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Eisenhower Cardiac and Vascular Clinic Building
Major Modification Case No. MOD22-0035
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Planning Division
69-825 Highway 111
Rancho Mirage, CA 92270
Phone 760/328-2266
P U B L I C H E A R I N G N O T I C E
CITY COUNCIL REGULAR MEETING
Thursday, May 4, 2023 – 1:00 p.m.
Environmental Assessment Case No. EA22-0015
Major Modification Case No. MOD22-0035 (“Project”)
Applicant: Mr. Ali Tourkaman, Eisenhower Medical Center Request: Consideration to demolish the existing one story Desert Cardiology Center within the Eisenhower Medical Center and construct an up to four story 128,620 square foot outpatient Cardiac and Vascular Clinic building. The modification also includes the development of new parking and associated site improvements.
Location: 39000 Bob Hope Drive (APNs: 685-270-011, -014, -020, & -021) NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the City of Rancho Mirage CITY COUNCIL RE: consideration of the above referenced application pursuant to Rancho Mirage Municipal Code Title 17. Pursuant to the provisions of the California Environmental Quality Act (CEQA), Section 15162, the previously adopted Environmental Impact Report for the Eisenhower Medical Center Specific Plan is still valid. This project is also categorically exempt from CEQA pursuant to Section 15332 (Infill Development Projects). No further environmental review is required.
The Public Hearing will be held on Thursday, May 4, 2023, at 1:00 p.m., in the Council Chamber, 69-825 Highway 111, Rancho Mirage, California, at which time and place pertinent testimony will be heard. The file, including all environmental information, is available for public inspection at City Hall, Monday through Friday, between 8 a.m. and 5:00 p.m.
Written testimony may be submitted to the City Clerk via email to [email protected], or mailed to City of Rancho Mirage, ATTN: City Clerk, 69- 825 Highway 111, Rancho Mirage, CA 92270. Written testimony must be received no later than 10:00 a.m. on the day of the meeting to be considered by the City Council.
GOVERNMENT CODE § 65009 NOTICE: If you challenge this proposed activity in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this notice, or in written correspondence delivered to the City Council sufficiently prior to the Public Hearing to enable its consideration by them.
ATTACHMENT 2
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Vicinity Map – Not to Scale
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Development Services Department
69-825 Highway 111
Rancho Mirage CA 92270
Phone 760/328-2266 Fax 760/324-9851
NOTICE OF EXEMPTION
To: Office of Planning and Research Chief Deputy County Clerk P.O. Box 3044 3470 12th Street
Sacramento, CA 95812-3044 Riverside, CA 92501
Project Title/Case Nos. Environmental Assessment Case No. EA22-0015 and Minor Modification Case No. MOD22- 0035
Project Location:
39000 Bob Hope Drive
Rancho Mirage, CA 92270
APNs: 685-270-011, -014,
-020, & -021
Applicant/Representative:
Ali Tourkaman
Eisenhower Medical Center
39000 Bob Hope Drive
Rancho Mirage, CA 92270
Project Description:
Approval to demolish the existing one-
story Desert Cardiology Center within
the Eisenhower Medical Center and
construct up to a four story 128,620
square foot outpatient Cardiac and
Vascular Clinic building. The
modification also includes the
development of new parking and
associated site improvements.
Name of Public Agency Approving Project: Name of Person or Agency Carrying Out Project:
City of Rancho Mirage Ben Torres
Planning Manager
Exempt Status: (check one)
Ministerial (Sec. 21080(b)(1); 15268); Declared Emergency [Sec. 21080(b)(3); 15269(a)] Emergency Project [Sec. 21080(b)(4); 15269(b)(c)]; Statutory Exemption; Code No Categorical Exemption. State type and Section number: CEQA Guidelines, Section 15332 Class 32 and Section 15162.
Reasons why project is exempt: This project is in substantial compliance with the Eisenhower Medical Center Specific Plan (Amendment #3) whereby future development projects which are consistent with this Specific Plan will require no further environmental documentation, or focused environmental analysis and action as documented in Section 15162 of the CEQA Guidelines (Subsequent EIR’s and Negative Declarations). All mitigation measures required by the EIR are incorporated as part of the Specific Plan. This project is also categorically exempt from the California Environmental Quality Act pursuant to Section 15332 - Infill Development Projects. The project site is approximately
4.40 acres, which is under the 5-acre limit and is within the already developed Eisenhower Medical Center Campus in an urban setting. The project meets all of the requirements to be categorized as an Infill Development Project.
Lead Agency Contact Person: Ben Torres, Planning Manager Telephone No. (760) 328-2266 ATTACHMENT 3
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Date:
Ben Torres, Planning Manager
Signed by Lead Agency Date Received for filing at OPR:
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Planning Commission Staff Report AGENDA ITEM #
STAFF REPORT
TO: Planning Commission DATE: April 13, 2023
FROM: Ben Torres, Planning Manager
SUBJECT: Environmental Assessment Case No. EA22-0015 and Major Modification Case No. MOD22-0035 – Eisenhower Cardiac and Vascular Institute Clinic Building
SPECIFIC REQUEST OR RECOMMENDATION
Staff recommends that the Planning Commission:
A. Recommend that the City Council approve the filing of a Notice of Exemption based on Environmental Assessment Case No. EA22-0015 and pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15162 and 15332 (In Fill Development Projects); and,
B. Recommend that the City Council approve Major Modification Case No. MOD22-0035, subject to the conditions of approval and based on the content and findings in the staff report.
ATTACHMENTS:
1. Aerial
2. Notice of Public Hearing
3. Draft Notice of Exemption
4. ARB Minutes dated November 14, 2022
& March 13, 2023
5. Exhibit Booklet
FACT/STATISTICS
1. Applicant:Ali Tourkaman, on behalf of Eisenhower Medical Center
2. Purpose of Request:Consideration to demolish the existing one-story Desert Cardiology Center within the Eisenhower Medical Center
and construct up to a four story 128,620 square foot
outpatient Cardiac and Vascular Clinic building. The
modification also includes the development of new
parking and associated site improvements.
3. Location:39000 Bob Hope Drive – APNs: 685-270-011, -014, - 020, & -021
4. Parcel Size:4.40-acre project area (total parcel size 64.88 acres) ATTACHMENT 4
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5. Existing Streets: Bob Hope Drive, Country Club Drive, and John L. Sinn Road
6. Existing Land Use: Medical Office & Storage Area
7. Proposed Land Use: Medical Office & Parking Lot
8. Existing General Plan/Zoning: Hospital (P/H)/ Eisenhower Medical Center Specific Plan
9. Surrounding Land Use: Eisenhower Medical Center
10. Environmental Information: Exempt from CEQA pursuant to Section 15162 and Section 15332. A Notice of Exemption will be filed with the County of Riverside.
11. Date Staff Deemed
Application Complete: October 28, 2022
PROJECT SUMMARY
The project proposes to demolish the existing 34,416 square foot one-story Desert Cardiology Center and construct up to a three and four story 128,620 square foot outpatient Cardiac and Vascular Clinic building to be built in two phases. The modification also includes the development of new parking and associated site improvements.
The following applications comprise the entitlement package: Environmental Assessment (EA) and Major Modification (MOD).
BACKGROUND AND EXISTING CONDITIONS
The project site is currently developed with the 34,416 square foot Desert Cardiology Center which was built in 1983. The existing one-story building is divided into three separate areas which include the 13,981 SF Desert Cariology Center (Building No. H2) that includes a basement (4,621 SF). The other building areas are the 7,885 SF North Expansion (Building No. G2) and the 12,550 SF South Expansion (Building No. G3). The current project site has a total of 136 parking spaces and various existing improvements. The proposed added parking lot east of the current Desert Cardiology Center is currently used as a materials storage area. All the land that is part of the project has already been disturbed and partially developed.
In 2003, the Eisenhower Medical Center Specific Plan Amendment #3 (Specific Plan) and Environmental Impact Report (EIR) was approved; both of which remain valid documents. The Specific Plan states that a public hearing is to be held on all site plan applications and that the Development Plan review process is discretionary, not ministerial and is therefore subject to CEQA. Future project applications shall be deemed to conform to the Specific Plan, if certain findings contained within the Specific Plan can be made, this analysis is included within the Findings section of this Staff Report.
The Specific Plan identifies future phases and analyzes them in the adopted EIR (Section 15165). Circumstances on the EMC Campus, build out assumptions in the Specific Plan and its related EIR have not changed and remain valid.
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PROJECT DESCRIPTION
Major Modification
A Major Modification is required due to the proposed site changes to an already developed project site. Eisenhower is proposing a large expansion to its cardiovascular services due to the projected increase in services. The hospital currently sees over 130,000 cardiac patients per year. Based on current and projected visitor numbers the existing 34,416 square foot Desert Cardiology Center will need to be replaced in order to meet the future cardiovascular service demands. The proposed 128,620 square foot building will be able to accommodate Eisenhower’s needs. The project will be built in two phases as further detailed below in order to maintain vital medical operations during construction. New landscaped areas along the parking areas, around the proposed building, and within an interior courtyard will further enhance the site while maintaining harmony with the existing landscape design already established within the Eisenhower Medical Center campus. In addition, 135 of the existing 136 parking spaces will be removed as part of the redevelopment of the project site. At build out a total of 378 parking spaces will be added, which includes 177 spaces within a new dedicated parking area to the east of the proposed building. A valet parking drop off and pick up area will be located along the eastern end of the proposed building to conveniently allow patients to access the facility. As proposed the project will meet all applicable regulations of the Eisenhower Medical Center Specific Plan and the Rancho Mirage Municipal Code.
Phasing
The project will consist of two phases for the construction of the project, as shown on pg. 3 of Exhibit #5 (Exhibit Booklet). Phase 1 will consist of demolition of the existing south Desert Cardiology Center building, which is currently empty. After demolition, construction of the new four-story building will begin. The 177-stall parking lot to the east of the proposed building will also be built during Phase 1. After completion of Phase 1, services will be able to be transferred over to the new building and the north and center buildings of the Desert Cardiology Center can then be demolished. After demolition the three-story building will be constructed.
Access and Circulation
The project site for the proposed Cardiac and Vascular Clinic Building can be primarily accessed through MacMillan Way along Bob Hope Drive. MacMillan Way is an existing roadway within the Eisenhower campus and is the most direct route connecting both portions of the project, which are located along this northern roadway. In addition, various other internal drive aisles of the Eisenhower campus provide access to the property, which are a minimum of 24 feet wide.
The widths and further details of the existing circulation network can be best seen on the Grading Plans, which are shown on pgs. 9-12 of Exhibit # 5. Another prominent access area is John L.
Sinn Road along Country Club Drive. Sufficient access to the project site will be provided through the already existing circulation system. No changes to the internal circulation system are proposed other than remove the existing 20’-22’ wide drive aisle that is immediately south of the existing building, which was removed from the plans in order to move the proposed building 10 feet south which allows for an expansion of the courtyard and landscaped area.
Lot Coverage
The Specific Plan has a 35% site coverage maximum, which is defined as the building-ground contact area divided by the total site area. The parcel that the Cardiac and Vascular Clinic 6-12
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Building will be directly located on has a total size of 4.13 acres or 179,903 square feet. The proposed project has a total ground floor enclosed area of 34,960 square feet for both phases of the Cardiac and Vascular Clinic Building, which equals a lot coverage of 19.4%, which is well under the 35% maximum.
Setbacks
The Specific Plan requires a minimum setback of 200 feet for two story buildings and additional heights can be considered if a line-of-sight study is prepared with no additional setback requirements. The Eisenhower Specific Plan indicates locations throughout the campus where certain building heights can be located on the property, for the proposed project site building heights of up to 4 stories can be considered. The proposed Cardiac and Vascular Clinic Building is set back a minimum of 206’ from the northern property line, which is shared with the Rancho Mirage Country Club. To the south the proposed building is set back approximately 900 feet and to the west approximately 1,300 feet. Further east of the proposed building is the Rinker Building and the Betty Ford Center Campus is approximately 460’ away.
As proposed the project meets all required setbacks as specified in the Specific Plan.
Site Grading and Drainage
The existing building site slopes down from north to south. Finished surfaces have an elevation between 236.79’ to 235.58’ along the northern property boundary. Along the southern end of the site the elevation drops down to between 230.33’ to 231.14’. The pad elevation of both phases of the proposed project will be 233.6’, which is located at the center of the project area.
The new 177 stall parking area east of the proposed building primarily slopes from east to west.
Finished surfaces have an elevation between 235.15’ to 235.72’ along the eastern area. While the western area of the parking lot has elevations between 234.11’ to 231.67’.
Various existing V-Gutters and other drainage improvements will direct the flow of water away from the building and parking areas to the existing retention areas of the campus. A final Hydrology Report is conditioned to be submitted to the Public Works Department and shall meet all City requirements.
Floor/Roof Plan
The project site is divided into two phases. Phase 1 consists of the four-story building portion and phase 2 includes the development of the three-story building portion, including the subterranean parking area. Detailed floor plans for the three-story building have not been developed, but the floor plans show where the suite space and common areas will be located, in addition a detailed configuration of the subterranean parking area is provided. As part of the Final Development Plan process detailed floor plans will be submitted.
The first floor of the four-story building will consist of a waiting area and café along the northern portion of the building overlooking the open courtyard area. The rest of the first floor will contain various offices and treatment rooms. The second, third, and fourth floors will be identical with primarily exam rooms, a procedure room, and physician offices along the southern end of the building. At the roof level is a 3,460 square foot observation deck for special events and 6-13
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gatherings. The building roofs will also contain all of the mechanical equipment, which will be screened from view.
Parking
The Specific Plan requires parking areas to be located within 600 feet of building entrances or to provide valet service to satisfy all or part of this requirement. The project is proposing a combination of both nearby parking spaces and valet parking. A valet kiosk is proposed along the eastern side of the building. The following table provides a breakdown of the minimum parking required.
Parking Requirements
Building/Use Square
Footage/Rooms Parking Ratio Number of Required
Spaces
Outpatient Clinic
(Phase 1)
83,620 SF / 132
Rooms 1.5 spaces per room 198
Medical Office
(Phase 2) 45,000 4 spaces per 1,000 SF 180
Total Parking Required: 378
Total Parking Proposed: 378
Since the floor plan for phase 2 of the project has not been fully established the parking ratios for this are calculated using the Medical Office category contained within the Specific Plan. At build out of the Cardiac and Vascular Clinic Project, the entire Eisenhower Medical Center Campus will have a surplus of 514 existing parking spaces in excess of the minimum requirements needed for the various buildings and uses within the campus, this is detailed on pg.7 of the Exhibit Booklet.
Electric Vehicle Charging Stations
Pursuant to Section 17.26.030 of the Rancho Mirage Municipal Code (RMMC), all new construction and projects requiring discretionary action shall provide a defined amount of electric vehicle charging stations. For projects that have between 201-500 parking spaces, four (4) electric vehicle charging spaces are required. A Condition of approval has been added to ensure that a minimum of four electric vehicle charging spaces are provided.
Shaded Parking
Pursuant to Section 17.26.070 of the RMMC, a minimum of 25% of the parking spaces shall be shaded. The new parking area exceeds this requirement with a combination of carports, underground parking, and landscaping. A total of 37 new carport structures are proposed, which will be painted an Anodized Dark Bronze to match the building’s curtainwall aluminum and contain solar panels on the roof. The carports will complement the building and will have a maximum height of 12’ – 8”. The carports will be utilized by physicians and will be located on the west and south sides of the building. In addition, 53 underground parking spaces with two additional spaces for motorcycles are provided under the second phase of the building. The surface parking areas will also be shaded by various 30-inch box Smoothie Thornless Cascalote 6-14
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and Date Palms with an approximate height of 28 feet to match existing. The combination of the various shading methods will exceed the 25% shade requirement for the entire project site.
ADA Parking
Pursuant to Section 17.26.060 of the RMMC, a proposed project of 301-400 parking spaces shall provide a minimum of eight (8) handicapped parking spaces. The project meets this requirement as proposed in both phase 1 and at the completion of the entire project. At the completion of phase 1, the project will have twenty-four (24) handicapped parking spaces and at build out forty- four (44) total spaces are proposed.
Architecture
The architectural style of the building is best described as modern, utilizing a curtain wall and infill design. The proposed architecture is intended to replicate, but add distinctive elements from, the established architectural vocabulary utilized for the three-story Rinker building to the east. As designed, the project emphasizes the preservation of harmony with the existing buildings already established within the campus and further adds to the unique identity of the Eisenhower Medical Center. The proposed design is a single overall building with two distinct components: a four (4) story component and a three (3) story component. The design of the project allows for additional daylight exposure via the central courtyard in between both components. The colors and materials for the project will consist of stucco in an ivory sand color, with curtainwall glass in two shades, and curtainwall aluminum in a dark bronze finish.
Building Height
Height Consideration: Heights of up to four stories are allowed for the Cardiac and Vascular Clinic Building project site per the Specific Plan, and staff has conducted analysis per Section
17.20.100 of the Rancho Mirage Municipal Code (RMCC), which typically governs structures over 20’ in height, if not allowed within a Specific Plan. The following is Staff’s additional analysis of the proposed building heights:
1. In addition to the minimum required setbacks for one (1) story or twenty (20) foot high buildings, the setback shall be increased a minimum of two (2) feet for each one (1) foot of additional building height above twenty (20) feet; however, the council in exercising their discretion may require significantly greater setbacks;
Staff Response: The Specific Plan has a 100-foot setback for one story buildings, 200 feet for two story buildings, and for heights above two stories a line of sight study is required. The Specific Plan establishes areas where additional building heights can be located. According to the Eisenhower Specific Plan, the subject project site can be developed with up to four story buildings. The maximum height of the four-story building portion will be 77 feet while the maximum height of the three-story building portion closest to the northern property line will be approximately 57 feet. The proposed project is set back 206’ from the nearest property line to the north. All building portions greater than 20 feet in height will exceed the minimum additional setbacks specified in the Municipal Code in addition to meeting the Specific Plan requirements.
2. Enhanced buffering to surrounding development, land uses designations, and zoning shall be demonstrated.
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Staff Response: The applicant designed the second phase of the project, which is closest to the Rancho Mirage County Club to the north, with a three-story design even though the Specific Plan allows up to four stories at this location. In addition, a large 45’ tall hedge lines the northern property line to visibly screen the campus and proposed project from views to the north. To the far south the Wilshire Palms development also has a 45’ tall hedge along their property line; this development is over 800 feet away from the project site. The project will not cause visual impacts to neighboring properties given that it is at a central location within the Eisenhower Medical Center, has provided enhanced setbacks and screening through landscape and building orientation.
3. A visual and spatial analysis relating building proportions, massing, height, and setback shall be conducted to preserve and enhance the scenic view shed.
Staff Response: Site section and various line of sight studies were prepared from Bob Hope Drive to the west, homes on Roxbury to the south, and homes within the Rancho Mirage Country Club to the north. All studies show that the maximum height of the building will not cause viewshed impacts to these areas. The line-of-sight study and site sections can be found on pgs. 39-40 of the exhibit booklet.
4. The need and appropriateness of the additional height shall be demonstrated.
Staff Response: The applicant has paid special attention to the placement of the additional height and buildings. The additional height is needed in order to meet the existing and future needs for cardiac and vascular services in the region. In addition, the project is in compliance with the height requirements of the Specific Plan and Municipal Code.
5. Compatibility and harmony with surrounding development, land uses designations, and zoning shall be demonstrated.
Staff Response: The maximum height of the building is proposed at four stories and 77 feet and is compatible in terms of height to existing buildings. For example, the existing Annenberg Pavilion to the west has similar heights. The Annenberg Pavilion has four stories and a maximum height of 87’ – 6”. In addition, the Annenberg Pavilion is set back closer to the northern property line at 217’, while the four-story portion of the proposed building is setback 277’. Therefore, the proposed project is compatible and harmonious with existing developments within the Eisenhower Medical Center.
Accessory Structures
Various accessory structures are also proposed as part of the project, these include the valet kiosk on the east end of the proposed building, which will have a height of 12’-6”. A new trash enclosure is proposed along the western parking area and will have a maximum height of 8 feet to the top of wall. To the immediate south of the proposed building will be an electrical equipment enclosure. The 14’ tall electrical equipment enclosure will be used to screen the buildings emergency generator and electrical distribution equipment. All proposed accessory structures 6-16
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will be designed to match the colors and materials of the proposed buildings with primarily stucco exteriors.
Landscape
The Specific Plan requires a minimum of 20% of total area within the nearest 50 feet of the perimeter of each building to be devoted to landscape.
A 50-foot perimeter around the proposed buildings will total 57,350 square feet, of which 20 percent of this area would require a minimum of 11,470 square feet of landscaping. In order to exceed this requirement, the project is proposing a total of 12,240 square feet of landscaping along a 50-foot area around the buildings. A main feature of the project is the large open courtyard in between both phases of the project, which is conditioned to add additional landscaping to further enhance the area.
Landscaping on the project site is designed to mirror the adjacent Rinker Building to create a harmonious experience. The landscaping will primarily consist of Palo Blanco trees, Smoothie trees, Mediterranean Fan Palms, Date Palms in addition to a variety of shrubs and accent plans.
The Date Palms will have a height of approximately 28’ to match the existing palms.
Groundcovers will consist of 3/4” and 3/8” Mojave Gold. Paving on the project site will consist of integral gray and multi-colored integral concrete both in a sand finish.
Project Lighting
Policy 11 in the Specific Plan Community Design Element states that “Lighting shall be limited to the minimum height, number and intensity of fixtures needed to provide security and identification…” and also take “… every reasonable measure to preserve the community’s night skies.” The project’s photometric plan details the type of lighting that is proposed as well as the proposed light readings on the property. A variety of LED light fixtures are proposed to illuminate the parking areas and landscape. Freestanding light fixtures are proposed as the primary light source within the parking areas and will have a maximum height of 18 feet, which matches the height of other freestanding light fixtures within the campus. Carport lighting under the canopy and 5-foot-tall bollard lights are also proposed to further light the walkways and parking areas.
In addition, staff have added a Condition of Approval to ensure that light levels at the exterior property lines of the Eisenhower Medical Center campus are shown at a zero-foot candle reading.
Final Development Plan (FDP)
Prior to the issuance of any building permits, the applicant shall submit 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.
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 through either the FDP process or Minor Modification process. If, however, there are wholesale changes to the project during the FDP review, the applicant shall be required to submit additional applications to modify the entitlement as necessary.
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ARCHITECTURAL REVIEW BOARD
On November 14, 2022, the Architectural Review Board (ARB) conducted a public meeting to discuss the proposed project. No public comments were received during the public meeting. As summarized in the minutes attached to this report, the ARB members asked questions to which staff and the applicant answered. After the board’s discussion, ARB Chair O’Donnell made a motion to recommend that the architectural team restudy the exterior facades, environmental/solar protective elements, and provide more details on the access courtyard. A roll call vote was taken, and the motion carried 3/0 with Board Member Greenwood recused.
The project was brought back to the ARB on March 13, 2023 after revisions were made to the plans addressing the prior comments. The applicant made various changes to the plans which included relocating the pilasters to the interior of the building to create a strait curtainwall exposure from a courtyard viewpoint. A lighter smoke colored glass was also proposed within the courtyard instead of the dark glass used along the building exterior. The enclosed staircase was relocated to open up space below to enlarge the entry vestibule and 2 nd and 3rd floor bridge decks. A vertical glass accent was also included in the stairwell to add additional interest and balance between the buildings at the horizontal bridge deck. Lastly the existing southern drive aisle was removed in order to move the four-story building 10 feet south to expand the interior courtyard. Due to this change, additional landscape area was also provided on the southern end of the building. No public comments were received during the public meeting. As summarized in the minutes attached to this report, the ARB members asked questions to which staff and the applicant answered.
After the board's discussion, ARB Chair O’Donnell made a motion to recommend approval of the project with modifications to the stair tower regarding recessing of the glass element and to restudy the courtyard landscaping. Board Member Milander seconded the motion. A roll call vote was taken, and the motion carried 2/0 with Board Member Greenwood recused.
CEQA COMPLIANCE/ENVIRONMENTAL DETERMINATION
This project is in substantial compliance with the Eisenhower Medical Center Specific Plan (Amendment #3) whereby future development projects which are consistent with this Specific Plan will require no further environmental documentation, or focused environmental analysis and action as documented in Section 15162 of the CEQA Guidelines (Subsequent EIR’s and Negative Declarations). All mitigation measures required by the EIR are incorporated as part of the Specific Plan. This project is also categorically exempt from the California Environmental Quality Act pursuant to Section 15332 - Infill Development Projects. The project site is approximately 4.40 acres, which is under the 5-acre limit and is within the already developed Eisenhower Medical Center Campus in an urban setting. The project meets all of the requirements to be categorized as an Infill Development Project.
A Notice of Exemption will be filed with the Riverside County Clerk once a final determination has been made by the City Council.
NOTICING REQUIREMENT
Rancho Mirage Municipal Code Section 17.74.020, Hearing and notice, requires that all property owners, as shown on the county’s latest equalized assessment roll, within a 500-foot radius of the boundaries of the subject parcel(s) be notified of matters requiring a public hearing. If the 6-18
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number of property owners to whom the notice would be mailed to is less than 25, then the mailing radius is required to be increased to 1,000 feet as measured from the exterior boundaries of the subject parcel.
On March 29, 2023, public hearing notices were mailed to property owners within a 500-foot radius of the parcel boundaries and posted at the City’s designated community posting sites pursuant to the requirements of Chapter 17.74 of the Municipal Code. Notification of the public hearing was published in The Desert Sun on April 2, 2023. Any information addressed to the Planning Commission, but received after completion of this final report, will be distributed at the public hearing. No comments have been received as of the publication date of this report.
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MAJOR MODIFICATION CASE NO. MOD22-0035 CONDITIONS OF APPROVAL
Special conditions (or portions thereof) are designated in bold.
GENERAL
1. This Major Modification approval shall be effective for one (1) year from the date of City Council approval, or unless extended as provided by 17.68.070 of the Rancho Mirage Municipal Code. Building and Engineering Permits are required to be obtained by the applicant within one year of the project approval. If no permits have been obtained, the application will expire and become null and void.
2. The proposed project shall substantially conform to the Planning Division’s approved exhibits, including the materials board as contained in Major Modification Case No.
MOD22-0035. The applicant shall not misconstrue this as an approval to obtain a Building Permit at this time. Applicable structural and conformance plan check procedures, along with Public Works Department requirements, must be completed and approved prior to the issuance of a Grading or Building Permit. Should the plans be modified from the design approved by the City Council, the applicant/property owner shall submit a Minor Modification application to the Planning Division for review and approval as required by the Rancho Mirage Municipal Code (RMMC).
3. Prior to issuance of any permits, the applicant shall acknowledge that the approved project and any or all proposed modifications to the approved project shall be completed in accordance with applicable City Ordinances, Guidelines, and other requirements in effect at the time of building permit issuance.
4. The approval will not become effective until the approval letter is signed and returned to the Planning Division.
5. The Conditions of Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d)(1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun.
6. Prior to occupancy, all mechanical equipment shall be architecturally screened by walls from the view of surrounding properties and public right-of-way(s). The screening wall material(s), color(s), and texture(s) shall match the structure or perimeter wall.
Mechanical equipment shall not be located in the front setback area. Roof-mounted mechanical and solar equipment shall be screened from the street.
7. All walls shall follow RMMC Section 17.20.070 and the Eisenhower Medical Center Specific Plan requirements. Wall pilasters shall not exceed six inches above the 6-20
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maximum wall heights. All walls shall be architecturally treated on both sides to be compatible with the structure.
FINAL DEVELOPMENT PLAN REQUIRED
8. 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.
9. 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.
10. The approved Preliminary Development Plan may be modified only with City approval in a manner pursuant to Section 17.42.120 (Modification of a Development Plan Permit).
Minor modifications to an approved Preliminary/Final Development Plan may be considered by the Development Services Director.
11. The project shall be completed in accordance with the Ordinances, requirements, guidelines and other criteria in effect at the time of construction.
FINAL DEVELOPMENT PLAN – LIGHTING
12. 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
OTHER
13. All green waste shall be disposed of at a permitted composting facility.
14. 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 Code of the City of Rancho Mirage 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 6-21
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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.
15. 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.
16. As part of the FDP submittal, the applicant shall obtain a letter of compliance/approval from the City’s contracted Waste Hauler (Burrtec) for the design of their trash bin enclosures. Said enclosures shall be designed to accommodate trash, recycle, and organic waste receptacles as required by State law.
17. All water features shall be maintained in compliance with Ordinance No. 844.
PLANNING
HARDSCAPE, LANDSCAPE AND SCREENING
18. 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.
19. 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.
20. Where perimeter walls are shown on the development plan they shall be designed with aesthetic relief and be of high-quality architectural design to complement adjacent developments, subject to approval of a Preliminary Development Plan application. In accordance with the Community 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.
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and entry walls shall be subject to review and approval by the Planning Division and City Engineer.
21. 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 .
22. Landscaping, Wall and Grading Plans shall demonstrate that all electrical distribution lines, 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 pursuant to Chapter 12.16 (Underground Utility Lines).
LANDSCAPE VERIFICATION
23. The project landscape architect shall submit written verification that the landscaping and irrigation has been installed per the approved landscape plan.
24. Water efficient landscaping shall be maintained in compliance with Chapter 17.24 (Landscaping Standards) of the Rancho Mirage Municipal Code.
25. All roof vents and plumbing stacks shall be routed to the interior side and/or rear of the structure so as to not be seen from the front building elevation. All vents and stacks shall be of a color compatible with the Planning approved building color(s) and have non- reflective surfaces.
26. Pursuant to Ordinance No. 1101, the applicant shall submit landscape plans to the Planning Division prior to requesting a final inspection. The applicant shall provide a copy of the CVWD approved landscape plans to the Planning Division prior to requesting a final inspection.
27. Prior to issuance of a Building Permit, the applicant shall provide evidence that the landscape plan has been reviewed and approved by the Riverside County Office of the Agricultural Commissioner (760-342-5070).
28. Per RMMC Sections 17.26.070 and 17.18.050, all lighting shall be designed and located to confine direct light within the subject project boundaries, with no light to surrounding properties. Exterior lighting shall be shielded or recessed in order that direct glare and reflections are confined within the boundaries of the subject property and shall be directed downward and away from adjoining properties and public rights-of-way. Lighting shall not be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the use they are serving. Candlelight measurements on all exterior property lines of the Eisenhower Medical Center campus shall show a zero foot candlelight on the project’s final photometric plan.
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OTHER
29. All applicable conditions of approval and mitigation measures set forth in the Eisenhower Medical Center Specific Plan and the Environmental Impact Report prepared for the Third Amendment shall be complied with as part of this project.
30. Should human remains be discovered during construction of the proposed project, the project coordinator would be subject to either State Law regarding the discovery and disturbance of human remains or the Tribal burial protocol. In either circumstance all destructive activity in the immediate vicinity shall halt and the County Coroner shall be contacted pursuant to State Health and Safety Code Section 7050.5. If the remains are determined to be of Native American origin, the Native American Heritage Commission (NAHC) shall be contacted. The NAHC will make a determination of the Most Likely Descendent (MLD). The City and Developer will work with the designated MLD to determine the final deposition of the remains.
31. All pole mounted lights shall not exceed 18 feet in height, shall be fitted with full cut-off glare shields, and shall be Dark Sky compliant.
32. A total of four electric vehicle charging spaces shall be provided within the project site, prior to a Planning Division final inspection.
33. A traffic control plan for traffic routing during construction of the building shall be prepared.
34. There shall be no cacti or other spiny vegetation within three feet of pedestrian walkways for public safety.
35. The project shall continue to provide on-campus valet and shuttle services, and shall enhance those services as necessary, in order to ensure sufficient visitor parking within 600 feet of building entrances.
36. All of the proposed new parking and circulation improvements shall be installed to the satisfaction of the Planning Division and City Engineering, prior to occupancy or use of the building.
37. The two European Olive trees within the courtyard area shall have a minimum size of 36-inch box.
38. Additional trees shall be installed within the courtyard area subject to Planning Division approval.
39. The elevator staircase glass shall be partially recessed into the structure.
40. Noise levels for the project site shall comply with Chapter 8.45 (Noise) of the Rancho Mirage Municipal Code.
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PUBLIC WORKS
FORMATION AND/OR ANNEXATION TO CFD
41. Pursuant to Ordinance No485 the applicant shall provide evidence that formation of, or annexation to a 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 issuance of Grading Permits, or prior to Final Map approval if there is one.
STUDIES AND CALCULATIONS REQUIRED
42. The applicant shall submit a soils report, geological and hydrology studies, and hydraulic calculations, as required by the City Engineer, prior to approval of the Grading Plan.
GRADING & DRAINAGE PLAN
43. 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. 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
44. The grading of the project shall be designed such that all storm water to the level of a 100 year frequency storm; worst case of the 1, 3, 6, or 24 hour duration, shall be retained on site or within the EMC campus. Per Municipal Code Section
15.64.140.B, if the project is less than 1 acre or if it 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. 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.
WQMP
45. Whether they are in areas that must retain 100% stormwater or not, all discretionary projects that meet any of the following criteria must submit “Project- Specific Water Quality Management Plans (WQMP)” in accordance with Appendix 6-25
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H of the Whitewater River Region Storm Water Management Plan (SWMP) (available at: http://content.rcflood.org/NPDES/WhitewaterWS.aspx A.) “single family hillside residences that create 10,000 square feet or more of impervious area where natural slope is 25% or greater; B) single-family hillside residences that create 10,000 square feet of impervious area where the natural slope is 10% or greater where erosive soil conditions are known;
C.) Commercial and industrial developments of 100,000 square foot or more;
D.) Automotive repair shops [includes Standard Industrial Classification (SIC) codes 5013, 7532, 7333,7534, 7537, 7538, and 7539]; E.) Retail gasoline outlets disturbing greater than 5,000 square feet; F.) Restaurants disturbing greater than 5,000 square feet; G.) Home subdivisions with 10 or more housing units;
H.) Parking lots of 5,000 square feet or more or with 25 or more parking spaces and potentially exposed to Urban Runoff; or
I.) Discharge into the MS4 (aka Municipal Storm Drain System) and disturb an area of one acre or more, or disturb less than one acre, but are part of a larger common plan of development or sale (referred to as Other Development Projects)
If any of the above criteria exist, or at the discretion of the City, 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.
STANDARD AGREEMENT FOR CONSTRUCTION OF PUBLIC IMPROVEMENTS
46. If public infrastructure is to be included in this project, 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
47. 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 issuance of any permits, or prior to Final Map approval, if there is one. 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.
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A.) Private Streets/Parking Lots
i. 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.
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.
v. Private streets within the project shall be constructed with a minimum two-way travel way of 36 feet. Any median islands shall have a minimum of 24 feet clearance on either side of them. Private street paving shall consist of a minimum of 3” A.C. paving over 4” of compacted Class II aggregate base material.
DEDICATION OF DRAINAGE EASEMENTS
48. 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 done by separate documents, or incorporated on the Final Map, if there is one, or as required by the City Engineer.
UNDERGROUND UTILITIES REQUIRED
49. 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 6-27
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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.
SANITARY SEWER SYSTEM
50. 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 easements shall be provided.
DOMESTIC WATER SYSTEM
51. A domestic water 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 easements shall be provided.
LAQMP
52. The applicant shall prepare a Local Air Quality Management Plan (LAQMP) pursuant to Ordinance No 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.
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 8.5x11 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” to be determined from the acreage and the current fee schedule.
SWPPP / NOI
53. Prior to issuance of Grading 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. The WDID number issued shall be placed on the cover sheet of the Grading Plans as Proof of Submittal. The SWPPP promised by the NOI is required to be kept on the project site and may be requested for viewing by City or Water Quality Control Board personnel.
CONSTRUCTION IMPROVEMENT AGREEMENT
54. 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 owner shall enter into an agreement, acceptable to the 6-28
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City, ensuring the construction of such improvements within eighteen (18) months of project approval or City Council approval of the Final Map, if there is one.
WRITTEN VERIFICATION
55. 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
56. 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, prior to any occupancy.
PROPERTY CONFIGURATION
57. If processed concurrently with a PDP application, a subdivision map shall be processed and recorded. Other types of projects shall confirm that the property is already appropriately configured, or may adjust the property through Subdivision Map, Parcel Merger or Lot Line Adjustment as needed, with written authorization provided by the Planning and Engineering Divisions.
SECURITY
58. In accordance with the request of the Rancho Mirage Police Chief, the site shall be fenced and gated for security purposes. Screening material shall be placed on the fence to help block blowsand and to block views through the fence. If necessary, the applicant shall provide a state licensed private security officer during the time construction workers are not onsite
PAD CERTIFICATION
59. 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
60. 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, are 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.
BUILDING AND SAFETY
TUMF FEE
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61. 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
62. 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
63. The applicant shall pay the 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
64. 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
65. 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
66. 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.
AUTOMATED EXTERNAL DEFIBRILLATOR
67. The Project shall provide one (1) Automated External Defibrillator (AED) device per building phase reasonably distributed in the public areas. The location of the AED’s shall be shown on the construction plans, approved by the Building Official and installed prior to occupancy.
CONSTRUCTION AND DEMOLITION DEBRIS PLAN
68. 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 6-30
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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.
PERMITS & CLEARANCES
69. The applicant shall provide evidence of permit(s) or clearance(s) from the following agencies:
City Engineer
County Dept. of Environmental Health
Rancho Mirage Planning Division
Coachella Valley Water District
Burrtec
Palm Springs Unified School District
Fire Marshal
City Attorney
City Contract Specialist
SCAQMD
Southern California Edison
CITY ATTORNEY
70. 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, the permittee shall not thereafter be responsible to defend, indemnify, or hold harmless the city.
71. 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.
CONTRACT SPECIALIST
72. 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 6-31
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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 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.
FIRE MARSHAL
73. Adverse Impacts: The proposed project may have a cumulative adverse impact on 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.
74. Access: 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.
75. Water: 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
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FINDINGS
Mandatory Findings for Approval of a Specific Plan Development Plan Permit (Per Eisenhower Specific Plan)
1. The proposed project is compatible with other projects in the Specific Plan area; the proposed project meets all specific plan requirements and is compatible in terms of design, height, and landscaping to other projects within the Eisenhower Medical Center campus. It follows the architectural and landscape themes established with the campus.
2. The proposed project will not have an adverse impact on the public health, safety, or welfare; as proposed the project will not create any negative impacts to health and safety. To maintain critical operations, the project will be built in two phases and as conditioned no negative impacts are anticipated. The site is existing and is being modified.
3. The proposed project is compatible with the regulations and design guidelines of the EMC Specific Plan and the proposed use conforms to the General Plan and implementing Ordinances. The project complies with all applicable provisions of the EMC Specific Plan and conforms to the General Plan since a hospital use is proposed in the underlying Hospital (P/H) land use designation. The project meets all Specific Plan Requirements.
Major Modification Case No. MOD22-0035
The proposed development:
1. Is allowed within the respective zoning district, because the project proposes to demolish the existing one-story Desert Cardiology Center and replace it with a new Cardiac and Vascular Clinic Building. The proposed use is one permitted within the subject Hospital zoning district (P/H) and complies with all applicable provisions of the Municipal Code and the Eisenhower Medical Center Specific Plan; and
2. Is in compliance with all of the applicable provisions of Title 17 in the Rancho Mirage Municipal Code 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, as proposed and conditioned, meets the requirements of the Rancho Mirage Municipal Code and the Eisenhower Medical Center Specific Plan. The project meets and exceeds development standards and guidelines including lot coverage and setback requirements; and
3. Consistent with the General Plan and Eisenhower Specific Plan, because the project proposes a medical use within the underlying Hospital (P/H) designation and complies with all applicable standards of the Eisenhower Medical Center Specific Plan. The site is existing and the use is remaining the same; and 6-33
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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, the project exceeds the landscape requirements, is under the allowable lot coverage, and takes into account the surrounding properties. The design of the project is also enhanced by providing a large interior courtyard between both phases of the project, which enhances the architectural design of the buildings and provides a usable space for patients of the facility; 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 applicable zoning district, because the project site will retain key circulation roads and will essentially be built on the footprint of the existing Desert Cardiology Center, with the exception of a small access drive on the south being removed. As proposed the project will not create a hazard or cause impacts to utilities; and
6. Meets the criteria for payment of all of the Development Impact Mitigation Fees imposed upon new nonresidential construction in accordance with Chapter 3.29 of the Rancho Mirage Municipal Code; and
7. The design, location, and proposed uses would be compatible with the character of existing development in the surrounding neighborhood, because the project, as proposed and conditioned, meets all development requirements of both the Eisenhower Medical Center Specific Plan and Municipal Code. The project is consistent with the existing medical campus and its design ensures compatibility with the surrounding neighborhood through the use of architecture and site design; and
8. The subject site is physically suitable for the type and density/intensity of development being proposed, because the project complies with the Eisenhower Medical Center Specific Plan and applicable provisions of the Rancho Mirage Municipal Code. The project is under the lot coverage maximums for the parcel where the new building will be located, and the building heights comply with the Eisenhower Specific Plan.
In addition, as detailed in the line-of-sight studies no visual impacts will occur to nearby properties outside of the Eisenhower Medical Center.
9. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA); the project is exempt from CEQA pursuant to CEQA Guidelines Section 15162 since the project is in substantial conformance with the Eisenhower Medical Center Specific Plan and EIR prepared for the Third Amendment.
In addition, the project site that is being modified measures approximately 4.40 acres and all utilities have already been provided as the site is existing and is simply being 6-34
DATE: April 13, 2023 EA22-0015 & MOD22-0035 Page 26 of 26 JUSTIFICATION OR INFORMATION CONTINUED:
Planning Commission Staff Report AGENDA ITEM #
modified, therefore the project also qualifies for the In-fill Development project exemption pursuant to CEQA Guidelines Section 15332.
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ARCHITECTURAL REVIEW BOARD
MONDAY, NOVEMBER 14, 2022
12:30 P.M.
MINUTES
Meeting Location
City of Rancho Mirage
City Hall - Council Chamber
69-825 Highway 111
Rancho Mirage, CA 92270
Remote Access Information iii
Zoom Link:
https://us02web.zoom.us/j/87329869675?pwd=a3
VCT0RhVm93RllEZzJ2WUZTeVZJdz09
Passcode: 527723
Zoom Call-In No.: 1 669 900 9128
Webinar ID: 873 2986 9675
CALL TO ORDER – 12:35 P.M.
OATH OF OFFICE FOR TOM DOCZI, JOHN GREENWOOD, JOHN MILANDER, ALLEN
SANBORN
Kristie Ramos, City Clerk, provided the Oath of Office for Board Members John Greenwood and Allen Sanborn.
Roll Call: Doczi, Greenwood, Lockyer, Milander, O’Donnell, Patel, Sturwold, and Sanborn.
Greenwood, O’Donnell, Patel, and Sanborn – Present (O’Donnell, Patel, and Sanborn via telecommunication)
Doczi, Lockyer, Milander, Sturwold – Absent
ACTION ITEM
1.Election of Chair and Vice -Chair
Board Member O’Donnell asked if it was possible to postpone this item, so that the current chair is able to attend the meeting.
Board Member Sanborn inquired who is the current Chair.
Ben Torres, Planning Manager mentioned the current Chair was Howell.
Majna Dukic, Development Services Director mentioned that Chair Howell is no longer part of the Architectural Review Board.
ATTACHMENT 5
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MOVED/SECONDED BY O’DONNELL/SANBORN TO APPOINT BOARD
MEMBER O’DONNEL AS CHAIR AND BOARD MEMBER PATEL AS VICE- CHAIR OF THE ARCHITECTURAL REVIEW BOARD.
MOTION CARRIED 4/0
APPROVAL OF MINUTES – February 28, 2022
Mr. Torres explained that since we do not have a quorum from the Board Members that were present at that meeting, Chair O’Donnell can vote on approval of the minutes.
MOVED/SECONDED BY O’DONNELL/PATEL TO APPROVE THE FEBRUARY 28TH, 2022 REGULAR MEETING MINUTES.
MOTION CARRIED 2/0/2 WITH BOARD MEMBERS GREENWOOD AND SANBORN ABSTAINED.
DISCUSSION ITEM
1.Environmental Assessment Case No. EA22-0015, and Major Modification Case No.
MOD22-0035 – Eisenhower Cardiac & Vascular Institute Clinic Building. The project proposes to demolish the existing one-story Desert Cardiology Center and replace it with an up to four-story 128,620 square foot outpatient Cardiac and Vascular Clinic. The modification also includes the development of new parking and associated site improvements located within the Eisenhower Medical Center campus at 39000 Bob Hope Drive (APNs: 685-270- 011, -014, -020, & -021).
Note: Board Member Greenwood recused himself from Discussion Item 1.
Ben Torres, Planning Manager, presented the staff report.
Chair O’Donnell questioned if there was a covered parking requirement? Mr. Torres explained that the Municipal Code requires 25% of the parking spaces to be shaded and elaborated that the project is complying with this requirement.
David Moon, Project Architect elaborated on the project architecture and design.
Board Member Sanborn inquired if the existing carports on the campus were four post or single post. Mr. Moon referred to a photograph of the existing carports, showing they are four post.
Vice Chair Patel commented that the the proposed design missed the opportunity to use a different architectural design than the current buildings. He also mentioned that it is important to pay attention to the energy efficiency, solar orientation penetrations, overhangs, and environment. Lastly, he referenced public enhancing spaces outside of the building and that they are not shown on the project.
Mr. Moon explained that the architectural design of the project is a modern interpretation of the original campus architecture. He elaborated on the public spaces within the project and the location of the public café.
6-37
Chair O’Donnell asked the applicant to explain each of the floor plans.
Mr. Moon explained the building floor plans emphasizing the uses next to the glazing. He also referenced where the staff areas, public areas, exam rooms, and other building amenities are located within the project.
Chair O’Donnell inquired about the HVAC system and asked if there is a campus wide chiller/boiler loop that the project will be connected to or rooftop mechanical equipment.
Ali Tourkaman, Project Applicant mentioned that the campus wide central plant is not large enough to service the project. He mentioned rooftop mechanical equipment will be provided.
Chair O’Donnell noted that the mechanical equipment would be running close to capacity all the time, next to the roof top deck.
Mr. Tourkaman explained that the mechecnial equipment will not run close to capacity since they are designed to operate in August 125 degree temperatures and still have a cushion in capacity.
Chair O’Donnell inquired if the design team considered courtyard scheme in phase one.
He mentioned that if the project had a courtyard in the middle with a doughnut scheme a sense of health and wellness could be brought in by daylight.
Mr. Moon explained the constraints with the project site. He also mentioned that exam rooms were designed to be in the center due to patient privacy.
Mr. Tourkaman elaborated that the exam rooms are for short visits taking 15-30 minutes and for existing exam rooms on the campus the shades are drawn during the visit.
Chair O’Donnell commented that there is something lacking in the way that the massing is being handled, treatment of the glazing with the vertical elements, and the glazing within the courtyard. He mentioned that in 2022 we have different culture society, and environmental demands that buildings didn’t have in the last century.
Mr. Moon responded that they were very particular on not being too different from the existing buildings. He added that they also designed the Annenberg Pavilion building that is at the front of the campus along Bob Hope Drive. He noted that the proposed project is within the center of the campus surrounded by four existing buildings and that they were not looking to make a statement project.
Board Member Sanborn commented that he would like to have something that differentiates one building from the next. He referred to color changing, an accent at the front door, or a landmark to distinguish the building while still maintaining the architectural cohesiveness of the campus. He mentioned that there was a lack of a landscape buffer along the south and west. He noted that it would have been nice to have these landscaped areas large enough for a tree well. He also added that the parking lots have no path of travel to the front door.
Mr. Moon indicated that they are aware of the path of travel and are working on it.
Public comment: - None.
6-38
MOVED/SECONDED BY O’DONNELL/PATEL TO RECOMMEND THAT ARCHITECTURAL
TEAM RESTUDY THE EXTERIOR FACADES, ENVIRONMENTAL/SOLAR PROTECTIVE ELEMENTS, AND PROVIDE MORE DETAILS ON THE ACCESS COURTYARD.
MOTION CARRIED 3/0/1 WITH BOARD MEMBER GREENWOOD RECUSED FROM THE VOTE.
ADJOURNMENT
With no further business to consider the Architectural Review Board adjourned the meeting at 1:42 p.m.
Prepared by: Deanna Mendoza, Development Services Technician Date Approved by Architectural Review Board: 1/23/23
6-39
3/13/23 Approved Architectural Review Board Meeting Minutes Page 1 of 4
ARCHITECTURAL REVIEW BOARD
MONDAY, MARCH 13, 2023
12:30 P.M.
MINUTES
City of Rancho Mirage
City Hall – Conference Room 3
69-825 Highway 111
Rancho Mirage, CA 92270
CALL TO ORDER – 12:31 P.M.
Roll Call: Doczi, Greenwood, Milander, O’Donnell, Patel, and Sanborn.
Greenwood, Milander, O’Donnell– Present
Doczi, Patel, and Sanborn – Absent
MOVED/SECONDED BY O’DONNELL/GREENWOOD TO EXCUSE BOARD MEMBER DOCZI, PATEL AND SANBORN’S ABSENCE. MOTION CARRIED 3/0.
APPROVAL OF MINUTES – FEBRUARY 27, 2023
MOVED/SECONDED BY O’DONNELL/MILANDER TO CONTINUE THE FEBRUARY 27, 2023, REGULAR MEETING MINUTES TO THE NEXT SCHEDULED MEETING. MOTION CARRIED 3/0.
DISCUSSION ITEM
1.Environmental Assessment Case No. EA22-0015, and Major Modification Case No.
MOD22-0035 – Eisenhower Cardiac & Vascular Institute Clinic Building. The project proposes to demolish the existing one-story Desert Cardiology Center and replace it with an up to four-story 128,620 square foot outpatient Cardiac and Vascular Clinic. The modification also includes the development of new parking and associated site improvements located within the Eisenhower Medical Center campus at 39000 Bob Hope Drive (APNs: 685-270-011, -014, -020, & -021).
Note: Board Member Greenwood recused himself from Discussion Item 1.
MOVED/SECONDED BY O’DONNELL/MILANDER TO ALLOW BOARD MEMBER GREENWOOD TO RECUSE HIMSELF AND LEAVE THE MEETING. MOTION CARRIED 2/0.
Ben Torres, Planning Manager, presented the staff report. 6-40
3/13/23 Approved Architectural Review Board Meeting Minutes Page 2 of 4 Chair O’Donnell opened the meeting to board questions for staff.
Board Member Milander asked if the major modification is complies with the specific plan and if any changes were proposed to the specific plan.
Mr. Torres responded that the project is compliant with the Eisenhower Medical Center Specific Plan. He added that the applicant is not proposing any modifications to the specific plan.
Board Member Milander inquired if any signage was proposed.
Mr. Torres mentioned that no signage is currently being proposed.
Board Member Milander asked for additional details on the valet parking kiosk.
Mr. Torres explained that the Specific Plan sets requirements on how far the parking must be from a building. The valet parking is a way to satisfy the parking requirement provision.
Board Member Milander asked about the rooftop shade structure.
David Moon, Project Architect answered Board Member Milander’s question.
Board Member Milander asked what about the anticipated timeline of the project.
Ali Tourkaman, Project Applicant answered the goal is to start construction mid next year. He mentioned the four-story portion will be built first to move the Desert Cardiology into this building. Then depending on funding start the project s second phase.
Chair O’Donnell asked the applicant to make a quick presentation.
Mr. Moon presented the proposed project and elaborated on the updates made.
Board Member Milander asked if the two buildings are being demolished what is going to happen to the tenants.
Mr. Tourkaman answered the occupancy of the buildings and plans on how to shift operations.
Mr. Torres further elaborated on the applicants proposed construction process to be able to maintain operations during the construction process.
Board Member Milander asked about the height of the tallest building within the campus and the proposed building.
Mr. Moon answered the Annenberg Pavilion is the tallest building on campus, it is a four-story hospital building and the proposed building is 10 feet shorter. Applicant referred the board to page 6 of the booklet that has a height comparison summary table.
Board Member Milander asked if the building was designed before or after COVID and how did it influence the design aspects.
Mr. Moon answered Board Member Milander’s design questions. 6-41
3/13/23 Approved Architectural Review Board Meeting Minutes Page 3 of 4 Chair O’ Donnell asked the architect if the stair tower glazing was flush with the adjacent surfaces.
Mr. Moon mentioned that the glass can be extended back.
Chair O’ Donnell asked if the projects landscape architect had any concerns about the new tree in the courtyard and the reflected heat off the glass on the plant’s health.
Randy Purnel, Project Landscape Architect answered Chair O’Donnell’s landscape questions.
Mr. Torres added that a larger landscape buffer was one of the previous comments and that is why they included the expanded the landscaping buffer to the south by 10 feet.
Majna Dukic, Development Services Director added that at the last review there was comment made about an essential feature.
Board Member Milander added his comments on the tree and the features. He mentioned there is a missed opportunity in the courtyard.
Mr. Purnel replied that they can consider other trees if needed.
Board Member Milander commented that it would be nice to have more than just one tree in the courtyard. He elaborated on the experience created by a green space patio with flanking trees that can merge and make a canopy.
Mr. Purnel added that the rendering of the courtyard shows a smaller tree, it would be a larger size tree.
Board Member Milander asked about the reasoning behind trying to stay within the same architectural style instead of bringing a different architectural design.
Mr. Moon clarified Board Member Milander’s design questions.
Chair O’ Donnell asked the design team if the 4-story building would interfere with the helicopters landing in the hospital.
Mr. Moon answered Chair O’Donnell’s height concerns by clarifying that they obtained a flight path modification for the flight and take off area.
Public comment: - None.
MOVED/SECOND BY O’DONNELL/MILANDER TO RECOMMEND APPROVAL WITH
MODIFICATIONS TO THE STAIR TOWER AND RESTUDY THE LANDSCAPE BASED ON THE BOARDS COMMENTS. MOTION CARRIED 2/0.
ADJOURNMENT
With no further business to consider the Architectural Review Board adjourned the meeting at 1:11 p.m.
6-42
3/13/23 Approved Architectural Review Board Meeting Minutes Page 4 of 4 Prepared by: Deanna Mendoza, Development Services Technician Date Approved by Architectural Review Board: 3/27/2023
6-43
PLANNING COMMISSION MEETING
THURSDAY, APRIL 13, 2023 - 2:00 P.M.
DRAFT MINUTES
City Hall - Council Chamber
69-825 Highway 111
Rancho Mirage, CA 92270
CALL TO ORDER - 2:00 P.M.
a)Flag Salute: Led by Commissioner Agostini
b)Roll Call: Present: Agostini, Bryant, Chanter, Grey
Absent: Maxwell
MOVED/SECONDED BY BRYANT/CHANTER TO EXCUSE CHAIR MAXWELL’S ABSENCE.
MOTION CARRIED 4/0.
COMMISSIONER COMMENTS –
Commissioner Agostini commented he drove around the City looking at all the new development in the City and was pleased to see the City’s development progressing Commissioner Bryant added that he likes to drive around the City and look at all the projects that were reviewed by the Planning Commission. He commented that Wolfson Park is a great addition to the City and also mentioned the dealership project that's starting to put utilities across the road in front of the library.
Vice Chair Grey welcomed all the members of the City Council who were present. He commented on the construction, growth, and general vibrancy of the desert.
NON-AGENDA PUBLIC COMMENTS – None.
APPROVAL OF MINUTES – March 23, 2023, Regular Meeting
MOVED/SECONDED BY CHANTER/AGOSTINI TO APPROVE THE MARCH 23, 2023, REGULAR PLANNING COMMISSION MEETING MINUTES AS PRESENTED. MOTION CARRIED 4/0.
PUBLIC HEARINGS
1.Environmental Assessment Case No. EA22-0015, and Major Modification Case No.
MOD22-0035 – Eisenhower Cardiac & Vascular Institute Clinic Building. The project proposes to demolish the existing one-story Desert Cardiology Center and replace it with an up to four- ATTACHMENT 6
6-44
story 128,620 square foot outpatient Cardiac and Vascular Clinic. The modification also includes the development of new parking and associated site improvements located within the Eisenhower Medical Center campus at 39000 Bob Hope Drive (APNs: 685-270-011, -014, - 020, & -021).
A.Recommend that the City Council approve the filing of a Notice of Exemption based on Environmental Assessment Case No. EA22-0015 and pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15162 and 15332 (In Fill Development Projects); and,
B.Recommend that the City Council approve Major Modification Case No. MOD22-0035, subject to the conditions of approval and based on the content and findings in the staff report.
Ben Torres, Planning Manager, presented the staff report.
PUBLIC COMMENTS –
Omar Cobian, member and representative for the Southwest Regional Council of Carpenters Union, mentioned that the project will negatively impact the environment. He elaborated on the reasons why local workers from state certified apprenticeships should be hired to work on the project.
Shannon Palmer, Rancho Mirage Country Club resident and member of the HOA Architectural Landscape Committee spoke regarding the project on behalf of the residents. He noted that the project is beautiful, and he is in favor of it to ensure that the City has good facilities. Mr. Palmer expressed concerns with noise and construction due to the new cardiovascular building with its close proximity to the Rancho Mirage Country Club. He detailed the major systems and buildings of the Eisenhower Campus and the noise generated. He focused on the rooftop mechanical equipment and noted that there were panels and hoped those would eliminate noise. He added that he has worked closely with Scott McCabe, Director of Facilities for the past two and half years at Eisenhower and he's been very receptive and they’ve achieved great accomplishments. He suggested adding a wall along the landscape island along MacMillan Way to reduce noise impacts.
Martin Strelecky, Rancho Mirage Country Club resident located at 241 Kavenish Drive, mentioned the level of development along the north side of the Eisenhower campus, the noise, and about construction impacts. He detailed the cumulative impacts and asked if the project could be located elsewhere and if it couldn’t then impacts should be mitigated.
COMMISSIONER COMMENTS –
Commissioner Chanter added that she thinks the project is needed and will help to retain and attract the very best physicians. She mentioned the community concerns raised and hoped those are considered by Eisenhower and possibly the City.
Commissioner Agostini agreed with Commissioner Chanter’s comments. He restated that the project is needed and that it's a beautiful project, especially in the center of Rancho Mirage.
Commissioner Bryant recalled reviewing the Desert Orthopedic building expansion. He expressed that Eisenhower is the only not-for-profit hospital in the area and it’s a world class facility in a small community. He acknowledged the comments brought up about noise and hoped the applicant 6-45
would take those into consideration.
Commissioner Bryant added his personal experience with healthcare and expressed the need for excellent facilities. He expressed that from a patient perspective the courtyard needs more landscaping. He mentioned amenities like shade structures and seating areas to make the courtyard more enticing and practical for foot traffic. He also commented on the valet kiosk and questioned if it was fully covered.
Mr. Torres responded by referencing the roof plan and floor plan showing that the valet kiosk will be fully covered and contain misters.
Commissioner Bryant was also glad to see that no cacti or thorny plants will be located within 3 feet of a walkway especially for people with medical issues or the elderly. He also noted that the landscape plan seems to show a lot of Date Palms in the parking lot areas, but the view sheds do not reflect this.
Mr. Torres clarified that if a Date Palm or tree is shown on the landscape plan, then it is going to be required at that location.
Commissioner Bryant inquired on the number of handicap spaces, were they be located, and their proximity to entrances.
Mr. Torres confirmed that a total of 44 handicapped spaces will be built. He mentioned the spaces will be located north of the three story building and to the west side. He also highlighted the valet area to the east and detailed the various entrances that are easily accessible.
Commissioner Bryant inquired about the covered parking spaces reserved for physicians and questioned if the 37 shaded spaces will provided above ground above ground.
Mr. Torres answered that there is a notation on the plans that they are for physicians and confirmed that the plans call for 37 new carport covered spaces on the west and south. He also noted that within the three-story building, the underground parking had 53 spaces in addition to two motorcycle spaces.
Commissioner Bryant asked about the roof terrace and expressed his concerns regarding safety.
He asked about the height of the barrier around the terrace edge.
Mr. Torres answered that the glass guard rail is 42 inches tall.
Commissioner Bryant mentioned his concern is with the 42 inches height. He suggested that it be looked at in terms of a safety standpoint, in addition to the sky bridge.
Mr. Torres answered that outside of the glass guardrail the roof has a parapet height of approximately 4’-6” that would also provide additional protection. In addition he noted, if this project does get approved as part of our plan check process with our Building and Safety Division, the plans would be reviewed to ensure they comply with the 2022 California Building Codes
Vice Chair Grey summarized the comments and thanked all the people who made public comments regarding the project. He discussed the points brought up by adjacent homeowners regarding noise due to construction and operation of the project. He inquired about the restrictions in place in terms 6-46
of construction, noise, and dust which will help the nearby homeowners during the construction period.
Mr. Torres clarified that as part of the development process they will need to obtain a grading permit, which will ensure dust issues are addressed. He explained that regarding noise, the Municipal Code has standards regarding decibel ratings at property lines for different zones and times within the City. Lastly, they will be required to comply with construction hours established that our Building and Safety Division and Code Compliance Division monitor.
Vice Chair Grey shared his interest in facilities like this one to ensure that there is a good availability of cardiologists and physicians. He inquired about the location of the emergency room and asked about transfer of critical care patients.
Ali Tourkaman, Project Applicant, answered the question and mentioned that this project will strictly be a clinic building for physician offices, exam rooms, and diagnostic services. He clarified that the major procedures that may require intensive care units are going to be performed in the main hospital.
Vice Chair Grey added that it looks like a very well planned and much needed facility.
MOVED/SECONDED BY CHANTER/AGOSTINI TO RECOMMEND THAT THE CITY COUNCIL:
A.Recommend that the City Council approve the filing of a Notice of Exemption based on Environmental Assessment Case No. EA22-0015 and pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15162 and 15332 (In Fill Development Projects); and,
B.Recommend that the City Council approve Major Modification Case No. MOD22-0035, subject to the conditions of approval and based on the content and findings in the staff report.
MOTION CARRIED 4/0.
ADJOURNMENT
With no further business to consider, the Planning Commission meeting was adjourned at 2:58 P.M.
Prepared by: Deanna Mendoza
Development Services Technician
Date Approved by Planning Commission:
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ATTACHMENT 8
6-94
P: (626) 381-9248
F: (626) 389-5414
E: [email protected]
Mitchell M. Tsai
Attorney At Law
139 South Hudson Avenue
Suite 200
Pasadena, California 91101
VIA E-MAIL
April 13, 2023
Ben Torres
Planning Manager
69-825 Highway 111
Rancho Mirage, California, 92270
Em: [email protected]
(760) 328-2266 Ext. 253
RE: April 13, 2023, Planning Commission Hearing – City of Rancho Mirage’s Eisenhower Medical Center Expansion Project (Agenda Item No. 1).
Dear Mr. Torres:
On behalf of the Southwest Mountain States Regional Council of Carpenters (“SWMSRCC”), my Office is submitting these comments ahead of the City of Rancho Mirage’s (“City”) Thursday, April 13, 2023, Planning Commission (“PC”) hearing to review the Eisenhower Medical Center Expansion (Environmental Assessment Case No. EA22-0015, Major Modification Case No. MOD22-0035) (“Project”).
Ali Tourkaman, on behalf of Eisenhower Medical Center’s (“Applicant”), requests that the PC recommend to the City Council (“CC”) the approval of the filing of the Notice of Exemption (“NOE”) based on EA22-0015 and pursuant to the California Environmental Quality Act (“CEQA”) Guidelines Sections 15162 and 15332 (In Fill Development Projects). Applicant further requests that the PC recommend to the CC approval of MOD22-0035 subject to the conditions of approval and based on the content and findings in the Staff Report (“SR”).
The $156 million Project is to be built in two phases and involves the demolition of an existing one-story, 34,416-square-foot Desert Cardiology Center within the 4.4- acre plot located at 39000 Bob Hope Drive, Rancho Mirage, CA 92270 (APNs: 685- 270-011, -014, -020, -021) (“Site”), and the construction of a three-story building and a four-story building amounting to a 128,620-square-foot outpatient cardiac and 6-95
City of Rancho Mirage – Eisenhower Medical Center Expansion April 13, 2023
vascular clinic center with over 10 cardiac and vascular labs and 100 exam rooms. The Project also includes the removal of 135 of the existing 136 parking spaces and the development of 378 new parking spaces and other site improvements. The new building(s) will be located near the center of the Eisenhower Health campus (“EMC Campus” or “Campus”), and will include cardiology, cardiothoracic, and cardiovascular surgery.
The second component of the expansion is the $71 million inpatient cardiovascular pavilion, which will replace obsolete infrastructure. This portion will include seven new procedure labs; two electrophysiology labs; two cardiovascular labs; and 32 preoperative, post-anesthesia care units, recover units, and non-invasive procedural suites. This portion of the Project will require state approval given that it is an inpatient hospital reconstruction project—therefore, construction will likely begin in 2025 or 2026.
Another portion of the Project, the Renker Wellness Center, involved a $6 million expansion that added 10,000 square feet of space, and was completed and opened in the beginning of 2023. All of these components, along with seven items in the hospital’s Centers of Excellence, comprise a $256 million capital campaign that launched in November 2021.
SWMSRCC is a labor union representing over 63,000 union carpenters in 10 states, including California, and has a strong interest in well-ordered land use planning and in addressing the environmental impacts of development projects. Individual members of SWMSRCC live, work, and recreate in the City and the surrounding communities and would be directly affected by the Project’s environmental and social impacts.
SWMSRCC expressly reserves the right to supplement these comments at or prior to hearings on the Project, and at any later hearing and proceeding related to this Project.
Gov. Code, § 65009, subd. (b); Pub. Res. Code, § 21177, subd. (a); see Bakersfield Citizens for Local Control v. Bakersfield (2004) 124 Cal.App.4th 1184, 1199-1203; see also Galante Vineyards v. Monterey Water Dist. (1997) 60 Cal.App.4th 1109, 1121.
SWMSRCC incorporates by reference all comments raising issues regarding the Project and its environmental review and associated documents and reports. See California Clean Energy Committee v. City of Woodland (2014) 225 Cal.App.4th 173, 191 (citing Citizens for Open Government v. City of Lodi (2006) 144 Cal.App.4th 865, 875) (finding that any party who has objected to a project’s environmental documentation 6-96
City of Rancho Mirage – Eisenhower Medical Center Expansion April 13, 2023
may assert any issue timely raised by other parties); see also Santa Teresa Citizen Action Group v. City of San Jose (2003) 114 Cal.App.4th 689, 701 (citing Pub. Res. Code, § 21177, subds. (a)-(b)) (to attack a decision that is subject to CEQA, the alleged grounds for noncompliance must have been presented to the public agency, and the person attacking the decision must have raised some objection during the administrative proceedings).
Moreover, SWMSRCC requests that the City provide notice for any and all notices referring or related to the Project issued under CEQA (Pub. Res. Code, § 21000 et seq.), and the California Planning and Zoning Law (“Planning and Zoning Law”) (Gov. Code, §§ 65000–65010). California Public Resources Code, sections 21092.2 and 21167, subsection (f) and California Government Code, section 65092 require agencies to mail such notices to any person who has filed a written request for them with the clerk of the agency’s governing body.
I. THE CITY SHOULD REQUIRE THE USE OF A LOCAL SKILLED
AND TRAINED WORKFORCE TO BENEFIT THE CITY’S
ECONOMIC DEVELOPMENT AND THE ENVIRONMENT.
The City should require that the Project be built using local workers who have graduated from a Joint Labor-Management Apprenticeship Program approved by the State of California, have at least as many hours of on-the-job experience in the applicable craft which would be required to graduate from such a program, or are registered apprentices in such a program.
Community benefits such as local hire can also be helpful to reduce environmental impacts and improve the positive economic impacts of the Project. Local hire provisions requiring that a certain percentage of workers reside within 10 miles or less of the Project site can reduce the length of vendor trips, reduce greenhouse gas emissions, and provide localized economic benefits. As environmental consultants Matt Hagemann and Paul E. Rosenfeld note:
[A]ny local hire requirement that results in a decreased worker trip length from the default value has the potential to result in a reduction of construction-related GHG emissions, though the significance of the reduction would vary based on the location and urbanization level of the project site.
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City of Rancho Mirage – Eisenhower Medical Center Expansion April 13, 2023
March 8, 2021, SWAPE Letter to Mitchell M. Tsai re Local Hire Requirements and Considerations for Greenhouse Gas Modeling.
Workforce requirements promote the development of skilled trades that yield sustainable economic development. As the California Workforce Development Board and the University of California, Berkeley Center for Labor Research and Education concluded:
[L]abor should be considered an investment rather than a cost—and investments in growing, diversifying, and upskilling California’s workforce can positively affect returns on climate mitigation efforts. In other words, well-trained workers are key to delivering emissions reductions and moving California closer to its climate targets.1
Furthermore, workforce policies have significant environmental benefits given that they improve an area’s jobs-housing balance, decreasing the amount and length of job commutes and the associated greenhouse gas (“GHG”) emissions. In fact, on May 7, 2021, the South Coast Air Quality Management District found that the “[u]se of a local state-certified apprenticeship program” can result in air pollutant reductions.2 Locating jobs closer to residential areas can have significant environmental benefits.
As the California Planning Roundtable noted in 2008:
People who live and work in the same jurisdiction would be more likely to take transit, walk, or bicycle to work than residents of less balanced communities and their vehicle trips would be shorter. Benefits would include potential reductions in both vehicle miles traveled and vehicle hours traveled.3
1 California Workforce Development Board (2020) Putting California on the High Road: A Jobs and Climate Action Plan for 2030 at p. ii, available at https://laborcenter.berkeley.edu/wp-content/uploads/2020/09/ Putting-California-on- the- High-Road.pdf.
2 South Coast Air Quality Management District (May 7, 2021) Certify Final Environmental Assessment and Adopt Proposed Rule 2305 – Warehouse Indirect Source Rule – Warehouse Actions and Investments to Reduce Emissions Program, and Proposed Rule 316 – Fees for Rule 2305, Submit Rule 2305 for Inclusion Into the SIP, and Approve Supporting Budget Actions, available at http://www.aqmd.gov/docs/default- source/Agendas/Governing-Board/2021/2021-May7-027.pdf?sfvrsn=10. 3 California Planning Roundtable (2008) Deconstructing Jobs-Housing Balance at p. 6, available at https://cproundtable.org/static/media/uploads/publications/cpr-jobs- housing.pdf.
6-98
City of Rancho Mirage – Eisenhower Medical Center Expansion April 13, 2023
Moreover, local hire mandates and skill-training are critical facets of a strategy to reduce vehicle miles traveled (“VMT”). As planning experts Robert Cervero and Michael Duncan have noted, simply placing jobs near housing stock is insufficient to achieve VMT reductions given that the skill requirements of available local jobs must match those held by local residents.4 Some municipalities have even tied local hire and other workforce policies to local development permits to address transportation issues. Cervero and Duncan note that:
In nearly built-out Berkeley, CA, the approach to balancing jobs and housing is to create local jobs rather than to develop new housing. The city’s First Source program encourages businesses to hire local residents, especially for entry- and intermediate-level jobs, and sponsors vocational training to ensure residents are employment-ready. While the program is voluntary, some 300 businesses have used it to date, placing more than 3,000 city residents in local jobs since it was launched in 1986. When needed, these carrots are matched by sticks, since the city is not shy about negotiating corporate participation in First Source as a condition of approval for development permits.
Recently, the State of California verified its commitment towards workforce development through the Affordable Housing and High Road Jobs Act of 2022, otherwise known as Assembly Bill No. 2011 (“AB2011”). AB2011 amended the Planning and Zoning Law to allow ministerial, by-right approval for projects being built alongside commercial corridors that meet affordability and labor requirements.
The City should consider utilizing local workforce policies and requirements to benefit the local area economically and to mitigate GHG emissions, improve air quality, and reduce transportation impacts.
II. THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
A. Background Concerning Environmental Impacts Reports.
The California Environmental Quality Act is a California statute designed to inform decision-makers and the public about the potential significant environmental effects
4 Cervero, Robert and Duncan, Michael (2006) Which Reduces Vehicle Travel More: Jobs- Housing Balance or Retail-Housing Mixing? Journal of the American Planning Association 72 (4), 475-490, 482, available at http://reconnectingamerica.org/assets/Uploads/UTCT- 825.pdf.
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of a project. CEQA Guidelines, § 15002, subd. (a)(1).5 At its core, its purpose is to “inform the public and its responsible officials of the environmental consequences of their decisions before they are made.” Citizens of Goleta Valley v. Board of Supervisors (1990) 52 Cal.3d 553, 564.
CEQA directs public agencies to avoid or reduce environmental damage, when possible, by requiring alternatives or mitigation measures. CEQA Guidelines, § 15002, subds. (a)(2)-(3); see also Berkeley Keep Jets Over the Bay Committee v. Board of Port Commissioners of the City of Oakland (2001) 91 Cal.App.4th 1344, 1354; Laurel Heights Improvement Assn. v. Regents of University of California (1988) 47 Cal.3d 376, 400. The Environmental Impact Report (“EIR”) serves to provide public agencies and the public in general with information about the effect that a proposed project is likely to have on the environment and to “identify ways that environmental damage can be avoided or significantly reduced.” CEQA Guidelines, § 15002, subd. (a)(2). If the project has a significant effect on the environment, the agency may approve the project only upon finding that it has “eliminated or substantially lessened all significant effects on the environment where feasible” and that any unavoidable significant effects on the environment are “acceptable due to overriding concerns” specified in Public Resources Code section 21081. See CEQA Guidelines, §§ 15092, subds. (b)(2)(A)-(B).
While the courts review an EIR using an ‘abuse of discretion’ standard, the reviewing court is not to uncritically rely on every study or analysis presented by a project proponent in support of its position. Berkeley Keep Jets, supra, 91 Cal.App.4th at p. 1355 (quoting Laurel Heights, supra, 47 Cal.3d at pp. 391, 409 fn. 12) (internal quotations omitted). A clearly inadequate or unsupported study is entitled to no judicial deference. Id. Drawing this line and determining whether the EIR complies with CEQA’s information disclosure requirements presents a question of law subject to independent review by the courts. Sierra Club v. County of Fresno (2018) 6 Cal.5th 502, 515; Madera Oversight Coalition, Inc. v. County of Madera (2011) 199 Cal.App.4th 48, 102, 131. As the First District Court of Appeal has previously stated, prejudicial abuse of discretion occurs if the failure to include relevant information precludes informed
5 The CEQA Guidelines, codified in Title 14 of the California Code of Regulations, section 15000 et seq., are regulatory guidelines promulgated by the state Natural Resources Agency for the implementation of CEQA. Pub. Res. Code, § 21083. The CEQA Guidelines are given “great weight in interpreting CEQA except when . . . clearly unauthorized or erroneous.” Center for Biological Diversity v. Dept. of Fish & Wildlife (2015) 62 Cal.4th 204, 217. 6-100
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decision-making and informed public participation, thereby thwarting the statutory goals of the EIR process. Berkeley Keep Jets, supra, 91 Cal.App.4th at p. 1355 (internal quotations omitted).
The preparation and circulation of an EIR is more than a set of technical hurdles for agencies and developers to overcome. Communities for a Better Environment v. Richmond (2010) 184 Cal.App.4th 70, 80 (quoting Vineyard Area Citizens for Responsible Growth, Inc. v. City of Rancho Cordova (2007) 40 Cal.4th 412, 449-450). The EIR’s function is to ensure that government officials who decide to build or approve a project do so with a full understanding of the environmental consequences and, equally important, that the public is assured those consequences have been considered. Id. For the EIR to serve these goals it must present information so that the foreseeable impacts of pursuing the project can be understood and weighed, and the public must be given an adequate opportunity to comment on that presentation before the decision to go forward is made. Id.
A strong presumption in favor of requiring preparation of an EIR is built into CEQA.
This presumption is reflected in what is known as the “fair argument” standard under which an EIR must be prepared whenever substantial evidence in the record supports a fair argument that a project may have a significant effect on the environment. Quail Botanical Gardens Found., Inc. v. City of Encinitas (1994) 29 Cal.App.4th 1597, 1602; Friends of “B” St. v. City of Hayward (1980) 106 Cal.3d 988, 1002.
The fair argument test stems from the statutory mandate that an EIR be prepared for any project that “may have a significant effect on the environment.” Pub. Res. Code, § 21151; see No Oil, Inc. v. City of Los Angeles (1974) 13 Cal.App.3d 68, 75 (hereafter, “No Oil”); accord Jensen v. City of Santa Rosa (2018) 23 Cal.App.5th 877, 884 (hereafter, “Jensen”). Under this test, if a proposed project is not exempt and may cause a significant effect on the environment, the lead agency must prepare an EIR. Pub. Res.
Code, §§ 21100, subd. (a), 21151; CEQA Guidelines, §§ 15064, subds. (a)(1), (f)(1). An EIR may be dispensed with only if the lead agency finds no substantial evidence in the initial study or elsewhere in the record that the project may have a significant effect on the environment. Parker Shattuck Neighbors v. Berkeley City Council (2013) 222 Cal.App.4th 768, 785. In such a situation, the lead agency must adopt a negative declaration. Pub. Res. Code, § 21080, subd. (c)(1); CEQA Guidelines, §§ 15063, subd. (b)(2), 15064, subd. (f)(3).
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“Significant effect upon the environment” is defined as “a substantial or potentially substantial adverse change in the environment.” Pub. Res. Code, § 21068; CEQA Guidelines, § 15382. A project may have a significant effect on the environment if there is a reasonable probability that it will result in a significant impact. No Oil, supra, 13 Cal.App.3d at p. 83 fn. 16; see Sundstrom v. County of Mendocino (1988) 202 Cal.App.3d 296, 309 (hereafter, “Sundstrom”). If any aspect of the project may result in a significant impact on the environment, an EIR must be prepared even if the overall effect of the project is beneficial. CEQA Guidelines, § 15063, subd. (b)(1); see County Sanitation Dist. No. 2 v. County of Kern (2005) 127 Cal.App.4th 1544, 1580.
This standard sets a “low threshold” for preparation of an EIR. Consolidated Irrigation Dist. v. City of Selma (2012) 204 Cal.App.4th 187, 207; Nelson v. County of Kern (2010) 190 Cal.App.4th 252; Pocket Protectors v. City of Sacramento (2004) 124 Cal.App.4th 903, 928; Bowman v. City of Berkeley (2004) 122 Cal.App.4th 572, 580; Citizen Action to Serve All Students v. Thornley (1990) 222 Cal.App.3d 748, 754; Sundstrom, supra, 202 Cal.App.3d at p. 310. If substantial evidence in the record supports a fair argument that the project may have a significant environmental effect, the lead agency must prepare an EIR even if other substantial evidence before it indicates the project will have no significant effect. See Jensen, supra, 23 Cal.App.5th at p. 886; Clews Land & Livestock v. City of San Diego (2017) 19 Cal.App.5th 161, 183; Stanislaus Audubon Society, Inc. v. County of Stanislaus (1995) 33 Cal.App.4th 144, 150; Brentwood Assn. for No Drilling, Inc. v. City of Los Angeles (1982) 134 Cal.App.3d 491; Friends of “B” St., 106 Cal.App.3d 988; CEQA Guidelines, § 15064, subd. (f)(1).
B. Background Concerning Initial Studies, Negative Declarations, and Mitigated Negative Declarations.
CEQA and CEQA Guidelines are strict and unambiguous about when an MND may be used. A public agency must prepare an EIR whenever substantial evidence supports a “fair argument” that a proposed project “may have a significant effect on the environment.” Pub. Res. Code, §§ 21100, 21151; CEQA Guidelines, §§ 15002, subds. (f)(1)-(2), 15063; No Oil, supra, 13 Cal.App.3d at p. 75; Communities for a Better Environment v. California Resources Agency (2002) 103 Cal.App.4th 98, 111-112.
Essentially, should a lead agency be presented with a fair argument that a project may have a significant effect on the environment, the lead agency shall prepare an EIR even though it may also be presented with other substantial evidence that the project will not have a significant effect. CEQA Guidelines, §§ 15064(f)(1)-(2); see No Oil, 6-102
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supra, 13 Cal.App.3d at p. 75 (internal citations and quotations omitted). Substantial evidence includes “enough relevant information and reasonable inferences from this information that a fair argument can be made to support a conclusion, even though other conclusions might also be reached.” CEQA Guidelines, § 15384, subd. (a).
The fair argument standard is a “low threshold” test for requiring the preparation of an EIR. No Oil, supra, 13 Cal.App.3d at p. 84; County Sanitation, supra, 127 Cal.App.4th at p. 1579. It “requires the preparation of an EIR where there is substantial evidence that any aspect of the project, either individually or cumulatively, may cause a significant effect on the environment, regardless of whether the overall effect of the project is adverse or beneficial[.]” County Sanitation, supra, 127 Cal.App.4th at p. 1580 (quoting CEQA Guidelines, § 15063, subd. (b)(1)). A lead agency may adopt an MND only if “there is no substantial evidence that the project will have a significant effect on the environment.” CEQA Guidelines, § 15074, subd. (b).
Evidence supporting a fair argument of a significant environmental impact triggers preparation of an EIR regardless of whether the record contains contrary evidence.
League for Protection of Oakland’s Architectural and Historical Resources v. City of Oakland (1997) 52 Cal.App.4th 896, 904-905. “Where the question is the sufficiency of the evidence to support a fair argument, deference to the agency’s determination is not appropriate[.]” County Sanitation, supra, 127 Cal.App.4th at p. 1579 (quoting Sierra Club v. County of Sonoma (1992) 6 Cal.App.4th 1307, 1317-1318).
Further, it is the duty of the lead agency, not the public, to conduct the proper environmental studies. “The agency should not be allowed to hide behind its own failure to gather relevant data.” Sundstrom, supra, 202 Cal.App.3d at p. 311. “Deficiencies in the record may actually enlarge the scope of fair argument by lending a logical plausibility to a wider range of inferences.” Ibid; see also Gentry v. City of Murrieta (1995) 36 Cal.App.4th 1359, 1382 (lack of study enlarges the scope of the fair argument which may be made based on the limited facts in the record).
Thus, refusal to complete recommended studies lowers the already low threshold to establish a fair argument. The court may not exercise its independent judgment on the omitted material by determining whether the ultimate decision of the lead agency would have been affected had the law been followed. Environmental Protection Information Center v. Cal. Dept. of Forestry (2008) 44 Cal.4th 459, 486 (internal citations and quotations omitted). The remedy for this deficiency would be for the trial court to issue a writ of mandate. Id.
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Both the review for failure to follow CEQA’s procedures and the fair argument test are questions of law, thus, the de novo standard of review applies. Vineyard Area Citizens for Responsible Growth v. City of Rancho Cordova (2007) 40 Cal.4th 412, 435. “Whether the agency’s record contains substantial evidence that would support a fair argument that the project may have a significant effect on the environment is treated as a question of law. Consolidated Irrigation Dist., supra, 204 Cal.App.4th at p. 207; Kostka and Zischke, Practice Under the Environmental Quality Act (2017, 2d ed.) at § 6.76.
In the MND context, courts give no deference to the agency. The agency or the court should not weigh expert testimony or decide on the credibility of such evidence—this is the EIR’s responsibility. As stated in Pocket Protectors v. City of Sacramento:
Unlike the situation where an EIR has been prepared, neither the lead agency nor a court may “weigh” conflicting substantial evidence to determine whether an EIR must be prepared in the first instance.
Guidelines section 15064, subdivision (f)(1) provides in pertinent part: if a lead agency is presented with a fair argument that a project may have a significant effect on the environment, the lead agency shall prepare an EIR even though it may also be presented with other substantial evidence that the project will not have a significant effect. Thus, as Claremont itself recognized, [c]onsideration is not to be given contrary evidence supporting the preparation of a negative declaration.
(2004) 124 Cal.App.4th 903, 935 (internal citations and quotations omitted).
In cases where it is not clear whether there is substantial evidence of significant environmental impacts, CEQA mandates erring on the side of a “preference for resolving doubts in favor of environmental review.” Mejia v. City of Los Angeles (2005) 130 Cal.App.4th 322, 332 “The foremost principle under CEQA is that the Legislature intended the act to be interpreted in such manner as to afford the fullest possible protection to the environment within the reasonable scope of the statutory language. Friends of Mammoth v. Bd. of Supervisors (1972) 8 Cal.3d 247, 259.
As explained further below, the IS/MND here fails to make certain essential findings.
Further, for a number of findings which the IS/MND does make, it fails to offer support with sufficient analysis and substantial evidence, or it fails to incorporate adequate mitigation measures. Therefore, there is a fair argument that the Project will 6-104
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have a significant effect on the environment, triggering the “low threshold” standard for preparation of an EIR.
C. Background Concerning CEQA Exemptions.
Where a lead agency chooses to dispose of CEQA by asserting a CEQA exemption, it has a duty to support its CEQA exemption findings by substantial evidence, including evidence that there are no applicable exceptions to exemptions. This duty is imposed by CEQA and related case law. CEQA Guidelines, § 15020 (lead agency shall not knowingly release a deficient document hoping that public comments will correct the defects); see Citizens for Environmental Responsibility v. State ex rel. 14th Dist. Agriculture Assn. (2015) 242 Cal.App.4th 555, 568 (lead agency has the burden of demonstrating that a project falls within a categorical exemption and must support the determination with substantial evidence); accord Assn. for Protection etc. Values v. City of Ukiah (1991) 2 Cal.App.4th 720, 732 (lead agency is required to consider exemption exceptions where there is evidence in the record that the project might have a significant impact.) The duty to support CEQA and exemption findings with substantial evidence is also required by the Code of Civil Procedure (CCP) and case law on administrative or traditional writs. Under the CCP, an abuse of discretion is established if the decision is unsupported by the findings, or the findings are unsupported by the evidence. CCP, § 1094.5, subd. (b). In Topanga Assn. for a Scenic Comm. v. County of Los Angeles, our Supreme Court held that implicit in CCP section 1094.5 is a requirement that the agency which renders the challenged decision must set forth findings to bridge the analytic gap between the raw evidence and ultimate decision or order. (1977) 11 Cal.3d 506, 515 (internal citations and quotations omitted) (hereafter, “Topanga”). The lead agency’s findings may be determined to be sufficient if a court has no trouble under the circumstances discerning the analytic route the administrative agency traveled from evidence to action. West Chandler Blvd. Neighborhood Assn. vs. City of Los Angeles (2011) 198 Cal.App.4th 1506, 1521-1522 (internal citations and quotations omitted). However, “mere conclusory findings without reference to the record are inadequate.” Ibid. at p. 1521 (finding city council findings conclusory in violation of Topanga).
Further, CEQA exemptions must be narrowly construed to accomplish CEQA’s environmental objectives. Cal. Farm Bureau Federation v. Cal. Wildlife Conservation Bd. (2006) 143 Cal.App.4th 173, 187; accord Save Our Carmel River v. Monterey Peninsula Water Management Dist. (2006) 141 Cal.App.4th 677, 697 (“These rules ensure that in 6-105
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all but the clearest cases of categorical exemptions, a project will be subject to some level of environmental review.”)
Finally, CEQA procedures reflect a preference for resolving doubts in favor of environmental review. See Pub. Res. Code, § 21080, subd. (c) (an EIR may be disposed of only if there is no substantial evidence, in light of the entire record before the lead agency, that the project may have a significant effect on the environment or revisions in the project); CEQA Guidelines, §§ 15061, subd. (b)(3) (common sense exemption only where it can be seen with certainty); 15063, subd. (b)(1) (prepare an EIR if the agency determines that there is substantial evidence that any aspect of the project, either individually or cumulatively, may cause a significant effect on the environment, regardless of whether the overall effect of the project is adverse or beneficial]; 15064, subd. (h) (the agency must consider cumulative impacts of past, current, and probable future projects); 15070 (a negative declaration may be prepared only if there is no substantial evidence, in light of the whole record, that the project may have a significant effect on the environment, or project revisions would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and there is no substantial evidence, in light of the whole record, that the project as revised may have a significant effect on the environment); No Oil, supra, 13 Cal.App.3d at pp. 83-84 (significant impacts are to be interpreted so as to afford the fullest possible protection).
III. THE PROJECT IS IMPERMISSIBLY PIECEMEALED IN
VIOLATION OF CEQA.
CEQA forbids “piecemeal” review of the significant environmental impacts of a project and mandates that “the lead agency must consider the whole of an action, not simply its constituent parts, when determining whether it will have a significant environmental effect.” CEQA Guidelines §§ 15003, subd. (h), 15378, subd. (a); see Lighthouse Field Beach Rescue v. City of Santa Cruz (2005) 131 Cal.App.4th 1170, 1208. (“The prohibition against piecemeal review is the flip side of the requirement that the whole of a project be reviewed under CEQA. (See Guidelines, § 15378, subd. (a).)”).
Rather, CEQA mandates ‘that environmental considerations do not become submerged by chopping a large project into many little ones—each with a minimal potential impact on the environment—which cumulatively may have disastrous consequences. McCann v. City of San Diego (2021) 70 Cal.App.5th 51 (internal citation and quotations omitted). Different projects “may properly undergo separate 6-106
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environmental review (i.e., no piecemealing) when the projects . . . can be implemented independently.” Ibid. at 85 (quoting Banning Ranch Conservancy v. City of Newport Beach (2012) 211 Cal.App.4th 1209). Additionally, the question of whether and which actions constitute the ‘whole of an action’ for purposes of CEQA is one of law, which the courts review de novo based on the undisputed facts in the record.” Communities for a Better Environment v. City of Richmond (2010) 184 Cal.App.4th 70, 98.
The California Supreme Court has concluded that to avoid piecemealing, an agency’s environmental review of a project under CEQA must address all aspects of a project that are a “reasonably foreseeable consequence” of the project and would be “significant” such that “it will likely change the scope or nature of the initial project or its environmental effects.” Laurel Heights Improvement Association v. Regents of the University of California (1988) 47 Cal.3d 376, 396. Furthermore, some courts have concluded that a proposed project is part of a larger project for CEQA purposes if the proposed project is a “crucial functional element of the larger project such that, without it, the larger project could not proceed.” Communities for a Better Environment v. City of Richmond (2010) 184 Cal.App.4th 98, 99.
CEQA’s piecemealing prohibition stems from two sources—a public agency’s duty to define the project being evaluated by the whole of an action, and its duty to consider the effects, both individual and collective, of all activities involved in the project. Pub.
Res. Code, § 21002.1(d); CEQA Guidelines, § 15378, subds. (a) & (c). Moreover, CEQA’s piecemealing prohibition stems from its requirement to consider the cumulative impacts of all phased or multiple projects which are part of the same general undertaking. CEQA Guidelines, § 15165. For purposes of cumulative impacts analysis, CEQA mandates to consider the impacts of the past, present, and reasonably foreseeable future projects. CEQA Guidelines, §§ 15063, subd. (b)(1) (prepare an EIR “if the agency determines that there is substantial evidence that any aspect of the project, either individually or cumulatively, may cause a significant effect on the environment, regardless of whether the overall effect of the project is adverse or beneficial”); 15064, subd. (h) (lead agencies must consider cumulative impacts of past, other current and “probable future” projects). Even if the Project’s impacts are significant, its incremental effects, when added to other past, present, and probable future projects, can be cumulatively significant. CEQA Guidelines, §§ 15065, subd. (a)(3), 15130, subd. (b)(1)(A), 15355, subd. (b).
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The California Supreme Court has defined piecemealing as chopping a large project into many little ones, each with a minimal potential impact on the environment – which cumulatively may have disastrous consequences. Bozung v. Local Agency Formation Comm. (1975) 13 Cal.3d 263, 283-284 (quotations omitted). Thus, identifying and studying the “whole of the project” is crucial to attainment of CEQA’s goals of properly disclosing and mitigating environmental impacts. ‘Project’ is given a broad interpretation in order to maximize protection of the environment. San Joaquin Raptor/Wildlife Rescue Center v. County of Stanislaus (1994) 27 Cal.App.4th 713, 730.
Even when a developer obtains a right to construct or has completed one or more pieces of a larger project that has so far evaded full environmental review, the City and the courts have the right, indeed the duty, to remedy the wrong. This includes stopping the challenged incomplete parts and ordering a comprehensive environmental review of the entire project using a corrected project description and baseline. See Arviv Enterprises, Inc. v. South Valley Area Planning Comm. (2002) 101 Cal.App.4th 1333 is on point. There, a Los Angeles developer had an overall plan to build 21 homes in the Mulholland community along Woodstock Road. Ibid. at 1336.
Rather than present the “whole” of its action as part of an EIR or other comprehensive review, the developer chopped the larger project into pieces—one of five homes, another of two homes, and another of 14 homes. Ibid. at 1338, 1343. The developer then separately processed each via CEQA exemptions or MNDs.
The City recognized the developer’s attempted circumvention of CEQA and required developer to obtain an EIR for a 21-house development rather than proceed in a piecemeal manner. The developer sued the City, arguing against preparation of an EIR. Ibid. at 1343. The trial court rejected the developer’s position, and the Court of Appeal affirmed, holding that the significance of an accurate project description is manifest, where, as here, cumulative environmental impacts may be disguised or minimized by filing numerous, serial applications. Ibid. at 1346 (quotations omitted). “One way to evaluate which acts are part of a project is to examine how closely related the acts are to the overall objective of the project.” Tuolumne County Citizens for Responsible Growth, Inc. v. City of Sonora (2007) 155 Cal.App.4th 1214, 1226. “Another way to phrase the question of whether a particular act is a step taken towards the achievement of the proponent’s objective is to ask whether the act is part of a coordinated endeavor. POET, LLC v. State Air Resources Bd. (2017) 12 Cal.App.5th 52, 75, fn. 15 (quotations omitted).
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The failure to analyze the whole of the project, and thereby allow the true impacts, including cumulative impacts of the various parts added together, to escape review, is potentially “disastrous,” and should not be allowed. Bozung, supra, 13 Cal.3d at 283- 284. Consistent with Arviv, an EIR is also required on piecemealing grounds to properly analyze regulatory threshold exceedances caused by a project applicant’s coordinated endeavor. For example, under CEQA Guidelines, § 15206, subd. (b)(2)(D), a proposed hotel with more than 500 rooms shall be deemed regionally/area wide significant. This determination may not be possible where a project is piecemealed. Similarly, under Public Resources Code, § 21155.1, there are numerous limitations and requirements that the project must meet, including a cap of maximum 200 units, which cannot be properly assessed where a project is piecemealed.
CEQA’s piecemealing prohibition—particularly for later phases or last act project components—is also critical as it results in an improperly inflated and inaccurate baseline and fundamentally inaccurate “no project” alternatives designation, which, in turn, taints the entire CEQA review. POET, LLC v. State Air Resources Bd. (2017) 12 Cal.App.5th 52, 83 (use of an inflated baseline had the effect of understating the increase of impacts, requiring reversal); see also CEQA Guidelines, §§ 15126.6, subd. (e)(2), 15125, subd. (a)(1) (both the “no project” alternative and the baseline consider the existing environmental conditions). It is well-settled that, without an adequate baseline, the “analysis of impacts, mitigation measures and project alternatives becomes impossible.” County of Amador v. El Dorado County Water Agency (1999) 76 Cal.App.4th 931, 953.
Alternatively, even if various parts of the project are sufficiently separate and do not constitute a whole of an action, CEQA requires that the environmental review of the project include impacts of the past, present, and reasonably foreseeable future projects. See CEQA Guidelines, §§15065, subd. (a)(3), 15130, subd. (b)(1)(A), 15355, subd. (b). In fact, courts treat piecemealing and failure to study cumulative impacts of related approvals as alternative theories. San Joaquin Raptor/Wildlife Rescue Center v.
County of Stanislaus (1994) 27 Cal.App.4th 713, 733 (“even assuming the sewer expansion was severable from the development project, the FEIR still did not comply with CEQA” for failure to consider their cumulative impacts). Thus, in analyzing a Project’s cumulative impacts, it’s important to analyze not just the impacts of the Project itself but also consider impacts from all other related projects as well. 6-109
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Evidence of Applicant’s “coordinated endeavor” to avoid proper CEQA review is manifest in this case. According to the City, the original Eisenhower Medical Center Specific Plan Amendment #3 (“EMC SP”) and 2003 EIR remain valid documents.
That the EMC SP mandates that all future site plan applications require public hearings be held and that the Development Plan review process is discretionary does not save the Project from its piecemealing CEQA violation. The SR claims that “[c]ircumstances on the EMC Campus, build out assumptions in the Specific Plan and its related EIR have not changed and remain valid.” SR, p. 2. For any lead agency, applicant, project application document, or environmental review document to accurately analyze circumstances 20 years into the future is a feat of untold foretelling.
The 2003 EIR could not have mentioned several conditions, circumstances, and characteristics of the Project, Site, or environmental conditions currently in place— though to remain valid, it should have.
As a reminder, the original EIR was certified in 2003. Now, Applicant comes before the PC to request approval for a two-phase development to first demolish an existing one-story, 34,416-square-foot Desert Cardiology Center; second to construct a four- story building; third to demolish the north and center buildings of the Desert Cardiology Center; and finally, to construct a three-story building. Additionally, according to some sources, the Project includes another building the construction of which is anticipated to begin in 2025 or 2026. This building has not been included in the application materials before the PC nor is it analyzed in the Staff Report. Lastly, the Renker Wellness Center added 10,000 square feet and was completed in the beginning of 2023.
As a result of piecemealing or alternatively failure to review the cumulative impacts of the project’s related parts or components, there is informational deficiency and overall impossibility to meaningfully assess the Project’s impacts or entitlement to a CEQA exemption and the proposed CEQA clearance is legally and factually unsupported.
IV. THE PROJECT REQUIRES A REVISED AND RECIRCULATED,
PROJECT-SPECIFIC EIR AS IT DOES NOT QUALIFY FOR
EXEMPTION PURSUANT TO SECTION 15162.
A. The 2003 EIR Requires Substantial Revisions.
The CEQA Guidelines provide that an EIR must be revised and recirculated whenever circumstances involving a project have changed. A substantial revision 6-110
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includes the identification of new, avoidable significant effects requiring mitigation measures or project revisions to be added to reduce the effect to less than significant levels or upon the lead agency determining that a proposed mitigation measure or project change would not reduce a potential impact to insignificance. See Jensen, supra, 23 Cal.App.5th at p. 886.
Additionally, when new information is brought to light showing that an impact previously discussed in an environmental report or document—which was found to be insignificant with or without mitigation in the prior analysis—now has the potential for a significant environmental impact as supported by substantial evidence, the environmental document must consider and resolve the conflict in the evidence.
See Visalia Retail, L.P. v. City of Visalia (2018) 20 Cal.App.5th 1, 13, 17; accord Protect the Historic Amador Waterways v. Amador Water Agency (2004) 116 Cal.App.4th 1099, 1109.
Here, considering the 2003 EIR’s failure to substantiate all of its findings, provide adequate mitigation measures, fully assess all relevant factors, and consider the circumstances surrounding and involving the Project 20 years after its certification, the City must draft and circulate a revised and renewed Project-specific EIR. The CEQA exemption pursuant to § 15162 does not apply where, as here, new information of substantial importance has come to light that was not known and could not have been known with the exercise of reasonable diligence in 2003. See CEQA Guidelines, § 15152, subd. (a)(3). The Project’s impacts will have significant impacts which were not and could not have been addressed in the 2003 EIR, or those impacts will be substantially more severe than shown in the 2003 EIR.
The 2003 EIR failed to adequately analyze cumulative impacts and could not have reasonably foreseen the currently planned expansions and therefore did not address the Project’s potential impacts. Considering the nature of the proposed Project, though, it may be argued that it is, in fact, reasonable to assume that Applicant and the City could have anticipated and assessed the potential impacts, forecasted the actual or potential effects that the Project would have on the environment, and whether those potential future effects required analysis under CEQA—with sufficient detail to afford the public then (and now) to have reviewed and commented on the impacts and mitigation measures. Population increase figures and diagrams were available in 2003 and could have guided the 2003 EIR’s assessment of future expansions and developments.
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In any EIR, environmental impacts should be examined in light of the environment as it exists when a project is approved. See Banning Ranch Conservancy v. City of Newport Beach (2012) 211 Cal.App.4th 1209. Such is not the case here given that the 2003 EIR was prepared and certified roughly two decades ago and when the environment of and surrounding the Site was vastly different.
The 2003 EIR did not analyze the Eisenhower Medical Center Specific Plan impacts under the assumption that the current Project would be built, and therefore did not address cumulative or potential impacts of the Project. For this reason alone, a Project-specific EIR must be prepared. The SR’s claim that the Project “is in substantial compliance with the Eisenhower Medical Center Specific Plan (Amendment #3)” is unsupported and unsubstantiated. The SR states, in essence, that this Project is in substantial compliance with the Specific Plan because it is consistent with the Specific Plan and therefore, no further documentation or further analysis are required. See SR, p. 9. Conclusory statements without evidence or analysis fail to rise to the level of credibility required to constitute a project as exempt from CEQA pursuant to § 15162.
To state that the mitigation measures required by the 2003 EIR are incorporated here also misses the point and fails to afford CEQA the environmental protection it intends. It is reasonable to assume that mitigation measures developed in 2003 fail to grasp the severity or magnitude of environmental and human health issues which plague us today. Measures involving such concepts as renewable energy are necessary to protect environmental and human health and could not have and were in fact not given the proper weight and focus in the 2003 EIR. Similarly, to mandate that “[a]ll applicable conditions of approval and mitigation measures set forth in the Eisenhower Medical Center Specific Plan and the Environmental Impact Report prepared for the Third Amendment shall be complied with as part of this project” does little to ensure the Project’s compliance with CEQA or to offer the public the opportunity to comment on the Project, especially given the inaccessibility of the 2003 EIR and supporting documents and analyses. See SR, p. 15. In fact, this Office, on or about March 20, 2023, submitted a California Public Records Act (PRA) request to the City requesting any and all documents—including reports, analyses, studies, and the 2003 EIR. That request was responded to with little more than what can be gathered on the City’s website. The PRA production was substantially out of compliance with the Act, thus preventing this Office from the opportunity to offer thorough and reasoned 6-112
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comments on the Project. For this reason, the PC should not recommend the Project for approval to the CC and instead defer any ruling or recommendation until the 2003 EIR and supporting reports, analyses, and studies are made available to the public.
Nevertheless, despite the City’s deficient production and unwillingness to provide the public with the opportunity to study and comment upon the Project, the Project does not qualify for the § 15162 CEQA exemption and a new EIR must be prepared.
B. The EIR Fails to Include an Adequate Project Description.
The EIR must be recirculated because it also lacks an adequate Project description. “[A]n accurate, stable and finite project description is the sine qua non of an informative and legally sufficient” environmental document. County of Inyo v. City of Los Angeles (1977) 71 Cal.App.3d 185, 200. “A curtailed or distorted project description may stultify the objectives of the reporting process” as an accurate, stable, and finite project description is necessary to allow “affected outsiders and public decision- makers balance the proposal’s benefit against its environmental cost, consider mitigation measures, assess the advantage of terminating the proposal (i.e., the “no project” alternative) and weigh other alternatives in the balance. Ibid. at pp. 192-93.
CEQA Guidelines, section 15124 requires a project describe in enough detail to allow for evaluation of its potential environmental impacts: (a) the project’s precise location and boundaries; (b) a clearly written statement of objectives sought by the proposed project; (c) a description of the project’s technical, economic, and environmental characteristics; and (d) a statement describing a list of agencies, permits, and approval which the project expects to use.
The EIR’s Project description does not satisfy this requirement by failing to clearly include a statement of objectives or a description of the Project’s technical, economic, and environmental characteristics. For these reasons too, the EIR must be revised and recirculated.
V. THE PROJECT DOES NOT QUALIFY FOR THE CLASS 32
“INFILL” CATEGORICAL EXEMPTION.
CEQA exemptions must be construed narrowly. County of Amador v. El Dorado County Water Agency (1999) 76 Cal.App.4th 931, 966. With respect to Class 32 exemptions for in-fill development projects, in addition to not being subject to the six exemption exceptions identified in CEQA Guidelines section 15300.2, the Project must also meet all of the conditions identified in CEQA Guidelines section 15332, including:
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a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations;
b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; c) The project site has no value as habitat for endangered, rare, or threatened species;
d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and e) The site can be adequately served by all required utilities and public services.
The Project here fails to comply with all of the required conditions, and thus, does not qualify for the Class 32 “Infill” Exemption. The SR fails to address the Project’s qualifications which would grant it a CEQA exemption pursuant to § 15332.
Additionally, the City lacks substantial evidence to support its determination that the project is consistent with the applicable plans and regulations.
A. The City Lacks Substantial Evidence to Support Its Determinations Regarding the Project’s Significant Impacts.
In order to qualify for the Class 32 Exemption, project approval cannot result in any significant effects relating to traffic, noise, air quality, or water quality. CEQA Guidelines, § 15332. Lead agencies are required to present substantial evidence to support findings under CEQA. The CEQA Guidelines note that substantial evidence means “enough relevant information and reasonable inferences from this information that a fair argument can be made to support a conclusion.” CEQA Guidelines, § 15384, subd. (a).
CEQA exemptions are reserved for projects without potential to have significant environmental effects. See Salmon Protection & Watershed Network v. County of Marin (2004) 125 Cal.App.4th 1098, 1107 (if a project may have a significant effect on the environment, CEQA review must occur). The Project at hand has the potential to cause a number of significant environmental effects, rendering the Class 32 CEQA exemption inapplicable.
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B. Water Impacts.
The Applicant should be required to state whether it will be relying on groundwater, and if so, the amount of groundwater it will be relying on in order to supply the Project. Without a detailed assessment of the Project’s water demands, it is unclear whether it will be able to meet or significantly impact the goals of the City, County, and State to reliably meet current and future water demands in a sustainable yet cost- effective manner. Additionally, the SR mandates that Applicant submit hydrology studies prior to approval of the Grading Plan. SR, p. 16. Unfortunately, this does not afford the public the opportunity to comment on the Project or its potential water impacts. Such studies must be presented to the public prior to any approvals in order for the Project to substantially comply with CEQA.
C. Geologic and Seismic Impacts.
The Site is located at 39000 Bob Hope Drive in a relatively developed section of Rancho Mirage, California, and is roughly equidistant from the Christopher Columbus Transcontinental Highway, otherwise known as Interstate 10, and State Route 111. On the opposite sides of each rest the undeveloped Coachella Valley National Wildlife Refuge and Coachella Valley Preserve, and the Mike Dunn Desert Riders Oasis.
According to a Geologic and Seismic Hazards Report6 (“ES Report”) prepared by Earth Systems Pacific in 2018 for a project located one mile north of the Site, the area, though not located within a currently designated Alquist-Priolo Earthquake Fault Zone or Riverside County designated fault zone, is just four miles southwest of the San Andreas fault system and 5.7 miles southwest of the Mission Creek branch of the San Andreas fault system. Additionally, the Site is underlain predominantly by Holocene dune sand and younger alluvium and is seismically characterized with an ASCE 7-02 and ASCE 7-05 Site Class D soil profile (i.e., stiff soil), meaning it has a high runoff potential when thoroughly wet. Additionally, in comparison to Site Classes A through C, Site Class D is weak at smoothly propagating shear waves and will shake and liquefy to a greater extent with shear and surface waves.7 This is alarming considering that the ES Report predicted that there exists a 22% chance that, within the next seven years, a magnitude 7.1 to 7.9 earthquake (major earthquake, serious damage) will hit the
6 Geologic and Seismic Hazards Report Eagle Property, Earth Systems Pacific, March 2018, available at https://ranchomirageca.gov/wp-content/uploads/2019/07/eApx_F_Geo.pdf . 7 See Napa Seismic Site Classifications, available at
https://www.napaseismic.org/education/ibc-site-classifications/ . 6-115
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Coachella segments of the San Andreas fault. For context, a magnitude 7.0 earthquake can cause damage up to 150 miles away.8 In fact, the 1989 Loma Prieta earthquake that occurred in Gilroy, California was felt 284 miles away in Reno, Nevada.
The Site also sits within the currently designated “Moderate” liquefaction Susceptibility zone for deep groundwater susceptible sediments per the Riverside County Environmental Hazards Map, though liquefaction potentials are considered “very low.” Nevertheless, the Site sits within or near a “high susceptibility” area for seismically induced settlement per the City of Rancho Mirage General Plan Safety Element.
The Project requires that the potential geologic and seismic impacts be adequately studied and mitigated against. The 2003 EIR could not, and in fact did not, anticipate that a magnitude 7.1 to 7.9 earthquake would occur at or near the Site at some point between 2016 and 2030. Consequently, the EIR must be revised and recirculated to reflect and analyze current and potential environmental conditions in order to comply with CEQA.
Additionally, the SR mandates that Applicant submit a soils report and geological study prior to approval of the Grading Plan. SR, p. 16. Unfortunately, this does not afford the public the opportunity to comment on the Project or its potential impacts. Such studies must be presented to the public prior to any approvals in order for the Project to substantially comply with CEQA.
D. Air Quality and Noise Impacts
The City contends that the Project will not have a significant impact, or no more significant impact than previously studied in the 2003 EIR. SR, p. 24. Specifically, the City claims that the “proposed project will not have any adverse impact on the public health, safety, or welfare; as proposed the project will not create any negative impacts to health[.]” Ibid. The SR fails to provide any proof or substantiation of these claims.
In this regard, the City has failed to support such finding with substantial evidence.
The City relies solely upon Applicant’s compliance with regulatory measures and the 2003 EIR in concluding that the Project will not have significant impacts in this
8 A Word of Weather, Red Flag is Flying . . . And How Far Away Does a 7.0 Earthquake Impact You? (Pt. 2), June 2016, available at https://mikealger.net/2016/06/08/red-flag-is- flying-and-how-far-away-does-a-7-0-earthquake-impact-you-pt- 2/#:~:text=But%20a%207.0%20quake%20can,rapidly%20as%20the%20magnitude%20dro ps.
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context. However, determinations that regulatory compliance will be sufficient to prevent significant adverse impacts must be based on a project-specific analysis of potential impacts and the effect of regulatory compliance. See Californians for Alternatives to Toxics v. Dept. of Food & Agric. (2005) 136 Cal.App.4th 1; accord Ebbetts Pass Forest Watch v. Department of Forestry & Fire Protection (2008) 43 Cal.App.4th 936, 956. Fatally, the City relies upon regulatory compliance in making its less-than- significant impact determination without offering and assessing Project-specific data on air quality impacts—which is particularly concerning considering the number of sensitive receptors which will remain in very close proximity to the Site. Sensitive receptors are children, the elderly, asthmatics, and people with illnesses or others who are particularly sensitive to environmental impacts or who are at a heightened risk of negative health outcomes due to exposure to air pollution. See California Health and Safety Code, § 42705.5, subd. (a)(5) (the locations where children, the elderly, asthmatics, and others at heightened risk of negative health outcomes due to exposure to air pollution, congregate are considered sensitive receptor locations. Sensitive Receptor locations may also include hospitals) Given that sensitive receptor locations for a project must be identified during the CEQA review process and mitigated against, the Project requires its own environmental review and cannot rely on the outdated 2003 EIR.
As shown in the Campus map here, there exist dozens of buildings within 300 feet of the Desert Cardiology Center building (No. 19). Among the closest and potentially most affected Campus buildings housing and treating sensitive receptors include the Desert Orthopedic Center
(No. 20), Mike and Jan
Salta Health Center (No.
21), Grainger Family
Wound Care Center (No.
22), Larson Foundation
Trauma Center (No. 7),
Tennity Emergency Center
(No. 8), Barbara Sinatra
Children’s Center (No.
24), and Betty Ford Center
(No. 25). The Mike and
Jan Salta Health Center
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offers sensitive receptors comprehensive primary care and internal medicine services, the Grainger Family Wound Care Center houses two hyperbaric chambers which offer oxygen therapy to patients undergoing wound healing, and the Betty Ford Center—comprised of eight buildings—is a rehab center. Each of these buildings houses and treats the most susceptible individuals of the population, yet their health has not been shown to be as valuable as Applicant claims it is.
The SR similarly fails to address the housing development which abuts the Site to the north and south. The closest single-family homes in the development to the north rest no more than 300 feet from the Site, yet the health of these individual—many of them potentially children and the elderly—have not been considered.
The SR glosses over the issue of air quality impacts and sensitive receptors where it mandates that Applicant prepare a Local Air Quality Plan (LAQMP) pursuant to Ordinance No. 855, Municipal Code Chapter 7.01. Although the LAQMP may reasonably detail the Project’s potential impacts upon the air quality of and surrounding the Site and any necessary mitigation measures, such analysis is required at this stage in the process in order to afford the public a reasoned opportunity to comment. To submit the LAQMP at some later point defeats the purpose of allowing projects an environmental and impact review period. Additionally, as previously stated, regulatory compliance does not prove no significant impacts nor does it prove CEQA compliance. The SR also fails to mention the impacts that demolition of the buildings will have on the nearby sensitive receptors—alarming considering the amount of demolition to take place and the nature of the building to be demolished.
Applicant is one of the nation’s top hospitals (and one of the Riverside County-San Bernardino’s top five)—as such, surely the City can expend the energy and resources needed to undertake a Project-specific environmental analysis of air quality and noise impacts in order to afford Applicant’s patrons and patients additional protective measures. And according to Applicant’s website, Applicant is committed to supporting a “healing environment” where a “supportive setting is developed and maintained that embraces the physical, emotional, and spiritual aspects of health and healing.”9 Surely an analysis of Project-specific impacts and mitigation measures is in line with Applicant’s commitment to a healing environment. Fatally, the City has failed to account for the sensitive receptors—namely children, the elderly, and other
9 About Eisenhower Health, Vision Mission, Commitments, Eisenhower Health, available at https://eisenhowerhealth.org/about/eisenhower-health/ . 6-118
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ill patients utilizing the Campus—occupying the very buildings surrounding the Project Site and just yards away. For these reasons, the Planning Commission should mandate that the City prepare a revised EIR.
E. Due to the COVID-19 Crisis, the City Must Adopt a Mandatory Finding of Significance that the Project May Cause a Substantial Adverse Effect on Human Beings and Mitigate COVID-19 Impacts.
First, CEQA requires that an agency make a finding of significance when a Project may cause a significant adverse effect on human beings. Pub. Res. Code, § 21083, subd. (b)(3); CEQA Guidelines, § 15065, subd. (a)(4).
Public health risks related to construction work require a mandatory finding of significance under CEQA. Construction work has been defined as a lower- to high- risk activity for COVID-19 spread by the Occupations Safety and Health Administration. Recently, several construction sites have been identified as sources of community-wide spreads of COVID-19.
SWMSRCC recommends that the City adopt additional CEQA mitigation measures to mitigate public health risks from the Project’s construction activities. SWMSRCC also requests that the City require safe on-site construction work practices as well as training and certification for any construction workers on the Project site.
In particular, and based upon its experience with safe construction site work practices, SWMSRCC recommends that the City require that while construction activities are being conducted at the Project Site:
Construction Site Design:
• The Project Site be limited to two controlled entry points. • Entry points have temperature screening technicians taking temperature readings when the entry point is open.
• The Temperature Screening Site Plan shows details regarding access to the Project Site and Project Site logistics for conducting temperature screening. • A 48-hour advance notice be provided to all trades prior to the first day of temperature screening.
• The perimeter fence directly adjacent to the entry points be clearly marked indicating the appropriate 6-foot social distancing position for when you 6-119
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approach the screening area. Please reference the Apex temperature screening site map for additional details.
• There be clear signage posted at the project site directing you through temperature screening.
• Provide hand washing stations throughout the construction site.
Testing Procedures:
• The temperature screenings used are non-contact devices. • Temperature readings are not to be recorded.
• Personnel be screened upon entering the testing center and should only take one to two seconds per individual.
• Hard hats, head coverings, sweat, dirt, sunscreen, or any other cosmetics must be removed on the forehead before temperature screening. • Anyone who refuses to submit to a temperature screening or does not answer the health screening questions be refused access to the Project Site. • Screenings be performed at both entrances from 5:30 am to 7:30 am at the main gate and personnel gate.
• After 7:30 am, only the main gate entrance continues to be used for temperature testing for anybody gaining entry to the project site such as returning personnel, deliveries, and visitors.
• If the digital thermometer displays a temperature reading above 100.0 degrees Fahrenheit, a second reading will be taken to verify an accurate reading. • If the second reading confirms an elevated temperature, DHS will instruct the individual that he/she will not be allowed to enter the Project Site. DHS will also instruct the individual to promptly notify his/her supervisor and human resources representative and provide them with a copy of Annex A.
Planning:
• Require the development of an Infectious Disease Preparedness and Response Plan that will include basic infection prevention measures (requiring the use of personal protection equipment), policies and procedures for prompt 6-120
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identification and isolation of sick individuals, social distancing (prohibiting gatherings of no more than 10 people including all-hands meetings and all- hands lunches) communication and training and workplace controls that meet standards that may be promulgated by the Center for Disease Control, Occupational Safety and Health Administration, Cal/OSHA, California Department of Public Health or applicable local public health agencies.
The United Brotherhood of Carpenters and Carpenters International Training Fund has developed COVID-19 Training and Certification to ensure that Carpenter union members and apprentices conduct safe work practices. The City should require that all construction workers undergo COVID-19 Training and Certification before being allowed to conduct construction activities at the Project Site.
SWMSRCC has also developed a rigorous Infection Control Risk Assessment (ICRA) training program to ensure it delivers a workforce that understands how to identify and control infection risks by implementing protocols to protect themselves and all others during renovation and construction projects in healthcare environments.
The ICRA protocols are intended to contain pathogens, control airflow, and protect patients during the construction, maintenance, and renovation of healthcare facilities.
These protocols prevent cross-contamination, minimizing the risk of secondary infections in patients at hospital facilities. The City should require that the Project be built using a workforce trained in ICRA protocols.
VI. CONCLUSION
The City’s reliance on the 2003 EIR and on Applicant’s presumed regulatory compliance cannot rectify its failure to draft and circulate a Project-specific EIR. A detailed and thorough review of the Project’s impacts must be studied, supported by substantial evidence, and mitigated against where necessary. Without this in-depth analysis and a higher standard for the quantity and quality of evidence supporting it, it is impossible to determine, with a high degree of certainty, the magnitude and extent of the Project’s environmental impacts.
In light of the aforementioned concerns, SWMSRCC respectfully requests that the City: (1) require a local and skilled workforce for the Project; (2) prepare and circulate a thorough, Project-specific EIR; (3) deem the Project not exempt from CEQA; and, (4) order Applicant to revise the Project to ensure its consistency with all applicable laws and regulations especially those addressing the Project’s potential impacts on 6-121
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human and environmental health. Should the City have any questions or concerns, it should feel free to contact my Office.
Sincerely,
___________________________________
Reza Bonachea Mohamadzadeh
Attorney for Southwest Mountain
States Regional Council of Carpenters
Attached:
March 8, 2021, SWAPE Letter to Mitchell M. Tsai re Local Hire Requirements and Considerations for Greenhouse Gas Modeling (Exhibit A); Air Quality and GHG Expert Paul Rosenfeld CV (Exhibit B); and, Air Quality and GHG Expert Matt Hagemann CV (Exhibit C). 6-122
EXHIBIT A
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1 2656 29th Street, Suite 201
Santa Monica, CA 90405
Matt Hagemann, P.G, C.Hg.
(949) 887-9013
[email protected]
Paul E. Rosenfeld, PhD
(310) 795-2335
[email protected]
March 8, 2021
Mitchell M. Tsai
155 South El Molino, Suite 104
Pasadena, CA 91101
Subject: Local Hire Requirements and Considerations for Greenhouse Gas Modeling Dear Mr. Tsai,
Soil Water Air Protection Enterprise (“SWAPE”) is pleased to provide the following draft technical report explaining the significance of worker trips required for construction of land use development projects with respect to the estimation of greenhouse gas (“GHG”) emissions. The report will also discuss the potential for local hire requirements to reduce the length of worker trips, and consequently, reduced or mitigate the potential GHG impacts.
Worker Trips and Greenhouse Gas Calculations
The California Emissions Estimator Model (“CalEEMod”) is a “statewide land use emissions computer model designed to provide a uniform platform for government agencies, land use planners, and environmental professionals to quantify potential criteria pollutant and greenhouse gas (GHG) emissions associated with both construction and operations from a variety of land use projects.”1 CalEEMod quantifies construction-related emissions associated with land use projects resulting from off-road construction equipment; on-road mobile equipment associated with workers, vendors, and hauling; fugitive dust associated with grading, demolition, truck loading, and on-road vehicles traveling along paved and unpaved roads; and architectural coating activities; and paving.2
The number, length, and vehicle class of worker trips are utilized by CalEEMod to calculate emissions associated with the on-road vehicle trips required to transport workers to and from the Project site during construction.3
1 “California Emissions Estimator Model.” CAPCOA, 2017, available at: http://www.aqmd.gov/caleemod/home . 2 “California Emissions Estimator Model.” CAPCOA, 2017, available at: http://www.aqmd.gov/caleemod/home . 3 “CalEEMod User’s Guide.” CAPCOA, November 2017, available at: http://www.aqmd.gov/docs/default- source/caleemod/01_user-39-s-guide2016-3-2_15november2017.pdf?sfvrsn=4, p. 34. 6-124
2 Specifically, the number and length of vehicle trips is utilized to estimate the vehicle miles travelled (“VMT”) associated with construction. Then, utilizing vehicle-class specific EMFAC 2014 emission factors, CalEEMod calculates the vehicle exhaust, evaporative, and dust emissions resulting from construction-related VMT, including personal vehicles for worker commuting.4
Specifically, in order to calculate VMT, CalEEMod multiplies the average daily trip rate by the average overall trip length (see excerpt below):
“VMTd = Σ(Average Daily Trip Rate i * Average Overall Trip Length i) n Where:
n = Number of land uses being modeled.”5
Furthermore, to calculate the on-road emissions associated with worker trips, CalEEMod utilizes the following equation (see excerpt below):
“Emissionspollutant = VMT * EFrunning,pollutant
Where:
Emissionspollutant = emissions from vehicle running for each pollutant VMT = vehicle miles traveled
EFrunning,pollutant = emission factor for running emissions.”6 Thus, there is a direct relationship between trip length and VMT, as well as a direct relationship between VMT and vehicle running emissions. In other words, when the trip length is increased, the VMT and vehicle running emissions increase as a result. Thus, vehicle running emissions can be reduced by decreasing the average overall trip length, by way of a local hire requirement or otherwise.
Default Worker Trip Parameters and Potential Local Hire Requirements As previously discussed, the number, length, and vehicle class of worker trips are utilized by CalEEMod to calculate emissions associated with the on-road vehicle trips required to transport workers to and from the Project site during construction.7 In order to understand how local hire requirements and associated worker trip length reductions impact GHG emissions calculations, it is important to consider the CalEEMod default worker trip parameters. CalEEMod provides recommended default values based on site-specific information, such as land use type, meteorological data, total lot acreage, project type and typical equipment associated with project type. If more specific project information is known, the user can change the default values and input project- specific values, but the California Environmental Quality Act (“CEQA”) requires that such changes be justified by substantial evidence.8 The default number of construction-related worker trips is calculated by multiplying the
4 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/default- source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 14-15. 5 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/default- source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 23. 6 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/default- source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 15. 7 “CalEEMod User’s Guide.” CAPCOA, November 2017, available at: http://www.aqmd.gov/docs/default- source/caleemod/01_user-39-s-guide2016-3-2_15november2017.pdf?sfvrsn=4, p. 34. 8 CalEEMod User Guide, available at: http://www.caleemod.com/ , p. 1, 9. 6-125
3 number of pieces of equipment for all phases by 1.25, with the exception of worker trips required for the building construction and architectural coating phases.9 Furthermore, the worker trip vehicle class is a 50/25/25 percent mix of light duty autos, light duty truck class 1 and light duty truck class 2, respectively.”10 Finally, the default worker trip length is consistent with the length of the operational home-to-work vehicle trips.11 The operational home-to-work vehicle trip lengths are:
“[B]ased on the location and urbanization selected on the project characteristic screen. These values were supplied by the air districts or use a default average for the state. Each district (or county) also assigns trip lengths for urban and rural settings” (emphasis added). 12 Thus, the default worker trip length is based on the location and urbanization level selected by the User when modeling emissions. The below table shows the CalEEMod default rural and urban worker trip lengths by air basin (see excerpt below and Attachment A).13
Worker Trip Length by Air Basin
Air Basin Rural (miles) Urban (miles)
Great Basin Valleys 16.8 10.8
Lake County 16.8 10.8
Lake Tahoe 16.8 10.8
Mojave Desert 16.8 10.8
Mountain Counties 16.8 10.8
North Central Coast 17.1 12.3
North Coast 16.8 10.8
Northeast Plateau 16.8 10.8
Sacramento Valley 16.8 10.8
Salton Sea 14.6 11
San Diego 16.8 10.8
San Francisco Bay Area 10.8 10.8
San Joaquin Valley 16.8 10.8
South Central Coast 16.8 10.8
South Coast 19.8 14.7
Average 16.47 11.17
Minimum 10.80 10.80
Maximum 19.80 14.70
Range 9.00 3.90
9 “CalEEMod User’s Guide.” CAPCOA, November 2017, available at: http://www.aqmd.gov/docs/default- source/caleemod/01_user-39-s-guide2016-3-2_15november2017.pdf?sfvrsn=4, p. 34. 10 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at:
http://www.aqmd.gov/docs/default-source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6 , p. 15. 11 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at:
http://www.aqmd.gov/docs/default-source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6 , p. 14. 12 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at:
http://www.aqmd.gov/docs/default-source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6 , p. 21. 13 “Appendix D Default Data Tables.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/default- source/caleemod/05_appendix-d2016-3-2.pdf?sfvrsn=4, p. D-84 – D-86. 6-126
4 As demonstrated above, default rural worker trip lengths for air basins in California vary from 10.8- to 19.8- miles, with an average of 16.47 miles. Furthermore, default urban worker trip lengths vary from 10.8- to 14.7- miles, with an average of 11.17 miles. Thus, while default worker trip lengths vary by location, default urban worker trip lengths tend to be shorter in length. Based on these trends evident in the CalEEMod default worker trip lengths, we can reasonably assume that the efficacy of a local hire requirement is especially dependent upon the urbanization of the project site, as well as the project location.
Practical Application of a Local Hire Requirement and Associated Impact To provide an example of the potential impact of a local hire provision on construction-related GHG emissions, we estimated the significance of a local hire provision for the Village South Specific Plan (“Project”) located in the City of Claremont (“City”). The Project proposed to construct 1,000 residential units, 100,000-SF of retail space, 45,000-SF of office space, as well as a 50-room hotel, on the 24-acre site. The Project location is classified as Urban and lies within the Los Angeles-South Coast County. As a result, the Project has a default worker trip length of 14.7 miles.14 In an effort to evaluate the potential for a local hire provision to reduce the Project’s construction-related GHG emissions, we prepared an updated model, reducing all worker trip lengths to 10 miles (see Attachment B). Our analysis estimates that if a local hire provision with a 10-mile radius were to be implemented, the GHG emissions associated with Project construction would decrease by approximately 17% (see table below and Attachment C).
Local Hire Provision Net Change
Without Local Hire Provision
Total Construction GHG Emissions (MT CO2e) 3,623
Amortized Construction GHG Emissions (MT CO2e/year) 120.77 With Local Hire Provision
Total Construction GHG Emissions (MT CO2e) 3,024
Amortized Construction GHG Emissions (MT CO2e/year) 100.80 % Decrease in Construction-related GHG Emissions 17%
As demonstrated above, by implementing a local hire provision requiring 10 mile worker trip lengths, the Project could reduce potential GHG emissions associated with construction worker trips. More broadly, any local hire requirement that results in a decreased worker trip length from the default value has the potential to result in a reduction of construction-related GHG emissions, though the significance of the reduction would vary based on the location and urbanization level of the project site.
This serves as an example of the potential impacts of local hire requirements on estimated project-level GHG emissions, though it does not indicate that local hire requirements would result in reduced construction-related GHG emission for all projects. As previously described, the significance of a local hire requirement depends on the worker trip length enforced and the default worker trip length for the project’s urbanization level and location.
14 “Appendix D Default Data Tables.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/default- source/caleemod/05_appendix-d2016-3-2.pdf?sfvrsn=4, p. D-85. 6-127
5 Disclaimer
SWAPE has received limited discovery. Additional information may become available in the future; thus, we retain the right to revise or amend this report when additional information becomes available. Our professional services have been performed using that degree of care and skill ordinarily exercised, under similar circumstances, by reputable environmental consultants practicing in this or similar localities at the time of service. No other warranty, expressed or implied, is made as to the scope of work, work methodologies and protocols, site conditions, analytical testing results, and findings presented. This report reflects efforts which were limited to information that was reasonably accessible at the time of the work, and may contain informational gaps, inconsistencies, or otherwise be incomplete due to the unavailability or uncertainty of information obtained or provided by third parties.
Sincerely,
Matt Hagemann, P.G., C.Hg.
Paul E. Rosenfeld, Ph.D.
6-128
Location Type Location Name Rural H-W
(miles)
Urban H-W
(miles)
Air Basin Great Basin 16.8 10.8
Air Basin Lake County 16.8 10.8
Air Basin Lake Tahoe 16.8 10.8
Air Basin Mojave Desert 16.8 10.8
Air Basin Mountain 16.8 10.8
Air Basin North Central 17.1 12.3
Air Basin North Coast 16.8 10.8
Air Basin Northeast 16.8 10.8
Air Basin Sacramento 16.8 10.8
Air Basin Salton Sea 14.6 11
Air Basin San Diego 16.8 10.8
Air Basin San Francisco
10.8 10.8
Air Basin San Joaquin 16.8 10.8
Air Basin South Central 16.8 10.8
Air Basin South Coast 19.8 14.7
Air District Amador County 16.8 10.8
Air District Antelope Valley 16.8 10.8
Air District Bay Area AQMD 10.8 10.8
Air District Butte County 12.54 12.54
Air District Calaveras
16.8 10.8
Air District Colusa County 16.8 10.8
Air District El Dorado
16.8 10.8
Air District Feather River 16.8 10.8
Air District Glenn County 16.8 10.8
Air District Great Basin 16.8 10.8
Air District Imperial County 10.2 7.3
Air District Kern County 16.8 10.8
Air District Lake County 16.8 10.8
Air District Lassen County 16.8 10.8
Air District Mariposa
16.8 10.8
Air District Mendocino
16.8 10.8
Air District Modoc County 16.8 10.8
Air District Mojave Desert 16.8 10.8
Air District Monterey Bay
16.8 10.8
Air District North Coast
16.8 10.8
Air District Northern Sierra 16.8 10.8
Air District Northern
16.8 10.8
Air District Placer County 16.8 10.8
Air District Sacramento 15 10
Attachment A
6-129
Air District San Diego
16.8 10.8
Air District San Joaquin
16.8 10.8
Air District San Luis Obispo
13 13
Air District Santa Barbara
8.3 8.3
Air District Shasta County 16.8 10.8
Air District Siskiyou County
16.8 10.8
Air District South Coast 19.8 14.7
Air District Tehama County 16.8 10.8
Air District Tuolumne 16.8 10.8
Air District Ventura County 16.8 10.8
Air District Yolo/Solano 15 10
County Alameda 10.8 10.8
County Alpine 16.8 10.8
County Amador 16.8 10.8
County Butte 12.54 12.54
County Calaveras 16.8 10.8
County Colusa 16.8 10.8
County Contra Costa 10.8 10.8
County Del Norte 16.8 10.8
County El Dorado-Lake 16.8 10.8
County El Dorado-16.8 10.8
County Fresno 16.8 10.8
County Glenn 16.8 10.8
County Humboldt 16.8 10.8
County Imperial 10.2 7.3
County Inyo 16.8 10.8
County Kern-Mojave 16.8 10.8
County Kern-San 16.8 10.8
County Kings 16.8 10.8
County Lake 16.8 10.8
County Lassen 16.8 10.8
County Los Angeles-16.8 10.8
County Los Angeles-19.8 14.7
County Madera 16.8 10.8
County Marin 10.8 10.8
County Mariposa 16.8 10.8
County Mendocino-16.8 10.8
County Mendocino-16.8 10.8
County Mendocino-16.8 10.8
County Mendocino-16.8 10.8
County Merced 16.8 10.8
County Modoc 16.8 10.8
County Mono 16.8 10.8
County Monterey 16.8 10.8
County Napa 10.8 10.8
6-130
County Nevada 16.8 10.8
County Orange 19.8 14.7
County Placer-Lake 16.8 10.8
County Placer-Mountain 16.8 10.8
County Placer-16.8 10.8
County Plumas 16.8 10.8
County Riverside-16.8 10.8
County Riverside-
19.8 14.7
County Riverside-Salton 14.6 11
County Riverside-South 19.8 14.7
County Sacramento 15 10
County San Benito 16.8 10.8
County San Bernardino-
16.8 10.8
County San Bernardino-
19.8 14.7
County San Diego 16.8 10.8
County San Francisco 10.8 10.8
County San Joaquin 16.8 10.8
County San Luis Obispo 13 13
County San Mateo 10.8 10.8
County Santa Barbara-
8.3 8.3
County Santa Barbara-
8.3 8.3
County Santa Clara 10.8 10.8
County Santa Cruz 16.8 10.8
County Shasta 16.8 10.8
County Sierra 16.8 10.8
County Siskiyou 16.8 10.8
County Solano-15 10
County Solano-San 16.8 10.8
County Sonoma-North 16.8 10.8
County Sonoma-San 10.8 10.8
County Stanislaus 16.8 10.8
County Sutter 16.8 10.8
County Tehama 16.8 10.8
County Trinity 16.8 10.8
County Tulare 16.8 10.8
County Tuolumne 16.8 10.8
County Ventura 16.8 10.8
County Yolo 15 10
County Yuba 16.8 10.8
Statewide Statewide 16.8 10.8
6-131
Air Basin Rural (miles)Urban (miles)
Great Basin Valleys 16.8 10.8
Lake County 16.8 10.8
Lake Tahoe 16.8 10.8
Mojave Desert 16.8 10.8
Mountain Counties 16.8 10.8
North Central Coast 17.1 12.3
North Coast 16.8 10.8
Northeast Plateau 16.8 10.8
Sacramento Valley 16.8 10.8
Salton Sea 14.6 11
San Diego 16.8 10.8
San Francisco Bay Area 10.8 10.8
San Joaquin Valley 16.8 10.8
South Central Coast 16.8 10.8
South Coast 19.8 14.7
Average 16.47 11.17
Mininum 10.80 10.80
Maximum 19.80 14.70
Range 9.00 3.90
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6-141
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6-167
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6-168
7. 1
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6-170
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6-171
8. 1
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6-172
To
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6-173
8. 2
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6-174
8. 2
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1. 1
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6-184
3. 2
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