONDITIONS OF APPROVAL
Tentative Tract Map 37122 and Preliminary Development Plan Case No. PDP16003 Special conditions (or portions thereof) are designated by bold. Conditions added pursuant to Planning Commission recommendation are designated by bold -underlined text.

GENERAL

APPROVAL

1. Pursuant to Section 17.42.070 of the RMMC, the Preliminary Development Plan shall be effective for two years after final action is taken by the City Council, or for a time not to exceed the expiration of any directly related tentative map. A tentative map shall be effective for a period of two years after final action is taken by the City Council, but shall be eligible for time extensions at the discretion of the City Council, provided the total life of the tentative map does not exceed five years (RMMC 16.12.080).

CONFORMANCE

2. The development of the subject property shall conform substantially with the approved exhibits contained in Tentative Tract Map Case No. TTM37122 and Preliminary Development Plan Case No. PDP16003 on file in the Planning Division of the City of Rancho Mirage. This includes all dimensional and size specifications, landscaping, hardscape, water elements, parking areas, design treatments (including color and materials), and the locations of buildings, structures and plant materials as shown in the exhibit booklet dated December 7, 2016 as attached to this staff report.

PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP16003

FINAL DEVELOPMENT PLAN REQUIRED

3. A Final Development Plan application (FDP) shall be required prior to issuance of any grading or building permits (application on file with the Planning Division).

The Final Development Plan (FDP) shall include a complete set of Building Construction Plans, Final Lighting Plans (including cut -sheets with Photometric Plan), Precise Grading Plan, Wall Plans, Final Landscaping and Irrigation Plans, a written response to the project Conditions of Approval, and any other requirements as listed in the Final Development Plan application.

4. The Development Services Director shall consider the Final Development Plan Permit application. He or she may approve a Final Development Plan permit if it substantially conforms to the Preliminary Development Plan and associated Conditions of Approval.

5. The approved Preliminary Development Plan may be modified only with City approval in a manner pursuant to Section 17.42.120 (Modification of a Planning Commission Staff Report AGENDA ITEM # 10-60

Date: October 25, 2018 Page 20 of 40
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Development Plan Permit). Minor modifications to an approved Preliminary/Final Development Plan may be considered by the Development Services Director.

6. The project shall be completed in accordance with the Ordinances, requirements, guidelines and other criteria in effect at the time of construction. 7 The development of the premises shall conform to all property development standards pursuant to Rancho Mirage Municipal Code.

8. Decorative carports that correspond to the architecture of the project shall be installed over 56 of the project's 225 parking spaces and shall be submitted with the Final Development Plan. The carports shall be installed in the parking fields that will be most convenient to visiting guests.

9. Four electric vehicle charging stations shall be installed as part of the project. The locations and details for said charging stations shall be included with the Final Development Plan.

10. Pursuant to Section 17.26.060 of the RMMC, the applicant shall install a minimum of seven (7) handicapped parking spaces throughout the project site. The spaces shall be distributed in convenient locations for access to the commercial/retail/hotel uses.

FINAL DEVELOPMENT PLAN — LIGHTING
11 All exterior lighting shall be shown on the Final Development Plan and shall be low-level directed lighting, energy -efficient and shielded or recessed so that direct glare and reflections are confined within the boundaries of the subject site. All pole or building -mounted lighting shall be directed downward and away from adjoining properties and public right of way. Lighting shall not blink, flash, or be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the building and shall be subject to review and approval by the Planning Division. A photometric plan shall be required as a part of the Final Development Plan application.

12. All parking lot, drive aisle and other pole -mounted lights shall not exceed 15 feet in height, shall be fitted with full cut-off glare shields, and shall be Dark Sky compliant.

13. Building -mounted lighting shall be architecturally complimentary to the design of the project and shall be Dark Sky compliant. All lighting shall be shown on the Final Development Plan along with a complete photometric plan. Landscaping up -lighting shall also be included as part of the lighting plan.

Planning Commission Staff Report AGENDA ITEM# 10-61

Date: October 25, 2018 Page 21 of 40
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14. Under canopy carport lighting shall be shielded away from property lines and directed downward.

PHASING
OTHER

15. If a Phasing Plan was not approved by City Council as a part of the Preliminary Development Plan, and phasing of the project is desired by the applicant after project approval, the applicant shall submit a letter accompanied by exhibits fully describing a proposed phasing plan to the Development Services Director prior to submittal of a Final Development Plan, whereby upon completion of review of the submitted items, the Director will notify the applicant of the appropriate Modification procedure. Any authorization of Phasing shall be completed prior to approval of a Final Development Plan.

16. All green waste shall be disposed of at a permitted composting facility.

17. The applicant shall undertake or cause to be undertaken such action or actions as are necessary to permit and/or otherwise accommodate the implementation of recycling services. Such action or actions may include, but are not limited to:
designating and providing adequate area at convenient locations with appropriate access for the placement of dumpsters and/or bin sets; constructing permanent enclosures that meet all requirements of the RMMC for each dumpster and/or bin set; providing for the security of each dumpster to discourage scavenging, and; providing adequate indoor area at convenient locations for the collection and short-term storage of recyclables. The applicant shall submit a "Recycling Program" that has been reviewed by an agent of the City, which, at a minimum, explains, states or otherwise defines: (1) recyclables generated by type; (2) estimate by pounds for each recyclable generated; (3) number of dumpsters and/or plastic bin sets (one set equals three "baskets") needed to accommodate estimated recyclables; (4) location of each dumpster (may be identified on a map attached as an exhibit); (5) method of collection such as curbside at each residential unit or at rear of property by dumpster, etc.; and (6) pick-up schedule for recyclables. The applicant shall provide other such information as may be necessitated by the development proposal.

18. The development shall comply with the requirements of Assembly Bill AB341 which mandates recycling for all new commercial developments. Recycling containers shall be sized in accordance with the anticipated need as approved by the City's contracted waste hauler. The applicant shall also participate in the Burrtec Organic and Food Waste Recycling program. Recycling bin enclosures shall be located and architecturally screened in accordance with the Rancho Mirage Municipal Code as approved by Staff.

19. All water features shall be maintained in compliance with Ordinance No. 844.

Planning Commission Staff Report AGENDA ITEM# 10-62

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20. Water efficient landscaping shall be maintained in compliance with Chapter 17.24 Landscaping Standards) of the Rancho Mirage Municipal Code.

PLANNING
Prior to approval of a Final Development Plan, the following Conditions shall be satisfied:

FILING FEES

21. Within 5 days of project approval the applicant shall submit to the City of Rancho Mirage a check in the amount of $2,330.75 for a CEQA Notice of Determination made payable to The Riverside County Clerk.

ACKNOWLEDGEMENT OF FINAL CONDITIONS OF APPROVAL

22. The applicant shall execute a written acknowledgement to the Planning Division stating acceptance of and compliance with all of the Conditions of Approval of both Tentative Tract Map Case No. TTM37122 and Preliminary Development Plan Case No. PDP16003, and that the plans submitted are in compliance with the Conditions of Approval. No modifications shall be made to said plans without written approval from the appropriate decision -making body.

HARDSCAPE, LANDSCAPE AND SCREENING

23. In conformance with Rancho Mirage Municipal Code Chapter 17.24, a complete set of on -site and off -site Landscaping Plans and installation schedules shall be required for all public and private street parkway areas between any curb and the right of way line or perimeter wall, including any common areas, and shall be submitted to, and approved by the Planning Division prior to issuance of a building permit.

24. The plans shall be submitted as a Landscape Documentation Package in accordance with Ordinance No. 990. Such Plan(s) shall be consistent with the Preliminary Landscape Plan, and the applicant shall provide evidence that the landscape plan has been reviewed and approved by the Riverside County Office of the Agricultural Commissioner and the Coachella Valley Water District (CVWD) prior to issuance of permits as a component of the Final Development Plan (FDP) or conformance check.

25. Where perimeter walls are shown on the development plan they shall be designed with aesthetic relief and be of high -quality architectural design to compliment adjacent developments, subject to approval of a Preliminary Development Plan application. In accordance with the Community and Highway 111 West Specific Plan Design Elements, the landscaped parkway and perimeter wall along all property lines shall be aesthetically enriched and subject to approval of planning staff, with Architectural Review Board review as deemed necessary. All top of wall elevations and adjacent finish grade elevations for the project perimeter and entry walls shall be subject to review and approval by the Planning Division and City Engineer.

Planning Commission Staff Report AGENDA ITEM# 10-63

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a. The decorative theme walls along Highway 111, adjacent to parking fields, shall be high enough to screen parked vehicles. The maximum height of any such wall shall be six (6) feet.

26. Parkway landscape plans (typically the area between public street curb and wall) shall be reviewed and approved by Planning staff and the City Engineer, as part of the requirements of the Final Development Permit application. Parkway landscaping shall be installed prior to Final Map bonds being released.

27. The final landscaping and irrigation plans shall incorporate the use of Evapotranspiration (ET) irrigation "smart" controllers which shall include automatic water scheduling, rain and temperature sensors. Prior to a final inspection, the landscape contractor shall verify in writing with Planning staff that controllers have been installed, are correctly programmed, and operate with these features. More information on smart controllers can be found at www.irrigation.com .

28. Landscaping, Wall and Grading Plans shall demonstrate that all electrical transformers, utility pads, cable TV and phone boxes, and similar utility fixtures will be screened, pursuant to Chapter 17.20 of the Rancho Mirage Municipal Code and/or installed underground if required.

29. Pursuant to Section 17.24.040 of the RMMC, a minimum of 30% of the trees shall be 36-inch box selections.

30. Pursuant to Section 17.24.040 of the RMMC, 60% of the shrubs shall be 5- gallon selections or larger.

31. Additional trees shall be planted between the dog park and residential buildings at the southern tip of the project site, to staff's satisfaction, to mitigate light and glare from the existing offsite digital billboard.

32. Because Sissoo/Rosewood trees tend to have extensive root systems, root directing devices shall be used where the trees are located closer than 10' to foundations and hardscape areas. In addition, any cactus or shrub with spikes, thorns or similar shall be located at least three (3) feet away from pedestrian walkways.

33. Parking lot tree planters shall be a minimum of 48 square feet in size.

34. Mailboxes for the residential portion of the project shall be incorporated into a wall, pilaster or designed as a freestanding kiosk complementary to adjacent architectural themes. Said architectural mailbox treatment shall be included with the landscaping plan submittal and shown on the Final Landscape Plans subject to staff review and approval prior to installation.

Planning Commission Staff Report AGENDA ITEM# 10-64

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35. All trash enclosures shall be designed to compliment the architectural stylings of the buildings.

LANDSCAPE VERIFICATION

36. The project landscape architect shall submit written verification that the landscaping and irrigation has been installed per the approved landscape plan.

MITIGATION MEASURES INCORPORATED HEREIN "MITIGATION MONITORING PROGRAM"
OTHER

37. The mitigation measures, conditions and requirements included within Environmental Assessment (EA160002), the December 2016 Initial Study, and Mitigated Negative Declaration are hereby incorporated as conditions of approval as if fully set forth herein. With a Final Development Plan application, the applicant shall provide a written explanation on how the adopted mitigation measures are being complied with.

38. Any proposed signage for this site will be subject to approval and issuance of a separate Sign Program application subject to review by staff and approval by the Planning Commission.

39. Water features and fountains shall be equipped with an aerometer so that the spray can be adjusted for wind speed.

40. A Valet Parking application and a detailed valet parking plan shall be submitted to the Planning Division prior to that service being deployed.

41. An approved Agua Caliente Native American Cultural Resource Monitor(s) shall be present during any ground -disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior's Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.

42. The applicant shall contact the Tribal Historic Preservation Office before ground disturbing activities begin. The phone number for monitoring services is 760-699-6828.

43. The hotel shall be located a minimum of 20' from the rear property line.

Planning Commission Staff Report AGENDA ITEM# 10-65

Date: October 25, 2018 Page 25 of 40
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44. The CC&Rs for the residential portion of the project shall disclose the location and proximity of the two existing offsite digital billboards to the satisfaction of the City Attorney.

BUILDING
Prior to the issuance of Building Permits the following Conditions shall be satisfied:

TUMF FEE

45. The applicant shall pay to the Building Division the Transportation Uniform Mitigation Fee in effect at the time the Building Permits are issued.

LICENSE TAX FOR NEW CONSTRUCTION

46. The applicant shall pay to the Building Division the License Tax for New Construction pursuant to Chapter 3.28 of the Municipal Code and Capital Facilities Needs Study to mitigate the impact of the development on said capital facilities.

DEVELOPMENT IMPACT FEES

47. The applicant shall pay the both the residential and commercial Development Impact Fees as a reasonable and proportional share of the cost of public facilities and infrastructure improvements that serve or will benefit the project in accordance with Chapter 3.29 of the Rancho Mirage Municipal Code.

PAD CERTIFICATION

48. Prior to release of Building Permits, a Pad Certification submitted from a Licensed Land Surveyor or Civil Engineer, attesting to the elevation matching the rough grade pad elevation shall be submitted to validate the rough grading completion.

COMPACTION REPORT

49. Prior to the release of Building Permits, the Lot(s) for the building(s) shall have a compaction report submitted from a Geotechnical Engineer attesting to the buildable pad being compacted at least 90% of maximum relative density. If any over -excavation, or slopes steeper than 2:1, is needed for the building pad, a Geotechnical Engineer shall submit a document attesting to the acceptability of this non-standard earthwork in accordance with the recommendations of the preliminary soil report.

OPERATIONAL FIRE HYDRANT

50. In accordance with the Fire Marshall's directives, Building Permits shall not be issued until an acceptable fire hydrant is operational and active within the required distance of the project.

CONSTRUCTION AND DEMOLITION DEBRIS PLAN
Planning Commission Staff Report AGENDA ITEM# 10-66

Date: October 25, 2018 Page 26 of 40
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51. In conformance with Rancho Mirage Municipal Code Chapter 7.07, construction and demolition debris from the project must be diverted from landfill and either recycled or reused to the maximum extent feasible. The applicant shall have prepared a Construction and Demolition Debris Plan (C&D Debris Plan) that shall be submitted to the Planning Division for review and must be approved by the City's Compliance Officer prior to the issuance of any development, building, grading or demolition permit. For ease of preparing the C&D Waste Diversion Plan, the applicant may contact the Planning Division to obtain the outline and format for the Plan.

AUTOMATED EXTERNAL DEFIBRILLATOR

52. The Project shall provide four (4) Automated External Defibrillator (AED) devices reasonably distributed in the public areas throughout the resort. The location of the AED's shall be shown on the construction plans, approved by the Building Official and installed prior to occupancy.

PERMITS & CLEARANCES

53. The applicant shall provide evidence of permit(s) or clearance(s) from the following agencies:

City Engineer
Dept. of Public Health
Rancho Mirage Planning Division
Coachella Valley Water District
Burrtec
Palm Springs Unified School District
Fire Marshal
City Attorney
City Contract Specialist

CITY ATTORNEY
Prior to issuance of Building Permits the following Conditions shall be satisfied:

INDEMNITY AGREEMENT

54. The applicant shall defend, indemnify and hold harmless the City, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or annul this permit approval. The City shall notify the applicant of any claim, action, or proceeding and the City shall cooperate in the defense. If the City fails to notify the applicant of any claim, action or proceeding of which the City has written notice, the permittee shall not thereafter be responsible to defend, indemnify, or hold harmless the city.

REIMBURSEMENTS
Planning Commission Staff Report AGENDA /TEM# 10-67

Date: October 25, 2018 Page 27 of 40
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55. The applicant shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this project. Although the applicant is the real party in interest in an action, the City may, at its sole discretion, participate in the defense of the action, but such participation shall not relieve the permittee of any obligation under this Condition.

IMPROVEMENT SURETY

56. Pursuant to Chapter 15.64.280 of the Rancho Mirage Municipal Code, all public improvements proposed with the Development Plan submittal, or required by the adopted approval Conditions, shall be guaranteed by cash bonds, letters of credit, or other legal instruments acceptable to the City Attorney and City Council.

RELEASE OF PLANS

57. Written authorization must be obtained from any certified, licensed or registered professional who signed the original building plans authorizing the plans to be made available by the City to all subsequent owners upon request (if on file with the City at the time of the request) for use by any subsequent owners solely for the construction, maintenance, operation, and use of the subject building(s) at the project site.

NOTICE TO CITY UPON DEVELOPERS' DEFAULT, FORECLOSURE OR BANKRUPTCY

58. In the event that the applicant receives a notice of default from any lender in connection with funds loaned to the applicant for the proposed development, or that any security instrument given by the applicant to any lender is foreclosed upon whether through a trustee's sale or otherwise, or that the applicant files a petition for bankruptcy, the applicant shall immediately notify the City of such notice of default, foreclosure sale, and/or filing of the bankruptcy petition, as the case may be.

CONDITIONS, COVENANTS & RESTRICTIONS

59. The applicant shall establish and record Conditions, Covenant & Restrictions CC&Rs) for the project, to the satisfaction of the City Attorney, prior to recordation of the Final Map. The CC&Rs shall address common area maintenance (parking Tots, driveways, private streets, landscaping, etc.).

One (1) maintenance association shall be responsible for said common areas.

60. The applicant shall establish and record CC&Rs that are specific to the residential portion of the project, to the satisfaction of the City Attorney, prior to recordation of the Final Condominium Map. The CC&Rs shall address common area maintenance, short-term rentals, provisions related to the establishment and operation of a home owner's association, and any other issue typical of private residential development.

Planning Commission Staff Report AGENDA ITEM# 10-68

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I. FIRE MARSHAL Prior
to issuance of Final Map or Final Development Plan, whichever occurs first, the following Conditions shall be satisfied:

ADVERSVE IMPACTS

61. The proposed project may have a cumulative adverse impact of the Fire Department's ability to provide an acceptable level of service. These impacts include an increased number of emergency and public service calls due to the increased presence of structures, traffic and population. The project proponents/developers will be expected to provide for a proportional mitigation to these impacts via capital improvements and/or impact fees.

ACCESS

62. Fire Department emergency vehicle apparatus access road locations and design shall be in accordance with the California Fire Code, City of Rancho Mirage Municipal Code, and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance.

WATER

63. Fire Department water system(s) for fire protection shall be in accordance with the California Fire Code, City of Rancho Mirage Municipal and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance.

TRACT MAP DEVELOPMENT CASES

64. Prior to Building Permit issuance, the required water system, including all fire hydrant(s), shall be installed and accepted by the appropriate water agency and the Riverside County Fire Department prior to any combustible building material placed on an individual lot. Contact the Riverside County Fire Department to inspect the required fire flow, street signs, all weather surfaces, and all access and/or secondary access. Approved water plans must be at the job site.

TENTATIVE TRACT MAP NO. TTM37122
Special conditions (or portions thereof) are designated by bold.

GENERAL

65. All improvements shall conform to the provisions of the Rancho Mirage Municipal Code, Title 16, (Subdivisions), unless specifically modified by any of the following conditions.

Planning Commission Staff Report AGENDA ITEM# 10-69

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66. The Tentative Tract Map approval shall be effective for two years once approved by the City Council. A Final Map must be approved by the City within this specified time period or the Tentative Tract Map approval shall become null and void unless the expiration date for the Tentative Map is extended as provided by Section

16. 12.090 of the Rancho Mirage Municipal Code.

II. PUBLIC WORKS (TTM37122 and PDP16003)
Prior to City Council approval of the Final Map, the following Conditions shall be satisfied:

FORMATION AND/OR ANNEXATION TO CFD

67. Pursuant to Ordinance N2-485 the applicant shall provide evidence that formation of, or annexation to Communities Facilities District (CFD) No. 1 — Police and Fire services - to pay the City annually for public service costs associated with this project has been initiated. This requires the submittal of an application fee, the preparation of a boundary map, and 6-8 weeks processing time. The applicant is advised to begin the application process as soon as possible, because the CFD annexation must occur prior to approval of the Final Map or Grading Plan, whichever occurs first.

GRADING & DRAINAGE PLAN

68. The applicant shall be required to submit a grading and drainage plan prepared by a licensed civil engineer to the City Engineer for plan check and approval. The grading and drainage plan shall be consistent with any and all conditions of approval associated with any applicable subdivision map and any Development Permit entitlements issued for the subject project by the City or any other responsible public agency. The grading and drainage plan shall conform to all city policies, standards and regulations applicable to the project. Protection of buildings from hillside drainage shall be provided. All grading and construction shall be contained within the project boundaries. In addition, if the project involves grading and drainage issues related to Coachella Valley Water District (CVWD) facilities, written evidence of the District's approval shall be included with the submittal required by the City of Rancho Mirage.

STORMWATER RETENTION

69. If the project is south of the Whitewater Flood Channel, the grading of the project may be designed for the drainage to be conveyed to an acceptable disposal site as determined by the City Engineer. Surface streets are not considered "an acceptable disposal site" for common "nuisance water" from sprinklers and cleaning. Therefore, at a minimum, all projects shall make provisions to absorb such "nuisance water" to the satisfaction of the City Engineer. In this case, since the project is south of the Whitewater Channel, the 100% retention is optional. There is an existing pair of 42" storm drain inlets at the southeast end of the project, which may be used for stormwater overflow after the BMP Volume" (aka "first flush runoff") in accordance with the Whitewater Planning Commission Staff Report AGENDA /TEM# 10-70

Date: October 25, 2018 Page 30 of 40
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SWMP BMP Manual, is retained on -site. Additionally, the project shall be designed to hold the "incremental increase" runoff, or calculations shall be provided to support the ability of these pipes to handle the 100-year worst case runoff from the developed project area and any upstream tributaries. A Hydrology/Hydraulic Report, in accordance with the Riverside County Hydrology Manual, shall be submitted from a Registered Civil Engineer, showing how this stormwater is handled.

STANDARD AGREEMENT FOR CONSTRUCTION OF PUBLIC IMPROVEMENTS 70 The applicant shall execute and submit the City of Rancho Mirage's Standard Agreement for Construction of Public Improvements for review and approval by the City Engineer and City Attorney.

STREET IMPROVEMENTS

71. Street improvements shall be required as specified below. Plans for the construction of the required street improvements shall be designed by a California Registered Engineer and approved by the City Engineer prior to recordation of a Final Map (if processed concurrently with the PDP), or prior to issuance of Grading Permits if not associated with a Final Map. All street construction shall be in conformance with these plans and the City's adopted Road Improvement Standards. Plans shall be approved prior to or concurrent with Final Development Plan approval and construction shall occur prior to occupancy. The developer shall furnish proof that any Sewer and Water Improvement Plans have been reviewed and approved by CVWD. The developer shall furnish proof that the Fire Marshal has approved the Water Plans and Street layout for the project.

A.) Public Streets Highway 111
Right-of-way along Highway 111 at a width of 55 feet from centerline shall be dedicated to the City of Rancho Mirage. An easement for the meandering bike path shall also be dedicated.
ii. Plans for the required 8' wide Class I meandering bike path per Standard Detail 500, shall be submitted to the City Engineer, and shall be shown on the landscape and plans and shall be constructed along the frontage. A sidewalk or alternative handicap accessible route shall be constructed from the bike path to the project. Where the bikeway is located on private property, a public access easement shall be provided and recorded subject to approval of the City Engineer.
iii. The design of the entry ways shall be subject to the approval of the City Engineer. The emergency access gate at the northwest corner of the project shall be connected to Highway 111 with "mountable 4" curb pursuant to Standard Detail 221, on a 24-foot wide driveway. It shall Planning Commission Staff Report AGENDA ITEM# 10-71

Date: October 25, 2018 Page 31 of 40
Rancho Cove - EA160002, GPZMA18002, SPA16001, PDP16003, and TTM37122 INFORMATION CONTINUED:
be signed on both sides clearly stating that there is no public access at that gate, and that it is for emergency access only. iv. Construction of a sixteen (16) foot wide median island along the project arterial street frontage from the westerly end of the existing median, extending to the west project boundary, shall be required. The full width of the median island shall be improved with landscaping and irrigation in accordance with the adopted City of Rancho Mirage Median Landscaping Standards. A "mountable" section with concrete pavers shall be designed into the median landscaping aligned with the emergency access gate, for emergency vehicle access.
v. Landscape and irrigation plans for all public street parkways and median islands shall conform to City standards and be submitted for review and approval by the City Engineer and Planning Division. Boulders shall not exceed 15 inches in height within 3 feet of a public street curb. Canopy trees shall be placed a minimum of 10 feet from public street curb and a minimum of 3 feet from sidewalks. Palm trees shall be placed a minimum of 3 feet from public street curb with a minimum trunk height of 10 feet. Right of way lines shall be shown on the final landscape plan.

B.) Private Streets/Parking Lots
Private street and/or parking lot paving shall consist of a minimum of 3" A.C. paving over 4" of compacted Class II aggregate base material. On private streets and parking lots, and as may be required by a condition of approval, decorative concrete or other surfacing materials shall be reviewed by Public Works for conformance to Public Works standards.
ii. On private streets and parking lots, non-standard curb and gutter maybe acceptable if the City's standard drainage criteria is satisfied, and the specific non-standard curb and gutter is approved by the Department of Public Works.
iii. The parking lot design and construction shall be completed in accordance with the City of Rancho Mirage standards and codes unless superseded by more stringent requirements from the State or Federal ADA guidelines.

Such design shall include demonstration of adequate fire and delivery truck turning movements. An access easement shall be recorded with this map in order to provide legal access to the 3.41-acre parcel to the west of this project (APN 674-490- 034). Said access easement shall be aligned with the proposed road system.
iv. In accordance with Municipal Code 17.26.070(d), all required off-street parking areas shall be designed so that surface water shall not drain over any sidewalks or adjoining parcels.

Planning Commission Staff Report AGENDA ITEM# 10-72

Date: October 25, 2018 Page 32 of 40
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v. Private streets within the project shall be constructed with a minimum travel way of 36 feet. Private street paving shall consist of a minimum of 3" A.C. paving over 4" of compacted Class II aggregate base material.

DEDICATION OF PUBLIC UTILITY EASEMENTS

72. A ten (10) foot public utility easement adjacent to the curb and gutter and edge of pavement shall be provided by the property owner or subdivider for all public and private streets, and for public streets where the public right-of-way is less than the required 10 feet.

DEDICATION OF DRAINAGE EASEMENTS

73. All easements for drainage facilities necessary to accommodate the final approved Grading and Drainage Plan shall be offered for dedication to the appropriate serving agency. Such offer shall be incorporated in a suitable recorded document as required by the City Engineer.

SANITARY SEWER SYSTEM

74. A sanitary sewer system shall be required and shall be installed in accordance with the provisions established and set forth by the regulations of the Coachella Valley Water District, the Riverside County Department of Public Health, and/or the regional Water Quality Control Board. All necessary sewer easements shall be provided.

ASSESSMENT DISTRICT REAPPORTIONMENT

75. If the property to be subdivided is located within the boundaries of an Assessment District, assessments shall be reapportioned over the property to account for the newly created lots.

PARK FEES

76. Applicant shall pay all applicable parkland fees for the acquisition and/or development of community parks and recreational facilities in those amounts in effect at the time the grading permit is issued.

Prior to Issuance of Grading Permits for any construction created pursuant to the approval of the Map, the following Conditions shall be satisfied:

LAQMP

77. The applicant shall prepare a Local Air Quality Management Plan (LAQMP) pursuant to Ordinance N° 855, Municipal Code Chapter 7.01. Said LAQMP shall detail the project's potential impacts upon the air quality of the area and any necessary mitigation measures, and shall be submitted to the Public Works Department for review and approval prior to the issuance of the Grading Permit.

Planning Commission Staff Report AGENDA ITEM# 10-73

Date: October 25, 2018 Page 33 of 40
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For ease of preparing a LAQMP, the applicant may contact the Public Works Department regarding use of the LAQMP worksheet. Projects over 10 acres shall also submit the 8.5" x11" format Dust Control Plan Required by the South Coast Air Quality Management District for review by the City. At the time of payment of the permit fees the developer shall submit a "dust control deposit" of $2,000 per acre or alternative grading security as approved by the City Engineer.

WQMP CONDITION

78. Per the criteria of the Whitewater River Region Storm Water Management Plan (SWMP), subdivisions of 10 or more lots or commercial development creating more than 25 parking spaces shall submit a Water Quality Management Plan (WQMP) for review prior to approval of the Final Development Permit and/or Final Subdivision Map. (See Appendix H of the SWMP for details.) A Final WQMP shall be required prior to permit issuance, with Recording of a Covenant, or other approved mechanism, establishing the WQMP as a Public Record that shall apply upon occupancy, and continuing forward, to all future operators/residents of the project. Any approved design modifications that take place during construction shall be documented and incorporated into the Recorded WQMP Covenant prior to occupancy.

SWPPP/NOI

79. Prior to issuance of Grading or Building Permits, the Property Owner shall submit the completed NOI (Notice of Intent) form and site plan with the appropriate fee, to the State Water Quality Control Board for the General Construction Activity Storm Water Permit. Proof of submittal shall be given to the City Engineer.

MULTIPLE SPECIES HABITAT CONSERVATION PLAN FEE
80 Prior to issuance of grading permits, the applicant shall pay to the City the required Coachella Valley Multiple Species Habitat Conservation Plan (MSHCP) Fee.

CONSTRUCTION IMPROVEMENT AGREEMENT

81. The construction of all required public and private improvements, including but not limited to landscaping, sewer, water, curb and gutters, paving, drainage facilities, and other required improvements shall be completed prior to occupancy of any structure and/or the subdivider shall enter into an agreement, acceptable to the City, ensuring the construction of such improvements within eighteen (18) months of City Council approval of the Final Map.

Prior to final acceptance of improvements by City Council and release of bonds the following conditions shall be satisfied:

UNDERGROUND UTILITIES REQUIRED
Planning Commission Staff Report AGENDA /TEM# 10-74

Date: October 25, 2018 Page 34 of 40
Rancho Cove - EA160002, GPZMA18002, SPA16001, PDP16003, and TTM37122 INFORMATION CONTINUED:

82. All existing or proposed Southern California Edison, General Telephone, CATV, or other overhead service facilities, shall be installed underground in accordance with the provisions of Section 12.16 of the Rancho Mirage Municipal Code. The undergrounding installation of all existing or proposed overhead distribution utility lines shall be completed and/or appropriate guarantee arrangements shall be entered into for any structure constructed pursuant to this approval as required by the City Engineer. Such guarantee arrangement shall be approved by the City administrative staff and the City Attorney and shall include the posting of improvement security adequate to secure the periphery of the subject property; and as identified above and as required in Section 12.16 of the Rancho Mirage Municipal Code.

WRITTEN VERIFICATION

83. Prior to release of bonds or financial guarantees, the applicant or his successor shall provide written verification that the improvements have been installed in accordance with the approved plans.

AS -BUILT PLANS

84. A complete set of "As -Built" Grading, Sewer, Water, Landscaping, Street, Storm Drain and all other required improvement plans shall be submitted by the engineer of record for review and approval.

IMPROVEMENTS COMPLETED PRIOR TO OCCUPANCY

85. Prior to occupancy, the construction of all required public improvements, including but not limited to sewer, water, curb and gutters, paving to join, storm water drainage facilities, and other required utility improvements shall be completed.

CVWD LETTER

86. Prior to occupancy, if applicable, a letter from Coachella Valley Water District (CVWD) shall be submitted stating that all the district fees have been paid and all requirements have been met for development. Due to serious drought concerns, the City and CVWD reserve the right to apply water conservation requirements to the project at the time of Final Development Plan approval and prior to permit issuance. Any required changes shall be reviewed ministerially by City staff and by CVWD pursuant to their adopted protocol.

OTHER

87. During construction as requested by Rancho Mirage law enforcement, the site shall be fenced and gated for security purposes. The applicant shall provide an acceptable form of site security such as security cameras, motion sensors and lighting during the time construction workers are not onsite subject to Rancho Mirage law enforcement approval.

Planning Commission Staff Report AGENDA ITEM# 10-75

Date: October 25, 2018 Page 35 of 40
Rancho Cove - EA160002, GPZMA18002, SPA16001, PDP16003, and TTM37122 INFORMATION CONTINUED:

88. The applicant shall submit an on -site traffic signage and striping plan. It shall be implemented in conjunction with detailed construction plans for the project subject to review by the Public Works Director.

89. A reciprocal parking agreement between Parcels 1, 2, 3 and 4 of TTM37122 shall be recorded, to the satisfaction of the City Attorney, as part of the final map process.

90. The applicant shall execute a covenant on Parcel 5 of TTM37122, to the satisfaction of the City Attorney, specifying that residential development shall not commence prior to construction of the hotel. Said covenant shall be recorded as part of the final map process.

Vlll. CITY ATTORNEY AND CONTRACT SPECIALIST — Prior to City Council approval of the Final Map, the following Conditions shall be satisfied:

91. Permittee shall defend, indemnify and hold harmless the City, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or annul the approval of the subject tentative parcel map. The City shall notify the permittee of any claim, action or proceeding and the City shall cooperate in the defense. If the City fails to notify the permittee of any claim, action or proceeding, the permittee shall not thereafter be responsible to defend, indemnify, or hold harmless the City.

92. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this tentative parcel map or any other related permits for this project. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate in the defense of the action, but such participation shall not relieve the permittee of any obligation under this Condition.

93. The current and future property owner(s) shall be responsible for maintaining in compliance with all City standards for the same, the on -site and off -site landscaping and integrated architectural features required by this entitlement.

Landscape maintenance shall consist of regular watering mowing, pruning, fertilizing, clearing of debris and weeds, and the removal and replacement of irrigation systems, in compliance with all relevant and applicable provisions of the Rancho Mirage Municipal Code. Integrated architectural features must be kept in a manner which maintains the desirability of the immediate area and neighboring areas and respects the harmonious relationship with existing and adjoining developments. Due regard for preservation of each feature and its intended irrigation with surrounding landscaping, buildings, structures, screening and signs is required. All features must be maintained in a manner commonly accepted by professionals who are experts in the care and preservation of each particular type of feature. A covenant to assure continued maintenance of on -site and off -site required landscaping and integrated architectural features by the current and Planning Commission Staff Report AGENDA ITEM# 10-76

Date: October 25, 2018 Page 36 of 40
Rancho Cove - EA160002, GPZMA18002, SPA16001, PDP16003, and TTM37122 INFORMATION CONTINUED:
future property owners or other liable entity, consistent with the terms and provisions of this condition of approval, shall be prepared in a format approved by the City Attorney and recorded in the Office of the Riverside County Recorder against all parcels created with this subdivision and any subsequent amendments thereto.

94. In the event that the applicant receives a notice of default from any lender in connection with funds loaned to the applicant for the proposed development, or that any security instrument given by the applicant to any lender is foreclosed upon whether through a trustee's sale or otherwise, or that the applicant files a petition for bankruptcy, the applicant shall immediately notify the City of such notice of default, foreclosure sale, and/or filing of the bankruptcy petition, as the case may be.

Planning Commission Staff Report AGENDA /TEM# 10-77

Date: October 25, 2018 Page 37 of 40
Rancho Cove - EA160002, GPZMA18002, SPA16001, PDP16003, and TTM37122 INFORMATION CONTINUED:

FINDINGS
Specific Plan Amendment Case No. SPA16001

1. The proposed specific plan amendment is consistent with the general plan, because a General Plan Zoning Map Amendment was submitted with the entitlement package which proposes to change the underlying zone from C-G (General Commercial) to M-U (Mixed -Use), and the 2017 General Plan requires M-U zoned property to be developed with a specific plan, so the proposed Specific Plan Amendment is consistent with the general plan; and

2. The proposed specific plan amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City, because the specific plan amendment simply creates the framework for future development and does not entitle the applicant to construct anything; furthermore, the predominant land use on the site is still expected to be commercial in nature, which is consistent with current zoning; and

3. The subject property is physically suitable for the requested zoning district and the anticipated land use developments, because commercial uses are permitted under the existing zoning designation (C-G) and the primary land uses in the proposed zone (M-U) will be the same; and

4. The proposed specific plan amendment ensures development of desirable character which would be harmonious with existing and proposed development in the surrounding neighborhood, because any future development on the project site will have to conform to the Design Guidelines set forth in the Highway 111 West Specific Plan; and

5. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) and there would be no potential significant negative effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless findings are made in compliance with CEQA.

Tentative Tract Map Case No. TTM37122

1. The proposed map is consistent with the City's General Plan and Highway 111 West Specific Plan as specified in Section 65451 of the California Government Code and the Subdivision Map Act, because it has been designed in accordance with Chapter 16 Subdivisions) of the Rancho Mirage Municipal Code.

2. The design or improvement of the proposed subdivision is consistent with the City's General Plan and Highway 111 West Specific Plan, because it has been designed in accordance with Chapter 16 (Subdivisions) and 17 (Zoning) of the Rancho Mirage Municipal Code.

3. The site is physically suitable for the type of development, because the project site is vacant and undeveloped.

Planning Commission Staff Report AGENDA ITEM# 10-78

Date: October 25, 2018 Page 38 of 40
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4. The site is physically suitable for the proposed density of development, as conditioned, because it complies with the densities as set forth in District 8 of the Highway 111 West Specific Plan; and.

5. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, because an environmental analysis (EA160002) was conducted in conjunction with this project, resulting in the preparation of an Initial Study and Mitigated Negative Declaration of environmental impact. The mitigation measures and monitoring program will ensure that there will not be a significant effect on the environment.

6. The design of the subdivision or the proposed improvements is not likely to cause serious public health problems, because the proposed mix of uses are limited to commercial/retail, hotel and residential. Furthermore, the proposed improvements will be reviewed for compliance with applicable development codes.

7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the City Council may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This Finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision, because access to landlocked parcels will be established with the Final Map, and there are currently no easements within the project site for public benefit; and,

8. The incremental impacts of the project on service system capacities are mitigated by the dedications and public improvements required within the Conditions of Approval requiring all necessary dedications and public improvements to be in accordance with the City's adopted General Plan.

9. The City finds that development is not a matter of right and that reasonable contributions to the aesthetic quality of the City are reasonable exactions that contribute to the general public good. In addition, contributions to median islands, traffic signals and other public improvements protect the general health, safety and aesthetic values of the City. As a result, this project would not be approved but for the conditions and exactions imposed to further these legitimate public concerns.

Planning Commission Staff Report AGENDA ITEM# 10-79

Date: October 25, 2018 Page 39 of 40
Rancho Cove - EA160002, GPZMA18002, SPA16001, PDP16003, and TTM37122 INFORMATION CONTINUED:

Preliminary Development Plan Case No. PDP16003
The proposed development is:

1. Allowed within the respective zoning district, because the proposed mix of uses is consistent with District 8 of the Highway 111 West Specific Plan; and,

2. In compliance with all of the applicable provisions of this title that are necessary to carry out the purpose and requirements of the respective zoning district, including prescribed development standards and applicable design guidelines, because the project has been reviewed for compliance with the standards listed in District 8 of the Highway 111 West Specific Plan and Zoning Ordinance; and

3. Consistent with the general plan and specific plan, because a General Plan Zoning Map Amendment was submitted with the entitlement package which proposes to change the underlying zone from C-G (General Commercial) to M-U (Mixed -Use).

Additionally, the 2017 General Plan requires M-U zoned property to be developed with a specific plan, so the proposed Specific Plan Amendment is consistent with the general plan; and

4. The proposed project would produce a comprehensive development incorporating a more enhanced environment and architectural excellence (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, increased amounts of landscaping and open space, improved solutions to the design and placement of parking facilities, etc.) than would normally be possible under more standard district development requirements, because the Specific Plan provides development standards unique to Highway 111 properties for the explicit purpose of realizing a unified corridor vision; and,

5. The design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle access and public services and utilities (e.g., drainage, fire protection, sewers, water, etc.), would ensure that the proposed development would not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or welfare, or injurious to the property or improvements in the vicinity and the respective zoning district, because the project has been designed pursuant to applicable codes and regulations, and all future plans will be reviewed for compliance with said codes and regulations; and,

6. The design, location, and proposed uses would be compatible with the character of existing development in the surrounding neighborhood, because there are similar uses on the opposite side of Highway 111, and the subject property is isolated from other development on the south side of Highway 111; and,

7. The subject site is physically suitable for the type and density/intensity of development being proposed, because the proposed project is consistent with development standards set Planning Commission Staff Report AGENDA /TEMP10-80

Date: October 25, 2018 Page 40 of 40
Rancho Cove - EA160002, GPZMA18002, SPA16001, PDP16003, and TTM37122 INFORMATION CONTINUED:
forth in the Highway 111 West Specific Plan; and,

8. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) and there would be no potential significant negative effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless findings are made in compliance with CEQA.

Planning Commission Staff Report AGENDA ITEM# 10-81

ATTACHMENT 6

ENVIRONMENTAL ASSESSMENT
SEE ATTACHED]
10-82

ATTACHMENT #1
FILED / P 0 S.T E D
County of Riverside
Peter Aldana
Assessor -County Clerk -Recorder
E-201601452
12/ 19/2016 03:23 PM Fee: $ 0.00

Page 1 of 3 ends

JAN g,smn
1111 WIE1'1'k i r Yi'pMK 11I
Deuty

CITY OF RANC O MIRAGE
ff TI
Development Services Department
69-825 Highway 111
Rancho Mirage CA 92270
de: (760) 328-2266 Fax: (760) 324-9851

PUBLIC NOTICE OF AVAILABILITY
Document Type: Environmental Assessment (Mitigated Negative Declaration) Date: 12/19/2016 Case No. EA160002
Project Title: Rancho Cove, Environmental Assessment, Case No. EA160002, Specific Plan Amendment, Case No. 16001, Preliminary Development Plan, Case No. 16003 and Tentative Tract Map No. 37122.

Project Location (Specific): Southwest side of Highway 111 at One Mirage Place; Assessor's Parcel Numbers 674-490-026, 027, 028, 031, 032, 033, 036, 037, 038 and 039.

Location (City): City of Rancho Mirage Project Location (County): Riverside Description of Project: The property is approximately 13.06 acres of undeveloped land in the City of Rancho Mirage. It is comprised of 10 parcels that form a triangular -shaped property on the southwest side of Highway 111 at One Mirage Place. The project proposes a mixed -use development consisting of 20,000 square feet of commercial retail allocated in three buildings, a 4-story hotel with 100 to 125 rooms, and up to 35 attached residential dwelling units (condominiums) founded on an architecturally unified contemporary design that visually complements the hillside backdrop while maintaining the design concepts of the Highway 111 corridor, as envisioned in the General Plan and Highway 111 West Specific Plan.

The features and characteristics of the proposed buildings with landscaping are intended to establish an attractive architectural presence while providing a desirable environment for residents, guests, and retail customers. Based on the project site plan, the four-story hotel, which is the tallest proposed structure, is situated on the west side of the property with the greatest separation from Highway 111. In particular, the distance between the proposed hotel entrance and the easterly property line is approximately 506 feet. The proposed hotel roof height is 44 feet, while some architectural and screening components above the roof would add up to 14 additional feet. The three proposed single -story commercial buildings are situated closer to Highway 111 in order to enhance the frontage visibility. These structures would have a maximum height of 30 feet. The commercial building closest to the project entry would include an attached monument sign with a height of 34 feet. The proposed two-story residential dwelling units are configured on a south portion of the property and would have a maximum height of 25 feet. The project also proposes a gated pool area for the hotel and residential community respectively on the west -end of the property. The proposed parking lots and street frontage include a coordinated landscape design with native vegetation and trees to serve as an enhancement to the site design and streetscape.

driveway (24 feet in width) is also proposed on Highway 111, approximately 550 northwest of One Mirage Place. The project includes shared internal circulation and off-street parking design to serve the development in accordance with the City of Rancho Mirage Zoning Ordinance and the Highway 111 West Specific Plan standards. The proposed parking facilities for the hotel and commercial uses are configured in two landscaped parking plazas and various parking modules adjoining the proposed buildings. In the gated residential area, each dwelling unit would provide two parking spaces in an enclosed garage. Recessed parallel parking bays would be provided along the 24-foot wide residential access roadway. Guest parking areas are proposed on the east and west ends of the residential area. The circulation needs of pedestrians would be met by providing safe and aesthetically pleasing sidewalks, paths, and walkways as part of the overall site design concept. The final layout and site access design shall be subject to the review and approval of the City Traffic Engineer.

The project is proposes a Specific Plan Amendment to the Highway 111 West Specific Plan to incorporate the project as District 8 of the Specific Plan. The proposed project is consistent with the plan's requirements for setbacks, lot coverage, and landscaping.

Lead Agency: City of Rancho Mirage, Development Services Department Lead Agency Contact Person: Joshua Altopp, Associate Planner Telephone: (760) 328-2266 Address Where Documents May Be Obtained: City of Rancho Mirage, 69-825 Highway 111, Rancho Mirage, CA 92270
Public Hearing(s): Publics hearing dates have yet to be determined. A 30-day public review period for the Draft Mitigated Negative Declaration will commence at 8:00 a.m. on Tuesday, December 20, 2016 and end on Wednesday, January 18, 2016 at 5:00 p.m. for interested individuals and public agencies to submit written comments on the document. Any written comments on the Mitigated Negative Declaration must be received at the above address within the public review period.

Anyone interested in this matter is invited to comment on the documents by written response or by personal appearance at the hearing. Persons wishing to ask questions or obtain further information should call:

Name: Joshua Altopp
Title: Associate Planner
Phone: (760) 328- 2266
Email: [email protected]
10-84

CITY OF RANCHO MIRAGE CITY OF RANCHO MIRAGE
69-825 Highway 111
Rancho Mirage, California 92270
Phone: (760) 328-2266
Fax: (760) 324-9851

ENVIRONMENTAL INITIAL STUDY
Project Title:

City Project No:

Lead Agency
Name and Address:

Applicant:

Representative:

Contact Person:

And Phone Number:

Project Location:

General Plan Designation:

Zoning Designation:

Rancho Cove
Environmental Assessment, Case No. EA160002, Specific Plan Amendment, Case No. SPA16001, Preliminary Development Plan, Case No. PDP16003 and Tentative Tract Map No. 37122
City of Rancho Mirage
69-825 Highway 111
Rancho Mirage, California 92270
Phone: (760) 328-2266 Fax: (760) 324-9851
Horizon Pacific — Rancho Cove, LLC
Attn: Rob Nolan
150 Paularino Avenue, Suite D-282
Costa Mesa, CA 92626
Horizon Pacific — Rancho Cove, LLC
Attn: Rob Nolan
150 Paularino Avenue, Suite D-282
Costa Mesa, CA 92626
Joshua Altopp, Associate Planner
Phone: (760) 328-2266
Southwest side of Highway 111 at One Mirage Place; Assessor's Parcel Number 674-490-026, 027, 028, 031, 032, 033, 036, 037, 038 and 039.

General Commercial (C-G) with an Agua Caliente Band of Cahuilla Indians Overlay.

General Commercial (C-G) with an Agua Caliente Band of Cahuilla Indians Overlay.
10-85

CITY OF RANC 0 MIRAGE
Development Services Department
69-825 Highway 111
Rancho Mirage CA 92270
Phone: (760) 328-2266 Fax: (760) 324-9851

Project Location (Specific): Southwest side of Highway 111 at One Mirage Place; Assessor's Parcel Numbers 674-490-026, 027, 028, 031, 032, 033, 036, 037, 038 and 039.

Name: Joshua Altopp
Title: Associate Planner
Phone: (760) 328-2266
Email: josha(&,,ranchomirageca.gov
10-87

CITY OF R NCHO MIRAGE CITY OF RANCHO MIRAGE
A 69-825 Highway 111
Rancho Mirage, California 92270
Phone: (760) 328-2266
Fax: (760) 324-9851

ENVIRONMENTAL INITIAL STUDY
Project Title:

City Project No:

Lead Agency
Name and Address:

Applicant:

Representative:

Contact Person:

And Phone Number:

Project Location:

General Plan Designation:

Zoning Designation:

Rancho Cove
Environmental Assessment, Case No. EA160002, Specific Plan Amendment, Case No. SPA16001, Preliminary Development Plan, Case No. PDP16003 and Tentative Tract Map No. 37122
City of Rancho Mirage
69-825 Highway 111
Rancho Mirage, California 92270
Phone: (760) 328-2266 Fax: (760) 324-9851
Horizon Pacific — Rancho Cove, LLC
Attn: Rob Nolan
150 Paularino Avenue, Suite D-282
Costa Mesa, CA 92626
Horizon Pacific — Rancho Cove, LLC
Attn: Rob Nolan
150 Paularino Avenue, Suite D-282
Costa Mesa, CA 92626
Joshua Altopp, Associate Planner
Phone: (760) 328-2266
Southwest side of Highway 111 at One Mirage Place; Assessor's Parcel Number 674-490- 026, 027, 028, 031, 032, 033, 036, 037, 038 and 039.

General Commercial (C-G) with an Agua Caliente Band of Cahuilla Indians Overlay.

General Commercial (C-G) with an Agua Caliente Band of Cahuilla Indians Overlay.
10-88

Rancho Cove
Initial Study/Mitigated Negative Declaration
December 2016/Page 2

PROJECT DESCRIPTION
The property is approximately 13.06 acres of undeveloped land in the City of Rancho Mirage. It is comprised of 10 parcels that form a triangular -shaped property on the southwest side of Highway 111 at One Mirage Place.

The project proposes a mixed -use development consisting of 20,000 square feet of commercial retail allocated in three buildings, a 4-story hotel with 100 to 125 rooms, and up to 35 attached residential dwelling units condominiums) founded on an architecturally unified contemporary design that visually complements the hillside backdrop while maintaining the design concepts of the Highway 111 corridor, as envisioned in the General Plan and Highway 111 West Specific Plan.

The proposed primary site entry consists of a full -turn reciprocal access connection on Highway 111, at the existing signalized intersection of One Mirage Place. The shared primary drive aisle into the project would include a landscaped divisional island separating the entry and exit lanes. A gated emergency access driveway (24 feet in width) is also proposed on Highway 111, approximately 550 northwest of One Mirage Place. The project includes shared internal circulation and off-street parking design to serve the development in accordance with the City of Rancho Mirage Zoning Ordinance and the Highway 111 West Specific Plan standards. The proposed parking facilities for the hotel and commercial uses are configured in two landscaped parking plazas and various parking modules adjoining the proposed buildings. In the gated residential area, each dwelling unit would provide two parking spaces in an enclosed garage. Recessed parallel parking bays would be provided along the 24-foot wide residential access roadway. Guest parking areas are proposed on the east and west ends of the residential area. The circulation needs of pedestrians would be met by providing safe and aesthetically pleasing sidewalks, paths, and walkways as part of the overall site design concept. The final layout and site access design shall be subject to the review and approval of the City Traffic Engineer.

Land Use and Setting
North/East: Motel 6, Retail and Restaurants
South/West: Undeveloped hillside (Indian Allottee land) 10-89

DINAH SHQ,I
LOS ALAMOS RD.

GERALD FORD DRIVE
BOB
HOPE
DRIVE

CITY OF

CATHEDRAL CITY
SITE

CITY OF

RANCHO MIRAGE

FRANK SINATRA DRIVE

COUNTRY CLUB DRIVE
rns
MSA CONSULTING, INC.

PLANNING • CIVIL ENGINEERING LAND SURVEYING
34200 Bob HOPE DRrvE • RANCHO MIRAGE • CA 92270
TELEPHONE (760) 320-9811 • FAX (760) 323-7893
Vicinity Map
Exhibit
1 HORIZON PACIFIC - RANCHO COVE, LLC.

Initial Study
Page
3 10-90

PROJECT SITE
APN: 674-490-026 THRU -028, x ti
031 THRU -033, & -036 THRU -039 ' . * . ,
a" r. • r J e.. i t
1 a P.
h1.

MSA CONSULTING, INC.

PLANNING CIVIL ENGDEBRING • LAND SURVEYING
34200 BOB HOPE DRPVE • RANCHO MIRAGE : CA 92270
TELEPHONE (760) 320-9811 • FAX (760) 323-7893
Aerial Photograph
HORIZON PACIFIC - RANCHO COVE, LLC.

Initial Study
Exhibit
2 Page
4 10-91

r. ri 1/A1R0
yam,. 1 /A1.21.0
4a RESIDENTIAL

I PROPERTY LIME

OVERALL SITE PLAN

RANCHO COVE

RANCHO MIRAGE, CA

OVERALL SITE PLAN

KEY PLAN
99n
PREST • VUKSIC

ARCHITECTS
N-530 SAM PABIOAW STF. PRIM DESFRI. CA
1: 750.719.5393 F. 700.7795395
c 5
MSA CONSULTING, INC.

PLANNING • CIVIL ENGINEERING LAND SURVEYING
34200 Boa HOPE DRIVE RANCHO MIRAGE CA 92270
TELEPHONE (760) 320-9811 • FAx (760) 323-7893
Site Plan - Prest-Vuksic Architects
Exhibit
3 HORIZON PACIFIC - RANCHO COVE, LLC.

Initial Study
Page
5 10-92

Rancho Cove
Initial Study/Mitigated Negative Declaration
December 2016/Page 6
EVALUATION OF ENVIRONMENTAL IMPACTS:

ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:

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

Aesthetics
Agriculture and
Forestry Resources Air Quality
Biological Resources
Cultural Resources Geology /Soilsa1
Greenhouse Gas
Emissions
Hazards & Hazardous
Materials Hydrology / Water Quality
Land Use / Planning Mineral Resources Noise
Population / Housing Public Services Recreation
Transportation/Traffic
Utilities / Service
Systems
Mandatory Findings of
Significance
1 10-93

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DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:

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

I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. 11 I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

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

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

Joshua Altopp
Associate P er
City of R cho Mirage
2-//' 2-4/,
Date:
10-94

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Environmental Checklist and Discussion:

The following checklist evaluates the proposed project's potential adverse impacts. For those environmental topics for which a potential adverse impact may exist, a discussion of the existing site environment related to the topic is presented followed by an analysis of the project's potential adverse impacts. When the project does not have any potential for adverse impacts for an environmental topic, the reasons why there are no potential adverse impacts are described.

1. AESTHETICS -- Would the project:

Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a scenic vista? V
b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
1 c) Substantially degrade the existing visual character or quality of the site and its surroundings?
d) Create a new source of substantial light or glare,
which would adversely affect day or nighttime views
in the area?
a, c) Less Than Significant Impact. The perception and uniqueness of scenic vistas from a particular setting vary according to location and surrounding context. The subjective value of views is generally influenced in part by the presence and intensity of man—made neighboring improvements (e.g. structures, overhead utilities, and vegetation) and natural landmarks. The massing of structures and vegetation in the project area and surroundings interacts with the natural regional environment to form the characteristic views of a locality. In the City of Rancho Mirage, existing Highway 111 corridor is an important commercial axis with a variety of development, building setbacks, and landscaping improvements that establish an attractive image for visitors, travelers and residents. The existing presence of structural development, palm trees, traffic signals and other features also contribute to the streetscape distinction. From the project vicinity and Highway 111 corridor, views of the Santa Rosa Mountains toward the west and south are the most prominent. Therefore, the aesthetic considerations of this streetscape and the proposed project are aimed to balance the importance of .the existing mountain backdrop with the various forms of development, which are also necessary and valued by the City.

The undeveloped project property, roughly triangular in shape, is characterized as a gently sloping cove with scattered vegetation coverage, visually framed to the west and south by steeped sloped ridges of the Santa Rosa Mountains. Topographically, the proposed developable portion of the property is relatively flat with a decline in elevation from approximately 290 feet above sea level on the west -end of the property, to approximately 280 feet on the east -end. The west hillside has a toe of slope at the elevation of approximately 290 feet, rising to a peak elevation of approximately 620 feet. On the south, the hillside rises from approximately 290 feet to a peak elevation of approximately 480 feet. The remaining portions of the Santa Rosa Mountains, with topographic features of larger magnitude, are more distant from the project toward the northwest, west and southwest.

Within the property, the desert terrain has been subject to various forms of man-made disturbances, none of which have involved or resulted in structural development. There are visual indicators of minor soil movement and off -road vehicle access, as evidenced by prevalent ground markings throughout the flat terrain. The northeast property limits are framed by Highway 111. The northeast side of this roadway, opposite from the project, has a frontage of development with office, commercial, hotel, restaurant and 10-95

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car dealership uses at a slightly lower elevation. The channelized Whitewater River is located behind this development, approximately 340 feet from the easterly project property limits.

Based on the Community Design Element of the Rancho Mirage General Plan, Highway 111 is recognized as one of the two most important corridors in the City with the applicability of a Boulevard Streetscape Plan. As a result, the design considerations along this corridor include enhanced landscaping, monument signage and lighting, perimeter walls/fencing, and landscaping features. Presently, a portion of Highway 111 northeast of the property includes a landscaped median with nighttime illumination and back -lit entry monument that serves as one of the primary gateways to the City, when traveling east from Cathedral City. The northeast side of the roadway is also improved with planted palm trees and landscaping. The project property's frontage remains unimproved and absent of any landscaping features that contribute to the visual corridor.

In this existing context, the proposed Rancho Cove Mixed -Use Development includes a proposed boutique hotel, three commercial retail buildings, and up to 35 attached residential dwelling units condominiums) founded on an architecturally unified contemporary design that is visually complementary to the hillside backdrop while maintaining the design concepts of the Highway 111 corridor, as envisioned in the General Plan and Highway 111 West Specific Plan. The features and characteristics of the proposed buildings are intended to establish an attractive architectural presence while providing a desirable environment for residents, guests, and retail customers. Based on the project site plan, the four-story hotel, which is the tallest proposed structure, is situated on the west side of the property with the greatest separation from Highway 111. In particular, the distance between the proposed hotel entrance and the easterly property line is approximately 506 feet. The proposed hotel roof height is 44 feet, while some architectural and screening components above the roof would add up to 14 additional feet. The three proposed single -story commercial buildings are situated closer to Highway 111 and would have a maximum height of 30 feet. The building closest to the project entry would include an attached monument sign with a height of 34 feet. The proposed two-story residential dwelling units are configured on a south portion of the property and would have a maximum height of 25 feet. None of the residential structures would be placed on the existing hillsides. The site plan designates a gated pool area for the hotel and residential community respectively on the west -end of the property. The proposed parking lots and street frontage include a landscape design with native vegetation and trees to serve as an enhancement to the site design and streetscape.

The proposed building design, stylistic features, and landscaping improvements of the project will result in a functional use of the land while positively contributing to the scenic vista along the Highway 111 corridor without impairing views for any existing communities or degrading the existing visual character of the site. Less than significant impacts are anticipated.

Mitigation: None
b) Less Than Significant Impact. The purpose of the State Scenic Highway Program is to preserve and protect scenic State highway corridors from change that would diminish the aesthetic value of lands adjacent to highways. State highways can be officially designated as Scenic Highways or be determined to be eligible for designation. The status of a state scenic highway changes from eligible to "officially designated" when a local jurisdiction adopts a scenic corridor protection program and the California Department of Transportation (Caltrans) approves the designation as a Scenic Highway. Based on the Caltrans status map of scenic highway designations, Highway 111 is considered an Eligible State Scenic Highway, but is not officially designated. Based on the Circulation Element of the Riverside County General Plan Update project is not located within close proximity to any designated state or county scenic highway. Therefore, no impacts to those resources are anticipated. 10-96

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As previously mentioned, the City of Rancho Mirage has recognized Highway 111 as one of the two most important corridors in the City, with the applicability of a Boulevard Streetscape Plan. As a result, the design standards along this corridor include enhanced landscaping, monument signage and lighting, and perimeter walls/fencing. As previously described, the undeveloped property is predominantly flat with scattered vegetation coverage, surrounded to the west and south by moderately sloped hillsides of the Santa Rosa Mountains. The property does not contain any landmarks such as trees or historic buildings. A southern edge of the property includes a portion of the north -facing slope, which due to its character, could be considered visually important to the existing setting. To prevent any substantial damage or modification to this slope, no structures (residential, hotel, or commercial) are proposed on this portion of hillside within the project property. The proposed site plan identifies a pedestrian trail roughly along the southerly toe of slope to provide connectivity to future residents without damaging the hillside. The proposed character of the highway frontage will be improved based on a formal landscaping plan to ensure that the City's streetscape considerations are maintained. Less than significant impacts are anticipated.

Mitigation: None
d) Less than Significant Impact. The Project property and the adjoining hillsides to the west and south are presently undeveloped; therefore, there are no existing sources of glare or light on -site. Existing sources of light and glare near the project are primarily attributed to the improvements and development along Highway 111 to the northeast. As previously mentioned, the existing development on the northeast side of Highway 111 includes office, commercial, hotel, restaurant and car dealership uses with sources of nighttime illumination for safety and decorative purposes. Along Highway 111 and the existing development, the nighttime vehicular circulation, traffic lights, and landscaping illumination contribute to the nighttime ambient lighting. Day -time glare can also be attributed to the existing vehicular traffic.

The proposed mixed -use development includes hotel, commercial and residential uses with supporting facilities that will not have highly reflective construction materials or other conditions that would cause substantial day -time or nighttime glare. The proposed building finishes, which primarily consist of Portland cement plaster and other complimentary materials, are expected to have solar reflectivity. The proposed landscaping and trees will function as a visual screen to soften the visibility of buildings from Highway 111.

The Project's lighting plan is expected to implement low intensity nighttime illumination to highlight elements of the project and contribute to an enhanced streetscape setting. The Project will provide various forms of lighting to adequately illuminate the parking areas, entrances, signage, walkways and other project features for security purposes. The use of exterior light fixtures will be made compatible with the architectural style and materials of the buildings. In compliance with the Chapter 17.18.050 of the Rancho Mirage Municipal Code, the proposed lighting must be situated to prevent emissions of glare or light beyond the property line. Moreover, the proposed lighting is not permitted to blink, flash, or be of unusually high intensity or brightness. All fixtures shall be appropriate in scale, intensity and height to the uses they are serving. Less than significant impacts are anticipated.

Mitigation: None
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2. AGRICULTURE AND FORESTRY
RESOURCES —
In determining whether impacts to agricultural
resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land
Evaluation and Site Assessment Model (1997) prepared
by the California Dept. of Conservation as an optional
model to use in assessing impacts on agriculture and
farmland. Would the project:

Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the California
Resources Agency, to non-agricultural use?
a
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
c) Conflict with existing zoning for, or cause rezoning of forest land, timberland, or timberland zoned
Timberland Production?
I
d) Result in the loss of forest land or conversion of
forest land to non -forest use? I
e) Involve other changes in the existing environment
which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use?
a
a-e) No Impact. The proposed project will not disturb or convert any designated farmland or other form of agricultural resources. According to the 2012 California Farmland Mapping and Monitoring Program the property is designated as "Urban and Built-up Land". Urban and Built-up Land is occupied by industrial, residential, and commercial structures with a building density of at least 1 unit to 1.5 acres. The subject site and the surrounding land to the north, east, and south are all designated as Urban and Built-up Land.

The property is flanked to the west by the Santa Rosa Mountains which are not considered agricultural lands and are managed under the BLM and U.S. Forest Service. The project site is not located in an existing zoning for agricultural use or classified as farm land. The City General Plan designates the subject property with a zoning of General Commercial (C-G), which is intended to provide for neighborhood -scale shopping facilities near residential areas. According to the Williamson Act 2014 Status Report, no portion of the land is within or near a recognized Williamson Act Contract area.

Furthermore no forest land, timberland, or Timberland Production zone occurs on the project site or in the surrounding areas. No impacts to agricultural and forestry resources are expected.

Mitigation: None
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3. AIR QUALITY — Where available, the
significance criteria established by the applicable air quality management or air pollution control district
may be relied upon to make the following
determinations. Would the project:

Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net increase
of any criteria pollutant for which the project region
is non -attainment under an applicable federal or
state ambient air quality standard (including
releasing emissions, which exceed quantitative
thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial
number of people?
a) Less than Significant. The Project is located in the Coachella Valley region within the Salton Sea Air Basin (SSAB), under the jurisdiction of the South Coast Air Quality Management District (SCAQMD).

The Coachella Valley is an arid desert region with a climate characterized by low annual precipitation, low humidity, hot days, and very cool nights. Wind direction and speed (which in turn affect atmospheric stability) are the most important climate elements affecting local ambient air quality. Desert regions are typically windy because minimal friction is generated between the moving air and the low, sparse vegetation. This allows the wind to maintain its speed crossing the desert plains. Additionally, the rapid daytime heating of the air closest to the desert surface leads to convective activity and the exchange of surface air for upper air, which accelerates surface winds during the warm part of the day.

The undeveloped project property, roughly triangular in shape, is bordered to the west and south by steep sloped hillsides of the Santa Rosa Mountains. The northeast property limits are framed by Highway 111.

The northeast side of this roadway, opposite from the project, has a frontage of development with office, commercial, hotel, restaurant and car dealership uses at a slightly lower elevation. The channelized Whitewater River is located behind this development, approximately 340 feet from the easterly project property limits.

The project property has a zoning designation of General Commercial (C-G), which is established to accommodate development with freestanding retail buildings, restaurants, planned commercial centers, and hotels and motels. The overlay designated to the Aqua Caliente Band of Cahuilla Indians is Fee Lands per the City General Plan Land Use Element. The proposed Rancho Cove Mixed -Use Development, which includes a proposed boutique hotel, three commercial retail buildings, and up to 35 residential dwelling units (condominiums), is deemed consistent with allowed uses under the governing designations.

The Final 2007 and 2012 Air Quality Management Plans (AQMP) serves as policy guides for decision - making related to air quality throughout the region. The most recent plan provides strategies for controlling air pollution, maintenance and attainment in order to achieve state and federal attainment levels. The project will not require a land use change that would provide directly or indirectly for increased population growth above the level projected in the adopted AQMP or interfere with the ability of the region to comply with federal and state ambient air quality standards. The proposed project would 10-99

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not conflict with or obstruct implementation of the applicable regional air quality plans. Although the proposed project includes a General Plan Amendment and Zone Change request to permit the site to be incorporated within the Highway 111 West Specific Plan boundaries, the mixed -use development would be consistent with the clean air goals of the regional air quality plans by generating substantially lower motor vehicle emissions than General Commercial development at the maximum intensity allowed under the existing land use designation in the Rancho Mirage General Plan and the project would be improving the jobs/housing balance in the City of Rancho Mirage. Less than significant impacts are anticipated relative to conflict with or obstruction of implementation of the applicable air quality plan following the implementation of standard conditions.

Mitigation: None
b) Less Than Significant. In July of 2016, the firm of Endo Engineering prepared the Rancho Cove Mixed - Use Development — Air Quality Impact Study, which reviewed various aspects of the proposed project and its forecasted impacts against the established CEQA Thresholds of Significance.

To assist lead agencies in determining the significance of air quality impacts, the SCAQMD has established suggested short-term construction -related and long-term operational impact significance thresholds for direct and indirect impacts on air quality in the CEQA Air Quality Handbook (1993).

Significance thresholds are recommended therein for both local and regional air quality impacts associated with short-term project construction and long-term operations.

As shown in Table 4-1, the SCAQMD has established construction and operational mass daily significance thresholds, which are recommended for use by lead agencies in considering both primary or direct" impacts and secondary or "indirect" impacts on air quality. If the lead agency finds that a project has the potential to generate emissions that would exceed these thresholds, the project may have significant adverse regional effects on air quality and mitigation should be identified.

Operational impacts should be considered significant if the project's daily emissions exceed the threshold criteria shown in Table III-1 below or the project is inconsistent with the 2003 Coachella Valley PM10 State Implementation Plan (the PM10 CVSIP) or the Final 2012 Air Quality Management Plan (February 2013).

Table III-1
SCAQMD's Mr Quality Significance Thresholds:

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

Prepared by the South Coast Air Quality Management District. www.aqmd.gov/cega/hndbk.html The California Emissions Estimator Model (CaIEEMod Version 2013.2.2; Released October 2, 2013) was utilized to estimate the short-term construction -related emissions of criteria air pollutants and greenhouse gas emissions that would be associated with the construction activities necessary to implement the proposed project. Default construction parameters incorporated in CaIEEMod were assumed for those construction activities for which site -specific information is not currently available.

The project parameters involved the construction and operation of 21,200 square feet of retail commercial land uses along Highway 111, a boutique hotel with up to 125 guest rooms and 69,966 square feet, 35 attached residential dwelling units (with approximately 2,000 SF of GFA per dwelling); and approximately 4.05 acres of paved surface parking and paved entry roads serving the non-residential 10-100

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component of the development. No woodstoves or wood -burning fireplaces are proposed. Project completion is assumed to occur in the year 2023.

Table III-2 summarizes the unmitigated short-term emissions of the six criteria pollutants associated with the construction activities required to implement the proposed project. The construction period includes all aspects of project development, including site preparation, grading, building construction, paving and architectural coating. Peak day emissions estimates are provided by construction phase type and reflect activities in the season or year with the highest daily emissions. As shown, the unmitigated peak day air pollutant emissions during the construction phase with the highest daily emissions are not projected to exceed any of the significance thresholds for short-term construction -related emissions recommended by the SCAQMD. Based upon the projected emissions of the criteria air pollutants, the proposed project would have less than significant impacts relative to short-term impacts to air quality.

The SCAQMD requires any emission reductions resulting from existing rules or ordinances to be included as part of the unmitigated project emissions. Those measures that are legally mandated and therefore required of all developments by applicable ordinances, rules, and regulations are not considered mitigation. Chapter 7.01 (Control of PM10, Fugitive Dust, and Other Emissions) in the Rancho Mirage Municipal Code establishes the minimum requirements for construction and demolition in order to reduce man-made fugitive dust and corresponding PM10 emissions. The required measures during construction must form part of an approved Fugitive Dust Control Plan to prevent sediment track -out onto public roads, prevent visible dust emissions from exceeding a 20-percent opacity, and prevent visible dust emissions from extending more than 100 feet (vertically or horizontally from the origin of a source) or crossing any property line. These standards are consistent with SCAQMD Rules 403 and 403.1, as identified in the SCAQMD publication Coachella Valley Fugitive Dust Control Handbook. Fugitive dust control measures that are required to comply with the City Municipal Code are generally not considered mitigation by the SCAQMD. Similarly, compliance with applicable SCAQMD Rules and Regulations is not considered mitigation by the SCAQMD.

Table III-2
Peak Day Unmitigated Short -Term Air Pollutant Emissions Associated With Construction of the Project
Pounds/Day)
Construction Phase ROG NOx CO SO2 PM10 PM2.5
Site Preparation 4.10 42.60 35. 93 0.06 20.42 11.96
Site Grading 7.43 82.06 75. 32 0.18 19.92 10.68
Building Construction 3.25 24.37 29.76 0.06 2.99 1.71
Architectural Coatings 66. 96 1.81 3.29 0.00 0.39 0.19
Paving 1.92 13.86 15.22 0.02 0.91 0.73
Highest Emission
Phase

66.96 24.37 29.76 0.06 2.99 1.71
SCAQMD Threshold 75 100 550 150 150 55
Threshold Exceeded No No No No No No
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Table III-3
Unmitigated Operational Air Pollutant Emissions
Associated With Development of the Project
Pounds/Day)
Emission Source ROG NOx CO SO2 PM10 PM2.5
Summer Day
Area Sources, Energy
Use, Mobile Sources

18.57 14.37 79.83 0.17 10.86 3.77
Winter Day
Area Sources, Energy
Use, Mobile Sources

17.30 15.33 82.35 0.16 10.86 3.77
SCAQMD Threshold 75 100 550 150 150 55
Threshold Exceeded No No No No No No
Furthermore, Ca1EEMod was utilized to estimate the long-term operational air pollutant emissions that would result from implementation of the proposed project. Operational emissions are ongoing emissions that will occur during the life of the project. They include area source emissions, emissions from energy demand, and mobile source (vehicle) emissions. As shown in Table III-3, the project -related emissions of criteria pollutants are not projected to exceed any of the SCAQMD recommended significance threshold criteria for operational impacts. Consequently, the project would not contribute substantially to a significant individual or cumulative impact on existing or projected exceedances of the state or federal ambient air quality standards or result in a cumulatively considerable net increase in the emissions of any criteria pollutant for which the project region is designated nonattainment. Less than significant impacts are anticipated.

Mitigation: None
c) Less than Significant. The Coachella Valley is designated by the California Air Resources Board (ARB) as nonattainment for ozone, based on exceedances of the state 1-hour and 8-hour standards, and PM10 based on exceedances of the state 24-hour and annual average standards.

Adherence to the SCAQMD rules and regulations and compliance with locally adopted AQMP and PM10 State Implementation Plan control measures will help reduce the pollutant burden contributed by the individual development project. An approved Fugitive Dust (PM10) Control Plan will be required for the project prior to issuance of a grading permit. Implementation of the Fugitive Dust Control Plan is required to occur under the supervision of an individual with training on Dust Control in the Coachella Valley Rule 403 and 403.1). The plan will include methods to prevent sediment track -out onto public roads, prevent visible dust emissions from exceeding a 20-percent opacity, and prevent visible dust emissions from extending more than 100 feet (vertically or horizontally from the origin of a source) or crossing any property line. The most widely used measures include proper construction phasing, proper maintenance/cleaning of construction equipment, soil stabilization, installation of track -out prevention devices, and wind fencing. Rule 403 prohibits the release of fugitive dust emissions from any active operation, open storage pile, or disturbed surface area beyond the property line of the emission source and prohibits particulate matter deposits on public roadways.

The proposed project would emit criteria pollutants, including ozone precursors, in a region designated nonattainment of the national 8-hour ozone standards. However, the project -related emissions would not exceed the applicable SCAQMD quantitative significance thresholds for short-term construction -related or long-term operational emissions. Less than significant impacts are anticipated.

Mitigation: None
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d) Less than Significant. A sensitive receptor is a person in the population who is particularly susceptible i.e. more susceptible than the population at large) to health effects due to exposure to an air contaminant.

Sensitive receptors and the facilities that house them are of particular concern if they are located in close proximity to localized sources of carbon monoxide, toxic air contaminants, or odors. Land uses considered by the SCAQMD to be sensitive receptors include the following: residences, long-term health care facilities, schools, rehabilitation centers, playgrounds, convalescent centers, childcare centers, retirement homes, and athletic facilities. Coordination with the SCAQMD is recommended for projects that would locate sensitive receptors within one -quarter mile of a new or existing land use that emits toxic air contaminants, objectionable odors, or is the site of CO hot spots. Residential areas are considered sensitive receptors because residents tend to be at home for extended periods of time and include children and the elderly.

The project is proposed on undeveloped land that is bordered by undeveloped hillside to the west and south. Highway 111 forms the northeast site boundary. The nearest residential use to the project property is an existing community located approximately 950 feet to the east. This residential use is separated from the project the existing commercial development and the Whitewater River. In its undeveloped condition, the project property may be deemed an existing source of windblown san and dust during periods when the wind speeds in the area exceed 26 miles per hour.

During construction, the project is expected to produce temporary and localized emissions, which based on the Air Quality Study's modeling results would not exceed the SCAQMD mass thresholds of significance. As previously discussed, the project applicant is required to comply with the City's Fugitive Dust Control ordinance by preparing a project -specific dust control plan. The plan will outline required activities and best management practices for preventing or reducing temporary emissions from reaching any substantial concentrations. Examples of best available dust control measures include constructing a temporary fence with wind screen to prevent propagation of dust emissions, utilizing properly maintained equipment, maintaining stabilized soil, and constructing track -out prevention devices at construction access points. These standard practices are consistent with the SCAQMD Rule 403 and 403.1 and the Coachella Valley Best Available Control Measures (CVBACM), as identified in the SCAQMD publication Coachella Valley Fugitive Dust Control Handbook. Fugitive dust control measures that are required to comply with the City Municipal Code are generally not considered mitigation by the SCAQMD. Similarly, compliance with applicable SCAQMD Rules and Regulations is not considered mitigation by the SCAQMD. During the life of the project, activities and operations related to the proposed hotel, commercial and residential uses are not expected generate operational emissions that would expose sensitive receptors to substantial pollutant levels. This potential impact is considered less than significant and does not require mitigation.

Mitigation: None
e) Less than Significant. Objectionable odors can be associated with toxic or non -toxic emissions. While offensive odors seldom cause physical harm, they can be unpleasant and lead to considerable annoyance and distress among the public. The SCAQMD has compiled a list of facilities and operations that tend to produce offensive odors. Examples of such facilities that commonly generate odors include wastewater treatment plants, sanitary landfills, composting/green waste facilities, recycling facilities, petroleum refineries, chemical manufacturing plants, painting/coating operations, rendering plants, and food packaging facilities. Some land uses and populations are considered more likely to experience concern over odors. These include retirement homes, residences, schools, playgrounds, child-care centers, and athletic facilities among others.

The proposed development is not located near any facility known for generate objectionable odors and the proposed hotel is not expected to introduce facilities that would generate objectionable odors affecting a substantial number of people. Construction activities for the project (within the permitted hours) are 10-103

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anticipated to generate short-term odor emissions due to the use of construction equipment, materials management and asphalt paving. Such odors would only be detectable in localized areas and would quickly disperse below detectable levels as distance from the construction site increases. Future hotel, retail commercial and residential activities, are not expected to generate emissions that would be sufficient to affect a substantial number of people or result in a nuisance as defined by SCAQMD Rule 402. Therefore, impacts from objectionable odors are expected to be less than significant.

Mitigation: None
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4. BIOLOGICAL RESOURCES -- Would the project: Potentially Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the
California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Wildlife or US Fish
and Wildlife Service?
1 c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water
Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
1 d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
1 e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree preservation policy or ordinance?
1 f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat conservation plan?
1 a) Less than Significant with Mitigation. In July 2016, ESA PCR conducted a project -specific Biological Resources Assessment. The biological surveys and analyses were designed to ascertain the impacts of proposed development on the potential biological resources of the project site and immediate vicinity, as mandated by CEQA and required by the City of Rancho Mirage. The project site is located on approximately 13.06 acres of vacant undeveloped land in the City of Rancho Mirage. It is surrounded by commercial and hotel development and bordered by Highway 111.

Survey methodology included reviews of the literature and institutional records to determine biological resources that are known to exist within the general area and to determine the possible occurrence of sensitive species. A general biological survey was conducted on May 13, 2016 to document existing conditions. The report states that project site consists of Sonoran creosote bush with large patches of bare sandy soil in the flat part of the site and undisturbed but sparse scrub vegetation also present on the adjacent slopes. Two non -listed plants, slender cottonheads and chaparral sand verbena were deemed to have a low to moderate potential to occur on the project site. Neither of these species was found during the site survey which was done at a time of the year when they should have been identified, if present.

Moreover, the fact that the site is substantially disturbed and rather isolated makes the site an unlikely area for rare plants to persist within.

The Coachella Valley milk -vetch is listed as a federally endangered species and was also considered and determined to have a low potential to occur on the site. This species is primarily found on various types of sand formations including active sand dunes, stabilized or partially stabilized dunes, active sand fields, stabilized sand fields, shielded sand dunes and fields, ephemeral sand fields, and alluvial sand deposits on floodplain terraces of active washes. This species was not observed on the site in th a nor10-105

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is it likely to occur due to past and current disturbance and the site's relative isolation and distance from known populations.

Sensitive wildlife includes those species listed as endangered or threatened by the United States Fish & Wildlife Service (USFWS) or California Department of Fish and Wildlife (CDFW), and also includes California Species of Special Concern as designated by CDFW. A total of eleven sensitive species were identified and considered regarding their potential to occur or use the project site based on the results of the California Natural Diversity Database (CNDDB) query, the literature review, and an evaluation of the habitat and conditions on the project site and the surrounding area. One invertebrate and three sensitive reptile species were noted identified as occurring in the general project vicinity. The single invertebrate, Casey's June beetle, was determined not to have any reasonable potential to occur because it could not be expected to reach the site from its nearest known occurrence since the females of this species are flightless. None of the sensitive reptile species considered (fringe -toed lizard, desert tortoise, and flat - tailed horned lizard), or any evidence of their presence was observed on the site. Per the biological reports, the site is too isolated and too disturbed for any of the three reptiles to sustain even a small population.

Two sensitive birds, burrowing owl and Le Conte's thrasher, are considered to have a low or moderate potential to occur on site. These species are not listed but are California Species of Special Concern. The project site also has the potential to support migratory birds and raptors that are discussed elsewhere in this report. No thrashers were observed on site during the survey in May, but any of the several mesquite trees or other shrubs on site could provide nesting opportunities despite the disturbed nature of the site.

Also, the project site supports potentially suitable burrowing owl habitat, but no burrowing owl burrows, signs, or individuals were found on -site during the site survey. The study further states, the site is considered suitable habitat for the birds and they could take up residence on site at any time. Therefore, the biological report recommends vegetation removal activities to be scheduled outside the nesting season September 1 to February 14 for songbirds; September 1 to January 14 for raptors) to avoid potential impacts to nesting birds. Additionally, any construction activities that occur during the nesting season will require a clearance survey from a qualified biologist.

The study concluded that no significant adverse impacts to biological resources in the region are expected to result from project implementation. Therefore, the project would not have a substantial adverse impact on candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service.

Less than significant impacts are expected to species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service, following the recommended mitigation listed below:

Mitigation:

BIO-1: Vegetation removal activities shall be scheduled outside the nesting season (September 1 to February 14 for songbirds; September 1 to January 14 for raptors) to avoid potential impacts to nesting birds.

Responsible Party: City Planning Staff, Project Developer Schedule: Prior to grading and other ground disturbing activities BIO-2: Any construction activities that occur during the nesting season (February 15 to August 31 for songbirds; January 15 to August 31 for raptors) will require that all suitable habitat be thoroughly surveyed for the presence of nesting birds by a qualified biologist before commencement of clearing. If10-106

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any active nests are detected a buffer of 300 feet (500 feet for raptors) around the nest adjacent to construction will be delineated, flagged, and avoided until the nesting cycle is complete. The buffer may be modified and/or other recommendations proposed as determined appropriate by the biological monitor to minimize impacts.

Responsible Party: City Planning Staff, Project Developer Schedule: Prior to grading and other ground disturbing activities BIO-3: The project proponent shall ensure that a burrowing owl clearance survey is performed by a qualified biologist not more than 30 days prior to project site disturbance (grubbing, grading, and construction). If any owls are identified, the most current protocol established by the CDFW (Burrowing Owl Mitigation) must be followed. The results of the survey shall be provided to the City of Rancho Mirage.

Responsible Party: City Planning Staff, Project Developer Schedule: Prior to grading and other ground disturbing activities b) No Impact. The biological survey performed on the project property did not find any on -site naturally occurring springs, permanent aquatic habitats, drainages or other sensitive natural community identified in local or regional plans, policies, and regulations or by the CDFW or the USFWS. No blue -line stream corridors or desert washes were found within the project boundaries. As a result of the absence of significant wash or riparian vegetation, absence of other sensitive natural communities no impacts are expected.

Mitigation: None
c) No Impact. According to the project specific Biological Resource Assessment, the project site does not contain federally protected wetlands, marshes or other drainage features. According to the National Wetlands Inventory from the USFWS, there are no wetlands or riparian resources on the project property.

Furthermore, the Biological Resources Assessments did not identify naturally occurring springs or permanent aquatic habitats in or near the project site boundaries. No blue -line stream corridors (streams or dry washes) are shown on U.S. Geological Survey maps for the project site nor are there botanical indicators of such corridors. As a result, implementation of the project would not result in the direct removal, filling or other hydrological interruption to any of these resources. The Project is designed with an on -site stormwater retention system that during the life of the project will comply with the City's drainage requirements by preventing the discharge and transport of untreated runoff associated with the Project. A project Specific Water Quality Management Plan (WQMP) is expected to be prepared to ensure that the project does not contribute pollutants of concern in any project storm runoff. No impacts are expected.

Mitigation: None
d) Less than Significant. Per the project specific General and Focused Biological Resources Assessment, no evidence of migratory wildlife corridors or native wildlife nursery sites exist on the project site or adjacent properties. The Coachella Valley region contains potential habitat for the burrowing owl, which is protected in the United States by the Migratory Bird Treaty Act of 1918. The Migratory Bird Act prohibits harming the owl and therefore, mitigation that is approved by the USFWS is generally required.

At present time the USFWS approves of the form of mitigation provided in the "Staff Report on Burrowing Owl Mitigation" prepared by the CDFW.

The Biological Assessments performed at the project site included surveys approved by the USFWS for determining the presence or absence of the burrowing owl. The surveys revealed no evidence of the10-107

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western burrowing owl. However, the project site supports a limited area of native creosote bush scrub that may support songbird and raptor nests due to the presence of shrubs, ground cover, and limited trees on -site. Less than significant impacts are expected to the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, provided that the procedures established in Mitigation Measure BIO-1, BIO-2 and BIO-3 of this Initial Study are implemented.

Mitigation: None
e) No Impact. The proposed project is consistent with the Goals and policies set forth in the City of Rancho Mirage General Plan Open Space and Conservation Element. The approximately 12 acres of non - sensitive disturbed creosote bush scrub that is not supporting any known population of sensitive species would not substantially or adversely affect the City's goal of protecting and preserving natural habitat for sensitive species. Native trees on site that would be removed include five (5) honey mesquite trees and one badly damaged palo verde which occurs in the street right-of-way just off site. The biological report states that removal of this small number of trees as the result of the proposed project does not represent a significant impact. The proposed site plan will provide landscaping improvements in a manner consistent with the local development standards. The project lies within the boundary of the Agua Caliente Tribal Habitat Conservation Plan (THCP) which outlines policies for conservation of habitats and natural communities. The project will comply with the THCP and there are no other unique local policies or ordinances protecting biological resources that would cause a conflict nor does the site support high value biological resources that could be affected. There are no applicable tree preservation policies or ordinances and no impacts are expected.

Mitigation: None
f) As previously mentioned, the project site is within the boundary of the Agua Caliente THCP which outlines policies for conservation of habitats and natural communities. The proposed project is not anticipated to conflict with the Habitat Plan and is not within a designated Conservation Area and there are no protected biological resources on the property as recognized by the THCP. The project will be required to pay the THCP Valley Floor Planning Area fee, which helps support the acquisition of conservation lands to permanently protect and manage Coachella Valley threatened or endangered species. Based on these provisions, the applicable fees would be collected prior to issuance of a building permit. Since the project will comply with the THCP, no impacts are expected to result from project implementation.

Mitigation: None
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5. CULTURAL RESOURCES -- Would the
project:

Potentially
Significant
Im actp
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impactp
No
Impact
a) Cause a substantial adverse change in the
significance of a historical resource as defined in
15064.5?
0 b) Cause a substantial adverse change in the
significance of an archaeological resource pursuant
to § 15064.5?
1 c) Directly or indirectly destroy a unique
paleontological resource or site or unique geologic
feature?
1 d) Would the project cause a substantial adverse
change in the significance of a Tribal cultural
resource as defined in Public Resource Code 21074?
1 e) Disturb any human remains, including those
interred outside of formal cemeteries?
I
a-b) Less than Significant Impact with Mitigation. The project is located on approximately 13.06 acres of undeveloped land in the City of Rancho Mirage. The project site is zones General Commercial (C-G) with an Agua Caliente Band of Cahuilla Indians (ACBCI) Overlay. The project specific Cultural Resource Study prepared by Applied Earthworks (June 2016) found no evidence of any settlement or land development activities on or near the project area. The research methods performed by Applied Earthworks as part of this assessment includes a comprehensive records search, Native American Scoping, historical background research and an intense -level field survey.

According to Eastern Information Center (EIC) records, 23 prior investigations have been conducted within a one -mile radius of the project area. The land and linear surveys covered approximately 75 percent of the area within a one -mile radius. However, none of these land studies involved any portion of the land within the project area. The records research also indicated that 61 cultural resources have been recorded within one mile of the project area. Only one prehistoric Native American archaeological site CA-RIV-628) has been found within a one -mile radius. CA-RIV-628 is a nearly 1.5 mile long prehistoric trail segment that stretches from Cathedral Canyon southeasterly to the mouth of Bradley Canyon, almost one mile to the south and southwest of the project area. All other resources identified by the EIC are located outside of the project radius boundaries.

Historic maps consulted for the project specific study indicate the project area lies adjacent to an ancient Native American long-distance trade route known as the Cocomaricopa Trail, which once connected the coastal region near Los Angeles to areas along the Colorado River. By the 1860's the trail was improved upon by William Bradshaw for use as a cross -desert wagon trail (Bradshaw Trail). In 1920s the wagon trail was improved and designated as State Highway 111. The historical map review finds no evidence of any settlement or land development within the project area and it appears that the project area has remained vacant and undeveloped to the present time.

The Native American Heritage Commission (NAHC) sacred lands record did not indicate the presence of Native American resources with a half -mile radius of the project. The NAHC did recommend that additional local Native American groups be contacted for further information. The project is located within the Agua Caliente Reservation; Tribal Historic Preservation Officer, Pattie Garcia -Plotkin from ACBCI, was contacted. Communication with ACBCI stated that a records check of the Tribe's cultural registry revealed that the project area is both off and on ACBCI Reservation Land and is within the 10-109

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Tribe's Traditional Use Area (TUA). The Tribe has requested Native American Monitoring during any ground disturbing activities.

All though the Cultural Resource report indicates that no prehistoric or historic period archaeological resources were encountered, there is potential to encounter intact -subsurface deposits during construction.

Background research also indicates that the project area is adjacent to both the Cocomaricopa Trail and historical Bradshaw trail alignments. Therefore, the project area is considered to have moderate potential to contain buried archaeological deposits and archaeological monitoring is recommended during all project related ground disturbance. Less than significant impacts are expected following the recommended mitigation measures.

Mitigation:

CUL-1: The presence of a qualified Archaeologist shall be required during all project related ground disturbing activities that penetrate into undisturbed native soils. In the event that potentially significant archaeological materials are discovered, all work must be halted in the vicinity of the archaeological discovery until a qualified archaeologist can visit the site of discovery and assess the significance of the find, and its potential eligibility for listing in the California Register of Historical Resources (CRHC).

Responsible Party: City Planning Staff, Qualified Archaeologist, Project Developer Schedule: During grading and other ground disturbing activities CUL-2: The presence of an approved Native American Cultural Resource Monitor(s) shall be required during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the monitor may request that destructive construction halt and the monitor shall notify a qualified archaeologist (Secretary of the Interior's Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Office and the Agua Caliente Tribal Historic Preservation Office. The archaeologist will be required to provide copies of any studies or reports to the Eastern Information Center for the State of California located the University of Riverside and the Agua Caliente Tribal Historic Preservation Office (THPO) for permanent inclusion in the Agua Caliente Cultural Register.

Responsible Party: City Planning Staff, Qualified Archaeologist, Project Developer Schedule: During grading and other ground disturbing activities c) Less than Significant Impact. According to the City of Rancho Mirage 2005 Draft EIR, portions of the City that lie within or alongside the Whitewater River Channel are considered to have an undetermined sensitivity for paleontological resources. The Whitewater River wash is more than 350 feet to the northeast of the project site and is separated by Highway 111 and existing commercial development. Per the Riverside County Land Information System, the project site is recognized as having "low" potential for Paleontological Sensitivity. Areas recognized for having "low" potential have a reduced likelihood of containing significant non-renewable paleontological resources, including vertebrate or significant invertebrate fossils. Moreover, the site is not recognized as a unique paleontological resource or unique geologic feature and has been disturbed as far back as the 1950's with the construction of Highway 111.

Further disturbance by off -road vehicular activity is also visible and some areas of the project site also appear to have been graded by heavy equipment. Therefore, less than significant impacts to paleontological resources are expected.

Mitigation: None
d) Less than Significant Impact. Public Resource Code 21074 identifies "Tribal Cultural Resources" as sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California10-110

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Native American Tribe" and that are either included of determined to be eligible for inclusion on the national, state, or local register of historic resources, or that are determined by the lead agency, in its discretion, to be significant when taking into consideration the significance of the resource to a California Native American Tribe.

As previously discussed, the NAHC was contacted by Applied Earthworks as part of their research for the project and site specific historical and archaeological study. The Native American sacred land research did not indicate the presence of Native American resources with a half -mile radius of the project site.

However, it was recommended that other local Native American groups be contacted for further information. As mentioned earlier, the project is located within the Agua Caliente Reservation, and Tribal Historic Preservation Officer; Pattie Garcia -Plotkin from ACBCI was contacted. Communication with ACBCI stated that a records check of the Tribe's cultural registry revealed that the project area is both off and on ACBCI Reservation Land and is within the Tribe's Traditional Use Area (TUA). The Tribe has requested Native American Monitoring during any ground disturbing activities. Less than significant impacts would result from project implementation provided the established procedure in Mitigation Measures CR-2 of this Initial Study is implemented.

Mitigation: None
e) Less than Significant Impact. The historical report prepared by Applied Earthworks for this project included intensive -level cultural resource pedestrian survey of the 12.6 acre site. The project area was closely inspected for evidence of human activities dating to prehistoric or historic periods. As discussed previously, only one prehistoric Native American archaeological site (CA-RIV-628) has been found within a one -mile radius. CA-RIV-628 is a nearly 1.5 mile long prehistoric trail segment that stretches from Cathedral Canyon southeasterly to the mouth of Bradley Canyon, almost one mile to the south and southwest of the project area. No other sites, features, artifacts, or built -environment features of prehistoric or historic age were encountered within the project area during the field survey.

Pursuant to the California Health and Safety Code Section 7050.5, and the CEQA Guidelines Section 15064.5 require that in the event of discovery or recognition of any human remains in any location other than a dedicated cemetery, there shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlay adjacent remains, until the County Coroner has examined the remains. If the coroner determines the remains to be Native American, or has reason to believe that they are those of Native American, the coroner shall contact by telephone within 24-hours of the Native American Heritage Commission. Pursuant to the mentioned California Health and Safety Code, proper actions shall take place in the event of a discovery or recognition of any human remains during project construction activities and less than significant impacts are expected.

Mitigation: None
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6. GEOLOGY AND SOILS -- Would the project: Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other substantial
evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking? a
iii) Seismic -related ground failure, including
liquefaction?
I1
iv) Landslides? 1
b) Result in substantial soil erosion or the loss of
topsoil?
1 c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a result
of the project, and potentially result in on- or off-
site landslide, lateral spreading, subsidence,
liquefaction or collapse?
1 d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994),
creating substantial risks to life or property?
a
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative wastewater
disposal systems where sewers are not available for
the disposal of wastewater?
I1
Geotechnical and Geologic Evaluation, Tentative Tract Map No. 37122," prepared by AGS, Inc., November 2016; Rancho Mirage General Plan 2005.
a) i. Less than Significant. According to the project specific Geotechnical Evaluation, surface rupture is a break in the ground surface during or as a consequence of seismic activity. To a large part, research supports the conclusion that active faults tend to rupture at or near pre-existing fault planes. No faults, active or inactive have been mapped underlying the site: hence, the potential for surface fault rupture is remote.

The GP EIR indicates that preexisting faults are zones of weakness. Per the EIR, no known active faults traverse the project site or are found near it. The nearest Alquist-Priolo Fault Zone is the Banning - Coachella segments of the South San Andreas Fault zone. Alquist-Priolo Maps are corroborated by the Riverside County Seismic Faults and Fault Zones database and by Rancho Mirage GP Exhibit VIII-1.

Mitigation: None
ii. Less than Significant. The City of Rancho Mirage is located in an area where numerous active faults are present. Major faults in the region, such as the San Andreas, San Jacinto, and San Gorgonio Pass faults, have the potential to produce strong seismic shaking in Rancho Mirage. Relative to Rancho Mirage and properties that are not located on faults or within fault study areas, ground shaking is the primary seismic hazard that can be expected. Intensity can be affected based on distance from faults. Strong shaking from an earthquake can result in secondary actions including landslides, ground lurching, and liquefaction. The10-112

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General Plan Geotechnical Section indicates that, during an earthquake, ground shaking is the most significant seismic hazard that will impact Rancho Mirage. In general, peak ground accelerations and seismic intensity values decrease with increasing distance from the causative fault.

The Geotechnical Evaluation for the property states that, like all of Southern California, the site will be impacted by ground shaking during the life of the project. Structures within the site should therefore be designed and constructed in accordance with the most current edition of the California Building Code CBC.) The proposed project will result in habitable structures, thus increasing the exposure of people to risks associated with strong seismic ground shaking. The City requires that all new construction meet the standards of the Uniform Building Code (UBC) for Seismic Zone 4.

The proposed development will be constructed in a manner that reduces the risk of seismic hazards (Title 24, California Code of Regulations). The project will be conditioned to comply with the most current seismic design coefficients and ground motion parameters and all applicable provisions of the CBC. Site work will be conducted in accordance with the recommendations within the Geotechnical Evaluation.

Remedial grading and construction will work to reduce exposure of people or structures to adverse effects to the greatest extent possible against seismic hazards. All grading and construction plans will be reviewed and approved by the City. In addition, the development recommendations set forth in the Geotechnical Evaluation prepared by AGS, Inc. for the proposed project will ensure the geotechnical feasibility and safety of the proposed project. These requirements are designed to reduce impacts related to strong ground shaking to less than significant levels.

Mitigation: None
iii. Less than Significant. The Geotechnical Evaluation indicates that liquefaction is the process in which loose, saturated granular soil loses strength as a result of cyclic loading. It is the phenomenon in which the buildup of excess pore pressures, in saturated granular soils due to seismic agitation, results in a temporary "quick" or "liquefied" condition.

The chance for hazards associated with liquefaction is considered low in the Rancho Mirage area, principally because the approximate depth to ground water is greater than 50 feet. According to the General Plan Exhibit VIII-2 regarding areas of liquefaction susceptibility, the project site is located in an area of "low" susceptibility due to potentially shallow ground water. The area contains coarse -grained sediments typically not susceptible to liquefaction.

The Riverside County GP EIR has identified the subject property area within a zone of moderate liquefaction for deep groundwater susceptible sediments. According to the Geotechnical Evaluation for the proposed project, due to the lack of shallow groundwater, the potential for liquefaction is considered low. Adherence to the standard design requirements for Seismic Zone 4 will ensure impacts related to liquefaction are reduced to less than significant levels.

Mitigation: None
iv. Less than Significant with Mitigation. According to the Geotechnical Evaluation, Due to the crystalline nature of the bedrock highs along portions of the site boundary the potential for large scale seismically induced landsliding is low. However, due to the presence of loose rocks and fractured and jointed bedrock exposed on the adjacent slopes, rock fall during a seismic event may impact the periphery of the site. Appropriate mitigation should include setbacks and/or constructing a combination of ditches and rockfall barriers such as wire walls or reinforced concrete block walls.

The City of Rancho Mirage General Plan indicates that potential landslide hazard is primarily located in hillsides or mountainous areas of the City. Exhibit VIII-4 of the GP indicates that the project is located in an area of moderate to high susceptibility of being impacted by rock falls and uced10-113

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landsliding. A Rockfall Evaluation was prepared by AGS, Inc. to analyze the impacts of potential rockfalls to the proposed project.

Evidence of a large landslide along the southern boundary of the site was not observed during the AGS study. The throughgoing foliation observed within this metamorphic rock at the road cut for Highway 111, near the southwest corner of the site, suggests that very little movement has taken place within this topographic high. The foliation within this questionable bedrock high or landslide deposit appears to be dipping shallowly to moderately to the south, and is dipping into the slope face with respect to the subject site. Large scale landsliding is not considered a site hazard. Less than significant impacts are expected associated with landslides.

Rockfall Evaluation
The Geotechnical Evaluation states that the ascending southerly and westerly slopes were geologically mapped in order to evaluate their stability and potential for rockfall. Additionally, AGS attempted to roll hundreds of rocks down the existing slopes at various points to evaluate whether the existing rocks on the slope present a rockfall hazard to the development. During this "real world" rockfall simulation, AGS evaluated 1) whether the rocks would roll, 2) the path that the rocks would travel, 3) the bounce heights of the rolling rocks; 4) whether they would reach the bottom of the slope and if so, their run -out distance beyond the bottom of the slope. Video was taken of some of the rolling rocks. Rockfall simulations were also conducted using the Colorado Rockfall Simulation Program and the results were compared to the real -world" rockfall tests conducted by AGS.

The Geotechnical Evaluation concluded the following: Rockfall presents a potential hazard for improvements constructed near the toes of the existing slopes. Based on the buffer between the western slope and structural improvements in the development (25 to 110 feet for the property line walls and 50 to 130 feet for the hotel), rockfall emanating off the western slope is not considered a hazard for the development and mitigation beyond the natural buffer is not considered necessary. However, as mentioned previously, debris flows present a potential hazard that requires mitigation.

Rockfall on the eastern slope presents more of a hazard for improvements constructed near the toe of the slope. The construction of a small drainage swale on the order of 6 to 10 feet wide and 2 to 3 feet deep near the toe combined with a low height wall or steel cable fence along the areas more prone to rockfall is considered sufficient mitigation for the rockfall potential. The swale should also be designed to collect potential debris flows; although the potential for debris flows was considered smaller along the southerly boundary versus the southwest corner at the end of the offsite canyon and along the westerly boundary.

Additionally, AGS recommend that scaling be conducted on the south slope to remove any loose boulders or blocks that are considered more likely to generate rockfall.

The Geotechnical Evaluation indicates that due to the potential for debris flows, a combination of debris walls, diversion channel, catchment areas, and/or other devices should be constructed along the westerly boundary and southwest corner of the site to collect and divert debris flows that originate in the offsite canyon and westerly slope. Swales and/or low height walls along the southerly boundary should be considered to collect smaller debris flows and runoff emanating off the southern slope as well as mitigate the potential for rockfall.

The rockfall and debris barrier design(s) shall be reviewed and approved by the City.

Adherence to the mitigation recommendations set forth in the Geotechnical Evaluation and included rockfall evaluation (and presented previously) will ensure impacts associated with rockfalls and slope instability are reduced to less than significant levels. 10-114

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Mitigation:

GEO-1: Prior to project occupancy, a City approved rockfall and debris barrier shall be constructed along the western and southern boundaries of the project.

Responsible Party: City Planning Staff, Project Developer Schedule: Prior to project occupancy
b) Less than Significant with Mitigation. The project will involve ground disturbance, which has the potential to increase soil erosion. According to the Rancho Mirage General Plan Exhibit VIII-5, the project site is within area of "moderate" wind erosive hazard. This area is defined in the legend as partially protected from erosive winds where the soils show evidence of wind removal and/or accumulation of hummocks up to 24 inches high and all areas with fine- to medium -grained soils that are protected from erosive winds.

Wind borne erosion and the City's Standard Conditions associated with it are thoroughly discussed in the Air Quality Section of this document. Waterborne erosion and the City's Standard Conditions associated with it are thoroughly discussed in the Hydrology and Water Quality Section of the document. Less than significant impacts are anticipated.

Mitigation: None
Less than Significant with Mitigation. According to the project specific Preliminary Hydrology Study the project's hydrologic Soil Group is A, and is defined by RCFCD as "soils having a low runoff potential". These soils consist mainly of deep, well drained to excessively drained sands or gravels and have a high rate of water transmission.

Landslide: The potential for landslide or debris flow and associated recommendations are discussed in portion a) iv. of this Geotechnical Section. (Mitigation Measure GEO-1) Following implementation of mitigation measures, impacts are expected to be less than significant.

Lateral Spread: The project specific Geotechnical Evaluation indicates that liquefaction -induced lateral spreading is defined as the finite, lateral displacement of gently sloping ground as a result of pore pressure build-up or liquefaction in a shallow underlying deposit during an earthquake. Due to the presumed lack of shallow groundwater below the site, the potential for lateral spreading is low. Impacts are anticipated to be less than significant.

Subsidence: The Geotechnical Evaluation states that ground subsidence is the gradual settling or sinking of the ground surface with little or no horizontal movement.

The Riverside county Safety Element in the General Plan and the Riverside County EIR indicate that the subject site is situated in an area susceptible for ground subsidence due to withdrawal of fluids.

The potential for area ground subsidence is a regional issue that could possibly impact the City of Rancho Mirage. The City is proactively mitigating subsidence by supporting the proper management of groundwater supplies, creating water conservation programs, encouraging water recycling, and educating the public. In addition, building and seismic code requirements assure that potential impacts associated with ground subsidence is reduced to less than significant levels through site preparation techniques such as ground compaction to ensure site soils are stable.

According to the Geotechnical Evaluation, Recognizing that significant subsidence in the area could pose a major environmental constraint, several agencies (including the U.S. Geological Survey and the 10-115

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Coachella Valley Water District) are currently devoting resources to the study and mitigation of this potential hazard.

The project will be conditioned to follow the recommendations included in the Geotechnical Evaluation; impacts are anticipated to be less than significant.

Liquefaction: The potential for impacts associated with liquefaction are discussed in portion a) iii. of this Geotechnical section. Less than significant impacts are anticipated.

Collapse (or Settlement:) The Geotechnical Evaluation indicates that seismically induced dynamic settlement occurs in response to seismic shaking of loose sandy earth materials. The source of settlement is volumetric strain associated with liquefaction of saturated soils strata, and/or, the rearrangement of sandy particles in dry, relatively loose layers of cohesionless sandy soils. These two sources of settlement potential are mutually exclusive, as such, when the groundwater rises, the liquefaction potential and its adverse effects increase, while dry sand settlement potential decreases, and vice -versa.

The City of Rancho Mirage General Plan maps the site within an area with a "moderate susceptibility to seismically induced settlement."
AGS states that remedial grading, including removals of the upper 10 feet of soil, should mitigate some of the seismically induced differential settlement potential. Design of the structures and foundation to withstand seismically induced settlement, in conjunction with the recommended remedial grading, is considered appropriate mitigation for seismically induced settlement. Grading Plans and Structural Engineering Plans will be reviewed and approved by the City.

The project will be conditioned to comply with the recommendations within the Geotechnical Evaluation.

Less than significant impacts are anticipated.

Mitigation: GEO-1
d) No Impact. Expansive soils are considered a hazard in the area due to the relatively significant amounts of clay present in the lacustrine deposits of large lakes that once inundated the Coachella Valley.

The Geotechnical Evaluation indicates that the introduction of water into expansive soils and/or bedrock can cause heaving and potential distress to improvements, including flatwork, foundations, walls, etc., founded on expansive soils or bedrock. AGS states that the upper onsite soils are considered to have a very low expansive potential. Impacts related to expansive soils are expected to be less than significant.

Mitigation: None
e) No Impact. The proposed project is located immediately adjacent to an urbanized area of the City.

Access to wastewater treatment infrastructure is available in Highway 111 (further discussed within the Utilities Section of this document.) The proposed project will be required to connect to sanitary sewer lines and no septic systems will be permitted. No impact is expected.

Mitigation: None
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7. GREENHOUSE GAS EMISSIONS -- Would
the project:

Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?
I
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing the
emissions of greenhouse gases?
II
a) Less than Significant. Greenhouse gases (GHG) are a group of gases that trap solar energy in the Earth's atmosphere, preventing it from becoming too cold and uninhabitable. Common greenhouse gases in the Earth's atmosphere include: water vapor, carbon dioxide (CO2), methane (CH4), nitrous oxide (N20), ozone, and to a lesser extent chlorofluorocarbons. Carbon dioxide is the main GHG thought to contribute to climate change. Carbon dioxide reflects solar radiation back to Earth, thereby trapping solar energy and heat within the lower atmosphere. Human activities (such as burning carbon -based fossil fuels) create water vapor and CO2 as byproducts, thereby impacting the levels of GHG in the atmosphere.

To address the long-term adverse impacts associated with global climate change, implementation of The Governor's Executive Order S-3-05 would reduce greenhouse gas (GHG) emissions in California 80 percent below 1990 levels or 90 percent below current levels by the year 2050. Achieving this objective would contribute to efforts being made around the globe to stabilize the global climate by capping GHG concentrations. With the passage of the California Global Warming Solutions Act of 2006 (Assembly Bill 32) in California, environmental documents for projects pursuant to CEQA are required to analyze greenhouse gases and assess the potential significance and impacts of GHG emissions.

However, there is currently no statewide adopted threshold for GHG emissions. Although the SCAQMD has adopted an interim significance threshold for GHG emissions, it applies only to those industrial stationary source) projects where the SCAQMD is the lead agency. The SCAQMD has adopted a screening threshold of 3,000 MTCO2e per year for stationary source emissions for small land use projects. Although CARB has not identified an interim GHG significance threshold for residential or commercial sector projects to date, it is recommended that a threshold be developed based on the implementation of stringent performance standards or equivalent mitigation measures addressing energy use, transportation, water use, waste and construction.

Per the project specific Air Quality report prepared by Endo Engineering, Ca1EEMod (The California Emissions Estimator Model/CalEEMod Version 2013.22) was utilized to estimate the long-term operational air pollutant emissions and the greenhouse gas emissions that would result from the implementation of the proposed project. The annual GHG emissions associated with the operation of the proposed project is 2,775.07 per year as summarized in Table 7-1. Direct and indirect operational emissions associated with the project are compared with the SCAQMD threshold significance for small land use projects, which is 3,000 MTCO2e per year. These GHG emissions would occur as a result of project -related area sources, energy usage, mobile sources, solid waste disposal, water usage, and wastewater treatment. Area sources include: natural gas combustion (for cooking and space and water heating); landscaping equipment; consumer products and cleaning supplies; and the reapplication of architectural coatings for routine maintenance. The construction -related GHG emissions (898.2054 metric tons of CO2e over the entire construction period) were amortized over 30 years and added to the operational GHG emissions in Table 4-4.The one-time sequestration of 297.36 metric tons of CO2e associated with the planting of 420 net new trees, when amortized over a 20-year growth period, would 10-117

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reduce the project -related total GHG emissions by approximately 14.87 metric tons of CO2e per year.

Therefore, less than significant impacts are expected.

Table 7-1
Operational Greenhouse Gas Annual Emissions
Annual Average
Greenhouse Gas
Emissions Source
Category
Project -Related Unmitigated Greenhouse Gas Emissions
Metric Tons of CO2e per Year)
Operational Emissions 27.85
Area Sources 927.00
Energy Use 1,714.12
Mobile Sources 62. 34
Solid Waste Disposal 43. 76
Water/Wastewater 2,775.07
Treatment Subtotal
Amortized Construction -Related Emissions 29. 94
Sequestration Of Proposed Landscaping 14.87
Totala 2,790.14
Mitigation: None
a) California's Global Warming Solutions Act of 2006 (AB32) required the California Air Resources Board CARB) to establish a greenhouse gas (GHG) emissions cap for the year 2020 and adopt the mandatory reporting rules for significant sources of GHG. The SCAQMD adopted the interim GHG significance threshold for stationary/industrial sources on December 5, 2008 which applies to projects where the SCAQMD is the lead agency. The project will implement energy efficient methods such as low flow appliances (including toilets, shower heads) drought tolerant landscape and other water conservation methods. The project is consistent with current General Plan and zoning policies and is not anticipated to conflict with the plan and policies established under Assembly Bill 32, Senate Bill 375 or Senate Bill 97.

Therefore, less than significant impacts are expected.

Mitigation: None
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8. HAZARDS AND HAZARDOUS MATERIALS --
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
1 b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school?
5 d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the environment?
1 e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?
f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people
residing or working in the project area?
1 g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan?
h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?
a-b) Less than Significant. The Code of Federal Regulations (CFR Title 40, Part 261) defines hazardous materials based on ignitability, reactivity, corrosivity, and/or toxicity properties. The State of California defines hazardous materials as substances that are toxic, ignitable or flammable, reactive and/or corrosive, which have the capacity of causing harm or a health hazard during normal exposure or an accidental release. As a result, the use and management of hazardous or potentially hazardous substances is regulated under existing federal, state and local laws. Hazardous wastes require special handling and disposal methods to reduce their potential to damage public health and the environment. Manufacturer's specifications dictate the proper use, handling, and disposal methods for the specific substances. In most cases, it is a violation of Federal or State law to improperly store, apply, transport, or dispose of hazardous materials and waste.

Construction of the proposed project is expected to involve the temporary management and use of oils, fuels and other potentially flammable substances. The nature and quantities of these products would be limited to what is necessary to carry out construction of the project. Some of these materials would be transported to the site periodically by vehicle and would be stored in designated controlled areas on a short-term basis. When handled properly by trained individuals and consistent with the manufacturer's instructions and industry standards, the risk involved with handling these materials is considerably reduced. The contractor will be required to identify a controlled staging area within the project limits for storing materials and equipment, and will be required to implement best management practices to assure that impacts are minimized and that any minor spills are immediately and properly re10-119

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Furthermore, to prevent a threat to the environment during construction, the management of potentially hazardous materials and other potential pollutant sources will be regulated, in part, through the implementation of measures required in the Storm Water Pollution Prevention Plan (SWPPP) for the project. The SWPPP requires a list of potential pollutant sources and the identification of construction areas where additional control measures are necessary to prevent pollutants from being released on -site or into the surroundings. Best management practices are necessary for proper material delivery and storage; material use; and spill prevention and control. These temporary measures outline the required physical improvements and procedures to prevent impacts of pollutants and hazardous materials to workers and the environment during construction. For example all construction materials, including paints, solvents, and petroleum products, must be stored in controlled areas and according to the manufacturer's specifications.

In addition, perimeter controls (fencing with wind screen), linear sediment barriers (gravel bags, fiber rolls, or silt fencing), and access restrictions (gates) would help prevent temporary impacts. With such standard measures in place, less than significant impacts are anticipated during construction.

The proposed mixed -use project involves a proposed hotel, three retail buildings and high density residential dwellings. The nature of these uses is not expected to involve, as a primary activity, the routine transport, use, or disposal of hazardous materials in quantities or a manner that would pose a threat to the project and its surroundings, or create a significant hazard through a foreseeable accident conditions involving the release of hazardous materials into the environment.

The handling, application, and storage of cleaning agents, building maintenance products, paints, solvents and other related substances is expected to occur within the project in order to carry out the necessary operations in each facility or use. However, these materials would not be present in sufficient quantities to pose a significant hazard to public health and safety, or the environment. Less than significant impacts are anticipated.

Mitigation: None
c) No Impact. The project site is not located within % mile of an existing or proposed school. The nearest school to the project site is Cathedral City Elementary School, located approximately 1 mile north of the project. Therefore, no impacts are expected.

Mitigation: None
d) No Impact. Record searches on the project property were performed within multiple database platforms compiled pursuant to Government Code 65962.5 and its subsections. The resources consulted included GeoTracker, EnviroStor and the EPA Enforcement and Compliance History Online (ECHO).

GeoTracker is a database maintained by the State of California Water Resources Control Board that provides online access to environmental data. It serves as the management system for tracking regulatory data on sites that can potentially impact groundwater, particularly those requiring groundwater cleanup and permitted facilities, such as operating underground storage tanks and land disposal sites.

EnviroStor is a database maintained by the State of California Department of Toxic Substances Control DTSC). The EnviroStor database identifies sites with known contamination or sites for which there may be reasons to investigate further. It includes the identification of formerly contaminated properties that have been released for reuse; properties where environmental deed restrictions have been recorded to prevent inappropriate land uses; and risk characterization information that is used to assess potential impacts to public health and the environment at contaminated sites. 10-120

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Moreover, the ECHO database focuses on inspection, violation, and enforcement data for the Clean Air Act (CAA), Clean Water Act (CWA) and Resource Conservation and Recovery Act (RCRA) and also includes Safe Drinking Water Act (SDWA) and Toxics Release Inventory (TRI) data.

In July of 2016, a search was performed on all three database platforms. The search results did not identify any records or sites in connection with the project property. The GeoTracker and EnviroStor database results did not identify any Leaking Underground Storage Tank (LUST) Cleanup Sites, Land Disposal Sites, Military Sites, DTSC Hazardous Waste Permits, DTSC Cleanup Sites, or Permitted Underground Storage Tanks on or around the project property.

From the three database platforms, the nearest registered facilities include a historic record of a Leaking Underground Storage Tank (LUST) associated to an establishment named Rancho Mirage Hand Car Wash (69800 Highway 111), located approximately 630 feet southeast of the project property and down - gradient in terms of elevation. The records don't indicate impacts outside of the affected site, such that would reach the project property. The status of this site is Completed -Case Closed as of October 15, 2007. Less than significant impacts are anticipated.

Mitigation: None
e, f) No Impact. The project is not located within an airport land use plan or private airstrip. The Palm Springs International Airport is located approximately 3.6 miles to the northwest. As a result, the project is located outside of this facility's influence and planning area. Flights approaching and departing the Palm Springs International Airport may fly over the City and the project site with an intermittent frequency. No impacts are anticipated.
g)
Mitigation: None
Less than Significant Impact. The Emergency Preparedness Element of the City's General Plan provides information on the critical facilities necessary to effectively respond in the event of an emergency. The City has also adopted a Multi -Hazard Functional Plan, which is continually updated.

Based on these resources, the two main evacuation routes in the City include I-10 and Highway 111, while the primary and minor arterial streets serve as secondary routes. Construction of the project may require temporary lane closures on the south -bound lanes of Highway 111 to carry out certain limited improvements. The City may require a Construction Traffic Control Plan to ensure that emergency access is preserved during all construction activities. At project build -out and operation, roadways and emergency evacuation routes will not be altered or reconfigured.

Development of the project would result in an increase in demand for fire services. However based on the project site's proximity to the City's fire station at 70801 Highway 111, approximately 1.7 miles to the southeast, the proposed project is situated within the 5-minute response time and no new or expanded facilities would be required. The proposed site plan includes one primary entry and one emergency entry on Highway 111. The project will be reviewed by City and Fire officials to ensure adequate fire service and safety as a result of project implementation. Moreover, as a standard condition, the project will implement its own emergency evacuation plan for each applicable area of the project, including, but not limited to, the proposed hotel, commercial buildings and site plan. Therefore, project implementation is not expected to interfere with the critical facilities, emergency transportation and circulation, emergency preparedness coordination. Less than significant impacts are anticipated.

Mitigation: None
h) Less than Significant Impact. The undeveloped project property, roughly triangular in shape, is characterized as a gently sloping alluvial fan with partial vegetation coverage, bordered by steep slopes of10-121

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the Santa Rosa Mountains to the west, south, and southeast. Highway 111 frames the northeast property limits. Based on the General Plan Fire Threat Map (Exhibit VIII-7), a majority of the project property is identified as having no fuel (no hazard). Only a very small area near the southwest corner of the property is deemed to have a high fire threat. The proposed site plan does not include structures (hotel, commercial or residential) in the neighboring hillside areas. The site plan includes primary and emergency -only vehicular access to the project. A path of travel for emergency response vehicles has been incorporated to ensure proper access and fire hose reach. Therefore, impacts are expected to be less than significant.

Mitigation: None
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9. HYDROLOGY AND WATER QUALITY --
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Violate any water quality standards or waste
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge such
that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)?
1 c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the
course of a stream or river, in a manner, which would
result in substantial erosion or siltation on- or off -site? I
d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the
course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which
would result in flooding on- or off -site?
1 e) Create or contribute runoff water which would
exceed the capacity of existing or planned stormwater
drainage systems or provide substantial additional
sources of polluted runoff?
1 f) Otherwise substantially degrade water quality? 1
g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
II
h) Place within a 100-year flood hazard area structures, which would impede or redirect flood flows?
A.
i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or dam?
1 j) Inundation by seiche, tsunami, or mudflow? 1
Less than Significant. The Clean Water Act (CWA) of 1972 establishes regulations pertaining to the discharge of pollutants to waters of the U.S. from point sources. Subsequent amendments to the CWA in 1987 established a framework for regulating non -point source stormwater discharges under the National Pollutant Discharge Elimination System (NPDES). In the State of California, the State Water Resources Control Board (SWRCB) and nine California Regional Water Quality Control Boards (RWQCBs) administer the regulation, protection and administration of water quality pursuant to the NPDES. Their regulations encompass storm water discharges from construction sites, municipal separate storm sewer systems (MS4s), and major industrial facilities. The proposed Project is located within the Whitewater River Watershed in the Colorado River Region (Region 7). The City of Rancho Mirage is a Permittee of the Whitewater River Watershed MS4. Individual projects, like the proposed development, are required to comply with these existing regulations.

The proposed project will result in temporary and permanent disturbance in an area greater than one acre.

Therefore, the developer must comply with the State's most current Construction General Permit (CGP) Order No. 2009-0009-DWQ as amended by 2010-0014-DWQ and 2012-0006-DWQ). Compliance with the CGP involves the development and implementation of a project -specific Stormwater Pollution Prevention Plan (SWPPP) designed to reduce potential adverse impacts to surface ring10-123

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the period of construction. The required plan will identify the locations and types of construction activities requiring best management practices (BMPs) and other necessary compliance measures to prevent soil erosion and stormwater runoff pollution. The plan will also identify the limits of allowable construction -related disturbance to prevent any exceedances or violations.

Based on the project location and setting, the SWPPP is expected to identify temporary sediment track - out prevention devices at each construction entrance/exit point to prevent sediment track -out, damage, and fugitive dust emissions. Linear sediment barriers would be installed along the construction area perimeter as necessary to prevent erosion or sedimentation impacts on surrounding properties. The existing and proposed storm drain inlets would be protected to prevent discharge of sediment or pollutants into the existing storm drain system. Moreover, construction activities would also be subject to good site housekeeping requirements pertaining to street sweeping, proper waste management, proper material handling and storage.

During construction, the project will also be required to comply with South Coast Air Quality Management District's (SCAQMD) Rule 403 and 403.1, which prompt the requirement for preparation and implementation of a Fugitive Dust (PM10) Control Plan. Although implementation of the Fugitive Dust Control Plan largely pertains to air quality, it also helps prevent violation of water quality standards or waste discharge requirements through the requirement of soil stabilization measures to prevent sediment erosion and track out. The concurrent implementation of the required SWPPP and Dust Control Plan plans will prevent the potential construction -related impacts to water quality at the site and its surroundings, therefore resulting in less than significant impacts.

The Project is designed with an on -site stormwater retention system that during the life of the project will comply with the City's drainage requirements by preventing the discharge and transport of untreated runoff associated with the Project. As such, the Project proponent will be required to develop and implement a Project -Specific Water Quality Management Plan (WQMP) to comply with the most current standards of the Whitewater River Region Water Quality Management Plan for Urban Runoff and the Whitewater River Watershed MS4 Permit. The Project -Specific WQMP will identify a strategy of site design, source controls, and treatment controls with a maintenance and monitoring program to address post -construction runoff quality and quantity. The site plan, grading design, storm drain design, and retention basin features of the project are factored in the Project -Specific WQMP development. Less than significant impacts are anticipated.

Mitigation: None
b) Less than Significant. Groundwater is the primary source of domestic water supply in the Coachella Valley; CVWD currently provides potable water to the City of Rancho Mirage and the project site.

CVWD is the largest provider of potable water in the Coachella Valley. It operates more than 100 wells and serves a population of 283,000 in its service areas. CVWD's 2012 adopted Water Management Plan and 2010 Urban Water Management Plan have been developed to assist the agency in reliably meeting current and future water demands in a cost effective manner. The proposed project would connect into the existing infrastructure, and the project will comply with the existing water management program in place.

The proposed development will be expected to implement water conservation measures to reduce impacts to public water supplies. These measures include low -flow plumbing fixtures, drought -tolerant (native) outdoor landscaping, and water -efficient irrigation systems. The project site design is not expected to interfere with groundwater recharge conditions. The project includes a system of underground retention structures designed to collect and infiltrate storm water. This method of storm water management will therefore facilitate groundwater recharge through infiltration. Impacts on groundwater supplies and recharge are expected to be less than significant.

Mitigation: None 10-124

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c,d,e) Less than Significant. The undeveloped project property, roughly triangular in shape, is characterized as a gently sloping cove with partial vegetation coverage, bordered by steep sloped hillside portions of the Santa Rosa Mountains to the west and south. Highway 111 frames the northeast property limits. The elevation descent generally occurs toward the northeast. In its existing hydrologic condition, portions of the alluvial fan are traversed by ephemeral sheet flows originating in the adjacent Santa Rosa Mountains, as they are carried by storm drain pipe/line into the Whitewater River approximately 400 feet east of the project. The project property does not have natural basins, low points, or other characteristics resulting in the retention of storm water on -site. The ephemeral or internment nature of existing drainage implies that the project property remains dry and clear of surface water until a large storm event produces sufficient runoff to reach and traverse the property. Furthermore, the property does not have any defined drainage pattern, such as a stream or river.

Based on a project -specific Preliminary Hydrology Report, the existing off -site tributary area of flows that traverse the property comprise approximately 90 acres with land uses primarily consisting of natural ground cover and smaller portions of artificial landscaped areas, buildings, streets/hardscape, and graded land. During large storm events, off -site storm water runoff is conveyed into the project area along the natural canyon feature. At tjie cove apex, an existing pile of earth and boulders diverts runoff to the western edge of the property, along the toe of the mountain. The existing Highway 111 functions as a barrier, causing the storm runoff to spread southeasterly and into an existing engineered storm drain intake near the southeast corner of the property. An existing storm drain line, located parallel to the highway, collects off -site street runoff in three curb catch basins and into the mentioned storm drain intake. The combined runoff from the project property (on -site), the off -site tributary areas, and street runoff (off -site) drain into two parallel 42-inch reinforced concrete pipe culverts under Highway 111 into a discharge point on the west bank of Whitewater River Channel, approximately 480 feet to the northeast.

Due to the project's location and alluvial fan characteristics, the engineering design considerations of the proposed storm water management are required to factor the handling of runoff generated on -site due to development, as well as the off -site runoff that is historically conveyed across the site and into the storm drain system and ultimately the Whitewater River. Specifically, the project includes a proposed underground storm water structure and surface detention basin designed to provide sufficient capacity to retain/detain the flood volume resulting from the controlling 100-year storm event and decrease the outflow to the existing storm drain system. In doing so, the project site design and improvements prevent any considerable hydrologic modifications to the receiving municipal storm water facilities and Whitewater River. As proposed, runoff entering the property from a tributary area of approximately 83 acres, including 6 acres of the project property, would be conveyed into two proposed underground retention facilities, situated beneath the proposed parking lot. The design and capacity of these devices would be sized to retain and infiltrate the worst -case controlling storm event volume, which is estimated at 550,713 cubic feet. The remaining tributary area of approximately 12 acres (on- and off -site) that is not conveyed to the proposed underground retention structure will be carried into a separate detention basin at the southeast corner of the property. This earthen detention facility will be sized to retain up to 50,868 cubic feet of volume, before allowing overflow into the existing 42-inch culverts. Furthermore, the existing off -site runoff condition from a portion of Highway 111 will not be modified by the project and will continue to drain into the existing culverts. The combination of facilities will ensure that runoff generated from the project property or conveyed across the project is property handled and treated, therefore not resulting in impacts to the existing municipal facilities and the Whitewater River. These engineering controls will also prevent any considerable redirection of drainage in a manner which would result in substantial erosion, siltation, flooding or exceedance of the existing drainage system. Less than significant impacts are anticipated.

Mitigation: None
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g,h) No Impact. The Federal Emergency Management Agency (FEMA) evaluates potential flood hazards for the City. The FEMA Flood Insurance Rate Maps (FIRMs) serve as the basis for identifying those potential hazards and determining the need for and availability of federal flood insurance. According to FIRM panel 06065C1589G, effective August 28, 2008, the entire project and its immediate surroundings are located in a Zone X, area of minimal flooding. As designed, the proposed mixed -use development with housing, hotel, and commercial structures would not alter the existing flood zone characteristics identified in the Flood Insurance Rate Maps. Storm water management would be achieved through an engineered drainage system with on -site retention and detention facilities to prevent flooding impacts.

The proposed improvement plans will be subject to agency review and approval which will ensure that the proposed grading and drainage conditions meet the City standards. Furthermore, the Project is not located in an area subject to flooding by the base (100-year, 1-percent-annual-chance) flood depths designated by the Federal Emergency Management Agency (FEMA). Less than significant impacts are anticipated.

Mitigation: None
No Impact. The proposed project is not located near a levee or dam, nor is the project located near areas with the potential for inundation by a seiche or tsunami. As previously discussed, the project setting is characterized as an alluvial fan where off -site flows are conveyed prior to discharging into the downstream Whitewater River. The proposed project addresses this existing condition with storm drainage improvements designed to accept and detain/retain the tributary storm water without impacting the downstream storm drainage facilities. The calculation of flows and volumes used in the project - specific Preliminary Hydrology Report include the debris yield and peak bulking rates. Debris yield refers to the total outflow of silt, sand, clay, gravel, boulders, and organic materials that would normally contribute to mudflow. Less than significant impacts are anticipated.

Mitigation: None
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10. LAND USE AND PLANNING - Would the
project:

Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Physically divide an established community?
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but not
limited to the general plan, specific plan, local
coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an
environmental effect?
1 c) Conflict with any applicable habitat
conservation plan or natural community
conservation plan?
a) No Impact. The project site is approximately 13.06 acres comprised of ten parcels that forms a triangular - shaped property on the southwest side of Highway 111 at One Mirage Place. The property is an alluvial fan with portions of hillsides that flank the property to the west, south, and southeast. The existing zoning is General Commercial (C-G) with Aqua Caliente Band of Cahuilla Indians (ACBCI) overlay. General Commercial land development may range from freestanding retail buildings, restaurants, planned commercial centers, and hotels and motels. The ACBCI overlay is designated as Fee Lands per the City General Plan Land Use Element. The proposed project consists of a 100-room hotel with a pool and spa area, three (3) commercial buildings for restaurants, retail and entertainment, and a total of 35 residential condominiums. Surrounding land uses include various retail stores and restaurants to the north and east, and to the southwest is the Ritz Carlton Hotel and the Mirada residential community along Frank Sinatra Drive. The proposed project is consistent with the surrounding land uses and the City's Land Use and Zoning designations. Furthermore, the site is vacant & surrounded by on all sides by mountain slopes and Highway 111. The project will not divide an established community and thus no impacts are expected.

Mitigation: None
b) No Impact. The City General Plan designates the site as General Commercial (C-G) which includes hotels and commercial centers. The site also has an overlay zoning that designates the land to the Aqua Caliente Band of Cahuilla Indians. The City General Plan denotes the project site area as Fee Land, and therefore owned outside of the Tribe. Additionally, the project site is being incorporated into a designated Rancho Mirage Specific Plan Area called "Highway 111 West". Following incorporation, the SP will be divided into 8 districts and the subject project site will be located in the northernmost district, "District 8".

The purpose of this Specific Plan is to stimulate responsible development and to guide revitalization of the Highway 111 Corridor Area. The subject Specific Plan designates the property with a primary use as Mixed -Use Commercial" and a secondary use of "Residential". The proposed project is comprised of a hotel, retail and restaurant buildings, and residential developments. The project will abide by the development standards set forth in the Highway 111 West Specific Plan and will not conflict with any of the City's land use and zoning or other regulatory policies. Less than significant impacts are anticipated.

Mitigation: None
c) No Impact. The project lies within the boundary of the Tribal HCP which outlines policies for conservation of habitats and natural communities. The proposed project is not anticipated to conflict with the Habitat Plan and is not within a designated Conservation Area and there are no protected biological resources on the property as recognized by the THCP. The project will be required to pay the THCP Valley Floor Planning Area fee, which helps support the acquisition of conservation l ently10-127

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protect and manage Coachella Valley threatened or endangered species. Based on these provisions, the applicable fees would be collected prior to issuance of a building permit. Since the project will comply with the THCP, no impacts are expected to result from project implementation.

Mitigation: None
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11. MINERAL RESOURCES -- Would the
project:

Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of availability of a locally
important mineral resource recovery site delineated
on a local general plan, specific plan or other land
use plan?
1 a,b) No Impact. In accordance with the Surface Mining and Reclamation Act of 1975 (SMARA), mineral land classification maps and reports have been developed to assist in the protection and development of mineral resources. Local agencies, including the City of Rancho Mirage, utilize the existing information on mineral classifications for land use and plan development and decision making.

According to the Rancho Mirage General Plan the project and its surroundings are located within the Mineral Resource Zone 3 (MRZ-3), which applies to areas where the significance of mineral deposits cannot be evaluated from the available data. The project is located in an urbanized area of the City and surrounded by other commercial and residential development. Mineral resources that are known to exist in the Coachella Valley region primarily consist of sand and gravel (aggregate) typically deposited along and near local drainages. Aggregate material is deemed necessary to the local building industry as a component of asphalt, concrete, road base, stucco and plaster. Local or regional construction industries tend to be dependent on readily available aggregate deposits within reasonable distance to the market region. The project site is not recognized as a mineral resource recovery site delineated in the County of Riverside General Plan, City of Rancho Mirage General Plan or the resource maps prepared pursuant to SMARA. No impacts are expected as a result of project implementation.

Mitigation: None
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12. NOISE -- Would the project result in: Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Exposure of persons to or generation of noise
levels in excess of standards established in the local
general plan or noise ordinance, or applicable
standards of other agencies?
b) Exposure of persons to or generation of excessive
groundborne vibration or groundbome noise levels?
1 c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels
existing without the project?
r
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project?
1 e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project expose people residing or
working in the project area to excessive noise
levels?
a
f) For a project within the vicinity of a private
airstrip, would the project expose people residing or
working in the project area to excessive noise
levels?
a
Source: Rancho Mirage General Plan 2005, Rancho Mirage Municipal Code. a, c) Less than Significant. Noise is defined as unwanted sound that disrupts normal activities or that diminishes the quality of the environment. It is usually caused by human activity that adds to the existing acoustic setting of a locale. Noise is measured on a logarithmic scale of sound pressure level known as a decibel (dB). Everyday sounds normally range from 30 dB (very quiet) to 100 dB (very loud). The human ear does not respond uniformly to sounds at all frequencies, being less sensitive to low and high frequencies than to medium frequencies that correspond with human speech. In response to this, the A - weighted noise level or scale has been developed to correspond better with peoples' subjective judgment of sound levels. This A -weighted sound level is called the "noise level" referenced in units of dB(A).

Noise levels in the City's General Plan are quantified on the basis of the Community Noise Equivalent Level (CNEL), which is a measurement scale that sets appropriate levels of noise based on land use types.

CNEL is a 24 hour weighted scale that considers the more sensitive time periods in the evenings and at night, and weights them accordingly. Sensitive receptors, such as residences and schools, have a lower acceptable CNEL level than commercial or business park noise levels.

Goals and policies regarding land use compatibility with noise are identified in the Noise Element of the Rancho Mirage General Plan. The Noise Element contains guidelines for land use compatibility with various community noise exposure levels to prevent future noise incompatibilities. Residential uses generally have a lower noise exposure threshold than hotel and commercial uses. The City's General Plan also provides a variety of collected data and modeled noise impacts, which is represented in the future roadway CNEL noise contours for the City's roadways and freeways at General Plan buildout. Motor vehicle traffic generally represents the most notable source of continuous noise due to engine vibration, exhaust system and the interaction of tires with the roadway. The noise produced along a roadway is influenced by traffic volume, average speed and the percentage of trucks in the traffic composition. Noise levels decrease significantly with distance and with the presence physical barriers. 10-130

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The undeveloped project property is located on the southwest side of Highway 111, bordered by undeveloped steep sloped hillside portions of the Santa Rosa Mountains to the west, south and southeast.

The hillsides do not represent an existing source of noise. The northeast side of Highway 111 is developed with office, commercial, hotel, restaurant and car dealership uses. The nearest residential use to the project property is an existing community located approximately 950 feet to the east. This residential use is separated from the project by the existing commercial development and the Whitewater River.

The proposed Rancho Cove Mixed -Use Development includes a proposed boutique hotel, three commercial retail buildings, and up to 35 attached residential dwelling units (condominiums). The proposed hotel is generally situated on the west side of the property, the three proposed commercial buildings are situated closer to the Highway 111 frontage, and the proposed residential units are configured on the south side of the property.

The undeveloped project property does not constitute an existing source of noise, but is exposed to existing noise levels by the surrounding uses, primarily traffic noise along Highway 111, where the posted speed limit is 50 miles per hour. The General Plan Noise Element's Future Roadway CNEL Noise Contours Map (Exhibit VII-2) displays the locations of the 60, 65 and 70 CNEL contours relative to the Highway 111 roadway centerline. Based on that map, the project property is exposed to the 70 and 65 CNEL noise contours. The minimum expected distance between the proposed residential units and the nearest existing travel lane on Highway 111 is approximately 55 feet. The distance to the Highway 111 centerline is approximately 70 feet. This separation helps reduce exposure to traffic -related noise levels.

Noise levels further decrease as the distance from Highway 111 increases.

The construction activities of the Project are expected to generate a short-term noise increases compared to the existing levels. Two types of noise impacts are anticipated during future construction activities.

First, the transport of workers and equipment to the site would incrementally increase noise levels along the local roadways leading to and from the sites. Second, the noise will be generated by the actual on -site construction activities. The loudest construction noise is generally the grading phase, when more heavy equipment is used more consistently on a site. Noise levels are periodic and decrease significantly with distance, thus having less impact on sensitive receptors at greater distances. The potential for off -site noise impacts are further reduced by the Rancho Mirage Noise Ordinance (Municipal Code Chapter 8.45), which include construction activities limited to the less sensitive daytime hours. Specifically, construction activities are only permitted between 7:00 am and 7:00 pm Mondays through Saturdays, and no work is permitted on Sundays and Holidays (New Years, Memorial Day, July 4th, Labor Day, Thanksgiving, Christmas).

In addition to the construction hour limitations, the following common industry standard practices will help reduce short-term noise impacts: All construction equipment, fixed or mobile, should be equipped with properly operating and maintained mufflers and the engines should be equipped with shrouds. Only approved haul routes shall be used to minimize exposure of sensitive receptors to potential adverse levels from hauling operations. All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. Construction activities will be limited to the hours prescribed in the City Noise Ordinance, which are limited to the less sensitive daytime hours. Active work areas must be properly delineated to prevent construction -related circulation from occurring beyond the permitted areas or in unpermitted access points. The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction -related noise sources and noise sensitive receptors nearest the project site during all project construction. With these practices in place, no violations of the existing noise standards are anticipated.

Operation of the proposed project is expected to incrementally increase the noise levels compared to the undeveloped condition. Hotel operations will be managed with the appropriate activity restrictions to prevent Noise Ordinance violations and disturbances to guests and existing residents. Moreover, the10-131

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proposed site plan incorporates the General Plan strategies for managing the noise environment by introducing a buffer zone with landscaping and walls between the residential, commercial and hotel uses and the nearest travel lanes on Highway 111. As previously mentioned, the minimum distance between the proposed residential units and the nearest travel lanes is approximately 55 feet. The proposed residential component of the project will include gate controls to limit traffic in the residential interior drive aisles to residents and their guests. Moreover, standard building construction, including use of standard double -pane windows, is expected to achieve an outdoor to indoor noise reduction of between 20 and 25 dB to reach an acceptable noise environment. Less than significant impacts are anticipated.

Mitigation: None
b) Less than Significant. Groundborne vibration, also referred to as earthborne vibration, can be described as perceptible rumbling, movement, shaking or rattling of structures and items within a structure.

Groundborne vibration can generate a heightened disturbance in residential areas. These vibrations can disturb structures and household items while creating difficulty for residential activities such as reading or other tasks. Although groundborne vibration is sometimes perceptible in an outdoor environment, it is generally not deemed a problem as it is when experienced inside of a building. Groundborne vibration can be measured in terms of amplitude and frequency or vibration decibels (VdB). The operation of trains, buses, large trucks and construction activities that include pile driving, blasting, earth moving and heavy vehicle operation commonly cause these vibrations. Other factors that influence the propagation or attenuation of groundborne vibration include distance to source, foundation materials, perimeter controls, soil and surface types.

Construction of the project will involve the temporary operation of vehicles and equipment that could result in localized, short-term vibration increases during the permitted hours of construction established by the City. All construction equipment staging will be located within the temporary construction limits, while vehicular and equipment access to the construction site would be restricted to only the approved entry points that minimize disturbance to local traffic. Since the construction site is separated by a minimum distance of 950 feet from the nearest existing residential dwellings and there are no other sensitive receptors or facilities immediately surrounding the project property, any short-term increases in vibration and sound during construction are not expected to result in significant impacts.

After construction, the nature of the proposed mixed -use development with hotel, commercial retail and residential uses would not typically involve activities expected to generate excessive vibration or noise.

All activities within the project will be required to adhere to the City's Noise Ordinance. The proposed residential component of the project, occupying the south portion of the property, will be separated from the nearest existing travel lanes on Highway 111 by a minimum distance of approximately 55 feet, a portion of which includes the proposed landscaped frontage with perimeter walls. Less than significant impacts are anticipated.

Mitigation: None
d) Less than Significant. Project implementation would result in short-term increases in noise levels during construction of the proposed project. However, these activities would be subject to the City's Municipal Code, which restricts the time period that construction activities may occur to the less sensitive daytime hours, when construction noise is less perceptible. Furthermore, the project property is not surrounded by any residential uses or other noise -sensitive receptors that could detect the short-term increases.

The undeveloped project property does not constitute an existing source of ambient noise levels. The proposed hotel, commercial retail, and residential components of the project will introduce activities that represent an incremental increase in ambient noise compared to the existing undeveloped condition. The proposed hotel will be subject to on -site management that will implement the necessary activity 10-132

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restrictions to prevent any excessive noise levels, therefore preventing noise disturbances to the guests, patrons and residents of the project and surrounding community. The nature of the proposed commercial retail and residential components of the project are not expected to involve activities in a manner that would result in excessive noise increases, as such actions would be subject to compliance and enforcement of the City's noise ordinance. Less than significant impacts are anticipated.

Mitigation: None
No Impact. The project is located approximately 3. 6 miles from the Palm Springs International Airport and is located outside of the 70, 65 and 60 CNEL noise contours associated with this facility.

Furthermore, the Palm Springs Airport Land Use Plan does not identify the project as being located within its planning area. Less than significant impacts are expected.

Mitigation: None
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13. POPULATION AND HOUSING —
Would the project: Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere?
1 c) Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
l
a) Less than Significant. The project site is approximately 13.06 acres of undeveloped land located at Highway 111 at One Mirage Place. The proposed project consists of a 100-room hotel with a pool and spa area, three (3) commercial buildings for restaurants, retail, entertainment, and a total of 35 residential condominiums. Development facilitated by the proposed project will both directly and indirectly induce limited population growth in the area. According to the California Department of Finance, the 2014 household size in Rancho Mirage is 1.99 persons per household. The proposed housing units will add approximately 70 additional persons to the City's population. Additionally, the project has the potential to indirectly induce population growth through job creation associated with the proposed hotel, and commercial developments.

Development of the project will not result in any major extensions of roads and other infrastructure that would directly or indirectly attract additional population to the area. Impacts to population growth are expected to be less than significant and will be absorbed by the natural growth of the City over time.

Mitigation: None
b, c) No Impact. The proposed site is currently vacant and the proposed action will not displace existing housing, affordable housing, or people.

Mitigation: None
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14. PUBLIC SERVICES — Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service ratios, response times or
other performance objectives for any of the public
services:

Fire protection?
Police protection? I
Schools? I
Parks?
Other public facilities? I
a) Fire
Less than Significant. The Riverside County Fire Department (RCFD), under contract with the City of Rancho Mirage, provides 24-hour fire protection and emergency medical services to the City. RCFD maintains two fire stations within the City of Rancho Mirage. Fire Station 50 is located at 78-801 Highway 111, and is approximately 2.0 miles from the proposed project site. This station covers the southern portion of the City and is equipped with a Medic Engine and staffed with two firefighters and one firefighter/paramedic on duty at all times. Fire Station 69 is located at 71-751 Gerald Ford Drive and is approximately 6.6 miles from the project site. This station covers the northern portion of Rancho Mirage and is staffed with three firefighters and a Medic Unit staffed with two firefighters/paramedics on duty at all times. The Riverside County Fire Department operates under a Regional Fire Protection Program, which allows all of its fire stations to provide support as needed regardless of jurisdictional boundaries.

The project proposed a mixed use development with 21,196 square feet of commercial retail, a 4-story, 100-room boutique hotel and 35 attached residential condominium units.

Development of the project would result in an increase in demand for fire services, however based on the project site's proximity to Fire Station 50, the proposed project could be adequately served by fire protection services and no new or expanded facilities would be required.

The project would be required to implement all applicable fire safety requirements, to include, installation of fire hydrants, and sprinkler systems. Additionally, the project would be required to comply with Development Impact Fees in place at the time of construction. The City enacts a development fee on all new development within the City to finance public facilities which goes towards the funding of fire services. Payment of these fees helps offset impacts by providing sufficient revenue for necessary improvements to ensure acceptable fire facilities, response times, equipment and personnel are maintained.

Furthermore, the project will be reviewed by City and Fire officials to ensure adequate fire service and safety as a result of project implementation. Development of the proposed project will result in less than significant impacts to fire services. 10-135

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Mitigation: None
Police
Less than Significant. Law enforcement services are provided to the City of Rancho Mirage through a contractual agreement with Riverside County Sheriff's Department. The Sheriff's department provides 24-hour municipal police services associated with a City police department. There are currently no police facilities within the City, deputies assigned to work in Rancho Mirage operate out of the Palm Desert station located at 73-705 Gerald Ford Drive. This station is approximately 11 miles from the project site.

However, there are dedicated officers to the City and they provide daily patrols 7 days a week, 365 days a year.

The City also employs volunteers that assist the Sheriff s Department, through a program known as Citizens on Patrol" (COPS). They are trained by the Riverside County Sheriff's Department and assist in the reduction of crime by providing high visibility, direct communication and random daily patrols.

Project development will increase the need for police services. However, this demand is not expected to hinder the City's ability to provide police services. The project would be reviewed by City and police staff to ensure adequate services is maintained as a result of project implementation. The project would also be required to comply with Development Impact Fees in place at the time of construction. These development fees on new development allow the City to continue to finance public facilities which goes towards the funding of various public services to include police. Payment of these fees helps offset impacts by providing sufficient revenue for necessary improvements to ensure acceptable response times, equipment and personnel are maintained. Development of the proposed project will result in less than significant impacts to police services.

Mitigation: None
Schools
Less than Significant. The project site is within the boundary of the Palm Springs Unified School District (PSUSD). The nearest school to the project site is Nellie M. Coffman Middle School in Cathedral City and is approximately 2.2 miles to the northeast. Rancho Mirage Elementary is approximately 3.2 miles to the southeast and Rancho Mirage High School is approximately 4.4 miles to the northwest of the project site.

The development of the proposed facility would create a minimal demand on school services at project buildout. The subject property proposes mixed use development consisting of retail commercial, boutique hotel and 35 attached residential condominium units. The project would be required to pay School Impact Fees to PSUSD. Current impact fees at the time of writing are $3.36 per square foot of residential and $.54 a square foot for commercial development. Payment of these fees would assist in offsetting impacts from the increased demand on school services and impacts would be less than significant.

Mitigation: None
Parks
No Impact. The City of Rancho Mirage provides both public and private parks, open space and multi -city recreational facilities with various amenities. As previously discussed, the project proposes a 100-room hotel, 3 commercial pads and 35 residential attached condominium units. The proposed project provides passive open space, a hotel pool and a separate pool and dog park for the residential portion. The proposed project would not create an additional demand for public park facilities, nor result in the need to modify existing or the construction of new park facilities. Therefore, no impacts are expected.

Mitigation: None
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Other Public Facilities
No Impact. No increase in demand for government services or other public facilities is expected beyond those discussed in this section.

Mitigation: None
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15. RECREATION — Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated?
1 b) Does the project include recreational facilities or require the construction or expansion of recreational
facilities, which might have an adverse physical
effect on the environment?
1 a-b) No Impact. The City of Rancho Mirage offers a wide variety of recreational opportunities including golf courses, bikeways, and parkland. The City is also located near thousands of acres of National Park and National Monument lands, U.S. Forest Service wilderness lands, as well as state, regional and tribal parks, within which are miles of hiking, biking and equestrian trails. In the immediate project vicinity, recreational resources include the Bloch Cancer Survivors Park, the Michael S. Wolfson Park, and the Jack Rabbit and Big Horn Overlook trails.

As discussed in the Population and Housing section, the addition of 35 condominiums has the potential to add approximately 68 persons to the City's population. The project proposes a hotel with a fitness facility and pool/spa, and a separate pool will be provided for the condominium residents. Additionally, a Dog Park will be constructed as part of the project on the southeast corner of the property. The proposed project will participate in the City's parkland in lieu fee program established in the Quimby Act of 1965 to offset impacts associated with the 68 new residents of the project. No impacts are anticipated to recreation.

Mitigation: None
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16. TRANSPORTATION/TRAFFIC — Would the
project:

Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the
performance of the circulation system, taking into
account all modes of transportation including mass
transit and non -motorized travel and relevant
components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit?
@
b) Conflict with an applicable congestion management
program, including, but not limited to level of service standards established by the county congestion
management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in
location that results in substantial safety risks?
1 d) Substantially increase hazards due to a design feature e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access? I
f) Conflict with adopted policies, plans, or programs
regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities?
4 a) Less than Significant with Mitigation. A detailed traffic impact analysis (TIA) was prepared for the proposed project by Endo Engineering. The traffic analysis was based upon an analysis of existing roadway conditions in the project vicinity, a variety of traffic count sources (including peak hour counts collected by the consulting traffic engineers), the General Plan Circulation Element, planned roadway improvements and other data and information. The TIA provides documentation and analysis of existing traffic conditions, trips generated by the project, distribution of the project trips to roads outside the project, and projected future traffic conditions.

The applied measures of effectiveness for the performance of the circulation system were derived from applicable City and County standards. The City of Rancho Mirage has established a goal for both peak hour intersection operations and roadway link segment operations of Level of Service (LOS) D or better.

A total of six (6) intersections were evaluated for their current and future operating conditions, including 1] Date Palm Drive at East Palm Canyon Drive, [2] Sungate Way at East Palm Canyon Drive, [3] Buddy Rogers Avenue at East Palm Canyon Drive, [4] Highway 111 at One Mirage Place, [5] Highway 111 at Frank Sinatra Drive, and [6] Da Vall Drive at Frank Sinatra Drive.

Existing Conditions Summary
As noted above and as analyzed in the project traffic impact analysis, 6 area intersections were analyzed.

All existing intersections are currently operating at LOS B or better.

Project Impacts
Trip generation was calculated by land use type and was calculated using the reference Trip Generation, 9th Edition (2012) prepared by the Institute of Transportation Engineers (ITE). The projects land uses include (1) a 100- to 125-room boutique hotel; (2) three commercial retail buildings with combined total 10-139

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of approximately 21,200 square feet of gross floor area; and (3) 35 high -density single-family attached SFA) residential dwelling units (condominiums.) The TIA calculates that, upon buildout, the project will generate approximately 3,490 weekday trip -ends (2,870 primary or new trips generated by the proposed development and 620 pass -by trips.) This total represents approximately one-third of the 10,630 weekday trips that could be generated by the site if it were developed as a general commercial project at the maximum intensity allowed per the existing General Plan and zoning designation. Of the 2,870 primary trip -ends, 229 primary trip -ends would occur during the midday peak hour, and 264 primary trip ends would be added to the surrounding streets during the evening peak hour.

Trip distribution was based upon the existing and long-term roadway network serving the project site and also on the type of land uses that are proposed for future development. Based upon this analysis, approximately 40% of project trips are expected to and from Frank Sinatra Drive and 60% to and from Date Palm Drive (Figure 4-1 of the TIA).

Future Traffic Conditions
According to the TIA, the Riverside County Traffic Analysis Model (RIVTAM) is the recognized source for future travel demand estimates for use in preparing CEQA documents. The use of RIVTAM to identify the future growth in traffic demand was determined to be the most comprehensive approach and the most appropriate method of projecting future traffic volumes associated with development. To ensure consistency with the forecasts being used for projects throughout the Coachella Valley and Riverside County, RIVTAM was used as the basis for the horizon year 2035 ambient traffic demand within for the study area.

Future traffic conditions were evaluated, taking into account existing traffic, ambient growth, and other developments in the area. Future "with project" conditions analyzed include, project traffic plus existing ambient growth plus cumulative traffic conditions. All intersections under future conditions will operate at LOS C or better in 2035. Therefore, the proposed project will have a less than significant impact on the local roadway network, the General Plan Circulation Element and other City transportation policies, and will ensure the long-term effectiveness and performance of the circulation system.

The TIA states that no specific off -site mitigation or area -wide improvement would be required to accommodate project -related traffic. The project proponent may be required to contribute development impact fees (e.g., traffic signal mitigation fees) and participate in the Traffic Uniform Mitigation Fee TUMF) program (further discussed in this section.)
As noted above, the proposed project is not expected to have a significant adverse impact on the area transportation network. The TIA has identified actions and recommendations relating to project design that are considered Standard Conditions. These recommendations are derived from the Rancho Mirage Municipal Code, Rancho Mirage General Plan and the Highway 111 West Specific Plan policy requirements. Abbreviated versions of the standard requirements are listed subsequently.

Standard Conditions

1. Based on the designation of Highway 111 as a Scenic Corridor in the Rancho Mirage General Plan, streetscape improvement plans will be required for the project frontage on Highway 111, prior to the initiation of future landscape or roadway improvements per the design standards in the Highway 111 West Specific Plan.

2. Off-street loading spaces shall be provided at Retail Commercial Building 2 and the boutique hotel, per the Development Regulations in the Highway 111 West Specific Plan and Section

17.26 of the Rancho Mirage Municipal Code.

3. Future employers within the Rancho Cove Mixed -Use Development may be required to comply with the City of Rancho Mirage Transportation Demand Management (TDM) Ordinance. If 10-140

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bicycle racks or bicycle parking facilities are required, the location and design of these facilities shall be shown on the Site Plan and be subject to the review and approval of the City Engineer.

4. Clear unobstructed sight distances shall be provided at the site access and internal intersections.

Sight distances shall be reviewed at the time of preparation of final grading, landscape and street improvement plans.

5. The project shall accommodate the largest service and delivery vehicles expected to negotiate the site access and internal circulation system. Landscaping, monuments, and other objects shall be avoided in the off -tracking area at the site access connections.

6. Off-street parking shall be provided to meet the anticipated parking demand as required by the parking standards in Section 17.24 of the Rancho Mirage Municipal Code, the Uniform Federal Accessibility Standards, and the Highway 111 West Specific Plan.

7. All off-street parking areas shall be adequately illuminated without glare or excessive light beyond the property, per the Design Guidelines in the Highway 111 West Specific Plan.

8. The project proponent shall provide accessible routes of travel in accordance with current ADA guidelines and standards.

9. The internal streets within the proposed private gated residential area shall be installed and maintained as private streets, and shall be developed in accordance with development standards set forth in the Rancho Mirage Municipal Code, the Highway 111 West Specific Plan, and other applicable standards and guidelines.

10. Final layout and site access design shall be subject to the review and approval of the City Traffic Engineer during the development review process.

11. Emergency police, fire and paramedic vehicle access shall be provided for all new development to the satisfaction of the City of Rancho Mirage.

12. A traffic signing and striping plan shall be developed in conjunction with detailed construction plans for the project site and submitted to the City of Rancho Mirage for review and approval.

13. The applicant shall coordinate with the SunLine Transit Agency regarding the need for public transit facilities.

14. The project proponent shall contribute development impact fees, as required by the City of Rancho Mirage.

15. The project proponent shall contribute traffic impact mitigation fees, by participating in the Traffic Uniform Mitigation Fee (TUMF) program.

Site Design Recommendations
The TIA identifies several site specific recommendations that have been incorporated into the project design and can be considered Project Design Features (PDF.) The following are abbreviated examples of these PDFs.
o The proposed full -turn site access connection on Highway 111, opposite One Mirage Place, provides two eastbound (egress) lanes, including a dedicated eastbound right -turn lane and a shared eastbound through/left lane, as well as a single entry lane (with a 16-foot minimum width), separated by a raised divisional island (with a 10-foot width). The two eastbound exit lanes should each have a 12-foot (minimum) width. A 14-foot (desirable) width, eastbound right -turn egress lane is proposed to better accommodate right -turn egress by service and delivery trucks without encroachment on the adjacent through lane on Highway 111. o The approach to the secondary residential service gate (located near the hotel) provides a hammerhead or approved equal turn -around area to allow pool service and other service vehicles sufficient space to turn around, if necessary, without first passing through the gate. 10-141

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o 25 feet of storage is provided in the entry throat to the parking plaza. The 25 feet of storage space would accommodate a northbound vehicle forced to stop while parked vehicles back out of the parking spaces west of Retail Building One.
o The proposed off-street parking spaces shall comply with the requirements of the Rancho Mirage Municipal Code. The architect will coordinate with the Planning Department to ensure that the off-street parking provided is consistent with the Rancho Mirage Municipal Code. A shared parking analysis consistent with the methodology provided in the Rancho Mirage Municipal Code may be provided if reduced parking requirements are proposed.

Mitigation:

TR-1: The project applicant shall insure that prior to project occupancy, a new mast arm and traffic signal heads should be installed facing eastbound exiting site traffic. The existing "U-Turn Only" sign facing the northbound left -turn land should be replaced with a sign showing the permitted movements as left turns and U-turns.

Responsible Party: City Planning Staff, Project Developer Schedule: Prior to project occupancy
b) Less than Significant Impact. The County Congestion Management Plan (CMP) requires a LOS E or better for regional roadways. As noted above and in the Traffic Impact Analysis prepared for this project, the generation, distribution and management of project traffic is not expected to conflict with the CMP; Highway 111 is designated as part of the Riverside County CMP System of Highways and Roadways in the Coachella Valley. The project and background traffic will not exceed City level of service standards or travel demand measures, or other standards established by the City or Riverside County Transportation Commission (RCTC) for designated roads or highways.

The Coachella Valley Association of Governments (CVAG) has developed a Transportation Uniform Mitigation Fee (TUMF) program that complements the objectives of the CMP. TUMF is assessed on all new developments and also applies to any reconstruction or new use of existing buildings that result in a change of use and generates additional vehicle trips. No tract map, parcel map, conditional use permit, land use permit or other entitlement shall be approved unless payment of the mitigation fee is a condition of approval for any such entitlement. Less than significant impacts are anticipated following implementation of standard conditions.

Mitigation: None
c) Less than Significant Impact. The project will have a very limited impact on the facilities or operations of regional airports, and will not result in a change in air traffic patterns, including an increase in traffic levels. The project is located more than 3.5 miles southeast of the Palm Springs International Airport, and more than 9.5 miles southwest of the Bermuda Dunes Airport. The proposed development will not affect the operations of these airports nor create a substantial safety risk. Less than significant impacts are anticipated.

Mitigation: None
d) Less than Significant Impact. The project will be developed in accordance with City design guidelines and will not create a substantial increase in hazards due to a design feature. Sharp curves are avoided by design guidelines.

According to the TIA, the project site is located on the inside of a horizontal curve, where the alignment of Highway 111 bends around mountainous terrain to the west and south. The available stopping sight distance at the northern site driveway would be approximately 400 feet. Southbound motorists on10-142

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Highway 111, including recreational traffic unfamiliar with the area, would be leaving the City of Cathedral City, where the posted speed limit on Highway 111 is 40 mph. As they approach the northern site driveway, they would be entering Rancho Mirage, where the posted speed limit is 50 mph on Highway 111.

The City of Rancho Mirage requires an intersection sight distance of 550 feet for intersections with vehicular speeds of 50 mph. Since it was not deemed feasible to provide the 550 feet of intersection sight distance from the northern site access onto Highway 111, the secondary site access will be a gated emergency access only connection (24-feet in width) on Highway 111, approximately 555 feet centerline -to -centerline) northwest of One Mirage Place. A Knox -Box Rapid Entry System or similar device would be installed at the gate to facilitate emergency access by fire fighters and other emergency first responders.

A traffic control plan may be required for construction activities to reduce potential impacts due to conflicts with construction traffic. Impacts will be less than significant Mitigation: None
e) Less than Significant Impact. Access to the planning area is via major arterial, secondary arterials, Interstate-10 and a variety of local roads. Design guidelines further ensure that emergency access will be created and preserved for the proposed project. As mentioned previously, the northern site driveway will be gated with a Knox -Box Rapid Entry System or similar device to facilitate emergency access by fire fighters and other emergency first responders.

Both the Fire department and Police department will review project plans to ensure safety measures are addressed, including emergency access. The proposed project will not result in inadequate emergency access. Less than significant impacts are anticipated.

Mitigation: None
f) Less than Significant Impact. The TIA indicates that SunBus transit lines provide public bus service throughout the Coachella Valley with a fleet of 48 buses. Line 111 is the major trunk line and connects with eleven smaller community feeder routes that provide access to every community in the Valley. It passes the project site with 20-minute headways. Line 111 travels along Highway 111 between Palms Springs and Coachella. At Date Palm Drive, Route 111 allows passengers to transfer to Route 30, which extends to the north and turns west, along Ramon Road, to the City of Palm Springs.

A SunLine Transit Bus turnout bay (without a transit shelter) is located on the west side of Highway 111, south of One Mirage Way. Although landscaping and sidewalks do not currently exist on Highway 111 along the project frontage, they exist on the opposite side of Highway 111, where adjacent development has occurred and a bicycle trail is shown in the City of Rancho Mirage General Plan.

According to the TIA, as a standard condition, the applicant shall coordinate with the SunLine Transit Agency regarding the need for public transit facilities on -site such as a lighted covered transit shelter with compliant curb ramps, sidewalks, and other improvements) at the existing bus turnout on Highway 111, adjacent to the project site.

As mentioned previously, design standards in the Highway 111 West Specific Plan require a landscaped parkway along both sides of Highway 111 with space for 8-foot meandering sidewalk/bike paths. A landscaped parkway is proposed for the project.
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The project design will not conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities. Less than significant impacts are anticipated.

Mitigation: None
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17. UTILITIES AND SERVICE SYSTEMS —
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board? 4
b) Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of new storm
water drainage facilities or expansion or existing
facilities, the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve
the project from existing entitlements and resources,
or are new or expanded entitlements needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
projects projected demand in addition to the
providers existing commitments?
1 f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs? 1
g) Comply with federal, state, and local statues and
regulations related to solid waste? 1
a) Less Than Significant Impact. The project falls under Coachella Valley Water District (CVWD) wastewater service area. Public sewer and water is provided to the project area by CVWD. The project is served by an existing 8" sewer main located in Highway 111 along the project frontage. The project proposes a mixed -use development comprised of commercial, hotel and residential uses which will result in an increase in wastewater flows. The project will be required to connect to the existing wastewater system, the infrastructure and design components for the project will be consistent with local utility management requirements and water management plan. Therefore, the project is not expected to exceed wastewater treatment requirements of the Regional Water Quality Control Board. The project will also be reviewed by CVWD and City staff to assure compliance with all current and applicable wastewater treatment requirements. Less than significant impacts are expected.

Mitigation: None
b, e) Less than Significant Impact. CVWD provides domestic water and wastewater service in the project vicinity and is the largest provider of potable water in the Coachella Valley. It operates more than 100 wells and serves a population of 283,000 in its service areas. CVWD's 2012 adopted Water Management Plan and 2010 Urban Water Management Plan have been developed to assist the agency in reliably meeting current and future water demands in a cost effective manner. Additionally, CVWD treats nearly

6.3 billion gallons of wastewater a year. They operate six (6) water reclamation plants and maintain more than 1,000 miles of sewer pipeline and more than thirty (30) lift stations that transport wastewater to the nearest treatment facility. The project site is currently vacant and undeveloped land and currently no10-145

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served by existing utilities. The project proposes to connect to the existing infrastructure via Highway 111 along the projects frontage. The project will undergo review by CVWD and City staff to ensure wastewater capacity and compliance with the current wastewater treatment requirements. Additionally, sewer and water installation and connection fees in place at the time of development will be collected by CVWD. No new or expanded treatment facilities are expected as a result of project implementation, nor is the project expected to exceed wastewater capacity. Less than significant impacts are expected.

Mitigation: None
c) The Clean Water Act (CWA) of 1972 establishes regulations pertaining to the discharge of pollutants to waters of the U.S. from point sources. Subsequent amendments to the CWA in 1987 established a framework for regulating non -point source stormwater discharges under the National Pollutant Discharge Elimination System (NPDES). The proposed Project is located within the Whitewater River Watershed in the Colorado River Region (Region 7). The City of Rancho Mirage is a Permittee of the Whitewater River Watershed MS4. Individual projects, like the proposed development, are required to comply with these existing regulations.

According to FIRM panel 06065C1589G, effective August 28, 2008, the entire project and its immediate surroundings are located in a Zone X, area of minimal flooding. As designed, the proposed mixed -use development with housing, hotel, and commercial structures would not alter the existing flood zone characteristics identified in the Flood Insurance Rate Maps. Storm water management would be achieved through an engineered drainage system with on -site retention and detention facilities to prevent flooding impacts. The proposed improvement plans will be subject to agency review and approval which will ensure that the proposed grading and drainage conditions meet the City standards. Furthermore, the Project is not located in an area subject to flooding by the base (100-year, 1-percent-annual-chance) flood depths designated by the Federal Emergency Management Agency (FEMA).

During large storm events, off -site storm water runoff is conveyed into the project area along the natural canyon feature. At the cove apex, an existing pile of earth and boulders diverts runoff to the western edge of the property, along the toe of the mountain. The existing Highway 111 functions as a barrier, causing the storm runoff to spread southeasterly and into an existing engineered storm drain intake near the southeast corner of the property. An existing storm drain line, located parallel to the highway, collects off -site street runoff in three curb catch basins and into the mentioned storm drain intake. The combined runoff from the project property (on -site), the off -site tributary areas, and street runoff (off -site) drain into two parallel 42-inch reinforced concrete pipe culverts under Highway 111 into a discharge point on the west bank of Whitewater River Channel, approximately 480 feet to the northeast.

The Project is designed with an on -site stormwater retention system that during the life of the project will comply with the City's drainage requirements by preventing the discharge and transport of untreated runoff associated with the Project. As such, the Project proponent will be required to develop and implement a Project -Specific Water Quality Management Plan (WQMP) to comply with the most current standards of the Whitewater River Region Water Quality Management Plan for Urban Runoff and the Whitewater River Watershed MS4 Permit. The Project -Specific WQMP will identify a strategy of site design, source controls, and treatment controls with maintenance and monitoring program to address post - construction runoff quality and quantity. No new or expanded stormwater drainage facilities are anticipated from project implementation. Less than significant impacts are anticipated.

Mitigation: None
d) Less than Significant. Groundwater is the primary source of domestic water supply in the Coachella Valley; CVWD is the largest provider of potable water in the Coachella Valley and currently provides potable water to the City of Rancho Mirage. It operates more than 100 wells and serves a population of10-146

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283,000 in its service areas. CVWD's 2012 adopted Water Management Plan and 2010 Urban Water Management Plan have been developed to assist the agency in reliably meeting current and future water demands in a cost effective manner. The site is currently vacant and undeveloped land and currently not served by existing utilities. The project is served by an existing 12" water main located in Highway 111 along the project frontage. The project proposes a mixed -use development comprised of commercial, hotel and residential uses which will result in an increase to water supplies. The proposed project would connect into the existing infrastructure, and the project will comply with the existing water management program in place. The proposed development will be expected to implement water conservation measures to reduce impacts to public water supplies. Therefore, no new infrastructure will be required as a result of project implementation and less than significant impacts are expected.

Mitigation: None
f, g) Less than Significant. Solid waste disposal and recycling services for the City of Rancho Mirage is provided by Burrtec. Solid waste and recycling collected from the proposed project will be hauled to the Edom Hill Transfer Station. Waste from this transfer station is then sent to a permitted landfill or recycling facility outside of the Coachella Valley. These include Badlands Disposal Site, El Sobrante Sanitary Landfill and Lamb Canyon Disposal Site. Cal -Recycle data indicates that these landfills have 40- 50% of their remaining estimated capacity. The project will comply with all applicable solid waste statutes and guidelines. Therefore, less than significant impacts are expected relative to solid waste and applicable regulations.

Mitigation: None
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18. MANDATORY FINDINGS OF

SIGNIFICANCE
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Does the project have impacts that are
individually limited, but cumulatively considerable?
Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and
the effects of probable future projects)?
tl
c) Does the project have environmental effects,
which will cause substantial adverse effects on
human beings, either directly or indirectly?
a) Less than Significant. As concluded in the Biological and Cultural Resources sections of this document, the proposed project would result in no impacts or less than significant impacts to these resources. The project is compatible with the City of Rancho Mirage General Plan and Zoning and its surroundings. The project will not significantly degrade the overall quality of the region's environment, or substantially reduce the habitat of a wildlife species, case a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare of endangered plant or animal or eliminate important examples of the major periods or California history or prehistory. Based upon the information and mitigation measures provided within this Initial Study and independent studies prepared for Biological and Cultural Resources, approval and implementation of the project is not expected to substantially alter or degrade the quality of the environment, including biological, cultural or historical resources. Less than significant impacts are expected.

Mitigation: None
b) Less than Significant. The proposed project and its location is found to be adequate and consistent with existing federal, state and local policies and is a consistent land use with the City of Rancho Mirage General Plan and Zoning. Approval and implementation of the proposed project will result in less than significant impacts related to cumulatively considerable impacts.

Mitigation: None
c) Less than Significant. The proposed project will not result in impacts related to environmental effects that will cause substantial adverse effects on human beings. The project has been designed to comply with established design guidelines and current building standards. The City's review process will ensure that applicable guidelines are being followed. Based upon the findings provided in this document, and mitigation measures and standard conditions incorporated into the project, less than significant impacts are expected.

Mitigation: None 10-148

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REFERENCES
City of Rancho Mirage General Plan, 2005
Highway 111 West Specific Plan, Updated, January 2013
Rancho Cove Air Quality Report, prepared by Endo Engineering, July 2016 Rancho Cove Traffic Impact Analysis, prepared by Endo Engineering, June 2016 Geotechnical Evaluation, prepared by Advanced Geotechnical Solutions, November 2016 Cultural Resource Assessment, prepared by Applied Earthworks, Inc., June 2016 Biological Resource Assessment, Prepared by PCR-ESA, July 2016 Preliminary Hydrology Report, prepared by MSA Consulting, Inc., June 2016 10-149

ATTACHMENT 7

CITY ATTORNEY'S INDEPENDENT ANALYSIS - PROPOSED GPZMA
SEE ATTACHED]
10-150

0 MIRAGE
ATTACHMENT 2
TO:

FROM:

SUBJECT:

CITY OF RANC

STAFF REPORT
Hon. Chair Larry Nichols DATE: October 25, 2018
Members of the Planning Commission
Robert J. Lee, Assistant City Attorney
City Attorney's Independent Analysis of General Plan/Zoning Map Amendment Case No. GPZMA18002
SPECIFIC REQUEST OR RECOMMENDATION:

That the Planning Commission consider the City Attorney's Independent Analysis of General Plan Zoning Map Amendment Case No. GPZMA18002 recommending to the City Council adoption of General Plan/Zoning Map Amendment Case No. GPZMA18002 related to changing 13 acres of land located on the south side of Highway 111 at the signalized intersection of Highway 111 and One Mirage Place, from General Commercial (C-G) to Mixed Use (M-U).

JUSTIFICATION OR INFORMATION:

Background
The proposed project contemplates a General Plan/Zoning Map Amendment for ±13 acres located on the south side of Highway 111 at the signalized intersection of Highway 111 and One Mirage Place, from General Commercial (C-G) to Mixed Use (M-U).

Pursuant to Section 17.72.040 of the Rancho Mirage Municipal Code, when a proposed General Plan/Zoning Amendment is initiated, the City Attorney must prepare and present to the Planning Commission an independent report that addresses whether the City has the authority to adopt the proposed amendment, whether the proposed amendment is constitutionally valid, and whether the proposed amendment is consistent with the general powers and purposes of the City, and its charter and ordinances, and any applicable state and/or federal laws.

Procedural Requirements
Under the state's zoning laws, proposed zoning amendments must be submitted to the Planning Commission and given a noticed public hearing. After the hearing, the Planning Commission must render its decision in the form of a written recommendation to the City Council that includes the reasons for the recommendation and the relationship of the proposed amendment to the General Plan and any applicable Specific Plans.

General Plan/Zoning Map Amendments are governed by Chapters 17.72 and 17.73 of the Municipal Code. While the chapter is silent as to the grounds upon which the Planning Commission may recommend against the proposed amendment, generally speaking, if the 10-151

DATE: October 25, 2018 Page 2 of 2
General Plan/Zoning Map Amendment
JUSTIFICATION OR INFORMATION CONTINUED:

Commission finds that the amendment is consistent with the purposes of the Zoning Regulations and the General Plan, the Commission should recommend the introduction of an ordinance amending the General Plan/Zoning Map. Conversely, if the Commission finds that the amendment is inconsistent with the purposes of the Zoning Regulations or the General Plan, the Commission should recommend denial or modification of the amendment, or continue the application for changes necessary to become consistent.

Statutory and Constitutional Authority
The City's regulations regarding land use arise through the exercise of its police power. These powers derive from the "home -rule" provisions in the California Constitution and cannot be abrogated by statute. Taschner v. City Council of Laguna Beach (1973) 31 Cal.App.3d 48.

Moreover, Article XI, Section 7, of the California Constitution rests plenary authority over local health, safety and welfare with cities and counties, conferring upon them the police power to make and enforce all local police, sanitary and other ordinances and regulations not in conflict with the general laws." As such, the California Constitution confers upon the City the authority to enact laws that are not in conflict with general state laws, which includes zoning activities.

Finally, Section 100 of the City's Charter provides that the City shall have full power and authority to adopt, make, exercise and enforce all legislation, laws, and regulations and to take all actions relating to municipal affairs, without limitation, which may be lawfully adopted, made, exercised, taken or enforced under the Constitution of the State of California.

Based on the above, the City Attorney finds that the proposed amendment to the City's General Plan/Zoning Map is a proper exercise of the City's authority to exercise control over its municipal affairs and is consistent with the City's charter and zoning ordinance and not in conflict with state or federal laws.

Conclusion
Based on the findings set forth above, the City Attorney's Office concludes that the City has the authority to adopt the proposed amendment to the General Plan/Zoning Map and that such action is constitutionally valid, consistent with the general powers and purposes of the City and its charter and ordinances, and is not in conflict with applicable state or federal laws. 10-152

ATTACHMENT 8

CITY ATTORNEY'S INDEPENDENT ANALYSIS - PROPOSED SPA
SEE ATTACHED]
10-153

TO:

FROM:

SUBJECT:

ATTACHMENT 3

STAFF REPORT
Hon. Chair Larry Nichols DATE: October 25, 2018
Members of the Planning Commission
Robert J. Lee, Assistant City Attorney
City Attorney's Independent Analysis of Specific Plan Amendment Case No.

SPA16001
SPECIFIC REQUEST OR RECOMMENDATION:

That the Planning Commission consider the City Attorney's independent analysis of the proposed Specific Plan Amendment recommending to the City Council adoption of Specific Plan Amendment Case No. SPA16001 related to adding a ±13 acre project site located on the south side of Highway 111 at the signalized intersection of Highway 111 and One Mirage Place to the Highway 111 West Specific Plan.

JUSTIFICATION OR INFORMATION:

Background
The proposed project, which is described more fully in the staff report to be presented to the Planning Commission by Jeremy Gleim, Development Services Director for the City of Rancho Mirage, is for Specific Plan Amendment Case No. SPA16001 which, if approved, would revise Highway 111 West Specific Plan by expanding the existing boundaries of the Specific Plan to include the project site located on the south side of Highway 111 at the signalized intersection of Highway 111 and One Mirage Place, by creation of a new land use district ("Land Use District 8") and adding such district to the existing Specific Plan area. Land Use District 8 will promote principals of mixed -use development with an emphasis on commercial/retail development as the primary land use, and residential development as a secondary land use, provided the commercial/retail developments are the prevailing land uses.

Pursuant to section 17.72.040 of the Rancho Mirage Municipal Code, when a proposed specific plan text amendment is initiated, the City Attorney must prepare and present to the Planning Planning Commission Staff Report:
10-154

DATE: October 25, 2018 Page 2 of 3
Supplemental Staff Report for Specific Plan Amendment - Rancho Cove JUSTIFICATION OR INFORMATION CONTINUED:

Commission an independent report that addresses whether the City has the authority to adopt the proposed amendment, whether the proposed amendment is constitutionally valid, and whether the proposed amendment is consistent with the general powers and purposes of the City, its charter and ordinances approved by the voters, and any applicable state and/or federal laws.

Procedural Requirements
Under the state's zoning laws, proposed zoning amendments must be submitted to the Planning Commission and given a noticed public hearing. Gov. Code §65854. After the hearing, the Planning Commission must render its decision in the form of a written recommendation to the City Council that includes the reasons for the recommendation and the relationship of the proposed amendment to the General Plan.

Specific Plan Amendments submitted concurrently with an application for a preliminary development plan, as is the case here, are governed by Chapter 17.72 of the Municipal Code.

While the chapter is silent as to the grounds upon which the Planning Commission may recommend against the proposed amendment, generally speaking, if the Commission finds that the amendment is consistent with the purposes of the City's General Plan, the Commission should recommend the introduction of an ordinance amending the Specific Plan. Conversely, if the Commission finds that the amendment is inconsistent with the purposes of the General Plan, the Commission should recommend denial or modification of the amendment, or continue the application for changes necessary to become consistent.

Planning Commission Staff Report:
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DATE: October 25, 2018 Page 3 of 3
Supplemental Staff Report for Specific Plan Amendment - Rancho Cove JUSTIFICATION OR INFORMATION CONTINUED:

Based on the above, the City Attorney finds that the proposed amendment to the City's Highway 111 West Specific Plan is a proper exercise of the City's authority to exercise control over its municipal affairs and is consistent with the City's charter and ordinances and not in conflict with state or federal laws.

Conclusions
Based on the foregoing, the City Attorney's Office concludes that the City has the authority to adopt the proposed Specific Plan Amendment, and that such action is constitutionally valid, consistent with the general powers and purposes of the City, and its charter and ordinances, and is not in conflict with applicable state or federal laws.

Planning Commission Staff Report:
10-156

ATTACHMENT 9

ORDINANCE FOR GENERAL PLAN ZONING MAP AMENDMENT
SEE ATTACHED]
10-157

ATTACHMENT 4
ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO

MIRAGE, CALIFORNIA, AMENDING THE GENERAL PLAN/ZONING

MAP LAND USE DESIGNATION FROM GENERAL COMMERCIAL (C-G)
TO MIXED USE (M-U) ON APPROXIMATELY 13 ACRES LOCATED ON THE SOUTH SIDE OF HIGHWAY 111 AT THE SIGNALIZED
INTERSECTION OF HIGHWAY 111 AND ONE MIRAGE PLACE UNDER
GENERAL PLAN/ZONING MAP AMENDMENT CASE NO. GPZMA18002
WHEREAS, Horizon Pacific Rancho Mirage, LLC ("Developer"), through its architect, Prest Vuksic Architects, has requested a change of the land use designation for ±13 acres located on the south side of Highway 111 at the signalized intersection of Highway 111 and One Mirage Place, having Assessor's Parcel Numbers 674-490-026, 674-490-027, 674-490-028, 674-490-031, 674- 490-032, 674-490-033, 674-490-036, 674- 490-037, 674-490-038, and 674-490-039 (the "Project Site") from General Commercial C-G) to Mixed Use (M-U), through General Plan/Zoning Map Amendment Case No.

GPZMA18002 ("Zoning Amendment"), and as more particularly described in Exhibit "A," attached hereto and incorporated herein by this reference; and WHEREAS, in connection with the Zoning Amendment, Developer intends to develop the Project Site with a 100 room four-story hotel, 21,200 square feet of commercial/retail space, and 35 attached residential dwelling units (condominiums), as part of a mixed -use project which, together with the Zoning Amendment, consists of Environmental Assessment Case No. EA 160002, Specific Plan Amendment Case No.

SPA16001, Tentative Tract Map Case No. TTM37122, and Preliminary Development Plan Case No. PDP16003; and
WHEREAS, the Project Site located within the General Commercial (C-G) zone of the City's General Plan is not within the boundary of a specific plan area, and the C-G zone, by itself, does not allow residential uses; and
WHEREAS, it is desired that the zoning for the Project Site be changed from C-G to M-U (Mixed Use), both to accommodate the current proposal submitted by Developer and to establish the framework for any future projects that may contemplate residential uses; and
WHEREAS, pursuant to Rancho Mirage Municipal Code section 17.72.040, the City Attorney provided an independent written staff report to the City Council finding that the City of Rancho Mirage ("City") has the requisite authority to adopt the proposed Zoning Amendment, that such amendment is constitutionally valid under the state and federal constitution, and is consistent with the general powers and purposes of the City, the City Charter, and all other applicable federal, state and local laws; and 1 10-158

WHEREAS, on October 25, 2018, the City of Rancho Mirage Planning Commission ("Planning Commission") conducted a properly noticed public hearing to consider the Zoning Amendment, at which testimony and evidence, both written and oral, were presented to and considered by the Planning Commission; and WHEREAS, on November , 2018, subsequent to receipt of the written recommendation of the Planning Commission, the City Council conducted a properly noticed public hearing to consider the Zoning Amendment, at which testimony and evidence, both written and oral, were presented to and considered by the City Council.

NOW THEREFORE, THE CITY COUNCIL DESIRES TO AMEND THE GENERAL PLAN/ZONING MAP LAND USE DESIGNATION AS FOLLOWS:

Section 1. RECITALS
That the above Recitals are true and correct and are incorporated as though fully set forth herein.

Section 2. APPROVAL OF GENERAL PLAN/ZONING MAP AMENDMENT That the City Council approve General Plan/Zoning Map Amendment Case No.

GPZMA18002 as more particularly described in Exhibit "A." Section 3. ENVIRONMENTAL REVIEW
That the adoption of this Ordinance constitutes a project under the California Environmental Quality Act ("CEQA"). An environmental analysis, documentation and action known as Environmental Assessment Case No. EA160002 was performed pursuant to CEQA Guidelines and state statutes. The City Council has found that the project will not have a significant impact upon the environment and therefore certifies the Mitigated Negative Declaration prepared for the project.

Section 4. CITY ATTORNEY REVIEW
That the City Attorney prepared and framed this Ordinance pursuant to Section

1.04.010 of the Municipal Code and finds that the City Council has the authority to adopt this Ordinance, that the Ordinance is constitutionally valid and that the Ordinance is consistent with the general power and purposes of the City as set forth in Section 1.04.031 of the Municipal Code.

Section 5. SEVERABILITY
That the City Council declares that, should any provision, section, paragraph, sentence or word of this Ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Ordinance as hereby adopted shall remain in full force and effect.
2 10-159

Section 6. REPEAL OF CONFLICTING PROVISIONS
That all the provisions of the City of Rancho Mirage's zoning map and its general plan as heretofore adopted by the City that are in conflict with the provisions of this Ordinance are hereby repealed.

Section 7. AMENDING OF BAIL SCHEDULE
That the City Attorney's Office is hereby directed to determine whether this Ordinance necessitates amendment of the City's Bail Schedule and to cause such necessary amendments to be made and filed with the local branches of the Superior Court of the County of Riverside.

Section 8. EFFECTIVE DATE
That this Ordinance shall take effect on the 30th day following its second reading by the City Council.

Section 9. CERTIFICATION
That the City Clerk shall certify to the passage hereof, and cause it to be posted as required by law.

REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
3 10-160

The foregoing Ordinance was approved and adopted at a meeting of the City Council held on November , 2018, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

ATTEST:

Kristie Ramos, City Clerk
APPROVED AS TO FORM:

Steven B. Quintanilla, City Attorney

CITY OF RANCHO MIRAGE
Richard W. Kite, Mayor
4 10-161

EXHIBIT "A"

SEE ATTACHED
5 10-162

Exhibit "A"
Location: Assessor's Parcel Numbers 674-490-026 674-490-027, 674-490- 028, 674-490-031, 674-490- 032, 674-490-033, 674-490-036, 674-490-037, 674-490-038, 674-490-039; Legal: Lots 1 through 8, inclusive of Tract No. 16445, per MB 122/8- 9, in the south half of Section 34, Township 4 South, Range 5 East, S.B.M.

Change ±13.06 acres from General Commercial (C-G) to Mixed Use (M-U) and apply a Specific Plan Overaly
Existing and Proposed Land Use Map Changes Citywide (Excluding Sphere Area) Land Use Category Existing Acres Revised Acres Net Change in Acres General Commercial (C-G) 233 220 13
Mixed Use (M-U) 71 84 13
111 West Specific Plan 85.2 98.3 13
Source: 2017 General Plan & Highway
111 West Specific Plan
Frank Sinatra Drive
10-163

ATTACHMENT 10

ORDINANCE FOR SPECIFIC PLAN AMENDMENT
SEE ATTACHED]
10-164

ATTACHMENT 5

ORDINANCE NUMBER

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO MIRAGE, CALIFORNIA, AMENDING THE HIGHWAY 111 WEST SPECIFIC PLAN BY

ADDING THE PROJECT SITE LOCATED ON THE SOUTH SIDE OF HIGHWAY 111 AT THE SIGNALIZED INTERSECTION OF HIGHWAY 111 AND ONE MIRAGE PLACE TO THE HIGHWAY 111 WEST SPECIFIC PLAN UNDER SPECIFIC PLAN AMENDMENT CASE NO. SPA 16001
WHEREAS, Horizon Pacific Rancho Mirage, LLC ("Developer"), through its architect, Prest Vuksic Architects, has requested that the City of Rancho Mirage City") amend the Highway 111 West Specific Plan ("Specific Plan") by adding a 13 acre project site located on the south side of Highway 111 at the signalized intersection of Highway 111 and One Mirage Place, having Assessor's Parcel Numbers 674-490-026, 674-490-027, 674-490-028, 674-490-031, 674-490-032, 674-490-033, 674-490-036, 674-490-037, 674-490- 038, and 674-490-039 (the Project Site"), through Specific Plan Amendment Case No. SPA16001 ("SPA"); and
WHEREAS, in connection with the SPA, Developer intends to develop the Project Site with a 100 room four-story hotel, 21,200 square feet of commercial/retail space, and 35 attached residential dwelling units condominiums), as part of a mixed -use project which, together with the SPA, consists of Environmental Assessment Case No. EA 160002, General Plan/Zoning Map Amendment Case No. GPZMA18002, Tentative Tract Map Case No.

TTM37122, and Preliminary Development Plan Case No. PDP16003; and WHEREAS, the purpose of the proposed SPA is to expand the existing boundaries of the Specific Plan to include the Project Site, and to that end, Developer is proposing that a new land use district ("Land Use District 8") be added to the existing Specific Plan area; and
WHEREAS, Land Use District 8 will promote principals of mixed -use development with an emphasis on commercial/retail development as the primary land use, and residential development as a secondary land use, provided the commercial/retail developments are the prevailing land uses; and WHEREAS, pursuant to Rancho Mirage Municipal Code section 17.72.040, the City Attorney provided an independent written staff report to the City Council finding that the City has the requisite authority to adopt the proposed SPA, that such amendment is constitutionally valid under the state and federal constitution, and is consistent with the general powers and purposes of the City, the City Charter, and all other applicable federal, state and local laws; and 10-165

WHEREAS, on October 25, 2018, the City of Rancho Mirage Planning Commission ("Planning Commission") conducted a properly noticed public hearing to consider the proposed SPA, at which testimony and evidence, both written and oral, were presented to and considered by the Planning Commission; and WHEREAS, on November , 2018, subsequent to receipt of the written recommendation of the Planning Commission, the City Council conducted a properly noticed public hearing to consider the SPA, at which testimony and evidence, both written and oral, were presented to and considered by the City Council.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO
MIRAGE DOES ORDAIN AS FOLLOWS:

Section 1. RECITALS
That the above Recitals are true and correct and are incorporated as though fully set forth herein.

Section 2. APPROVAL OF SPECIFIC PLAN AMENDMENT
That the City Council approve Specific Plan Amendment Case No.

SPA16001, which includes (a) creation of Land Use District 8, (b) amended map of the revised boundaries of the Specific Plan, and (c) other related amendments to the Specific Plan, as more particularly described and depicted in Exhibit "A," attached hereto and incorporated herein by this reference.

Section 3. ENVIRONMENTAL REVIEW
That the adoption of this Ordinance constitutes a project under the California Environmental Quality Act ("CEQA"). An environmental analysis, documentation and action known as Environmental Assessment Case No. EA 160002 was performed pursuant to CEQA Guidelines and state statutes. The City Council has found that the project will not have a significant impact upon the environment and therefore certifies the Mitigated Negative Declaration prepared for the project.

Section 4. CONSISTENCY WITH GENERAL PLAN
That Specific Plan Amendment Case No. SPA16001 is consistent with Section 65000 et seq. of the California Government Code and with the adopted City of Rancho Mirage General Plan.

Section 5. AMENDMENT NOT DETRIMENTAL TO THE PUBLIC
That the passage of this Ordinance will not be detrimental to the public 10-166

interest, health, safety, convenience or welfare of the City of Rancho Mirage.

Section 6. CITY ATTORNEY REVIEW
That the City Attorney prepared and framed this Ordinance pursuant to Section 1.04.010 of the Municipal Code and finds that the City Council has the authority to adopt this Ordinance, that the Ordinance is constitutionally valid and that the Ordinance is consistent with the general power and purposes of the City as set forth in Section 1.04.031 of the Municipal Code.

Section 7. SEVERABILITY
That the City Council declares that, should any provision, section, paragraph, sentence or word of this Ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Ordinance as hereby adopted shall remain in full force and effect.

Section 8. REPEAL OF CONFLICTING PROVISIONS
That all the provisions of the City of Rancho Mirage's Monterey Specific Plan as heretofore adopted by the City that are in conflict with the provisions of this Ordinance are hereby repealed.

Section 9. AMENDING OF BAIL SCHEDULE
That the City Attorney's Office is hereby directed to determine whether this Ordinance necessitates amendment of the City's Bail Schedule and to cause such necessary amendments to be made and filed with the local branches of the Superior Court of the County of Riverside.

Section 10. EFFECTIVE DATE
That this Ordinance shall take effect on the 30th day following its second reading by the City Council.

Section 11. CERTIFICATION
That the City Clerk shall certify to the passage hereof, and cause it to be posted as required by law.

REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
10-167

The foregoing Ordinance was approved and adopted at a meeting of the City Council held on November , 2018, by the following vote:

Ayes:

Noes:

Abstain:

Absent:

CITY OF RANCHO MIRAGE
Richard W. Kite, Mayor
ATTEST:

Kristie Ramos, City Clerk
APPROVED AS TO FORM:

Steven B. Quintanilla, City Attorney
10-168

EXHIBIT "A"
AMENDED HIGHWAY 111 WEST SPECIFIC PLAN

SEE ATTACHED
10-169

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10-170

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PAGE

INTENTIONALLY
LEFT
BLANK
10-171

Ta
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12 3
70 LO
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12 3
72 LA
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,

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8. La
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72 GE
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N
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72 SP
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74 LA
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74 LA
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76 9.

Ha
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El
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CU
R
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AN
D
CU
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PA
V
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85 85 85 85 87
WA
L
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D
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ST
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FU
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10 .

Si
g
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GE
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N
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92 DE
S
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G
N
,

CO
N
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T
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AN
D
MA
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N
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E
N
A
N
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92 GR
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N
D
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G
N
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94 TE
N
A
N
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ID
E
N
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F
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I
O
N
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G
N
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96 TE
M
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A
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99 PR
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SI
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N
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99 11
.

Li
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10 0
GE
N
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R
A
L
PR
O
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I
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N
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10 0
HI
G
H
W
A
Y
11 1
LI
G
H
T
I
N
G
10 0
ON

-
SI
T
E
PA
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K
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LO
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PE
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10 0
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10 0
LA
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12 .

Pa
r
k
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g
an
d
Pa
r
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"
Pl
a
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a
s
"

10 2
RE
S
I
D
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GA
R
A
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D
CA
R
P
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10 2
13 .

Ar
c
h
i
t
e
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r
a
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Gu
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s
10 5
IN
T
R
O
D
U
C
T
I
O
N
10 5
PO
S
I
T
I
V
E
AN
D
NE
G
A
T
I
V
E
DE
S
I
G
N
FE
A
T
U
R
E
S
10 5
92 10-172

THIS
PAGE

INTENTIONALLY
LEFT
BLANK
10-173

10-174

Ex
h
i
b
i
t
s
an
d
Il
l
u
s
t
r
a
t
i
o
n
s
EX
H
I
B
I
T

1. AE
R
I
A
L
PH
O
T
O
EX
H
I
B
I
T

2. OP
P
O
R
T
U
N
I
T
I
E
S
AN
D
CO
N
S
T
R
A
I
N
T
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EX
H
I
B
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T

3. CO
N
C
E
P
T
U
A
L
LA
N
D
US
E
PL
A
N
EX
H
I
B
I
T

4. IL
L
U
S
T
R
A
T
I
V
E
PL
A
N
EX
H
I
B
I
T

5. DI
S
T
R
I
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T
1-
RE
S
T
A
U
R
A
N
T
RO
W
EX
H
I
B
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T

6. DI
S
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2-

RE
S
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A
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R
A
N
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/
DE
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N
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EX
H
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T

7. DI
S
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3-

AT
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A
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D
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D
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EX
H
I
B
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T

8. DI
S
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R
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T
4-
MO
B
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L
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HO
M
E
PA
R
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EX
H
I
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I
T

9. DI
S
T
R
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T
5-
OF
F
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N
T
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EX
H
I
B
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T
10 .

DI
S
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6-
CO
M
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EX
H
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11 DI
S
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7-
CO
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EX
H
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12 DI
S
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8 -

MI
X
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D

-
US
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WE
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EX
H
I
B
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13 .

CI
R
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L
A
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PL
A
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EX
H
I
B
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14 .

TY
P
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L
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SE
C
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EX
H
I
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15 .

CO
N
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A
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LA
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D
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PL
A
N
EX
H
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B
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16 SE
C
T
I
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Al
-
A1
'

AN
D
A2
-
A2
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EX
H
I
B
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17 .

SE
C
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A3
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AN
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A4
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A
4 '

EX
H
I
B
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18 .

SE
C
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B-

B
'

AN
D
C-
C'

EX
H
I
B
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T
19 .

RO
A
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W
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SE
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S
D-

D
'

AN
D
E-
E'

EX
H
I
B
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20 .

SP
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A
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T
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I
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N
CO
N
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IL
L
U
S
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R
A
T
I
O
N

1. RE
S
I
D
E
N
T
I
A
L
PL
A
N
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T
R
Y
IL
L
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S
T
R
A
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I
O
N
IL
L
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S
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R
A
T
I
O
N

2. PU
B
L
I
C
PL
A
Z
A
S
AN
D
NA
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A
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FE
A
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U
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EX
H
I
B
I
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21 .

LA
N
D
US
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DI
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T
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IL
L
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A
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N

3. LO
A
D
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AR
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A
/
UT
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L
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S
C
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E
N
I
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EX
H
I
B
I
T
22 .

LA
N
D
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A
P
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PL
A
N
IL
L
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T
R
A
T
I
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N

4. PA
R
K
I
N
G
PL
A
Z
A
LA
N
D
S
C
A
P
E
IL
L
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S
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A
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N

5. FE
N
C
E
S
AN
D
WA
L
L
S
IL
L
U
S
T
R
A
T
I
O
N

6. ST
R
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E
T
FU
R
N
I
T
U
R
E
1 IL
L
U
S
T
R
A
T
I
O
N

7. ST
R
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FU
R
N
I
T
U
R
E
2 EX
H
I
B
I
T
23 .

CO
N
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P
T
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A
L
SI
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N
LO
C
A
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I
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N
PL
A
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IL
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A
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I
O
N

8. GR
O
U
N
D
SI
G
N
TY
P
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S
IL
L
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T
R
A
T
I
O
N

9. DI
R
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C
T
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N
A
L
SI
G
N
S
IL
L
U
S
T
R
A
T
I
O
N
10 .

ID
E
N
T
I
F
I
C
A
T
I
O
N
SI
G
N
S

98 IL
L
U
S
T
R
A
T
I
O
N
11 .

LI
G
H
T
I
N
G
DE
S
I
G
N
PR
I
N
C
I
P
L
E
S
10 1
IL
L
U
S
T
R
A
T
I
O
N
12 .

PA
R
K
I
N
G
PL
A
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A
CO
N
C
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AN
D
LA
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10 3
IL
L
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S
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R
A
T
I
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N
13 .

PA
R
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I
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G
SH
E
L
T
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DE
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I
G
N
PA
R
A
M
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T
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S
10 4
IL
L
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S
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R
A
T
I
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N
14 .

PL
A
N
CO
M
P
O
N
E
N
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10 7
IL
L
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R
A
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15 .

CO
M
M
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10 9
IL
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A
T
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16 .

RO
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D
WA
L
L
S
11 1
IL
L
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S
T
R
A
T
I
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N
17 .

CO
L
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M
N
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D
AR
C
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11 3
IL
L
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R
A
T
I
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N
18 .

WI
N
D
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W
S
11 5
IL
L
U
S
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R
A
T
I
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N
19 .

EX
T
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DO
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11 7
LL
U
S
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R
A
T
I
O
N
20 .

PA
V
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N
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11 9
IL
L
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S
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R
A
T
I
O
N
21 .

WA
L
L
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,

PE
R
G
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A
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,

AN
D
SH
A
D
E
ST
R
U
C
T
U
R
E
S
12 1
10-175

10-176

Se
c
t
i
o
n
1 TH
E
SP
E
C
I
F
I
C
PL
A
N
AP
P
R
O
A
C
H

1. In
t
r
o
d
u
c
t
i
o
n
SE
T
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I
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Th
e
Hi
g
h
w
a
y
11 1
Co
r
r
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d
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r
,

ap
p
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x
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m
a
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l
y
fo
u
r
an
d
on
e
-
ha
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mi
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s
in
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h
,

is
a
ma
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ci
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n
an
d
co
m
m
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a
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ax
i
s
fo
r
th
e
Ci
t
y
of
Ra
n
c
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Mi
r
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.

Hi
g
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w
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11 1
co
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c
t
s
di
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t
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de
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co
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of
Ca
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De
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.

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tr
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.

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Pl
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kn
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11 1
We
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th
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ph
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in
Ex
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b
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1 (
up
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a
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as
of
20 1
8 )
.

PU
R
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IN
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Th
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pu
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of
th
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11 1
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l
e
m
e
n
t
a
t
i
o
n
me
a
s
u
r
e
s
en
c
o
u
r
a
g
i
n
g
th
e
de
v
e
l
o
p
m
e
n
t
of
ce
r
t
a
i
n
la
n
d
us
e
an
d
ci
r
c
u
l
a
t
i
o
n
co
m
p
o
n
e
n
t
s
an
d
,

th
e
es
t
a
b
l
i
s
h
m
e
n
t
of
de
v
e
l
o
p
m
e
n
t
cr
i
t
e
r
i
a
co
m
m
e
n
s
u
r
a
t
e
wi
t
h
qu
a
l
i
t
y
an
d
ec
o
n
o
m
i
c
su
c
c
e
s
s
.

Th
e
Sp
e
c
i
f
i
c
Pl
a
n
pr
o
v
i
d
e
s
a
"
br
i
d
g
e
"

be
t
w
e
e
n
th
e
ge
n
e
r
a
l
go
a
l
s
,

ob
j
e
c
t
i
v
e
s
an
d
po
l
i
c
i
e
s
of
th
e
Ge
n
e
r
a
l
Pl
a
n
an
d
th
e
re
g
u
l
a
t
o
r
y
pr
o
c
e
d
u
r
e
s
of
th
e
Zo
n
i
n
g
Co
d
e
.

Th
e
Sp
e
c
i
f
i
c
Pl
a
n
is
in
t
e
n
d
e
d
to
fa
c
i
l
i
t
a
t
e
an
d
ma
k
e
ea
s
i
e
r
th
e
de
v
e
l
o
p
m
e
n
t
pr
o
c
e
s
s
wh
i
l
e
at
th
e
sa
m
e
ti
m
e
as
s
u
r
i
n
g
qu
a
l
i
t
y
de
v
e
l
o
p
m
e
n
t
.

AU
T
H
O
R
I
T
Y

SC
O
P
E
Th
e
Ca
l
i
f
o
r
n
i
a
Go
v
e
r
n
m
e
n
t
Co
d
e
au
t
h
o
r
i
z
e
s
ci
t
i
e
s
to
ad
o
p
t
Sp
e
c
i
f
i
c
Pl
a
n
s
ei
t
h
e
r
by
re
s
o
l
u
t
i
o
n
as
po
l
i
c
y
or
by
or
d
i
n
a
n
c
e
as
re
g
u
l
a
t
i
o
n
.

Bo
t
h
Pl
a
n
n
i
n
g
Co
m
m
i
s
s
i
o
n
an
d
Ci
t
y
Co
u
n
c
i
l
he
a
r
i
n
g
s
ar
e
re
q
u
i
r
e
d
.

In
ei
t
h
e
r
fo
r
m
,

Sp
e
c
i
f
i
c
Pl
a
n
s
mu
s
t
be
ad
o
p
t
e
d
by
th
e
Ci
t
y
Co
u
n
c
i
l
to
be
in
ef
f
e
c
t
.

Th
i
s
is
a
re
g
u
l
a
t
o
r
y
Sp
e
c
i
f
i
c
Pl
a
n
.

It
se
r
v
e
s
as
zo
n
i
n
g
fo
r
th
e
pr
o
p
e
r
t
i
e
s
in
v
o
l
v
e
d
.

De
v
e
l
o
p
m
e
n
t
pl
a
n
s
an
d
te
n
t
a
t
i
v
e
pa
r
c
e
l
ma
p
s
or
tr
a
c
t
ma
p
s
in
th
i
s
ar
e
a
mu
s
t
be
co
n
s
i
s
t
e
n
t
wi
t
h
th
i
s
Sp
e
c
i
f
i
c
Pl
a
n
.

If
a
de
v
e
l
o
p
m
e
n
t
ag
r
e
e
m
e
n
t
is
so
u
g
h
t
,

it
mu
s
t
al
s
o
be
fo
u
n
d
to
be
co
n
s
i
s
t
e
n
t
wi
t
h
th
e
Ge
n
e
r
a
l
Pl
a
n
an
d
th
i
s
Sp
e
c
i
f
i
c
Pl
a
n
.

Th
e
sc
o
p
e
of
su
b
j
e
c
t
s
co
v
e
r
e
d
is
th
e
sa
m
e
as
th
e
sc
o
p
e
of
th
e
Ge
n
e
r
a
l
Pl
a
n
,

to
th
e
ex
t
e
n
t
th
e
y
ap
p
l
y
to
th
i
s
po
r
t
i
o
n
of
th
e
co
m
m
u
n
i
t
y
.

Th
e
Hi
g
h
w
a
y
11 1
Co
r
r
i
d
o
r
Sp
e
c
i
f
i
c
Pl
a
n
is
es
t
a
b
l
i
s
h
e
d
th
r
o
u
g
h
th
e
au
t
h
o
r
i
t
y
gr
a
n
t
e
d
to
th
e
Ci
t
y
of
Ra
n
c
h
o
Mi
r
a
g
e
by
th
e
Ca
l
i
f
o
r
n
i
a
Go
v
e
r
n
m
e
n
t
Co
d
e
,

Ti
t
l
e
7,

Di
v
i
s
i
o
n
1,

Ch
a
p
t
e
r
3,

Ar
t
i
c
l
e
8,

Se
c
t
i
o
n
s
65 4
5 0
th
r
o
u
g
h
65 4
5 7
.

Th
i
s
Sp
e
c
i
f
i
c
Pl
a
n
wa
s
ad
o
p
t
e
d
by
th
e
Ra
n
c
h
o
Mi
r
a
g
e
Ci
t
y
Co
u
n
c
i
l
on
Ma
y
31 ,

19 9
0 .

Th
e
ad
o
p
t
i
n
g
or
d
i
n
a
n
c
e
is
Or
d
i
n
a
n
c
e
Nu
m
b
e
r
47 3
.

Sp
e
c
i
f
i
c
Pl
a
n
Ex
h
i
b
i
t
nu
m
b
e
r
20 ,

La
n
d
Us
e
Di
s
t
r
i
c
t
s
,

wa
s
ad
o
p
t
e
d
as
pa
r
t
of
th
e
Ge
n
e
r
a
l
Pl
a
n
La
n
d
Us
e
El
e
m
e
n
t
.

It
wa
s
ad
o
p
t
e
d
by
re
s
o
l
u
t
i
o
n
by
th
e
Ci
t
y
Co
u
n
c
i
l
on
Ju
l
y
26 ,

19 9
0 .

In
20 1
5 th
i
s
Sp
e
c
i
f
i
c
Pl
a
n
wa
s
am
e
n
d
e
d
to
al
l
o
w
re
s
i
d
e
n
t
i
a
l
de
v
c
l
o
_
pm
e
n
t
as
an
al
l
o
w
a
b
l
e
us
e
in
Di
s
t
r
i
c
t

7. Th
e
S_
pe
e
i
f
i
c
Pl
a
n
wa
s
fu
r
t
h
e
r
am
e
n
d
e
d
in
20 1
8 to
al
l
o
w
th
e
ad
d
i
t
i
o
n
of
a
ne
w
mi
x
e
d

-
us
e
di
s
t
r
i
c
t
.

"
Di
s
t
r
i
c
t

8. "

ex
p
a
n
d
i
n
g
th
e
sc
o
p
e
an
d
_
bo
u
n
d
a
r
y
of
th
e
Hi
g
h
w
a
y
11 1
We
s
t
Sg
e
c
i
h
c
Pl
a
n
Ar
e
a
as
de
p
i
c
t
e
d
in
Ex
h
i
b
i
t
12 .

La
n
d
us
e
ta
b
l
e
s
,

gr
a
p
h
i
c
s
.

ae
r
i
a
l
s
di
s
t
r
i
c
t
de
s
c
r
i
p
t
i
o
n
s
_

nd
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
ha
v
e
be
e
n
up
d
a
t
e
d
to
re
f
l
e
c
t
th
e
ad
d
i
t
i
o
n
of
th
e
ne
w
mi
x
e
d

-
us
e
di
s
t
r
i
c
t
.

It
is
in
t
e
n
d
e
d
fo
r
th
i
s
sp
e
c
i
f
i
c
pl
a
n
to
be
up
d
a
t
e
d
wh
e
n
e
v
e
r
an
am
e
n
d
m
e
n
t
is
ap
p
r
o
v
e
d
.

Up
d
a
t
e
s
to
th
i
s
do
c
u
m
e
n
t
wi
l
l
pr
o
v
i
d
e
a
me
c
h
a
n
i
s
m
fo
r
tr
a
c
k
i
n
g
ch
a
n
g
e
s
th
r
o
u
g
h
o
u
t
th
e
im
p
l
e
m
e
n
t
a
t
i
o
n
of
th
e
Hi
g
h
w
a
y
11 1
We
s
t
Sp
e
c
i
f
i
c
Pl
a
n
.

CE
Q
A
CO
M
P
L
I
A
N
C
E
Th
e
Sp
e
c
i
f
i
c
Pl
a
n
wa
s
pr
e
p
a
r
e
d
in
ac
c
o
r
d
a
n
c
e
wi
t
h
th
e
Ca
l
i
f
o
r
n
i
a
En
v
i
r
o
n
m
e
n
t
a
l
Qu
a
l
i
t
y
Ac
t

(
CE
Q
A
)
.

Th
e
re
q
u
i
r
e
d
in
i
t
i
a
l
st
u
d
y
wa
s
pr
e
p
a
r
e
d
fo
r
th
e
Sp
e
c
i
f
i
c
Pl
a
n
,

wh
i
c
h
de
t
e
r
m
i
n
e
d
th
a
t
th
i
s
pr
o
j
e
c
t
ma
y
ha
v
e
si
g
n
i
f
i
c
a
n
t
en
v
i
r
o
n
m
e
n
t
a
l
im
p
a
c
t
s
;

an
d
th
e
r
e
f
o
r
e
,

an
En
v
i
r
o
n
m
e
n
t
a
l
Im
p
a
c
t

R
e
p
o
r
t

(
EI
R
)

wa
s
wa
r
r
a
n
t
e
d
.

Th
e
EI
R
ad
d
r
e
s
s
e
s
th
e
po
t
e
n
t
i
a
l
en
v
i
r
o
n
m
e
n
t
a
l
im
p
a
c
t
s
as
s
o
c
i
a
t
e
d
wi
t
h
th
e
Sp
e
c
i
f
i
c
Pl
a
n
/
Ge
n
e
r
a
l
Pl
a
n
Am
e
n
d
m
e
n
t
an
d
is
in
t
e
n
d
e
d
to
se
r
v
e
as
a
Ma
s
t
e
r
EI
R
do
c
u
m
e
n
t
fo
r
th
e
sp
e
c
i
f
i
c
pl
a
n
pr
o
j
e
c
t
ar
e
a
.

Th
e
EI
R
wi
l
l
ap
p
l
y
to
fu
t
u
r
e
de
v
e
l
o
p
m
e
n
t
pl
a
n
s
,

te
n
t
a
t
i
v
e
tr
a
c
t
ma
p
s
,

pa
r
c
e
l
ma
p
s
an
d
an
y
ot
h
e
r
de
v
e
l
o
p
m
e
n
t
pr
o
c
e
s
s
e
d
in
co
n
f
o
r
m
a
n
c
e
wi
t
h
th
e
11 1
We
s
t
Sp
e
c
i
f
i
c
Pl
a
n
.

Fu
t
u
r
e
de
v
e
l
o
p
m
e
n
t
pr
o
j
e
c
t
s
th
a
t
ar
e
co
n
s
i
s
t
e
n
t
wi
t
h
th
i
s
Sp
e
c
i
f
i
c
Pl
a
n
wi
l
l
re
q
u
i
r
e
ei
t
h
e
r
no
fu
r
t
h
e
r
en
v
i
r
o
n
m
e
n
t
a
l
do
c
u
m
e
n
t
a
t
i
o
n
or
,

in
sp
e
c
i
a
l
ca
s
e
s
as
ma
y
be
de
t
e
r
m
i
n
e
d
by
th
e
Co
m
m
u
n
i
t
y
De
v
e
l
o
p
m
e
n
t
Di
r
e
c
t
o
r
,

fo
c
u
s
e
d
en
v
i
r
o
n
m
e
n
t
a
l
an
a
l
y
s
i
s
an
d
ac
t
i
o
n
pu
r
s
u
a
n
t
to
Se
c
t
i
o
n
15 1
6 2
of
th
e
CE
Q
A
Gu
i
d
e
l
i
n
e
s
.

BA
C
K
G
R
O
U
N
D
In
th
e
fa
l
l
of
19 8
8 ,

fi
e
l
d
su
r
v
e
y
s
,

da
t
a
ma
p
p
i
n
g
,

an
a
l
y
s
e
s
an
d
as
s
e
s
s
m
e
n
t
s
we
r
e
un
d
e
r
t
a
k
e
n
by
th
e
co
n
s
u
l
t
i
n
g
fi
r
m
Te
r
r
a
No
v
a
Pl
a
n
n
i
n
g
an
d
Re
s
e
a
r
c
h
,

In
c
.

an
d
th
e
Re
d
e
v
e
l
o
p
m
e
n
t
Ag
e
n
c
y
of
th
e
Ci
t
y
of
Ra
n
c
h
o
Mi
r
a
g
e
to
de
t
e
r
m
i
n
e
th
e
ph
y
s
i
c
a
l
co
n
d
i
t
i
o
n
of
im
p
r
o
v
e
m
e
n
t
s
an
d
in
f
r
a
s
t
r
u
c
t
u
r
e
al
o
n
g
th
e
Hi
g
h
w
a
y
11 1
co
r
r
i
d
o
r
an
d

t
o
id
e
n
t
i
f
y
th
e
va
r
i
o
u
s
la
n
d
us
e
s
oc
c
u
r
r
i
n
g
th
e
r
e
,

as
a
ba
s
i
s
fo
r
pl
a
n
n
i
n
g
a
re
d
e
v
e
l
o
p
m
e
n
t
st
r
a
t
e
g
y
.

Da
t
a
wa
s
lo
g
g
e
d
on
a
pa
r
c
e
l
by
pa
r
c
e
l
ba
s
i
s
.

Di
g
i
t
a
l
ma
p
p
i
n
g
of
th
e
st
u
d
y
ar
e
a
fo
l
l
o
w
e
d
.

St
r
u
c
t
u
r
e
s
we
r
e
ra
n
k
e
d
by
co
n
d
i
t
i
o
n

(
ve
r
y
go
o
d
,

ac
c
e
p
t
a
b
l
e
to
po
o
r
,

an
d
un
a
c
c
e
p
t
a
b
l
e
to
da
n
g
e
r
o
u
s
)

an
d
th
e
va
r
y
i
n
g
de
g
r
e
e
s
of
ae
s
t
h
e
t
i
c
an
d
st
r
u
c
t
u
r
a
l
ma
i
n
t
e
n
a
n
c
e
th
e
y
re
q
u
i
r
e
d
.

Ad
d
i
t
i
o
n
a
l
cr
i
t
e
r
i
a
we
r
e
ad
d
e
d
by
th
e
Ag
e
n
c
y
to
fu
r
t
h
e
r
re
f
i
n
e
th
e
ra
n
k
i
n
g
pr
o
c
e
s
s
,

in
c
l
u
d
i
n
g
co
n
d
i
t
i
o
n
s
of
de
s
i
g
n
an
d
ch
a
r
a
c
t
e
r
of
ph
y
s
i
c
a
l
co
n
s
t
r
u
c
t
i
o
n
,

bu
i
l
d
i
n
g
an
d
lo
t
ut
i
l
i
z
a
t
i
o
n
,

de
n
s
i
t
y
of
po
p
u
l
a
t
i
o
n
an
d
pe
r
c
e
n
t
a
g
e
of
lo
t
co
v
e
r
a
g
e
.

Al
s
o
co
n
s
i
d
e
r
e
d
,

wh
e
r
e
ap
p
r
o
p
r
i
a
t
e
,

we
r
e
is
s
u
e
s
of
ad
e
q
u
a
t
e
bu
i
l
d
i
n
g
ve
n
t
i
l
a
t
i
o
n
,

li
g
h
t
,

sa
n
i
t
a
t
i
o
n
,

op
e
n
sp
a
c
e
s
an
d
im
p
a
c
t
s
on
th
e
sc
e
n
i
c
hi
g
h
w
a
y
.

Bu
i
l
d
i
n
g
ag
e
,

ob
s
o
l
e
s
c
e
n
c
e
,

de
t
e
r
i
o
r
a
t
i
o
n
,

di
l
a
p
i
d
a
t
i
o
n
,

mi
x
e
d
ch
a
r
a
c
t
e
r
,

or
sh
i
f
t
i
n
g
ar
e
a
us
e
s
we
r
e
al
s
o
co
n
s
i
d
e
r
e
d
.

St
a
f
f
co
n
c
e
r
n
s
al
s
o
in
c
l
u
d
e
d
im
p
a
c
t
s
to
tr
a
f
f
i
c
fl
o
w
s
al
o
n
g
St
a
t
e
Hi
g
h
w
a
y
11 1
,

cr
e
a
t
e
d
by
ex
i
s
t
i
n
g
pa
t
t
e
r
n
s
of
la
n
d
us
e
.

Tr
a
f
f
i
c
co
n
g
e
s
t
i
o
n
,

sp
e
e
d
an
d
co
n
f
u
s
i
o
n
of
tr
a
f
f
i
c
fl
o
w
in
t
i
m
i
d
a
t
e
ma
n
y
dr
i
v
e
r
s
wh
o
wo
u
l
d
ot
h
e
r
w
i
s
e
pa
t
r
o
n
i
z
e
ex
i
t
i
n
g
co
m
m
e
r
c
i
a
l
de
v
e
l
o
p
m
e
n
t
It
is
be
l
i
e
v
e
d
th
a
t
co
m
m
e
r
c
i
a
l
sp
a
c
e
,

wh
i
l
e
at
a
pr
e
m
i
u
m
,

is
se
r
i
o
u
s
l
y
un
d
e
r
-
ut
i
l
i
z
e
d
in
th
e
Hi
g
h
w
a
y
11 1
co
r
r
i
d
o
r
an
d
th
a
t
th
e
s
e
la
n
d
s
co
u
l
d
yi
e
l
d
a
su
b
s
t
a
n
t
i
a
l
l
y
gr
e
a
t
e
r
sh
a
r
e
of
th
e
lo
c
a
l
re
t
a
i
l
an
d
re
s
t
a
u
r
a
n
t
ma
r
k
e
t
Nu
m
e
r
o
u
s
tr
a
f
f
i
c
st
u
d
i
e
s
pr
e
p
a
r
e
d
fo
r
th
e
Ci
t
y
ha
v
e
el
a
b
o
r
a
t
e
d
on
th
e
im
p
a
c
t
s
cu
r
r
e
n
t
l
y
ge
n
e
r
a
t
e
d
by
la
n
d
us
e
an
d
hi
g
h
w
a
y
ac
c
e
s
s
pa
t
t
e
r
n
s
.

SE
C
T
I
O
N
1-
TH
E
SP
E
C
I
F
I
C
PL
A
N
AP
P
R
O
A
C
H
1 10-177

SE
C
T
I
O
N
1 I
TH
E
SP
E
C
I
F
I
C
PL
A
N
AP
P
R
O
A
C
H
Ot
h
e
r
ch
a
r
a
c
t
e
r
i
s
t
i
c
s
of
pa
r
c
e
l
s
oc
c
u
r
r
i
n
g
wi
t
h
i
n
th
e
st
u
d
y
ar
e
a
we
r
e
al
s
o
as
s
e
s
s
e
d
to
de
t
e
r
m
i
n
e
th
e
de
g
r
e
e
to
wh
i
c
h
th
e
y
su
f
f
e
r
e
d
fr
o
m
ec
o
n
o
m
i
c
di
s
l
o
c
a
t
i
o
n
,

de
t
e
r
i
o
r
a
t
i
o
n
,

or
di
s
u
s
e
be
c
a
u
s
e
of
on
e
or
mo
r
e
of
th
e
fo
l
l
o
w
i
n
g
fa
c
t
o
r
s
:

Pr
e
v
i
o
u
s
su
b
d
i
v
i
s
i
o
n
an
d
sa
l
e
of
lo
t
s
of
ir
r
e
g
u
l
a
r
fo
r
m
,

sh
a
p
e
or
in
a
d
e
q
u
a
t
e
si
z
e
fo
r
pr
o
p
e
r
us
e
f
u
l
n
e
s
s
an
d
de
v
e
l
o
p
m
e
n
t
Pr
e
v
i
o
u
s
su
b
d
i
v
i
d
i
n
g
of
pa
r
c
e
l
s
wi
t
h
in
a
d
e
q
u
a
t
e
re
g
a
r
d
fo
r
co
n
t
o
u
r
s
,

lo
c
a
l
to
p
o
g
r
a
p
h
y
or
ph
y
s
i
c
a
l
ch
a
r
a
c
t
e
r
i
s
t
i
c
s
of
th
e
gr
o
u
n
d
an
d
su
r
r
o
u
n
d
i
n
g
co
n
d
i
t
i
o
n
s
.

Ex
i
s
t
e
n
c
e
of
in
a
d
e
q
u
a
t
e
pu
b
l
i
c
im
p
r
o
v
e
m
e
n
t
s
,

pu
b
l
i
c
fa
c
i
l
i
t
i
e
s
,

op
e
n
sp
a
c
e
s
,

or
ut
i
l
i
t
i
e
s
wh
i
c
h
ca
n
n
o
t
be
re
m
e
d
i
e
d
by
pr
i
v
a
t
e
or
go
v
e
r
n
m
e
n
t
a
l
ac
t
i
o
n
wi
t
h
o
u
t
re
d
e
v
e
l
o
p
m
e
n
t
Pr
e
v
a
l
e
n
c
e
of
de
p
r
e
c
i
a
t
i
o
n
or
st
a
g
n
a
t
e
d
va
l
u
e
,

im
p
a
i
r
e
d
in
v
e
s
t
m
e
n
t
,

or
so
c
i
a
l
or
ec
o
n
o
m
i
c
ma
l
a
d
j
u
s
t
m
e
n
t
Co
n
c
l
u
s
i
o
n
s
of
th
e
su
r
v
e
y
,

wh
i
c
h
ap
p
l
i
e
d
th
e
ab
o
v
e
de
s
c
r
i
b
e
d
cr
i
t
e
r
i
a
to
ra
n
k
i
n
g
th
e
ap
p
r
o
x
i
m
a
t
e
l
y
35 3
pa
r
c
e
l
s
in
th
e
st
u
d
y
ar
e
a
,

yi
e
l
d
e
d
th
e
fo
l
l
o
w
i
n
g
re
s
u
l
t
s
:

62 pa
r
c
e
l
s

(
17 .

5 %
)

we
r
e
ra
n
k
e
d
No
.

1 (
ve
r
y
go
o
d
co
n
d
i
t
i
o
n
s
;

no
ma
i
n
t
e
n
a
n
c
e
ne
c
e
s
s
a
r
y
)
;

47 pa
r
c
e
l
s

(
13 .
3%
)

we
r
e
ra
n
k
e
d
No
.

2 (
ac
c
e
p
t
a
b
l
e
to
po
o
r
co
n
d
i
t
i
o
n
s
;

mi
n
o
r
to
ma
j
o
r
ae
s
t
h
e
t
i
c
an
d
st
r
u
c
t
u
r
e
d
ma
i
n
t
e
n
a
n
c
e
ne
c
e
s
s
a
r
y
)
;

an
d
70 pa
r
c
e
l
s

(
19 .
8%
)

we
r
e
ra
n
k
e
d
No
.

3 un
a
c
c
e
p
t
a
b
l
e
to
da
n
g
e
r
o
u
s
co
n
d
i
t
i
o
n
s
;

ma
j
o
r
ae
s
t
h
e
t
i
c
an
d
st
r
u
c
t
u
r
e
d
ma
i
n
t
e
n
a
n
c
e
ne
c
e
s
s
a
r
y
)
.

Of
th
e
to
t
a
l
pa
r
c
e
l
s
su
r
v
e
y
e
d
,

a
to
t
a
l
of
17 4

(
49 .
3%
)

we
r
e
va
c
a
n
t
.

Th
e
s
e
fi
n
d
i
n
g
s
pr
o
v
i
d
e
d
th
e
ba
s
i
s
of
a
re
d
e
v
e
l
o
p
m
e
n
t
pr
o
g
r
a
m
an
d
th
i
s
Sp
e
c
i
f
i
c
Pl
a
n
.

2 SE
C
T
I
O
N
1—
TH
E
SP
E
C
I
F
I
C
PL
A
N
AP
P
R
O
A
C
H
q.
.

a
"
et
p
at
e
•

t~
,
y'
i
10-178

L
ITV
OF
RANCHO
111'
A
a
07 tt1
4 00.10 4,04 E'i Ml ' d°moo *i
r p
te a 4r
r
re .d .. C TT
10-179

PL
A
N
N
I
N
G
OB
J
E
C
T
I
V
E
S
Th
e
Hi
g
h
w
a
y
11 1
We
s
t
Sp
e
c
i
f
i
c
Pl
a
n
to
o
k
as
ob
j
e
c
t
i
v
e
s
th
e
fo
l
l
o
w
i
n
g
:

To
pr
o
v
i
d
e
fo
c
u
s
e
d
op
p
o
r
t
u
n
i
t
i
e
s
fo
r
ec
o
n
o
m
i
c
a
l
l
y
pr
o
d
u
c
t
i
v
e
bu
s
i
n
e
s
s
an
d
co
m
m
e
r
c
i
a
l
en
t
e
r
p
r
i
s
e
s
as
we
l
l
as
re
s
i
d
e
n
t
i
a
l
de
v
e
l
o
p
m
e
n
t
;

To
es
t
a
b
l
i
s
h
la
n
d
us
e
s
,

ci
r
c
u
l
a
t
i
o
n
de
s
i
g
n
tr
e
a
t
m
e
n
t
s
,

si
t
e
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
an
d
de
s
i
g
n
gu
i
d
e
l
i
n
e
s
wh
i
c
h
co
n
t
r
i
b
u
t
e
to
th
e
pr
e
s
e
r
v
a
t
i
o
n
an
d
en
h
a
n
c
e
m
e
n
t
of
ad
j
a
c
e
n
t
re
s
i
d
e
n
t
i
a
l
en
v
i
r
o
n
m
e
n
t
s
wh
e
r
e
th
e
y
ab
u
t
th
e
Co
r
r
i
d
o
r
;

To
pr
o
v
i
d
e
fo
r
th
e
sc
a
l
e
an
d
na
t
u
r
e
of
us
e
s
wh
i
c
h
ca
n
ma
k
e
th
e
mo
s
t
ef
f
i
c
i
e
n
t
us
e
of
th
e
ex
i
s
t
i
n
g
de
v
e
l
o
p
m
e
n
t
pa
t
t
e
r
n
as
we
l
l
as
pa
r
c
e
l
si
z
e
an
d
sh
a
p
e
;

To
ac
h
i
e
v
e
gr
a
d
u
a
l
im
p
r
o
v
e
m
e
n
t
of
ol
d
e
r
us
e
s
th
r
o
u
g
h
ex
p
a
n
s
i
o
n
of
us
e
,

re
d
e
v
e
l
o
p
m
e
n
t
,

co
n
s
o
l
i
d
a
t
i
o
n
of
pa
r
c
e
l
s
,

re
h
a
b
i
l
i
t
a
t
i
o
n
,

la
n
d
s
c
a
p
i
n
g
,

de
s
i
g
n
im
p
r
o
v
e
m
e
n
t
s
or
an
y
co
m
b
i
n
a
t
i
o
n
of
th
e
s
e
de
v
i
c
e
s
de
s
i
r
e
d
by
th
e
pr
o
p
e
r
t
y
ow
n
e
r
(
s)

an
d
su
p
p
o
r
t
a
b
l
e
by
th
e
Ci
t
y
;

To
co
n
t
r
i
b
u
t
e
to
th
e
im
p
r
o
v
e
m
e
n
t
of
bo
t
h
vi
s
u
a
l
an
d
fu
n
c
t
i
o
n
a
l
at
t
r
i
b
u
t
e
s
of
th
e
Co
r
r
i
d
o
r
to
he
l
p
st
i
m
u
l
a
t
e
bu
s
i
n
e
s
s
ac
t
i
v
i
t
y
;

To
ex
p
a
n
d
th
e
tr
a
f
f
i
c
ha
n
d
l
i
n
g
ca
p
a
c
i
t
y
of
ar
t
e
r
i
a
l
hi
g
h
w
a
y
s
,

lo
c
a
l
st
r
e
e
t
s
,

al
l
e
y
s
an
d
dr
i
v
e
w
a
y
s
th
a
t
se
r
v
e
th
e
ar
e
a
to
ac
c
o
m
m
o
d
a
t
e
ne
w
de
v
e
l
o
p
m
e
n
t
an
d
re
d
e
v
e
l
o
p
m
e
n
t
or
re
h
a
b
i
l
i
t
a
t
i
o
n
of
ex
i
s
t
i
n
g
ar
e
a
s
;

an
d
To
es
t
a
b
l
i
s
h
a
se
n
s
e
of
pl
a
c
e
,

as
we
l
l
as
co
n
t
i
n
u
i
t
y
an
d
co
n
s
i
s
t
e
n
c
y
of
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
wi
t
h
i
n
th
e
Co
r
r
i
d
o
r
.

SE
C
T
I
O
N
1 I
TH
E
SP
E
C
I
F
I
C
PL
A
N
AP
P
R
O
A
C
H
OP
P
O
R
T
U
N
I
T
I
E
S
AN
D
CO
N
S
T
R
A
I
N
T
S
Wi
t
h
th
e
in
v
e
n
t
o
r
y
of
ex
i
s
t
i
n
g
ph
y
s
i
c
a
l
co
n
d
i
t
i
o
n
s
al
o
n
g
th
e
co
r
r
i
d
o
r
as
a
fr
a
m
e
w
o
r
k
,

th
e
op
p
o
r
t
u
n
i
t
i
e
s
an
d
co
n
s
t
r
a
i
n
t
s
of
th
e
pl
a
n
n
i
n
g
ar
e
a
we
r
e
ma
p
p
e
d
.

Co
n
d
i
t
i
o
n
s
of
Im
p
r
o
v
e
m
e
n
t
s
Th
e
ca
t
e
g
o
r
i
e
s
of
ex
i
s
t
i
n
g
co
n
d
i
t
i
o
n
s
ma
p
p
e
d
we
r
e
;

ve
r
y
go
o
d
,

ac
c
e
p
t
a
b
l
e
to
po
o
r
,

an
d
un
a
c
c
e
p
t
a
b
l
e
to
da
n
g
e
r
o
u
s
.

Th
e
s
e
ca
t
e
g
o
r
i
e
s
we
r
e
as
s
i
g
n
e
d
to
pa
r
c
e
l
s
wi
t
h
i
n
th
e
pl
a
n
n
i
n
g
ar
e
a
ba
s
e
d
on
fi
e
l
d
su
r
v
e
y
s
by
Te
r
r
a
No
v
a
Pl
a
n
n
i
n
g
an
d
Re
s
e
a
r
c
h
,

In
c
.

in
co
n
j
u
n
c
t
i
o
n
wi
t
h
th
e
Ra
n
c
h
o
Mi
r
a
g
e
Re
d
e
v
e
l
o
p
m
e
n
t
Ag
e
n
c
y
.

Th
e
mo
s
t
im
m
e
d
i
a
t
e
op
p
o
r
t
u
n
i
t
y
fo
r
re
d
e
v
e
l
o
p
m
e
n
t
ex
i
s
t
s
in
th
e
fo
r
m
of
va
c
a
n
t
la
n
d
in
th
e
pl
a
n
n
i
n
g
ar
e
a
.

De
v
e
l
o
p
m
e
n
t
pr
o
j
e
c
t
s
in
th
e
s
e
ar
e
a
s
ca
n
be
ea
s
i
l
y
pl
a
n
n
e
d
an
d
pr
o
c
e
s
s
e
d
be
c
a
u
s
e
th
e
va
c
a
n
t
st
a
t
u
s
re
d
u
c
e
s
,

in
a
re
l
a
t
i
v
e
se
n
s
e
,

th
e
po
l
i
t
i
c
a
l
pr
o
b
l
e
m
s
of
la
n
d
ac
q
u
i
s
i
t
i
o
n
.

Ac
c
e
p
t
a
b
l
e
to
po
o
r
,

an
d
po
o
r
to
da
n
g
e
r
o
u
s
la
n
d
us
e
s
pr
o
v
i
d
e
le
s
s
im
m
e
d
i
a
t
e
re
d
e
v
e
l
o
p
m
e
n
t
op
p
o
r
t
u
n
i
t
i
e
s
bu
t
do
se
r
v
e
as
op
p
o
r
t
u
n
i
t
i
e
s
fo
r
lo
n
g
e
r
te
r
m
us
e
in
t
e
n
s
i
f
i
c
a
t
i
o
n
Ir
r
e
g
u
l
a
r
Lo
t
s
/
Co
n
f
l
i
c
t
i
n
g
Ac
c
e
s
s
Sm
a
l
l
an
d
ir
r
e
g
u
l
a
r
lo
t
s
ar
e
id
e
n
t
i
f
i
e
d
on
Ex
h
i
b
i
t

2. Th
e
y
re
p
r
e
s
e
n
t
op
p
o
r
t
u
n
i
t
i
e
s
fo
r
lo
t
co
n
s
o
l
i
d
a
t
i
o
n
fo
r
th
e
pu
r
p
o
s
e
of
pr
o
m
o
t
i
n
g
co
o
r
d
i
n
a
t
e
d
,

hi
g
h
qu
a
l
i
t
y
re
d
e
v
e
l
o
p
m
e
n
t
pr
o
j
e
c
t
s

(
di
s
c
u
s
s
e
d
in
Se
c
t
i
o
n
5,

Ch
a
p
t
e
r
15 of
th
e
Sp
e
c
i
f
i
c
Pl
a
n
)
.

On
e
re
s
u
l
t
of
lo
t
co
n
s
o
l
i
d
a
t
i
o
n
is
th
e
el
i
m
i
n
a
t
i
o
n
of
ex
c
e
s
s
co
n
f
l
i
c
t
i
n
g
ac
c
e
s
s
po
i
n
t
s
on
Hi
g
h
w
a
y
11 1
.

In
ad
d
i
t
i
o
n
,

th
e
es
t
a
b
l
i
s
h
m
e
n
t
of
pa
r
k
i
n
g
co
l
l
e
c
t
o
r
ro
a
d
s
le
a
d
i
n
g
to
pa
r
k
i
n
g
pl
a
z
a
s
fu
r
t
h
e
r
re
d
u
c
e
s
th
e
ne
e
d
fo
r
di
r
e
c
t
11 1
ac
c
e
s
s
po
i
n
t
s
fo
r
in
d
i
v
i
d
u
a
l
co
m
m
e
r
c
i
a
l
es
t
a
b
l
i
s
h
m
e
n
t
s
.

Th
e
re
d
u
c
t
i
o
n
of
di
r
e
c
t
ac
c
e
s
s
po
i
n
t
s
wi
l
l
re
s
u
l
t
in
im
p
r
o
v
e
d
th
r
o
u
g
h

-
tr
a
f
f
i
c
ci
r
c
u
l
a
t
i
o
n
.

Bi
l
l
b
o
a
r
d
s
an
d
Ov
e
r
h
e
a
d
Ut
i
l
i
t
i
e
s
Th
e
el
i
m
i
n
a
t
i
o
n
of
th
e
s
e
un
d
e
s
i
r
a
b
l
e
st
r
e
e
t
sc
a
p
e
el
e
m
e
n
t
s
is
an
im
m
e
d
i
a
t
e
ac
t
i
o
n
th
a
t
ca
n
be
ta
k
e
n
to
im
p
r
o
v
e
th
e
co
r
r
i
d
o
r
s
ap
p
e
a
r
a
n
c
e
.

Un
d
e
r
g
r
o
u
n
d
i
n
g
of
ut
i
l
i
t
i
e
s
sh
a
l
l
be
do
n
e
in
ac
c
o
r
d
a
n
c
e
wi
t
h
th
e
re
g
u
l
a
t
i
o
n
s
fo
u
n
d
in
Se
c
t
i
o
n
I1
1 ,

Ch
a
p
t
e
r
5 of
th
e
Sp
e
c
i
f
i
c
Pl
a
n
.

4 SE
C
T
I
O
N
1-
TH
E
SP
E
C
I
F
I
C
PL
A
N
AP
P
R
O
A
C
H
10-180

AC
R
E
10 AC
R
E
S
SC
A
L
E
IN
PO
R
T
10 1
1 CO
SO
)

SO
O
CI
T
Y
OF
RA
N
C
H
O
MI
R
A
G
E
EX
H
I
B
I
T
02 Op
p
o
r
t
u
n
i
t
i
e
s
an
d
Co
n
s
t
r
a
i
n
t
s
OV
E
R
H
E
A
D
UT
I
L
I
T
Y
LI
N
E
S
BI
L
L
B
O
A
R
D
S
CO
N
F
L
I
C
T
I
N
G
AC
U
S
PO
I
N
T
S
SM
A
L
L
/
IR
R
E
G
U
L
A
R
LO
T
S
VE
R
Y
GO
O
D
CO
N
D
I
T
I
O
N
AC
C
E
P
T
A
B
L
E
TO
PO
O
R
CO
N
D
M
O
N
*

UN
A
C
C
E
P
T
A
B
L
E
TO
DA
N
G
E
R
O
U
S
CO
N
D
I
T
I
O
N
VA
C
A
N
T
No
t
e
:

So
u
r
c
e
of
Da
t
a
:

Te
r
r
a
No
v
a
/
RM
Re
d
e
v
e
l
o
p
m
e
n
t
Ag
e
n
c
y
Cc
T
HE
PL
A
N
N
I
N
G
CU
C
E
N
T
F
R
DC
&
E
SE
C
T
I
O
N
1-
TH
E
SP
E
C
I
F
I
C
PL
A
N
AP
P
R
O
A
C
H
5 10-181

RE
G
U
L
A
T
I
O
N
S
AN
D
GU
I
D
E
L
I
N
E
FR
A
M
E
W
O
R
K
Th
i
s
Sp
e
c
i
f
i
c
Pl
a
n
co
n
t
a
i
n
s
al
l
th
e
ne
c
e
s
s
a
r
y
in
f
o
r
m
a
t
i
o
n
on
th
e
pl
a
n
n
i
n
g
ar
e
a
an
d
gu
i
d
a
n
c
e
to
w
a
r
d
im
p
l
e
m
e
n
t
a
t
i
o
n
.

It
is
de
s
i
g
n
e
d
to
fa
c
i
l
i
t
a
t
e
us
e
by
th
o
s
e
wh
o
wi
s
h
to
bu
i
l
d
pr
o
j
e
c
t
s
in
co
n
f
o
r
m
a
n
c
e
wi
t
h
th
e
pl
a
n
,

st
a
f
f
pe
r
s
o
n
n
e
l
wh
o
mu
s
t
re
v
i
e
w
pr
o
j
e
c
t
pr
o
p
o
s
a
l
s
an
d
de
c
i
s
i
o
n
ma
k
e
r
s
wh
o
ar
e
ca
l
l
e
d
up
o
n
to
ac
t
on
th
e
s
e
pr
o
j
e
c
t
s
.

Co
n
t
e
n
t
s
an
d
Se
q
u
e
n
c
e

1. Th
e
In
t
r
o
d
u
c
t
i
o
n
pr
e
s
e
n
t
s
th
e
pr
o
j
e
c
t
ar
e
a
to
th
e
do
c
u
m
e
n
t
us
e
r
by
id
e
n
t
i
f
y
i
n
g
it
s
lo
c
a
t
i
o
n
an
d
pr
e
s
e
n
t
i
n
g
st
a
t
e
m
e
n
t
s
of
au
t
h
o
r
i
t
y
,

CE
Q
A
co
m
p
l
i
a
n
c
e
,

pu
r
p
o
s
e
,

go
a
l
s
an
d
ob
j
e
c
t
i
v
e
s
,

an
d
th
e
pr
o
c
e
s
s
fo
r
de
v
e
l
o
p
m
e
n
t
pl
a
n
re
v
i
e
w
.

2. Th
e
De
s
i
g
n
Co
n
c
e
p
t
s
se
c
t
i
o
n
se
t
s
fo
r
t
h
th
e
pl
a
n
co
n
c
e
p
t
s
fo
r
la
n
d
us
e
,

ci
r
c
u
l
a
t
i
o
n
,

an
d
la
n
d
s
c
a
p
i
n
g
.

Th
i
s
se
c
t
i
o
n
es
t
a
b
l
i
s
h
e
s
th
e
cr
i
t
e
r
i
a
up
o
n
wh
i
c
h
th
e
de
v
e
l
o
p
m
e
n
t
re
g
u
l
a
t
i
o
n
s
ar
e
ba
s
e
d
an
d
th
e

"
pl
a
n
n
i
n
g
in
t
e
n
t
'

ag
a
i
n
s
t
wh
i
c
h
pr
o
p
o
s
e
d
de
v
e
l
o
p
m
e
n
t
pr
o
j
e
c
t
s
wi
l
l
be
ju
d
g
e
d
.

3. Th
e
De
v
e
l
o
p
m
e
n
t
Re
g
u
l
a
t
i
o
n
s
se
c
t
i
o
n
st
a
t
e
s
th
e
sp
e
c
i
f
i
c
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
th
a
t
mu
s
t
be
ob
s
e
r
v
e
d
by
al
l
pr
o
j
e
c
t
s
.

It
co
v
e
r
s
pe
r
m
i
t
t
e
d
us
e
s
,

bu
i
l
d
i
n
g
re
g
u
l
a
t
i
o
n
s
an
d
ar
e
a
wi
d
e
st
a
n
d
a
r
d
s
.

4. Th
e
De
s
i
g
n
Gu
i
d
e
l
i
n
e
s
se
c
t
i
o
n
de
s
c
r
i
b
e
s
in
na
r
r
a
t
i
v
e
an
d
il
l
u
s
t
r
a
t
e
s
in
di
a
g
r
a
m
s
th
e
de
s
i
g
n
as
p
e
c
t
s
of
de
v
e
l
o
p
m
e
n
t
wh
i
c
h
ne
e
d
be
ad
d
r
e
s
s
e
d
by
ea
c
h
de
v
e
l
o
p
m
e
n
t
pr
o
j
e
c
t
to
as
s
u
r
e
th
e
qu
a
l
i
t
y
in
t
e
n
d
e
d
by
th
e
pl
a
n
.

5. Th
e
Pr
o
g
r
a
m
s
an
d
In
c
e
n
t
i
v
e
s
se
c
t
i
o
n
de
s
c
r
i
b
e
s
th
e
cr
i
t
e
r
i
a
fo
r
ev
a
l
u
a
t
i
n
g
pr
o
j
e
c
t
re
s
p
o
n
s
i
v
e
n
e
s
s
to
th
e
Sp
e
c
i
f
i
c
Pl
a
n
an
d
su
b
s
e
q
u
e
n
t
in
c
e
n
t
i
v
e
pr
o
g
r
a
m
ac
t
i
o
n
s
th
a
t
wi
l
l
en
c
o
u
r
a
g
e
gr
e
a
t
e
r
re
s
p
o
n
s
i
v
e
n
e
s
s
.

Th
i
s
se
c
t
i
o
n
al
s
o
in
c
l
u
d
e
s
a
di
s
c
u
s
s
i
o
n
of
sh
a
r
e
d
pa
r
k
i
n
g
ar
e
a
po
s
s
i
b
i
l
i
t
i
e
s
.

PR
O
C
E
S
S
OF
DE
V
E
L
O
P
M
E
N
T
PL
A
N
AN
D
DE
S
I
G
N
RE
V
I
E
W
Ob
j
e
c
t
i
v
e
s
Th
e
Hi
g
h
w
a
y
11 1
Co
r
r
i
d
o
r
Sp
e
c
i
f
i
c
Pl
a
n
sh
a
l
l
be
im
p
l
e
m
e
n
t
e
d
th
r
o
u
g
h
th
e
us
e
of
De
v
e
l
o
p
m
e
n
t
Pl
a
n
Re
v
i
e
w
.

A
de
v
e
l
o
p
m
e
n
t
pl
a
n
sh
a
l
l
be
re
q
u
i
r
e
d
fo
r
al
l
re
h
a
b
i
l
i
t
a
t
i
o
n
,

re
d
e
v
e
l
o
p
m
e
n
t
,

ex
p
a
n
s
i
o
n
or
in
t
e
n
s
i
f
i
c
a
t
i
o
n
of
ex
i
s
t
i
n
g
us
e
or
st
r
u
c
t
u
r
e
s
an
d
ne
w
de
v
e
l
o
p
m
e
n
t
wi
t
h
i
n
th
e
Sp
e
c
i
f
i
c
Pl
a
n
ar
e
a
.

A
de
v
e
l
o
p
m
e
n
t
pl
a
n
wi
l
l
no
t
be
re
q
u
i
r
e
d
fo
r
re
h
a
b
i
l
i
t
a
t
i
o
n
of
a
st
r
u
c
t
u
r
e
wh
e
r
e
th
e
r
e
is
no
sq
u
a
r
e
fo
o
t
a
g
e
in
c
r
e
a
s
e
or
us
e
in
t
e
n
s
i
f
i
c
a
t
i
o
n
.

Th
e
ap
p
l
i
c
a
n
t
ma
y
op
t
fo
r
de
v
e
l
o
p
m
e
n
t
pl
a
n
re
v
i
e
w
wh
e
r
e
it
is
no
t
re
q
u
i
r
e
d
he
r
e
i
n
.

Th
i
s
re
q
u
i
r
e
m
e
n
t
is
in
s
t
i
t
u
t
e
d
fo
r
th
e
fo
l
l
o
w
i
n
g
re
a
s
o
n
s
:

1. To
en
s
u
r
e
co
n
s
i
s
t
e
n
c
y
wi
t
h
th
e
in
t
e
n
t
of
th
e
Sp
e
c
i
f
i
c
Pl
a
n
.

2. To
en
c
o
u
r
a
g
e
in
n
o
v
a
t
i
v
e
co
m
m
u
n
i
t
y
de
s
i
g
n
an
d
de
v
e
l
o
p
m
e
n
t
.

3. To
as
s
u
r
e
su
b
s
t
a
n
t
i
a
l
lo
n
g
ra
n
g
e
co
m
p
l
i
a
n
c
e
wi
t
h
th
e
Re
d
e
v
e
l
o
p
m
e
n
t
Pl
a
n
an
d
Ge
n
e
r
a
l
Pl
a
n
.

4. To
pr
o
m
o
t
e
th
e
hi
g
h
e
s
t
co
n
t
e
m
p
o
r
a
r
y
st
a
n
d
a
r
d
s
of
de
v
e
l
o
p
m
e
n
t
de
s
i
g
n
.

5. To
ad
a
p
t
sp
e
c
i
f
i
c
or
sp
e
c
i
a
l
de
v
e
l
o
p
m
e
n
t
co
n
d
i
t
i
o
n
s
th
a
t
oc
c
u
r
fr
o
m
ti
m
e
to
ti
m
e
wh
i
l
e
co
n
t
i
n
u
i
n
g
to
im
p
l
e
m
e
n
t
th
e
Sp
e
c
i
f
i
c
Pl
a
n
.

6. To
fa
c
i
l
i
t
a
t
e
co
m
p
l
e
t
e
do
c
u
m
e
n
t
a
t
i
o
n
of
la
n
d
us
e
en
t
i
t
l
e
m
e
n
t
s
au
t
h
o
r
i
z
e
d
an
d
co
n
d
i
t
i
o
n
s
pe
r
t
i
n
e
n
t
th
e
r
e
t
o
.

Pr
o
c
e
d
u
r
e
s
De
v
e
l
o
p
m
e
n
t
pl
a
n
s
,

wh
i
c
h
co
n
t
a
i
n
pl
a
n
s
,

dr
a
w
i
n
g
s
,

il
l
u
s
t
r
a
t
i
o
n
s
,

de
s
i
g
n
s
,

re
p
o
r
t
s
an
d
ot
h
e
r
de
t
a
i
l
e
d
in
f
o
r
m
a
t
i
o
n
as
re
q
u
i
r
e
d
he
r
e
i
n
,

sh
a
l
l
be
su
b
m
i
t
t
e
d
to
th
e
ci
t
y
st
a
f
f
fo
r
re
v
i
e
w
an
d
co
m
m
e
n
t
.

Ap
p
l
i
c
a
n
t
s
ar
e
en
c
o
u
r
a
g
e
d
to
su
b
m
i
t
pr
e
l
i
m
i
n
a
r
y
pl
a
n
s
fo
r
re
v
i
e
w
an
d
co
m
m
e
n
t
by
th
e
Co
m
m
u
n
i
t
y
De
v
e
l
o
p
m
e
n
t
De
p
a
r
t
m
e
n
t
pr
i
o
r
to
th
e
fi
n
a
l
pr
e
p
a
r
a
t
i
o
n
of
a
de
v
e
l
o
p
m
e
n
t
pl
a
n
.

Co
m
m
e
n
t
fr
o
m
ot
h
e
r
Ci
t
y
De
p
a
r
t
m
e
n
t
s
an
d
se
r
v
i
c
e
ag
e
n
c
i
e
s
sh
a
l
l
be
so
u
g
h
t
by
th
e
st
a
f
f
pr
i
o
r
to
pr
e
p
a
r
i
n
g
a
re
c
o
m
m
e
n
d
a
t
i
o
n
of
th
e
fi
n
a
l
i
z
e
d
de
v
e
l
o
p
m
e
n
t
pl
a
n
.

Ap
p
l
i
c
a
n
t
s
sh
o
u
l
d
in
s
u
r
e
th
a
t
th
e
y
fa
m
i
l
i
a
r
i
z
e
th
e
m
s
e
l
v
e
s
wi
t
h
th
e
De
s
i
g
n
Gu
i
d
e
l
i
n
e
s
in
th
i
s
Sp
e
c
i
f
i
c
Pl
a
n
.

Th
i
s
wi
l
l
as
s
i
s
t
th
e
de
v
e
l
o
p
e
r
in
ac
h
i
e
v
i
n
g
co
n
s
i
s
t
e
n
c
y
wi
t
h
th
e
Sp
e
c
i
f
i
c
Pl
a
n
an
d
ge
n
e
r
a
l
l
y
fa
c
i
l
i
t
a
t
e
pr
o
j
e
c
t
pr
o
c
e
s
s
i
n
g
.

SE
C
T
I
O
N
11 TH
E
SP
E
C
I
F
I
C
PL
A
N
AP
P
R
O
A
C
H
Up
o
n
de
t
e
r
m
i
n
a
t
i
o
n
th
a
t
th
e
de
v
e
l
o
p
m
e
n
t
pl
a
n
co
m
p
l
i
e
s
wi
t
h
th
e
pr
o
v
i
s
i
o
n
s
of
th
e
Sp
e
c
i
f
i
c
Pl
a
n
,

th
e
st
a
f
f
sh
a
l
l
pr
e
p
a
r
e
a
st
a
f
f
re
p
o
r
t
wi
t
h
re
c
o
m
m
e
n
d
a
t
i
o
n
s
wh
i
c
h
sh
a
l
l
be
su
b
m
i
t
t
e
d
al
o
n
g
wi
t
h
th
e
de
v
e
l
o
p
m
e
n
t
pl
a
n
to
th
e
Pl
a
n
n
i
n
g
Co
m
m
i
s
s
i
o
n
at
th
e
ea
r
l
i
e
s
t
po
s
s
i
b
l
e
re
g
u
l
a
r
me
e
t
i
n
g
.

Th
e
Pl
a
n
n
i
n
g
Co
m
m
i
s
s
i
o
n
sh
a
l
l
re
c
o
m
m
e
n
d
to
Ci
t
y
Co
u
n
c
i
l
th
e
ap
p
r
o
v
a
l
,

de
n
i
a
l
or
co
n
d
i
t
i
o
n
a
l
ap
p
r
o
v
a
l
of
th
e
de
v
e
l
o
p
m
e
n
t
pl
a
n
.

6 SE
C
T
I
O
N
S-
TH
E
S
P
E
Q
N
C
P
L
A
N
AP
P
R
O
A
C
H
10-182

SE
C
T
I
O
N
1 I
TH
E
SP
E
C
I
F
I
C
PL
A
N
AP
P
R
O
A
C
H
TA
B
L
E

1. DE
V
E
L
O
P
M
E
N
T
PL
A
N
RE
V
I
E
W
CH
A
R
T
SP
E
C
I
F
I
C
PL
A
N
AP
P
L
I
C
A
N
T
DE
V
E
L
O
P
M
E
N
T
PL
A
N
)

E—

SU
B
M
I
T
PL
n
IN
C
O
M
P
L
E
T
E
IN
C
O
N
S
I
S
T
E
N
T
PR
O
J
E
C
T
DE
N
I
E
D
E—

NO
CO
M
M
U
N
I
T
Y
DE
V
E
L
O
P
M
E
N
T
DE
P
A
R
T
M
E
N
T
TR
A
F
F
I
C
EN
G
I
N
E
E
R
I
N
G
SA
F
E
T
Y
I.

PR
E
L
I
M
I
N
A
R
Y
ST
A
F
F
RE
V
I
E
W
1 PR
E
L
I
M
I
N
A
R
Y

1 SU
B
M
I
T
T
A
L
1 CO
M
P
L
E
T
E

.
1 C.

D
.

ST
A
F
F
RE
V
I
E
W
OF
DE
V
E
L
O
P
M
E
N
T
PL
A
N
CO
N
S
I
S
T
E
N
T
WI
T
H
SP
E
C
I
F
I
C
PL
A
N
1 ST
A
F
F
RE
P
O
R
T
FO
R
PL
A
N
N
I
N
G
CO
M
M
I
S
S
I
O
N
PL
A
N
N
I
N
G
CO
M
M
I
S
S
I
O
N
RE
C
O
M
M
E
N
D
A
T
I
O
N
1 CI
T
Y
CO
U
N
C
I
L
Es
CO
N
D
I
T
I
O
N
A
L
AP
P
R
O
V
A
L
t
>

AP
P
R
O
V
A
L
I
Re
q
u
i
r
e
m
e
n
t
s
fo
r
De
v
e
l
o
p
m
e
n
t
Pl
a
n
A
de
v
e
l
o
p
m
e
n
t
pl
a
n
sh
a
l
l
co
n
s
i
s
t
of
pl
a
n
s
,

dr
a
w
i
n
g
s
,

il
l
u
s
t
r
a
t
i
o
n
s
,

de
s
i
g
n
s
,

re
p
o
r
t
s
an
d
ot
h
e
r
de
t
a
i
l
e
d
in
f
o
r
m
a
t
i
o
n
as
re
q
u
i
r
e
d
to
de
t
e
r
m
i
n
e
co
m
p
l
i
a
n
c
e
wi
t
h
th
e
pr
o
v
i
s
i
o
n
of
th
e
Sp
e
c
i
f
i
c
Pl
a
n
an
d
re
s
p
o
n
s
i
v
e
n
e
s
s
to
de
s
i
g
n
gu
i
d
e
l
i
n
e
s
.

Th
e
fo
l
l
o
w
i
n
g
li
s
t
of
pl
a
n
s
an
d
in
f
o
r
m
a
t
i
o
n
is
re
q
u
i
r
e
d
:

1. Al
l
ap
p
l
i
c
a
b
l
e
te
n
t
a
t
i
v
e
tr
a
c
t
ma
p
s
or
te
n
t
a
t
i
v
e
pa
r
c
e
l
ma
p
s
.

2. A
le
g
a
l
an
d
ph
y
s
i
c
a
l
de
s
c
r
i
p
t
i
o
n
of
th
e
si
t
e
,

in
c
l
u
d
i
n
g
bo
u
n
d
a
r
i
e
s
,

ea
s
e
m
e
n
t
s
,

ex
i
s
t
i
n
g
to
p
o
g
r
a
p
h
y
,

na
t
u
r
a
l
fe
a
t
u
r
e
s
,

ex
i
s
t
i
n
g
bu
i
l
d
i
n
g
s
,

st
r
u
c
t
u
r
e
s
an
d
ut
i
l
i
t
i
e
s
.

3. Lo
c
a
t
i
o
n
,

gr
a
d
e
s
,

wi
d
t
h
s
an
d
ty
p
e
s
of
im
p
r
o
v
e
m
e
n
t
s
pr
o
p
o
s
e
d
fo
r
al
l
st
r
e
e
t
s
.

4. A
de
v
e
l
o
p
m
e
n
t
pl
a
n
sh
o
w
i
n
g
lo
c
a
t
i
o
n
of
al
l
st
r
u
c
t
u
r
e
s
,

la
n
d
s
c
a
p
e
an
d
ha
r
d
s
c
a
p
e
ar
e
a
s
,

pa
r
k
i
n
g
ar
e
a
s
,

wa
l
k
s
,

in
t
e
r
n
a
l
ci
r
c
u
l
a
t
i
o
n
,

ac
c
e
s
s
,

ad
j
a
c
e
n
t
st
r
e
e
t
s
,

si
g
n
ty
p
e
an
d
pl
a
c
e
m
e
n
t
an
d
fe
n
c
e

-
wa
l
l
ty
p
e
an
d
pl
a
c
e
m
e
n
t

5. De
s
c
r
i
p
t
i
o
n
of
th
e
ex
t
e
n
t
to
wh
i
c
h
Sp
e
c
i
f
i
c
Pl
a
n
De
s
i
g
n
Gu
i
d
e
l
i
n
e
s
ha
v
e
be
e
n
us
e
d
in
th
e
pl
a
n
.

6. A
ta
b
u
l
a
t
i
o
n
of
sq
u
a
r
e
fo
o
t
a
g
e
,

ar
e
a
de
v
o
t
e
d
to
si
g
n
a
g
e
,

pa
r
k
i
n
g
,

la
n
d
s
c
a
p
e
co
v
e
r
a
g
e
,

bu
i
l
d
i
n
g
he
i
g
h
t
s
an
d
nu
m
b
e
r
of
re
s
i
d
e
n
t
i
a
l
un
i
t
s
.

7. Su
c
h
ot
h
e
r
it
e
m
s
an
d
ap
p
l
i
c
a
t
i
o
n
s
as
ma
y
be
re
q
u
e
s
t
e
d
by
th
e
Ci
t
y
st
a
f
f
.

Sp
e
c
i
f
i
c
Pl
a
n
Co
n
s
i
s
t
e
n
c
y
Ch
e
c
k
Th
e
Sp
e
c
i
f
i
c
Pl
a
n
is
in
t
e
n
d
e
d
to
al
l
o
w
fo
r
de
s
i
g
n
Fl
e
x
i
b
i
l
i
t
y
,

ye
t
it
do
e
s
pr
o
v
i
d
e
ce
r
t
a
i
n
di
r
e
c
t
i
o
n
th
a
t
is
qu
i
t
e
cr
i
t
i
c
a
l
.

A
de
v
e
l
o
p
m
e
n
t
pl
a
n
'
s
co
n
s
i
s
t
e
n
c
y
wi
t
h
th
e
Sp
e
c
i
f
i
c
Pl
a
n
is
ev
a
l
u
a
t
e
d
by
ch
e
c
k
i
n
g
it
ag
a
i
n
s
t
th
e
th
r
e
e
se
c
t
i
o
n
s
of
th
e
Sp
e
c
i
f
i
c
Pl
a
n
th
a
t
re
g
u
l
a
t
e
de
v
e
l
o
p
m
e
n
t
De
s
i
g
n
Co
n
c
e
p
t
s
,

De
v
e
l
o
p
m
e
n
t
Re
g
u
l
a
t
i
o
n
s
,

an
d
De
s
i
g
n
Gu
i
d
e
l
i
n
e
s
.

Th
i
s
pr
o
c
e
s
s
is
de
s
c
r
i
b
e
d
be
l
o
w
.

Th
e
in
i
t
i
a
l
sc
r
e
e
n
fo
r
pl
a
n
co
n
s
i
s
t
e
n
c
y
is
co
n
s
i
s
t
e
n
c
y
wi
t
h
th
e
la
n
d
us
e
an
d
de
s
i
g
n
co
n
c
e
p
t
s
.

Th
e
Sp
e
c
i
f
i
c
Pl
a
n
Se
c
t
i
o
n
I1
,

Ch
a
p
t
e
r
2 Pl
a
n
St
r
u
c
t
u
r
e
an
d
De
s
i
g
n
Co
n
c
e
p
t
s
)

di
v
i
d
e
s
th
e
11 1
We
s
t
ar
e
a
in
t
o
se
v
e
n
di
s
t
i
n
c
t
pl
a
n
n
i
n
g
di
s
t
r
i
c
t
s
,

di
c
t
a
t
e
d
by
ex
i
s
t
i
n
g
la
n
d
us
e
an
d
ph
y
s
i
c
a
l
co
n
s
t
r
a
i
n
t
s
.

Th
e
pr
o
g
r
a
m
fo
r
a
pr
o
p
o
s
e
d
pr
o
j
e
c
t
SE
C
T
I
O
N
1—
TH
E
SP
E
C
I
F
I
C
PL
A
N
AP
P
R
O
A
C
H
7 10-183

mu
s
t
be
co
n
s
i
s
t
e
n
t
wi
t
h
th
e
st
a
t
e
d
la
n
d
us
e
an
d
de
s
i
g
n
co
n
c
e
p
t
s
th
a
t
ha
v
e
be
e
n
es
t
a
b
l
i
s
h
e
d
fo
r
th
e
pr
o
j
e
c
t
'
s
Pl
a
n
n
i
n
g
Di
s
t
r
i
c
t
.

Th
e
se
c
o
n
d
ch
e
c
k
fo
r
pl
a
n
co
n
s
i
s
t
e
n
c
y
wi
l
l
be
th
e
ex
t
e
n
t
of
pr
o
j
e
c
t
co
m
p
l
i
a
n
c
e
wi
t
h
th
e
De
v
e
l
o
p
m
e
n
t
Re
g
u
l
a
t
i
o
n
s
of
Sp
e
c
i
f
i
c
Pl
a
n
Se
c
t
i
o
n
II
I
,

Ch
a
p
t
e
r

5. Th
i
s
ch
a
p
t
e
r
pr
o
v
i
d
e
s
a
pe
r
m
i
t
t
e
d
us
e
ma
t
r
i
x
wh
i
c
h
wi
l
l
de
t
e
r
m
i
n
e
if
a
pr
o
p
o
s
e
d
pr
o
j
e
c
t
is
pe
r
m
i
t
t
e
d
,

co
n
d
i
t
i
o
n
a
l
l
y
pe
r
m
i
t
t
e
d
,

or
pr
o
h
i
b
i
t
e
d
.

Th
e
r
e
is
al
s
o
a
bu
i
l
d
i
n
g
re
g
u
l
a
t
i
o
n
ma
t
r
i
x
th
a
t
se
t
s
fo
r
t
h
de
t
a
i
l
e
d
bu
i
l
d
i
n
g
en
v
e
l
o
p
e
re
g
u
l
a
t
i
o
n
s
pe
r
Pl
a
n
n
i
n
g
Di
s
t
r
i
c
t
th
a
t
th
e
pr
o
j
e
c
t
sh
a
l
l
ad
h
e
r
e
to
.

Fi
n
a
l
l
y
,

th
e
r
e
ar
e
ar
e
a
wi
d
e
st
a
n
d
a
r
d
s
th
a
t
ap
p
l
y
to
al
l
Pl
a
n
n
i
n
g
Di
s
t
r
i
c
t
s
.

Th
e
th
i
r
d
ch
e
c
k
fo
r
pl
a
n
co
n
s
i
s
t
e
n
c
y
is
th
e
ex
t
e
n
t
to
wh
i
c
h
th
e
De
s
i
g
n
Gu
i
d
e
l
i
n
e
s

(
Se
c
t
i
o
n
IV
,

Ch
a
p
t
e
r
s
6 th
r
o
u
g
h
13 of
th
e
Sp
e
c
i
f
i
c
Pl
a
n
)

ar
e
ad
h
e
r
e
d
to
.

Pr
o
j
e
c
t
In
c
o
n
s
i
s
t
e
n
c
y
If
a
pr
o
p
o
s
e
d
pr
o
j
e
c
t
do
e
s
no
t
fu
l
l
y
re
s
p
o
n
d
to
th
e
Sp
e
c
i
f
i
c
Pl
a
n
pr
i
o
r
i
t
i
e
s
st
a
t
e
d
ab
o
v
e
,

th
e
pr
o
j
e
c
t
ap
p
l
i
c
a
n
t
is
en
c
o
u
r
a
g
e
d
to
co
n
s
u
l
t
wi
t
h
ci
t
y
pl
a
n
n
i
n
g
st
a
f
f
to
di
s
c
u
s
s
so
m
e
of
th
e
ap
p
r
o
v
e
d
in
c
e
n
t
i
v
e
s
th
a
t
ma
y
be
em
p
l
o
y
e
d
to
ac
h
i
e
v
e
sp
e
c
i
f
i
c
pl
a
n
co
n
s
i
s
t
e
n
c
y
.

Th
e
s
e
in
c
e
n
t
i
v
e
s
ar
e
fo
u
n
d
in
Sp
e
c
i
f
i
c
Pl
a
n
Se
c
t
i
o
n
V,

Ch
a
p
t
e
r
14 .

Th
i
s
la
t
t
e
r
po
i
n
t
is
no
t
a
ba
s
i
s
fo
r
re
j
e
c
t
i
n
g
a
pr
o
p
o
s
a
l
,

gi
v
e
n
co
m
p
l
i
a
n
c
e
wi
t
h
re
g
u
l
a
t
i
o
n
s
,

bu
t
it
ma
y
le
a
d
to
co
n
d
i
t
i
o
n
s
wh
i
c
h
ne
e
d
to
be
pl
a
c
e
d
on
pr
o
j
e
c
t
s
or
de
s
i
g
n
ch
a
n
g
e
s
th
a
t
ne
e
d
to
be
ac
c
o
m
p
l
i
s
h
e
d
.

If
an
ap
p
l
i
c
a
n
t
ca
n
n
o
t
ob
t
a
i
n
a
ju
d
g
m
e
n
t
of
co
n
s
i
s
t
e
n
c
y
fr
o
m
St
a
f
f
in
ac
c
o
r
d
a
n
c
e
wi
t
h
ex
i
s
t
i
n
g
co
d
e
pr
o
v
i
s
i
o
n
s
,

th
e
ap
p
l
i
c
a
n
t
'
s
op
t
i
o
n
s
sh
a
l
l
be
a
Re
q
u
e
s
t
fo
r
Va
r
i
a
n
c
e
or
an
Ap
p
e
a
l
to
th
e
Pl
a
n
n
i
n
g
Co
m
m
i
s
s
i
o
n
.

Th
e
s
e
ac
t
i
o
n
s
sh
a
l
l
be
in
ac
c
o
r
d
a
n
c
e
wi
t
h
Ch
a
p
t
e
r
17 .
50 (
He
a
r
i
n
g
s
an
d
Ap
p
e
a
l
s
)

of
th
e
Zo
n
i
n
g
Co
d
e
.

Ma
n
d
a
t
o
r
y
Fi
n
d
i
n
g
s
fo
r
Ap
p
r
o
v
a
l
of
a
De
v
e
l
o
p
m
e
n
t
Pl
a
n
Th
e
Ci
t
y
Co
u
n
c
i
l
sh
a
l
l
ma
k
e
th
e
fo
l
l
o
w
i
n
g
wr
i
t
t
e
n
fi
n
d
i
n
g
s
be
f
o
r
e
ap
p
r
o
v
i
n
g
or
co
n
d
i
t
i
o
n
a
l
l
y
ap
p
r
o
v
i
n
g
an
y
de
v
e
l
o
p
m
e
n
t
pl
a
n
.

1. Th
e
pr
o
p
o
s
e
d
pr
o
j
e
c
t
is
co
m
p
a
t
i
b
l
e
wi
t
h
th
e
Sp
e
c
i
f
i
c
Pl
a
n
.

2. Th
e
pl
a
n
wi
l
l
no
t
ha
v
e
an
ad
v
e
r
s
e
im
p
a
c
t
on
th
e
pu
b
l
i
c
he
a
l
t
h
,

sa
f
e
t
y
,

in
t
e
r
e
s
t
,

co
n
v
e
n
i
e
n
c
e
or
ge
n
e
r
a
l
we
l
f
a
r
e
.

3. Th
e
de
v
e
l
o
p
m
e
n
t
pl
a
n
is
co
m
p
a
t
i
b
l
e
wi
t
h
th
e
pu
r
p
o
s
e
an
d
in
t
e
n
t
of
th
e
Hi
g
h
w
a
y
11 1
Co
r
r
i
d
o
r
De
s
i
g
n
Gu
i
d
e
l
i
n
e
s
.

A
de
t
e
r
m
i
n
a
t
i
o
n
of
co
m
p
a
t
i
b
i
l
i
t
y
sh
o
u
l
d
ad
d
r
e
s
s
al
l
of
th
e
fo
l
l
o
w
i
n
g
in
wr
i
t
i
n
g
:

te
c
h
n
i
c
a
l
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
al
l
st
a
t
e
m
e
n
t
s
of
pu
r
p
o
s
e
an
d
in
t
e
n
t
go
a
l
an
d
ob
j
e
c
t
i
v
e
st
a
t
e
m
e
n
t
s
Ap
p
l
i
c
a
b
i
l
i
t
y
Ap
p
r
o
v
a
l
of
a
de
v
e
l
o
p
m
e
n
t
pl
a
n
sh
a
l
l
be
re
q
u
i
r
e
d
pr
i
o
r
to
or
co
n
c
u
r
r
e
n
t
wi
t
h
a
Te
n
t
a
t
i
v
e
Tr
a
c
t
or
Pa
r
c
e
l
ma
p
fo
r
al
l
pr
o
p
o
s
e
d
pr
o
j
e
c
t
s
wi
t
h
i
n
th
e
St
u
d
y
Ar
e
a
.

Wh
e
r
e
no
Te
n
t
a
t
i
v
e
Tr
a
c
t
or
Pa
r
c
e
l
ma
p
is
re
q
u
i
r
e
d
,

ap
p
r
o
v
a
l
of
a
de
v
e
l
o
p
m
e
n
t
pl
a
n
sh
a
l
l
oc
c
u
r
pr
i
o
r
to
is
s
u
a
n
c
e
of
bu
i
l
d
i
n
g
pe
r
m
i
t
s
.

Au
t
h
o
r
i
t
y
fo
r
ap
p
r
o
v
a
l
of
de
v
e
l
o
p
m
e
n
t
pl
a
n
sh
a
l
l
re
s
t
wi
t
h
th
e
Ci
t
y
Co
u
n
c
i
l
.

En
v
i
r
o
n
m
e
n
t
a
l
De
t
e
r
m
i
n
a
t
i
o
n
Th
e
De
v
e
l
o
p
m
e
n
t
Pl
a
n
Re
v
i
e
w
pr
o
c
e
s
s
is
di
s
c
r
e
t
i
o
n
a
r
y
,

no
t
mi
n
i
s
t
e
r
i
a
l
,

an
d
is
th
e
r
e
f
o
r
e
su
b
j
e
c
t
to
th
e
re
q
u
i
r
e
m
e
n
t
s
of
th
e
Ca
l
i
f
o
r
n
i
a
En
v
i
r
o
n
m
e
n
t
a
l
Qu
a
l
i
t
y
Ac
t

(
CE
Q
A
)
.

Th
e
En
v
i
r
o
n
m
e
n
t
a
l
Im
p
a
c
t
Re
p
o
r
t

(
EI
R
)

pr
e
p
a
r
e
d
fo
r
th
i
s
Pl
a
n
,

in
ac
c
o
r
d
a
n
c
e
wi
t
h
th
e
Ca
l
i
f
o
r
n
i
a
En
v
i
r
o
n
m
e
n
t
a
l
Qu
a
l
i
t
y
Ac
t

(
CE
Q
A
)
,

wi
l
l
ap
p
l
y
to
fu
t
u
r
e
de
v
e
l
o
p
m
e
n
t
pl
a
n
s
,

te
n
t
a
t
i
v
e
tr
a
c
t
ma
p
s
,

pa
r
c
e
l
ma
p
s
an
d
an
y
ot
h
e
r
de
v
e
l
o
p
m
e
n
t
pr
o
c
e
s
s
e
d
in
co
n
f
o
r
m
a
n
c
e
wi
t
h
th
e
11 1
We
s
t
Sp
e
c
i
f
i
c
Pl
a
n
.

in
sp
e
c
i
a
l
ca
s
e
s
,

fo
c
u
s
e
d
en
v
i
r
o
n
m
e
n
t
a
l
an
a
l
y
s
i
s
an
d
ac
t
i
o
n
pu
r
s
u
a
n
t
to
Se
c
t
i
o
n
15 1
6 2
of
th
e
CE
Q
A
Gu
i
d
e
l
i
n
e
s
.

Ti
m
e
Li
m
i
t
a
t
i
o
n
De
v
e
l
o
p
m
e
n
t
pl
a
n
ap
p
r
o
v
a
l
in
ac
c
o
r
d
a
n
c
e
wi
t
h
th
i
s
po
l
i
c
y
,

sh
a
l
l
be
va
l
i
d
fo
r
a
pe
r
i
o
d
of
on
e
ye
a
r
pl
u
s
re
a
s
o
n
a
b
l
e
ex
t
e
n
s
i
o
n
s
pu
r
s
u
a
n
t
to
th
e
Mu
n
i
c
i
p
a
l
Co
d
e
.

If
co
n
s
t
r
u
c
t
i
o
n
of
a
pr
o
j
e
c
t
do
e
s
no
t
co
m
m
e
n
c
e
wi
t
h
i
n
th
a
t
pe
r
i
o
d
an
d
pr
o
c
e
e
d
wi
t
h
du
e
di
l
i
g
e
n
c
e
th
e
r
e
a
f
t
e
r
,

th
e
ap
p
r
o
v
a
l
of
th
e
de
v
e
l
o
p
m
e
n
t
pl
a
n
sh
a
l
l
te
r
m
i
n
a
t
e
an
d
an
ad
d
i
t
i
o
n
a
l
su
b
m
i
t
t
a
l
,

re
v
i
e
w
an
d
ap
p
r
o
v
a
l
wi
l
l
be
re
q
u
i
r
e
d
.

Pl
a
n
Mo
n
i
t
o
r
i
n
g
Wh
i
l
e
th
e
Pl
a
n
do
e
s
im
p
o
s
e
ce
r
t
a
i
n
re
g
u
l
a
t
i
o
n
s
on
in
d
i
v
i
d
u
a
l
pr
o
j
e
c
t
s
,

it
is
ma
i
n
l
y
a
gu
i
d
e
an
d
st
i
m
u
l
u
s
to
de
v
e
l
o
p
m
e
n
t
in
th
e
Co
r
r
i
d
o
r
.

Ju
s
t
as
ma
n
y
pr
e
s
s
u
r
e
s
ha
v
e
re
s
u
l
t
e
d
in
re
c
e
n
t
ch
a
n
g
e
s
in
th
e
Co
r
r
i
d
o
r
,

nu
m
e
r
o
u
s
an
t
i
c
i
p
a
t
e
d
an
d
un
a
n
t
i
c
i
p
a
t
e
d
ch
a
n
g
e
s
wi
l
l
oc
c
u
r
in
th
e
fu
t
u
r
e
.

It
is
im
p
o
r
t
a
n
t
,

fr
o
m
ti
m
e
to
ti
m
e
,

to
ev
a
l
u
a
t
e
wh
a
t
is
ta
k
i
n
g
pl
a
c
e
,

ho
w
it
co
m
p
a
r
e
s
to
th
e
Ma
n
an
d
wh
e
t
h
e
r
or
no
t
th
e
Pl
a
n
ne
e
d
s
to
be
ch
a
n
g
e
d
.

SE
C
T
I
O
N
1 1
TH
E
SP
E
C
I
F
I
C
PL
A
N
AP
P
R
O
A
C
H
Am
e
n
d
m
e
n
t
s
to
th
e
Sp
e
c
i
f
i
c
Pl
a
n
Mi
n
o
r
re
v
i
s
i
o
n
s
to
th
e
Sp
e
c
i
f
i
c
Pl
a
n
sh
a
l
l
be
ap
p
r
o
v
e
d
by
th
e
Ci
t
y
of
Ra
n
c
h
o
Mi
r
a
g
e
Co
m
m
u
n
i
t
y
De
v
e
l
o
p
m
e
n
t
Di
r
e
c
t
o
r
.

A
ma
j
o
r
am
e
n
d
m
e
n
t
to
th
e
Sp
e
c
i
f
i
c
Pl
a
n
wi
l
l
re
q
u
i
r
e
re
v
i
e
w
an
d
ap
p
r
o
v
a
l
by
th
e
Ci
t
y
of
Ra
n
c
h
o
Mi
r
a
g
e
Co
m
m
u
n
i
t
y
De
v
e
l
o
p
m
e
n
t
Di
r
e
c
t
o
r
,

th
e
Pl
a
n
n
i
n
g
Co
m
m
i
s
s
i
o
n
,

an
d
th
e
Ci
t
y
Co
u
n
c
i
l
.

Su
c
h
ma
j
o
r
am
e
n
d
m
e
n
t
s
ar
e
go
v
e
r
n
e
d
by
th
e
Ca
l
i
f
o
r
n
i
a
Go
v
e
r
n
m
e
n
t
Co
d
e
,

Se
c
t
i
o
n
65 5
0 0
,

wh
i
c
h
re
q
u
i
r
e
s
an
ap
p
l
i
c
a
t
i
o
n
an
d
fe
e
su
b
m
i
t
t
e
d
to
th
e
Co
m
m
u
n
i
t
y
De
v
e
l
o
p
m
e
n
t
De
p
a
r
t
m
e
n
t
st
a
t
i
n
g
in
de
t
a
i
l
th
e
re
a
s
o
n
s
fo
r
th
e
pr
o
p
o
s
e
d
am
e
n
d
m
e
n
t
.

a
SE
C
T
I
O
N
1-
TH
E
SP
E
C
I
F
I
C
RA
N
AP
P
R
O
A
C
H
10-184

Se
c
t
i
o
n
2 DE
S
I
G
N
CO
N
C
E
P
T
S

2. Pl
a
n
St
r
u
c
t
u
r
e
an
d
De
s
i
g
n
Co
n
c
e
p
t
s
Th
e
Hi
g
h
w
a
y
11 1
Sp
e
c
i
f
i
c
Pl
a
n
is
de
s
i
g
n
e
d
to
fa
c
i
l
i
t
a
t
e
ra
t
i
o
n
a
l
de
v
e
l
o
p
m
e
n
t
an
d
re
d
e
v
e
l
o
p
m
e
n
t
of
th
e
Hi
g
h
w
a
y
11 1
Co
r
r
i
d
o
r
Ar
e
a
th
r
o
u
g
h
th
e
Ci
t
y
of
Ra
n
c
h
o
Mi
r
a
g
e
fr
o
m
Br
a
e
m
a
r
Dr
i
v
e
to
Co
u
n
t
r
y
Cl
u
b
Dr
i
v
e
wi
t
h
i
n
th
e
Wh
i
t
e
w
a
t
e
r
Re
d
e
v
e
l
o
p
m
e
n
t
Ar
e
a
.

Th
i
s
pl
a
n
do
e
s
no
t
im
p
l
y
,

re
q
u
i
r
e
or
pr
o
h
i
b
i
t
th
e
us
e
of
em
i
n
e
n
t
do
m
a
i
n
pr
o
c
e
e
d
i
n
g
s
re
l
a
t
i
n
g
to
an
y
de
v
e
l
o
p
m
e
n
t
ac
t
i
v
i
t
y
wi
t
h
i
n
th
e
Sp
e
c
i
f
i
c
Pl
a
n
Ar
e
a
.

Th
e
ma
j
o
r
fu
n
c
t
i
o
n
of
th
i
s
po
r
t
i
o
n
of
th
e
Pl
a
n
is
to
es
t
a
b
l
i
s
h
th
e
ra
t
i
o
n
a
l
e
fo
r
th
e
de
v
e
l
o
p
m
e
n
t
re
g
u
l
a
t
i
o
n
s
.

It
co
n
s
t
i
t
u
t
e
s
th
e
po
l
i
c
y
se
c
t
i
o
n
of
th
e
Pl
a
n
.

By
he
r
e
i
n
ex
p
l
a
i
n
i
n
g
th
e
va
r
i
o
u
s
pl
a
n
co
n
c
e
p
t
s
,

th
e
ra
t
i
o
n
a
l
e
fo
r
Se
c
t
i
o
n
Th
r
e
e
,

De
v
e
l
o
p
m
e
n
t
Re
g
u
l
a
t
i
o
n
s
,

wi
l
l
be
mo
r
e
un
d
e
r
s
t
a
n
d
a
b
l
e
.

Th
i
s
ch
a
p
t
e
r
wi
l
l
se
r
v
e
as
th
e
fi
r
s
t
po
i
n
t
of
re
f
e
r
e
n
c
e
fo
r
de
t
e
r
m
i
n
i
n
g
wh
e
t
h
e
r
or
no
t
,

an
d
to
wh
a
t
de
g
r
e
e
,

a
pr
o
p
o
s
e
d
pr
o
j
e
c
t
is
co
n
s
i
s
t
e
n
t
wi
t
h
th
e
Sp
e
c
i
f
i
c
Pl
a
n
.

Su
b
s
e
q
u
e
n
t
ch
a
p
t
e
r
s
sp
e
l
l
ou
t
ot
h
e
r
co
m
p
o
n
e
n
t
s
of
th
e
pl
a
n
wh
i
c
h
wo
r
k
to
g
e
t
h
e
r
to
fu
l
f
i
l
l
th
e
st
a
t
e
d
go
a
l
s
an
d
ob
j
e
c
t
i
v
e
s
.

LA
N
D
US
E
PL
A
N
Th
e
Co
n
c
e
p
t
u
a
l
La
n
d
Us
e
Pl
a
n
co
n
s
i
s
t
s
of
an
ar
r
a
n
g
e
m
e
n
t
of
us
e
s
wi
t
h
i
n
de
f
i
n
e
d

"
pl
a
n
n
i
n
g
di
s
t
r
i
c
t
s
"
.

Th
e
bo
u
n
d
a
r
i
e
s
of
th
e
in
d
i
v
i
d
u
a
l
di
s
t
r
i
c
t
s
an
d
th
e
i
r
as
s
o
c
i
a
t
e
d
la
n
d
us
e
an
d
de
s
i
g
n
co
n
c
e
p
t
s
ar
e
de
r
i
v
e
d
fr
o
m
ph
y
s
i
c
a
l
co
n
s
t
r
a
i
n
t
s
an
d
ex
i
s
t
i
n
g
la
n
d
us
e
co
n
d
i
t
i
o
n
s
as
de
t
e
r
m
i
n
e
d
by
th
e
in
v
e
n
t
o
r
i
e
s
co
n
d
u
c
t
e
d
by
Te
r
r
a
No
v
a
Pl
a
n
n
i
n
g
an
d
Re
s
e
a
r
c
h
,

In
c
.

in
as
s
o
c
i
a
t
i
o
n
wi
t
h
th
e
Ci
t
y
Re
d
e
v
e
l
o
p
m
e
n
t
Ag
e
n
c
y
.

Th
e
Co
n
c
e
p
t
u
a
l
La
n
d
Us
e
Pl
a
n
is
sh
o
w
n
in
Ex
h
i
b
i
t

3. Th
e
ge
n
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r
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l
ar
r
a
n
g
e
m
e
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t
s
of
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m
m
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r
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i
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l
,

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f
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d
re
s
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n
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i
a
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la
n
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w
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c
l
u
d
i
n
g
pa
r
k
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a
z
a
ar
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a
s
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Pl
a
n
n
i
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s
t
r
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a
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di
s
t
r
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c
t
In
th
e
Su
m
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s
t
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s
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In
Ex
h
i
b
i
t
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th
e
Il
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r
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t
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a
n
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th
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t
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s
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t
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t
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s
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th
e
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s
t
r
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c
t
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s
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t
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se
c
t
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t
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l
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s
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c
h
Pl
a
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n
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di
s
t
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c
t
is
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s
c
u
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e
d
in
d
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v
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a
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d
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by
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t
a
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e
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v
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ex
h
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i
t
s
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M
M
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p
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c
t
e
d
in
th
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ta
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n
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s
t
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c
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s
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ea
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a
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m
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d
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us
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s
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wh
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h
us
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s
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s
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ac
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p
t
a
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l
e
.

TA
B
L
E

2. LA
N
D
US
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S
BY
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4. 2

1. 1
Mo
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r
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e
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t
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t
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t
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n
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g
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.

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s
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ch
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e
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t
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l
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a
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s
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v
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t
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o
j
e
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t
s
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e
ac
c
o
m
p
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n
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i
n
g
il
l
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s
t
r
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t
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h
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t
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c
l
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d
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to
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s
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a
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l
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m
m
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n
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c
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t
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th
e
de
s
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r
e
d
,

la
n
d
s
c
a
p
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n
g
,

ci
r
c
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l
a
t
i
o
n
an
d
lo
t
co
n
f
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g
u
r
a
t
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o
n
s
.

SE
C
T
I
O
N
2-
DE
S
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CO
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C
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9 10-185

CI
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OF
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T
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p
t
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11 1
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A
N
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N
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CE
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T
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R
_
_

DC
&
E
10 SE
C
T
I
O
N
2—
DE
S
I
G
N
CO
N
C
E
P
T
S
10-186

Yi
r

4. au
F
i
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er
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e
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ii
as
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pl
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n
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}

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to
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li
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AC
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10 AC
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Sr
'
a1
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PE
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s
so
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we
0,

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pr
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pr
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do
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PA
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pr
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v
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pl
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he
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;

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f
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pr
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B
3 R
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•

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a
y
s
.

ar
e
sc
r
e
e
n
e
d
Is
o
m
th
e
11 1
co
r
r
i
d
o
r
wi
t
h
so
l
i
d
wa
l
l
s
,

an
d
la
n
d
s
c
a
p
i
n
g
.

as
a
co
m
m
u
n
i
t
y
fe
a
t
u
r
e
an
d
pe
d
e
s
t
r
i
a
n
ac
t
i
v
i
t
y
ge
n
e
r
a
t
o
r
.

CI
T
Y
OF
RA
N
C
H
O
MI
R
A
G
E
EX
H
I
B
I
T
04 li
l
u
s
t
r
a
i
i
v
e
Pl
a
n
TH
E
PL
A
N
N
I
N
G
CE
N
T
E
RDC
&
E SE
C
T
I
O
N
2—
OE
N
G
N
CON
C
E
P
T
S
11 10-187

DI
S
T
R
I
C
T
1 RE
S
T
A
U
R
A
N
T
RO
W

•

8. 7
GR
O
S
S
AC
R
E
S
DI
N
N
E
R
HO
U
S
E
RE
S
T
A
U
R
A
N
T
US
E
Lo
c
a
t
i
o
n
Lo
c
a
t
e
d
at
th
e
ce
n
t
e
r
of
th
e
Sp
e
c
i
f
i
c
Pl
a
n

a
r
e
a
on
th
e
no
r
t
h
si
d
e
of
11 1
.

Th
e
di
s
t
r
i
c
t
st
r
e
t
c
h
e
s
fr
o
m
39 t
h
Av
e
n
u
e
on
th
e
we
s
t
,

to
th
e
mo
b
i
l
e
ho
m
e
pa
r
k
on
th
e
so
u
t
h
.

Th
e
fi
v
e
si
t
-
do
w
n
re
s
t
a
u
r
a
n
t
s
es
t
a
b
l
i
s
h
th
e
we
l
l
-
de
f
i
n
e
d
ch
a
r
a
c
t
e
r
of
th
i
s
di
s
t
r
i
c
t

(
se
e
Ex
h
i
b
i
t
5)
.

Th
e
th
r
e
e
ad
d
i
t
i
o
n
a
l
si
t
e
s
,

id
e
n
t
i
f
i
e
d
in
th
e
Il
l
u
s
t
r
a
t
i
v
e
Pl
a
n
an
d
in
Ex
h
i
b
i
t
5,

ar
e
en
v
i
s
i
o
n
e
d
to
pr
o
v
i
d
e
op
p
o
r
t
u
n
i
t
i
e
s
fo
r
ad
d
i
t
i
o
n
a
l
hi
g
h

-
qu
a
l
i
t
y
di
n
i
n
g
es
t
a
b
l
i
s
h
m
e
n
t
s
.

Ex
i
s
t
i
n
g
Co
n
d
i
t
i
o
n
s
Ex
i
s
t
i
n
g
co
n
d
i
t
i
o
n
s
wh
i
c
h
de
f
i
n
e
th
i
s
di
s
t
r
i
c
t
an
d
pr
o
v
i
d
e
po
t
e
n
t
i
a
l
fo
r
de
s
i
g
n
en
h
a
n
c
e
m
e
n
t
s
ar
e
:

Th
e
ex
i
s
t
i
n
g
re
s
t
a
u
r
a
n
t
s
fr
o
n
t
i
n
g
Hi
g
h
w
a
y
11 1
.

Th
e
va
c
a
n
t
pa
r
c
e
l
at
th
e
so
u
t
h
e
a
s
t
co
r
n
e
r
of
Hi
g
h
w
a
y
11 1
an
d
39 t
h
St
r
e
e
t
pr
o
v
i
d
e
s
a
po
t
e
n
t
i
a
l
re
s
t
a
u
r
a
n
t
si
t
e
pr
o
v
i
d
e
d
th
a
t
co
n
s
o
l
i
d
a
t
e
d
pa
r
k
i
n
g
ca
n
be
ac
h
i
e
v
e
d
.

Th
e
va
c
a
n
t
pa
r
c
e
l
ad
j
a
c
e
n
t
to
th
e
no
r
t
h
e
r
n
re
s
t
a
u
r
a
n
t
se
r
v
e
s
as
a
po
s
s
i
b
l
e
ex
p
a
n
s
i
o
n
si
t
e
or
a
ne
w
di
n
i
n
g
es
t
a
b
l
i
s
h
m
e
n
t
Th
e
va
c
a
n
t
st
r
i
p

-
pa
r
c
e
l
at
th
e
ce
n
t
e
r
of
th
e
di
s
t
r
i
c
t
ma
y
se
r
v
e
as
a
po
t
e
n
t
i
a
l
al
i
g
n
m
e
n
t
fo
r
a
pa
r
k
i
n
g
co
l
l
e
c
t
o
r
ro
a
d
.

Th
e
op
e
n
sp
a
c
e
to
th
e
re
a
r
of
th
e
ex
i
s
t
i
n
g
pa
r
k
i
n
g
pr
e
s
e
n
t
op
p
o
r
t
u
n
i
t
i
e
s
fo
r
ad
d
i
t
i
o
n
a
l
pa
r
k
i
n
g
an
d
an
o
t
h
e
r
re
s
t
a
u
r
a
n
t
si
t
e
or
co
m
p
a
t
i
b
l
e
us
e
.

Cu
r
r
e
n
t
pa
r
k
i
n
g
fa
c
i
l
i
t
i
e
s
ca
n
be
si
m
p
l
y
re
d
e
s
i
g
n
e
d
to
cr
e
a
t
e
ad
d
i
t
i
o
n
a
l
pa
r
k
i
n
g
sp
a
c
e
an
d
mo
r
e
ef
f
i
c
i
e
n
t
pa
r
k
i
n
g
co
l
l
e
c
t
o
r
ro
a
d
s
.

La
n
d
Us
e
Co
n
c
e
p
t
Th
e
la
n
d
us
e
co
n
c
e
p
t
pr
o
p
o
s
e
d
fo
r
th
e
Re
s
t
a
u
r
a
n
t
Ro
w
Di
s
t
r
i
c
t
is
on
e
of
th
e

"
hi
g
h
en
d
"

di
n
i
n
g
es
t
a
b
l
i
s
h
m
e
n
t
s
in
a
hi
g
h
l
y
ac
c
e
s
s
i
b
l
e
an
d
co
m
p
a
c
t
ar
e
a
.

Th
e
ce
n
t
r
a
l
i
z
e
d
lo
c
a
t
i
o
n
of
th
i
s
we
l
l
es
t
a
b
l
i
s
h
e
d
,

sp
e
c
i
a
l
i
z
e
d
di
s
t
r
i
c
t
ma
k
e
s
it
an
id
e
a
l
lo
c
a
t
i
o
n
fo
r
dr
a
w
i
n
g
pe
d
e
s
t
r
i
a
n
tr
a
f
f
i
c
fr
o
m
ne
a
r
b
y
co
m
m
e
r
c
i
a
l
an
d
SE
C
T
I
O
N
2 I
DE
S
I
G
N
CO
N
C
E
P
T
S
re
s
i
d
e
n
t
i
a
l
di
s
t
r
i
c
t
s

(
Pl
a
n
n
i
n
g
Di
s
t
r
i
c
t
s
2 an
d
3,

re
s
p
e
c
t
i
v
e
l
y
)
.

In
ad
d
i
t
i
o
n
,

in
t
e
n
s
i
f
i
c
a
t
i
o
n
an
d
en
h
a
n
c
e
m
e
n
t
of
th
e
s
e
ex
i
s
t
i
n
g
us
e
s
wi
l
l
in
c
r
e
a
s
e
th
e
cu
s
t
o
m
e
r
dr
a
w
fr
o
m
th
e
su
r
r
o
u
n
d
i
n
g
co
m
m
u
n
i
t
i
e
s
.

Pe
a
k
re
s
t
a
u
r
a
n
t
tr
a
f
f
i
c
ho
u
r
s
sh
o
u
l
d
no
t
co
n
f
l
i
c
t
wi
t
h
pe
a
k
co
m
m
u
t
i
n
g
tr
a
f
f
i
c
.

Th
e
pa
r
k
i
n
g
co
l
l
e
c
t
o
r
ro
a
d
an
d
re
d
e
s
i
g
n
of
th
e
pa
r
k
i
n
g
ar
e
a
s
wi
l
l
pr
o
d
u
c
e
mo
r
e
ef
f
i
c
i
e
n
t
tr
a
f
f
i
c
fl
o
w
s
an
d
cr
e
a
t
e
ad
d
i
t
i
o
n
a
l
pa
r
k
i
n
g
ca
p
a
c
i
t
y
.

12 SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
10-188

Da
t
e
pa
l
m
s
Co
n
s
o
l
i
d
a
t
i
o
n
of
ac
c
e
s
s
po
i
n
t
s
Me
a
n
d
e
r
i
n
g
wa
l
k
w
a
y
s
Pa
s
s
e
n
g
e
r
dm
p
o
f
f
ar
e
a
s
ty
p
i
c
a
l
)

Bu
f
f
e
r
ex
i
s
t
i
n
g
mo
b
i
l
e
ho
m
e
s
NO
T
TO
SC
A
L
E
Ne
w
bu
i
l
d
i
n
g
pa
d
lo
c
a
t
i
o
n
s
30 '

mi
n
i
m
u
m
la
n
d
s
c
a
p
e
bu
f
f
e
r
sp
e
c
i
a
l
in
t
e
r
s
e
c
t
i
o
n
tr
e
a
t
m
e
n
t
Pa
r
k
i
n
g
co
l
l
e
c
t
o
r
ro
a
d
Ex
i
s
t
i
n
g
pa
r
k
i
n
g
be
c
o
m
e
s
sh
a
d
e
d
pa
r
k
i
n
g
pl
a
z
a
Ne
w
bu
i
l
d
i
n
g
pa
d
an
d
pa
r
k
i
n
g
Pr
o
v
i
d
e
pa
r
k
i
n
g
pl
a
z
a
ac
c
e
s
s
po
i
n
t
s

(
ty
p
i
c
a
l
)

CI
T
Y
OE
RA
N
C
H
O
MI
R
A
G
E
EX
H
I
B
I
T
05 Di
s
t
r
i
c
t
1 Co
n
c
e
p
t
Re
s
t
a
u
r
a
n
t
Ro
w
"

In
CO
M
M
E
R
C
I
A
L
HE
PL
A
N
N
I
N
G
CE
N
T
E
R
DC
&
E
SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
13 10-189

DI
S
T
R
I
C
T
2 RE
S
T
A
U
R
A
N
T
/
DE
S
I
G
N
CE
N
T
E
R

•

10 .
6 GR
O
S
S
AC
R
E
S
RE
S
T
A
U
R
A
N
T
S
/
DE
S
I
G
N
OF
F
I
C
E
S
Lo
c
a
t
i
o
n
Th
i
s
di
s
t
r
i
c
t
is
lo
c
a
t
e
d
on
th
e
so
u
t
h
si
d
e
of
Hi
g
h
w
a
y
11 1
an
d
ex
t
e
n
d
s
fr
o
m
Mi
r
a
g
e
Co
v
e
Dr
i
v
e
so
u
t
h
to
th
a
t
po
i
n
t
ac
r
o
s
s
fr
o
m
th
e
we
s
t
e
r
n
ed
g
e
of
th
e
mo
b
i
l
e
ho
m
e
pa
r
k

(
se
e
Ex
h
i
b
i
t
6)
.

Ex
i
s
t
i
n
g
Co
n
d
i
t
i
o
n
s
Ex
i
s
t
i
n
g
co
n
d
i
t
i
o
n
s
wh
i
c
h
de
f
i
n
e
th
i
s
di
s
t
r
i
c
t
an
d
pr
o
v
i
d
e
po
t
e
n
t
i
a
l
fo
r
fu
t
u
r
e
im
p
r
o
v
e
m
e
n
t
s
ar
e
:

A
pr
o
m
i
n
e
n
t
fo
o
t
h
i
l
l
/
ro
c
k
ou
t
c
r
o
p
p
i
n
g
th
a
t
ro
u
g
h
l
y
bi
s
e
c
t
s
th
e
si
t
e
.

Th
i
s
ph
y
s
i
c
a
l
fe
a
t
u
r
e
pr
o
v
i
d
e
s
a
dr
a
m
a
t
i
c
na
t
u
r
a
l
ba
c
k
d
r
o
p
fo
r
ex
i
s
t
i
n
g
an
d
fu
t
u
r
e
la
n
d
us
e
s
.

It
pr
o
v
i
d
e
s
po
t
e
n
t
i
a
l
fo
r
ar
c
h
i
t
e
c
t
u
r
a
l
,

la
n
d
s
c
a
p
e
an
d
li
g
h
t
i
n
g
tr
e
a
t
m
e
n
t
s
th
a
t
wi
l
l
cr
e
a
t
e
a
st
r
o
n
g
id
e
n
t
i
t
y
fo
r
th
i
s
pl
a
n
n
i
n
g
di
s
t
r
i
c
t
,

an
d
th
e
11 1
we
s
t
pl
a
n
n
i
n
g
ar
e
a
as
a
wh
o
l
e
.

Ex
i
s
t
i
n
g
co
m
m
e
r
c
i
a
l
of
f
i
c
e
an
d
re
t
a
i
l
us
e
s
in
th
e
we
s
t
en
d
of
th
e
ar
e
a
ar
e
of
hi
g
h
qu
a
l
i
t
y
.

Tw
o
ex
i
s
t
i
n
g
di
n
n
e
r
ho
u
s
e
re
s
t
a
u
r
a
n
t
s
pr
o
v
i
d
e
a
la
n
d
us
e
li
n
k
to
th
e
Re
s
t
a
u
r
a
n
t
Ro
w
di
s
t
r
i
c
t
di
r
e
c
t
l
y
ac
r
o
s
s
th
e
st
r
e
e
t
A
va
c
a
n
t
pa
r
c
e
l
an
d
pa
r
c
e
l
s
su
p
p
o
r
t
i
n
g
su
b
s
t
a
n
d
a
r
d
us
e
s
ar
e
lo
c
a
t
e
d
at
th
e
ba
s
e
of
th
e
hi
l
l
.

Th
e
s
e
pa
r
c
e
l
s
pr
o
v
i
d
e
op
p
o
r
t
u
n
i
t
y
fo
r
re
d
e
v
e
l
o
p
m
e
n
t
in
th
e
fu
t
u
r
e
.

La
n
d
Us
e
Co
n
c
e
p
t
Th
e
la
n
d
us
e
co
n
c
e
p
t
en
v
i
s
i
o
n
e
d
fo
r
Th
e
Re
s
t
a
u
r
a
n
t
De
s
i
g
n
Ce
n
t
e
r
is
a
mi
x
of
de
s
i
g
n
or
i
e
n
t
e
d
of
f
i
c
e
an
d
re
t
a
i
l
us
e
s
co
m
b
i
n
e
d
wi
t
h
re
s
t
a
u
r
a
n
t
us
e
s
.

Th
i
s
la
n
d
us
e
co
n
c
e
p
t
is
de
r
i
v
e
d
fr
o
m
th
e
ex
i
s
t
i
n
g
us
e
s
.

Th
e
in
c
l
u
s
i
o
n
of
de
s
i
g
n
or
i
e
n
t
e
d
co
m
m
e
r
c
i
a
l
us
e
s
wi
t
h
re
s
t
a
u
r
a
n
t
us
e
s
di
f
f
e
r
e
n
t
i
a
t
e
s
th
i
s
di
s
t
r
i
c
t
fr
o
m
th
e
Re
s
t
a
u
r
a
n
t
Ro
w
di
s
t
r
i
c
t
ac
r
o
s
s
th
e
st
r
e
e
t
an
d
wi
l
l
re
s
u
l
t
in
a
mo
r
e
ac
t
i
v
e
st
r
e
e
t
s
c
a
p
e
du
r
i
n
g
th
e
da
y
.

In
or
d
e
r
to
ac
h
i
e
v
e
th
i
s
co
n
c
e
p
t
,

ne
w
de
v
e
l
o
p
m
e
n
t
an
d
in
t
e
n
s
i
f
i
c
a
t
i
o
n
mu
s
t
oc
c
u
r
in
sp
e
c
i
f
i
c
ar
e
a
s
.

Th
e
va
c
a
n
t
pa
r
c
e
l
in
th
e
we
s
t
en
d
of
th
e
di
s
t
r
i
c
t
sh
o
u
l
d
su
p
p
o
r
t
ad
d
i
t
i
o
n
a
l
de
s
i
g
n
or
i
e
n
t
e
d
us
e
s
su
c
h
as
in
t
e
r
i
o
r
de
s
i
g
n
or
ar
c
h
i
t
e
c
t
u
r
e
of
f
i
c
e
s
,

SE
C
T
I
O
N
2 I
DE
S
I
G
N
CO
N
C
E
P
T
S
ga
l
l
e
r
i
e
s
,

or
hi
g
h
qu
a
l
i
t
y
ho
m
e
fu
r
n
i
s
h
i
n
g
st
o
r
e
s
.

A
re
s
t
a
u
r
a
n
t
fr
o
n
t
i
n
g
al
o
n
g
Hi
g
h
w
a
y
11 1
an
d
in
t
e
g
r
a
t
e
d
in
t
o
th
e
of
f
i
c
e
or
re
t
a
i
l
de
v
e
l
o
p
m
e
n
t
wo
u
l
d
be
ap
p
r
o
p
r
i
a
t
e
.

Th
e
bu
i
l
d
i
n
g
s
lo
c
a
t
e
d
at
th
e
ba
s
e
of
th
e
fo
o
t
h
i
l
l
ou
t
c
r
o
p
p
i
n
g
sh
o
u
l
d
be
up
g
r
a
d
e
d
by
re
d
e
v
e
l
o
p
m
e
n
t
.

14 SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
10-190

Ex
i
s
t
i
n
g
me
d
i
a
n
pl
a
n
t
i
n
g
Pa
r
k
i
n
g
Co
l
l
e
c
t
o
r
Ro
a
d
Na
t
u
r
a
l
hi
l
l
s
i
d
e

-
-
-

Pa
r
k
i
n
g
Pl
a
z
a
NO
T
TO
SC
A
L
E
11 -
af
f
i
c
ci
r
c
l
e
Pr
o
p
o
s
e
d
bu
i
l
d
i
n
g
si
t
e
Po
c
k
e
t
pa
r
k
Da
t
e
Pa
l
m
s
CI
T
Y
OF
RA
N
C
H
O
MI
R
A
G
E
EX
H
I
B
I
T
06 Di
s
t
r
i
c
t
2 Co
n
c
e
p
t
Re
s
t
a
u
r
a
n
t
/
De
s
i
g
n
Ce
n
t
e
r
"

E
CO
M
M
E
R
C
I
A
L
1 40
P
L
A
N
N
I
N
G
C%

CE
N
T
E
R
v
DC
&
E
SEC
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
15 10-191

DI
S
T
R
I
C
T
3 AT
T
A
C
H
E
D
RE
S
I
D
E
N
T
I
A
L

•

20 .
1 GR
O
S
S
AC
R
E
S
AT
T
A
C
H
E
D
RE
S
I
D
E
N
T
I
A
L
Lo
c
a
t
i
o
n
Th
e
lo
c
a
t
i
o
n
of
th
i
s
di
s
t
r
i
c
t
is
in
th
e
ce
n
t
e
r
of
th
e
pl
a
n
n
i
n
g
ar
e
a
at
th
e
so
u
t
h
w
e
s
t
co
r
n
e
r
of
th
e
Pe
t
e
r
s
o
n
Pa
r
k
w
a
y
/
39 t
h
St
r
e
e
t
in
t
e
r
s
e
c
t
i
o
n
.

Th
e
ar
e
a
ha
s
a
po
t
e
n
t
i
a
l
fo
r
me
d
i
u
m
de
n
s
i
t
y
re
s
i
d
e
n
t
i
a
l
de
v
e
l
o
p
m
e
n
t
as
it
s
ma
i
n
fe
a
t
u
r
e
;

lo
w
de
n
s
i
t
y
wo
u
l
d
al
s
o
be
ap
p
r
o
p
r
i
a
t
e
sh
o
u
l
d
th
e
ma
r
k
e
t
de
m
a
n
d
it

(
se
e
Ex
h
i
b
i
t
7 )
.

Ex
i
s
t
i
n
g
Co
n
d
i
t
i
o
n
s
Ex
i
s
t
i
n
g
co
n
d
i
t
i
o
n
s
wh
i
c
h
de
f
i
n
e
th
i
s
di
s
t
r
i
c
t
an
d
po
t
e
n
t
i
a
l
fo
r
de
s
i
g
n
en
h
a
n
c
e
m
e
n
t
ar
e
:

la
r
g
e
pa
r
c
e
l
s
of
va
c
a
n
t
la
n
d
wh
i
c
h
ca
n
ac
c
o
m
m
o
d
a
t
e
re
s
i
d
e
n
t
i
a
l
de
v
e
l
o
p
m
e
n
t
ex
i
s
t
i
n
g
ap
a
r
t
m
e
n
t
un
i
t
s
ab
a
n
d
o
n
e
d
da
t
e
gr
o
v
e
s
La
n
d
Us
e
/
De
s
i
g
n
Co
n
c
e
p
t
s
Th
e
la
n
d
us
e
co
n
c
e
p
t
en
v
i
s
i
o
n
e
d
fo
r
th
e
Re
s
i
d
e
n
t
i
a
l
Di
s
t
r
i
c
t
is
de
v
e
l
o
p
m
e
n
t
of
at
t
a
c
h
e
d
ho
m
e
s
at
a
de
n
s
i
t
y
th
a
t
do
e
s
no
t
ov
e
r
d
e
v
e
l
o
p
th
e
si
t
e
.

Th
e
co
n
s
t
r
u
c
t
i
o
n
of
a
pl
a
n
n
e
d
un
i
t
de
v
e
l
o
p
m
e
n
t
wi
t
h
a
me
d
i
u
m
de
n
s
i
t
y

(

5. 0
dw
e
l
l
i
n
g
s
/
ac
r
e
,

gr
o
s
s
)

al
s
o
pr
o
v
i
d
e
s
an
op
p
o
r
t
u
n
i
t
y
to
en
h
a
n
c
e
th
e
qu
a
n
t
i
t
y
an
d
ty
p
e
of
re
s
i
d
e
n
t
i
a
l
de
v
e
l
o
p
m
e
n
t
in
th
e
di
s
t
r
i
c
t
Th
i
s
ar
e
a
se
e
k
s
to
pr
o
v
i
d
e
ad
d
i
t
i
o
n
a
l
ho
u
s
i
n
g
un
i
t
s
in
th
e
Ci
t
y
,

as
we
l
l
as
to
fu
r
t
h
e
r
in
t
e
n
s
i
f
y
th
e
ty
p
e
s
of
re
s
i
d
e
n
t
i
a
l
de
v
e
l
o
p
m
e
n
t
cu
r
r
e
n
t
l
y
in
or
ar
o
u
n
d
th
e
pl
a
n
n
i
n
g
di
s
t
r
i
c
t
Pe
n
d
i
n
g
ma
r
k
e
t
co
n
d
i
t
i
o
n
s
,

a
se
c
o
n
d
a
r
y
us
e
of
a
te
n
n
i
s
re
s
o
r
t
or
re
s
i
d
e
n
t
i
a
l
ho
t
e
l
ma
y
be
de
e
m
e
d
ap
p
r
o
p
r
i
a
t
e
if
de
v
e
l
o
p
e
d
at
an
in
t
e
n
s
i
t
y
th
a
t
is
eq
u
i
v
a
l
e
n
t
to
th
e
al
l
o
w
a
b
l
e
re
s
i
d
e
n
t
i
a
l
de
n
s
i
t
y
.

An
ad
d
i
t
i
o
n
a
l
en
v
i
r
o
n
m
e
n
t
a
l
st
u
d
y
fo
r
su
c
h
us
e
wi
l
l
be
re
q
u
i
r
e
d
an
d
ot
h
e
r
do
c
u
m
e
n
t
a
t
i
o
n
an
d
/
or
st
a
n
d
a
r
d
s
ma
y
be
im
p
o
s
e
d
by
Co
m
m
u
n
i
t
y
De
v
e
l
o
p
m
e
n
t
De
p
a
r
t
m
e
n
t
St
a
f
f
.

In
an
y
ev
e
n
t
no
re
s
i
d
e
n
t
i
a
l
de
v
e
l
o
p
m
e
n
t
sh
a
l
l
be
ap
p
r
o
v
e
d
th
a
t
ex
c
e
e
d
s

5. 0
dw
e
l
l
i
n
g
un
i
t
s
pe
r
gr
o
s
s
ac
r
e
as
se
t
fo
r
t
h
in
th
e
Ci
t
y
Zo
n
i
n
g
Co
d
e
.

In
or
d
e
r
to
ac
h
i
e
v
e
th
i
s
co
n
c
e
p
t
,

th
e
bu
f
f
e
r
ro
a
d
w
a
y
lo
c
a
t
e
d
at
th
e
ba
c
k
of
th
e
Re
s
t
a
u
r
a
n
t
Ro
w
Di
s
t
r
i
c
t
wi
l
l
se
r
v
e
at
th
e
pr
i
m
a
r
y
ac
c
e
s
s
in
t
o
th
e
re
s
i
d
e
n
t
i
a
l
de
v
e
l
o
p
m
e
n
t
.

Th
e
mo
n
u
m
e
n
t
a
t
i
o
n
an
d
SE
C
T
I
O
N
2 I
DE
S
I
G
N
CO
N
C
E
P
T
S
th
e
de
s
i
g
n
fe
a
t
u
r
e
s
at
th
e
en
t
r
a
n
c
e
to
th
e
re
s
i
d
e
n
t
i
a
l
wi
l
l
di
f
f
e
r
e
n
t
i
a
t
e
an
d
de
l
i
n
e
a
t
e
th
e
re
s
i
d
e
n
t
i
a
l
us
e
fr
o
m
th
e
ad
j
o
i
n
i
n
g
re
s
t
a
u
r
a
n
t
an
d
co
m
m
e
r
c
i
a
l
us
e
s
.

16 SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
10-192

30 '

la
n
d
s
c
a
p
e
ea
s
e
m
e
n
t
on
bo
t
h
si
d
e
s
of
32 '

ro
a
d
w
a
y
NO
T
TO
SC
A
L
E
wa
l
l
Re
s
i
d
e
n
t
i
a
l
pr
o
j
e
c
t
en
t
r
y
st
a
t
e
m
e
n
t
Sp
e
c
i
a
l
In
t
e
r
s
e
c
t
i
o
n
tr
e
a
t
m
e
n
t
Bu
f
f
e
r
ro
a
d
se
p
a
r
a
t
e
s
re
s
i
d
e
n
t
i
a
l
us
e
s
fr
o
m
co
n
t
n
t
e
r
c
i
a
l
ar
e
a
s

-
-
-

15 '

mi
n
i
m
u
m
la
n
d
s
c
a
p
e
ea
s
e
m
e
n
t
:

st
u
c
c
o
ma
s
o
n
r
y
wa
l
l
a,

T
1 ,
4 V/
VC
I

CI
T
Y
OF
RA
N
C
H
O
MI
R
A
G
E
EX
H
I
B
I
T
07 Di
s
t
r
i
c
t
3 Co
n
c
e
p
t
At
t
a
c
h
e
d
Re
s
i
d
e
n
t
i
a
l
"

CO
M
M
E
R
C
I
A
L
RE
S
I
D
E
N
T
I
A
L
S
PL
A
N
N
I
N
G
ik
CE
N
T
E
R
NJ
DC
&
E
SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
17 10-193

SE
C
T
I
O
N
2 I
DE
S
I
G
N
CO
N
C
E
P
T
S
DI
S
T
R
I
C
T
4 MO
B
I
L
E
HO
M
E
PA
R
K

•

8. 3
GR
O
S
S
AC
R
E
S
MO
B
I
L
E
HO
M
E
PA
R
K
Lo
c
a
t
i
o
n
Di
s
t
r
i
c
t
4 is
lo
c
a
t
e
d
on
th
e
no
r
t
h
si
d
e
of
Hi
g
h
w
a
y
11 1
an
d
ex
t
e
n
d
s
al
o
n
g
th
e
ea
s
t
e
r
n
tw
o
-
th
i
r
d
s
of
th
e
Pl
a
n
n
i
n
g
ar
e
a

(
se
e
Ex
h
i
b
i
t
8)
.

Ex
i
s
t
i
n
g
Co
n
d
i
t
i
o
n
s
Ex
i
s
t
i
n
g
co
n
d
i
t
i
o
n
s
wh
i
c
h
de
f
i
n
e
th
i
s
di
s
t
r
i
c
t
an
d
pr
o
v
i
d
e
po
t
e
n
t
i
a
l
fo
r
de
s
i
g
n
en
h
a
n
c
e
m
e
n
t
ar
e
:

Tw
o
ex
i
s
t
i
n
g
mo
b
i
l
e
ho
m
e
pa
r
k
s
th
a
t
bo
r
d
e
r
Hi
g
h
w
a
y
11 1
.

Th
e
y
ar
e
to
co
n
t
i
n
u
e
op
e
r
a
t
i
o
n
s
in
th
e
i
r
cu
r
r
e
n
t
lo
c
a
t
i
o
n
s
.

Th
e
re
q
u
i
r
e
d
re
a
l
i
g
n
m
e
n
t
of
Hi
g
h
w
a
y
11 1
wi
l
l
pr
o
v
i
d
e
th
e
op
p
o
r
t
u
n
i
t
y
to
im
p
r
o
v
e
th
e
wa
l
l
an
d
la
n
d
s
c
a
p
i
n
g
th
a
t
sc
r
e
e
n
s
th
e
mo
b
i
l
e
ho
m
e
s
fr
o
m
11 1
.

Th
e
nu
r
s
e
r
y
lo
c
a
t
e
d
at
11 1
an
d
Pe
t
e
r
s
o
n
Pa
r
k
w
a
y
pr
o
v
i
d
e
s
vi
s
u
a
l
in
t
e
r
e
s
t
an
d
st
r
e
e
t
ac
t
i
v
i
t
y
in
th
e
ot
h
e
r
w
i
s
e

"
de
a
d
"

se
c
t
i
o
n
of
th
e
11 1
st
r
e
e
t
s
c
a
p
e
.

Ex
i
s
t
i
n
g
op
e
n
sp
a
c
e
be
t
w
e
e
n
th
e
ea
s
t
mo
b
i
l
e
ho
m
e
pa
r
k
an
d
11 1
pr
o
v
i
d
e
s
a
lo
c
a
t
i
o
n
fo
r
a
st
r
e
e
t

-
si
d
e
po
c
k
e
t
pa
r
k
.

La
n
d
Us
e
Co
n
c
e
p
t
Th
e
de
s
i
g
n
e
d
co
n
c
e
p
t
en
v
i
s
i
o
n
e
d
fo
r
th
e
Mo
b
i
l
e
Ho
m
e
Pa
r
k
Di
s
t
r
i
c
t
fo
c
u
s
e
s
on
sc
r
e
e
n
i
n
g
th
e
re
s
i
d
e
n
t
i
a
l
us
e
s
fr
o
m
Hi
g
h
w
a
y
11 1
,

an
d
cr
e
a
t
i
n
g
a
po
c
k
e
t
pa
r
k
wi
t
h
a
wa
t
e
r
fe
a
t
u
r
e
as
a
li
n
k
to
th
e
Co
m
m
e
r
c
i
a
l
Ea
s
t
Di
s
t
r
i
c
t
di
r
e
c
t
l
y
ac
r
o
s
s
th
e
st
r
e
e
t
To
ac
h
i
e
v
e
th
e
s
e
la
n
d
us
e
an
d
de
s
i
g
n
go
a
l
s
,

th
e
Sp
e
c
i
f
i
c
Pl
a
n
De
s
i
g
n
gu
i
d
e
l
i
n
e
s
mu
s
t
be
ut
i
l
i
z
e
d
du
r
i
n
g
th
e
re
a
l
i
g
n
m
e
n
t
of
Hi
g
h
w
a
y
11 1

a
n
d
th
e
co
n
s
t
r
u
c
t
i
o
n
of
th
e
po
c
k
e
t
pa
r
k
.

18 SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
10-194

NO
T
TO
SC
A
L
E
Da
t
e
pa
l
m
,

pa
r
t
of
11 1
ed
g
e
tr
e
a
t
m
e
n

G
Il
k
St
a
m
p
e
d
co
n
c
r
e
t
e
or
br
i
c
k
pa
v
e
r
s
La
n
d
s
c
a
p
e
sc
r
e
e
n
i
n
g
Ty
p
i
c
a
l
bu
s
sh
e
l
t
e
r
lo
c
a
t
i
o
n
Pr
o
v
i
d
e
sc
r
e
e
n
fo
r
ex
i
s
t
i
n
g
ho
m
e
s
15 '

mi
n
i
m
u
m
La
n
d
s
c
a
p
e
ea
s
e
m
e
n
t
Re
a
l
i
g
n
m
e
n
t
of
Pe
t
e
r
s
o
n
Ro
a
d
Me
a
n
d
e
r
i
n
g
8'

ti
n
t
e
d
co
n
c
r
e
t
e
wa
l
k
6'

St
u
c
c
o
ma
s
o
n
r
y
sc
r
e
e
n
wa
l
l
Po
c
k
e
t
pa
r
k
CI
T
Y
OF
RA
N
C
H
O
MI
R
A
G
E
EX
H
I
B
I
T
08 Di
s
t
r
i
c
t
4 Co
n
c
e
p
t
At
t
a
c
h
e
d
Re
s
i
d
e
n
t
i
a
l
"

CO
M
M
E
R
C
I
A
L
MO
B
I
L
E
HO
M
E
PA
R
K
OF
F
I
C
E
is
CL
tI
E3
.

DC
&
E
SE
C
T
I
O
N
2—
DE
S
I
G
N
CO
N
C
E
P
T
S
19 10-195

li
s
j
i
SE
C
T
I
O
N
2 I
DE
S
I
G
N
CO
N
C
E
P
T
S
DI
S
T
R
I
C
T
5 OF
F
I
C
E
CE
N
T
E
R

•

4. 2
GR
O
S
S
AC
R
E
S
PR
O
F
E
S
S
I
O
N
A
L
OF
F
I
C
E
S
Lo
c
a
t
i
o
n
Th
e
lo
c
a
t
i
o
n
of
th
i
s
di
s
t
r
i
c
t
is
at
th
e
ea
s
t
en
d
of
th
e
pl
a
n
n
i
n
g
ar
e
a
at
th
e
no
r
t
h
si
d
e
of
Hi
g
h
w
a
y
11 1
at
Co
u
n
t
r
y
Cl
u
b
Dr
i
v
e

(
se
e
Ex
h
i
b
i
t
9)
.

Ex
i
s
t
i
n
g
Co
n
d
i
t
i
o
n
s
Ex
i
s
t
i
n
g
co
n
d
i
t
i
o
n
s
wh
i
c
h
de
f
i
n
e
th
i
s
di
s
t
r
i
c
t
an
d
pr
o
v
i
d
e
po
t
e
n
t
i
a
l
fo
r
de
s
i
g
n
en
h
a
n
c
e
m
e
n
t
ar
e
:

Ex
i
s
t
i
n
g
co
m
m
e
r
c
i
a
l
of
f
i
c
e
us
e
su
p
p
o
r
t
s
a
fi
n
a
n
c
i
a
l
in
s
t
i
t
u
t
i
o
n
of
hi
g
h
qu
a
l
i
t
y
de
s
i
g
n
.

Va
c
a
n
t
la
n
d
ad
j
a
c
e
n
t
to
ex
i
s
t
i
n
g
of
f
i
c
e
us
e
.

Ea
s
i
l
y
id
e
n
t
i
f
i
a
b
l
e
lo
c
a
t
i
o
n

(
Hi
g
h
w
a
y
11 1
at
Co
u
n
t
r
y
Cl
u
b
Dr
i
v
e
)
.

La
n
d
Us
e
Co
n
c
e
p
t
Th
e
la
n
d
us
e
co
n
c
e
p
t
en
v
i
s
i
o
n
e
d
fo
r
th
e
of
f
i
c
e
di
s
t
r
i
c
t
is
on
e
of
hi
g
h
qu
a
l
i
t
y
,

we
l
l
ma
i
n
t
a
i
n
e
d
of
f
i
c
e
us
e
s
an
d
ex
p
a
n
s
i
o
n
of
ex
i
s
t
i
n
g
us
e
.

Pr
i
m
a
r
y
co
n
s
i
d
e
r
a
t
i
o
n
wi
l
l
be
gi
v
e
n
to
ar
c
h
i
t
e
c
t
u
r
a
l
co
m
p
a
t
i
b
i
l
i
t
y
wi
t
h
ad
j
a
c
e
n
t
of
f
i
c
e
bu
i
l
d
i
n
g
an
d
th
e
pr
o
v
i
s
i
o
n
of
ad
e
q
u
a
t
e
la
n
d
s
c
a
p
i
n
g
.

In
or
d
e
r
to
as
s
u
r
e
th
a
t
th
e
ex
i
s
t
i
n
g
hi
g
h
qu
a
l
i
t
y
of
f
i
c
e
ch
a
r
a
c
t
e
r
is
ma
i
n
t
a
i
n
e
d
,

fu
t
u
r
e
de
v
e
l
o
p
m
e
n
t
mu
s
t
ad
h
e
r
e
to
th
e
De
v
e
l
o
p
m
e
n
t
Re
g
u
l
a
t
i
o
n
s
an
d
De
s
i
g
n
Gu
i
d
e
l
i
n
e
s
of
th
e
Sp
e
c
i
f
i
c
Pl
a
n
.

20 SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
10-196

Da
t
e
pa
l
m
s
ad
d
e
d
to
ex
i
s
t
i
n
g
la
n
d
s
c
a
p
e
Me
a
n
d
e
r
i
n
g
si
d
e
w
a
l
k
Ex
i
s
t
i
n
g
of
f
i
c
e
bu
i
l
d
i
n
g
s
Ge
n
t
l
e
be
r
m
i
n
g
Ad
d
st
r
e
e
t
tr
e
e
s
to
ex
i
s
t
i
n
g
la
n
d
s
c
a
p
i
n
g
Ex
i
s
t
i
n
g
la
n
d
s
c
a
p
e
bu
f
f
e
r
Go
1N
7 -
>
'

C-
-
cu
a
v

Pr
o
p
o
s
e
d
ne
w
of
f
i
c
e
Pa
r
k
i
n
g
pl
a
z
a
OF
F
I
C
E
CI
T
Y
OF
RA
N
C
H
O
MI
R
A
G
E
EX
H
I
B
I
T
09 Di
s
t
r
i
c
t
5 Co
n
c
e
p
t
At
t
a
c
h
e
d
Re
s
i
d
e
n
t
i
a
l
"

ra
n
TH
E
PL
A
N
N
I
N
G
CE
N
T
E
R
DC
&
E
SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
21 10-197

DI
S
T
R
I
C
T
6 CO
M
M
E
R
C
I
A
L
EA
S
T

•

9. 6
GR
O
S
S
AC
R
E
S
CO
M
M
E
R
C
I
A
L
RE
T
A
I
L
Lo
c
a
t
i
o
n
Pl
a
n
n
i
n
g
Di
s
t
r
i
c
t
6 is
lo
c
a
t
e
d
al
o
n
g
th
e
so
u
t
h
si
d
e
of
Hi
g
h
w
a
y
11 1
at
th
e
ea
s
t
en
d
of
th
e
pl
a
n
n
i
n
g
ar
e
a

(
se
e
Ex
h
i
b
i
t
10 )
.

Ex
i
s
t
i
n
g
Co
n
d
i
t
i
o
n
s
Ex
i
s
t
i
n
g
co
n
d
i
t
i
o
n
s
wh
i
c
h
de
f
i
n
e
th
i
s
di
s
t
r
i
c
t
an
d
pr
o
v
i
d
e
op
p
o
r
t
u
n
i
t
i
e
s
an
d
co
n
s
t
r
a
i
n
t
s
fo
r
la
n
d
su
e
an
d
de
s
i
g
n
im
p
r
o
v
e
m
e
n
t
s
ar
e
:

Va
c
a
n
t
La
n
d
.

A
la
r
g
e
po
r
t
i
o
n
of
th
e
co
m
m
e
r
c
i
a
l
ea
s
t
en
t
r
y
di
s
t
r
i
c
t
is
ma
d
e
up
of
a
la
r
g
e
va
c
a
n
t
pa
r
c
e
l
.

Th
i
s
pa
r
c
e
l
is
la
r
g
e
en
o
u
g
h
to
su
p
p
o
r
t
a
re
a
s
o
n
a
b
l
e
si
z
e
co
m
m
e
r
c
i
a
l
de
v
e
l
o
p
m
e
n
t
Ex
i
s
t
i
n
g
us
e
s
in
c
l
u
d
e
a
re
s
t
a
u
r
a
n
t
an
d
a
se
r
v
i
c
e
st
a
t
i
o
n
.

Co
m
m
e
r
c
i
a
l
us
e
s
at
th
e
we
s
t
en
d
of
th
e
di
s
t
r
i
c
t
pr
o
v
i
d
e
op
p
o
r
t
u
n
i
t
i
e
s
fo
r
in
t
e
n
s
i
f
i
e
d
us
e
s
an
d
re
d
e
v
e
l
o
p
m
e
n
t
.

Aw
k
w
a
r
d
al
i
g
n
m
e
n
t
s
of
Pe
t
e
r
s
o
n
Pa
r
k
w
a
y
an
d
Th
u
n
d
e
r
Ro
a
d
pr
o
v
i
d
e
th
e
op
p
o
r
t
u
n
i
t
y
fo
r
re
a
l
i
g
n
m
e
n
t
an
d
ci
r
c
u
l
a
t
i
o
n
im
p
r
o
v
e
m
e
n
t
s
.

La
n
d
Us
e
Co
n
c
e
p
t
Th
e
la
n
d
us
e
co
n
c
e
p
t
en
v
i
s
i
o
n
e
d
fo
r
th
e
Co
m
m
e
r
c
i
a
l
Ea
s
t
di
s
t
r
i
c
t
is
th
a
t
of
an
ac
t
i
v
e
co
m
m
e
r
c
i
a
l
re
t
a
i
l
ar
e
a
.

Th
e
in
t
e
n
t
is
to
es
t
a
b
l
i
s
h
an
op
e
n
an
d
he
a
v
i
l
y
la
n
d
s
c
a
p
e
d
re
t
a
i
l
pl
a
z
a
th
a
t
wi
l
l
pr
o
v
i
d
e
vi
s
u
a
l
ex
c
i
t
e
m
e
n
t
an
d
an
ob
v
i
o
u
s
se
n
s
e
of
ar
r
i
v
a
l
to
a
un
i
q
u
e
ar
e
a
in
Ra
n
c
h
o
Mi
r
a
g
e
.

Th
e
va
c
a
n
t
la
n
d
at
th
e
ea
s
t
en
d
of
th
e
di
s
t
r
i
c
t
is
su
i
t
e
d
fo
r
a
co
o
r
d
i
n
a
t
e
d
co
m
m
e
r
c
i
a
l
pr
o
j
e
c
t
th
a
t
ma
y
su
p
p
o
r
t
a
ma
j
o
r
re
t
a
i
l
e
r
,

mo
v
i
e
th
e
a
t
e
r
s
,

an
d
as
s
o
c
i
a
t
e
d
su
p
p
o
r
t
re
t
a
i
l
us
e
s
.

Ex
i
s
t
i
n
g
op
e
n
sp
a
c
e
lo
c
a
t
e
d
di
r
e
c
t
l
y
ac
r
o
s
s
Hi
g
h
w
a
y
11 1
is
a
ty
p
e
of

"
fr
o
n
t
la
w
n
"

fo
r
th
e
mo
b
i
l
e
ho
m
e
pa
r
k
,

it
is
in
t
e
n
d
e
d
to
su
p
p
o
r
t
a
la
r
g
e
po
c
k
e
t
pa
r
k
wi
t
h
wa
t
e
r
fe
a
t
u
r
e
.

Th
i
s
pa
r
k
wi
l
l
en
h
a
n
c
e
th
e
en
t
r
y
st
a
t
e
m
e
n
t
Ne
w
de
v
e
l
o
p
m
e
n
t
ac
r
o
s
s
fr
o
m
th
e
po
c
k
e
t
pa
r
k
sh
o
u
l
d
be
we
l
l
se
t
ba
c
k
fr
o
m
th
e
Hi
g
h
w
a
y
11 1
ri
g
h
t
-
of
-
wa
y
in
or
d
e
r
ac
c
e
n
t
u
a
t
e
th
e
op
e
n
sp
a
c
e
ef
f
e
c
t
of
th
e
pa
r
k

(
as
sh
o
w
n
in
Ro
a
d
w
a
y
La
n
d
s
c
a
p
e
Se
c
t
i
o
n
Al

-
Al
,

Ex
h
i
b
i
t
15 )
.

SE
C
T
I
O
N
2 I
DE
S
I
G
N
CO
N
C
E
P
T
S
As
a
co
n
t
r
a
s
t
to
th
e
op
e
n
n
e
s
s
of
th
e
co
m
m
e
r
c
i
a
l
en
t
r
y
ar
e
a
,

th
e
sc
a
l
e
of
th
e
st
r
e
e
t
s
c
a
p
e
be
c
o
m
e
s
so
m
e
w
h
a
t
en
c
l
o
s
e
d
as
on
e
mo
v
e
s
we
s
t
w
a
r
d
th
r
o
u
g
h
th
e
pl
a
n
n
i
n
g
ar
e
a
.

To
ac
h
i
e
v
e
th
i
s
co
n
c
e
p
t
,

ne
w
co
m
m
e
r
c
i
a
l
bu
i
l
d
i
n
g
s
sh
o
u
l
d
be
pl
a
c
e
d
to
th
e
re
a
r
of
th
e
ea
s
t
en
d
va
c
a
n
t
pa
r
c
e
l
s
.

Ex
i
s
t
i
n
g
co
m
m
e
r
c
i
a
l
us
e
s
in
th
e
di
s
t
r
i
c
t
s
we
s
t
en
d
sh
o
u
l
d
be
in
t
e
n
s
i
f
i
e
d
th
r
o
u
g
h
re
d
e
v
e
l
o
p
m
e
n
t
Ne
w
us
e
s
he
r
e
sh
o
u
l
d
be
lo
c
a
t
e
d
as
cl
o
s
e
to
Hi
g
h
w
a
y
11 1
as
po
s
s
i
b
l
e
an
d
be
gr
o
u
p
e
d
cl
o
s
e
to
g
e
t
h
e
r
.

Sp
e
c
i
f
i
c
de
s
i
g
n
gu
i
d
e
l
i
n
e
s
fo
r
la
n
d
s
c
a
p
e
,

ar
c
h
i
t
e
c
t
u
r
e
li
g
h
t
i
n
g
,

an
d
si
g
n
a
g
e
ar
e
pr
o
v
i
d
e
d
to
en
h
a
n
c
e
qu
a
l
i
t
y
an
d
as
s
i
s
t
in
de
f
i
n
i
n
g
di
s
t
r
i
c
t
id
e
n
t
i
t
y
.

Fu
l
l
ac
c
e
s
s
to
ex
i
s
t
i
n
g
us
e
s
wi
l
l
be
ma
i
n
t
a
i
n
e
d
,

en
h
a
n
c
e
d
an
d
in
c
o
r
p
o
r
a
t
e
d
wi
t
h
i
n
pa
r
k
i
n
g
pl
a
z
a
de
s
i
g
n
fo
r
ne
w
us
e
s
.

Ef
f
o
r
t
s
sh
o
u
l
d
be
ma
d
e
to
co
n
s
o
l
i
d
a
t
e
cu
r
b
cu
t
s
du
r
i
n
g
ex
p
a
n
s
i
o
n
or
re
m
o
d
e
l
i
n
g
of
ex
i
s
t
i
n
g
us
e
s
or
du
r
i
n
g
co
n
v
e
r
s
i
o
n
of
no
n
-

co
n
f
o
r
m
i
n
g
us
e
s
to
co
n
f
o
r
m
i
n
g
us
e
s
.

22 SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
10-198

NO
T
TO
SC
A
L
E
CI
T
Y
OF
RA
N
C
H
O
MI
R
A
G
E
EX
H
I
B
I
T
10 Di
s
t
r
i
c
t
6 Co
n
c
e
p
t
At
t
a
c
h
e
d
Re
s
i
d
e
n
t
i
a
l
"

CO
M
M
E
R
C
I
A
L
ap
P
H
A
N
N
I
N
G
CE
N
T
E
R
Ct
i
DC
&
E
SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
23 10-199

SE
C
T
I
O
N
2 I
DE
S
I
G
N
CO
N
C
E
P
T
S
DI
S
T
R
I
C
T
7 CO
M
M
E
R
C
I
A
L
WE
S
T

•

13 .
7 GR
O
S
S
AC
R
E
S
CO
M
M
E
R
C
I
A
L
RE
T
A
I
L
Lo
c
a
t
i
o
n
Th
i
s
di
s
t
r
i
c
t
is
lo
c
a
t
e
d
on
th
e
so
u
t
h
si
d
e
of
Hi
g
h
w
a
y
11 1
an
d
ex
t
e
n
d
s
fr
o
m
Mi
r
a
g
e
Co
v
e
Dr
i
v
e
we
s
t
w
a
r
d
to
Br
a
e
m
a
r
Dr
i
v
e

(
se
e
Ex
h
i
b
i
t
11 )
.

Ex
i
s
t
i
n
g
Co
n
d
i
t
i
o
n
s
Ex
i
s
t
i
n
g
co
n
d
i
t
i
o
n
s
wh
i
c
h
de
f
i
n
e
th
i
s
di
s
t
r
i
c
t
an
d
pr
o
v
i
d
e
po
t
e
n
t
i
a
l
fo
r
de
s
i
g
n
en
h
a
n
c
e
m
e
n
t
ar
e
:

Th
e
Mo
u
n
t
a
i
n
fo
o
t
h
i
l
l
s
th
a
t
de
f
i
n
e
th
e
we
s
t
e
r
n
an
d
so
u
t
h
e
r
n
bo
u
n
d
a
r
i
e
s
of
th
e
co
m
m
e
r
c
i
a
l
we
s
t
di
s
t
r
i
c
t
Th
e
en
t
i
r
e
di
s
t
r
i
c
t
is
cu
r
r
e
n
t
l
y
va
c
a
n
t
an
d
un
i
m
p
r
o
v
e
d
,

pr
o
v
i
d
i
n
g
a
"
cl
e
a
n
sl
a
t
e
"

fo
r
ne
w
de
v
e
l
o
p
m
e
n
t
La
n
d
Us
e
Co
n
c
e
p
t
Th
e
la
n
d
us
e
co
n
c
e
p
t
en
v
i
s
i
o
n
e
d
fo
r
th
e
Co
m
m
e
r
c
i
a
l
We
s
t
Di
s
t
r
i
c
t
is
th
a
t
of
a
co
m
m
e
r
c
i
a
l
ce
n
t
e
r
th
a
t
wi
l
l
pr
o
v
i
d
e
fo
r
re
t
a
i
l
an
d
of
f
i
c
e
us
e
s
.

Ei
t
h
e
r
of
th
e
s
e
us
e
s
ma
y
do
m
i
n
a
t
e
th
e
di
s
t
r
i
c
t
,

de
p
e
n
d
i
n
g
up
o
n
th
e
ma
r
k
e
t
at
an
y
gi
v
e
n
ti
m
e
.

In
or
d
e
r
to
ac
h
i
e
v
e
th
i
s
co
n
c
e
p
t
to
th
e
de
g
r
e
e
of
de
v
e
l
o
p
m
e
n
t
qu
a
l
i
t
y
th
a
t
is
de
s
i
r
e
d
in
th
e
11 1
we
s
t
ar
e
a
,

in
d
i
v
i
d
u
a
l
pr
o
j
e
c
t
mu
s
t
co
n
f
o
r
m
to
th
e
De
v
e
l
o
p
m
e
n
t
Re
g
u
l
a
t
i
o
n
s
an
d
De
s
i
g
n
Gu
i
d
e
l
i
n
e
s
th
a
t
ar
e
se
t
fo
r
t
h
in
th
i
s
Sp
e
c
i
f
i
c
Pl
a
n
.

In
ad
d
i
t
i
o
n
,

a
su
p
p
o
r
t
ci
r
c
u
l
a
t
i
o
n
sy
s
t
e
m
ha
s
be
e
n
de
s
i
g
n
e
d
to
ta
k
e
tr
a
f
f
i
c
of
f
Hi
g
h
w
a
y
11 1
an
d
in
t
o
th
e
di
s
t
r
i
c
t
A
la
n
d
s
c
a
p
e
d
Bu
f
f
e
r
Ro
a
d
dr
i
v
e
wi
t
h
pa
t
h
w
a
y
s
wi
l
l
pr
o
v
i
d
e
ac
c
e
s
s
to
re
a
r
pa
r
k
i
n
g
pl
a
z
a
s
in
th
e
ea
s
t
e
r
n
ha
l
f
of
th
e
di
s
t
r
i
c
t
.

A
mi
n
o
r
ar
t
e
r
i
a
l
ro
a
d
wi
l
l
pr
o
v
i
d
e
ac
c
e
s
s
in
t
o
th
e
we
s
t
e
r
n
ha
l
f
of
th
e
si
t
e
di
r
e
c
t
l
y
fr
o
m
Hi
g
h
w
a
y
11 1
.

At
th
e
sa
m
e
ti
m
e
th
i
s
la
n
d
s
c
a
p
e
d
fe
a
t
u
r
e
wi
l
l
pr
o
v
i
d
e
a
bu
f
f
e
r
be
t
w
e
e
n
th
e
re
s
i
d
e
n
t
i
a
l
us
e
s
lo
c
a
t
e
d
im
m
e
d
i
a
t
e
l
y
to
th
e
so
u
t
h
an
d
th
e
pa
r
k
i
n
g
pl
a
z
a
s
.

24 SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
10-200

Ex
i
s
t
i
n
g
sl
o
p
e
s
to
re
m
a
i
n
in
na
t
u
r
a
l
co
n
d
i
t
i
o
n
i
—

\
s
4 I/
/
j
Vi
m
,

Z
1/

I
t-

—
.
/

co
M
H
/
E/
ft
L
es
A
Lu
s
h
na
t
i
v
e
an
d
dr
o
u
g
h
t
to
l
e
r
a
n
t
pl
a
n
t
s

bl
e
n
d
in
t
o
ex
i
s
t
i
n
g
de
s
e
r
t
Bu
f
f
e
r
la
n
d
s
c
a
p
i
n
g
to
se
p
a
r
a
t
e
co
m
m
e
r
c
i
a
l
fr
o
m
ex
i
s
t
i
n
g
re
s
i
d
e
n
t
i
a
l
Ex
i
s
t
i
n
g
me
d
i
a
n
pl
a
n
t
i
n
g
NO
T
TO
SC
A
L
E
25 '

mi
n
i
m
u
m
la
n
d
s
c
a
p
e
ea
s
e
m
e
n
t
ge
n
t
l
e
be
r
m
i
n
g
an
d
dr
o
u
g
h
t
re
s
i
s
t
a
n
t
pl
a
n
t
ma
t
e
r
i
a
l
cQ
M
M
I'
/
.
nL
Da
t
e
Pa
l
m
s
r
,
s•

v'di
J

r
:

CI
T
Y
OF
RA
N
C
H
O
MI
R
A
G
E
EX
H
I
B
I
T
11 Di
s
t
r
i
c
t
7 Co
n
c
e
p
t
At
t
a
c
h
e
d
Re
s
i
d
e
n
t
i
a
l
"

ma
k
CO
M
M
E
R
C
I
A
L
np
TH
E
NN
I
N
G
et
3 E
N
T
E
R
DC
&
E
SE
C
T
I
O
N
2—
DE
S
I
G
N
CO
N
C
E
P
T
S
25 10-201

SE
C
T
I
O
N
2 I
DE
S
I
G
N
CO
N
C
E
P
T
S
DI
S
T
R
I
C
T
8 MI
X
E
D

-
US
E
WE
S
T

•

13 .
1 GR
O
S
S
AC
R
E
S
MI
X
E
D

-
US
E
BO
U
T
I
Q
U
E
HO
T
E
L
/
CO
M
M
E
R
C
I
A
L
Lo
c
a
t
i
o
n
Th
i
s
di
s
t
r
i
c
t
is
lo
c
a
t
e
d
be
t
w
e
e
n
Fr
a
n
k
Si
n
a
t
r
a
Dr
i
v
e
an
d
Da
t
e
Pa
l
m
Dr
i
v
e
on
th
e
we
s
t
si
d
e
of
Hi
g
h
w
a
y
11 1

(
se
e
Ex
h
i
b
i
t
12 )
.

Ex
i
s
t
i
n
g
Co
n
d
i
t
i
o
n
s
Ex
i
s
t
i
n
g
co
n
d
i
t
i
o
n
s
wh
i
c
h
de
f
i
n
e
th
i
s
di
s
t
r
i
c
t
an
d
pr
o
v
i
d
e
po
t
e
n
t
i
a
l
fo
r
de
s
i
g
n
en
h
a
n
c
e
m
e
n
t
ar
e
:

Th
e
en
t
i
r
e
di
s
t
r
i
c
t
is
cu
r
r
e
n
t
l
y
va
c
a
n
t
an
d
un
i
m
p
r
o
v
e
d
,

pr
o
v
i
d
i
n
g
a
"
cl
e
a
n
sl
a
t
e
"

fo
r
ne
w
de
v
e
l
o
p
m
e
n
t
.

Th
e
Mo
u
n
t
a
i
n
fo
o
t
h
i
l
l
s
th
a
t
de
f
i
n
e
th
e
we
s
t
e
r
n
an
d
so
u
t
h
e
r
n
bo
u
n
d
a
r
i
e
s
of
th
e
mi
x
e
d

-
us
e
we
s
t
di
s
t
r
i
c
t
.

La
n
d
Us
e
Co
n
c
e
p
t
Th
e
la
n
d
us
e
co
n
c
e
p
t
en
v
i
s
i
o
n
e
d
fo
r
th
e
Mi
x
e
d

-
Us
e
We
s
t
Di
s
t
r
i
c
t
wi
l
l
co
n
s
i
s
t
of
mi
x
e
d

-
us
e
de
v
e
l
o
p
m
e
n
t
al
l
o
w
i
n
g
fo
r
a
bo
u
t
i
q
u
e
ho
_
te
l
an
d
co
m
m
e
r
c
i
a
l
re
t
a
i
l
on
ap
p
r
o
x
i
m
a
t
e
l
y
13 .
1 ac
r
e
s
.

A
li
it
e
d
am
o
u
n
t
of
re
s
i
d
e
n
t
i
a
l
de
v
e
l
o
p
m
e
n
t
ma
y
be
co
n
s
i
d
e
r
e
d
co
n
t
i
n
g
e
n
t
up
o
n
th
a
t
bo
u
t
i
q
u
e
ho
t
e
l
/
co
m
m
e
r
c
i
a
l
re
m
a
i
n
s
th
e
pr
i
m
a
r
y
us
e
th
a
t
do
m
i
n
a
t
e
s
th
e
di
s
t
r
i
c
t
In
or
d
e
r
to
ac
h
i
e
v
e
th
i
s
co
n
c
e
p
t
to
th
e
d
gr
e
e
of
de
v
e
l
o
p
m
e
n
t
qu
a
l
i
t
y
th
a
t
is
de
s
i
r
e
d
in
th
e
11 1
we
s
t
ar
e
a
,

in
d
i
v
i
d
u
a
l
pr
o
j
e
c
t
s
mu
s
t
co
n
f
o
r
m
to
th
e
De
v
e
l
o
p
m
e
n
t
Re
g
u
l
a
t
i
o
n
s
an
d
De
s
i
g
n
Gu
i
d
e
l
i
n
e
s
th
a
t
ar
e
se
t
fo
r
t
h
in
th
i
s
sp
e
c
i
f
i
c
pl
a
n
.

26 SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
10-202

CITY
OF
RANCHO
MIRAGE N w p,
rl 0
v '
CO oo p
u
X
IL V. -15
o ai
1 10-203

SE
C
T
I
O
N
2 I
DE
S
I
G
N
CO
N
C
E
P
T
S

3. Co
r
r
i
d
o
r
Ci
r
c
u
l
a
t
i
o
n
In
or
d
e
r
to
im
p
r
o
v
e
ci
r
c
u
l
a
t
i
o
n
wi
t
h
i
n
an
d
th
r
o
u
g
h
th
e
11 1
We
s
t
pl
a
n
n
i
n
g
ar
e
a
an
d
to
re
i
n
f
o
r
c
e
la
n
d
us
e
st
r
u
c
t
u
r
e
an
d
vi
s
u
a
l
id
e
n
t
i
t
y
,

a
co
n
s
i
s
t
e
n
t
de
s
i
g
n
qu
a
l
i
t
y
of
pu
b
l
i
c
ri
g
h
t
s

-
of

-
wa
y
sh
a
l
l
be
ma
i
n
t
a
i
n
e
d
.

Th
e
qu
a
l
i
t
y
of
th
e
ci
r
c
u
l
a
t
i
o
n
an
d
pa
r
k
i
n
g
en
v
i
r
o
n
m
e
n
t
s
wi
l
l
be
en
h
a
n
c
e
d
th
r
o
u
g
h
th
e
co
n
s
i
s
t
e
n
t
ap
p
l
i
c
a
t
i
o
n
of
gu
i
d
e
l
i
n
e
s
fo
r
ma
j
o
r
en
t
r
i
e
s
,

in
t
e
r
s
e
c
t
i
o
n
s
,

an
d
st
r
e
e
t
s
c
a
p
e
s
an
d
th
e
es
t
a
b
l
i
s
h
m
e
n
t
of
a
cl
e
a
r
hi
e
r
a
r
c
h
y
of
st
r
e
e
t
fu
n
c
t
i
o
n
.

Th
i
s
ch
a
p
t
e
r
ex
p
l
a
i
n
s
th
e
hi
e
r
a
r
c
h
y
of
st
r
e
e
t
s
fo
r
th
e
11 1
We
s
t
co
r
r
i
d
o
r
,

Th
e
ve
h
i
c
u
l
a
r
ci
r
c
u
l
a
t
i
o
n
st
r
u
c
t
u
r
e
is
co
m
p
o
s
e
d
of
ma
j
o
r
ar
t
e
r
i
a
l
s
,

mi
n
o
r
ar
t
e
r
i
a
l
s
,

bu
f
f
e
r
ro
a
d
s
,

pa
r
k
i
n
g
co
l
l
e
c
t
o
r
ro
a
d
s
,

tw
o
-
la
n
e
lo
c
a
l
ro
a
d
s
,

as
we
l
l
as
Hi
g
h
w
a
y
11 1
ac
c
e
s
s
co
n
t
r
o
l

(
me
d
i
a
n
br
e
a
k
s
,

si
g
n
a
l
i
z
e
d
in
t
e
r
s
e
c
t
i
o
n
s
,

an
d
ri
g
h
t
in

-
ou
t
lo
c
a
t
i
o
n
s
)

an
d
pa
r
k
i
n
g
.

Ad
d
i
t
i
o
n
a
l
de
s
i
g
n
tr
e
a
t
m
e
n
t
s
wi
t
h
i
n
th
e
ro
a
d
ri
g
h
t
of
wa
y
s
su
c
h
as
la
n
d
s
c
a
p
i
n
g
,

st
r
e
e
t
fu
r
n
i
s
h
i
n
g
s
,

si
g
n
i
n
g
an
d
li
g
h
t
i
n
g
ar
e
di
s
c
u
s
s
e
d
in
th
e
Gu
i
d
e
l
i
n
e
se
c
t
i
o
n
s
of
th
i
s
Pl
a
n
de
a
l
i
n
g
wi
t
h
th
e
s
e
to
p
i
c
s
.

CI
R
C
U
L
A
T
I
O
N
PL
A
N
Th
e
Ci
r
c
u
l
a
t
i
o
n
Pl
a
n
fo
r
th
e
11 1
We
s
t
pl
a
n
n
i
n
g
ar
e
a
is
re
p
r
e
s
e
n
t
e
d
as
a
hi
e
r
a
r
c
h
y
of
st
r
e
e
t
s
an
d
a
pe
d
e
s
t
r
i
a
n
wa
l
k
w
a
y
sy
s
t
e
m
.

It
is
sh
o
w
n
in
Ex
h
i
b
i
t
12 .

Th
e
hi
e
r
a
r
c
h
y
is
de
s
i
g
n
e
d
to
se
p
a
r
a
t
e
di
f
f
e
r
e
n
t
tr
a
f
f
i
c
fu
n
c
t
i
o
n
s
in
or
d
e
r
to
im
p
r
o
v
e
ci
r
c
u
l
a
t
i
o
n
.

Fo
r
ex
a
m
p
l
e
,

th
e
pa
r
k
i
n
g
Co
l
l
e
c
t
o
r
Ro
a
d
s
ro
u
t
e
co
m
m
e
r
c
i
a
l
tr
a
f
f
i
c
of
f
of
Hi
g
h
w
a
y
11 1
to
pa
r
k
i
n
g
pl
a
z
a
s
.

Th
e
co
n
c
e
p
t
pr
o
v
i
d
e
s
im
p
r
o
v
e
d
ac
c
e
s
s
to
co
m
m
e
r
c
i
a
l
us
e
s
an
d
wi
l
l
re
s
u
l
t
in
im
p
r
o
v
e
d
th
r
o
u
g
h

-
tr
a
f
f
i
c
co
n
d
i
t
i
o
n
s
.

Th
e
hi
e
r
a
r
c
h
y
as
re
i
n
f
o
r
c
e
d
by
di
f
f
e
r
e
n
t
pa
r
k
w
a
y
co
n
f
i
g
u
r
a
t
i
o
n
s
.

Pa
r
k
w
a
y
la
n
d
s
c
a
p
e
tr
e
a
t
m
e
n
t
s
he
l
p
br
i
n
g
vi
s
u
a
l
an
d
ae
s
t
h
e
t
i
c
un
i
t
y
an
d
id
e
n
t
i
t
y
to
ea
c
h
st
r
e
e
t
to
th
e
pl
a
n
n
i
n
g
ar
e
a
as
a
wh
o
l
e
.

Al
s
o
lo
c
a
t
e
d
wi
t
h
i
n
th
e
pa
r
k
w
a
y
s
ar
e
th
e
pa
t
h
s
an
d
wa
l
k
w
a
y
s
.

Th
e
y
pr
o
v
i
d
e
th
e
op
p
o
r
t
u
n
i
t
y
fo
r
pe
d
e
s
t
r
i
a
n
an
d
bi
c
y
c
l
e
ci
r
c
u
l
a
t
i
o
n
wi
t
h
i
n
th
e
pl
a
n
n
i
n
g
ar
e
a
.

28 SE
C
T
I
O
N
2-
DE
S
I
G
N
CO
N
C
E
P
T
S
10-204

AC
R
E
10 AC
R
E
S
SC
A
L
E
IN
FE
E
T
39 T
H
AV
E
N
U
E
o
•

o
•
o
•

00 •

Aa a Zo
1 1
CO
U
N
T
R
Y
CL
U
B
DR
I
V
E
CI
T
Y
Or
RA
N
C
H
O
MI
R
A
G
E
g•
mi
l
BI
N
10 0
0 0
,

•

si
r
fm
o
EX
H
I
B
I
T
13 Ci
r
c
u
l
a
t
i
o
n
Pl
a
n
ME
D
I
A
N
BR
E
A
K
S
SI
G
N
A
L
I
Z
E
D
IN
T
E
R
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C
T
I
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S
HI
G
H
W
A
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1I
1 (
11 0
'

W.
)

MI
N
O
R
AR
T
E
R
I
A
L
11 0
'

W.
)

BU
F
F
E
R
RO
A
D
92 '

W.
)

PA
R
K
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N
G
CO
L
L
E
C
T
O
R
60 '

W.
)

LO
C
A
L
RO
A
D
50 '

MI
N
I
M
U
M
)

RI
G
H
T
IN

RI
G
H
T
OU
T
A
TH
E
PL
A
N
N
I
N
G
EN
T
E
R
DC
R
E
SE
C
T
I
O
N
2-
0E
S
I
G
N
CO
N
C
E
P
T
S
29 10-205

HI
E
R
A
R
C
H
Y
OF
ST
R
E
E
T
S
Ex
h
i
b
i
t
13 de
p
i
c
t
s
th
e
cr
o
s
s
se
c
t
i
o
n
s
of
th
e
fi
v
e
ro
a
d
ty
p
e
s
in
th
e
Sp
e
c
i
f
i
c
Pl
a
n
ar
e
a
.

Th
e
i
r
lo
c
a
t
i
o
n
s
ar
e
sh
o
w
n
on
Ex
h
i
b
i
t
12 ,

th
e
Ci
r
c
u
l
a
t
i
o
n
pl
a
n
.

Tr
a
v
e
l
la
n
e
s
,

la
n
d
s
c
a
p
e
me
d
i
a
n
s
,

an
d
la
n
d
s
c
a
p
e
se
t
b
a
c
k
s
ar
e
sh
o
w
n
.

1. Hi
g
h
w
a
y
11 1
,

Ma
j
o
r
Ar
t
e
r
i
a
l

(
11 0
'

W.
)

Hi
g
h
w
a
y
11 1
,

th
e
co
r
r
i
d
o
r
ar
t
e
r
i
a
l
,

wi
l
l
di
r
e
c
t
l
y
or
in
d
i
r
e
c
t
l
y
ac
c
e
s
s
al
l
po
r
t
i
o
n
s
of
th
e
pr
o
j
e
c
t
ar
e
a
.

It
wi
l
l
al
s
o
be
ut
i
l
i
z
e
d
as
a
li
n
e
a
r
pa
r
k
w
a
y
an
d
ac
t
i
v
i
t
y
co
r
r
i
d
o
r
li
n
k
i
n
g
th
e
pl
a
n
n
i
n
g
di
s
t
r
i
c
t
s
.

Hi
g
h
w
a
y
11 1
wi
l
l
be
de
s
i
g
n
e
d
as
a
li
m
i
t
e
d
ac
c
e
s
s
ar
t
e
r
i
a
l
di
v
i
d
e
d
by
a
la
n
d
s
c
a
p
e
d
me
d
i
a
n
no
t
le
s
s
th
a
n
14 fe
e
t
wi
d
e
.

It
wi
l
l
ge
n
e
r
a
l
l
y
be
a
11 0
'

ro
a
d
ac
c
e
s
s
i
b
l
e
on
l
y
fr
o
m
ri
g
h
t
-

in
/
ri
g
h
t
-
ou
t
dr
i
v
e
w
a
y
s
,

in
t
e
r
s
e
c
t
i
o
n
s
an
d
se
l
e
c
t
e
d
me
d
i
a
n
br
e
a
k
s
.

Hi
g
h
w
a
y
11 1
wi
l
t
pr
o
v
i
d
e
th
r
e
e
la
n
e
s
of
tr
a
f
f
i
c
in
ea
c
h
di
r
e
c
t
i
o
n
an
d
,

op
t
i
m
a
l
l
y
,

a
25 -
fo
o
t
la
n
d
s
c
a
p
e
d
pa
r
k
w
a
y
on
ea
c
h
si
d
e
.

Th
e
25 -
fo
o
t
pa
r
k
w
a
y
s
sh
a
l
l
be
co
m
p
r
i
s
e
d
of
9 fe
e
t
of
la
n
d
wi
t
h
i
n
th
e
ri
g
h
t

-
or

-
wa
y
s
an
d
an
ad
d
i
t
i
o
n
a
l
16 -
fo
o
t
la
n
d
s
c
a
p
e
ea
s
e
m
e
n
t
s
on
ei
t
h
e
r
si
d
e
of
th
e
ro
a
d
.

Th
e
la
n
d
s
c
a
p
e
ea
s
e
m
e
n
t
wi
l
l
pr
o
v
i
d
e
sp
a
c
e
fo
r
8-
fo
o
t
me
a
n
d
e
r
i
n
g
si
d
e
w
a
l
k
/
bi
k
e
pa
t
h
s
an
d
un
d
e
r
g
r
o
u
n
d
ut
i
l
i
t
i
e
s
.

Bu
i
l
d
i
n
g
Se
t
b
a
c
k
s
.

Bu
i
l
d
i
n
g

(
ex
c
l
u
d
i
n
g
bu
s
sh
e
l
t
e
r
s
)

wi
l
l
be
se
t
b
a
c
k
a
mi
n
i
m
u
m
of
16 -
fe
e
t
ou
t
s
i
d
e
th
e
ro
a
d
ri
g
h
t
-
of
-
wa
y
ex
c
e
p
t
wh
e
r
e
st
a
t
e
d
ot
h
e
r
w
i
s
e
in
th
i
s
do
c
u
m
e
n
t
.

2. "
D
St
r
e
e
t
"
,

Mi
n
o
r
Ar
t
e
r
i
a
l

(
11 0
'

W.
)

Th
e
mi
n
o
r
ar
t
e
r
i
a
l
,

wh
i
c
h
co
n
n
e
c
t
s
di
r
e
c
t
l
y
to
Hi
g
h
w
a
y
11 1
,

is
de
s
i
g
n
e
d
to
be
a
dr
a
m
a
t
i
c
ac
c
e
s
s
ro
a
d
th
a
t
ta
k
e
s
ad
v
a
n
t
a
g
e
of
it
s
pr
o
x
i
m
i
t
y
to
mo
u
n
t
a
i
n
fo
o
t
h
i
l
l
s
.

It
wi
l
l
pr
o
v
i
d
e
ac
c
e
s
s
to
si
t
e
s
in
th
e
Co
m
m
e
r
c
i
a
l
We
s
t
pl
a
n
n
i
n
g
di
s
t
r
i
c
t
Th
i
s
ro
a
d
pr
o
v
i
d
e
s
a
16 -

fo
o
t
ra
i
s
e
d
la
n
d
s
c
a
p
e
d
me
d
i
a
n
,

4 tr
a
v
e
l
la
n
e
s
an
d
21 -
fo
o
t
pa
r
k
w
a
y
s
wi
t
h
i
n
th
e
ri
g
h
t
-
of
-
wa
y
on
ea
c
h
si
d
e
of
th
e
ro
a
d
th
a
t
su
p
p
o
r
t
8-
fo
o
t
me
a
n
d
e
r
i
n
g
si
d
e
w
a
l
k
/
bi
k
e
pa
t
h
s
.

Rancho Mirage City CouncilJanuary 19, 2023

Rancho Mirage City Council
January 19, 2023