Rancho Mirage City Council
December 5, 2024

1947-2009
Topographic Map Symbols
2009 -present
US Topo Map Symbols
Topographic Maps included in this report are produced by the USGS and are to be used for research purposes including a phase I report.

Maps are not to be resold as commercial property.

No warranty of Accuracy or Liability for ERIS: The information contained in this report has been produced by ERIS Information Inc.(in the US) and ERIS Information Limited Partnership (in Canada), both doing business as 'ERIS', using Topographic Maps produced by the USGS.

This maps contained herein does not purport to be and does not constitute a guarantee of the accuracy of the information contained herein.

Although ERIS has endeavored to present you with information that is accurate, ERIS disclaims, any and all liability for any errors, omissions, or inaccuracies in such information and data, whether attributable to inadvertence, negligence or otherwise, and for any consequences arising therefrom. Liability on the part of ERIS is limited to the monetary value paid for this report.

Environmental Risk Information Services
A division of Glacier Media Inc.

1.866.517.5204 [email protected] erisinfo.com
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2015
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Source: USGS7.5Mlout Topographic Map
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1958
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(1-3958)
Aerial Photo Year: 1956
(2-19,1)
Aerial Photo Year: 1941
Available Quadrangle(s): Thousand Palms, CA(1.1958)
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1-787

APPENDIX E

PHOTOGRAPHS

1. View of the Site from the northwest.

2. View of the Site from the north.

3. View of the Site from the east,

4. View of the Site from the southwest.

5. View of the Site from the northeast.

6. Typical former mobile home pad area.

Photograph Log
Crossings at Peterson Road
Rancho Mirage, California
1-783

10. South adjacent (beyond wall).

7. Typical former mobile home pad areas.

8. West adjacent.

9. North adjacent and east adjacent.
!MP'

11. North adjacent.

12.South adjacent.

Photograph Log
Crossings at Peterson Road
Rancho Mirage, California
1-784

APPENDIX F

INTERVIEW QUESTIONNAIRE

4We ENVIRONMENTAL
is
is
Due Diligence Environmental Questionnaire - Owner
Site Name - Crossings at Peterson Road, Rancho Mirage, CA Return to [email protected]
Completed by: Mourcpts A JWtOM
Company or Organization: Cif Ofziricko PIS
Title
Date:
}04 4 l >,ra ell
Met Ji, 2o2
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1.) Who is the current owner of the subject property and when was it purchased? y o {4acl.a IH;r4y, Nl iI1, 440(41
Au.tt l ,(r 1, 2otv

2.) Who are the past owners of the property and years of ownership (if available)? Krumllalz 7 �wi J

3.) What was the past use of the subject property?
('4 ,;I€ L1o,tie com►tuh;f y

4.) Are you aware of any environmental cleanup liens that are filed or recorded against the subject property?
Is)01. fo Okr khot,ti
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1-786

5.) Are you aware of any activity and land use limitations that are in place on the property that have been filed or recorded in a registry?

6.) Are you aware of any specialized knowledge or experience related to the property or nearby properties that is pertinent to potential adverse environmental conditions? 1�0

7.) Are you aware of commonly known or reasonably obtainable information that would help us to identify conditions indicative of releases or threatened releases of hazardous wastes/materials at the property? Such information includes knowledge of specific chemicals that are present or were once present on the property, spills or other chemicals releases that may have occurred, underground or aboveground storage tanks and environmental cleanups that have been conducted on the property.

Nova

8.) Based on your knowledge and experience related to the property, are there any obvious indicators that point to the presence or likely presence of contamination at the property? No
1-787

APPENDIX G

QUALIFICATIONS

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�
Dan Weis, R.E.H.S.

ENVIRONMEN1AL MANAGER
9 1938 Kellogg Avenue, Suite 116, Carlsbad, CA 92008
(760) 585-7070 // O (760) 672-6338 // [email protected] // © www.weisenviro.com Professional Summary
Environmental Manager and California Registered Environmental Health Specialist with extensive expertise in environmental science and assessment, environmental and public health, risk assessment, health and safety, remedial design and implementation, strategic planning and project/program design and implementation. Over 20 years of professional experience and achievement.

Successful completion of projects for a wide range of clientele including, but not limited to, local government entities, developers (affordable housing and market rate), educational institutions, Federal government entities, law firms, architectural and engineering firms, lending institutions, life insurance companies, conservancies, commercial/industrial real estate owners/managers, insurance companies, wireless telecommunication carriers and real estate developers. Extensive experienced in the completion of assessment, construction and remediation quality assurance during the completion of urban redevelopment/brownfields projects and public works projects, many of which have been located in downtown areas of San Diego, Los Angeles, Oakland, San Francisco, and other urban communities throughout the State of California. Proven ability to train and mentor professional, technical and support staff. Manages a comprehensive health and safety program. Holds a Master of Science in Public Health with an emphasis in environmental health science, risk assessment, health and safety, toxicology and environmental policy. Registered Environmental Health Specialist #8172 in the State of California.

Education and Professional Certification
• University of Delaware, Bachelor of Arts, 1995
• San Diego State University, Master of Science, Public/Environmental Health, 2001 • State of California Registered Environmental Health Specialist #8172 • Centers for Disease Control and Prevention National Center for Environmental Health Division of Emergency and Environmental Health Services - Environmental Health Training in Emergency Response • Occupational Safety and Health Administration (OSHA) 40 Hour Hazardous Waste Operations and Emergency Response Standard (HAZWOPER) Training and Annual 8 Hour HAZWOPER Refresher Training • OSHA 8 Hour HAZWOPER Supervisor Training
Relevant Skills and Qualifications
• Proven ability to manage staff and programs/projects in challenging and diverse environments and regulatory settings.

Consistently meets project schedules, goals, deadlines and budgetary restrictions. • Completed or managed over 3,000 due diligence related environmental assessments and completed or managed over 500 subsurface environmental investigations of soil gas, soil, groundwater and other media. Investigations have included human health and ecological risk assessments, evaluations of indoor air conditions based on interpretations of subsurface conditions, underground storage tank (UST) evaluation/closure and hazardous waste characterization/management.

Subsurface activities performed include the completion of soil borings using various drilling technologies, soil and groundwater sampling, installation and sampling of groundwater monitoring wells, free product evaluations, exploratory trenching and real-time delineation using mobile analytical laboratories and other soil screening technology. • Managed over 100 remediation or construction management related projects primarily related to source removal of subsurface contaminants, including but not limited to, petroleum hydrocarbons, chlorinated solvents, heavy metals, organochlorine pesticides and other agricultural related chemicals, dioxins and furans and polychlorinated biphenyls. Has also assisted in cost recovery efforts from private parties and State/Federal funding programs for environmental assessment and remediation work and has served as an expert witness during legal proceedings pertaining to environmental related claims
• Strong collaboration and negotiation skills with environmental regulatory agencies regarding project planning, initiation, status, approvals and implementation. Direct experience in interfacing with members of regulatory agencies including but not limited to the United States Environmental Protection Agency (EPA), California EPA Depaitinent of Toxic Substances Resume of Dan Weis, R.E.H.S. 0
1-789°f2

Con trol and O ffice of Env ironmental Health Hazard Assessment, County of San Diego Depaitiiients of En vironmental H ealth (DEH), Public Works and Plan nin g an d Land Use, San Diego Air Pollution Control D istrict, South Coast Air Qu ality Managemen t D istrict, R iverside Coun ty D EH , San Francisco City an d County D epartmen t of Pu blic Health (DP H), 0 Arizona Department of Environmen tal Quality, County of Los Angeles Cou nty D PH and other local Certified Unified Program Agencies. Develop, manage an d implemen t co mpliance and best practices effo rts with Federal and State laws and regu lations.
• Conducted and/or managed hundreds of pu blic/env iron mental health related assessments including electromagnetic field V surveys, radionu clide su rveys, indoor air qu ality in vestigations, radon surveys, drin king water assessments, asbestos contain ing materials and lead -based pain t su rveys and mold/microbial evalu ation s. • Recov ered over $10,000,000 of assessmen t an d cleanup costs for clientele from vario us sources including State of California Cleanu p Funds, Un ited States Environmen tal Protection Agency Brownfield grants and private parties incl uding major o il companies.
• Responsible for facilitating a safe and healthy work environmen t in concert with the mission of the company while e nsuring complian ce with applicable Federal, State, and local regulations. • Pu blished technical papers pertaining to geogenic con centrations of metals in Sa n Diego Co unty, radioacti ve dati ng and pollutant chronologies in estuarine sediments and various urban runoff related implications . • Delivered presentations pertaining to various en viron mental topics includi ng human health risk assessme nt to membership at local and n ational trade conferences
Pro ject Ex perience (Projects Completed at Multiple Firms) • 14th and Island, San D iego, California — D ev elopment of Site Mitigation Plan, contaminated soil management a nd disposal concurrent with site construction activities at the superblock construction site in downtown San Diego and achie vement of regu latory closu re with the Coun ty of San Diego Depai tnie nt of En viro nme ntal Health . • 2198 Market Street, San Francisco, California — Phase I and II E nvironmental Site Assessments, s upplemental s ubsurface investigation , Site Mitigation Plan de velopment, contaminated soil manageme nt and disposal co nc urrent with site construction activities and negotiatio n/achievement of regulatory closure with the City of San Fra ncisco Departme nt of Public Health.
• Former EZ Serve, 9305 Mission Gorge Road, Santee, Califor nia — Closure report preparation and Sa n Diego Regional Water Qu ality Control Board interface a nd negotiatio n/ achievement of reg ulatory closure under State of California low - threat policy.
• French Field — Former Vista Burn Dump, Oceanside, California — Oversight of the capping of a former burn dump/la ndfill facility and restoratio n for public use as a sports facility. Negotiatio n and achie vement of regulatory clos ure with the California Dept tment of Toxic Substances Control with concurre nce from the San Diego Regio nal Water Quality Control Board and the County of San Diego Local E nforceme nt Agency . • Indoor Skydiving Facility, 1401 Imperial Aven ue, San Diego, California — Developme nt of Soil Management Plan and contaminated soil management and disposal conc urrent with site construction activities in downtown San Dieg o. • Lemo n Gro ve A ve nue Realignment Project, Lemon Gro ve, California — Developme nt of Impacted Soil Management Plan, Commu nity Health a nd Safety Plan and Worker Health and Safety Pla n and oversight of the impleme ntation of s uch pla ns d uri ng co nstr uction acti vities .
• North Side Interior Road and Utilities Project at San Diego Inter national Airport, San Diego, California - S ubs urface assessment, devel opment of Soil Ma nagement Pla n and Work Health and Safety Pla n and impleme ntation and monitoring of soil manageme nt strategies.
• Olympic and Hill, Los Angeles, California — Remo val of multiple undergro und storage tanks and underlying contaminated soil and achie veme nt of regulatory closure with the City of Los Angeles Fire Departme nt. • San Ysidro - U .S. La nd Port of Entry, San Diego, California — S ubsurface assessme nt a nd development and impleme ntation of soil management strategies.
• VA Medical Center Long Beach, 5901 East 7th Street, Long Beach, California - VA Long Beach: Seismic Correctio ns — Mental Health, Community Living Center and Chiller Replaceme nts Project — Asbestos co ntaini ng materials and lead - based paint s urveys and preparatio n of abatement contractor bid specifications.

Resume of Dan Weis, R.E.H.S.

Page Intentionally Blank

PETERSON ROAD RANCHO MIRAGE
Initial Study / Mitigated Negative Declaration
Appendix G
Vehicle Miles Traveled Evaluation

Page Intentionally Blank

TRAMES SOLUTIONS INC.

May 20, 2024
Mark Irving
Blieu Companies, LLC
2000 E. Fourth St. #205
Santa Ana, CA 92705
4225 Oceanside Blvd., 354H
Oceanside, CA 92056
(760) 291 - 1400
Subject: Crossings at Peterson Rd. Vehicle Miles Traveled Evaluation (JN 0398-0001)
Dear Mr. Irving:

Trames Solutions Inc. is pleased to submit this Vehicle Miles Traveled (VMT) evaluation for the proposed Crossings at Peterson Rd. development. It is our understanding that the project consists of up to 120 multi -family units and is located east of Peterson Rd. and north of Hwy. 111 in the City of Rancho Mirage

INTRODUCTION
The proposed project consists of developing up to 120 multi -family units. Attachment "A" contains the site plan for the proposed project. The intent of this analysis is to determine if the project will have a significant impact from a Vehicle Miles Traveled (VMT) perspective.

VEHICLE MILES TRAVELED (VMT) EVALUATION
The VMT evaluation is based on the passage of California Senate Bill 743 (SB 743) which replaces automobile delay and LOS as the basis of determining CEQA impacts. The City of Rancho Mirage has passed Resolution No. 2021-06 that aligns with SB 743 and establishes the threshold for transportation impacts under CEQA. Resolution 2021-06 identifies screening criteria under which Projects are not required to submit detailed VMT analysis. In short, if a project is "screened out", a determination of a non -significant transportation impact can be made and no further analysis is required.

The screening criteria for small projects is applicable for the proposed project. Based on the screening criteria, a multi family (low rise) housing project with less than or equal to 147 dwelling units can be presumed to cause a less -than -significant impact. The Trames #0398-0001
1-794

Mark Irving
Blieu Companies, LLC
May 20, 2024

proposed project consists of up to 120 multi -family units. Therefore, since it falls below the 147 unit threshold, a less -than -significant impact can be presumed. Therefore, no further analysis is required.

CONCLUSIONS
The project will consist of up to 120 multi -family units. Based on the City's Resolution No. 2021-06 Screening criteria, this project falls below the 147 unit threshold and may be "screened out" from further VMT analysis.

If you have any questions, please contact me directly at (949) 244-2436.

Respectfully submitted,
Trames Solutions Inc.

Scott Sato, P.E.

Vice President
Attachment A — Site Plan
Trames #0398-0001
1-795

ATTACHMENT A

SITE PLAN
Trames #0398-0001
1-796

UNIT MIX
NA ME

UNIT COUNT
155
2BR
3BR
B
39 39
110

P ARKING
NAME
COUNT
STSPRK G-A CCESIBLE:
9'-0" Wx18'-0"O
22 STS-PRKG-ACCESIBLE:

VAN_1T-TWO 18' -0"0
2 STS-PRKG-STAND ARD:
18'-0 "D x9-0 "W
264
288
OVERALL PLAN - LEVEL 1
STUDIO

T SQUARE
: Architecture
: Planning
: Urb an D esign
1970 Br oadway, Sub 815
Oakland, California 96812
(510) 451-2850
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BLIEU C OMPANIES
BLIE U

A SENSE OF PLACE
Sh eet Titl e:

SITE PLAN
Job No. 230500
Date: MMIIDDNYYY
Scale: 1' =
Drawn By: Author
8500850:

A100
05/06/2024

ATTACHMENT 4

PETERSON ROAD

RANCHO MIRAGE
Final Initial Study
Mitigated Negative Declaration
Lead Agency:

City of Rancho Mirage
69-825 Highway 111
Rancho Mirage, California 92270
Prepared by:

MSA CONSULTING, INC.

November 2024
City of Rancho Mirage 1
1-798

PETERSON ROAD
Final Initial Study/Mitigated Negative Declaration
November 2024

ENVIRONMENTAL INITIAL STUDY

PETERSON ROAD
Project Title:

City Project No:

Peterson Road
Preliminary Development Plan Case No. PDP24-0003
Environmental Assessment Case No. EA24-0008
Lead Agency Name and City of Rancho Mirage
Address: 69-825 Highway 111
Rancho Mirage, California 92270
Phone: (760) 328-2266
Applicant: Mark Bigley
Blieu Companies, LLC
2000 E. Fourth St. #205
Santa Ana, CA 92705
Contact Person: Pilar Lopez, Senior Planner
Phone Number: (760) 328-2266
Project Location: 39360 Peterson Road
Accessor Parcel 689-018-012
Number:

General Plan Existing: High Density Residential (R -H) / Affordable Housing Designation: Overlay (AHO)
Proposed: High Density Residential (R -H) / Affordable Housing Overlay (AHO)
Zoning Designation: Existing: High Density Residential (R -H) / Affordable Housing Overlay (AHO)
Proposed: High Density Residential (R -H) / Affordable Housing Overlay (AHO)
City of Rancho Mirage 2
1-799

PETERSON ROAD
Final Initial Study/Mitigated Negative Declaration
November 2024
Comments and Reponses to the Comments on the Draft IS/MND List of Commenters
The following is a list of individuals, representatives, organizations and agencies that submitted written comments on the Draft IS/MND. The City received a total of 1 comment letter from the California Department of Fish and Wildlife (CDFW). Table 1, Comment Letters Received on the DraftlS/MND, lists the ID letter assigned to the comment letter, the date it was received, and commenter's name.

Table 1 Comment Letters Received on the IS/MND
Letter
ID
Date
Commenter
1 October 14, 2024
California Department of Fish and Wildlife Kim Freeburn CEQA Requirements Regarding Comments and Responses
CEQA Guidelines, Section 15204(b), outlines parameters for submitting comments on negative declarations. Persons and public agencies should focus the on the proposed finding that the project will not have a significant effect on the environment. If persons and public agencies believe that the project may have a significant effect, they should:

1. Identify the specific effect,

2. Explain why they believe the effect would occur, and

3. Explain why they believe the effect would be significant.

CEQA Guidelines, Section 15204(c), further advises that reviewers should explain the basis for their comments, and should submit data or references offering facts, reasonable assumptions based on facts, or expert opinion supported by facts in support of the comments. Pursuant to Section 15064, an effect shall not be considered significant in the absence of substantial evidence.

Responses to Comment Letters
Written comments on the Draft IS/MND are reproduced on the following pages, along with responses to those comments. Changes to the Draft IS/MND text that result from responding to comments are included in the response and noted with an underline in bold for new text and a strikeout for deleted text.

City of Rancho Mirage 3
1-800

PETERSON ROAD
Final Initial Study/Mitigated Negative Declaration
November 2024
Letter 1 — California Department of Fish and Wildlife
CC)N1mENT LETTER NO. 1 CDFW
CAL.FORNIIA
UFISM.&
r%iL6uFF
State of California — Natural Resources .Agency

DEPARTMENT OF FISH AND WILDLIFE
Inland Deserts Region
3602 Inland Empire Boulevard, Suite C-220
Ontario, CA 91764
www.wwildlife.ca.00v
October 14, 2024
Sent via email
Pilar Flatterud
Senior Planner
City of Rancho Mirage
89-825 Highway 111
Rancho Mirage, CA 92270
pilarft ranchomirageca.gov
GA VIN NE WSOM. Governor
CHARLTON H. BONHAM, Director
Crossings at Peterson Road — Preliminary Development Plan Case No. PDP24-0003 and Environmental Assessment Case No. EA24-0008 (PROJECT) Mitigated Negative Declaration (MND)
SCH# 2024090575
Dear Pillar Flotterud:

The California Department of Fish and Wildlife (CDFW) received a Notice of Availability and Notice of Intent to Adopt a Mitigated Negative Declaration (fV1ND) from the City of Rancho Mirage (City) for the Project pursuant to the California Environmental (Duality Act (CEOA) and CEOA Guidelines.r
Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife.

Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code.

CDFW ROLE
CDFW is California's Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code, §§ 711.7, subd_ (a) & 1802; Pub. Resources Code, § 21070; CEOA Guidelines § 15386, subd. (a).) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species. (ld., § 1802.) Similarly, for purposes of CEQA, CDFW is charged by law to provide, as available, biological expertise during public agency environmental review efforts, focusing specifically on Projects and related 'CECA is codified in the California Public Resources Code in section 21000 et seq. The "CEOA Guidelines' are found in Title 14 of the California Code of Regulations, commencing with section 15000. 1-b
Conserving California's Wildlife Since 18,70
City of Rancho Mirage 4
1-801

PETERSON ROAD
Final Initial Study/Mitigated Negative Declaration
November 2024
Pilar Flotterud, Senior Planner
City of Rancho Mirage
October 14, 2424

activities that have the potential to adversely affect fish and wildlife resources.

CDFW is also submitting comments as a Responsible Agency under CEOA. (Pub.

Resources Code, § 21069; CEQA Guidelines, § 15381.) CDFW expects that it may need to exercise regulatory authority as provided by the Fish and Game Code. As proposed, for example, the Project may be subject to CDFW's lake and streambed alteration regulatory authority_ (Fish & G. Code, § 1600 et seq.) Likewise, to the extent implementation of the Project as proposed may result in 'take" as defined by State law of any species protected under the California Endangered Species Act (CESA) (Fish & G. Code, § 2050 et seq.), the Project proponent may seek related take authorization as provided by the Fish and Game Code.

PROJECT DESCRIPTION SUMMARY
Proponent: A0742 Rancho Mirage
Objective: The Project proposes the development of a 116 -unit residential complex with associated recreational facilities and spaces, office spaces, a pool, associated amenities and infrastructure, and 271 parking spaces_ A 300 -foot setback from the Whitewater River will be included in the form of a detention basin to capture and infiltrate all Project -related runoff, and the detention basin will be hydroseeded_ Lighting for landscaping, pathways and stairways, monuments and signs will be installed as needed for security and safety purposes_ For landscaping, the Project proposes a mix of native and no -native drought tolerant trees, shrubs, and ground cover.

Location: The Project site is located on approximately 12.34 acres of land east of Peterson Road and north of Juniper Lane, in the City of Rancho Mirage, Riverside County, California_ The Project is located within Accessor's Parcel Number (APN) 689- 180-012. The Project site is bounded to the north and south by residential developments, to the east by the Wh itewater River, and to the west by Peterson Road with commercial developments.

Timeframe: Project construction is proposed to begin in 2025_

COMMENTS AND RECOMMENDATIONS
CDFW has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species (i.e., biological resources)_ CDFW offers the comments and recommendations below to assist the City in adequately identifying and/or mitigating the Project's significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources_ The MND has not adequately identified and disclosed the Project's impacts (i.e., direct, indirect, and cumulative) on biological resources and whether those impacts are reduced to less than significant. 1-b
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PETERSON ROAD
Final Initial Study/Mitigated Negative Declaration
November 2024
Plar Flotterud, Senior Planner
City of Rancho Mirage
October 14, 2024

CDFN's comments and recommendations on the AND are explained in greater detail below and summarized here. CDFW is concerned that the MND does not adequately identify or mitigate the Projects significant, or potentially significant, impacts to biological resources_ CDFW requests that additional information and analyses be added to a revised IVIND, along with avoidance, minimization, and mitigation measures that avoid or reduce impacts to less than significant.

Existing Environmental Setting
Compliance with CEQA is predicated on a complete and accurate description of the environmental setting that may be affected by the proposed] Project CDFW is concerned that the assessment of the existing environmental setting has not been adequately analyzed in the MND. CDFVV is concerned that without a complete and accurate description of the existing environmental setting, the MND may provide an incomplete analysis of Project -related environmental impacts_ The MND Tacks a complete assessment of biological resources within the Project site and surrounding area specifically as it relates to an assessment of biological resources specifically for western burrowing owl (.there cunicularra hypugaea). A complete and accurate assessment of the environmental setting and Project -related impacts to burrowing owl is needed to both identify appropriate avoidance, minimization, and mitigation measures and demonstrate that these measures reduce Project impacts to less than significant_
Mitigation Measures
CEQA requires that an MND include mitigation measures to avoid or reduce significant impacts. CDFW is concerned that the mitigation measures proposed in the IVM'ND are not adequate to avoid or reduce impacts to biological resources to below a level of significance. To support the City in ensuring that Project impacts to biological resources are reduced to less than significant, CDFW recommends adding mitigation measures for burrowing owl, bats, CVMSHCP compliance, and artificial nighttime lighting, as well as revising the mitigation measure for nesting birds.
1) Nesting Birds
It is the Project proponent's responsibility to comply with all applicable laws related to nesting birds and birds of prey. Fish and Game Code sections 3503, 3503.5, and 3513 afford protective measures as follows_ section 3503 states that it is unlawful to take, possess, or needlessly destroy the nest or eggs of any bird, except as otherwise provided by Fish and Game Code or any regulation made pursuant thereto_ Fish and Game Code section 3503.5 makes it unlawful to take, possess, or destroy any birds in the orders Falconiformes or Strigiformes (birds -of -prey) or to take, possess, or destroy I
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Final Initial Study/Mitigated Negative Declaration
November 2024
Pilar Flotterud, Senior Planner
City of Rancho Mirage
October 14, 2024

the nest or eggs of any such bird except asotherwise provided by Fish and Game Code or any regulation adopted pursuant thereto. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongane bird except as provided by rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1018, as amended (16 U.S.C. § 703 et seq.).

With regard to the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), per its associated Implementing Agreement and Permits from CDFW and the U.S. Fish and Wildlife Service (USFWS), Take Authorization associated with Covered Activities will not be in violation of the Migratory Bird Treaty Act and will be consistent with Fish and Game Code sections 3503 and 35C3.5; therefore, all Covered Activities within and outside Conservation Areas must undertake measures to avoid the take of individuals, nests, and eggs of nesting birds.

(Biological Assessment) states that 'no active nests were observed during the field investigation; however, multiple birds exhibiting nesting behaviors such as territorial displays and materials gathering were observed. The ornamental vegetation supported by and adjacent to the project site provides suitable nesting habitat for a variety of year- round and seasonal avian residents, as well as migrating songbirds that could occur in the area that area adapted to urban environments_ In addition, tall trees and snags are present that provide suitable nesting opportunities for local raptors." The Project site contains suitable habitat for nesting birds. The MND includes Mitigation Measure BI0-1 for nesting birds, which indicates that the If construction occurs between February 1st and August 31st, a pre -construction clearance survey for nesting birds should be conducted within three (3) days of the start of any vegetation removal or ground disturbing activities to ensure that no nesting birds will be disturbed during construction_" CDFW considers this measure to be insufficient in scope and timing to reduce impacts to nesting birds to a level less than significant. CDFW is concerned about impacts to nesting birds including loss of nesting/foraging habitat and potential take from ground - disturbing activities and construction_ Conducting work outside the peak nesting season is an important avoidance and minimization measure. CDFW also recommends the completion of nesting bird surveys regardless of the time of year to ensure that impacts to nesting birds are avoided. The timing of the nesting season varies greatly depending on several factors, such as bird species, weather conditions in any given year, and long- term climate changes (e.g., drought, warming, etc_)_ In response to warming, birds have been reported to breed earlier, thereby reducing temperatures that nests are exposed to during breeding and tracking shifts in availability of resources (Socolar et at, 20172).

CDFW staff have observed that climate change conditions may result in nesting bird 2 Socolar J6, Epanchin PN, Beissinger SR and Tingley MW (2017). Phenorogical shifts conserve thermal n Proceedings of the National Academy of Sciences 114(49): 12976-12981.

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Final Initial Study/Mitigated Negative Declaration
November 2024
Pilar Flotterud, Senior Planner
City of Rancho Mirage
October 14, 2024

season occurring earlier and later in the year than historical nesting season dates_ CDFW recommends that disturbance of occupied nests of migratory birds and raptors within the Project site and surrounding area be avoided any time birds are nesting on - site. CDFW therefore recommends the completion of nesting bird surveys regardless of the time of year to ensure compliance with all applicable laws pertaining to nesting and migratory birds_
To support the City in reducing impacts to nesting birds to a level less than significant, CDFW recommends that the City revise Mitigation Measure BIO-1 with the following additions in bold and removals in ctrikcthrough:

Mitigation Measure BIO-1: Nesting Birds
To the greatest extent feasible, Project construction activities will be conducted outside of the peak nesting season If construction occurs between February 1st and August 81st. Regardless of the time of year. nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to vegetation removal or ground -disturbing activities. Pre -construction surveys shall focus on both direct and indirect evidence of nesting. including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre -construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Construction activities may not occur inside the established buffers. which shall remain on -site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance. a pre construction clearance survey for nesting birds should be conducted within three days of the start of any vegetation removal or ground disturbing activities to ensure that no nesting birds will be disturbed during construction. The biologist conducting the clearance survey should document a negative survey with a brief letter report indicating that no impacts to active avian nests will occur. If an active avian nest is discovered during the pre construction clearance survey, construction activities should ctay outside, of a no disturbance buffer_ The size of the no disturbance buffer will be determined by the wildlife biologist and will depend on the level of noise and/or surrounding anthropogenic disturbances, line of sight between the nest and the construct on activity, type and duration of construction activity, ambient noise, species habituation. and topographical barriers. These factors will be evaluated on a case by case basis when City of Rancho Mirage 8
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PETERSON ROAD
Final Initial Study/Mitigated Negative Declaration
November 2024
Filar Flotterud, Senior Planner
City of Rancho Mirage
October 14. 2024

developing buffer distances_ Limits of construct on to avoid an active nest will be ectablishcd in the field with fagging, fencing, or other appropriate barriers; and construction personnel will be instructed on the sensitivity of nest areas_ A biological monitor should be present to delineate the boundaries of the buffer area and to monitor the active nest to ensure that nesting behavior is not adversely affected by the construction activity_ Once the young have fledged and left the nest, or the nest otherwise becomes inactive under natural conditions, construction activities within the buffer area can occur_
Pursuant to the CEOA Guidelines, section 15097(f), CDFW has prepared a draft. mitigation monitoring and reporting program (MMRP) in Attachment 1 for revised' Mitigation Measure BIO-1, as well as CDFW-recommended Biological Resources Mitigation Measures B10 -[A] through B10 -[E]_
2) Burrowing Owl
Western burrowing owl is a California Species of Special Concern_ It is unlawful to take, possess, or destroy any birds in the order Strigiformes, including western burrowing owls, except as otherwise provided in the Fish and Game Code and related regulations. (Fish & G. Code, § 3503.5.) It is also unlawful to take, possess, or destroy western burrowing owl nests or eggs, except as otherwise provided in the Fish and Game Code and related regulations. (Fish & G. Code, §§ 3503, 3503.5_) State law also explicitly incorporates the prohibitions on take and possession set forth in the federal Migratory Bird Treaty Act. (Fish & a Code, § 3513.)
With regard to the CVMSHCP, the CDFW Natural Community Conservation Plan (NCC!P) Permit #2835-2008-001-06 does not provide Take Authorization for burrowing owl individuals, nests, or eggs_ To the contrary, section 3.5.6 of the NCCP (Permit states burrowing owl "pairs or individuals will not be Taken" and reiterates that the "HCP/NCCP does not authorize Take of [burrowing owl] nests [or] eggs[]" Therefore, throughout the CVMSHCP area —both within and without Conservation Areas P'ermittees must ensure that activities occurring within their jurisdictions do not result in the take, possession, or destruction of burrowing owl individuals, nests, or eggs_ Any activity occurring within the CVMSHCP area that results in the take of burrowing owl individuals, nests, or eggs would be unlawful and would not be a Covered Activity under the CVMSHCP_
Attachment D of the Project's Biological Assessment indicates that the 'project site provides line -of -sight opportunities favored by burrowing owls; however, no suitable burrows (>4 inches) were observed_ No burrowing owls or sign were observed.` The MND and the Biological Assessment do not indicate if a habitat assessment or focused surveys for burrowing owl, conducted independently of surveys for other species, were completed. Given the MND's lack of findings from a recent habitat assessment and focused surveys for burrowing owl following the guidelines in the Staff Report on City of Rancho Mirage 9
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PETERSON ROAD
Final Initial Study/Mitigated Negative Declaration
November 2024
Filar Flotterud, Senior Planner
City of Rancho Mirage
October 14, 2024

Burrowing Owl Mitiga€ion,3 the number of suitable and occupied burrows within the Project site and surrounding areas is unknown. Furthermore, regarding the presence of suitable burrows, page 43 of the MND indicates that 'mammals detected and/or sign observed during the field investigation include [. . .] California ground squirrel (Otospemiophilus beecheyr)" In California, California ground squirrel burrows are frequently used by burrowing owls_4 Suitable burrows for burrowing owl likely exist within the Project site based on presence of California ground squirrels_ CDFW considers the Project site to contain suitable habitat for burrowing owl; however, the status of burrowing owl presence within and surrounding the Project site is unknown_ In addition, burrowing owls frequently move into disturbed areas prior to and during construction activities since they are adapted to highly modified habitats_•'6 CDFW is concerned that the Project has the potential to impact burrowing owl, yet the MND Tacks appropriateanalysis on presence of the species within the (Project site and surrounding area and lacks appropriate avoidance, minimisation, and mitigation measures. CDFW recommends the MND is revised to include the findings, including survey methods and survey reports, from recent focused burrowing owl surveys following the guidelines in the Staff Report on Burrowing Owl Mitigation along with appropriate avoidance, minimization, and mitigation measures.

To support the City in reducing impacts to burrowing owl to a level less than significant, CDFW recommends the City add the following mitigation measure to a revised MND:

Mitigation Measure B10 -[A]: Burrowing Owl Surveys
Suitable burrowing owl habitat has been confirmed on the site; therefore, focused burrowing owl surveys shall be conducted by a qualified biologist according to the Staff Report on Burrowing Owl Mitigation (CDFG. 2012 or most recent version) prior to vegetation removal or ground -disturbing activities. If burrowing owls are detected during the focused surveys. the qualified biologist and Project proponent shall begin coordination with CDFW and USFWS immediately. and 3 California Department of Fish and Game (CDFG). 2012_ Staff report on burrowing owl mitigation. State of California, Natural Resources Agency. Available for download at:
ht>lps lfn nm _dfo _ca .00v1 Fi le Handler.as hx?D ocu nn a ntl D=83f343& inli ne Ronan, N. A. 2002. Habitat selection, reproductive success, and site fidelity of burrowing owls in a grassland ecosystem_ Thesis, Oregon State University, Corvallis, Oregon, USA 5 Chipman; E. 0., N. E. McIntyre, R. E. Strauss, M. C. Wallace, J. D. Ray, and C. W. Boat_ 2000_ Effects of human land use on western burrowing owl foraging and activity budgets. Journal of Raptor Research L12(2): 87-08
6 Coulornbe, H_ N. 1971. Behavior and population ecology of the Burrowing Owl, Sfreofyto cu,icuiaria,, in the Imperial Valley of California. Condor 73:162-176.
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Filar Flotterud, Senior Planner
City of Rancho Mirage
October 14, 2024

shall prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed ,avoidance, minimization. mitigation, and monitoring actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites, acres of burrowing owl habitat that will be impacted.. details of site monitoring. and details on proposed buffers and other avoidance measures. If impacts to occupied burrowing owl habitat or burrow cannot be avoided. the Burrowing Owl Plan shall also describe minimization and relocation actions that will be implemented. Proposed implementation of burrow exclusion and closure should only be considered as a last resort, after all other options have been evaluated as exclusion is not in itself an avoidance. minimization. or mitigation method and has the possibility to result in take. If impacts to occupied burrows cannot be avoided, information shall be provided regarding adjacent or nearby suitable habitat available to owls along with proposed relocation actions.

The Project proponent shall implement the Burrowing Owl Plan following CDFW and USFWS review and approval.

Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG, 2012 or most recent version). Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation, If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted, The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Plan that shall be submitted to CDFW and USFWS for review and approval prior to commencing Project activities. 3) Baas

observed during the field investigation, which was conducted during the day, the abundant fan palms throughout and surrounding the site provide suitable roosting opportunities for local bat species_" Based on review of aerial and street view imagery using Google Earth; CDFW notes that at least seven Mexican fan palms (Washington Robttsta) located within Project site have untrimmed frond skirts_ In California, western yellow bats (Lasiurus xanthintrs) appear to roost exclusively in the skirt of dead fronds of both native and non-native palm trees and appear to be limited in their distribution by availability of palm habitat Some individuals or populations may be migratory, although some individuals appear to be present year-round, even in the northernmost portion of 1-h
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Final Initial Study/Mitigated Negative Declaration
November 2024
Pilar Flotterud, Senior Planner
City of Rancho Mirage
October 14, 2024

the range including southern California,. Western yellow bats probably form small maternity groups in palm treess. The Project site contains suitable habitat for western yellow bat; however, the MND lacks the results of focused surveys for bats; a discussion of the Project's potential impacts an bats associated with the removal of palm trees, which has the potential to result in mortality or injury of bats; and avoidance, minimization, and mitigation measures for bats.

To support the City in reducing impacts to bats to a level less than significant, CDFW recommends the City add the following mitigation measure to a revised MND:

Mitigation Measure BIO-[B]: Surveys for Daytime. Nighttime, Wintering (Hibernacula), and Maternity Roosting Sites for Bats
Prior to commencing Project activities, the Designated Biologist(s) shall perform bat habitat/roosting surveys to determine presence of daytime, nighttime, wintering (hibernacula), and maternity roost sites. Surveys shall be conducted during favorable weather conditions only. Each survey shall consist of one dusk emergence survey (start one hour before sunset and last for three hours), followed by one pre -dawn re-entry survey (start one hour before sunrise and last for two hours). and one daytime visual inspection of all potential roosting habitat on the Project site. Surveys shall be conducted within one 24 -hour period. Visual inspections shall focus on the identification' of bat sign (i.e.. individuals. guano, urine staining. corpses, feeding remains. scratch marks and bats squeaking and chattering). Bat detectors. bat call analysis, and visual observation shall be used during all dusk emergence and pre -dawn re-entry surveys. If active maternity roosts are identified in the work area or 500 feet extending from the work area.

Project construction will only occur between October 1 and February 28, outside of the maternity roosting season when young bats are present but are not yet ready to fly out of the roost. Maternity roosts shall not be evicted, excluded, removed, or disturbed. If active hibernacula are identified in the work area or 500 feet extending from the work area, a minimum 500 -foot no -work buffer shall be provided around hibernacula. Buffers shall be left in place until the end of Project construction and activities or until a qualified bat biologist determines that the hibernacula are no longer active. Project -related construction and activities shall Bolster, B.C., Bolster, B.C., (ed..). 1998_ Terrestrial Mammal Species of Special Concern in California_ Draft Final Report_ May. Sacramento, CA. Prepared by Paul W. Collins. Prepared for California Department of Fish and Game, Nongame Bird and Mammal Conservation Program, Sacramento, CA. 8 Life History Account for Western Yellow Bat, California Department of Fish and Wildlife, February 2008_ City of Rancho Mirage 12
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Final Initial Study/Mitigated Negative Declaration
November 2024
Pilar Flotterud, Senior Planner
City of Rancho Mirage
October 14, 2024

not occur between 30 minutes before sunset and 30 minutes after sunrise.

Hibernacula roosts shall not be evicted, excluded, removed, or disturbed.

Mitigation Measure BIO-[C]: Avoidance of Bats during Tree Removal Tree removal work with the potential to house roosting bats shall be performed between September 15 and October 31 to minimize direct impacts to roosting bats. This time period is after young are volant (flying) but before expected onset of torpor (wintering inactivity). Tree removal work may also be conducted between February 15 and March 31, following winter torpor and prior to the start of the maternity season. No tree removals shall occur during the hibernation season, which typically begins in November or December (depending on weather conditions) and continues through mid -February, due to the high potential for mortality of hibernating bats. Depending on weather conditions and the best professional judgement of a qualified bat biologist approved by CDFW, tree removal work may be performed in November if the forecasted nighttime low temperatures on the evening of removal and the subsequent four evenings do not drop below 45°F. in November, if weather is cold (Le., forecasted nighttime low temperatures reach 45"F or less for that evening and the next four evenings), then no tree removals shall be performed. All palm removals shall require a two-step removal process and the involvement of a CDFW-approved qualified bat biologist to ensure that no roosting bats are killed during this activity. The following two- step tree removal process shall be implemented over two consecutive days: on Day 1, live palm fronds located above the frond skirt. and as identified by a qualified bat biologist, will be removed. On Day 2, the remainder of the tree may be removed without supervision by a qualified bat biologist. 4) Artificial Nighttime Lighting

monuments and signs shall be installed as needed for security and safety purposes. All lighting will be low voltage and have low maintenance LED fixtures. The selective use of up lights will be limited to high -profile specimen tree and shrubs and will be shielded to reduce glare and hot spots_ There shall be zero lumen foot candle for all exterior lighting at any property line of abutting properties and/or public right-of-way."The MND lacks additional information on artificial nighttime lighting. The Project is located adjacent to the Whitewater River to the east —an area that provides suitable nesting, roosting,, foraging, and refugia habitat for birds, migratory birds that fly at night, bats, and other nocturnal and crepuscular wildlife_ The Project's proposed artificial nighttime lighting has the potential to significantly and adversely affect wildlife in the open -space areas adjacent to the Project site. Artificial bighting alters ecological processes including, but not limited' to, the temporal niches of species; the repair and recovery of physiological function; the measurement of time through interference with the detection of circadian 1j
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Final Initial Study/Mitigated Negative Declaration
November 2024
Pilar Flotterud, Senior Planner
City of Rancho Mirage
October 14, 2024

and lunar and seasonal cycles; the detection of resources and natural enemies; and navigation.9 Many species use photoperiod cues for communication (e.g_, bird song'' ). determining when to begin foraging,11 behavioral thermoregulation,12 and mi'gration.13 Phaatotaxis, a phenomenon that results in attraction and movement towards light, can disorient, entrap, and temporarily blind wildlife species that experience it_15 While plans for shielding artificial nighttime lighting support the Project in limiting lighting impacts to biological resources within areas surrounding the Project site, CDFW considers these minimization plans insufficient in scope and timing to reduce impacts to a level less than significant. To support the City in avoiding or reducing impacts of artificial nighttime lighting on biological resources to less than significant, CDFW recommends the City add the following mitigation measure to a revised MND:

Mitigation Measure B10 -[D]: Artificial Nighttime Lighting Throughout construction and the lifetime operations of the Project, the City of Rancho Mirage and Project proponent shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light at night during the hours of dawn and dusk when many wildlife species are most active.

The City of Rancho Mirage and Project proponent shall ensure that a ill lighting for the Project is fully shielded, cast downward and directed away from surrounding open -space and agricultural areas. reduced in intensity to the greatest extent possible, and does not result in lighting trespass including glare into surrounding areas or upward into the night sky (see the International Dark -Sky Association standards at http:f/darkskv..ortf). The City of Rancho Mirage and Project proponent shall ensure use of LED lighting with a correlated color temperature of 3,000 Kelvins or less. proper disposal of hazardous waste, and recycling of lighting that contains toxin compounds with a qualified recycler. 5) Coachella Valley Multiple Species Habitat Conservation Plan 1-k
Local Development Mitigation Fee
3 Gatson, K. J., Bennie, J., Davies,. T., Hopkins, J. 2013_ The ecological impacts of nighttime light pollution: a mechanistic appraisal. Biological Reviews, 89.4: 912-927. 13 Miller, M. W. 2006. Apparent effects of light pollution on singing behavior of American robins. The Condor 108:130- 139.
11 Stone, E. L, G. Jones, and S. Harris. 2009. Sheet lighting disturbs commuting bats. Current Biology 19:1123- 1127.
12 Beiswerxger, R. E. 1977. Diet patterns of aggregative behavior in tadpoles of fluto arneracanus. in relation to light and temperature. Ecology 56:98-198_
13 Longcore, T., and C. Rich. 2004. Ecological light pollution - Review. Frontiers in Ecology and the Environment 2:191-198.

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Final Initial Study/Mitigated Negative Declaration
November 2024
Filar Flotterud, Senior Planner
City of Rancho Mirage
October 14, 2024

plan provisions and pay the required Local Development Mitigation Fee in conformance with the CVMSHCP and City Ordinance." To document the City's obligation as a Local Perrnittee under the CVMSHCP to impose a local development fee for this Project and convey it to the Coachella Valley Conservation Commission, CDFW recommends the City add the following mitigation measure to a revised MND:

Mitigation Measure 5IO-[E]: CVMSHCP Compliance
Prior to construction and issuance of any grading permit. the City of Rancho Mirage shall ensure compliance with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local Development Mitigation Fee and transfer of revenues to the Coachella Valley Conservation Commission.
6) Landscaping

utillized to both enhance the property and complement the desert environment_ Plant material would include a mix of trees, shrubs, and groundcover. Trees proposed for the site will provide shade and include acacia, strawberry tree, mesquite, olive, palm trees, and palo verde. Proposed shrubs include century plant, ocotillo, yucca, and various forms of agave, to name a few. The detention basin will include a hydroseeded basin seed mix" CDFW recommends that the MND include recommendations regarding landscaping from Section 4.0 of the CVMSHCP Table 4-112: Coachella Valley Native Plants Recommended for Landscaping' (pp_ 4-180 to 4-182; https:ffcvmshcp.orq/plan- documentsl)_ CDFW also recommends incorporation of water -wise concepts in any Project landscape design plans. In particular, CDFW recommends xeriscaping with locally native California species and installing water -efficient and targeted irrigation systems (such as drip irrigation)_ Native plants support butterflies, birds, reptiles, amphibians, small mammals, bees, and other pollinators that evolved with those plants.

More information on native plants suitable for the Project location and nearby nurseries is available at Calscape: https://calscape.orgi . Local water agenciestcities and resource conservation cities in your area may be able to provide information on plant nurseries that carry locally native species, and some facilities display drought -tolerant locally native specifies demonstration gardens_ Information on drought -tolerant landscaping and water -efficient irrigation systems is available on California's Save our Water website:
https://saveourwater_comf_

ENVIRONMENTAL DATA
CEOA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make City of Rancho Mirage 15
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November 2024
Filar Flstterud, Senior Planner
City of Rancho Mirage
October 14, 2024

subsequent or supplemental environmental determinations_ (Pub. Resources Code, 21003, subde (e).) Accordingly, please report any special -status species and natural communities detected during Project surveys to the California Natural Diversity Database (CNDDB)_ The CNNDB field survey form can be tilled out and submitted online at the following link: https_/lwildlife.ca_oovfDatafCNDDB/Submitting-Data_ The types of information reported to CNDDB can be found at the following fink:
https://www.wildlife.ca.00v/Data/CNDDIIPlants-and-Animals .

ENVIRONMENTAL DOCUMENT FILING FEES
The (Project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon fling of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW Payment of the environmental document filing fee is required in order for the underlying Project approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4; Pub_ Resources Code, § 21089_)

CONCLUSION
CDFW appreciates the opportunity to comment on the MND to assist the City in identifying and mitigating Project impacts to biological resources. CDFW concludes that the MND does not adequately identify or mitigate the Project's significant, or potentially significant, impacts to !biological resources. CDFW also recommends that revised and additional mitigation measures and analysis as described in this letter be added to a revised MND.

CDFW personnel are available for consultation regarding biological resources and strategies to avoid and minimize impacts. Questions regarding this letter or further coordination should be directed to Jacob Skaggs, Senior Environmental Scientist Specialist, at jacob.skacas awildlife_ca_gov_
Sincerely,
r Uocu!ipned by:
$ iwi Frultev,
Kim Freeburn
Environmental Program Manager
Attachment 1 MMRP for CDFW-Proposed Mitigation Measures ec:

Heather Brashear, Senior Environmental Scientist (Supervisor), CDFW 1-ni
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November 2024
California Department of Fish and Wildlife (CDFW) Comments and Responses Comment 1-a:

The California Department of Fish and Wildlife (CDFW) received a Notice of Availability and Notice of Intent to Adopt a Mitigated Negative Declaration (MND) from the City of Rancho Mirage (City) for the Project pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines.

Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife. Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code.

Response 1-a:

The City thanks CDFW for participating in the review of the IS/MND. This comment is understood as an introductory comment and does not raise any specific environmental concerns.

Comment 1-b:

CDFW ROLE
CDFW is California's Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code, §§ 711.7, subd. (a) & 1802; Pub. Resources Code, § 21070; CEQA Guidelines § 15386, subd. (a).) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species. (Id., § 1802.) Similarly, for purposes of CEQA, CDFW is charged by law to provide, as available, biological expertise during public agency environmental review efforts, focusing specifically on Projects and related activities that have the potential to adversely affect fish and wildlife resources.

CDFW is also submitting comments as a Responsible Agency under CEQA. (Pub. Resources Code, § 21069; CEQA Guidelines, § 15381.) CDFW expects that it may need to exercise regulatory authority as provided by the Fish and Game Code. As proposed, for example, the Project may be subject to CDFW's lake and streambed alteration regulatory authority. (Fish & G.

Code, § 1600 et seq.) Likewise, to the extent implementation of the Project as proposed may result in "take" as defined by State law of any species protected under the California Endangered Species Act (CESA) (Fish & G. Code, § 2050 et seq.), the Project proponent may seek related take authorization as provided by the Fish and Game Code.

Response 1-b:

This is an introductory comment describing the role of CDFW role as a trustee agency. The potential requirement for a lake and streambed alteration (LSAA) is addressed under Response to Comment 8-p. The comment regarding the regulatory requirements for any "take" of an endangered species is acknowledged. The comment does not raise any issue with the analysis if the DEIR. For this reason, no further response to this comment is provided.

Comment 1-c:

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PROJECT DESCRIPTION SUMMARY
Proponent: AO742 Rancho Mirage
Objective: The Project proposes the development of a 116 -unit residential complex with associated recreational facilities and spaces, office spaces, a pool, associated amenities and infrastructure, and 271 parking spaces. A 300 -foot setback from the Whitewater River will be included in the form of a detention basin to capture and infiltrate all Project -related runoff, and the detention basin will be hydroseeded. Lighting for landscaping, pathways and stairways, monuments and signs will be installed as needed for security and safety purposes. For landscaping, the Project proposes a mix of native and no -native drought tolerant trees, shrubs, and ground cover.

Location: The Project site is located on approximately 12.34 acres of land east of Peterson Road and north of Juniper Lane, in the City of Rancho Mirage, Riverside County, California. The Project is located within Accessor's Parcel Number (APN) 689-180-012. The Project site is bounded to the north and south by residential developments, to the east by the Whitewater River, and to the west by Peterson Road with commercial developments.

Timeframe: Project construction is proposed to begin in 2025.

Response 1-c:

This comment provides a summary of the project and does not identify a specific concern or question regarding the adequacy of the IS/MND in identifying and analyzing the potential environmental impacts of the project. For this reason, no further response to this comment is provided. However, it should be noted that the project proposes up to 120 residential units and 275 parking spaces, as stated on page 8 of the MND.

Comment 1-d:

COMMENTS AND RECOMMENDATIONS
CDFW has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species (i.e., biological resources). CDFW offers the comments and recommendations below to assist the City in adequately identifying and/or mitigating the Project's significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources. The MND has not adequately identified and disclosed the Project's impacts (Le., direct, indirect, and cumulative) on biological resources and whether those impacts are reduced to less than significant.

CDFW's comments and recommendations on the MND are explained in greater detail below and summarized here. CDFW is concerned that the MND does not adequately identify or mitigate the Project's significant, or potentially significant, impacts to biological resources. CDFW requests that additional information and analyses be added to a revised MND, along with avoidance, minimization, and mitigation measures that avoid or reduce impacts to less than significant.

Response 1-d:

The MND adequately discloses the project's potentially significant impacts on biological resources, includes a complete and stable project description, provides mitigation measures to reduce biological impacts to less than significant levels, and complies with CEQA's requirements.

Specific responses to the general comments are provided individually below in Responses 1-e through 1-1.

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Comment 1-e:

Existing Environmental Setting
Compliance with CEQA is predicated on a complete and accurate description of the environmental setting that may be affected by the proposed Project. CDFW is concerned that the assessment of the existing environmental setting has not been adequately analyzed in the MND.

CDFW is concerned that without a complete and accurate description of the existing environmental setting, the MND may provide an incomplete analysis of Project -related environmental impacts.

The MND lacks a complete assessment of biological resources within the Project site and surrounding area specifically as it relates to an assessment of biological resources specifically for western burrowing owl (Athene cunicularia hypugaea). A complete and accurate assessment of the environmental setting and Project -related impacts to burrowing owl is needed to both identify appropriate avoidance, minimization, and mitigation measures and demonstrate that these measures reduce Project impacts to less than significant.

Response 1-e:

The commenter's opinion is noted but provides generalized statements that are not supported by specific facts. The project site has been seriously compromised due to the development and operation of the site, which has resulted in paved surfaces, utilities, and scattered landscaping.

Additionally, the properties north, south, east and west of the project have also been compromised due to development and the presence of intense human activities.

As described in the Biological Report (Appendix B in the MND), due to historic land uses and ongoing disturbances associated with surrounding development, no natural plant communities are supported within or adjacent to the project site (see Attachment C in Appendix B). The site is bound to the north and south by residential developments, to the east by the Whitewater River developed as a golf course, and to the west by Peterson Road with commercial developments beyond.

Additionally, the project biologist (ELMT Consulting) conducted field surveys within the project site and within a 200 -foot buffer of the project on February 14, 2024. Plant communities identified on aerial photographs during the literature review were verified by walking meandering transects through the plant communities and along boundaries between plant communities. The plant communities were evaluated for their potential to support special -status plant and wildlife species.

In addition, field staff identified any natural corridors and linkages that may support the movement of wildlife through the area. Special attention was given to special -status habitats and/or undeveloped areas, which have higher potentials to support special -status plant and wildlife species (see page 41 of MND). Conclusions derived from those surveys showed that no special - status plant species or natural communities occur on the project site. It was determined in the project -specific biological report that there is no evidence or records that any plant species considered sensitive occurs within the project site boundaries (MND pages 42 through 44).

Further discussion is provided below.

Comment 1-f:

Mitigation Measures
CEQA requires that an MND include mitigation measures to avoid or reduce significant impacts.

CDFW is concerned that the mitigation measures proposed in the MND are not adequate to avoid City of Rancho Mirage 19
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or reduce impacts to biological resources to below a level of significance. To support the City in ensuring that Project impacts to biological resources are reduced to less than significant, CDFW recommends adding mitigation measures for burrowing owl, bats, CVMSHCP compliance, and artificial nighttime lighting, as well as revising the mitigation measure for nesting birds.

Response 1-f:

The commenter's opinion is noted. Individual responses to these concerns are provided below.

Comment 1-q:
1) Nesting Birds
It is the Project proponent's responsibility to comply with all applicable laws related to nesting birds and birds of prey. Fish and Game Code sections 3503, 3503.5, and 3513 afford protective measures as follows: section 3503 states that it is unlawful to take, possess, or needlessly destroy the nest or eggs of any bird, except as otherwise provided by Fish and Game Code or any regulation made pursuant thereto. Fish and Game Code section 3503.5 makes it unlawful to take, possess, or destroy any birds in the orders Falconiformes or Strigiformes (birds -of -prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by Fish and Game Code or any regulation adopted pursuant thereto. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.).

With regard to the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), per its associated Implementing Agreement and Permits from CDFW and the U.S. Fish and Wildlife Service (USFWS), Take Authorization associated with Covered Activities will not be in violation of the Migratory Bird Treaty Act and will be consistent with Fish and Game Code sections 3503 and 3503.5; therefore, all Covered Activities within and outside Conservation Areas must undertake measures to avoid the take of individuals, nests, and eggs of nesting birds.

Assessment) states that "no active nests were observed during the field investigation; however, multiple birds exhibiting nesting behaviors such as territorial displays and materials gathering were observed. The ornamental vegetation supported by and adjacent to the project site provides suitable nesting habitat for a variety of year-round and seasonal avian residents, as well as migrating songbirds that could occur in the area that area adapted to urban environments. In addition, tall trees and snags are present that provide suitable nesting opportunities for local raptors." The Project site contains suitable habitat for nesting birds. The MND includes Mitigation Measure BIO-1 for nesting birds, which indicates that the "if construction occurs between February 1st and August 31st, a pre -construction clearance survey for nesting birds should be conducted within three (3) days of the start of any vegetation removal or ground disturbing activities to ensure that no nesting birds will be disturbed during construction." CDFW considers this measure to be insufficient in scope and timing to reduce impacts to nesting birds to a level less than significant. CDFW is concerned about impacts to nesting birds including loss of nesting/foraging habitat and potential take from ground -disturbing activities and construction.

Conducting work outside the peak nesting season is an important avoidance and minimization measure. CDFW also recommends the completion of nesting bird surveys regardless of the time of year to ensure that impacts to nesting birds are avoided. The timing of the nesting season varies greatly depending on several factors, such as bird species, weather conditions in any given year, and long-term climate changes (e.g., drought, warming, etc.). In response to warming, birds City of Rancho Mirage 20
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have been reported to breed earlier, thereby reducing temperatures that nests are exposed to during breeding and tracking shifts in availability of resources (Socolar et al., 20172). CDFW staff have observed that climate change conditions may result in nesting bird season occurring earlier and later in the year than historical nesting season dates. CDFW recommends that disturbance of occupied nests of migratory birds and raptors within the Project site and surrounding area be avoided any time birds are nesting on -site. CDFW therefore recommends the completion of nesting bird surveys regardless of the time of year to ensure compliance with all applicable laws pertaining to nesting and migratory birds.

To support the City in reducing impacts to nesting birds to a level less than significant, CDFW recommends that the City revise Mitigation Measure BIO-1 with the following additions in bold and removals in strikethrough:

Mitigation Measure BIO-1: Nesting Birds
To the greatest extent feasible, Project construction activities will be conducted outside of the peak nesting season If construction occurs between February 1st and August 31st.

Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to vegetation removal or ground -disturbing activities.

Pre -construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts.

If active nests are found during the pre -construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Construction activities may not occur inside the established buffers, which shall remain on -site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance. a prc construction vegetation removal or ground disturbing activities to ensure that no nesting birds will be disturbed during construction. The biologist conducting the clearance survey should document a negative activities should stay outside of a no disturbance buffer. The size of thc no disturbance buffer will anthropogcnic disturbances, line of sight between thc nest and thc construction activity, type and These factors will be e„a uated nn o c se_bv_nase basic when developing buffer distances. Limits other appropriate barriers; and construction personnel will be instructed on thc sensitivity of nest City of Rancho Mirage 21
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Pursuant to the CEQA Guidelines, section 15097(f), CDFW has prepared a draft mitigation monitoring and reporting program (MMRP) in Attachment 1 for revised Mitigation Measure B1O- 1, as well as CDFW-recommended Biological Resources Mitigation Measures B10 -[A] through B10 -[E].

Response 1-q:

As described in the MND, page 43, the project site and surrounding area provide suitable foraging and nesting habitat for avian species adapted to development and routine anthropogenic disturbance. The commenter implies that the nesting season cited in the DEIR may not be accurate, but does not provide an alternative, other than nesting surveys at any time of year. The City's responsibility, as cited in the MND, is to comply with the MBTA, which is a nesting -specific requirement, the provisions included in mitigation measure BIO-1 address this requirement, and the MND assures that MBTA covered species will be protected during their nesting season.

Therefore, BIO-1 is sufficient to assure that nesting birds will not be impacted by the proposed project, and no change to the MND is required.

Comment 1-h:
2) Burrowing Owl
Western burrowing owl is a California Species of Special Concern. It is unlawful to take, possess, or destroy any birds in the order Strigiformes, including western burrowing owls, except as otherwise provided in the Fish and Game Code and related regulations. (Fish & G. Code, § 3503.5.) It is also unlawful to take, possess, or destroy western burrowing owl nests or eggs, except as otherwise provided in the Fish and Game Code and related regulations. (Fish & G.

Code, §§ 3503, 3503.5.) State law also explicitly incorporates the prohibitions on take and possession set forth in the federal Migratory Bird Treaty Act. (Fish & G. Code, § 3513.) With regard to the CVMSHCP, the CDFW Natural Community Conservation Plan (NCCP) Permit #2835-2008-001-06 does not provide Take Authorization for burrowing owl individuals, nests, or eggs. To the contrary, section 3.5.6 of the NCCP Permit states burrowing owl "pairs or individuals will not be Taken" and reiterates that the "HCP/NCCP does not authorize Take of [burrowing owl] nests [or] eggs[]" Therefore, throughout the CVMSHCP area —both within and without Conservation Areas—Permittees must ensure that activities occurring within their jurisdictions do not result in the take, possession, or destruction of burrowing owl individuals, nests, or eggs. Any activity occurring within the CVMSHCP area that results in the take of burrowing owl individuals, nests, or eggs would be unlawful and would not be a Covered Activity under the CVMSHCP.

Attachment D of the Project's Biological Assessment indicates that the "project site provides line - of -sight opportunities favored by burrowing owls; however, no suitable burrows (>4 inches) were observed. No burrowing owls or sign were observed." The MND and the Biological Assessment do not indicate if a habitat assessment or focused surveys for burrowing owl, conducted independently of surveys for other species, were completed. Given the MND's lack of findings from a recent habitat assessment and focused surveys for burrowing owl following the guidelines in the Staff Report on Burrowing Owl Mitigation, the number of suitable and occupied burrows within the Project site and surrounding areas is unknown. Furthermore, regarding the presence of suitable burrows, page 43 of the MND indicates that "mammals detected and/or sign observed during the field investigation include [...] California ground squirrel (Otospermophilus beecheyi)" In California, California ground squirrel burrows are frequently used by burrowing owls. Suitable burrows for burrowing owl likely exist within the Project site based on presence of California ground squirrels. CDFW considers the Project site to contain suitable habitat for burrowing owl; City of Rancho Mirage 22
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however, the status of burrowing owl presence within and surrounding the Project site is unknown.

In addition, burrowing owls frequently move into disturbed areas prior to and during construction activities since they are adapted to highly modified habitats.

CDFW is concerned that the Project has the potential to impact burrowing owl, yet the MND lacks appropriate analysis on presence of the species within the Project site and surrounding area and lacks appropriate avoidance, minimization, and mitigation measures. CDFW recommends the MND is revised to include the findings, including survey methods and survey reports, from recent focused burrowing owl surveys following the guidelines in the Staff Report on Burrowing Owl Mitigation along with appropriate avoidance, minimization, and mitigation measures.

To support the City in reducing impacts to burrowing owl to a level less than significant, CDFW recommends the City add the following mitigation measure to a revised MND:

Mitigation Measure B10 -1A]: Burrowing Owl Surveys
Suitable burrowing owl habitat has been confirmed on the site; therefore, focused burrowing owl surveys shall be conducted by a qualified biologist according to the Staff Report on Burrowing Owl Mitigation (CDFG, 2012 or most recent version) prior to vegetation removal or ground -disturbing activities. If burrowing owls are detected during the focused surveys, the qualified biologist and Project proponent shall begin coordination with CDFW and USFWS immediately, and shall prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance, minimization, mitigation, and monitoring actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites, acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures.

If impacts to occupied burrowing owl habitat or burrow cannot be avoided, the Burrowing Owl Plan shall also describe minimization and relocation actions that will be implemented.

Proposed implementation of burrow exclusion and closure should only be considered as a last resort, after all other options have been evaluated as exclusion is not in itself an avoidance, minimization, or mitigation method and has the possibility to result in take. If impacts to occupied burrows cannot be avoided, information shall be provided regarding adjacent or nearby suitable habitat available to owls along with proposed relocation actions. The Project proponent shall implement the Burrowing Owl Plan following CDFW and USFWS review and approval.

Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG, 2012 or most recent version). Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Plan that shall be submitted to CDFW and USFWS for review and approval prior to commencing Project activities.

Response 1-h:

The project site is developed and covered with asphalt and pavement, due to its previous operation as a mobile home community. As stated in Attachment D of the Biology Report, burrowing owls occur in open, annual or perennial grasslands, deserts, and scrublands City of Rancho Mirage 23
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characterized by low -growing vegetation. The disturbed site does not include suitable habitat for the burrowing owl. The site is largely covered by pavement and asphalt, which are not suitable habitats for the burrowing owl. Additionally, the project biologist did not find any burrowing owls onsite during their site survey. Although a majority of the site does not include suitable habitat for burrowing owls, the project shall implement BIO-2, Burrowing Owl Surveys, as recommended by the CDFW to ensure that no burrowing owls occur onsite prior to construction.

Comment 1-i:
3) Bats

the field investigation, which was conducted during the day, the abundant fan palms throughout and surrounding the site provide suitable roosting opportunities for local bat species." Based on review of aerial and street view imagery using Google Earth, CDFW notes that at least seven Mexican fan palms (Washington Robusta) located within Project site have untrimmed frond skirts.

In California, western yellow bats (Lasiurus xanthinus) appear to roost exclusively in the skirt of dead fronds of both native and non-native palm trees and appear to be limited in their distribution by availability of palm habitat. Some individuals or populations may be migratory, although some individuals appear to be present year-round, even in the northernmost portion of the range including southern California. Western yellow bats probably form small maternity groups in palm trees8. The Project site contains suitable habitat for western yellow bat; however, the MND lacks the results of focused surveys for bats; a discussion of the Project's potential impacts on bats associated with the removal of palm trees, which has the potential to result in mortality or injury of bats; and avoidance, minimization, and mitigation measures for bats.

To support the City in reducing impacts to bats to a level less than significant, CDFW recommends the City add the following mitigation measure to a revised MND:

Mitigation Measure B/O-(B]: Surveys for Daytime, Nighttime, Wintering (Hibernacula), and Maternity Roosting Sites for Bats
Prior to commencing Project activities, the Designated Biologist(s) shall perform bat habitat/roosting surveys to determine presence of daytime, nighttime, wintering (hibernacula), and maternity roost sites. Surveys shall be conducted during favorable weather conditions only. Each survey shall consist of one dusk emergence survey (start one hour before sunset and last for three hours), followed by one pre -dawn re-entry survey (start one hour before sunrise and last for two hours), and one daytime visual inspection of all potential roosting habitat on the Project site. Surveys shall be conducted within one 24 -hour period. Visual inspections shall focus on the identification of bat sign (Le., individuals, guano, urine staining, corpses, feeding remains, scratch marks and bats squeaking and chattering). Bat detectors, bat call analysis, and visual observation shall be used during all dusk emergence and pre -dawn re-entry surveys. If active maternity roosts are identified in the work area or 500 feet extending from the work area, Project construction will only occur between October 1 and February 28, outside of the maternity roosting season when young bats are present but are not yet ready to fly out of the roost.

Maternity roosts shall not be evicted, excluded, removed, or disturbed. If active hibernacula are identified in the work area or 500 feet extending from the work area, a minimum 500 -foot no -work buffer shall be provided around hibernacula. Buffers shall be left in place until the end of Project construction and activities or until a qualified bat biologist determines that the hibernacula are no longer active. Project -related construction City of Rancho Mirage 24
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and activities shall not occur between 30 minutes before sunset and 30 minutes after sunrise. Hibernacula roosts shall not be evicted, excluded, removed, or disturbed.

Mitigation Measure B10 -[C]: Avoidance of Bats during Tree Removal Tree removal work with the potential to house roosting bats shall be performed between September 15 and October 31 to minimize direct impacts to roosting bats. This time period is after young are volant (flying) but before expected onset of torpor (wintering inactivity).

Tree removal work may also be conducted between February 15 and March 31, following winter torpor and prior to the start of the maternity season. No tree removals shall occur during the hibernation season, which typically begins in November or December (depending on weather conditions) and continues through mid -February, due to the high potential for mortality of hibernating bats. Depending on weather conditions and the best professional judgement of a qualified bat biologist approved by CDFW, tree removal work may be performed in November if the forecasted nighttime low temperatures on the evening of removal and the subsequent four evenings do not drop below 45°F. In November, if weather is cold (i.e., forecasted nighttime low temperatures reach 45°F or less for that evening and the next four evenings), then no tree removals shall be performed. All palm removals shall require a two-step removal process and the involvement of a CDFW- approved qualified bat biologist to ensure that no roosting bats are killed during this activity. The following two-step tree removal process shall be implemented over two consecutive days: on Day 1, live palm fronds located above the frond skirt, and as identified by a qualified bat biologist, will be removed. On Day 2, the remainder of the tree may be removed without supervision by a qualified bat biologist.

Response 1-i:

As stated on page 43 of the MND, according to the CNDDB, eighteen (18) special -status wildlife species have been reported in the Cathedral City quadrangle. No special -status species were observed onsite. Based on habitat requirements for specific species and the availability and quality of on -site habitats, it was determined that the project site has a low potential to support the western yellow bat, which roosts in palm trees in foothill riparian, desert wash, and palm oasis habitats with access to water for foraging. Although the site contains some palm trees, due to the landscaping from the site's previous operation as a mobile home community, the project biologist determined that the potential for the bat to occur onsite is low.

Although the potential for the western yellow bat was determined to be low by the project biologist, the project shall implement the surveys for daytime, nighttime, wintering (Hibernacula), and maternity roosting sites for bats, and avoidance of bats during tree removal as mitigation measures BIO-3 and BIO-4, respectively.

Comment 1-j:
4) Artificial Nighttime Lighting

and signs shall be installed as needed for security and safety purposes. All lighting will be low voltage and have low maintenance LED fixtures. The selective use of up lights will be limited to high -profile specimen tree and shrubs and will be shielded to reduce glare and hot spots. There shall be zero lumen foot candle for all exterior lighting at any property line of abutting properties and/or public right-of-way." The MND lacks additional information on artificial nighttime lighting.

The Project is located adjacent to the Whitewater River to the east —an area that provides suitable City of Rancho Mirage 25
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nesting, roosting, foraging, and refugia habitat for birds, migratory birds that fly at night, bats, and other nocturnal and crepuscular wildlife. The Project's proposed artificial nighttime lighting has the potential to significantly and adversely affect wildlife in the open -space areas adjacent to the Project site. Artificial lighting alters ecological processes including, but not limited to, the temporal niches of species; the repair and recovery of physiological function; the measurement of time through interference with the detection of circadian and lunar and seasonal cycles; the detection of resources and natural enemies; and navigation. Many species use photoperiod cues for communication (e.g., bird song), determining when to begin foraging, behavioral thermoregulation, and migration. Phototaxis, a phenomenon that results in attraction and movement towards light, can disorient, entrap, and temporarily blind wildlife species that experience it.

While plans for shielding artificial nighttime lighting support the Project in limiting lighting impacts to biological resources within areas surrounding the Project site, CDFW considers these minimization plans insufficient in scope and timing to reduce impacts to a level less than significant. To support the City in avoiding or reducing impacts of artificial nighttime lighting on biological resources to less than significant, CDFW recommends the City add the following mitigation measure to a revised MND:

Mitigation Measure BIO-ED]: Artificial Nighttime Lighting Throughout construction and the lifetime operations of the Project, the City of Rancho Mirage and Project proponent shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light at night during the hours of dawn and dusk when many wildlife species are most active. The City of Rancho Mirage and Project proponent shall ensure that all lighting for the Project is fully shielded, cast downward and directed away from surrounding open -space and agricultural areas, reduced in intensity to the greatest extent possible, and does not result in lighting trespass including glare into surrounding areas or upward into the night sky (see the International Dark -Sky Association standards at http://darksky.org/) . The City of Rancho Mirage and Project proponent shall ensure use of LED lighting with a correlated color temperature of 3,000 Kelvins or less, proper disposal of hazardous waste, and recycling of lighting that contains toxic compounds with a qualified recycler.

Response 1-1:

The commenter's opinion about artificial lighting is noted. The site is located west of the Whitewater River, which operates as a golf course and is fully maintained and routinely landscaped. The project is also located adjacent to Peterson Road, a right-of-way, which contributes to traffic lighting, and residential uses to the north and south, which also contribute to nighttime lighting in the area. Additionally, commercial uses are located west of the project (separated by Peterson Road), which result in lighting for security. The project is located in an urban area, and is not adjacent or in the vicinity of any Coachella Valley Multiple Species Habitat Conservation Plan Conservation Area.

includes nighttime lighting to safely illuminate the site entrances, signage, parking, walkways, and other features with the appropriate fixtures. All lighting will be low voltage and have low maintenance fixtures. Lighting for landscaping, pathways, and signs shall be installed as need for security and safety purposes. Additionally, signage that is visible from outside of the project will be subject to review according to the provisions of Section 17.28.040 of the Rancho Mirage Municipal Code.

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These requirements are established to ensure that proposed development includes a minimum uniformity of light coverage, while minimizing light trespass. Sources of low -intensity lighting will consist of wall -mounted fixtures for the dwelling unit exteriors and landscaping illumination throughout the interior walkways, consistent with Section 17.18.050(b) of the RMMC. The project's lighting plan and proposed fixtures will be subject to review and approval by the City of Rancho Mirage. The project's impact associated with lighting have been correctly analyzed, and no change to the MND is required.

Comment 1-k:
5) Coachella Valley Multiple Species Habitat Conservation Plan Local Development Mitigation Fee

provisions and pay the required Local Development Mitigation Fee in conformance with the CVMSHCP and City Ordinance." To document the City's obligation as a Local Permittee under the CVMSHCP to impose a local development fee for this Project and convey it to the Coachella Valley Conservation Commission, CDFW recommends the City add the following mitigation measure to a revised MND:

Mitigation Measure B10 -1E]: CVMSHCP Compliance
Prior to construction and issuance of any grading permit, the City of Rancho Mirage shall ensure compliance with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local Development Mitigation Fee and transfer of revenues to the Coachella Valley Conservation Commission.

Response 1-k:

The comment is noted. However, as allowed under CEQA, requirements of law are not mitigation measures, and are assumed to be implemented. Because the payment of the CVMSHCP fee is a requirement by the City, as stated on page 45 in the MND, its payment will reduce impacts to less than significant levels, and no mitigation is required.

Comment 1-1:
6) Landscaping

enhance the property and complement the desert environment. Plant material would include a mix of trees, shrubs, and groundcover. Trees proposed for the site will provide shade and include acacia, strawberry tree, mesquite, olive, palm trees, and palo verde. Proposed shrubs include century plant, ocotillo, yucca, and various forms of agave, to name a few. The detention basin will include a hydroseeded basin seed mix." CDFW recommends that the MND include recommendations regarding landscaping from Section 4.0 of the CVMSHCP "Table 4-112:

Coachella Valley Native Plants Recommended for Landscaping" (pp. 4-180 to 4-182; https://cvmshcp.org/plan-documents/ . CDFW also recommends incorporation of water -wise concepts in any Project landscape design plans. In particular, CDFW recommends xeriscaping with locally native California species and installing water -efficient and targeted irrigation systems (such as drip irrigation). Native plants support butterflies, birds, reptiles, amphibians, small mammals, bees, and other pollinators that evolved with those plants. More information on native plants suitable for the Project location and nearby nurseries is available at Calscape:

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https://calscape . org/. Local water agencies/cities and resource conservation cities in your area may be able to provide information on plant nurseries that carry locally native species, and some facilities display drought -tolerant locally native species demonstration gardens. Information on drought -tolerant landscaping and water -efficient irrigation systems is available on California's Save our Water website: https://saveourwater.com/ .

Response 1-1:

As described in the MND, page 8, the proposed landscape includes low water use and low maintenance plantings. Drought -tolerant trees, shrubs and accents would be utilized to both enhance the property and complement the desert environment. Plant material would include a mix of trees, shrubs, and groundcover. Trees proposed for the site will provide shade and include acacia, strawberry tree, mesquite, olive, palm trees, and palo verde. Proposed shrubs include century plant, ocotillo, yucca, and various forms of agave, to name a few. The detention basin will include a hydroseeded basin seed mix.

Additionally, as stated in on page 130 of the MND, the project would abide by the Coachella Valley Water District Landscape Ordinance. The intent of the Landscape Ordinance is to promote water conservation through climate appropriate plant material and efficient irrigation practices and comply with the State of California's Water Conservation in Landscaping Act.

Additionally, the project would be required to follow the Uniform Building Code (Chapter 18.52) which establishes landscape regulations to enhance the appearance of the community, establish buffers between abutting land uses and public rights -of -way, reduce heat and glare, control soil erosion, provide for the conservation and safeguard of water resources and ensure compliance with all state -mandated water conservation regulations through the efficient use of water and appropriate use of plant materials, and ensure the ongoing maintenance of landscape areas. The DEIR clearly demonstrates that water efficient landscaping will be utilized, and no further discussion or implementation of additional mitigation is necessary.

Comment 1-m:

ENVIRONMENTAL DATA
CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make subsequent or supplemental environmental determinations. (Pub. Resources Code, § 21003, subd. (e).) Accordingly, please report any special -status species and natural communities detected during Project surveys to the California Natural Diversity Database (CNDDB). The CNNDB field survey form can be filled out and submitted online at the following link:
https://wildlife.ca.gov/Data/CNDDB/Submitting-Data . The types of information reported to CNDDB can be found at the following link: https://www.wildlife.ca.gov/Data/CNDDB/Plants-and- Animals.

Response 1-m:

Consistent with the policy expressed in Public Resources Code section 21003(e), environmental data will be submitted to the CNDDB to comply with legal requirements.

Comment 1-n:

ENVIRONMENTAL DOCUMENT FILING FEES
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Final Initial Study/Mitigated Negative Declaration
November 2024
The Project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW. Payment of the environmental document filing fee is required in order for the underlying Project approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G.

Code, § 711.4; Pub. Resources Code, § 21089.)
Response 1-n:

The project applicant shall pay the environmental document filing fee upon filing the Notice of Determination.

Comment 1-o:

CONCLUSION
CDFW appreciates the opportunity to comment on the MND to assist the City in identifying and mitigating Project impacts to biological resources. CDFW concludes that the MND does not adequately identify or mitigate the Project's significant, or potentially significant, impacts to biological resources. CDFW also recommends that revised and additional mitigation measures and analysis as described in this letter be added to a revised MND.

CDFW personnel are available for consultation regarding biological resources and strategies to avoid and minimize impacts. Questions regarding this letter or further coordination should be directed to Jacob Skaggs, Senior Environmental Scientist Specialist, at [email protected].

Response 1-o:

The City thanks CDFW for their participation in the CEQA process. This comment concludes CDFW's letter, stating that the MND does not adequately mitigate the project's impacts to biological resources, is otherwise inadequate, and that the City is required to recirculate the MND.

The City disagrees with this conclusion for the reasons discussed in Responses 1-a through 1-n above. CDFW's comments do not present significant new information that would require a revised MND, but merely amplify the conclusions of the MND. While the City and the project proponent have agreed to modify existing mitigation to reflect CDFW's recommended mitigation measures, these revised measures make insignificant modifications to an already adequate MND. The single mitigation measure added is reflective of existing regulations, and does not warrant recirculation.

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Table 9: Mitigation Monitoring and Reporting
Program
Mitigation Measure
Responsible
Agency
Timing
Verification
(Date and
Initials)

AESTHETICS

AGRICULTURAL RESOURCES

AIR QUALITY

BIOLOGICAL RESOURCES
BIO-1: If construction occurs between February 1st and
August 31st, a pre -construction clearance survey for
nesting birds should be conducted within three (3) days of the start of any vegetation removal or ground
disturbing activities to ensure that no nesting birds will be disturbed during construction. The biologist
conducting the clearance survey should document a
negative survey with a brief letter report indicating that no impacts to active avian nests will occur. If an active avian nest is discovered during the pre -construction
clearance survey, construction activities should stay
outside of a no -disturbance buffer. The size of the no - disturbance buffer will be determined by the wildlife
biologist and will depend on the level of noise and/or
surrounding anthropogenic disturbances, line of sight
between the nest and the construction activity, type and duration of construction activity, ambient noise, species habituation, and topographical barriers. These factors
will be evaluated on a case -by -case basis when
developing buffer distances. Limits of construction to
avoid an active nest will be established in the field with flagging, fencing, or other appropriate barriers; and
construction personnel will be instructed on the
sensitivity of nest areas. A biological monitor should be present to delineate the boundaries of the buffer area
and to monitor the active nest to ensure that nesting
behavior is not adversely affected by the construction
activity. Once the young have fledged and left the nest, or the nest otherwise becomes inactive under natural
conditions, construction activities within the buffer area can occur.

City Planning
Department
Project Applicant/
Developer
cvcc
rior to
construction
and issuance of
any grading
permit
BIO-2: Suitable burrowing owl habitat has been
confirmed on the site; therefore, focused burrowing owl City Planning
Department
Prior to
vegetation
removal or
City of Rancho Mirage
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Final Initial Study/Mitigated Negative Declaration
November 2024
surveys shall be conducted by a qualified biologist
according to the Staff Report on Burrowing Owl
Mitigation (CDFG, 2012 or most recent version) prior to vegetation removal or ground -disturbing activities. If burrowing owls are detected during the focused
surveys, the qualified biologist and Project proponent
shall begin coordination with CDFW and USFWS
immediately, and shall prepare a Burrowing Owl Plan
that shall be submitted to CDFW for review and
approval prior to commencing Project activities. The
Burrowing Owl Plan shall describe proposed
avoidance, minimization, mitigation, and monitoring
actions. The Burrowing Owl Plan shall include the
number and location of occupied burrow sites, acres of
burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and
other avoidance measures. If impacts to occupied
burrowing owl habitat or burrow cannot be avoided, the
Burrowing Owl Plan shall also describe minimization
and relocation actions that will be implemented.

Proposed implementation of burrow exclusion and
closure should only be considered as a last resort, after all other options have been evaluated as exclusion is
not in itself an avoidance, minimization, or mitigation method and has the possibility to result in take. If
impacts to occupied burrows cannot be avoided,
information shall be provided regarding adjacent or
nearby suitable habitat available to owls along with
proposed relocation actions. The Project proponent
shall implement the Burrowing Owl Plan following
CDFW and USFWS review and approval.

Preconstruction burrowing owl surveys shall be
conducted no less than 14 days prior to the start of
Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG, 2012 or most
recent version). Preconstruction surveys should be
performed by a qualified biologist following the
recommendations and guidelines provided in the Staff
Report on Burrowing Owl Mitigation. If the
preconstruction surveys confirm occupied burrowing
owl habitat, Project activities shall be immediately
halted. The qualified biologist shall coordinate with
CDFW and prepare a Burrowing Owl Plan that shall be
submitted to CDFW and USFWS for review and
approval prior to commencing Project activities.

Project Applicant/
Developer
Qualified Biologist
ground -
disturbing
activities
810-3: Surveys for Daytime, Nighttime, Wintering
(Hibernacula), and Maternity Roosting Sites for Bats
Prior to commencing Project activities, the Designated
Biologist(s) shall perform bat habitat/roosting surveys to determine presence of daytime, nighttime, wintering
(hibernacula), and maternity roost sites. Surveys shall City Planning
Department
Project Applicant/
Developer
Qualified Biologist
Prior to
commencing
project activities
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be conducted during favorable weather conditions only.

Each survey shall consist of one dusk emergence
survey (start one hour before sunset and last for three hours), followed by one pre -dawn re-entry survey (start one hour before sunrise and last for two hours), and one daytime visual inspection of all potential roosting habitat on the Project site. Surveys shall be conducted within
one 24 -hour period. Visual inspections shall focus on
the identification of bat sign (i.e., individuals, guano, urine staining, corpses, feeding remains, scratch marks and bats squeaking and chattering). Bat detectors, bat
call analysis, and visual observation shall be used
during all dusk emergence and pre -dawn re-entry
surveys. If active maternity roosts are identified in the work area or 500 feet extending from the work area,
Project construction will only occur between October 1
and February 28, outside of the maternity roosting
season when young bats are present but are not yet
ready to fly out of the roost. Maternity roosts shall not be evicted, excluded, removed, or disturbed. If active
hibernacula are identified in the work area or 500 feet extending from the work area, a minimum 500 -foot no -
work buffer shall be provided around hibernacula.

Buffers shall be left in place until the end of Project construction and activities or until a qualified bat
biologist determines that the hibernacula are no longer active. Project -related construction and activities shall not occur between 30 minutes before sunset and 30
minutes after sunrise. Hibernacula roosts shall not be
evicted, excluded, removed, or disturbed.

B10-4 Avoidance of Bats during Tree Removal
Tree removal work with the potential to house roosting
bats shall be performed between September 15 and
October 31 to minimize direct impacts to roosting bats.

This time period is after young are volant (flying) but before expected onset of torpor (wintering inactivity).

Tree removal work may also be conducted between
February 15 and March 31, following winter torpor and
prior to the start of the maternity season. No tree
removals shall occur during the hibernation season,
which typically begins in November or December
(depending on weather conditions) and continues
through mid -February, due to the high potential for
mortality of hibernating bats. Depending on weather
conditions and the best professional judgement of a
qualified bat biologist approved by CDFW, tree removal
work may be performed in November if the forecasted
nighttime low temperatures on the evening of removal
and the subsequent four evenings do not drop below
45°F. In November, if weather is cold (i.e., forecasted nighttime low temperatures reach 45°F or less for that
evening and the next four evenings), then no tree
removals shall be performed. All palm removals shall
City Planning
Department
Project Applicant/
Developer
Qualified Bat
Biologist
During tree
removal
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require a two-step removal process and the
involvement of a CDFW-approved qualified bat biologist
to ensure that no roosting bats are killed during this
activity. The following two-step tree removal process
shall be implemented over two consecutive days: on
Day 1, live palm fronds located above the frond skirt,
and as identified by a qualified bat biologist, will be removed. On Day 2, the remainder of the tree may be
removed without supervision by a qualified bat biologist.

CULTURAL RESOURCES
CUL-1: Prior to the start of construction, a cultural
resources management plan (CRMP) should be
prepared and implemented. It is recommended the
Project's CRMP implement the following procedures:
• Archaeological monitoring during all ground -
disturbance activities, such as site preparation,
demolition of historic structures, and grading up to
5 feet below surface, in order to quickly identify and
assess any discoveries of cultural resources during
Project implementation.

Development of an inadvertent discovery plan in
• P
place to expediently address archaeological and /
or tribal cultural resource discoveries should these
be encountered during any phase of development
associated with the Project. If these resources are
inadvertently discovered during ground disturbing
activities, work must be halted within 50 feet of the
find until it can be evaluated by a qualified
archaeologist. Construction activities could
continue in other areas. If the discovery proves to
be significant, additional work, such as data
recovery excavation, may be warranted and would
be discussed in consultation with the appropriate
regulatory agency/agencies.

City Planning
Department
Qualified
Archaeologist
Project Applicant/
Developer
During any
ground
disturbing
activities

GEOLOGY AND SOILS
GEO-1 The applicant shall comply with all
recommendations set forth in the Geotechnical
Investigation prepared for the project (Appendix C)
g ( pp
during the construction
City Planning
Department
Project Applicant/
Developer
Prior to and
during any
ground
disturbing
activities
GEO-2 If paleontological materials are discovered
during grading or excavation, the construction
contractor shall divert all earthmoving activity within and around the immediate discovery area until a qualified
paleontologist can assess the nature and significance
of the find. Project personnel shall not collect or move any paleontological materials. To the extent feasible,
project activities shall avoid these deposits.

City Planning
Department
Qualified
Paleontologist
Project Applicant/
Developer
During any
ground
disturbing
activities

GREENHOUSE GAS EMISSIONS
City of Rancho Mirage
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Final Initial Study/Mitigated Negative Declaration
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HAZARDS AND HAZARDOUS MATERIALS

HYDROLOGY AND WATER QUALITY

LAND USE AND PLANNING

MINERAL RESOURCES
NOISE

POPULATION AND HOUSING

PUBLIC SERVICES

RECREATION

TRANSPORTATION/TRAFFIC

TRIBAL CULTURAL RESOURCES
TCR-1: Prior to the start of construction, a cultural
resources inventory of the project should be conducted
by a qualified archaeologist.

City Planning
Department
Qualified
Archaeologist
Project Applicant/
Developer
Prior any
ground
disturbing
activities
TCR-2: The Agua Caliente Band of Cahuilla Indians
must be notified a minimum of 30 days prior to any
earth -moving activities including grading, grubbing,
9 9,
trenching, or excavations at the site. All earth -moving activities including grading, grubbing, trenching, or
excavations at the site shall be monitored by a
qualified archaeologist and/or approved Agua Caliente
Native American Cultural Resource Monitor(s).

City Planning
Department
Qualified
Archaeologist
Project Applicant/
Developer
Prior and during
any ground
disturbing
activities
TCR-3: A qualified archaeologist and approved Agua
Caliente Native American Cultural Resource
Monitor(s) shall provide preconstruction training for all earthmoving construction personnel prior to the start of any ground -disturbing activities, regarding how to
recognize the types of Tribal Cultural Resources
City Planning
Department
Qualified
Archaeologist
During any
ground
disturbing
activities
City of Rancho Mirage
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34 PETERSON ROAD
Final Initial Study/Mitigated Negative Declaration
November 2024
and/or archaeological resources that may be
encountered and to instruct personnel about actions to
be taken in the event of a discovery. Should cultural
materials be discovered, they shall be recorded and
evaluated in the field. The monitors shall be prepared
to recover artifacts to avoid construction delays but
must have the power to temporarily halt or divert
construction equipment to allow for controlled
archaeological recovery if a substantial cultural deposit is encountered. If artifacts are discovered, these shall be cataloged and analyzed. The archaeologist and
monitor shall determine and implement the best course
of action for the treatment and disposition of the
artifacts. Preservation in place of the cultural resources is the preferred course of action. If deemed necessary
by the qualified archaeologist and approved Agua
Caliente Native American Cultural Resource Monitor,
the artifacts shall be prepared for permanent curation
in a repository with permanent storage. Only non-
destructive methods shall be allowed in regards to
Tribal Cultural Resources. Archaeological site records
shall be prepared to document the cultural remains
discovered during monitoring and submitted to the
California Historical Resources Information System.

Project Applicant/
Developer
TCR-4: In the unexpected event human remains are
uncovered during construction activities, all
construction work taking place within the vicinity of the discovered remains must cease and the necessary
steps to ensure the integrity of the immediate area
must be taken. The County Coroner must be notified
within 24 hours of the discovery of human remains. If
the remains discovered are determined by the Coroner
to be of Native American descent, the Coroner shall
contact the Native American Heritage Commission
(NAHC) within 24 hours. The NAHC would in turn
contact the Most Likely Descendant (MLD) would
determine further action to be taken. The MLD would
have 48 hours to access the site and make a
recommendation regarding disposition of the remains.

City Planning
Department
Project Applicant/
Developer
During any
ground
disturbing
activities

UTILITIES AND SERVICE SYSTEMS
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November 2024
CHAPTER 3: REFERENCES
Alquist-Priolo Earthquake Fault Zoning (AP) Act, California Department of Conservation Analysis of the Coachella Valley PM10 Redesignation Request and Maintenance Plan, by the California Air Resources Board, February 2010
CAL FIRE High Fire Severity Zone Maps
California Emissions Estimator Model (CaIEEMod) Version 2022.1.1.21, California Air Pollution Officers Association (CAPCOA) and California Air Districts.

California Greenhouse Gas Emissions for 2000 to 2019, Trends of Emissions and Other Indicators, 2021 Edition, California Air Resources Board California Health and Safety Code Section 7050.5, Human Remains City of Rancho Mirage Active Transportation Guidelines and Best Practices, July 2019 City of Rancho Mirage Fire and Police Department Website City of Rancho Mirage Vehicle Miles Traveled Transportation Analysis Policy, February 2021 Cultural Resources Assessment, Material Culture Consulting, April 2024.

Department of Finance E-5 City/County Population and Housing Estimates, 2023 Enforcement and Compliance Fault Zoning Act, California Department of Conservation Enforcement and Compliance History Online, EPA, 2024
EnviroStor, Department of Toxic Substances Control, 2024 Farmland Mapping and Monitoring Program, California Department of Conservation Final 2003 Coachella Valley PM10 State Implementation Plan (CVSIP), by SCAQMD, August 2003
Final 2022 Air Quality Management Plan (AQMP), by SCAQMD, December 2022.

Flood Insurance Rate Map # 06065C1595G, Federal Emergency Management Agency (FEMA), Effective August 28, 2008
GeoTracker, State Water Resources Control Board, 2024
Greenhouse Gas Inventory, Rancho Mirage, 2012
Habitat Assessment and Coachella Valley Multiple Species Habitat Conservation Plan Consistency Analysis Report, ELMT Consulting, February 2024.

Mineral Land Classification Map, Riverside County, 2007 Paleontological Resources Assessment, Material Culture Consulting, April 2024.

Phase I Environmental Site Assessment, Weis Environmental, LLC, April 2024.

Police Officer Kyle Albenesius, 2022
Preliminary Geotechnical Investigation, Geocon, April 2024 City of Rancho Mirage 36
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PETERSON ROAD
Final Initial Study/Mitigated Negative Declaration
November 2024
PSUSD Fee Justification Study, 2022
Public Resource Code Section 21074
Rancho Mirage General Plan, 2017
Rancho Mirage General Plan EIR, 2005
Rancho Mirage Municipal Code
Release No. 18-37 & 19-35, California Air Resources Board Press Release, July 2018 and August 2019
Riverside County General Plan, 2016
Riverside County General Plan Geotechnical Report, 2000 South Coast AQMD Rule Book
State Scenic Highways, California Department of Transportation (Caltrans), 2024 Sustainability Plan, Rancho Mirage, 2012
Transportation Analysis and Guidelines for Level of Service Vehicle Miles Traveled, December 2021
Vehicle Miles Traveled Evaluation, Trames Solutions, Inc., May 2024.

Water Quality Control Plan for the Colorado River Basin Region, January 2019 2020 Coachella Valley Regional Urban Water Management Plan, June 2021 2020 Regional Urban Water Management Plan
CHAPTER 4: APPENDICES
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Appendix F
Appendix G
California Emissions Estimator Model (CaIEEMod) Version 2022.1.1.21 Habitat Assessment and Coachella Valley Multiple Species Habitat Conservation Plan Consistency Analysis Report, ELMT Consulting Cultural Resources Assessment, Material Culture Consulting Preliminary Geotechnical Investigation, Geocon
Paleontological Resources Assessment, Material Culture Consulting Phase I Environmental Site Assessment, Weis Environmental, LLC.

Vehicle Miles Traveled Evaluation, Trames Solutions, Inc.

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CHAPTER 5: REPORT PREPARERS
Lead Agency
City of Rancho Mirage
69825 CA -111
Rancho Mirage, CA 92270
760-328-2266
Lezlee Vasquez, Assistant Planner
Ben Torres, Planning Manager
Document Preparers
MSA Consulting, Inc.
34200 Bob Hope Drive
Rancho Mirage, CA 92270
760-320-9811
Michelle Witherspoon, Director of Environmental Services Jesus Herrera -Cortez, Senior Environmental Planner, GIS Analyst Asia Lee, Environmental Planner
Payton Thomas, Assistant Environmental Planner
Nicole Vann, Planner
Subconsultants
ELMT Consulting
2201 N. Grand Avenue #10098
Santa Ana, CA 92711
Thomas J. McGill, Ph.D.

Travis J. McGill
Geocon
1770 Iowa Avenue, Suite 100
Riverside, CA 92507
Ashleigh D. Love, P.E.

Lisa A. Battiato, CEG 2316
Harry Derkalousdian, P.E.

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Material Culture Consulting
2701-B North Towne Avenue
Pomona, CA 91767
Tria Belcourt, M.A. RPA, Riverside County Qualified Archaeologist Jennifer Ritz, M.S.

Erika McMullin, B.A.

Hannah Johnston, M.Sc.

Zac White, B.A.

Trames Solutions, Inc.
4225 Oceanside Boulevard, 354H
Oceanside, CA 92056
Scott Sato, P.E.

Weis Environmental, LLC
1938 Kellogg Avenue, Suite 116
Carlsbad, CA 92008
Daniel Weis, R.E.H.S.

City of Rancho Mirage 39
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CITY OF RANCHO MIRAGE
69-825 Highway 111, Rancho Mirage, CA 92270-2898 (760) 324-4511/328-2266

NOTICE OF DETERMINATION AND MITIGATED NEGATIVE DECLARATION To: ® Office of Planning and Research
Sacramento, CA 95814
Project Title/Case Nos.

Applicant:

Project Location:

Project Description:

Notice of Determination
® Chief Deputy County Clerk
Riverside, CA 92501
Crossings at Peterson Road — Environmental Assessment Case No. EA24-0008 and Preliminary Development Plan Case No. PDP24-0003
Blieu Companies, LLC
39360 Peterson Road, Rancho Mirage, CA, 92270
Assessor's Parcel Number: 689-180-012
The 12 -acre project site is located at 36360 Peterson Road. The Crossings on Peterson Road proposes an affordable housing development consisting of up to 120 units on a 12± -acre lot. The land use and zoning designation for the project site is currently Residential High Density (R -H) with an Affordable Housing Overlay (AHO). The AHO designation allows 28 dwelling units per acre and the applicant is proposing an approximate density of 10 dwelling units per acre. Project amenities will include a pool with a lounge deck, grilling and dining areas, a grass sports field, tot lot with large shade structures, and a community garden.

Filing of Notice of Determination in compliance with Public Resources Code, Section 21108 or 21152. The City of Rancho Mirage has approved the above described project on , 2024 and has determined:

1. The project ❑will ® will not have a significant effect/impact on the environment.

2. ❑ An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA.

3. ® A Mitigated Negative Declaration was prepared for this project pursuant to the provisions of CEQA.

4. Mitigation measures ® were ❑ were not made conditions of approval for the project.

5. A mitigation reporting or monitoring plan ® was ❑ was not adopted for this project.

6. A Statement of Overriding Considerations ❑ was ® was not adopted for this project.

7. Findings ® were ❑ were not made pursuant to the provisions of CEQA.

The City Council adopted the following Finding: The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). This is to certify that the project file and record of project approval are available to the general public at: City of Rancho Mirage, 69-825 Highway 111, Rancho Mirage, CA 92270.

Mitigated Negative Declaration - Rancho Mirage City Council Date:

Pilar Flotterud
Senior Planner
I hereby certify that the City of Rancho Mirage has made the above findings of fact and that based upon the Mitigated Negative Declaration and hearing record the project will not have a significant effect on the environment.

Date:
® Lead Agency ❑ Responsible Agency
Pilar Flotterud
Senior Planner
1-837

ATTACHMENT 6
RESOLUTION NO. 2024 -PC -07

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO MIRAGE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL: 1) ADOPT RESOLUTION [NEXT IN LINE] APPROVING THE MITIGATION MONITORING AND REPORTING PROGRAM AND MITIGATED NEGATIVE DECLARATION, AND 2)

ADOPT RESOLUTION APPROVING PRELIMINARY DEVELOPMENT PLAN

REGARDING PROPOSED CROSSINGS AT PETERSON ROAD AFFORDABLE HOUSING PROJECT ON PROPERTY HAVING ASSESSORS PARCEL NUMBER 685- 180-012
WHEREAS, the City of Rancho Mirage is a charter city and a municipal corporation of the State of California, and recognized as a political subdivision of the State of California for certain purpose; and
WHEREAS, Blieu Companies, LLC ("Developer") and the Housing Authority of Rancho Mirage (the "Housing Authority") entered into an agreement entitled Affordable Housing Disposition and Development Agreement, dated as of December 21, 2023, for the disposition of Housing Authority Property to Developer, upon satisfaction of various terms ad conditions, including, but not limited to, obtaining all project entitlements from the City; and
WHEREAS, Developer submitted an application for a Preliminary Development Plan for an affordable housing development — The Crossings at Peterson Road — on approximately twelve acres located on real property having Assessors Parcel Number 685-180-012 (the "Subject Property"), as depicted and described in more particularity on Exhibit "A", consisting of up to 120 units, but with the instant proposal consisting of 116 units with 115 reserved for low-income families and one unit for on -site management, spread across 16 one and two-story residential buildings, as set forth in more detail in the Preliminary Development Plan (PDP24-0003), incorporated herein by reference (the "Proposed Project"); and
WHEREAS, the Planning Commission recommends the City Council approve and adopt a Mitigated Negative Declaration ("MND") and mitigation monitoring and reporting program ("MMRP"), attached hereto and incorporated herein in the proposed City Council Resolution as set forth in Exhibit "B", based upon its determination that there is no substantial evidence in the whole record before it that the Proposed Project will have a significant effect on the environment that has not been mitigated to a level of less than significant, and that the MND reflects the City's independent judgment and analysis of the Proposed Project and its potential impacts on the environment consistent with the provisions of the California Environmental Quality Act and CEQA Guidelines.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
RANCHO MIRAGE, CALIFORNIA, DOES HEREBY RESOLVES AS FOLLOWS:
1 1-838

SECTION 1. RECITALS AND EXHIBITS.

That the foregoing Recitals and attached Exhibits are true and correct and are hereby incorporated by this reference.

SECTION 2. EVIDENCE AND ADMINISTRATIVE RECORD.

That the Planning Commission conducted a noticed Public Hearing on November 14, 2024, and considered all of the evidence submitted into the administrative record for the Proposed Project, including, but not limited to, the following, which are all hereby incorporated herein by reference:
(a) Rancho Mirage Municipal Code;
(b) Rancho Mirage General Plan and Title 17 (Zoning) of the Rancho Mirage Municipal Code and all relevant provisions contained therein; (c) Preliminary Development Plan PDP24-0003
(d) Initial Study, Environmental Assessment Case No. EA24-0008; (e) Notice of Intent to adopt MND;
(f) MND and MMRP (SCH#2024090575);
(g) Notice of Planning Commission Public Hearing scheduled for November 14, 2024, at 2:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(h) Planning Commission Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the November 14, 2024, Planning Commission Public Hearing;
(I) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the November 14, 2024, Planning Commission Public Hearing; and
(j) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the November 14, 2024, Planning Commission Public Hearing.

SECTION 3. FINDINGS.

That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project, as set forth and described herein, the Planning Commission finds, acknowledge, accept, and approve, and make the following Findings and Determinations, and recommends the City Council find that:
a) The proposed development (Proposed Project) is:
1) Allowed within the respective zoning district;
2) Generally in compliance with all of the applicable provisions of title 17(Zoning) that are necessary to carry out the purpose and requirements of the respective zoning district, including prescribed development standards and applicable design guidelines; and
2 1-839

3) Consistent with the general plan and specific plan, if applicable; b) 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;
c) The design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle access and public services and utilities (e.g., drainage, fire protection, sewers, water, etc.), would ensure that the proposed development would not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or welfare, or injurious to the property or improvements in the vicinity and the respective zoning district; d) The design, location, and proposed uses would be compatible with the character of existing development in the surrounding neighborhood; e) The subject site (Subject Property) is physically suitable for the type and density/intensity of development being proposed; and
f) The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) and there would be no potential significant negative effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless findings are made in compliance with CEQA.

SECTION 4. RECOMMENDATIONS.

That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project, the Planning Commission Findings, as set forth and described herein, and the findings and determinations set forth in the November 14, 2024, Planning Commission Staff Report and the attached resolutions, the Planning Commission recommends that the City Council take the following actions:
a) Approve and Adopt the attached Resolution, adopting the MND and MMRP (Exhibit B); and
b) Approve and Adopt the attached Resolution, approving the Preliminary Development Plan (PDP24-0003) (Exhibit C).

SECTION 5. EFFECTIVE DATE.

That this Resolution shall take effect immediately upon its adoption.

SECTION 6. SEVERABILITY.

That if any provision, section, paragraph, sentence or word of Resolution or any portion of the Administrative Record for the Proposed Project be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any 3 1-840

preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words as hereby adopted shall remain in full force and effect.

SECTION 7. CERTIFICATION.

That the Secretary to the Planning Commission shall certify as to the adoption of this Resolution and shall cause the same to be processed in the manner required by law.

SECTION 8. REPEAL OF CONFLICTING PROVISIONS.

That all provisions of any resolution in effect prior to the effective date of this Resolution as adopted by the Planning Commission that are in conflict with the provisions of this Resolution, are hereby repealed.
[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]
4 1-841

PASSED AND ADOPTED on this 14th day of November, 2024.

Jassen Agostini, Chair
ATTEST:

Kristie Ramos, Secretary
APPROVED AS TO FORM:

Colin D. Kirkpatrick, City Attorney

EXHIBIT "A"

SUBJECT PROPERTY
The land referred to herein is situated in the State of California, County of Riverside, City of RANCHO MIRAGE, described as follows:

THAT PORTION OF THE SOUTH 439.50 FEET OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 2, TOWNSHIP 5 SOUTH, RANGE 5 EAST,

SAN BERNARDINO BASE AND MERIDIAN, IN THE CITY OF RANCHO MIRAGE,

ACCORDING TO THE OFFICIAL PLAT THEREOF, LYING WESTERLY OF THE WEST

LINE OF THE COACHELLA VALLEY COUNTY WATER DISTRICT STORM WATER

CHANNEL AS CONDEMNED TO SAID DISTRICT BY FINAL ORDER OF CONDEMNATION, CERTIFIED COPY OF WHICH WAS RECORDED JULY 19, 1963 AS INSTRUMENT NO. 75543 OF OFFICIAL RECORDS.
6 1-843

EXHIBIT "B"

DRAFT CITY COUNCIL RESOLUTION

ADOPTING THE MND AND MMRP
(TO BE ATTACHED)
7 EXHIBIT "C"

DRAFT CITY COUNCIL RESOLUTION APPROVING
PRELIMINARY DEVELOPMENT PLAN PDP24-0003
(TO BE ATTACHED)
8 ATTACHMENT 7
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO

MIRAGE, CALIFORNIA, ADOPTING AND APPROVING A MITIGATED

NEGATIVE DECLARATION AND A MITIGATION MONITORING AND

REPORTING PROGRAM REGARDING CROSSINGS AT PETERSON

ROAD AFFORDABLE HOUSING PROJECT PRELIMINARY
DEVELOPMENT PLAN (PDP24-0003)
WHEREAS, the City of Rancho Mirage is a charter city and a municipal corporation of the State of California, and recognized as a political subdivision of the State of California for certain purpose; and
WHEREAS, the "Proposed Project" is a Preliminary Development Plan for an affordable housing development — The Crossings at Peterson Road — on approximately twelve acres of that certain property located at 39360 Peterson Road, in Rancho Mirage, having Assessors Parcel Number 685-180-012 (the "Subject Property"), consisting of up to 120 units, but with the instant proposal consisting of 116 units with 115 reserved for low-income families and one unit for on -site management, spread across 16 one and two- story residential buildings, as set forth in more detail in the Preliminary Development Plan (PDP24-0003), incorporated herein by reference; and
WHEREAS, on November 14, 2024, the Rancho Mirage Planning Commission adopted Resolution [TO BE INSERTED], incorporated herein by this reference, recommending, in part, the City Council approve and adopt this Resolution, adopting the Mitigated Negative Declaration ("MND") and Mitigation Monitoring and Reporting Program ("MMRP") based upon its determination that there is no substantial evidence in the whole record before it that the Proposed Project will have a significant effect on the environment that has not been mitigated to a level of less than significant, and that the MND reflects the City's independent judgment and analysis of the Proposed Project and its potential impacts on the environment consistent with the provisions of the California Environmental Quality Act and CEQA Guidelines; and
WHEREAS, the City Council has reviewed the draft Mitigation Monitoring and Reporting Program and proposed Mitigated Negative Declaration regarding the Proposed Project, attached hereto and incorporated herein by this reference as Exhibit "A".

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO MIRAGE, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. RECITALS AND EXHIBITS
That the foregoing Recitals and attached Exhibits are true and correct and are hereby incorporated by this reference.

SECTION 2. EVIDENCE AND ADMINISTRATIVE RECORD
1 1-846

That the City Council has considered all of the evidence ("Evidence") submitted into the administrative record ("Administrative Record") for the Proposed Project, including, but not limited to, the following, which are all hereby incorporated herein by reference:
(a) Rancho Mirage Municipal Code;
(b) Rancho Mirage General Plan and Title 17 (Zoning) of the Rancho Mirage Municipal Code and all relevant provisions contained therein; (c) Preliminary Development Plan PDP24-0003
(d) Initial Study, Environmental Assessment Case No. EA24-0008; (e) Notice of Intent to adopt MND;
(f) MND and MMRP (SCH#2024090575);
(g) Notice of Planning Commission Public Hearing scheduled for November 14, 2024, at 2:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(h) Planning Commission Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the November 14, 2024, Planning Commission Public Hearing;
(i) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the November 14, 2024, Planning Commission Public Hearing; and
(j) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the November 14, 2024, Planning Commission Public Hearing.
(k) Notice of City Council Public Hearing scheduled for December 5, 2024, at 1:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(I) City Council Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the December 5, 2024,City Council Public Hearing;
(m) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the December 5, 2024, City Council Public Hearing; and
(n) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the December 5, 2024,City Council Public Hearing.

SECTION 3. FINDINGS AND DETERMINATIONS
That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project, as set forth and described herein, the City Council acknowledges, accepts, and approves, and makes the following Findings and Determinations:
2 1-847

(a) That the City has independently reviewed, analyzed, and considered the Mitigated Negative Declaration and Mitigation Monitoring Plan, and the whole record before it (including, the Initial Study and comments received) and, based on the foregoing, the City Council hereby finds that all environmental impacts of the Proposed Project, with mitigation measures, are below a level of significance and there is no substantial evidence supporting a fair argument that the Proposed Project will have a significant effect on the environment.
(b) That the Mitigated Negative Declaration and Mitigation Monitoring Plan have been completed in compliance with CEQA and CEQA Guidelines. (c) That the Mitigated Negative Declaration and Mitigation Monitoring Plan represent the independent judgment and analysis of the Planning Commission and City Council as lead agency for the Proposed Project. (d) That the Mitigated Negative Declaration and Mitigation Monitoring Plan are adequate to serve as the required CEQA environmental documentation for the Proposed Project.

SECTION 4. ADOPT THE MITIGATION MONITORING AND

REPORTING PROGRAM AND APPROVAL OF MITIGATED

NEGATIVE DECLARATION
That based on the Findings and Determinations set forth herein and the substantial evidence included in the Recitals, Exhibits and Evidence contained in Administrative Record, the City Council hereby adopts the Mitigation Monitoring and Reporting Program and approves the Mitigated Negative Declaration, including the findings set forth therein which support a determination that all potentially significant environmental impacts from implementation of the Proposed Project have been identified and, with the implementation of the mitigation measures defined and set forth in the Mitigation Monitoring and Reporting Program, will be mitigated to a less -than -significant level.

SECTION 5. NOTICE OF DETERMINATION
That the City Council authorizes and directs the Planning Division to prepare, execute, and file a Notice of Determination in accordance with Public Resource Code Section 21152.

SECTION 6. EFFECTIVE DATE
That this Resolution shall take effect immediately upon its adoption.

SECTION 7. SEVERABILITY
3 1-848

That if any provision, section, paragraph, sentence or word of Resolution or any portion of the Administrative Record for the Proposed Project be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words as hereby adopted shall remain in full force and effect.

SECTION 8. CERTIFICATION.

That the City Clerk shall certify as to the adoption of this Resolution and shall cause the same to be processed in the manner required by law.

SECTION 9. REPEAL OF CONFLICTING PROVISIONS.

That all provisions of any resolution in effect prior to the effective date of this Resolution as adopted by the City Council that are in conflict with the provisions of this Resolution, are hereby repealed.
4 1-849

PASSED AND ADOPTED on this day of , 2024.
[INSERT], Mayor
ATTEST:

Kristie Ramos, City Clerk
APPROVED AS TO FORM:

Colin Kirkpatrick, City Attorney

EXHIBIT "A"

MITIGATED NEGATIVE DECLARATION &

MITIGATION MONITORING AND REPORTING PROGRAM
(EA24-0008)
[TO BE ATTACHED]
6 ATTACHMENT 8
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO

MIRAGE, CALIFORNIA, APPROVING PRELIMINARY DEVELOPMENT
PLAN (PDP24-0003) REGARDING PROPOSED CROSSINGS AT

PETERSON ROAD AFFORDABLE HOUSING PROJECT
WHEREAS, the City of Rancho Mirage is a charter city and a municipal corporation of the State of California, and recognized as a political subdivision of State of California for certain purpose; and
WHEREAS, Blieu Companies, LLC ("Developer") and the Housing Authority of Rancho Mirage (the "Housing Authority") entered into an agreement entitled Affordable Housing Disposition and Development Agreement, dated as of December 21, 2023, for the disposition of Housing Authority Property to Developer, upon satisfaction of various terms ad conditions, including, but not limited to, obtaining all project entitlements from the City; and
WHEREAS, on November 14, 2024, the Rancho Mirage Planning Commission adopted Resolution [TO BE INSERTED], incorporated herein by this reference, recommending, in part, the City Council approve and adopt this Resolution, approving Preliminary Development Plan PDP24-0003 (the "Preliminary Development Plan", and sometimes referred to herein as the "Proposed Project"); and WHEREAS, the "Proposed Project" is a Preliminary Development Plan for an affordable housing development — The Crossings at Peterson Road — on approximately twelve acres located at 39360 Peterson Road, having Assessors Parcel Number 685- 180-012 (the "Subject Property"), consisting of up to 120 units, but with the instant proposal consisting of 116 units with 115 reserved for low-income families and one unit for on -site management, spread across 16 one and two-story residential buildings, as set forth in more detail in the Preliminary Development Plan (PDP24-0003); and WHEREAS, on [TO BE INSERTED], at a duly noticed meeting of the City Council, the City Council approved Resolution No. 2024 -[TO BE INSERTED] adopting the Mitigation Monitoring and Reporting Program and approving the Mitigated Negative Declaration.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO MIRAGE, CALIFORNIA, DOES HEREBY RESOLVES AS FOLLOWS:

SECTION 1. RECITALS AND EXHIBITS
That the foregoing Recitals and attached Exhibits are true and correct and are hereby incorporated by this reference.

SECTION 2. EVIDENCE AND ADMINISTRATIVE RECORD
1 1-852

That the City Council has considered all of the evidence("Evidence") submitted into the administrative record ("Administrative Record") for the Proposed Project, including, but not limited to, the following, which are all hereby incorporated herein by reference:
(a) Rancho Mirage Municipal Code;
(b) Rancho Mirage General Plan and Title 17 (Zoning) of the Rancho Mirage Municipal Code and all relevant provisions contained therein; (c) Preliminary Development Plan PDP24-0003;
(d) Initial Study, Environmental Assessment Case No. EA24-0008; (e) Notice of Intent to adopt MND;
(f) MND and MMRP (SCH#2024090575);
(g) Notice of Planning Commission Public Hearing scheduled for November 14, 2024, at 2:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(h) Planning Commission Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the November 14, 2024, Planning Commission Public Hearing;
(I) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the November 14, 2024, Planning Commission Public Hearing;
(j) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the November 14, 2024, Planning Commission Public Hearing;
(k) Notice of City Council Public Hearing scheduled for December 5, 2024, at 1:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(I) City Council Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the December 5, 2024, City Council Public Hearing;
(m) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the December 5, 2024, City Council Public Hearing; and
(n) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the December 5, 2024, City Council Public Hearing.

SECTION 3. FINDINGS AND DETERMINATIONS
That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project, as set forth and described herein, the City Council acknowledges, accepts, and approves, and makes the following Findings and Determinations:
a) The proposed development (Proposed Project) is:
2 1-853

1) Allowed within the respective zoning district;
2) Generally in compliance with all of the applicable provisions of title 17(Zoning) that are necessary to carry out the purpose and requirements of the respective zoning district, including prescribed development standards and applicable design guidelines; and
3) Consistent with the general plan and specific plan, if applicable; b) 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;
c) The design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle access and public services and utilities (e.g., drainage, fire protection, sewers, water, etc.), would ensure that the proposed development would not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or welfare, or injurious to the property or improvements in the vicinity and the respective zoning district; d) The design, location, and proposed uses would be compatible with the character of existing development in the surrounding neighborhood;
e) The subject site (Subject Property) is physically suitable for the type and density/intensity of development being proposed; and
f) The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) and there would be no potential significant negative effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless findings are made in compliance with CEQA.

SECTION 4. PRELIMINARY DEVELOPMENT PLAN
That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project, which includes Preliminary Development Plan, and the Findings and Determinations set forth herein, the City Council hereby approves Preliminary Development Plan, attached hereto as Exhibit "A", and incorporated herein by this reference.

SECTION 6. EFFECTIVE DATE
That this Resolution shall take effect immediately upon its adoption.

SECTION 7. SEVERABILITY
That if any provision, section, paragraph, sentence or word of Resolution or any portion of the Administrative Record for the Proposed Project be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any 3 1-854

preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words as hereby adopted shall remain in full force and effect.

SECTION 8. CERTIFICATION
That the City Clerk shall certify as to the adoption of this Resolution and shall cause the same to be processed in the manner required by law.

SECTION 9. REPEAL OF CONFLICTING PROVISIONS
That all provisions of any resolution in effect prior to the effective date of this Resolution as adopted by the City Council that are in conflict with the provisions of this Resolution, are hereby repealed.
4 1-855

PASSED AND ADOPTED on this day of , 2024.
[INSERT], Mayor
ATTEST:

Kristie Ramos, City Clerk
APPROVED AS TO FORM:

Colin D. Kirkpatrick, City Attorney

EXHIBIT "A"

PRELIMINARY DEVELOPMENT PLAN
PDP24-0003
[TO BE ATTACHED]
6 ATTACHMENT 9
RESOLUTION NO. 2024-

A RESOLUTION OF THE CITY OF RANCHO MIRAGE, CALIFORNIA, APPROVING

CITY DEVELOPMENT IMPACT FEES AND PROCESSING FEES DEFERRAL IN

SUPPORT OF BLIEU COMPANIES, LLC, DEVELOPMENT OF AFFORDABLE

HOUSING IN THE CITY OF RANCHO MIRAGE ON REAL PROPERTY HAVING ASSESSORS PARCEL NUMBER 689-180-012, AND AUTHORIZING THE CITY

MANAGER TO TAKE ALL RELATED ACTIONS NECESSARY TO NEGOTIATE,

PREPARE, AND EXECUTE THE NECESSARY AGREEMENTS AND OTHER

DOCUMENTS NECESSARY TO EFFECTUATE THE SAME, AND FINDING THE

ACTION EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT WHEREAS, On October 5, 2023, the City and Blieu Companies entered into an Exclusive Negotiation Agreement (ENA) providing the applicant the opportunity to exclusively negotiate with the City for the purchase or lease of the project site and development of a multi -family affordable housing development, consistent with the City of Rancho Mirage General Plan, that would include up to 120 family affordable housing units, consisting of a mix of affordable units, including very low-, low- and moderate - income affordable housing units with priority provided to income -eligible families with a Military Veteran as head of household; and
WHEREAS, in accordance with California Health and Safety Code Section 34312.3, the Rancho Mirage Housing Authority approved the sale of the "Subject Property", having Assessors Parcel Number 689-180-012, subject to the terms and conditions of that certain Disposition and Development Agreement between the Rancho Mirage Housing Authority and Blieu Companies, LLC, dated December 21, 2023, which included a maximum of 120 units; and
WHEREAS, Blieu Companies, LLC ("Developer") is proposing to develop multi- family affordable housing development, including a maximum of 120 units, while the instant project proposed 116 units, with estimated 271 parking spaces, that are affordable to low income households (30% to 80% AMI) for the restricted units, plus/in addition to one (1) unit set aside for property manager, on the Subject Property (the "Project"); and
WHEREAS, the Developer is requesting a deferral of all City Development Impact Fees ("DIFs"), as set forth in Exhibit "A", attached hereto and incorporated herein by reference, in the amount of Nine Hundred Forty -One Thousand Four Hundred Fifty -Five Dollars ($941,455.00) and any development processing fees (both, as may be determined and adjusted by the City Manager) in support of the Project; and WHEREAS, the proposed development of 116 (up to 120) affordable housing units will provide needed housing opportunities to low income households in the City of Rancho Mirage; and
WHEREAS, the City finds the deferral of the DIFs and development processing fees will assist the Project, serves a public purpose, and provides a public benefit to the 1 1-858

City of Rancho Mirage; and
WHEREAS, the Project will satisfy a portion of the City's Regional Housing Needs Assessment (RHNA) State -imposed requirements; and
WHEREAS, if the Developer secures the necessary financing from non -City funding sources, such as State and/or Federal Tax Credit Programs, to make the Project feasible, then a City DIF Fee Deferral Loan Agreement will be prepared and executed with at minimum the following terms: the term of the DIF Fee Deferral Loan ("Loan") shall be for a 55 year period commencing on the issuance of the Certificates of Occupancy for the Project; the Loan shall bear simple interest at an annual rate of 3%; the Loan shall be paid from the Project's residual cash flow; the Loan shall be secured by a Deed of Trust and Promissory Note; the Loan Agreement will include the terms of a leasing - priority program that prioritizes current Rancho Mirage residents in a manner that is consistent with fair housing or other applicable laws.

NOW, THEREFORE, THE CITY OF RANCHO MIRAGE, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:

SECTION 1. RECITALS AND INCORPORATION BY REFERENCE.

That the recitals set forth above are true and correct and any and all documents referenced herein are hereby incorporated herein by this reference.

SECTION 2. APPROVE DIF AND USER AND REGULATORY FEES
DEFERRAL.

That the City Council hereby approves deferring City DIFs in an amount not to exceed Nine Hundred Forty -One Thousand Four Hundred Fifty -Five Dollars ($941,455.00) plus any applicable User and Regulatory fees (as set forth in a duly adopted Schedule of User and Regulatory Fees), as may be determined and adjusted by the City Manager ("Loan Amount") for the Project to be repaid via a residual cash receipts loan to be issued to the Developer for the purpose of developing the Project. In the event the unit count is increased, the Loan Amount may be increased by the City Manager, without any further action of the City Council, proportionally in the amount of the fees incurred due to additional unit count.

SECTION 3. CITY MANAGER AUTHORITY.

That the City Manager, or designee, is authorized to take all related actions necessary to negotiate, prepare, and execute the necessary loan agreement and any other documents necessary to effectuate this Resolution, including the DIF deferral as a residual cash receipts loan. Without limiting the generality of the forgoing, the City Manager, or designee, is authorized to prepare and execute documents and agreements necessary to provide a DIF deferral to the Project, including but not limited to, preparing and executing a Loan Agreement, Promissory Note, Deed of Trust, and all other documents necessary to effectuate the purposes of this Resolution, provided all documents are in a form approved by the City Attorney.
2 1-859

That the City Manager is authorized to establish procedures, policies, and regulations that provides leasing -priority to current Rancho Mirage residents in a manner as described in Exhibit "B", attached hereto and incorporated herein by reference, and consistent with fair housing and other applicable laws to ensure that this local investment in the Project actually benefits the residents of the City of Rancho Mirage and assists in meeting the City's housing needs and objectives such as providing affordable housing opportunities.

SECTION 4. ENVIRONMENTAL REVIEW.

That the City finds this action exempt from California Environmental Quality Act ("CEQA"), because the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment; the activity is not a project as defined in Section 15378; and pursuant to 15061(b)(3), because approval of the action does not have the potential for causing significant effect on the environment, and it can be seen with certainty there is no possibility that the activity in question may have a significant effect on the environment.

SECTION 5. SEVERABILITY.

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

SECTION 6. REPEAL OF CONFLICTING PROVISIONS.

That all the provisions heretofore adopted by the City that are in conflict with the provisions of this Resolution are hereby repealed.

SECTION 7. EFFECTIVE DATE.

That this Resolution shall take effect immediately upon its adoption.

SECTION 8. CERTIFICATION.

That the City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original resolutions.
3 1-860

PASSED, APPROVED AND ADOPTED this 5th day of December, 2024.

CITY OF RANCHO MIRAGE
[INSERT], Mayor
ATTEST:

Kristie Ramos, City Clerk
APPROVED AS TO FORM:

Colin Kirkpatrick, City Attorney
4 1-861

EXHIBIT "A"

CITY DEVELOPMENT IMPACT FEES TO BE DEFERRED
[SEE ATTACHED]
5 EXHIBIT "A"
CITY DEVELOPMENT IMPACT FEES TO BE DEFERRED*
Development Impact Fees
Cost Estimate
General Government
$100,798.00
Fire Protection
$46,077.00
Transportation
$332,020.00
Park and Recreation
$160,428.00
Library
$106,836.00
Infrastructure Undergrounding
$32,912.00
Total:
$779,071.00
Building Fees
Building Fee
$25,000.00
Plan Check
$16,000.00
Fire Department
$58,000
SMIP
$1,150.00
License Tax
$30,184.00
General Plan
$2,550.00
Technology
$1,500.00
Mechanical
$4,000.00
Plumbing
$12,000.00
Electrical
$12,000.00
Total:
$162,384.00
Grand Total:
$941,455.00
*In the event the unit count increases, the fees above may be proportionately increased by the City Manager proportionate to fees incurred due to additional unit count.
6 1-863

EXHIBIT "B"

ADVERTISING AND LEASING PRIORITY PROGRAM
As a condition of City DIF Deferral Loan, and as will be included in related Loan Agreement, the Developer agrees that it will prioritize its rental recruitment and unit lease actions first for current residents of Rancho Mirage income -eligible families with a Military Veteran as head of household, secondarily to Coachella Valley residents with a Military Veteran as head of household, then to Rancho Mirage income -eligible families, and final priority given to income -eligible residents in the Coachella Valley. This prioritization shall be accomplished by the Developer providing an advertising and leasing schedule to the City of Rancho Mirage Housing Authority and Housing Manager for its review and approval within a minimum of thirty (30) calendar days prior to the initiation of rental advertising and leasing efforts. The submitted advertising and leasing schedule shall demonstrate that the initial print, mail or social media advertising regarding availability of rental units shall be conducted first in a manner that informs current residents in Rancho Mirage with income eligible families with a miliary veteran as head of household, secondarily to Coachella Valley residents with a Military Veteran as head of household, then to Rancho Mirage income -eligible families, and final priority given to income -eligible residents in the Coachella Valley. These initial focused efforts to inform Rancho Mirage residents with income -eligible families having a Military Veteran as head of household of the lease opportunities shall be conducted for a minimum period of sixty (60) days, while the secondary efforts to expand the outreach to reach Coachella Valley residents with income -eligible families having a Military Veteran as head of household shall only be conducted following the end of the sixty (60) day initial period, and shall also be conducted for a minimum period of sixty (60) days. The efforts to reach Rancho Mirage income -eligible families and subsequently to Coachella Valley income eligible residents shall generally follow the same procedures. Rental application review and applicant screening efforts shall follow the above priority, with the understanding that only qualified applicants from the City of Rancho Mirage and the Coachella Valley shall be considered for possible leasing of rental units during the initial 240 days since the start of the concentrated applicant recruitment effort. Qualified applicants from each priority who are disabled, senior citizens 62 years of age or older, and those residents who currently work in Rancho Mirage will be given even further leasing priority during the initial concentrated recruitment period. At the end of the four (4) leasing priority periods provided herein, the Developer shall provide the City's Housing Authority and Housing Manager with a list of the number of persons that inquired about leasing opportunities (including the number of phone calls, emails or other forms of inquiries each as received by the Developer), the number of applications received, denied, and approved, clearly identifying whether they were within one of the identified priority categories, and which category they fell into, if any. The Developer and the City will work cooperatively and modify the priority program if needed prior to or during the advertising and leasing periods to ensure that the implementation of its priority -based advertising and leasing program is compliant with fair housing and other applicable laws. Nothing herein shall be interpreted or construed to require Developer to violate fair housing and/or other applicable laws. 7 1-864

ATTACHMENT 10
CITY OF RA NC 0 MIRAGE

STAFF REPORT
TO: Planning Commission
FROM: Pilar Flotterud, Senior Planner
DATE: November 14, 2024
SUBJECT: Crossings at Peterson Road — Environmental Assessment Case No. EA24-0008 and Preliminary Development Plan Case No. PDP24-0003
SPECIFIC REQUEST OR RECOMMENDATION:

Staff recommends the Planning Commission approve Resolution No. 2024 -PC -(Next -in -Order), recommending that the City Council take the following actions:
a) Adopt Resolution No. 2024 -(Next -in -Order), approving and adopting the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH#2024090575) for the Proposed Project based on Environmental Assessment Case No. EA24-0008; and
b) Adopt Resolution No. 2024 -(Next -in -Order), approving Preliminary Development Plan Case No. PDP24-0003.

ATTACHMENTS:

1. Aerial

2. Public Hearing Notice

3. Draft Initial Study/ Mitigated Negative Declaration

4. Final Initial Study / Mitigated Negative Declaration

5. Draft Notice of Determination

6. Resolution of the Planning Commission recommending that the City Council approve and adopt the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH#2024090575) for the Proposed Project based on Environmental Assessment Case No. EA24-0008 and approve the Preliminary Development Plan (PDP24-0003) for the Crossings at Peterson Road.

7. Draft resolution of the City Council approving and adopting the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH#2024090575) for the Proposed Project based on Environmental Assessment Case No. EA24-0008.

8. Draft resolution of the City Council approving the proposed Preliminary Development Plan Planning Commission Staff Report AGENDA ITEM#
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Case No. PDP24-0003.

9. PDP24-0003 Exhibit Booklet
FACTS:

1. Applicant/Property Owner:

2. Purpose of Request:

3. Location:

4. Parcel Size:

5. Existing Land Use:

6. Proposed Land Use:

7. Surrounding Land Use:

8. Environmental Information:

9. Date Staff Deemed
Application Deemed Complete:

Blieu Companies, LLC
Consideration of an affordable housing
development consisting of up to 120 units on a 12± -
acre lot. The land use and zoning designation for
the project site is currently Residential High Density
(R -H) with an Affordable Housing Overlay (AHO).

The AHO designation allows 28 dwelling units per
acre and the applicant is proposing an approximate
density of 10 dwelling units per acre. Project
amenities will include a pool with a lounge deck,
grilling and dining areas, a grass sports field, tot lot with large shade structures, and a community
garden.
39360 Peterson Road
Assessor's Parcel Number: 689-180-012

12.34 acres
Residential High -Density (R -H), Affordable Housing
Overlay (AHO)
Residential High -Density (R -H), Affordable Housing
Overlay (AHO)
West: Highway 111 West Specific Plan - District 3
Attached Residential / Commercial business (Public
Storage) North: Residential Estate (R -E) / Single
Family Residences South: Mobile Home Park
(MHP) / Santa Rosa Villas Residential Community
East: Floodways and Drainage Channels (OS/W) /
Whitewater River Channel (and Morningside Golf
Course)
The recommendation is to adopt a Mitigated
Negative Declaration (SCH#2024090575) based on
Environmental Assessment Case No. EA24-0008
pursuant to the California Environmental Quality Act
(CEQA) Section 15074.

September 11, 2024
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PROJECT SUMMARY
The Crossings on Peterson Road proposes an affordable housing development of up to 120 units on a Rancho Mirage Housing Authority owned 12 acre lot, that currently has an active Disposition and Development Agreement with the developer, Blieu Companies. The proposed project is a multi -family affordable housing development with priority provided to income -eligible families with a Military Veteran as head of household.

The site's land use and zoning designation is Residential High Density (R -H) with an Affordable Housing Overlay (AHO). The AHO permits a density of 28 dwelling units per acre, though the applicant is proposing approximately 10 units per acre. While the project could include up to 120 units, the attached proposal consists of 116 units -115 reserved for low-income families and one for on -site management —spread across 16 one and two-story residential buildings. Staff has included a condition of approval (CoA #6) that allows staff some flexibility in the Final Development Plan process to potentially add up to an additional 4 units if the site design allows for it. The final project would not exceed 120 units total.

The proposed unit mix includes 38 one -bedroom units, 39 two -bedroom units, and 39 three - bedroom units. One-story buildings are planned along the front and side property lines, with two- story buildings (maximum height of 26') and carports located centrally to reduce impacts on view corridors. Planned amenities include a pool with a lounge deck, grilling and dining areas, a grass sports field, a tot lot with large shade structures, and a community garden.

The project also includes 271 parking spaces, with 144 spaces under carports and 127 uncovered spaces.

BACKGROUND
The project site was previously a mobile home park that was built around 1972. The site was mostly cleared in 2018 and is included in the City's 6th Cycle Housing Element.

In March 2021, the Southern California Association of Governments ("SCAG") adopted its 6th cycle (October 2021 — October 2029) Regional Housing Needs Assessment ("RHNA"). The RHNA is mandated by State Housing Law as part of the periodic process of updating local housing elements of the General Plan. RHNA quantifies the need for housing within each jurisdiction during the specified planning period.

For the 6th cycle planning period the City of Rancho Mirage was mandated an allocation of 1,076 designated as affordable units. City Staff, in conjunction with our housing consultants, produced the 6th cycle Housing Element update which created goals, policies and programs to meet the City's mandated housing needs. The City's 6th cycle Housing Element update was adopted by City Council on March 3, 2022, with minor amendments considered on July 21, 2022. The element was certified by the California Department of Housing and Community Development ("HCD") on August 17, 2022.

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As part of the 6th Cycle Housing Element, nine planning areas (Housing Element Inventory Sites A -I) were identified to meet the 1,076 extremely low, very -low, low and moderate -income units required to meet the City's Regional Housing Needs Allocation (RHNA) allocation. The subject site is identified as Site D. In implementing the HCD certified Housing Element (Policy H1, Program H1.D, Policy H9 — Program H9.A), the City Council approved a zone change on the subject property from Mobile Home Park to High Density Residential with an Affordable Housing Overlay in July of 2023.

On October 5, 2023, the City and Blieu Companies entered into an Exclusive Negotiation Agreement (ENA) providing the applicant the opportunity to exclusively negotiate with the City for the purchase or lease of the project site and development of a multi -family affordable housing development, consistent with the City of Rancho Mirage General Plan, that would include up to 120 family affordable housing units, consisting of a mix of affordable units, including very low-, low- and moderate- income affordable housing units with priority provided to income -eligible families with a Military Veteran as head of household. On December 21, 2023, the Housing Authority Board authorized a Disposition and Development agreement (DDA) with accompanying deeds to establish site control for the development of affordable housing on Housing Element Inventory Site D with Blieu Companies, LLC. The DDA included a maximum of 120 units.

Income Categories:

The Department of Housing and Community Development (HCD) publishes annual tables of official federal and state income limits that set maximum incomes for eligibility to live in assisted housing, and maximum rents and housing costs that may be charged to eligible residents. Most federal and state housing assistance programs are usually based on their income.

State statutory limits are based on federal limits set and periodically revised by the U.S.

Department of Housing and Urban Development (HUD) for the Section 8 Housing Choice Voucher Program. HUD's limits are based on surveys of local area median income (AMI).

The commonly used income categories are approximately as follows, subject to variations for household size and other factors:
• Acutely low income: 0-15% of AMI
• Extremely low income: 15-30% of AMI
• Very low income: 30% to 50% of AMI
• Lower income: 50% to 80% of AMI
• The term affordable housing may also be used to mean 0% to 80% of AMI • Moderate income: 80% to 120% of AMI
Leasing for the proposed project will be subject to the above HUD limits for 115 units of the proposed 116 units (excludes 1 manager unit).

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Subject Site and Surrounding General Plan, Zoning, and Land Uses The project site occupies approximately 12 acres east of Peterson Road and north of Juniper Lane in Rancho Mirage. The project site is surrounded by developed residential communities to the north and south, the Whitewater River Channel to the east, and Peterson Road and commercial uses to the west.

The site is designated for High Density Residential (R -H) with an Affordable Housing Overlay (AHO). The R -H zoning district allows for the development of high density single- and multi- family residential homes including apartments that encompass traits of a planned community.

The AHO allows for the creative and efficient development of affordable residential properties as identified in the current Housing Element with densities of up to 28 units per acre.

General Plan and Zoning Designation
Land Use
Project Site
High Density Residential (R -H) /
Affordable Housing Overlay (AHO)
Vacant land previously a mobile home
park
North
Residential Estates (R -E)
Residential Estates
East
Floodways and Drainage Channels
(OS/W)
Whitewater River Channel (and
Morningside Golf Course)
West
Highway 111 West Specific Plan - District
3 Attached Residential
Commercial business (storage)
South
Mobile Home Park (MHP)
Santa Rosa Villas Residential Community

ANALYSIS
Review Authority (Rancho Mirage Municipal Code Section 17.34.010) Preliminary Development Plan applications require City Council approval. Therefore, the Planning Commission's role in this matter is to forward a recommendation to the City Council for the discretionary entitlement described in this staff report.

Development Plan Permit (Rancho Mirage Municipal Code Chapter 17.42) The purpose of the Development Plan Permit is to establish consistency with the General Plan and protect the integrity and character of the residential and commercial areas of the city. The process ensures that new development yields a pleasant living environment and attracts the interest of residents and visitors as the result of consistent exemplary design.

Affordable Housing Overlay (AHO) (Rancho Mirage Municipal Code Section 17.14.030 (E)) The AHO allows density up to 28 units per acre and affordable housing projects are subject to density bonuses and incentives as outlined by the Rancho Municipal Code Section 17.22.020.

The AHO provides flexibility for development standards to change if the proposed modifications increase development efficiency and are considered appropriate or necessary by the City Council.

The project is compatible and consistent with the R -H land use and zoning designation under the AHO overlay. All development standards and regulations proposed are compatible under the Affordable Housing Overlay. The applicant is proposing the following deviations of the front setback for one building, maximum height of 26 feet/two-stories, parking requirements, and dwelling unit sizes. The table below summarizes the development standards for the R -H Zoning Planning Commission Staff Report AGENDA ITEM#
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District and the proposed standards for the proposed project in accordance with the AHO.

Development Standards Code Analysis
Category
RMMC
Proposed Project
Zoning
Residential High Density (R -H),
Affordable Housing Overlay (AHO)
Residential High Density (R -H),
Affordable Housing Overlay (AHO)
Lot Area
8,000 square feet - minimum
493,404 square feet / 12± acres
Lot Coverage
35%

17.6%
Maximum
Building
Height/No. of
Stories
20 feet
1 -story, unless Section 17.20.100
is met.
26 feet
2 -stories
Residential
Density
AHO allows up to 28 du/ac

10.24 DU/AC
Setbacks
Front: 20 feet
Side: 10 feet
Street side: 15 feet
Rear: 20 feet
Front: 20 feet
Side: 5 feet to 17 feet
Rear: 20 feet
Open Space
300 square feet private outdoor
living space per unit
62-100 square feet of private open
space provided per unit.

Community Shared Open Space:
60,000 square feet
Off -Street
Parking
Standards
1 br: 1 covered for each unit
and 1 off-street guest space
for every 2 units
2 br or more: 2 covered for each
unit and 1 off-street guest space
for 2 units
1 stall per 1 br
2 stalls per 2 br, 3 br
1 guest stall for each 2 units
Parking Design
Standards
Standard Driveway (2 -way) width:
24 feet
Standard Stall: 9 feet x 18 feet
Parallel Stall: 9 feet x 26 feet (4
feet space every 2 stalls)
Complies
Minimum Area
for Apartments in
R -H
1 br: 850 square feet
2 br: 900 square feet
3 br: 1000 square feet
1 br: 800 square feet
2 br: 1000 square feet
3 br: 1,200 square feet
Bicycle Parking
Short Term Bicycle Parking: 5% of
motorized vehicle parking
Long Term Bicycle Parking: 5% of
motorized vehicle parking
Short Term Bicycle Parking = 13
bikes / 5%
Long Term Bicycle Parking = 13
bikes / 5%
DU/AC = dwelling units per acre
br = bedroom
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Second Story Elements
Per the RMMC, R -H Zoning District allows one-story buildings. However, according to Section

17.20.100, building height may be increased and up to one additional story may be permitted by the council as part of a development plan application, subject to the following:

1. In addition to the minimum required setbacks, the setbacks shall be increased at a minimum rate of two feet for each foot of additional building height above twenty feet, which shall be measured from the property line to each portion of the building that exceeds twenty feet; however, the council in exercising their discretion may require significantly greater setbacks. The project proposes two-story multifamily buildings with heights exceeding the standard one-story limit for the R -H Zoning District. In compliance with Section 17.20.100, the required setbacks have been increased to accommodate the additional building height. The two-story structures are set back at least 73 feet from the northern boundary and 79 feet from the southern boundary, far exceeding the minimum required setback rate of two feet for each foot of height above twenty feet. These substantial setbacks ensure that the additional story does not encroach on neighboring properties and minimizes potential impacts.

2. Enhanced buffering to surrounding properties and the appropriateness of understructure parking shall be evaluated and related conditions of approval may be imposed by the council to mitigate any potential negative impacts on surrounding properties. To mitigate potential impacts on surrounding properties, the project incorporates enhanced buffering measures, including substantially landscaped open spaces between the two-story buildings and adjacent property lines. The design does not include understructure parking, as ample surface parking with shaded carport structures is provided, thereby reducing the building footprint and further enhancing the buffer zones. These measures ensure a smooth transition between the project and neighboring properties.

3. A visual and spatial analysis relating building proportions, massing, height, and setback shall be conducted to preserve and enhance the scenic viewshed and related conditions of approval may be imposed by the council to mitigate any potential negative impacts on scenic viewsheds. A visual and spatial analysis was included by the project applicant. The project was designed in a manner to ensure compatibility on the site.

4. The need and appropriateness of the additional height shall be demonstrated to the satisfaction of the council. The additional height for the two-story buildings is justified by the need to provide a variety of affordable housing options within the constraints of the site. The two-story design allows for an efficient use of space, accommodating a mix of one-, two-, and three -bedroom units in a way that meets the city's affordable housing goals. This thoughtful approach supports the city's housing objectives while being appropriate for the project's context and location.

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5. Compatibility and harmony with surrounding development, land uses designations, and zoning shall be demonstrated subject to the satisfaction of the council and related conditions of approval may be imposed by the council to mitigate any potential negative impacts on the compatibility and harmony with surrounding development, land use designations and zoning. The use of substantial setbacks, the integration of one- story buildings along the project's perimeter, and central placement of two-story buildings ensures that the development is harmonious with nearby residential properties. Enhanced landscaping and open space buffers further soften the transition between the project and neighboring communities. These design elements contribute to a cohesive neighborhood environment, enhancing compatibility with the adjacent properties and promoting harmonious integration within the existing urban fabric.

PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP24-0003
Access and Circulation
The project site has a frontage along Peterson Road which will provide primary access. Parking spaces will occur along the paved drive aisles. All interior driveways meet a minimum width of 24 feet and provide a minimum of a 38 -foot turning radius as required for a fire apparatus. The design of the access points and interior driveway has been reviewed by the Fire Department as well as the City Engineer to assure adequate sight lines and turning movements.

Parking
Onsite parking is well integrated into the design, with a total of 271 parking spaces, including 144 covered stalls.

There are no street parking stalls proposed for this project site. It is common for affordable housing projects to request a reduction in parking spaces to facilitate the construction of affordable development. The State encourages municipalities to consider and process concession requests as part of affordable developments. In reviewing the proposed parking ratio, staff considered the State's recommendations, previous project development experience and unit count and found it to be acceptable. The City's Affordable Housing Overlay also allows staff and the City Council to consider deviations from development standards to facilitate affordable housing.

Covered Parking
Rancho Mirage Municipal Code (RMMC) Section 17.26.070 requires a minimum of 25% of the provided parking to be shaded. The applicant proposed carport structures to cover 114 spaces, which results in approximately 53% covered parking spaces. The proposed carport structures will have a maximum height of 16 feet. Per Condition of Approval #25, the applicant shall submit plans for the proposed carports as part of the FDP submittal.

ADA Parking
Pursuant to Section 17.26.060 of the RMMC, a proposed project of 201-300 parking spaces shall provide a minimum of six (6) ADA parking spaces. The applicant proposes twenty-four (24) ADA parking spaces within the project area, which will exceed the requirement by eighteen (18) Planning Commission Staff Report AGENDA ITEM#
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spaces.

Electric Vehicle Charging Stations
Pursuant to Section 17.26.030 of the RMMC, all new construction projects requiring discretionary action shall provide a defined amount of electric vehicle (EV) charging stations.

For projects that have 201 and over parking spaces, a minimum of three (3) charging spaces are required. The project proposes fourteen (14) parking spaces for EV charging stations, twenty-eight (28) parking spaces that are EV capable, and sixty-eight (68) parking spaces that are EV ready.

Drainage & Grading - Pages 6-10 (Sheets C-001 to C-005) Open space/retention will occur along the eastern property boundary. The retention basin will include hydroseed mix of native desert plants. The project will include on -site storm drainage facilities designed to capture and infiltrate the runoff while being equipped to adequately convey high flows in an equivalent manner to the existing condition. As a standard requirement, the project incorporates on -site retention facilities to convey and retain project -related runoff to the satisfaction of the City's engineering standards. Since this project is west of the Whitewater Channel, it can be designed to retain the "incremental increase" runoff, so as not to increase the peak flows into the existing connection to the Whitewater Channel. The project will be required to submit a final grading and drainage plan to the Public Works Department for plan check and approval. The applicant and City staff are working with the Coachella Valley Water District on final design for slope protection along the Whitewater Channel.

Site Plan - Page 11 (Sheet A100)
The project proposes 116 units within fourteen (2) two-story residential buildings and two (2) one-story residential buildings. The proposed total unit mix will be 38 one -bedroom units, 39 two - bedroom units, and 39 three -bedroom units. One-story buildings are proposed along the front and side property lines while all two-story buildings (maximum height 26') and carports are centralized within the project to minimize the impact on view corridors. The buildings are strategically placed to maximize natural light and ventilation while maintaining privacy for residents. The site plan also includes ample spacing between buildings, with a minimum separation of 20 feet, to create open, breathable spaces throughout the development.

Project amenities will include a pool with a lounge deck, grilling and dining areas, a grass sports field, tot lot with large shade structures and a community garden. The project will provide 271 parking spaces including 114 carport spaces and 127 uncovered spaces. All of the dwelling units, except the manager's unit, are designated for affordable housing. A maximum of two occupants per one -bedroom unit, four occupants per two -bedroom unit, and six occupants per three -bedroom unit will be allowed. The project will have a density capacity of approximately

10.24 DU/AC which is above the allowed 9 DU/AC for a R -H land use, but below the AHO maximum density which is <_28 DU/AC.

Open Space — Page 5 (Sheet A011)
Open space is a key feature of the development, with landscaped areas designed to provide residents with outdoor recreational opportunities. The project includes a generous 29,155 square feet of community indoor space, complemented by substantial outdoor areas totaling over Planning Commission Staff Report AGENDA ITEM#
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60,000 square feet. Residents will have access to a clubhouse featuring amenities such as a pool, a community room, a fitness center and a tot lot. The rear yard of the community building includes a multifunctional outdoor area with a lounge deck adjacent to the pool, grilling and dining areas, and shaded seating perfect for both relaxation and social gatherings.

Additionally, the area features grilling and dining areas, promoting communal gatherings among residents. The project proposes a sensory garden and tot lot, designed for interactive play and sensory engagement. The garden features a mix of fragrant and tactile plants, while the tot lot is equipped with safe, durable play structures. This area at the rear of the project site is also designed with accessibility in mind, with stabilized decomposed granite paths that provide easy access for all residents, including those with mobility challenges. A gate is proposed at the rear of property to provide a connection to the Bulter-Abrams Trail.

In addition to shared spaces, each unit incorporates private open space, providing residents with personal outdoor areas tailored to their needs. The units offer private patios or balconies ranging from 62 to 100 square feet of private space to accommodate diverse lifestyles. These private areas enable residents to enjoy a more personal outdoor environment within their living units, enhancing the overall residential experience.

Setbacks
To the north, the project maintains an approximate 131 -foot setback from adjacent residential homes, and on the south side an approximate 80 -foot separation from nearby apartments. The project frontage provides a 20 -foot setback that acts as a landscaped buffer creating a welcoming streetscape. Side yard setbacks vary from 5 to 17 feet, allowing for strategic placement of buildings and open spaces. The rear setback is 300 feet. These setbacks collectively contribute to a thoughtful site design that complements neighboring properties while preserving community character. All proposed buildings within the project site have been deemed to be appropriate for the project site in accordance with the AHO.

Lot Coverage
Lot coverage is proposed at 17.6%, for 86,773 square feet of the total building footprint, which compiles with the maximum allowed lot coverage of 35% for the R -H zoning district.

Project Design
The architectural design concept for the project embraces the character and design elements of the Mediterranean architectural design through its use of warm earth tones, traditional clay tiles, and stucco finishes. The color palette is carefully selected to enhance the building's aesthetic appeal while ensuring durability and functionality. Arched openings, shutters, and carefully placed stone or brick accents all contribute to the timeless and cohesive look of the structure.

The architectural design strategically positions the one-story buildings along the front and side property lines. This approach not only respects the scale of the surrounding neighborhood but also preserves the privacy of adjacent properties. The two-story buildings, which reach a maximum height of 26 feet, are centrally located within the site. By centralizing these taller structures, the design minimizes their visual impact on the surrounding view corridors, ensuring that the development integrates seamlessly into its context. The site is configured with a focus Planning Commission Staff Report AGENDA ITEM#
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on creating a cohesive, community -oriented environment. Carports are also centralized, keeping the bulk of the taller elements away from the periphery of the site. This thoughtful placement reduces the visual impact on neighboring properties while maintaining convenient access for residents.

The unit mix will be:
• One -bedroom one -bath for 38 units
• Two -bedroom two -bath for 39 units
• Three -bedroom two -bath for 39 units
The unit mix is carefully balanced to meet the needs of a diverse resident population. The development includes 38 one -bedroom units, ideal for singles or small families, 39 two -bedroom units that cater to small to medium-sized families, and 39 three -bedroom units designed for larger families. This mix ensures that the development can accommodate various household sizes, fostering a vibrant and diverse community.

The table below shows the building plan types and square footage breakdowns:
1 BR/
1 BA
2 BR/
1 BA
3 BR/
2 BA
Total
per
Bldg.
1st Floor
Living Area
(SF)
2nd Floor
Living
Area
(SF)
Storage,
Circulation
and Mech
(SF)
Total Building
Footprint*
(SF)
1 4
-
-
4 3,236
-
112
3,348
2 2
3 3
8 4,113
4,239
1,675
5,032
3 2
3 3
8 4,113
4,239
1,675
5,032
4 4
-
-
4 3,236
-
112
3,348
5 2
3 3
8 4,113
4,239
1,675
5,032
6 2
3 3
8 4,113
4,239
1,675
5,032
7 2
3 3
8 4,113
4,239
1,675
5,032
8 2
3 3
8 4,113
4,239
1,675
5,032
9 2
3 3
8 4,113
4,239
1,675
5,032
10 2
3 3
8 4,113
4,239
1,675
5,032
11 2
3 6
8 4,113
4,239
1,675
5,032
12 2
3 3
8 4,113
4,239
1,675
5,032
13 4
-
-
4 3,236
-
112
3,348
14 2
3 3
8 4,113
4,239
1,675
5,032
15 2
3 3
8 4,113
4,239
1,675
5,032
16 2
3 3
8 4,113
4,239
1,675
5,032
Total
38 39
39 116
*Includes 1st Floor Living Area, Storage, Circulation and Mech SF
%
33%
34%
34%
100%
Floor Plan for One -Story Buildings - Page 13 (Sheet A201) The floor plan for the one-story building is organized around a central core, with four one - bedroom units (labeled A, B, C, and D) symmetrically positioned in the corners of the building.

Each unit is accessible via a central hallway, ensuring efficient use of space and ease of access for residents. The central hallway connects all four units, serving as the main circulation space within the building. The entrance to each unit is positioned off this hallway, providing a private and secure entry for residents. Although no elevators are proposed, all ground -level units are Planning Commission Staff Report
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ADA-compliant. The overall design of the floor plan emphasizes functionality, with a focus on creating a cohesive living environment that maximizes the available space within a single -story structure.

Elevations for One -Story Buildings - Page 18 (Sheet A301) Three out of the sixteen buildings are proposed as one-story buildings. The buildings adopt a Mediterranean architectural style, characterized by its warm, earthy tones, stucco walls, and tiled roofs. This style is often chosen for its timeless appeal and suitability to climates that benefit from its design elements, such as overhanging eaves and thick walls, which help keep interiors cool. The roof features Eagle - San Juan Blend tiles, which are curved, clay -colored tiles commonly associated with Mediterranean and Spanish Colonial styles. These tiles not only contribute to the aesthetic, but also offer durability and weather resistance. The windows are framed with deep, rich colors. The window trims and door frames are painted in Mediterranean Olive (2142-10), a dark green hue that contrasts nicely with the lighter walls, adding depth to the building's facade. The doors are likely made of wood or a composite material that mimics the traditional wooden appearance. The primary wall color is Putnam Ivory (HC -39), a soft, creamy beige that complements the overall warm palette. This color is typical of Mediterranean architecture, providing a neutral backdrop that allows other design elements to stand out. A darker brown used for trim and accents, enhancing the depth and dimension of the building's exterior. The elevations also include sections with Orco Precision - Otay Brown stone accents.

These accents are used around the base of the building and around key architectural features like entryways or columns, adding texture to the structure.

Floor Plan for Two -Story Buildings - Page 14 (Sheet A202) The two-story building is designed to accommodate multiple families within a compact and efficient layout. The building consists of two floors, each mirroring the other in terms of layout and unit distribution. The design strategically places different unit types to maximize space and ensure easy access for residents. The first story includes a mix of one -bedroom, two -bedroom, and three -bedroom units. The units are labeled as A, B, C, and D, providing a clear organizational structure. The first story also features shared amenities like bike storage, centrally located for easy access by all residents. The central hallway provides circulation throughout the building, with stairwells leading to the second story. The second story continues the efficient use of space with a similar layout to the first story, though the unit labels change to reflect different potential configurations (Units E, F, G, and H). The staircases are centrally located, providing easy and direct access between the first and second floors. The staircases are positioned to be accessible to all units, ensuring smooth vertical circulation within the building.

Elevations for Two -Story Buildings - Page 18 (Sheet A301) Thirteen out of the sixteen buildings are proposed as two-story buildings. These are two options for the two-story buildings, offering flexibility in design based on potential resident needs and preferences. Both options feature 4 -sided elevations with each elevation carefully designed to maintain consistency with the Mediterranean style, with a focus on symmetry, balance, and the use of quality materials. Similar to the first -story building, the roof features Eagle - San Juan Blend tiles (365R1 - LMC8084), which are classic clay tiles with a blend of earthy tones. These tiles are a staple of Mediterranean architecture, providing both aesthetic appeal and durability.

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Option 1 has the primary wall color as Putnam Ivory (HC -39), a soft, warm beige that provides a neutral backdrop for the building's design elements. The stucco finish on the walls is typical of Mediterranean architecture, known for its textured appearance and durability in various climates.

The trims around windows and doors are painted in Hope Chest (DEA160), a rich brown color that contrasts with the lighter wall tones. This darker trim helps to define the building's features and adds depth to the facade. The balconies and some accent features are highlighted with Cabot Trail (998), a medium brown color that complements the Hope Chest trim. The use of metal railings with arched openings is typical of Mediterranean design, adding both functionality and style. The lower portions of the walls, as well as some sections around the entryways, feature Orco Precision - Otay Brown stone or brick accents. These materials add texture and a sense of solidity to the building, grounding the structure and providing a subtle contrast to the stucco walls.

Option 2 is similar and matches the roof and accents. This option features a three -tone approach with Putnam Ivory (HC -39), Natural Wicker (OC-1), and Jackson Tan (HC -46). The balconies and some of the accent features use Mediterranean Olive (2142-10), a rich green color that adds a pop of color to the building while remaining cohesive with the overall palette. Similar to Option 1, this design includes arched windows and doorways. These arches are a signature feature of Mediterranean architecture, adding elegance and enhancing the building's overall visual appeal.

The windows are adorned with shutters painted in Farway Oaks (1075), a neutral shade that complements the earthy tones of the building. Shutters are both decorative and functional, providing residents with control over light and privacy.

Roof Plans for Residential Buildings — Pages 13 &15 (Sheet A201 & A203) The proposed roof plans show parapet heights for the residential building at 5 feet in height.

These parapets will conceal the proposed roof -mounted mechanical equipment.

Community Building - Pages 16, 17, 21, 22, and 23 (Sheets A204, A205, A304, and A305) The community building serves as a central hub for residents, offering a variety of functional spaces to support recreational and communal activities. It is designed with a spacious layout, incorporating multiple rooms for different purposes. Two restrooms are located near the entrance of the building, ensuring convenient access for residents and visitors attending events or using the building. These are standard restrooms with private stalls, providing necessary amenities.

On the far -right side of the building is the laundry room. This space contains multiple washing machines and dryers, providing an essential service for residents, particularly those in apartment units without in -unit laundry facilities. The mailroom is located near the entrance, allowing for the distribution of mail to residents. This is a centralized space where residents can pick up letters and packages securely.

The community building exhibits a sophisticated yet traditional Mediterranean architectural style, with careful attention to the use of materials and finishes that enhance both its aesthetic appeal and functionality. Key elements such as the arched windows and doors, handmade brick accents, and clay roof tiles work together to create a warm and inviting space that complements the surrounding development. The material palette of natural tones and textures reinforces the building's connection to its environment, while its thoughtful design ensures it remains a focal point for the community.

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Ancillary Structures - Pages 16, 17, 22, and 23 (Sheets A205, A304, and A305) The laundry and maintenance building serves both functional and practical purposes within the development, offering a space for residents to do laundry and for staff to maintain the community.

Its design integrates seamlessly into the broader architectural theme of the development, using a cohesive material palette and Mediterranean -inspired elements. A maximum height of 13 feet 6 inches is proposed.

The garden shed is a small, functional building located within the community's open spaces, providing a secure location for storing garden tools, equipment, and materials. The design follows a simple yet aesthetically aligned structure that complements the overall architectural style of the development with a maximum height of 12 feet 8 inches. The trash enclosures are 6 -foot high block walls with a metal door for durability and security, ensuring that waste management is handled discreetly.

Landscaping/Open Space — Pages 30-37 (L-001 to L-204)
Open space is a key feature of the development, with landscaped areas designed to provide residents with outdoor recreational opportunities. The community also includes a clubhouse that offers a range of amenities, including a pool, community room, and a tot lot, ensuring that residents have access to essential lifestyle facilities within their own neighborhood. The applicant proposes is a mix of shade trees and accent plants. The trees, including Cork Oak and Tipu Tree are used to create a welcoming environment with natural shade, while accent plants like Foxtail Agave and Red Yucca add vibrant color and texture to the landscape. The planting palette is carefully selected to ensure sustainability and resilience. Drought -tolerant species such as Blue Yucca (Yucca rigida) and Red Bird of Paradise (Caesalpinia pulcherrima) are used extensively, contributing to the project's overall water efficiency and environmental sustainability. The rear area of the project site includes shaded seating areas and barbecue facilities, encouraging residents to gather and socialize in a comfortable, outdoor setting. The design is anchored by large tree species such as the Desert Museum Palo Verde (Parkinsonia x 'Desert Museum') and Honey Mesquite (Prosopis glandulosa), which provide ample shade and enhance the area's microclimate. Practical elements like a dry creek bed and landscape boulders, which contribute to the site's drainage while adding to the naturalistic aesthetic. A grass sports field is proposed with additional active recreation areas such as the dog run with a total of 19,316 square feet of live turf or approximately 4% lot coverage which compiles with RMMC maximum allowed of 10% lot coverage.

Photometric Plans & Lighting Specifications — Pages 38-41 (Sheet EP1 to EP3) Photometric plans have been included in the Exhibit Booklet on pages 38-41 which demonstrate light containment on the property and show readings at all adjacent property lines to be zero foot candles. This is in compliance with City standards. Lighting is required to comply with RMMC Section 17.18.050 which mandates the exterior use of light to be focused downward by a shield.

The final lighting plans will be reviewed in detail during the Final Development Plan application for compliance. Condition of Approval #14 is added to ensure compliance with City policy at all times.

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ARCHITECTURAL REVIEW WORKING GROUP (ARWG)
On August 26, 2024, the proposed project was presented to the Architectural Review Working Group (ARWG). Staff provided an overview of the project and opened the discussion. The ARWG raised questions related to solar control, final materials, and landscaping along Peterson Road. The applicant's team provided answers to the ARWG's questions. The applicant submitted a revised plan set that included staggered walls and increased landscape along Peterson Road. Conditions of Approval No. 26 and 27 have been added to ensure the project addresses the concerns raised by the ARWG and are reviewed by staff as part of the Final Development Plan and prior to building permit issuance.

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. Per Condition of Approval #6, the Development Services Director may review and approve modifications to the approved project at the staff level, provided that such modifications do not exceed the total unit count of 120 units.

Any proposed changes that would alter the approved number of units above 120 or significantly impact the project's character, density, or intensity as determined by the Development Services Director, shall require review and approval by the Planning Commission and/or City Council.

ENVIRONMENTAL ASSESSMENT CASE NO. EA24-0008
An environmental assessment application was submitted for the proposed project and the determination was made that the project required an Initial Study. An Initial Study has been prepared resulting in the recommendation to adopt a Mitigated Negative Declaration (MND).

Mitigation measures were recommended for Biological Resources, Geological Resources, and Cultural & Tribal Cultural Resources.

A Notice of Determination will be filed with the Riverside County Clerk once a final determination has been made by the City Council. The complete Initial Study, along with the Mitigation Monitoring and Reporting Program, is included in Attachment 3 — Draft Mitigated Negative Declaration. An Initial Study/ Mitigated Negative Declaration was circulated for a 30 -day public review period starting on September 16, 2024, to October 16, 2024. A Notice of Intent to Adopt a Mitigated Negative Declaration was published in the Desert Sun on September 15, 2024, and distributed to interested parties. The City received one (1) comment letter during this period from the California Department of Fish and Wildlife (CDFW). While the City is not required to respond to comments on an IS/MND, Sections 21091(d)(1) and 21092.5 of the Public Resources Code (PRC) and Section 150874 (b) of the California Environmental Quality Act Guidelines require that prior to project approval a Lead Agency must consider all comments received before making a final determination on the Initial Study/Mitigated Negative Declaration. A response to comments letter has been included as Attachment 5 — 4.Draft Final Initial Study / Mitigated Negative Declaration.

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AB 52 Tribal Consultation
Public Resources Code 21074 identifies "Tribal Cultural Resources" as "sites, features, places, cultural landscapes, sacred places, and objects with culture value to California Native American Tribe" and that are either included or determined to be eligible for inclusion on the national, state, or local register of historic resources or that are determined by the lead agency, in its discretion, to be significant when taking into consideration the significance of the resource to a California Native American Tribe.

Assembly Bill 52 (AB 52) requires lead agencies to notify their local tribes about development projects. It also mandates lead agencies consult with Tribes if requested and sets the principals for conducting and concluding the required consultation process. Pursuant to AB 52 consultation requirements, the City of Rancho Mirage initiated AB52 consultation process. The City contacted 16 tribes and representatives provided by the NAHC.

Pursuant to AB 52 consultation requirements, the City of Rancho Mirage initiated AB 52 consultation. The City contacted twenty-one Tribes and representatives provided by the NAHC.

During the consultation period, the City received four responses as of July 31, 2024. The letters were from the Agua Caliente Band of Cahuilla Indians (ACBCI), Augustine Band of Cahuilla Indians, Morongo Band of Mission Indians (MBMI), and the Cahuilla Band of Indians.

The Augustine Band of Cahuilla Indian's response letter stated that they are unaware of specific cultural resources in the project area, however, requested to be notified if cultural resources are discovered during development. The MBMI stated that the project is not located within the boundaries of the ancestral territory or traditional use area of the Cahuilla and Serrano people of the Tribe and encouraged consultation with tribes more closely associated with the project area. The Cahuilla Band of Indians asked whether there was a cultural report and mitigation measures associated with the project. The city responded by sending the Tribe the project - specific cultural report and the proposed mitigation measures. The Tribe reviewed the material and deferred to the ACBCI, however, requested that if the ACBCI is unable to provide monitoring, that the Cahuilla Band of Indians would be interested. Finally, the ACBCI, in their letter, requested formal government to government consultation under AB 52, copies of any project - specific cultural resource documentation and records search from the information center associated with the reports, and a cultural resources inventory of the project area by a qualified archaeologist prior to any development activities in the project area. The city had a meeting with the ACBCI on August 8, 2024. During the meeting the ACBCI requested that the project include additional mitigation measures. With the inclusion of the request mitigation measures, ACBCI closed the consultation as all concerns had been resolved.

MAILING & NOTICING REQUIREMENT
This application request was publicly posted and mailed to all affected property owners within 500 feet of the parcel boundary pursuant to the requirements of Chapter 17.74 of the Municipal Code. Any information addressed to the Planning Commission, but received after the completion of this final report, will be distributed at the public hearing.

Municipal Code Section 17.74.020, Hearing and notice, requires that all property owners, as Planning Commission Staff Report AGENDA ITEM#
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shown on the county's latest equalized assessment roll, within a five- hundred -foot radius of the boundaries of the subject parcel be notified of matters requiring a public hearing. If the number of property owners to whom the notice would be mailed to is less than twenty-five, then the mailing radius is required to be increased to one thousand feet as measured from the exterior boundaries of the subject parcel. The Notice is also required to be published in a local newspaper of general circulation and in public places. The subject notice was published in The Desert Sun on Sunday, November 3, 2024. The notice was also posted at City Hall, The Rancho Mirage Library & Observatory, and on the City's website on October 30, 2024.

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DRAFT CONDITIONS OF APPROVAL:

Special conditions (or portions thereof) are designated by bold.

GENERAL FOR EA24-0008 & PDP24-0003

1. All improvements shall conform to the provisions of the Rancho Mirage Municipal Code (RMMC), unless specifically modified by any of the following conditions.

2. Development of the Subject Property shall require the appropriate entitlement process as determined by the Planning Division.

3. This approval shall be effective for two (2) years from the date of the City Council approval, except as may be set forth in the related Disposition and Development Agreement. Building and Engineering Permits are required to be obtained by the applicant within two years of the project approval, except as may be set forth in the Disposition and Development Agreement. If no permits have been obtained, the application will expire and become null and void.

4. The applicant shall execute a written acknowledgment to the Planning Division stating acceptance of and compliance with all of the Conditions of Approval for Case Nos. EA24- 0008 & PDP24-0003 and that the plans submitted are in compliance with the Conditions of Approval. No modifications shall be made to said plans without written approval from the appropriate decision -making body.

5. The Development Services Director may grant deviations from the timing of requirements listed in the Conditions of Approval and the site design, as long as all requirements in the related Disposition and Development Agreement (DDA) are met.

6. The Development Services Director may review and approve modifications, such as site design and layout, to the project at the staff level, provided that such modifications do not exceed the total unit count of 120 units to allow for better utilization of the site with the final development plan. The Director may refer modifications for additional review if deemed to be inconsistent with original entitlements.

7. 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.

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8. 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.

CONFORMANCE

9. The development of the subject property shall conform substantially with the approved exhibits contained in Case Nos. EA24-0008 & PDP24-0003 on file in the Planning Division of the City of Rancho Mirage. This includes all dimensional and size specifications, landscaping, hardscape, water elements, parking areas, design treatments (including color and materials), and the locations of buildings, structures and plant materials as shown in the PDP exhibit as attached to this staff report.

PRELIMINARY DEVELOPMENT CASE NO. PDP24-0003:

FINAL DEVELOPMENT PLAN REQUIRED

10.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.

A) As part of the FDP application submittal, the applicant shall submit a letter of approval from the City's contracted waste hauler, Burrtec, for the trash bin enclosures design. Said enclosures shall be designed to accommodate trash, recycle, and organic waste receptacles as required by State law.

11. The Development Services Director shall consider the FDP permit application. The Development Services Director may approve a FDP permit if it substantially conforms to the Preliminary Development Plan, and associated Conditions of Approval.

12. 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.

13. 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) and terms of the Disposition and Development Agreement. The Development Services Director may consider minor modifications to an approved Preliminary/Final Development Plan.

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14. The project shall be completed in accordance with the Ordinances, requirements, guidelines and other criteria in effect at the time of construction, and/or in accordance with the provisions in the Agreement.

FINAL DEVELOPMENT PLAN — LIGHTING

15. 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 and shall show a zero -foot -candlelight reading at all property lines and/or prove light is contained fully on the subject property.

OTHER

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

17. The applicant shall undertake or cause to be undertaken such action or actions as are necessary to permit and/or otherwise accommodate the implementation of recycling services. Such action or actions may include, but are not limited to: designating and providing adequate area at convenient locations with appropriate access for the placement of dumpsters and/or bin sets; constructing permanent enclosures that meet all requirements of the 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 recyclables. The applicant shall submit a "Recycling Program" that has been reviewed by an agent of the City, which, at a minimum, explains, states or otherwise defines: (1) recyclables generated by type; (2) estimate by pounds for each recyclable generated; (3) number of dumpsters and/or plastic bin sets (one set equals three "baskets") needed to accommodate estimated recyclables; (4) location of each dumpster (may be identified on a map attached as an exhibit); (5) method of collection such as curbside at each residential unit or at rear of property by dumpster, etc.; and (6) pick-up schedule for recyclables. The applicant shall provide other such information as may be necessitated by the development proposal.
18 The development shall comply with the requirements of Assembly Bill AB341. 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 Planning Commission Staff Report AGENDA ITEM#
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located and architecturally screened in accordance with the Rancho Mirage Municipal Code as approved by Staff.

19.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.

20. All water features shall be maintained in compliance with Ordinance No. 844. 21 All new landscaping shall be water efficient landscaping and shall be installed and maintained in compliance with Chapter 17.24 (Landscaping Standards) of the Rancho Mirage Municipal Code.

A. Vegetation with spikes that may be harmful to pedestrians shall be a minimum of three (3) feet away from walkways.

B. The applicant may explore the addition of palm trees along Peterson Road if the parkway design and width allow with the FDP.
22 The mitigation measures contained in the Mitigated Negative Declaration (SCH Number 2024090575) based on Environmental Case No. EA24-0008 are hereby incorporated as Conditions of Approval. The property owner shall be responsible for implementing the mitigation measures contained within the adopted Mitigated Negative Declaration, as necessary.

23. The project shall be an affordable housing development with priority provided to income -eligible families with a Military Veteran as head of household and any necessary covenants shall be recorded to ensure continued affordability as described in the associated Disposition and Development Agreement, which includes but is not limited to: rental units shall remain affordable to and occupied by lower income households for a period of 55 years for rental housing, and 45 years for ownership housing. The initial occupants of all ownership units shall be lower income households, and the units shall be subject to an equity sharing agreement consistent with California Government Code Section 65915(c)(2). These requirements shall be covenants or restrictions running with the land and enforceable against any owner who violates a covenant or restriction and each successor -in -interest who continues the violation.

24. Developer shall comply with all obligations, duties, requirements, and covenants listed in the associated Disposition and Development Agreement, and all representations and warranties therein shall be true and accurate in all material respects.

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25. The project must meet Title 24 measures at the Final Development Plan (FDP) submittal. Solar and wind control should be reviewed by the applicant at the time of FDP submittal. Additional solar and wind features shall be studied. The applicant must provide plans and obtain permits for the proposed carports prior to the first certificate of occupancy being issues by the Building Division .

26. As part of the FDP submittal, the applicant must provide revised elevations for the community that include stone accents instead of brick elements.

27. As part of the FDP submittal, the applicant shall consider additional solar control throughout the site, specifically for west -facing buildings (No. 6, 9, 12, & 15).

FILING FEES

28. Within 5 days of project approval the applicant shall submit to the City of Rancho Mirage a check in the total amount of $2,966.75 made payable to the City of Rancho Mirage for the CEQA filing fees for the IS/MND (SCH# 2024090575).

HARDSCAPE, LANDSCAPE AND SCREENING

29.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.

30. 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.

31. Where walls are shown on the development plan they shall be designed consistent with the approved plan set with aesthetic relief and be of high -quality architectural design to complement adjacent developments.

PLANNING DIVISION

32. The final landscaping and irrigation plans shall incorporate incorporating the use of Evapotranspiration (ET) irrigation "smart" controllers which shall include automatic water scheduling, rain and temperature sensors, or a comparable system.

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

LANDSCAPE VERIFICATION

34. Per RMMC Section 17.20.040 (E), all mechanical equipment must be screened.

35. 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.

36. Landscaping, Wall, and Grading Plans shall demonstrate that all electrical transformers, utility pads, cable TV and phone boxes, and similar utility fixtures will be screened, and/or installed underground if required pursuant to RMMC Chapters 12.16 Underground Utility Lines and 17.20 General Property and Use Standards.

37. Landscaping. The plans shall be submitted as a Landscape Documentation Package in accordance with Ordinance No. 990, and as amended by Ordinance 1101. 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 Coachella Valley Water District (CVWD) prior to requesting a final inspection.

A) The project landscape architect shall submit written verification that the landscaping and irrigation has been installed per the approved plans.

B) Vegetation with spikes that may be harmful to pedestrians shall be a minimum of three (3) feet away from walkways.

C) The Planning Division reserves the right to request additional landscaping upon final inspection if it is determined that areas are devoid of plant or ground cover material, or the execution of the landscaping plan does not comply with the FDP landscape plans.

38. Walls. 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. All top -of -wall elevations and adjacent finish grade elevations for the project perimeter and entry walls shall be subject to review and approval by the Planning Division and City Engineer. The applicant shall contact the adjacent property owners if grading outside the subdivision boundaries is required for construction of the perimeter walls. This shall be accomplished prior to issuance of any permit.

39. Lighting. 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 and shall be directed Planning Commission Staff Report AGENDA ITEM#
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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.

BUILDING AND SAFETY DIVISION

TUMF FEE AND DEVELOPMENT IMPACT FEES (DIF)

40. The applicant shall pay to the Building Division the Transportation Uniform Mitigation Fee (TUMF) in effect at the time the Building Permits are issued, unless otherwise permitted by the Coachella Valley Association of Governments (CVAG).

COACHELLA VALLEY WATER DISTRICT (CVWD) LETTER

41. Prior to occupancy, if applicable, a letter from CVWD shall be submitted stating that all the district fees have been paid and all requirements have been met for development.

The City and CVWD reserve the right to apply water conservation requirements to the project at the time of Final Development Plan approval and prior to permit issuance. Any required changes shall be reviewed ministerially by City staff and by CVWD pursuant to their adopted protocol.

PERMITS & CLEARANCES

42.The applicant shall provide evidence of permit(s) or clearance(s) from the following agencies:
• City Planning Division
• City Engineer
• City Attorney
• Fire Marshal
• Riverside County Department of Environmental Health
• Southern California Edison
• Coachella Valley Water District
• Burrtec
• Palm Springs Unified School District
• South Coast Air Quality Management District (SCAQMD)
PUBLIC WORKS DEPARTMENT — Prior to City Council Approval of the Final Map, the following Conditions shall be satisfied:

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FORMATION AND/OR ANNEXATION TO CFD

43. 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, or as otherwise determined by the City 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

44.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

45. 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 required as a condition of permit issuance.

STORMWATER RETENTION

46. 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". Since this project is south of the Whitewater Channel, it can be designed to retain the "incremental increase" runoff, so as not to increase the peak flows into the existing connection to the Whitewater Channel. 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. As a commercial project, frequent stormwater flows across walkways shall be reduced as much as possible by use of an onsite piped drainage network or channel drains across walkways where surface swales intercept them. 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.

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WQMP

47. 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 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. On the basis of criteria C, G and H, this project will need to do a WQMP addressing the maintenance of their stormwater retention systems.

STANDARD AGREEMENT FOR CONSTRUCTION OF PUBLIC IMPROVEMENTS

48. 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

49. Street improvements shall be required as specified below. Paved access in accordance with the City Master Plan of Streets and City Standards shall be provided to the subdivision. 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 Final Map approval. All street construction shall be in conformance with these plans and the City's General Plan and Standard Details. Plans shall be approved prior to or Planning Commission Staff Report AGENDA ITEM#
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concurrent with Final Development Plan approval and construction shall occur prior to occupancy. The developer shall furnish proof that any Sewer and Water Improvement Plans have been reviewed and approved by CVWD. The developer shall furnish proof that the Fire Marshal has approved the Water Plans and Street layout for the project.

A.) Public Streets - Peterson Road
i. Right-of-way along Peterson Road at a width of 25 feet from centerline shall has already been dedicated to the City of Rancho Mirage. Any necessary easements for public access shall be dedicated and determined during plan check.
ii. Plans for the required 6' curb adjacent sidewalk, shall be submitted to the City Engineer, and shall be shown on the landscape and plans and shall be constructed along the frontage. A sidewalk or alternative handicap accessible route shall be constructed from the bikepath or sidewalk into the project. Where any meandering bikepath is located on private property, a public access easement shall be provided and recorded subject to approval of the City Engineer.
iii. The design of the entry way shall be subject to the approval of the City Engineer and Fire Department.
iv. Landscape and irrigation plans for all public street parkways and median islands shall conform to City standards and be submitted for review and approval by the City Engineer and Planning Division. Boulders shall not exceed 15" in height within 3 feet of a public street curb. Canopy trees shall be placed a minimum of 10 feet from public street curb and a minimum of 5 feet from sidewalks. Palm trees shall be placed a minimum of 5 feet from public street curb or sidewalk with a minimum trunk height of 10 feet. Right of way lines shall be shown on the final landscape plan.

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

Such design shall include demonstration of adequate fire and delivery truck turning movements.
iv. In accordance with Municipal Code 17.26.070(d), all required off-street parking areas shall be designed so that surface water shall not drain over any sidewalks or adjoining parcels.

Planning Commission Staff Report AGENDA ITEM#
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v. Private streets within the project shall be constructed with a minimum two- way travel way of 26 feet with no parallel parking allowed within the aisles. 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 11 aggregate base material, unless alternative paving materials are approved.

DEDICATION OF DRAINAGE EASEMENTS

50. All easements for drainage facilities necessary to accommodate the final approved Grading and Drainage Plan shall be offered for dedication to the appropriate serving agency. Such offer shall be incorporated on the Final Map or as required by the City Engineer.

DEDICATION OF PUBLIC UTILITY EASEMENTS

51. Public utility easements as necessary adjacent to the curb and gutter and edge of pavement shall be provided by the property owner for all public and private streets, and for public streets where the public right-of-way is less than the required 10 feet. All necessary utilities; sewer, water, electric, phone, fiber optic communications, natural gas, and television cable shall be provided to the lots and along the property frontage, unless otherwise approved.

UNDERGROUND UTILITIES REQUIRED

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

SANITARY SEWER SYSTEM

53.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

54.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.

Planning Commission Staff Report AGENDA ITEM#
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LAQMP

55. 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

56. 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

57. 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 City, ensuring the construction of such improvements within eighteen (18) months of project approval or City Council approval of the Final Map.

WRITTEN VERIFICATION

58. 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

59.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 release of Subdivision Bonds.

PROPERTY CONFIGURATION

60. 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.

Planning Commission Staff Report AGENDA ITEM#
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SECURITY

61. In accordance with the request of the Rancho Mirage Police Chief, the site shall be fenced and gated for security purposes during construction. 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

62. 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

63. 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.

FIRE MARSHAL
Fire Apparatus Access Roads

64. Fire apparatus access roads, commonly referred to as fire lanes, shall be provided for every facility or building when any portion of an exterior wall of the first story is located more than 150 feet from a public roadway, as measured along an approved route.

Extenuating circumstances, increased hazards, and additional fire safety features as deemed necessary by RVCFD may affect these requirements. For additional information related to residential tract development.

A) Fire Apparatus Access Road Design - Roadways must be engineered to support emergency response apparatus. Roadways must be designed to facilitate turning radii of apparatus and meet requirements for gradient, height clearance, and width. Specific criteria pertaining to the design of fire apparatus access roadways are detailed below.

Required Number of Fire Apparatus Access Roads:

65. A) One access will be required where any portion of an exterior wall of the first story of a building is located more than 150 feet from a fire access roadway. The required access distance is to be measured by an approved route around the exterior of the building. 1) Location of Fire Apparatus Access Roads:

For purposes of determining the suitability of public roads and fire apparatus access Planning Commission Staff Report AGENDA ITEM#
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roadways for staging fire apparatus and facilitating fire suppression operations for a particular structure, the following criteria shall apply:
a) To protect fire apparatus, personnel, and equipment from damage and injury from falling debris, the edge of fire access roadways serving buildings shall be located between 15 and 40 feet from the building, or as otherwise determined by Riverside County Fire.

These distances are measured from the face of the building to the top edge of the curb face or rolled curb flow line nearest the structure. This road shall be positioned parallel to the building.
2) Width of Fire Access Roads - The minimum width of a fire access roadway is 24 feet, unless as approved by Riverside County Fire. Where a center median is included within the roadway, the required width shall be provided on both sides of the median. The width of fire department access roads is measured from top face of the curb to top face of the curb on streets with standard vertical curbs and gutters, and from flow line to flow line on streets with rolled, sloped, flared, or other non -vertical curb and gutter configurations.

Flow line is the lowest continuous elevation on a curb. Road sections and curb details or approved city street improvement plans may be required to verify method of measurement.
3) Parking Restrictions - Parking is not permitted on roadways that are less than 28 feet in width. Parking on one side is permitted on a roadway that is at least 28 feet but less than 36 feet in width. Parking on two sides is permitted on a roadway 36 feet or more in width
4) Vertical Clearance - Fire access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. If trees are located adjacent to the fire access roadway, place a note on the plans stating that all vegetation overhanging the fire access roadway shall be maintained to provide a clear height of 13 feet 6 inches at all times. 6) Fire Apparatus Access Road Grade - The grade for access roads shall not exceed 15%. Cross -slope shall not be greater than 2.5% for paved access roadways. 7) Inside and Outside Turning Radii - The inside turning radius for an access road shall be 17 feet or greater. The outside turning radius for an access road shall be 38 feet or greater. As fire apparatus are unable to negotiate tight "S" curves, a 56 -foot straight leg must be provided between these types of compound turns or the radii and/or road width must be increased accordingly.
8) Dead-end Access Roadways - Dead-end roadways in excess of 150 feet shall be designed and constructed with approved turnarounds or hammerheads. Turnarounds shall meet the turning radius requirements identified above. The minimum cul-de-sac radius is 38 feet with no parking allowed.

Obstructions to Emergency Vehicle Access

66. Existing or proposed gates and barriers crossing fire apparatus access roadways must be shown on the plans. Information such as the location, type of gate (e.g., swinging, Planning Commission Staff Report AGENDA ITEM#
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sliding), dimensions, type of construction, and method of operation (manual, electric) must also be provided. Note or identify the following:

A) Clear Width — Gated openings for egress and ingress of vehicles shall not be less than 24 feet clear width. Gates serving a single direction of travel shall not be less than 12 feet clear width. The vertical clearance shall not be less than 13 feet 6 inches, including landscaping and/or trees. This reduction in width is applicable only to the area immediately adjacent to the guardhouse or gate. Roads leading up to and beyond the guard house or gate shall meet standard fire lane width requirements.

B) Turning Radii - The minimum inside turning radius is 17 feet with an outside radius of 38 feet for both the exterior and the interior approach to the gate.

C) Setbacks from the Street - Gates and barriers shall be located a minimum of 56 feet from any public roadway.

D) Setbacks from First Interior Turn - A 27 -foot minimum unobstructed setback is required from a gate to the first turn to allow emergency apparatus clearance.

E) Manually Operated Gate and Barrier Design - Typical gate designs may include sliding gates, swinging gates or arms, or guard posts with a chain traversing the opening.

F) Electrically Operated Gates and Barriers:

In the event of loss of power to the gate operating mechanism, it shall be manually operated without any other actions, knowledge, or manipulation of the operating mechanism being necessary and without the use of battery back-up power. If the gate cannot be opened manually, a secondary source of reliable power by means of an emergency generator or a capacitor with enough reserve to automatically, immediately, and completely open the gate upon loss of primary power shall be provided for fail -open operation. In the event of mechanical failure, gates shall remain locked in the open position until full operation has been restored.

Access to Structures

67. Hose pull —The hose pull distance is set at 150 feet due to a variety of factors, including standard hose lengths, weight of equipment, hydraulic properties, and accepted operational procedures.

1. Hose pull is measured along a path that simulates the route a firefighter may take to access all portions of the exterior of a structure from the nearest public road or fire lane. All obstructions such as fences, planters, vegetation, topography, parked cars, and other structures must be considered when determining whether a building is accessible from a particular location on the Planning Commission Staff Report AGENDA ITEM#
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fire access roadway. Hose pull measurements shall begin at the edge of the roadway or fire apparatus access road.

Requirements for Residential Tract Developments

68. The following requirements apply to all new residential tract developments with one and two-family homes and multi -family projects.

A) Number of access points
1) A minimum of two vehicle access and egress points are required for any development containing 150 or more single family dwellings and/ or 200 multifamily dwelling units, or when the distance to an access point is more than 1,320 feet. 2) Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses.

B) Cul-de-sacs.
1) Any street that is a required fire lane and greater than 150 feet in length shall be provided with a 38 -foot minimum turning radius or other approved turnaround within 150' of the end of the fire lane.
2) The cul-de-sac "bulb" (the portion at the dead-end of the cul-de-sac street which is wider than the cul-de-sac "neck" leading to it shall be identified as a fire lane with red curbs or "Fire Lane —No Parking" signs. Fire lane markings may be omitted from the bulb if one or more of the following applies:
a. A three-point turn may be made within 150' of the end of the cul-de-sac with all areas along the curb assumed to be occupied by parked vehicles.

Auto -Turn software or other approved methods shall be used to demonstrate this unless a standard hammerhead turnaround template is used.
b. The length of the cul-de-sac street, including any driveway or spur road accessed from the bulb that is a required fire lane, is not more than 150 feet.
c. The radius of the cul-de-sac is at least 46 feet; or 3) Cul-de-sacs longer than 150 feet that are required to be designated as fire lanes may contain a center island provided that:
a. A minimum 28 -foot -wide drive lane with an adequate inside turning radius is provided around the island, and
b. Island landscaping will not intrude into the drive lane, and Planning Commission Staff Report AGENDA ITEM#
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c. The island is designated a no parking area with red curbs or fire lane signs
Hydrant and Fire Flow Requirements

69.A) Water Availability — To facilitate the review process and avoid unnecessary delays in project approval, applicants are required to submit data sheets from a water purveyor providing water availability information must be no older than twelve months.

B) Hydrant Location — Hydrants shall be provided at street intersections, along required fire apparatus access roads, and adjacent to public streets in the quantities and up to the maximum distances prescribed in CFC Appendix C Table C105.1. 1) Hydrants, fire department connections, exterior fire protection system control valves, or any other exterior fire protection system components that may require immediate access shall be located where they will not be visually or operationally obstructed (behind fences or walls, in bushes, behind parking spaces, etc.).

Three feet clear space shall be maintained around the circumference of fire hydrants.

Adverse Impacts

70. 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.

Access

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

Water

72. 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.

Planning Commission Staff Report AGENDA ITEM#
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CITY ATTORNEY — PRIOR TO THE ISSUANCE OF BUILDING PERMITS THE FOLLOWING CONDITIONS SHALL BE SATISFIED:

73.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.

74. 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.

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

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

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

78. 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 Planning Commission Staff Report AGENDA ITEM#
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and neighboring areas and respects the harmonious relationship with existing and adjoining developments. Due regard for preservation of each feature and its intended irrigation with surrounding landscaping, buildings, structures, screening and signs is required. All features must be maintained in a manner commonly accepted by professionals who are experts in the care and preservation of each particular type of feature. A covenant to assure continued maintenance of on -site and off -site required landscaping and integrated architectural features by the current and 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.

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PRELIMINARY PLAN CASE NO. PDP24-0003
Pursuant to Section 17.42.060 (Findings and decision) for Preliminary Development Plans, the review authority may approve a development plan permit, only if all of the following findings are made:

A. The proposed development is:

1. Allowed within the respective zoning district, because the proposed project is a multifamily project in a residential zone and identified in the City's Housing Element. The PDP is consistent with and will implement the intent of the Affordable Housing Overlay (AHO) and High Density Residential (R -H) Zoning District.

2. Generally, in compliance with all of the applicable provisions of Title 17 of the City's 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 was developed pursuant to and in accordance with the applicable provisions of Title 17 of the City's Municipal Code.

3. Consistent with the general plan, because development of the site will be consistent to the development standards that are set forth by the proposed project in accordance with the AHO while also addressing and complying with General Plan policies. The project also implements the City's certified 6t" Cycle Housing Element as part of the General Plan.

4. The proposed project would produce a comprehensive development incorporating a more enhanced environment and architectural excellence (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, increased amounts of landscaping and open space, improved solutions to the design and placement of parking facilities, etc.) than would normally be possible under more standard district development requirements, because the applicant has created a PDP which caters to the property for the purpose of developing a high quality affordable housing apartment complex project with amenities. Under the provisions of the AHO, the applicant is able to provide the framework for architectural design and high -quality site improvement that is appropriate for the site.

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 will be developed in accordance to the R -H Zoning District and AHO. The project is found to be appropriate for the site with a maximum of 120 units.

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6. The design, location, and proposed uses would be compatible with the character of existing development in the surrounding neighborhood, because the project (maximum of 120 units), as conditioned, meets the proposed standards for the project under the AHO and Zoning Ordinance requirements for lot coverage, setbacks, height limitations, and landscaping as described in this staff report.

7. The subject site is physically suitable for the type and density/intensity of development being proposed, because the project meets the requirements of the R -H zone & Affordable Housing Overlay per the municipal code and Housing Element of the General Plan. In addition, the applicant shall comply with the recommendations of the adopted Mitigated Negative Declaration.

8. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA); as the project is considered infill on a vacant pad site within and existing commercial center and there would be no potential significant negative effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless findings are made in compliance with CEQA. A Mitigated Negative Declaration (SCH# 2024090575) was prepared based on Environmental Case No. EA24-0008 pursuant to the California Environmental Quality Act Section 15074. Environmental impacts will be less than significant with implementation of the project's mitigation measures.

Planning Commission Staff Report AGENDA ITEM#
1-902

ATTACHMENT 11
ff;2 CITY OF RANCHO MIRAGE

PLANNING COMMISSION MEETING
THURSDAY, NOVEMBER 14, 2024 - 2:00 P.M.

DRAFT MINUTES
Meeting Location:

City of Rancho Mirage
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 Curran.
b) Roll Call: Agostini, Curran, Grey — Present.

Absent: Bryant, Chanter.

MOVED/SECONDED BY AGOSTINI/CURRAN TO EXCUSE VICE CHAIR CHANTER'S AND COMMISSIONER BRYANT'S ABSENCE. MOTION CARRIED 3/0.

COMMISSIONER COMMENTS
Commissioner Curran thanked staff for their dedication and continued support to the Commission.

Chair Agostini concurred with Commissioner Curran and acknowledged the time and effort the staff put into the agenda packet.

NON -AGENDA PUBLIC COMMENTS — None.

APPROVAL OF MINUTES — September 26, 2024 Regular Meeting.

Public Comments — None.

MOVED/SECONDED BY CURRAN/GREY TO APPROVE THE SEPTEMBER 26, 2024, REGULAR MEETING MINUTES AS PRESENTED. MOTION CARRIED 3/0.

PUBLIC HEARING
1 Crossings at Peterson Road — Environmental Assessment Case No. EA24-0008 and Preliminary Development Plan Case No. PDP24-0003— Applicant: Blieu Companies, LLC.

Consideration of an affordable housing development consisting of up to 120 units. The land use and zoning designation for the project site is currently Residential High Density (R -H) with an Affordable Housing Overlay (AHO). The AHO designation allows 28 dwelling units per acre and the applicant is proposing an approximate density of 10 dwelling units per acre. The subject property is located at 39360 Peterson Road (APN: 689-180-012). 11/14/2024 Regular Planning Commission Meeting Minutes

A. Consider the recommendation for the Planning Commission to adopt Resolution No. 2024 -PC -(Next -in -Order), recommending that the City Council take the following actions:
1) Adopt Resolution No. 2024 -(Next -in -Order), approving and adopting the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH#2024090575) for the Proposed Project based on Environmental Assessment Case No. EA24-0008; and
2) Adopt Resolution No. 2024 -(Next -in -Order), approving Preliminary Development Plan Case No. PDP24-0003.

Pilar Flotterud, Senior Planner, presented the staff report.

Public Comments
Mark Bigley, Blieu Companies, LLC (applicant), presented the organization's mission and commitment to affordable housing. He explained the design concept, vision and the planned community amenities for the development. Mr. Bigley highlighted the design team's efforts, particularly the architect, who studied the surrounding community to ensure the project would blend in with the area. He discussed leasing operations.

Kay Williams, resident of Rancho Mirage, commented that she had the pleasure of meeting with the developer when the project was first introduced. She noted that neighbors in the area came together with the developers to review the initial plans and provided input, and she was pleased to see that some of their suggestions were taken into consideration. Williams mentioned that a few neighbors raised concerns related to landscaping and inquired if the development's resident services would be open to non-residents, which could increase traffic on Peterson Road. Ms. Williams noted additional red -curbing may be needed.

Dave Thompkins, a resident of Rancho Mirage, asked about project setbacks and walls.

Sandra Hodaya, a resident of Blue Skies Village, asked if there was already a waitlist in place to fill the units in the development. She also expressed curiosity about the inclusion of three -bedroom units for homeless Veterans, questioning whether such accommodations were necessary for that population.

Mr. Bigley addressed the questions by clarifying that while there was a Veteran preference for development, there would not be a homelessness component. Veterans, as heads of households, would be given priority on the waitlist based off their qualifying incomes levels, which for this project would not include those at risk of homelessness. In response to Ms. Williams' comment regarding services, the applicant assured that no outside individuals would be brought onto the site for services, understanding the traffic concerns and recognizing that this would not be a practical aspect of the development. Mr. Bigley added that the north and south walls would remain as they were, and there were no plans to demolish the north wall.

Ms. Flotterud addressed the setback questions.
11/14/2024 Regular Planning Commission Meeting Minutes

Commissioner Comments
Commissioner Grey commended the applicant and staff for their collaborative efforts on a well - prepared presentation and project. He emphasized the importance of affordable housing as both a state mandate and a community necessity, seeing this project as a positive contribution. He noted initial concerns about the project's density compared to similar developments but acknowledged staff's explanation regarding the influence of financing and Coachella Valley Water District setback requirements. Commissioner Grey expressed a desire for more projects that maximize site usage while addressing neighborhood concerns. He concluded by acknowledging the significant effort made to address community feedback and praised the team on a successful outcome.

Commissioner Curran applauded the project's design, highlighting its alignment with the community, thoughtful green spaces, and amenities that foster pride and care among residents. He recognized the challenge of meeting setback restrictions and praised the applicant's efforts. Drawing from his professional experience, he stressed the importance of affordable housing near employment and transit hubs to support both residents and local businesses. Commissioner Curran commended the layout for providing adequate buffers, emphasized the importance of on -site management and social services, and congratulated the team on a well -executed development.

Chair Agostini echoed the positive sentiments, emphasizing the value of a developer willing to work collaboratively with the community. He noted that initial concerns had been effectively addressed, leading to minimal public opposition and substantial community support. He commended the project's design and thoughtful amenities, and expressed confidence in the benefits for future residents.

Isaiah Hagerman, City Manager, addressed a question regarding the red curb and right -turn lane off Highway 111, clarifying it as a city-wide issue rather than the applicant's responsibility. He explained that a broader traffic improvement plan was being developed by the Public Works Department. This would include a traffic engineer's assessment and striping recommendations. He assured the Commission that the City was prioritizing safe and functional traffic management as part of an overall street improvement initiative.

MOVED/SECONDED BY GREY/CURRAN TO ADOPT RESOLUTION NO. 2024 -PC -07, RECOMMENDING THAT THE CITY COUNCIL TAKE THE FOLLOWING ACTIONS:

A. ADOPT RESOLUTION NO. 2024 -(NEXT -IN -ORDER), APPROVING AND ADOPTING THE

MITIGATION MONITORING AND REPORTING PROGRAM AND MITIGATED NEGATIVE DECLARATION (SCH#2024090575) FOR THE PROPOSED PROJECT BASED ON ENVIRONMENTAL ASSESSMENT CASE NO. EA24-0008; AND
B. ADOPT RESOLUTION NO. 2024 -(NEXT -IN -ORDER), APPROVING PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP24-0003.

MOTION CARRIED 3/0.

2. Minor Conditional Use Permit Case No. CUP24-0004 - Applicant: Paul Boschetto.

Consideration to approve four (4) freestanding light fixtures at a height of 16 feet on an existing sports court. The subject property is located at 40555 Sand Dune Road (APN: 684-050-008).

A. Consider the filing of Notice of Exemption pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15301 Class 1 (Existing Facilities); and 11/14/2024 Regular Planning Commission Meeting Minutes
P e3of5

B. Consider approval of Minor Conditional Use Permit Case No. CUP24-0004, subject to the Conditions of Approval and based on the content and Findings in the staff report.

Lezlee Perez, Assistant Planner, presented the staff report.

Public Comments
Cecilia Stratton, applicant representative, explained that the project was in the process of a remodel when the client requested to install the light fixtures on the existing tennis court.

Gina Center, a resident of Rancho Mirage, shared that her property was located in the neighboring community, Sunrise Country Club. She asked if the sports court would remain a tennis court or include other uses. In addition, she inquired about lighting times and brightness.

Mrs. Perez responded that the tennis court was existing, and the proposal would not change the use.

She explained that lighting was not permitted after 10:00 PM per the Conditions of Approval.

Additionally, she explained that staff reviewed a photometrics plan that showed no light spillage on the adjacent properties and the light fixtures would be shielded.

Ms. Stratton explained that the court lights would be scheduled to shut off at 10:00 PM as part of an automated system.

Ms. Center asked to clarify the process if the applicant decided to convert the existing tennis court into a pickleball court.

Majna Dukic, Director of Development Services, clarified any alteration to the existing court would have to go through the Planning Division for review.

Commissioner Comments
Commissioner Grey commented that the plans appeared to be well thought out and that the time restrictions were appropriate.

Commissioner Curan stated the light fixtures met the municipal code requirements.

Chair Agostini added that the outdoor amenities were one of the reasons people choose to live in the desert and he did not see an issue with the project.

MOVED/SECONDED BY CURRAN/GREY TO:

A. APPROVE THE FILING OF NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES SECTION 15301 CLASS 1 (EXISTING FACILITIES); AND
B. APPROVE MINOR CONDITIONAL USE PERMIT CASE NO. CUP24-0004, SUBJECT TO

THE CONDITIONS OF APPROVAL AND BASED ON THE CONTENT AND FINDINGS IN THE STAFF REPORT.

MOTION CARRIED 3/0.
11/14/2024 Regular Planning Commission Meeting Minutes
-9
P e4of5

ADJOURNMENT
With no further business to consider, the Planning Commission meeting was adjourned at 2:47 P.M.

Prepared by: Deanna Mendoza Development Services Technician Date Approved by Planning Commission:
11/14/2024 Regular Planning Commission Meeting Minutes
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left

ZONING AND LAND USE REQUIREMENTS

PARKING REQUIREMENTS

PROJECT INFORMATION
PETERSON ROAD ATTACHMENT 12
39360 PETERSON RD, RANCHO MIRAGE, CA 92270

PROJECT SUMMARY
PETERSON RD IS A 116 -UNIT, 100% AFFORDABLE, PUBLICLY FUNDED HOUSING PROJECT LOCATED ON A 11.327 -ACRE SITE IN RANCHO MIRAGE, CA. THE PROJECT FEATURES 16NEW TYPE VA BUILDINGS, CONSISTING OF THREE 1 -STORY AND THIRTEEN 2 -STORY RESIDENTIAL BUILDINGS WITH ON -GRADE PARKING. THE UNIT MIX INCLUDES 1,:2, AND 3 -BEDROOM UNITS. THE PROJECT

ALSO INCLUDES A CLUBHOUSE THAT PROVIDES RESIDENTS WITH AMENITY SPACES, A LAUNDRY ROOM, A MAILROOM, AND LEASING AND MANAGEMENT OFFICES IN A 1 -STORY TYPE VB BUILDING.

PROJECT ADDRESS: 39360 PETERSON RD
RANCHO MIRAGE, CA 92270
APN: 669-180.012
SITE AREA 11.327 ACRES (493,404 SQ.FT)

LAND USEJZONING HIGH DENSITY RESIDENTIAL (R -H) &
AFFORDABLE HOUSING OVERLAY (AH0)
CONSTRUCTION:

OCCUPANCY:

TYPE VA & TYPE VB (1 & 2 LEVELS ABOVE GRADE)
R-2: RESIDENTAIL
B : LEASING AND MANEGMENT OFFICE
A :COMMUNITY AREA
S : MAINTENANCE SHED
FIRE SPRINKLER: RESIDENTIAL BUILDINGS:

AMENITY BUILDING:

SETBACKS
PROPOSED FRONT:

PROPOSED SIDE:

SIDE STREET:

REAR:

ADDITIONAL REAR:

BUILDING SEPARATION:

BUILDING HEIGHT.

PROPOSED HEIGHT:

PROPOSED STORIES:
25' -IF
5'-0° FOR 1 -STORY
17'-0" FOR 2 -STORY
15'-0"
20'-0"
300'-0" (FLOOD PLANE SETBACK)
20'-0" MINIMUM

TOTAL LOT COVERAGE'
LOT AREA:

MAX, ALLOWABLE LOT COVERAGE:

PROPOSED LOT COVERAGE:

OPEN SPACE REQUIREMENTS.

REQUIRED OPEN SPACE:
`TCAC REQUIREMENT APPLY
NFPA 13R
NFPA 13R
ONE (1) & TWO (2) STORIES ABOVE GRADE
11,327 ACRES (493,404 SOFT)
35% (148,021 SOFT)

17.6% (88,773 SOFT)
PER TALLE IV -26 SECTION 19 SPECIFIC PLAN 100SF/UNIT
PRIVATE OUTDOOR LIVING SPACE;
REQUIRED PRIVATE OUTDOOR LIVING SPACE: PER R.M.M.C. - 300 SF INDOOR COMMON AREA:
2,850 SF (SEE SHEET A204)

MINIMUM SIZE OF DWELLING UNIT PER TCAC
1 BEDROOM: 450 SQ.FT MIN
2 BEDROOM: 700 SOFT MIN
3 BEDROOM: 900 SOFT MIN

PROPOSED SIZE OF DWELLING UNIT
1 BEDROOM: 800 SOFT
2 BEDROOM: 1,000 SOFT
3 BEDROOM: 1.200 SOFT

PENSITY CALCULATION,
PER AFFORDABLE HOUSING OVERLAY 28 DWELLING

UNITS PER GROSS ACRE
28 UNITS PER GROSS ACRE
28 UNIT x 11.32 ACRES = 316.96 OR 317 UNITS MAX.

DENSITY PROVIDED.

10.24 UNITS PER ACRE

10.24 UNIT x 11.32 = 116 UNITS
ENVIRONMENTAL ASSESSMENT CASE NO. EA24.0008
PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP24-0003

ZONING & TCAC REQUIREMENTS
DENSITY CALCULATION:

PER AFFORDABLE HOUSING OVERLAY 28 DWELLING UNITS PER GROSS ACRE 28' UNITS PER GROSS ACRE
28 UNIT x 11.32 ACRES = 316.96 OR 317 UNITS MAX
PENSITY PROVIDED.

10.24 UNITS PER ACRE

10.24 UNIT x 11.32 = 116 UNITS

TCAC REQUIREMENTS
TCAC / STATE DENSITY BONUS REQUIREMENTS.

1. 25 % MIN. OF LOW INCOME SHALL BE 3 -BEDROOM UNITS OR LARGER

2.450 SF MIN. FOR 1 BEDROOM -700 SF MIN. FOR 2 BEDROOM - 900 SF MIN. FOR 3 BEDROOM UNITS.

3. PLAY/RECREATIONAL FACILITIES: 500 SF FOR PROJECTS WITH 21 OR MORE UNITS.

PLUS 5 SF EACH ADDITIONAL UNIT OVER 100 UNITS.

4. COMMON AREA: 1,400 SF FOR PROJECTS FROM 61 TO 100 UNITS.

5. LAUNDRY FACILITIES WITH ONE WASHER/DRYER PER 10 UNITS MIN.

ACCESSIBLE MOBILITY UNIT REQUIREMENTS:

PER CBC 118. 5% MIN.

PER TCAC: 15% MIN. OF TOTAL UNIT COUNT
ACCESSIBLE COMMUNICATION UNIT REQUIREMENTS:

PER CBC 11B: 2%MIN.

PER TCAC: 10% MIN. OF TOTAL UNIT COUNT

UNIT COUNT & MIX

UNIT MIX SUMMARY
Name
COUNT
UNIT MIX%
1BR
38 33%
2BR
39 34%
3BR
39 34%
Grand total 116
REQUIRED MOBILITY UNITS PER TCAC:
15% OF 116 UNITS= 17.4 OR10 UNITS MIN. TO
COMPLY WITH CBC 11B MOBILITY UNIT
REQUIREMENT.
f6ggUIRED COMMUNICATION UNITS PER TCAC'
10% OF 116 UNITS =11.6 OR 12 UNITS MIN. TO
COMPLY WITH CBC 11B COMMUNICATION UNIT
REQUIREMENT.

OPEN SPACE REQUIREMENTS

VICINITY MAP
t.0
OPEN SPACE ALLOWED BY RANCHO MIRAGE MUNICIPAL CODE:

PER R.M.M.C. NO OPEN SPACE REQUIREMENT AVAILABLE
PER TCAC REQUIREMENTS.

PLAY/RECREATIONAL AREA FOR CHILDREN AGES 2-12 YEARS. MINIMUM SOFT IS 600 SOFT, PROJECTS WITH MORE THAN 100 UNITS SHALL INCREASE BY 5 SO FOR EACH ADDITIONAL UNIT OPEN SPACE CALCULATION;
600 SOFT MIN. + (16 UNITS x 5 SQ.FT) = 880 SOFT

LOT COVERAGE REQUIREMENT
LOT COVERAGE PER BY RANCHO MIRAGE MUNICIPAL CODE•
LOT COVERAGE PERCENTAGE: 30% MAXIMUM
LOT COVERAGE CALCULATIONS:

BUILDING COVERAGE / SITE AREA = LOT COVERAGE PERCENTAGE 77,521 SOFT / 493,404 SOFT. = 15.7%
PARKING REQUIREMENT HIGH DENSITY RESIDENTIAL ZONING.

REQUIRED PARKING PER RANCHO MIRAGE MUNICIPAL CODE 17.26.050 TABLE 3-8 1 COVERED SPACE FOR EACH UNIT, PLUS 1 OFF-STREET GUEST SPACE FOR EACH 2 UNITS. 2 COVERED SPACE FOR 2 BEDROOM OR MORE, PLUS I OFF-STREET GUEST SPACE FOR EACH 2 UNITS.

REQUIRED PARKING PER RANCHO MIRAGE MUNICIPAL CODE:
1 COVERED STALL PER UNIT: 38 COVERED STALLS
2 COVERDED STALL PER 2 & 3 BEDROOM' 155 COVERED STALLS
TOTAL COVERED STALLS: 194 COVERED STALLS
1 GUEST STALL FOR EACH 2 UNITS
116 UNITS / 2 COVERED STAI L:

TOTAL REQUIRED STALLS
58 GUEST STAI I
252 PARKING STALLS
PROPOSED PARKING STALLS: 271 PARKING STALLS,
(INCLUDES 144 COVERED STALLS)
ACCESSIBLE PARKING REQUIREMENTS:

PER CBC 11B-208.2.3.1:

WHERE AT LEAST ONE PARKING SPACE IS PROVIDED FOR EACH RESIDENTIAL DWELLING UNIT, AT LEAST ONE PARKING SPACE COMPLYING WITH SECTION 119-502 SHALL BE PROVIDED FOR

EACH RESIDENTIAL UNIT REQUIRED TO PROVIDED MOBILITY FEATURES COMPLYING WITH SECTIONS 115-809.2 THROUGH 118-609.4.

PER CBC 118-208.2.3.2:

WHERE THE TOTAL NUMBER OF PARKING SPACES PROVIDED FOR EACH RESIDENTIAL DWELLING UNIT EXCEEDS ONE PARKING SPACE PER RESIDENTIAL DWELLING UNIT, 2 PERCENT, BUT NO FEWER THAN ONE SPACE. OF ALL THE PARKING SPACES NOT COVERED BY CBC 11B-208.2.3.1 SHALL COMPLY WITH 11B-502.

ACCESSIBLE PARKING PROVIDED:
18 MOBILITY UNITS = 18 ACCESSIBLE STALLS
271 - 18 MOBILITY = 253 STALL x 2%= 5.06 STALLS= 8 ADA STALLS 24 ACCESSIBLE STALLS REQUIRED (INCLUDING 3 VAN ACCESSIBLE STALLS) 24 ACCESSIBLE STALL PROVIDED
EV PARKING REQUIREMENTS:

PER CALIFORNIA GREEN BUILDING CODE. SECTION 4.108.4.2.2, (1) 10% OF TOTAL PARKING SHALL BE EV CAPABLE (FUTURE LEVEL 2 EVSE), (2) 25% OF TOTAL PARKING SHALL BE EV READY EQUIPPED WITH LOW POWER LEVEL 2 EV CHARGING RECEPTACLES, AND (3) 5% OF TOTAL PARKING SHALL BE EQUIPPED WITH EV CHARGERS (LEVEL 2 EVSE).

PER CGBS 4.106.4.2, NOTE 3:

A PARKING SPACE SERVED BY ELECTRIC VEHICLE SUPPLY EQUIPMENT OR DESIGNED AS

FUTURE EV CHARGING SPACE SHALL COUNT AS AT LEAST ONE STANDARD AUTOMOBILE

PARKING SPACE FOR THE PURPOSE OF COMPLYING WITH ANY APPLICABLE MINIMUM PARKING

SPACE REQUIREMENTS ESTABLISHED BY LOCAL JURISDICTIONS

PARKING SCHEDULE

PARKING TYPE
COUNT

ACCESIBLE STANDARD
21 ACCESIBLE VAN
3 STANDARD PARKING
247
Grand total
271
2022 CALGREEN EV PARKING REQUIREMENTS:

TYPE

EV CAPABLE'

EV READY,

REQUIREMENTS
10% OF PARKING SPACES
25% OF PARKING SPACES
5% PARKING SPACES

REQUIRED H

27.2 68
TOTAL EV STALL:
108.5

PROPOSED B
28 68
14 110
I =WALL PROVIDE ELECTRICAL PANEL SPACE. EMPTY CONDUIT INO WIRE). AND A TERMINATION SOX FOR FUTURE IOOV. 400 xv FREADY FULLY WIRED AND READY TO USE zOBRTSV CA ON CHARGING STATION.

ITV P.N.nr aPULLYWIRED AND READY TO USE 20erzaov.40A STANDALONE CHARGERS AT LEAST I SHALL RE LOCArrb MOINE COMMON

USE PARKING PRES

SHEET INDEX

DO -GENERAL
A000
A001
A002
A003
A011
01 -CIVIL
C-001
C-002
C-003
C-004
C-005
03 -ARCHITECTURAL
A100
A101
A20)
A202
A203
A204
A205
A301
A302
A303
A354
A305
A306
A400
A401
A402
A403
A404
A405

COVER SHEET

NEIGHBORHOOD CONTEXT

EXISITING SITE PHOTO

RENDERINGS

OPEN SPACE

PLOT PLAN
CONCEPTUAL GRADING & DRAINAGE PLAN 1 OF 2
CONCEPTUAL GRADING & DRAINAGE PLAN 2 OF 2

CONCEPTUAL UTILITY PLAN

TRUCK TURN DIAGRAM

SITE PLAN

SITE ROOF PLAN
ENLARGED FLOOR PLAN & ROOF PLAN -1 STORY
ENLARGED PLAN -2 STORY
ENLARGED ROOF PLAN -2 STORY

ENLARGED PLAN -COMMUNITY BUILDING & LAUNDRY

ENLARGED ROOF PLAN -COMMUNITY BUILDING & LAUNDRY
BUILDING ELEVATIONS - 1 STORY
BUILDING ELEVATIONS - 2 STORY OPTION 1
BUILDING ELEVATIONS - 2 STORY OPTION 2

BUILDING ELEVATIONS - COMMUNITY BUILDING

BUILDING ELEVATIONS - LAUNDRY/MAINTENANCE

BUILDING ELEVATIONS- GARDEN SHED & TRASH ENCLOSURE

SITE SECTION

VIEWSHED A- SOUTH

VIEWSHED B - NORTH

VIEWSHED C - EAST

VIEWSHED D - WEST

MATERIAL BOARD
4 -LANDSCAPE
L-001
L-101
L-102
L-103
L-201
L-202
L-203
L-204
05 -LIGHTING
EP1
EP1.1
EP1.2
EP3

TITLE SHEET

CONCEPTUAL LANDSCAPE CONSTRUCTION PLAN
FENCE. WALL. AND GATE TYPICALS

ENLARGEMENTS & SITE ELEMENTS

PRELIMINARY PLANTING PLAN

CONCEPTUAL PLANTING PLAN

CONCEPTUAL PLANTING PLAN

CONCEPTUAL PLANTING PLAN

PHOTOMETRIC SITE PLAN

PHOTOMETRIC SITE PLAN

PHOTOMETRIC SITE PLAN
SITE LIGHTING CUT SHEETS.

PROJECT TEAM

BIKE PARKING REQUIREMENT
LONG-TERM: 5% SECURE BICYCLE PARKING FOR FIVE PERCENT OF MOTORIZED VEHICLE

PARKING CAPACITY
SHORT-TERM: 5% FOR FIVE PERCENT OF VISITOR MOTORIZED VEHICLE PARKING CAPACITY

DEVELOPER
A0742 RANCHO MIRAGE L.P
2000 E. FOURTH STREET, SUITE 205
SANTA ANA, CA 92705
CONTACT: MARK BIGLEY

VICE PRESIDENT
714.323.4006
[email protected]

ARCHITECT
STUDIO T-SQ 2, INC.
115 PINE AVE, SUITE 425
LONG BEACH. CA 90802
CONTACT: CHRIS BYSTEDT,

PRINCIPAL
714.457,6413
CBYSTEDT@STUDIO-SO COM
CIVIL

RICK ENGINEERING
1770 IOWA AVE, STE 100,
RIVERSIDE CA 92507
CONTACT: RICHARD C O'NEIL

ASSOCIATE PRINCIPAL
951.782.0707

LANDSCAPE

RICK ENGINEERING
1770 IOWA AVE, STE 100,
RIVERSIDE CA 92507
CONTACT: PATRICIA TRAUTH

PRINCIPAL
819.291 0707
[email protected]

LIGHTING

CANDELA ENGINEERING
27201 CALLE JUANITA,
DANA POINT, CA 92624
CONTACT: DON DIDOMIZIO

PRINCIPAL
949.201.1333
DON@CAN DELAENG INEERING.COM
STUDIO

T SQUARE
Architecture
Planning
Urban Design
1970 Broadway, Suite 615
Oakland, California 94612
(510) 451 -2850

IDUSITOCUMENII CONTAINS INFORMATION
r-Sn INC, AND IS FURNISHED
ry CONFIDD NCE FORRTHE LIMITED PURPOSE OE
IN
OR REVIEW. THIS DOCUMENT OR ns

CONTENTS ISAT NOT BE USED FON MT COMER

REPRODUCED OR

PURPOSE TO OTHERS W IRITNOUTTHE PRIOR WRITTEN
CONSENT OF STUDIO MOD. INC. ALL RIGHTS
RESERVED, COPYRIGHT 2018,

PETERSON ROAD
39360 PETERSON RD, RANCHO MIRAGE, CA 92270

BLIEU COMPANIES
BLIt

A SENSE OF PLACE
Sheet Title:

COVER SHEET
Job No. 23050A
Date: 06/05/2024
Scale:

Drawn By: Author
Sheet No:
oki)(261318

LEGEND
i
a

HIGH DENSITY RESIDENTIAL &

AFFORDABLE HOUSING OVERLAY

MEDIUM DENSITY

VERY LOW DENSITY

GENERAL COMMERCIAL

RESIDENTIAL ESTATE

MOBILE HOME PARK

FLOODWAYS AND DRAINAGE CHANNELS

PRIVATE OPEN SPACE

BUS STOP
111
STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
1970 Broadway, Suite 615
: Oakland, California 94612
: (510) 451 - 2850

DOCUMENTTHIS PROPRIETARY STUDIO T INFORMATION
�. AND IS FURNISHED
N CONFIDENCE FOR THE LIMITED PURPOSE of
ATION OR REVIEW. THIS DOCUMENT OR CONTENTS MAT NOT REUSED F ITS

FOR OTHER

PURPOSE

D MAT NOT DE REPROOUCED OR

CONSENT OF
I STUD°TO OTHERS WITHOUT THE PRIOR WRITTEN
G.. INC. ALL RIGHTS

RESERVED, COPYRIGHT AIR

PETERSON ROAD
39360 PETERSON RD, RANCHO MIRAGE, CA 92270

BLIEU COMPANIES
BLIEU

A SENSE OF PLACE
Sheet Title:

NEIGHBORHOOD

CONTEXT
Job No. 23050A
Date: 06/05/2024
Scale:

Drawn By: Author
Sheet No:

1. VIEW TO SOUTH ON PETERSON RD

2. VIEW TO EAST OF PROJECT SITE

3. VIEW TO NORTH ON PETERSON RD

4. VIEW ON PETERSON RD & DESERT COVE AVE
111
STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
1970 Broadway, Suite 615
Oakland, California 94612
(510) 451 - 2850

HE USED FOR NIT OTHER
DISCLOSE, TO 044';:111%7TTEWHZ,VIERIEN
CONSENT OF 5,010 TRO. NO. EEL RIGHTS
RESERVE, COPYRIGHT 2018

PETERSON ROAD
39360 PETERSON RD, RANCHO MIRAGE. CA 92270

BLIEU COMPANIES
BLIEU

A SENSE OF PLACE
Sheet Title:

EXISITING SITE
PHOTO
Job No. 23050A
Date: 06105/2024
Scale:

Drawn By: Author
Sheet No:

5. VIEW ON JUNIPER LN

6. VIEW ON TRAVELODGE LN

7. VIEW WEST OF PROJECT SITE

8. VIEW OF BUTLER-ABRAMS TRAIL
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1 STORY
2 STORY
STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
1970 Broadway, Suite 615
Oakland, California 94612
(510) 451 - 2850

THIS DOCUMENT CONTAINS INFORMATION
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IN CONFIDENCE FOR THE UNITE° PURPOSE OF
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RESERVED. COPYRIGNT.NIS.

PETERSON ROAD
39360 PETERSON RD. RANCHO MIRAGE, CA 92270

BLIEU COMPANIES
BLIEU

A SENSE OF PLACE
Sheet Title:

RENDERINGS
Job No. 23050A
Date: 06/0512024
Scale:

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OPEN SPACE REQUIREMENTS

OPEN SPACE PER BY RANCHO MIRAGE MUNICIPAL CODE'
PER R.M.M.C. NO OPEN SPACE REQUIREMENT AVAILABLE

PRIVATE OUTDOOR LIVING SPACEPER BY RANCHO MIRAGE MUNICIPAL CODE' 300 SF (THIS STANDARD CAN BE REDUCED UP TO 25% PERCENT FOR AFFORDABLE UNITS)

PERTCAC REQUIREMENTS'
PLAY/RECREATIONAL AREA FOR CHILDREN AGES 2-12 YEARS. MINIMUM SOFT IS 600 SOFT, PROJECTS WITH MORE THAN 160 UNITS SHALL INCREASE BY 5 SQ FOR EACH ADDITIONAL UNIT

THE APPLICATION MUST DEMONSTRATE THE AVAILABILITY OF PLAY OR RECREATIONAL FACILITIES SUITABLE FOR CHILDREN AGES 13-17. SQUARE FOOTAGE OF A COMMUNITY BUILDING CANNOT BE INCLUDED FOR THE PLAY/RECREATIONAL AREA FOR CHILDREN AGES 13-17 UNLESS THAT SQUARE FOOTAGE IS ACCESSIBLE TO MINORS AT ALL TIMES BETWEEN 6 A.M. AND 10 P.M. EXCEPT WHEN THE AREA IS RESERVED FOR SERVICE AMENITIES OR SPECIAL EVENTS.

OPEN SPACE CALCULATION:
600 SQ.FT MIN. + (16 UNITS x 5 Sam= 680 SQ.FT
OPEN SPACE SO. FT.

Name Area

COMMON INDOOR SPACE
2,515 SF

OPEN SPACE
60,565 SF
Grand total 63,080 SF
LEVEL 1
1"=50'-0°
1 I
STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
: 1970 Broadway, Suite 615
Oakland, California 94612
: (510) 451 - 2850
THIS PROPRIETARY INFORMATION1fr CONTAINS
04 INC.NC FURNISHED
N CONFIDENCEF UNITE0 PURPOSE OF
EVALUATION OR REVIEW. TNIS DOCUMENT OR RS

CONTENTS MAY NOT FIE USED MIEN

PURPOSE ANONNW E F Y

DISCLOSED W AIRMEN
CONSENT OF RESERVED. COPYRIGHT RON,, DIO T.SCL. INC. ALL FLOWS

PETERSON ROAD
39360 PETERSON RD, RANCHO MIRAGE, CA 92270

BLIEU COMPANIES
BLIEU

A SENSE OF PLACE
Sheet Title:

OPEN SPACE
Job No. 23050A
Date: 06/05/2024
Scale: 1" = 50'-0"
Drawn By: Author
Sheet No:

VICINITY MAP
N.T.S.

EXIST. 18"

STORM DRAIN
EXIST.

ELECTRICAL

PROPOSED
WALL
EXIST.

TELEPHONE
689-160-030

PROJECT

BOUNDARY
6' SIDEWALK
EXIST. 8"
WATER
EXIST. B"
SEWER
50 25 0
BUILDING 1
TYPE A
PROP.
6' CURB
BUILDING 2
rOPE
268
BUILDING 11
TYPE B
BUILDING 3
1 IS
Sal
GRAPHIC SCALE: 1"=50
BUILDING 4
TYPE A
689-180-002
USPS
_ PARKING
SMOKING1AREA - TRASH
j' ENCLOSURE
150
TRASH

ENCLOSURE
OWNER:

A0742 RANCHO MIRAGE, L.P.
2000 E. FOURTH ST. SURE 205
SANTA ANA CA 92705-3907
CONTACT: JOHN BIGLEY
) FOAL DESCRIPTION:

REAL PROPERTY IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CAUFORNIA, DESCRIBED AS FOLLOWS:

THAT PORTION OF THE SOUTH 439.50 FEET OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 2, TOWNSHIP 5 SOUTH, RANGE 5 EAST, SAN BERNARDINO

BASE AND MERIDIAN, IN THE CITY OF RANCHO MIRAGE, ACCORDING TO THE OFFICIAL PLAT THEREOF. LYING WESTERLY OF THE WEST LINE OF THE COACHEUA VALLEY COUNTY WATER

DISTRICT STORM WATER CHANNEL AS CONDEMNED TO SAID DISTRICT BY FINAL ORDER OF CONDEMNATION, CERTIFICATE COPY OF WHICH WAS RECORDED JULY 18, 1963 AS INSTRUMENT NO. 75543 OF OFFICIAL RECORDS.

APR: 689-180-012
CIVIL ENGINEER:

RICK ENGINEERING COMPANY
1770 IOWA AVENUE, SUITE 100
RIVERSIDE, CA 92507
CONTACT: RICHARD O'NEILL
(951) 782-0707

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ARCHITECT:

STUDIO T SQUARE
115 PINE AVENUE, SUITE 425
LONG BEACH, CA 90802
CONTACT: CHRISTOPHER BYSTEDT
(562) 43B-3624
- _ - _ EXIST. WALL

PROTECT IN PLACE
PROP.
8" CURB
BUILDING 5
TYPE B
CAD

EASEMENT

PROJECT JT

BOUNDARY

RECREATION
CENTER

BUILDING SUMMARY
TYPE

NUMBER OF

BUILDINGS

NUMBER OF

UNITS/BEDROOMS

TOTAL NUMBER

UNITS/BEDROOMS

SF PER BLDG

TOTAL SF
BUILDING A (1 -STORY)
3 4 / 4
12 / 12
3,745 SF
11,235 SF
BUILDING B (2 -STORY)
13 8 / 17
104 / 221
10,660 SF
138,580 SF

RECREATION CENTER
1 N/A
N/A
2,&50 SF
2,850 SF

LAUNDRY
2 N/A
N/A
167 SF / 280 SF
447 SF

GARDEN SHED
1 N/A
N/A
314 SF
314 SF

PARKING SUMMARY
TYPE

RESIDENT
GUEST

REQUIRED

PROVIDED

REQUIRED

PROVIDED

STANDARD COVERED
164
125
-
-

ADA COVERED
18 18
-
-

EV COVERED
ID
"•
-
-

STANDARD UNCOVERED
-
51 48
71 ADA UNCOVERED
-
-
6 6

EV UNCOVERED
-
-
4 ••
TOTALS
194
194
58 77
689-180-0_07._
PROP. 8" WATER
PROP. B" WATER
N89'54.55
4" WEDGE CURB
BUILDING 7
TYPE R
0" CURB
PROP. 8" WATER
BUILDING 8
TYPE B
0" CURB
PROP.

STORM DRAIN'
PROP. 8" SEWER
39360 PETERSON ROAD

PLOT PLAN

PROJECT DESCRIPTION
MULTI HOUSING PROJECT CONSISTING OF 116
UNITS IN 16 BUILDINGS WON RECREATION CENTER,

LAUNDRY AND RECREATION AMENITIES REPLACING
EXISTING VACANT MOBILE HOME COMMUNITY.

JOT COVERAGE
LOT AREA 11.33 AC. / 493,090 SF

NON -POROUS SURFACE
BUILDINGS: 86,505 SF 18%
HARDSCAPE: 57,432 SF 12%
PARKING: 46,000 SF 9%
ROADS: 72,887 SF 15%

POROUS SURFACE
D.G.(CCAPACTED): 10,219 SF
BASIN: 14,129 SF
TURF: 19,271 SF
PA/D.G.: 187,147 SF
1047.06'
2%
3%
4%
38%
BENCHMARK:

VERTICAL DATA IS RAW 8B, BENCHMARK USED

FROM CRY OF RANCHO MIRAGE
DATA SHEET IRM 17
ELEVATION = 258.47 FEET
BASIS OF BEARINGS:

THE BASIS OF BEARINGS FOR THIS SURVEY IS
THE CALIFORNIA COORDINATE SYSTEM, NAD 83
(2010.00
EPOCH), ZONE 6, AS DETERMINED LOCALLY BY A

TIE BETWEEN CONTINUOUSLY OPERATING
REFERENCE STATIONS (COBS) "P600" AND '11584"
(LE. 5 8720'05" E)
PROP. CENTERUNE ' :PROP. 8" WATER
STREET _
Fl

E ACCESS LANE
TRASH

ENCLOSURE
PROP. 8" SEWER
BUILDING 16
TYPE B
4" WEDGE CURB
S S
„C„ STREET w __ PROP. CENTERLINE
BUILD N 15
TY;E18
PROP.

STORM DRAIN
N89'S4'SSIV 1212.38'=
�T IISCE EASEMENT -
JUNIPER LANE _ EXIST. WALL
-. PROTECT IN PLACE
689-210-00'

WILDING

4.56'

SIDEWALK
2% MAX

20.00' TO

BUILDING
"A" STREET ` 6" CURB & GUTTER
68'
N.T.S.

19.83'

21.83'
BUILDING 685 5 TEl
01 52
20%

SIDEWALK
6" CURB
2 Is'

PARKING
Ix
32'

DUNE AISLE
1B'

PARKING
"D" STREET
N.T.S.
8' 5 685
20-
V -
BUILDING 13
TYPE A

BUILDING
20%
-SIDEWALK
6" CURB
689-180-010

PROJECT BOUNDARY
PROP.

STORM DRAIN
LAUNDRY \

MAINTAINANCE
I I ,_a_1.;

MAINTENANCE

PARKING
PROP.
6" CURB
PROP. 8" WATER
'
SMOKING AREA •.

B.

GENERAL INFORMATION

1. ANN: 689-180-012-1

2. ADDRESS: 39360 PETERSON ROAD, RANCHO MIRAGE. CA

3. PISS: TSS, R53, SECTION 2 SW, SBBM

4. LOT SIZE: 11.33 ACRES

5. EXISTING LAND USE: MOBILE HOME PARK (VACANT)

6. ADJACENT LAND USE: RESIDENTIAL

7. EXISTING ZONING: MHP (10 DU/ACRE)

8. ADJACENT ZONING: OILY: R -E, E'RLY: OS -W, SKY:

MHP, WELT: C -G
PROPOSED LAND USE: MULTI -FAMILY RESIDENTIAL

10. PROPOSED ZONING: MHP
1 1. SETBACKS: FRONT 10', SIDE 5'. STREET SIDE 15', REAR 10'

12. FEMA ZONE DESIGNATION: ZONE X, 0.2% ANNUAL CHANCE

FLOOD HAZARD

13. AERIAL TOPE SOURCE: RICK ENGINEERING
/PICNIC
AREA

CAUFORNIA ELECTRIC POWER -'
L...� COMPANY EASEMENT
(UNDISCLOSED WIDTH)

PARKING DRIVE AISLE
15'

BUILDING
"B" STREET
EXIST. 15"
SEWER

14. PROPOSED WATER SERVICE: COACHELLA VALLEY WATER

DISTRICT

15. PROPOSED SEWER SERVCE: COACHELLA VALLEY WATER

DISTRICT

16. ALL UTILITIES SHALL BE UNDERGROUND:

GAS SOUTHERN CAUFORNIA GAS

ELECTRIC SOUTHERN CAUFORNIA EDISON

INTERNET/CABLE CHARTER SPECTRUM

TELEPHONE FRONTIER COMMUNICATIONS

17. SCHOOL DISTRICT: PALM SPRINGS UNIFIED
IB. ALL SLOPES SHALL BE CONSTRUCTED AT 2:1 MAXIMUM,

UNLESS OTHERWISE INDICATED
IN. ALL STREETS SHALL BE CONSTRUCTED PER CITY OF

RANCHO MIRAGE REQUIREMENTS

20. EASEMENTS SHALL BE GRANTED OVER ALL PRIVATE

STREETS FOR INGRESS AND EGRESS, EMERGENCY
VEHICULAR ACCESS. AND PUBUC UTILITY PURPOSES.
689-180-011
N89'54'55.11 273.43'

PRIMARY OVERFLOW STRUCTURE

BLOCK WALL
'S EXISTING 24"

STORM DRAIN

TIERED SEATING

WITH SHADE

STRUCTURE

18.5'
"B" STREET

3.11 _ 2% 2.0%
DOG
RUN
SECONDARY" -

OVERFLOW

STRUCTURE
PROP.

STORM DRAIN_

BUILDING

SIDEWALK
6" CURB

BUILDING BUILDING

SIDEWALK
0" CURB SIDEWALK
4" ROLLED CURB
"E" STREET
N.T.S. - EMECENCY ACCESS ONLY
951 .792.0707
Ocken9lnewInp.com
1770 IOWA AVENUE, SUITE 100
RIVERSIDE, CA 92307
EXIST. MANHOLE
& STUB -OUT

WESTERLY UNE OF COACHELLA

VALLEY WATER DISTRICT STORM

WATER CHANNEL
689-180-013
CyWD

EXISTING BUTLER

ABRAMS TRAIL
•

PROJECT BOUNDARY

GATE ACCESS

TO TRAIL W/

ELEC LOCK

OVERFLOW
PATH

PARKING
1%

12.83' TO

18.67'

13.17 5S
5x

21.1 2�
DRIVE AISLE PARKING _
20%
"C" STREET
N.T.S.
68'
18' 32' 18'

BUILDING

SIDEWALK
6" CURB

SIDEWALK

PARKING

DRIVE AISLE PARKING
1X
TO
F" STREET
N.T.S.

6. f

SIDEWALK
6" CURB
MARK
BY
MARK

REVISIONS
GIFT
APR
DATE
LEGEND
PROPERTY BOUNDARY:

RIGHT-OF-WAY:

STREET CENTERLINE:

LOT UNE:

EXISTING EASEMENT:

PROPOSED EASEMENT:

SECTION UNE:

EXISTING UTILITY:

PROPOSED UTILITY:

EXIST. MINOR CONTOUR
EXIST. MAJOR CONTOUR
A.C. PAVING (ROAD)
A.C. PAVING (PARKING)
PAVERS

DECOMPOSED GRANITE

WHITEWATER
RIVER
689-220-006
5\
2%
v
42 0'
P.C.C. PAVING

CONCRETE

GRASS AREA

COVERED PARKING
r f%
BASIN
R/W
V

PETERSON ROAD
N.T.S.

PROPOSED 6' SIDEWALK
EXISTING 6" CURB & GUTTER

CITY OF RANCHO MIRAGE
SHEET 1

PLOT PLAN
OF
39360 PETERSON ROAD - 41:3-
E1N

CROSSINGS ON PETERSON RD
LOCATED IN THE NE 1/1 OF THE SW I/4 OF SECTION 3, 7H5. R5E. SBBH * NOT INCLUDED IN COUNT, ONE 10k18PARKING STALL DEDICATED FOR USE BY MAJL/PACKAGE DELIVERY VEHICLES.

ONE 9'X18' PARKING STALL FOR MAINTENANCE VEH CLE.

PH EV COUNT SHOWN IS STALLS NOV CHARGERS ONLY AND DOES NOT INCLUDE EV CAPABLE OR EV READY STALLS. SEE ARCHITECT PLANS FOR THESE NUMBERS. EV LOCATIONS WILL BE PLACED IN STALLS SHOWN AS REQUIRED, RICK

VICINITY MAP
N.T.S.

PROJECT

BOUNDARY
UNDER
6'
36'
DEWAUF

BUILDING I
FE 253.97
PAD 253.30
W ILDING 2
PD X.80
FS-I{p 0.50% F
BUILDING 3
FF 254.47
PAD 253.80
BUILDING 4
FF 253.97
PAD 253,30
5' SIDEWALK
GRAPHIC SCALE: I"'=40
A@68EVIATIONS
AC. ASPHALTIC CONCRETE P.B.

AC. ACRE P.C.C.

B.M. BENCH MARK
C CENTER P.I.

C&G CURB & GUTTER P.P.

C.B. CATCH BASIN PL
C.F. CURB FACE PT.

CO CLEANOIN R.

C.Y. CUBIC YARDS R.C.P.

CL CENTER UNE R/W
CONC. CONCRETE REC.

C.F. CUBIC FEET SCE

0.G. DECOMPOSED GRANITE SCG
D/W DRIVEWAY S.D.

ELEV. ELEVATION S/W
EXIST EXISTING SEC.

F.H. FIRE HYDRANT SBB&M
F.L FLOW UNE
FT. FOOT/FEET STA.

INV. INVERT STD.

IS. UNEAR FEET STK.

LAT. LATERAL ONLY
M.H. MANHOLE T.C.

MAX. MAXIMUM TEL
MIN MINIMUM TYP.

N.T.S. NOT TO SCALE
NOTE

PIPED DRAINAGE SYSTEM AROUND BUILDINGS SHALL BE

DETAILED IN THE PRECISE GRADING PLAN

PULL BOX

POINT OF COMPOUND CURVATURE

OR PORTLAND CEMENT CONCRETE

POINT OF INTERSECTION

POWER POLE

PROPERTY LINE
POINT
RADIUS

REINFORCED CONCRETE PIPE

RIGHT OF WAY
RECORD

SOUTHERN CALIFORNIA EDISION

SOUTHERN CALIFORNIA GAS

STORM DRAIN

SIDEWALK

SECTION

SAN BERNARDINO BASE &

MERIDIAN

STATION

STANDARD
STAKE

SOUTHWESTERLY
TOP Of CURB

TELEPHONE

TYPICAL
N89'54'551V 1047.06'
LOIN 5
FF 253.20
PAD 25253
253.85

RECREATION
CENTER
FF 253.20
PAD 252.53
BULDNO 10
FF 253.20
PAD 252.53
689-180-002

PROJECT

BOUNDARY
5' SIDEWALK
•
40 20 0
40 80
120
252.90 TC
252.40 FS

EXISTING TOPOGRAPHY
252.22 TE
I.

PAD 251.93
FS

52.19 TC
BUI
FF 252.80
PAD 251.93
I4' SIDEWALK

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 689-180-007
751.0 TC
351.610 FSI,r
250.55 FL
0' CURB
FS
BILDNG 7
FF 252.70
PAD 252.03
0 CUIN
BULIMIC 8
PP U 252.03
•-25 .36 TC
"C" STREET
251.69 TC
39360 PETERSON ROAD

CONCEPTUAL GRADING AND DRAINAGE PLAN
250.61
N89154'5514 1212.38' --. - _-- -'- -

JUNIPER LANE

BLOCK WALL
-A-- -T' WIRE FENCE
-e- CHAIN UNK FENCE
--.- TOP OF SLOPE

TOE OF SLOPE

DIRECTION OF FLOW
ID SANITARY SEWER M.H. 9r• POLE & GUY ANCHOR (S GAS METER 66 STORM DRAIN M.H. V ELECTRICAL POLE o PULL BOX
TELEPHONE VAULT "1 TELEPHONE POLE a. STREET UGHT
FIL JOINT USE POLE a TRAFFIC SIGN a VALVE
O WATER METER a STREET NAME SIGN
g FIRE HYDRANT • MAIL BOX
04-e SANITARY SEWER CLEANOUT
r -I

EDGE OF PAVEMENT

BUILDING

UNDERGROUND STRUCTURE

OVERHANGING STRUCTURE

CITRUS TREE
▪ DECIDUOUS TREE
[' PAUL TREE

TREE STUMP

SHRUBBERY
-
689-180-008
CB 251.12

PROPOSED

STORM DRAIN

49.67 C

RO D CU
BUILDING 11
FF 252.39
PAD 251.72

13.11'
BUILDING 18
FF 2522.9
689-180-009
20X MAX GRADE
250.20 FS / r
. 2 FS 249.90 FS.
6' SIDEWALK

ROLLED CURB
4' SIDEWALK
25 .16 T S
247.36

PROJECT

BOUNDARY

EXISTING UNDERGROUND UTII ITIES

SANITARY SEWER

WATER UNE
STORM MINN 5o

GAS UNE

IRRIGATION UNE
A.C. PAVING (ROAD)
A.C. PAVING (PARKING)
PAVERS

DECOMPOSED GRANITE
6' CURB
6' CURB 1
O.SOE LP249.
48 PROPOSED

STORM DRAIN
BU ' NO 1264
FF 25 .60
PAD 251.13
BU , 'r 15
FF 261.80
PAD 261, 3
300' CVNO BUILDING

SETBACK TO CHANNEL
14'ICNILI 6NFA

SIDEWALK
FF 251.81
PAD 250.94 25'
BUILDNG 13
f.
51 251.4
PAD 2 .27

PROPOSED

STORM DRAIN
LU,
128'
5' SIDEWALK
BUILDING 114
FF 251.09
PAD 250.42
249.76 TC 49.

1. APS:

2. ADDRESS:

3. PISS:

4. LOT SIZE:

CALIFORNIA ELECTRIC POWER _-

COMPANY EASEMENT
(UNDISCLOSED WIDTH) _ -, -

TELEPHONE CONDUIT

ELECTRICAL CONDUIT

OVERHEAD ELEC -OLE

FIRE UNE FS
CABLE TELEVISION .A,
P.C.C. PAVING

CONCRETE

CRASS AREA

COVERED PARKING
-�l
RICK

OVERFLOW
PATH
LEGEND
PROPERTY BOUNDARY:

RIGHT-OF-WAY:

STREET CENTERUNE:

LOT LINE:

EXISTING EASEMENT:

PROPOSED EASEMENT:

SECTION ONE,
EXISTING UTILITY:

PROPOSED STORM DRAIN.

EXIST. MINOR CONTOUR
EXIST. MAJOR CONTOUR

ESTIMATES GRADING QUANTITIES

1. ESTIMATED GRADING QUANTITIES SHOWN HERON ARE FOR

PERMIT PURPOSES ONLY AND ARE NOT TO BE USED FOR FINAL
PAY QUANTITIES.

2. ESTIMATED GRADING QUANTITIES ARE GEOMETRIC VOLUMES AND

DO NOT ACCOUNT FOR LOSS DUE TO SHRINKAGE OR

COMPACTION
CUT = 6,087 CU YDS
FILL = 7,478 CU YDS
NET = 1,391 CU YDS (FILL)
689-180-010
- PROJECT
'.BOUNDARY -
249.70 TC
249.20
248.55
5' SIDEWALK
249.90

PROPOSED

STORM DRAIN
-PROPOSED

STORM DRAIN
5' SIDEWALK
300' CVWD BUILDING

SETBACK TO CHANNEL
FF 25088
FAD 280.31
SD
240
951-702-0707 1770 IOWA AVENUE, SUITE 100
,Ickenolneenn9.com RIVERSIDE, CA 92507

REVISIONS
OWNER:

A0742 RANCHO MIRAGE. LP.
2000 E FOURTH ST. SUITE 205
SANTA ANA, CA 92705-3907
CONTACT: JOHN BIOLEY
CIVIL ENGINEER:

RICK ENGINEERING COMPANY
1770 IOWA AVENUE, SUITE 100
RIVERSIDE, CA 92507
CONTACT: RICHARD O'NEILL
(951) 782-0707
ARCHITECT:

STUDIO T SQUARE
115 PINE AVENUE, SUITE 425
LONG BEACH, CA 90802
CONTACT: CHRISTOPHER BYSTEDT
(562) 436-3624
GEOTECHNICAL ENGINEER:

GEOCON
76075 MAIN STREET
LA QUINTA, CA 92253
CONTACT: ASHLEIGH LOVE

PROJECT DESCRIPTION
MULTI HOUSING PROJECT CONSISTING OF 161
UNITS IN 16 BUILDINGS WITH RECREATION CENTER,

LAUNDRY AND RECREATION AMENITIES REPLACING
EXISTING VACANT MOBILE HOME COMMUNITY.

APR:
689-180-012-1
PROJECT ACREAGE:

11.33 ACRES - 493,589.50 SF
689-180-011
N89'54'5514 273.43'

EX MS ISTING UTI BIER

ABRA TRAIL

PRIMARY OVERFLOW

STRUCTURE

BLOCK WALL

WESTERLY LINE OF COACHELLA

VALLEY WATER DISTRICT STORM

WATER CHANNEL

PROJECT

BOUNDARY

PROPOSED
SEWER

MANHOLE
689-180-013

EABRAAS XISTING TRABUTL
ILER

GATE WITH ELECTRIC

LOCK & PUNCH CODE

EXISTING SEWER

MANHOLE
N89;54'5514 108.41'

SITE ADDRESS
39360 PETERSON ROAD
RANCHO MIRAGE, CA 92270

TOPOGRAPHY SOURCE

RICK ENGINEERING COMPANY
1770 IOWA AVENUE. SUITE 100
RIVERSIDE, CA 92507
AERIAL PHOTO DATE: 1/19/2024
SURVEY DATE: 1/17/2024

WHITEWATER
RIVER

5. EXISTING LAND USE:

6. ADJACENT LAND USE
EXISTING ZONING:

ADJACENT ZONING:

PROPOSED LAND USE:

10. PROPOSED ZONING:

11. SETBACKS: FRONT ID', SIDE 5', STREET SIDE 15'. REAR 10'

12. FELLA ZONE DESIGNATION: ZONE X, 0.2E ANNUAL CHANCE FLOOD HAZARD

13. AERIAL TOM SOURCE: RICK ENGINEERING
14, PROPOSED WATER SERVICE: COACHELLA VALLEY WATER DISTRICT

15. PROPOSED SEWER SERVICE: COACHELIA VALLEY WATER DISTRICT

16. ALL UTILITIES SHALL BE UNDERGROUND:

GAS SOUTHERN CALIFORNIA GAS

ELECTRIC SOUTHERN CALIFORNIA EDISON

INTERNET/CABLE CHARTER SPECTRUM

TELEPHONE FRONTIER COMMUNICATIONS

17. SCHOOL DISTRICT: PALM SPRINGS UNIFIED

18. ALL SLOPES SHALL BE CONSTRUCTED AT 2:1 MAXIMUM, UNLESS OTHERWISE INDICATED

19. ALL STREETS SHALL BE CONSTRUCTED PER CITY OF RANCHO MIRAGE REQUIREMENTS

20. EASEMENTS SHALL BE GRANTED OVER ALL PRIVATE STREETS FOR INGRESS AND EGRESS, EMERGENCY VEHICULAR ACCESS. AND PUBUC UTILITY PURPOSES,

8. 9.
689-180-012-1
39380 PGILI15ON ROAD, RANCHO MIRAGE, CA
T55, R53, SECTION 2 SW. SBBM

11.33 ACRES

MOBILE HOME PARK (VACANT)

RESIDENTIAL
MHP (10 DU/ACRE)
N'RLY: R -E, E'RLY: OS -W, S'RLY: MHP, W'RLY: C -G

MULTI -FAMILY RESIDENTIAL

CONCEPTUAL GRADING PLAN
39360 PETERSON ROAD

CROSSINGS ON PETERSON ROA
LOCATED IR THE NE 1/1 OF T£ 5711/1 SE SECTAR 0 159, R5E, MRS 4 SHEET 1
OF
11 8 2
02024 404 Engineering Company

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 39360 PETERSON ROAD

CONCEPTUAL GRADING AND DRAINAGE PLAN
PAD
55-205 -" -

PROPOSED J

BLOCK WALL

SIDEWALK

75.17'

13.22' 52' 9.95'
O "A" STREET
N.T.S.

9.5'

6.5' 4'
9'
PAD

20.00' TO

21.83'
687 5' IG
-5-
PAD

SIDEWALK
5%-20%

PROPOSED

BLOCK WALL

B' CURB AND GUTTER
68'
R

PARKING
5_2_01 2X
PAD MA'X. `
6* CURB
i6

SIDEWALK
PAD

DRNE AISLE
1%

PARKING

29. TO
20%
1%

19.5'
4 WIDE
P.C.C. GUTTER
O"C" STREET

6.5'
2X
N.T.S.

A.C. PAVING

EXISTING WALL

PROTECT IN
PLACE
6B' 8'
18'
32' 18'

PARKING
y�8'CURB
Ty

DRIVE AISLE PARKING
1%
6" CURB
1%
2% TO
20%

PARKING
8" CURB
1%

OUSTINGECT WALL

PROT IN
PUCE
A.G. PAVING

DRNE AISLE
TO

PARKING
6' CURB

19.83'
B'
5 BUT
2-205
2%
MAX.
5-20%
P.C.C. GUTTER -, A.C. PAYING
O "D" STREET
N.T.S.
"E" STREET
ON.T.S. - EMERGENCY USE ONLY
PAD

12.83' TO

18.67'
1317 5
5-20%

SIDEWALK - I SIDEWALK
4' WOE
P.C.C. GUTTER
AC. PAYING
O "C" STREET
N.T.S.

PAD
20'
12'
3' TO 8'
8'
5%
26 MAIL �1
5 20%

MEANDERING

SIDEWALK
AD
40'

SIDEWALK
2%
PAD
6 EXISTING WALL

PROTECT IN
PUCE
18'
32' 18'

PARKING
6' CURB
1%

DRIVE AISLE
1%

PARKING
6' CURB
1`
4' WIDE P.C.C. GUTTER AC. PAVING
®"F" STREET
H N.T.S.

PAD
IO' 0'1014 6' _ p' TO 14; 10'
5-20%
2%
T2 -2O1
PAD

LMEANDERING

SIDEWALK

O SECTION O SECTION
N.T.S. N.T.S.

R/W
6 2%
M
2% TO
205
62'

PARKING
6' CURB
IS

DRIVE AISLE
I%

PARKING

18.5'
4' 6.5'
2%
MAX.

EXISTING WALL

PROTECT IN
PLACE
16 4' WIDE P.C.C. GUTTER AC. PAVING
@"B" STREET
C' N.T.S.
4' WIDE P.C.C. GUTTER AC. PAVING
18'
@ "B" STREET
N.T.S.

RECREATION
AREA
CL
5 DOD
RUN
O
BASIN
R/W
7' 18' 18' 7'
2%

EXISNNG

MEANDERING

SIDEWALK

SIDEWALK
26' 18'
5-20%
PAD

SIDEWALK
42 13.5'
244.50 PG
N.T.S.

29.7 TO 30.7'
10'

19.7' TO 20.7
PROP.

BLOCK
WALL
2%
@PETERSON ROAD
L N.T.S.

12.25' 5'
PAD
MAXI
2X 0 ` S% TO 20%
206 SIDEWALK

SIDEWALK

PROPOSED

BLOCK WALL

WHITEWATER

RIVER AREA

MATCH EXISDNG

EXISTING
BUTLER
ABRAMS
TRAIL
941-]82-0]07 1]]O IOWA AVENUE. SUITE 199
nckonGlnne.ln9.ccm RIVERSIDE, CA 9250]
RICK
MARK
BY
MARK

REVISIONS
01D'

CITY OF RANCHO MIRAGE
SHEET 2
APIII
OAIE

CONCEPTUAL GRADING PLAN
39360 PETERSON ROAD

CROSSINGS ON PETERSON ROAD
LOCATED IN THE NE I/4 OF THE SW I" OF SEC99N 2.755. R5E. SS.

OF 2
Fl N B
0 5 0
20 30
GRAPHIC SCALE: 1" 10.'

VICINITY MAP
N.T.S.

EXISTING IT

STORM DRAN

EXISTING B WATER
TIE INTO EXIST.
8° WATER
(249.1 INV
o
63 SO. CAL. GAS

EASEMENT
EXISTING 8" SEWER

75.17'

WATER -
12' I 10'
"A" STREET

BUILDING I
TYPE A
METER

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 39360 PETERSOX ROAD

CONCEPTUAL UTILITY PLAN
OWNER: CIVIL ENGINEER: ARCHITECT: PROJECT DESCRIPTION:
40742 RANCHO MIRAGE, LP. RICK ENGINEERING COMPANY STUDIO T SQUARE MULTI HOUSING PROJECT CONSISTING OF 2000 E. FOURTH ST, SURE 205 1770 IOWA AVENUE. SUITE 100 115 PINE AVENUE, SUITE 925 161 UNITS IN 16 BUILDINGS WITH SANTA ANA, CA 92705-3907 RIVERSIDE, CA 92507 LONG BEACH, CA 90802 RECREATION CENTER. LAUNDRY AND CONTACT: JOHN BIGLEY CONTACT: RICHARD O'NEILL CONTACT: CHRISTOPHER BYSTEOT RECREATION AAIENNIES REPLACING EXISTING (951) 782-0707 (562) 436-3624 VACANT MOBILE HOME COMMUNITY. 689-180-002
247.59 INV
1 247.82 INV
PROPOSED 8" WATER
689-180-007
244.50 INV
246.19 INV

45.80 INV
REFERENCE PLANS:

SEWER: DWG N0. 6321
WATER: DWG NO. 20282
CHANNEL DWG NO. 22597
689-180-009
1 1 1 1 1
PROPOSED 8° WATER
�■ 252.50 RIM , -_L _ \ '� S 244 PICNIC
.. ,� 248.50 INV =1- PROPOSED IB" co
I - PROPOSED I r - __- \591 1, `24co N� AREA - 0.59,
124 03 INV -1 �� >•4� CO tl-yam_. f OUTDOOR
J = _ �F�I �'I - O t;. �1 24636 INV CO - CO ' M GAMES
ID - L 4 OSED 24° V PROPOSED 30
i STORM DRAIN I FH 54 I 245.16 INV STORM DRAIN I \ STORM BRAN { - - 1 0 I I0'1=',' -
'?: ® I BUILDING 5 I BUILDING 6 -- BUILDING 12 : PROPOSED B' SEWER DOG 04110' 12' 101' \ TYPE B _ _- TYPE B PROPOSED B° WATER PROPOSED 8° SEWER r li - TYPE B PICNIC. PROPOSED 8° WATER( I- - - RUN BUILDING 2 1-.1 I 32' I +{ I L jl AREA
TYPE B METER TI CVW { �. i_ METER �I JS II CO �` l \ _ _I 3 PCNIC SM - BUILDING 7 :, VW CV" r AREA \
J ' BUILDING IT �J I -I -' LAUNDRY e
r CO O CO r _ TYPE B ESMT TYPE B TOT LOT L METER \ i
�I-� :.�.c1 METER _ CO� I. FjT • �-� _.��r - 411 - __ \\\1 O1 ~ CVWD R C W LSD? ``F. ME --TER t_ ( METER \ I r--
CO ENI t POOL 'I -.

W AREA ( ▪ N. I - i SI _ ; ` I (' - BUILDING SETBACK
■
\ " EASEM METER = ffj ff
METER RECREATION -v-� '��-" w ELECTRICAL To BE HECY
' ITypEGA13 �I 1i N ' PICNIC l 1. r
1 CC - 21 ..J CENTER ,- e - REMOVED - �'.! U : U I AREA }` `J 8 �/
�v ^ 'A STREET • l' . y -�" � % 301 0 cvvo BUILDING
�_ •oj M F . - - 1 METER SETBACK TO CF9W NEL - PROPOSED 8' SEWER \ U� c AREA ;--r 54 I I' �' FIELD
-'� I- + I 1_
249.36 INV FH I I .5 12'11 5' 1-- - ��T
• F i F�--_- �- -.�- METER_ CO r =- i P`ROPOSEO B WATER METER CO
CO -� ----J -� BUILDING B BUILDING 16 J( 'Th f Mes' /../.,/,� PI�L METER M�� E TYPE B �.` TYPE R �J- )
1-=.
- BUILDING 3 - - CVWO 1 (: ■�I { �:=,.- CO I M I I `� TIERED SEAPNG TYPE B I ESMT L CO }5' �� J - BUILDING 4 -
•110' 12' 10 ) -. - r} y- I 1 WITH 6HADE
) BUILOINC 9 (' J CV'N /711 �I TYPE B ,y E I STRVCit1RE lli BUILDING 10 4 FJ METER JI BUILDING 15 I SB 11
�. 11- TYPE B TYPE B C' PROPOSED 8° WATER GSM 1 PROPOSED 8° SEWER TYPE B 1 5M C i ECE S h ` `I �- 1 1 aARDEr4 ./'
ce 1 p r PROPOSED 8 SEWER
L I` PROPOSED 18° 44 INV I• PROPOSED 30
,�I PROPOSED 8� STORM DRAIN - N 24471 INV 0,
jj 0 5X ':✓_ - / 47 PROPOSED 24 STORM GRAIN
3D` I 250 STORM DRN - - 0 5S -T 244.65 INV J
SEWER` i. --T . _ _ I. T COMMUNITY
• f �0 1 h� _- 1 .52 RIM QARDFTI
243.66 INV -
I r n
�247751NVc
A
--- 247 67 INV Ij""�
PROPOSED Bry WATER
NOTE

THE SEWER LATERAL NETWORK SERVING

THE BUILDINGS SHALL BE SHOWN ON THE

PRECISE GRADING AND UTILITY PLANS
249.39 NV
6B9 -T80-010
244.70 INV
N.T.S.

SURFACE LEGEND
BUILDING 4
TYPE A

BUILDING
N
6'
MN
10'
248.97 INV
11 245.89 INJ

I I I I I I I
C STREET - - " _
I PROPO ED 8"
1 WATER
- �_ it_ � _-- • - --I
-�` \C EXISTING SCE
4 SMOKING AREA - �C `,. EASEMENT
_ JUNIPER LANE a - y --
' , 1 - ' 6B9-210-002 1- , A A `- I
62'
26'
18'

18.5 8' 4' 6.5
S

PARKING
A.C. PAVING (ROAD)
A.C. PAVING (PARKING)
PAVERS

DECOMPOSED GRANITE
P.C.C. PAVING

CONCRETE

GRASS AREA

DRIVE OGLE
120'
FC3640 ESMT
WATER
I 10'

PARKING

BUILDING

STORM DRAIN
S
6'
MN
18'
S
68'
32'
I El'

19.5'
N

PARKING

DRIVE AISLE
(COD ESMT)

PARK NC
WATER
28' I 12' 10'
SEWER
"B" STREET "C" STREET
N.T.S.

BUILDING
/' STORM DRAIN
C1 4•
jnN
N
W
20' TO
E
68'
244.37 INV
•
- CALIFORNIA ELECTRIC

POWER -COMPANY

EASEMENT I
(UNDISCLOSED WID1Y1)

19.83'

21.03'
BUILDING 682 5' IT
18'

PARKING
WATER
28'

DRIVE AISLE
(CVWD, ESMT)
18'

PARKING
i- SEWER
12' _I 10'
"D" STREET
N.T.S.
8' 5 683'
r �] S

0.5%

SMOKING AREA

GARDEN SHED
\ l

BUILDING BUILDING
R
951.182-0107 1770 IOWA AVENUE, SUITE 100
rlckenglneeAn9.com RIVERSIDE, CA 91501

MARK BY MARK

PRIMARY

OVERFLOW
`.STRUCTURE
LEGEND
PROPERTY BOUNDARY:

RIGHT-OF-WAY:

STREET CENTERLINE:

LOT UNE:

EXISTING EASEMENT:

PROPOSED EASEMENT:

SECTION UNE:

EXISTING SEWER:

EXISTING WATER:

EXISTING STORM DRAIN:

EXISTING GAS:

EXISTING FIBER OPTIC:

EXISTING ELECTRICAL
EXISTING TELEPHONE:

PROPOSED WATER:

PROPOSED SEWER:

PROPOSED STORM DRAIN
EXIST. MINOR CONTOUR
EXIST. MAJOR CONTOUR
689-180-011
N89'54'5519 273.43'
EXISTING 24"

STORM DRAIN
W
SD

WESTERLY UNE OF COACHEUA

VALLEY WATER DISTRICT STORM

WATER CHANNEL
689-180-013
SECONDARY \\

OVERFLOW OVERFOW
STRUCTURE \ -` PATH
35'

CVWD COAT
26'

45.5'
13 11'

4.5'4

BUILDING
WATER
SEWER
6' 12' 1 8'
"E" STREET
S
240.4
689-210-001
CVWD
TIE INTO EXIST. SEWER
8' SEWER STUB
(235.2 INV)

BUILDING
1283 TO . 88

6.5'
185

13.17 65'I 18'
32'

PARKING
WATER
28'

DRIVE AISLE
(CVWD, ESMT)

PARKING
rSQ4
12' 10'
"F" STREET
N.T.S. N.T.S.

REVISIONS
CITY
APED
DATE

CITY OF RANCHO MIRAGE

CONCEPTUAL UTILITY PLAN
39380 PETERSON ROAD -I

CROSSINGS ON PETERSON RD
LOCATED IN THE NE 1/4 OF 1HE SW 1/4 OF SECTION 2, T55. ROE, SBBM SHEET 1
of
40 20 0
40 80 120
GRAPHIC SCALE: I"=40
RICK
F

X

19.00 ID
500 1 1 .00
Width
Track
Lock to Lock Time
Steering Angle

3.0 ft

21.0 ft

11.0 ft

5.0 ft

7.0 ft
feet
: 7.00
: 6.00
: 6.0
: 31.6
STEERING LOCK ANGLE = 31.6 d
ACHIEVED STEERING ANGLE:
30 deg. SWEEP ANGLE: 19.1 de
60 deg. SWEEP ANGLE: 26.5 de
90 deg. SWEEP ANGLE: 29.5 de
120 deg. SWEEP ANGLE: 30.8 de
150 deg. SWEEP ANGLE: 31.3 de
180 deg. SWEEP ANGLE: 31.5 de
P
AASHTO 2018 (US)
[ft
(c) 2624 Transoft Solutions, Inc. All rights reserved.

OUTSIDE SWEPT PATH

SIDE SWEPT PATH
RICK
1770 IOWA AVENUE, SUITE 100
RIVERSIDE, CA 92507
951-782-0707
rickengineering.com
15 0
15 GRAPHIC SCALE: 1"=15'

CROSSINGS ON PETERSON
ROAD

TRUCK TURN AT ENTRY
PROJECT NO: 20006
DRAWN BY: BSG/ROG
CHECKED BY: ROG
SCALE: 1"=15'
DATE: 8/22/4299
17 \ \ r..,.:--+—\ ronnnn\ onnnF 7nnnF

Vj
- \\\
-1„ tutu. y 111 V II
Ia. 1 '- 47'-10' 1T- , 1 •'88'-fi �1i;.1 ERroavrt0.

IC
e
•
1 BLDG. 43-
--
tI A2W

mERYnn n
TR. ENCLOS.
1JL11J_
20'-0"
+f
"i

1 '
a 20
4 1 I !1
0" 3.
.(
I Lit*
gainaw,Nr
f all_
20'-0" 20
4 I_I
0"

4. 11
I J
L,'
- - -
_I
_l r
-
� _ ,
_
_
;'.. . .-
,.. rsar„mmsar
P�-;`
'r
'n a,,,,.'...
,,�� 1y�JJt.Y±Y1
w■ /y1
r >e � =T i.
.. csrviM.IN �.NI.1 We t3. _ r _- - _ ., • «.

JUNIPER LN` n (it. +' ya ' _ _ _ / 1+,� `r•t •I •f '.� _• . •'; 4, >t r tis y{ .. Ir - d t , ' ' ^ •
• " !-, .t. ,*1'F-' ',/A, RY ` ' :Et° . 7,�� 1 1; yf j 'n °Y".'

PROJECT INFORMATION

UNIT COUNT & MIX

PARKING REQUIREMENTS

BUILDING BREAKDOWN

PROJECT SUMMARY
1BRIIBA
2BR/28A
3BRI2BA
TOTAL
PER
BLDG.
1ST FLOOR

LIVING AREA
(SF)
2ND FLOOR

LIVING AREA
(SF)

STORAGE, CIRCULATION,
AND MECH.
(SF)

TOTAL BUILDING
FOOTPRINT.
(SF)
N
10 0 10 20 30 40 50 �_/'�
1"=50'-0" ® w'` -__E
SCALE FEET \�
S

PARKING SCHEDULE

UNIT MIX SUMMARY
SITE AREA: 11.327 ACRES (493,404 SQ.FT)

SETBACKS'

PARKING TYPE
COUNT
Name
COUNT
UNIT MIX %
BUILDING 1
4 -
-
4 3,236 SF
-
112 SF
3,348 SF
PROPOSED FRONT: ZO'-0"
PROPOSED SIDE: 5'-0" FOR 1 -STORY
1T-0• FOR 2 -STORY
SIDE STREET: 15,0"
REAR: 20'-0"
PROPOSED REAR: 300-0"
BUILDING SEPARATION: 20'-0" MINIMUM
BUILDING HEIGHT.

ACCESIBLE STANDARD
21 1BR
38 33%

ACCESIBLE VAN
2BR
39 34%
BUILDING 2
2 3
3 8
4,113 SF
4,239 SF
1,675 SF
5,032 SF

STANDARD PARKING
247
3BR
39 34%
BUILDING 3
2 3
3 8
4,113 SF
4,239 SF
1,675 SF
5,032 SF
Grand total 271
*144 COVERED PARKING
Grand total 116

REQUIRED MOBILITY UNITS PER TCAC
BUILDING4
4 -
_
4 3,236 SF
_
112 SF
3,348 SF
BUILDING 5
2 3
3 8
4,113 SF
4,239 SF
1,675 SF
5,032 SF
PROPOSED HEIGHT: 26,0"
PROPOSED STORIES: ONE (1) & TWO (2) STORY ABOVE GRADE

TOTAL LOT COVERAGE'
CAI CULATION•
BUILDING 6
2 3
3 8
4,113 SF
4,239 SF
1,675 SF
5,032 SF
15% OF 116 UNITS = 17.4 OR 18 UNITS MIN. TO
COMPLY WITH CBC 11B MOBILITY UNIT
REQUIREMENT.

REQUIRED COMMUNICATION UNITS PER TCAC
BUILDING 7
2 3
3 8
4,113 SF
4,239 SF
1,675 SF
5,032 SF
LOT AREA: 11.327 ACRES (493,404 SQ.FT)
MAX. ALLOWABLE LOT COVERAGE: 35% (172,6914 SOFT)
PROPOSED LOT COVERAGE: 17.6% (88,773 SQ.FT)
INDOOR COMMON AREA:
2,850 SF (SEE SHEET A204)
pENSRY•
BUILDING 3
2 3
3 8
4,113 SF
4,239 SF
1,675 SF
5,032 SF

SITE PLAN LEGEND
CALCUI ATION•
10% OF 116 UNITS = 11.8 OR 12 UNITS MIN. TO
COMPLY WITH CBC 11B COMMUNICATION UNIT
REQUIREMENT.

BUILDING9
2 3
3 8
4,113 SF
4,239 SF
1,675 SF
5032 SF
* ACCESS POINT

PATH OF TRAVEL
BUILDING 10
2 3
3 8
4,113 SF
4,239 SF
1,675 SF
5,032 SF
BUILDING 11
2 3
3 8
4,113 SF
4,239 SF
1;875 SF
5,032 SF

PER AFFORDABLE HOUSING OVERLAY
28 UNITS PER GROSS ACRE
28 UNIT 11.32 ACRES= 316.96 OR 317 UNITS MAX.

PROPOSED:

10.24 UNITS PER ACRE

10.24 UNIT x 11.32 = 116 UNITS
BUILDING 12
2 3
3 8
4,113 SF
4,239 SF
1,875 SF
5,032 SF
BUILDING 13
4 -
-
4 3,236 SF
-
112 SF
3,348 SF
BUILDING 14
2 3
3 8
4,113 SF
4,239 SF
1,875 SF
5,032 SF
BUILDING 15
2 3
3 8
4,113 SF
4,239 SF
1,675 SF
5,032 SF
BUILDING 18
2 3
3 8
4,113 SF
4,239 SF
1,675 SF
5,032 SF
TOTAL
38 39
39 118
75,460 SF
%
33%
34%
34%
100%
INCLUDES LIVING AREA, STORAGE, CIRCULATION, AND MECH. SF

LIVING AREA (SF)

LAUNDRY & BOH (SF)

TOTAL BUILDING FOOTPRINT (SF)

CLUBHOUSE & LAUNDRY
2,850 SF
863 SF
3,713 SF

LAUNDRY& MAINTENANCE SHED
-
985 SF
985 SF
TOTAL
4,678 SF
OVERALL PLAN - LEVEL 1
1"=5100"
1 I
STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
1970 Broadway, Suite 615
Oakland, California 94612
(510) 451 - 2850
THIS DOCUMENT a INFORMATION
PROPRIETARY D D.SFURNISHED

IN CONFIDENCE FOR PURPOSE OF OR

EVALUATION OR Y INER

PURPOSE AND MAY NOT BE DISCLOSED TO DINERS WIDIOUT THE PRIOR WRHTEN CONSENT OF STUDIO TSCI.. OR ALL RIGHTS
RESERVED, COPYRIGHT..

PETERSON ROAD
39360 PETERSON RD, RANCHO MIRAGE. CA 92270

BLIEU COMPANIES
BLIEU

A SENSE OF PLACE
Sheet Title:

SITE PLAN
Job No. 23050A
Date: 06)0512024
Scale: As indicated
Drawn By: Author
Sheet No:

20'-0

FRONT SETBAC
5'-0" . 46'-10' 18
BLDG. 1
BLDG. 2
BLDG. 4
32'-0'

DRIVE AISLE

PROJECT INFORMATION

UNIT COUNT & MIX

PARKING REQUIREMENTS
BLDG. 5
BLDG. 10
BLDG. 6
BLDG. 9
_-
a
if! ] 'I I L.L O L ita
BLDG. 7
4 -BLDG. 11
'MEET
BLDG. 12
BLDG. 15
BLDG. 13+
BLDG. 14
32'-0" ■

DRIVE AISLE

PROJECT SUMMARY
SITE AREA:

SETBACKS:

PROPOSED FRONT:

PROPOSED SIDE:

SIDE STREET:

REAR:

PROPOSED REAR:

BUILDING SEPARATION:

JUILDING HEIGHT'
PROPOSED HEIGHT:

PROPOSED STORIES:

11.327 ACRES (493,404 SQ.FT)
20'-0"
5-0" FOR 1 -STORY
17'-0" FOR 2 -STORY
15'-0°
20'-0"
300'-0"
20'-0" MINIMUM
TOTAL LOT COVERAGE;
LOT AREA:

MAX. ALLOWABLE LOT COVERAGE:

PROPOSED LOT COVERAGE:

INDOOR COMMON AREA:
2,850 SF (SEE SHEET A204)
26'-0"
ONE (1) 8 TWO (2) STORY ABOVE GRADE

11.327 ACRES (493,404 SOFT)
35% (172,691.4 SOFT)

17.8% (88,773 SOFT)
DENSITY•

PER AFFORDABLE HOUSING OVERLAY
28 UNITS PER GROSS ACRE
28 UNIT x 11.32 ACRES = 318.96 OR 317 UNITS MAX.

PROPOSED:

10.24 UNITS PER ACRE

10.24 UNIT x 11.32= 116 UNITS

UNIT MIX SUMMARY

MEMMEEZIMEES
E1:131 E1: EEZ
Grand total 116

REQUIRED MOBILITY UNITS PER TCAC
CALCULATION•
15% OF 116 UNITS = 17.4 OR 18 UNITS MIN. TO
COMPLY WITH CBC 11B MOBILITY UNIT

REQUIREMENT,

REQUIRED COMMUNICATION UNITS PER TCAC
CALCULATION•
10% OF 116 UNITS = 11.5 OR 12 UNITS MIN. TO
COMPLY WITH CSC 116 COMMUNICATION UNIT
REQUIREMENT.

PARKING SCHEDULE

PARKING TYPE COUNT
ACCESIBLE STANDARD 21
ACCESIBLE VAN 3
STANDARD PARKING 247
Grand Intel 271
*144 COVERED PARKING

SITE PLAN LEGEND

ACCESS POINT

ATH OF TRAVEL
1BRIIBA
2BR/2BA
3BRI2BA
TOTAL
PER
BLDG.
1ST FLOOR

LIVING AREA
(SF)
2ND FLOOR

LMNG AREA
(SF)

STORAGE, CIRCULATION,
AND MECH.
(SF)

TOTAL BUILDING

FOOTPRINT'
(SF)
BUILDING 1
4 4
3,236 SF
1125F
3,348 SF
BUILDING 2
2 3
3 8
4,113 SF
4,239 SF
1,676 SF
5,032 SF
BUILDING 3
2 3
8 4,113 SF
4,239 SF
1,675 SF
5,032 SF
BUILDING 4
4 4
3,236 SF
112 SF
3,348 SF
BUILDING 5
2 8
4,1135F
4,239 SF
1,675 SF
5,032 SF
BUILDING 6
2 3
8 4,113 SF
4,239 SF
1,675 SF
5,032 SF
BUILDING 7
2 8
4,113 SF
4,239 SF
1,875 SF
5,032 SF
BUILDING 8
2 3
3 8
4,113 SF
4,239 SF
1,675 SF
5,032 SF
BUILDING 9
3 3
4,113 SF
4,239 SF
1,875 SF
5,032 SF
BUILDING 10
2 3
3 8
4,113 SF
4,239 SF
1,675 SF
5,032 SF
BUILDING 11
2 3
8 4,113 SF
4,239 SF
1,675 SF
5,032 SF
BUILDING 12
2 3
8 4,113 SF
4,239 SF
1,875 SF
5,032 SF
BUILDING 13
4 4
3,236 SF
112 SF
3,348 SF
BUILDING 14
2 3
3 6
4,113 SF
4,239 SF
1,875 SF
5,032 SF
BUILDING 15
2 3
3 B
4,113 SF
4,239 SF
1,875 SF
5,032 SF
BUILDING 16
2 3
3 8

4.113 SF
4,239 SF
1,675 SF
5,032 SF
TOTAL
38 39
39 116
75,460 SF
33%
34%
34%
100%
"INCLUDES LIVING AREA, STORAGE, CIRCULATION, AND MECH. SF

UVING AREA (SF)

LAUNDRY & BOH (SF)

TOTAL BUILDING FOOTPRINT (SF)

CLUBHOUSE & LAUNDRY
2,850 SF
863 SF
3,713 SF

LAUNDRY & MAINTENANCE SHED
965 SF
965 SF
10 0 10 20 3040 50
1"=50'-5°

SCALE FEET
W®E
STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
1970 Broadway, Suite 615
Oakland, California 94612
(510) 451 - 2850
wFORMANON
PROPRIETARY TO STUDIO T.30. INC. MO IS FURNISHED

IN CONFIDENCE FOR TIE DMOED PURPOSE OF

EVALUATION
MAYRENEW.

T BEUED DOCUMENT OTNERYs

PURPOSE AND MAY NOT BE REPRODUTRECED OR

DISCLOSED OF STUDIO OTHERS

ALL RIGHTS
RIOR Y�� NRESERVED. COPYRIGNT 201.

PETERSON ROAD
39360 PETERSON RD, RANCHO MIRAGE, CA 92270

BLIEU COMPANIES
BLIEU

A SENSE OF PLACE
Sheet Title:

SITE ROOF PLAN
Job No. 23050A
Date: 06(05/2024
Scale: As indicated
Drawn By: Author
Sheet No:

TOTAL
4,678 SF

SITE PLAN - ROOF PLAN
1"= 50,-0„
I

STUDIO

T SQUARE
66'-0

ROOF/PARAPET
(HEIGHT 5'-0")
T
101234
1/8" = 1'-0"
SCALE
w
N
E

UTILITY CLOSET
1 - STORY BUILDING AREA
Name
Area
1 -STORY BUILDING
3,745 SF
1 - STORY BUILDING BREAKDOWN
Name
Area
LEVEL 1
A

1.BR
PATIO

PATIO CLOSET
810 SF
100 SF
20 SF

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809 SF
100 SF
21 SF

1.BR
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PATIO CLOSET
0 1.BR
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PATIO CLOSET
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1 -STORY TOTAL SF
809 SF
100 SF
21 SF
809 SF
100 SF
21 SF
128 SF
3,745 SF
21'- 6"
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: Architecture
: Planning
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1970 Broadway, Suite 615
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Sheet Title:

ENLARGED FLOOR

PLAN & ROOF PLAN -
1 STORY
Job No. 23050A
Date: 06/05/2024
Scale: 1/8" = 1'-0"
Drawn By: Author
Sheet No:

ENLARGED ROOF PLAN -1 STORY
1/8" =
2 I
ENLARGED PLAN -1 STORY - LEVEL 1
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Name
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LEVEL 1
2 -STORY BUILDING
LEVEL 2
2 -STORY BUILDING
2 -STORY TOTAL SF
5,349 SF
5,311 SF
10,860 SF
/
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2 -STORY BUILDING BREAKDOWN
Name
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546 SF

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1,210 SF
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24 SF
814 SF
97 SF
23 SF

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72 SF
23 SF
10,680 SF
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128 SF
121 SF
1,083 SF
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23 SF
1,210 SF
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814 SF
98 SF
23 SF

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BLIEU COMPANIES

BLIEU

A SENSE OF PLACE
Sheet Title:

ENLARGED ROOF
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Job No. 23050A
Date: 06/05/2024
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Sheet Title:

ENLARGED PLAN -

COMMUNITY

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LAUNDRY
Job No. 23050A
Date: 06/05/2024
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Sheet No:

ENLARGED PLAN - LAUNDRY & MAINTENANCE
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1970 Broadway, Suite 615
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PETERSON ROAD
0 PETERSON NO, RANCHO fu1IRAGc, CA 92270

BLIEU COMPANIES

BLILU

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ENLARGED ROOF

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Job No. 23050A
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39380 PETERSON RD, RANCHO MIRAGE, CA 92270

BLIEU COMPANIES
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Sheet Title:

BUILDING
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39360 PETERSON RD, RANCHO MIRAGE, CA 92270

BLIEU COMPANIES
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Sheet Title:

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BLEND MEDITERRANEAN PUTNAM IVORY NORTH CREEK NATURAL WICKER 36SRI - LMC8404 OLIVE BROWN

MATERIAL PALLETE
STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
: 1970 Broadway, Suite 615
: Oakland, California 94612
: (510) 451 - 2850

THIS DOCUMENT CONTAINS INFORMAIION
PROPRIETARY OBgTMD,sO.INC_AND IS FURNISHED

EVALUATION FOR THE DOCUMENT OR ITS

CONTENTS MAT NOT BE USED FORAM' OTHER

PURPOSE AND MADISCLOSED TO T O ED

BE REPRCOUCED CR
PIifEN
CONSENT OF STUDIO T 9QINC.

N ALL RIGHTS
RESERVED, COPYRIGHT 2010.

PETERSON ROAD
39360 PETERSON RD, RANCHO MIRAGE, CA 92270

BLIEU COMPANIES
BLIEU

A SENSE OF PLACE
Sheet Title:

BUILDING

ELEVATIONS -

LAUNDRY/MAINTENANC
Job No. 23050A
Date: 06/05/2024
Scale: 1/8" = 1'-0"
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Sheet No:

BLOCK WALL

METAL DOOR

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WICKER JUAN BLEND - MARYVILLE
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OC-1 NATURAL EAGLE -SAN HC -75

WICKER JUAN BLEND - MARYVILLE
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MARYVILLE BROWN NATURAL WICKER

MATERIAL PALLETE
STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
1970 Broadway, Suite 615
Oakland, California 94612
(510) 451 -2850

THIS DOCUMENT CONTAINS INFORMATION
PROPWETAAY TO STUDIO tSO- INC. AND H FURNISHED

N MA- CONFIDENCE
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PETERSON ROAD
39360 PETERSON RD, RANCHO MIRAGE, CA 92270
BLIEU

A SENSE OF PLACE
Sheet Title:

BUILDING

ELEVATIONS -

GARDEN SHED &

TRASH ENCLOSURE
Job No. 23050A
Date: 06/05/2024
Scale: 1/8" = 1'-0"
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STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
1970 Broadway, Suite 815
Oakland, California 94612
(510) 451 -2850

THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T -SO. INC. AND IS IN CONFIDENCE FOR THE IMREO PURPOSE FURNISHED HENS A; OT"REUEDOCUMENT R5
REPRODUCEDPOW.. MO WV NOT BE OR
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PETERSON ROAD
39360 PETERSON RD, RANCHO MIRAGE, CA 92270

BLIEU COMPANIES
BLILU

A SENSE OF PLACE
Sheet Title:

SITE SECTION
Job No. 23050A
Date: 06105(2024
Scale:

Drawn By: Author
Sheet No:

A40
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VIEWSHED A - SOUTH
ROOF 1
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STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
1970 Broadway, Suite 615
Oakland, California 94612
(510) 451 -2850
PRor° DOCUMENT

YTO STTUDIO SITEDPPURPO IS FURNISHED
IN CONFIDENCE FOR THE uraREO PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT DR ITS

T OTRER
PURPPOOSEai o unV NOTUSED

E REPRROODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WPRTEN
CONSENT OF STwiO T -SD.. INC. ALL MOWS
RESERVED. COPYRIGIfr 201,

PETERSON ROAD
39360 PETERSON RU, RANCHO MIRAGE, CA 92270

BLIEU COMPANIES
BLIEU

A SENSE OF PLACE
Sheet Title:

VIEWSHED A -
SOUTH
Job No. 23050A
Date: 06/05/2024
Scale: As indicated
Drawn By: Author
Sheet No:

LEVEL___ -L5.0
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STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
1970 Broadway, Suite 615
Oakland,California 94612
(510) 451 - 2850
This DOCUMENT CONTAINS INFORMATION
T -SD. INC . uNO IS FURNISHED
IN rDEENNCEFORTIE UNITED PURPOSE Of
NON OR REVIEW. 'MIS DOCUMENT' OROS

1.17.WI. MAY NOT BE USED FOR MY DRIER
P.110SeAli0 MAY NOT BE OR
DISCLOSED TO OTHERS ouUTrINEO PRIOR WRITTEN
CONSENT CIF STUPID T•SP , RESERVED. COPYRIGHT EOM
C. ALL RIGHTS

BLIEU COMPANIES
BLILU

A SENSE OF PLACE
Sheet Title:

VIEWSHED B -
NORTH
Job No. 23050A
Date: 06/95/2024
Scale: As indicated
Drawn By: Author
Sheet No:
2 STORY- SECTION B
118' =1'-0°

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STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
1970 Broadway, Suite 615
: Oakland, California 94612
: (510) 451 - 2850

FORMATION
PROP oETARYTO STUDIO s SO. INC, AND IS FURNISHED

IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR RS
CONTENTS MAT NOT BE USED FORA.' DTHER
PURPOSE AND Mkt NOT BE REPRODUCED OR
ga.OSED TO OTHERS WITHOUT THE PRCR WRIITEN
ENT OF ST.1010 T"SO., WIC. ALL RIGHTS
RESERVED, COPYRIGHT 201S.

PETERSON ROAD
39360 PETERSON RD, RANCHO MIRAGE. CA 92270

BLIEU COMPANIES
BLIEU

A SENSE OF PLACE
Sheet Title:

VIEWSHED C - EAST
Job No. 23050A
Date: 06/05/2024
Scale: As indicated
Drawn By: Author
Sheet No:
2 STORY - SECTION C
1/8" =1'-0"
1 VIEWSHED A - SOUTH
Th (aC I fE0
ROOF I>
20 0"
LEVEL 2 n
10EL2
STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
: 1970 Broadway, Suite 615
Oakland, California 94612
: (510) 451 - 2850

THIS DOCUMENT CONTAINS INFORIOATION
PROPRIETARY TO STUDIO T-90, INC. PNU IS FURNISHED

WAITEDIN CONFIDENCE FOR THE PURPOSE OF
EVALUATION OR RENEW. THIS DOCUMENT OR RS

CONTENTS MAY NOTRE USED FOR ANY DINER
PURPOSE AND &MY NOT DISCLOSED TO iHHOOUUTT THE PRIOR WRITTEN

CONSENT CV STIGIO OTHERS WITHOUT
INC.. RIGHTS
RESERVED. COPYRIGHT ma

PETERSON ROAD
39360 PETERSON RD, RANCHO MIRAGE, CA 92270

BLIEU COMPANIES
BLIEU

A SENSE OF PLACE
Sheet Title:

VIEWSHED D - WEST
Job No. 23050A
Date: 0610512024
Scale: As indicated
Drawn By: Author
Sheet No:

LEVEL 1 t1
0'-0"
2 STORY - SECTION D
1/16" =1'-0'

Crossings on Peterson Road
Rancho Mirage, CA
Concrete S -Tile Roofing
Eagle Capistrano Profile - Color: SMC 8404 LEE D Qualified SRI 36 Building Decorative Lighting
Hanover Lantern Hanover Lantern
"Manor" B411ORMLED
Finish: Brown BRN
Vinyl Window s - All Buildings
Milgard V400 Tuscany - Color: White
Community Center Doors
Store Front Doors
Powdercoat Finish; Dark Bronze
Exterior Stucco
Finish: 20/30 Sand Float (see elevation pages for color) Unit Entry Doors
Ptastpro Smooth Cottage Two -Panel
20 Min Fire Fiberglass
Breeze Block Accent & Wall Cap
/AIN
ORCO Block • Color: Otay Brown
Stone Veneer- Community Center
Cultured Stone Handemade Brick - Morrocan Sand
Decorative Metal Railing
Powdercoat Finish - Dark Bronze
Slump Block - Perimeter Walt &. Trash Enclosure
URCU Block- Color: La Paz
STUDIO

T SQUARE
: Architecture
: Planning
: Urban Design
1970 Broadway, Suite 615
: Oakland, California 94612
: (510) 451 - 2850
THIS 00CUMENT CONTNNS INFORMATION
PROPRIETARY TO STUDIO T.SO. INC AND IS FURNISHED

IN CONFIDENCE FOR THE LIMII-ED PURPOSE OF
EVALUADON OR REVIEW. P.IIS DOCUMENT OR ITS

CONTENTS KW NOTRE USED FOR MT OTHER

PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO CONSENT OF STUD°A=So.TMrc WITHOUT
RIGHTS WRITTENRESERVED. COPYRIGHT ZOIS

PETERSON ROAD
39360 PETERSON RD, RANCHO MIRAGE, CA 92270

BLIEU COMPANIES
BLIEU

A SENSE OF PLACE
Sheet Title:

MATERIAL BOARD
Job No. 23050A
Date: 06105(2024
Scale:

Drawn By: Author
Sheet No:

DESIGNS

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 39360 PETERSON ROAD

LANDSCAPE CONCEPT PLAN
I
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SA'I`A ROSA VILLA

PROJECT DIRECTORY
OWNER:

A0742 RANCHO MIRAGE, L.P.
2000 E. FOURTH ST, SUITE 205
SANTA ANA, CA 92705-3907
CONTACT: JOHN BIGLEY
CIVIL ENGINEER:

RICK ENGINEERING COMPANY
1770 IOWA AVENUE, SUITE 100
RIVERSIDE, CA 92507
CONTACT: STEPHANIE CRUZ
(951) 782-0707
LANDSCAPE ARCHITECT:

RICK ENGINEERING COMPANY
CONTACT PERSON: PATRICIA TRAUTH
5620 FRIARS ROAD
SAN DIEGO, CA 92110
PHONE NO. 619-291-0707
E-MAIL: plreuthrlckengineering.com
ARCHITECT:

STUDIO T SQUARE
115 PINE AVENUE, SUITE 425
LONG BEACH, CA 90802
CONTACT: CHRISTOPHER BYSTEDT
(562)436-3624
GEOTECHNICAL ENGINEER:

GEOCON
78075 MAIN STREET
LA QUINTA, CA 92253
CONTACT: ASHLEIGH LOVE

PROJECT INFORMATION
1 C 7`J
SHEET: L-2003

PROJECT DESCRIPTION
MULTI HOUSING PROJECT CONSISTING OF 116
UNITS IN 16 BUILDINGS WITH RECREATION CENTER,

LAUNDRY AND RECREATION AMENITIES REPLACING
EXISTING VACANT MOBILE HOME COMMUNITY.

APN:
689-180.012-1
PROJECT ACREAGE:

11.33 ACRES -493,589.50 SF

SITE ADDRESS
39360 PETERSON ROAD
RANCHO MIRAGE, CA 92270
TOPOGRAPHY SOURCE:

RICK ENGINEERING COMPANY
1770 IOWA AVENUE, SUITE 100
RIVERSIDE, CA 92507
AERIAL PHOTO DATE: 1/19/2024
SURVEY DATE: 1/17/2024
ORDINANCE 859.2 CONFORMANCE:

I AGREE TO COMPLY WITH THE REQUIREMENTS OF ORDINANCE 859.2 AND SUBMIT A COMPLETE LANDSCAPE DOCUMENT PACKAGE. SHOULD THE

ORDINANCE BE REVISED, THESE PLANS MAY BE SUBJECT TO CHANGE BASED

ON THE UPDATED ORDINANCE

APPLICANT SIGNATURE DATE

AIM AIM RAJ, '
Tu'un0I07Z211�.

Mr lir 111i►
:1 —

INDEX OF SHEETS

PROPOSED PLANTING
As or to In on
m�
rp00 OQ n' _
F c
ItAir C.70
PLANTING PLAN WILL BE PREPARED DURING FINAL WORKING DRAWING PHASE.

AREAS TO BE PLANTED
REFER TO SHEETS L-201 TO L-204, SHEETS 4 TO 6,

FOR PRELIMINARY PLANTING PLAN AND PLANT
PALETTE.

IRRIGATION NOTES

1. IRRIGATION DESIGN SHALL COMPLY WITH CALIFORNIA MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (AB 1881 ). ALL NECESSARY

DOCUMENTATION INCLUDING WATER CALCULATIONS AND CERTIFICATES

SHALL BE SUBMITTED WITH THE LANDSCAPE CONSTRUCTION DOCUMENTS FOR REVIEW AND APPROVAL.

2. IRRIGATION SYSTEM WILL CONSIST OF LOW FLOW ROTARY SPRAY NOZZLE

TECHNOLOGY, POINT SOURCE BUBBLERS AND/OR DRIP EMITTERS SYSTEM

CONTROLLED BY AN AUTOMATIC, ELECTRICALLY CONTROLLED IRRIGATION SYSTEM

3. NO OVERHEAD IRRIGATION ALLOWED WITHIN 24" OF NON -PERMEABLE SURFACES.

N89'54'55'Yi 273.43'
SHT. NO. SHEET NAME SHEET DESCRIPTION
1 L-001
2 L-101
3 L-102
4 L-103
5 L-201
6 L-202
7 L-203
8 L-204
N

TITLE SHEET

PRELIMINARY CONSTRUCTION PLAN

FENCE, WALL, AND GATE TYPICALS

LANDSCAPE ENLARGEMENTS

PRELIMINARY PLANTING PLAN

PRELIMINARY PLANTING PLAN

PRELIMINARY PLANTING PLAN

PRELIMINARY PLANTING PLAN
40 20 0 40 80
120
GRAPHIC SCALE: I"=40'
RICK
951-782.0707 1770 IOWA AVENUE, SUITE 100
rIckengineering.com RIVERSIDE, CA 92507
i•.! 1]'EGO ORANGE RI nftS,UL b'CHAMEN:J CAN LUIS 'SH SPO 30100 CLARITA PHOENIX TUCSON LAS VEGAS DENVER

CITY OF RANCHO MIRAGE

CONCEPTUAL LANDSCAPE CONSTRUCTION
39360 PETERSON ROAD

CROSSINGS ON PETERSON ROAD
LOCATED IN THE NE 1/4 OF THE SW 1/4 OF SECTION 2, TSS, RI 513BM SHEET 1
PLAN of
SHEETS 7
3 CITY FILE NUMBER

SLUMP
WALL
SLUMP
WALL

PROJECT BOUNDARY
SMOKING- 66
PROJECT BOUNDARY -_

MATERIALS LEGEND

SYMBOL DESCRIPTION
Sod Lawn with steel edging
Planting Area with Decomposed Granite
Stabilized Decomposed Granite
Decorative Rock
Rubber Mulch Play Surfacing
Concrete Sidewalk
Decorative Pavers (concrete bands to be
added where needed)

WALL AND FENCE LEGEND

SYMBOL DESCRIPTION
Slump Style Block Wall with Accent Pilasters
Tubular Steel Fence
Note: Refer to Sheet L-102 for typical wall details.

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

SEATING AREA WITH

BUBBLING FOUNTAIN
39360 PETERSON ROA

LANDSCAPE CONCEPT PLAN

PICNIC AREA

ENLARGEMENT B,
SEE SHEET 411

OUTDOOR

SEATING

TOT LOT LEGEND

SYMBOL DESCRIPTION
Landscape Structures, Playsense Design 401.

Max fall height: 90"
Highest deck height: 64"
Landscape Structures Playsense Design 30EZ.

Max fall height 40"
Max height: 80"
Note:

Play structures to have (4) Landscape Structures
CoolToppers® Single Post Pyramid Roof, Model #154884,
Max height of play structure and shade: 16' 8 '/,"
- Max height is based on highest standing surface (64") plus 7' clearance between standing surface and shade

TOT LOT
RECREATION .

FIELD
NOTES

1. NO PERMANENT STRUCTURES OR TREES WITHIN CVWD AND/OR USBR EASEMENTS. CVWD WILL NOT BE RESPONSIBLE FOR DAMAGE OR

REPLACEMENT OF ANY SURFACE IMPROVEMENTS, INCLUDING BUT NOT

LIMITED TO, DECORATIVE CONCRETE, LANDSCAPING, CURB, GUTTER,

SIDEWALKS, PLANTERS, GATES AND RELATED IMPROVEMENTS INSTALLED WITHIN CVWD AND/OR USBR EASEMENTS.

2. PRIOR TO PROJECT CONSTRUCTION, I AGREE TO SUBMIT A COMPLETE

LANDSCAPE CONSTRUCTION DOCUMENT PACKAGE THAT COMPLIES WITH

THE REQUIREMENTS OF APPLICABLE ORDINANCES, INCLUDING BUT NOT NECESSARILY LIMITED TO ORDINANCE NO. 859.3; ORDINANCE 348; ORDINANCE 461; PROJECT CONDITIONS OF APPROVAL; AND IN

SUBSTANTIAL CONFORMANCE WITH THE APPROVED LANDSCAPE

CONCEPT PLAN, SHOULD THE ORDINANCE BE REVISED, PLANS MAY BE SUBJECT TO CHANGE.

2. PER ORDINANCE NO. 348, SECTION 18.12; ALL PARKING AREAS EXCLUDING DRIVE AISLES SHALL RECEIVE A MIN. 50% SHADING UTILIZING AN ASSORTMENT OF EVERGREEN AND DECIDUOUS TREES. (CANOPY OF TREES WITH 15 YEARS OF AGE)

5. A MINIMUM OF 10% OF THE SITE PROPOSED FOR DEVELOPMENT SHALL BE LANDSCAPED AND IRRIGATED PER ORDINANCE 348.4978 SECTION 11.4 (C).

6. BOULDERS SHALL NOT EXCEED FIFTEEN INCHES IN HEIGHT WITHIN THREE FEET OF A PUBLIC STREET CURB.

OUTDOOR
' GAMES(
951-782-0707
rickengineering.com RIVERSIDE, CA 92507
PICNIC
AREA
PROJECT BOUNDARY �.

SMOKING AREA

TIERED SEATING PA

WITH SHADE

STRUCTURE
1770 IOWA AVENUE, SUITE 100
ECE
GARDEN

COMMUNITY
-GARDEN—
PA

PROJECT BOUNDARY
5' VIEW FENCE -

TUBULAR STEEL
I1Yr64116ti1 273,43

BUTLER ABRAMS
TRAIL

WESTERLY UNE OF COACHELLA

VALLEY WATER DISTRICT STORM

WATER CHANNEL
6' SLUMP
WALL
5' VIEW FENCE -

TUBULAR STEEL
\ \\.

ENLARGEMENT A,
\ SEE SHEET 4

ACCENT COBBLE
40 20 0 40
GRAPHIC SCALE: 1"=40'

CITY OF RANCHO MIRAGE

BUTLER ABRAMS
TRAIL

CONCEPTUAL LANDSCAPE CONSTRUCTION PLAN
39360 PETERSON ROAD

CROSSINGS ON PETERSON ROAD
LOCATED IN THE NE 1/4 OF THE SW 1/4 OF SECTION 2, TSS, R1 s=M g "AP SHEET
OF
SHEETS

CITY FILE NUMBER

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 39360 PETERS O ROAD

LANDSCAPE CONCEPT PLAN
8"x8"x16" CMU

SLUMP BLOCK WALL

MUTED /EARTH

TONE - BUILDER

SPECIFIED
O6' SLUMP BLOCK WALL
SCALE: NTS
5'-0" CLR. MIN.
16" x 16" PILASTER
WITH 6" CAP
26'-0

TUBULAR STEEL
O5' VIEW FENCE
SCALE: NTS
13'-0" 1. 13'-0"
24'-0" FACE OF CURB TO FACE OF CURB - VERIFY IN FIELD.

PRIMARY ACCESS GATE

ELEVATION VIEW FROM

OUTSIDE DEVELOPMENT

EOVEHICLE GATE
SCALE: NTS
OTYPICAL "E" LANE LAYOUT
F SCALE: NTS
5' -0" CLR. MIN.

OC SLUMP WALL GATE
SCALE: NTS
26'-0"
13'-0"
13'-0"
24'-0" FACE OF CURB TO FACE OF CURB - VERIFY IN FIELD.

S
6" MIN. CLR
4" ROLLED
CURB
L/a
LJ
NOTES:

1. CONTRACTOR SHALL PROVIDE COMPLETE

SHOP DRAWINGS AND/OR CUT SHEETS FOR

GATE(S), POSTS, HARDWARE, AND LATCHING
MECHANISMS.

2. CONTRACTOR SHALL FURNISH AND INSTALL ALL

EQUIPMENT NECESSARY FOR A COMPLETE,
FUNCTIONING GATE OPERATOR SYSTEM.

3. EMERGENCY VEHICLE STROBE DETECTOR

SHALL BE TOMAR STROBESWITCH, OR AS
APPROVED BY OWNER. WALL MOUNT PER
MANUFACTURER RECOMMENDATIONS.

CONTRACTOR SHALL FURNISH AND INSTALL ALL

EQUIPMENT NECESSARY FOR A COMPLETE,

FUNCTIONING EMERGENCY VEHICLE ACCESS

SYSTEM PER LOCAL CODE AND/OR FIRE
DEPARTMENT STANDARDS. ELECTRICAL

CONDUIT FOR STROBE DETECTOR SHALL BE

PLACED INSIDE OF WALL SO AS TO BE HIDDEN
FROM VIEW.
5'-0" CLR. MIN. 1,

OVIEW FENCE PEDESTRIAN GATE
SCALE: NTS
951.782.0707 1770 IOWA AVENUE, SUITE 100
rickengineering.com RIVERSIDE, CA 92507
RICK

CITY OF RANCHO MIRAGE

FENCE, WALL, AND GATE TYPICALS
39360 PETERSON ROAD

CROSSINGS ON PETERSON ROAD
LOCATED IN THE NE 1/4 OF THE SW 1/4 OF SECTION 2, T5S, R SBBM c SHEET
OF
SHEETS 7

CITY FILE NUMBER

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 2 ENLARGMENT A
39360 ,ETERSOIV ROA

LANDSCAPE CONCEPT PLAN

SITE ELEMENTS KEY
lO CONCRETE WALK 13 LANDSCAPE BOULDER
0 STABILIZED D.G. 14 DRY CREEK BED
O3 NATURAL TURF IS OUTDOOR GAMES
® SHADE TREES - PER PLANTING PLAN 16 ECE SENSORY GARDEN 0 OUTDOOR SEATING 17 COMMUNITY GARDEN
© AMPHITHEATER WITH SHADE SAIL Ig WATER FEATURE
0 NATURAL TURF 19 ACCENT PLANTING
O BENCH 20 PATIO PICNIC TABLES
O PICNIC TABLE TI. PATIO TABLES AND CHAIRS
10 TRASH / RECYCLING RECEPTACLE 22. BAR -B -DUE
I I PATIO BAR-B-QUE 0 SMOKING AREA
12 VIEW FENCE

MIX OF PLANTINGS TO

INCLUDE CALIFORNIA

NATIVES AND DESERT

ACCENT PLANTS

CLUSTERS OF

ORNAMENTAL GRASS

PLANTINGS

CLUSTERS OF LOW

GROWING GROUND COVER
20 10 0

ENLARGEMENT B

DESIGN THEME
20 GRAPHIC SCALE, 1"=20'
951-702-0707 1770 IOWA AVENUE, SUITE 100
rickengineering.com RIVERSIDE, CA 92507
R1 C K , 4 Ar, TA AFCOEN Y ETOCS'JNSAWS VEGAS OENVERS

CITY OF RANCHO MIRAGE

ENLARGEMENTS & SITE ELEMENTS
39360 PETERSON ROAD

CROSSINGS ON PETERSON ROAD
LOCATED IN THE NE 1/4 OF 1HE SW 1/4 OF SECTION 2, T5S, R5E SOON SHEET 4
OF
SHEETS 7

CITY FILE NUMBER

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ■R
pe\2_concept\*
m\projects \C20000\2
O
MA I GHLINt A - SEE SHtt I L-ZUL """""

PRELIMINARY TREE PALETTE

SYMBOL BOTANICAL NAME COMMON NAME
Quercus suber Cork Oak
Tipuana tipu Tipu Tree
Chitalpa X tashkentensis Chitalpa Tree
Prosopis glandulosa Honey Mesquite
Gieditsla triacanthos Honey Locust
Acacia stenophylla Shoestring Acacia L 24" Box 29
Parkinsonia X 'Desert Museum Desert Museum L 24" Box 49 Palo Verde
NOTE: TREE SIZES SHALL CONFORM TO THE
FOLLOWING MINIMUM MIX OF SIZES:
30% - 36" BOX
50% 24° BOX
20% 15 GALLON

WUCOLS SIZE QTY
L 36" Box 34
M 36" Box 60
L 24" Box 39
L 15 Gallon 62
L 24 Gallon 41
PROVIDED:
30% 36" BOX
53% 24" BOX
17% 15 GALLON
39360 PE'T'ERS
ROAD

LANDSCAPE CONCEPT PLAN
Miff" Mir F Nino. IOW IOW

PRELIMINARY PLANT PALETTE

SYMBOL BOTANICAL NAME
_ice:: ;E

COMMON NAME WUCOLS SIZE QTY

ACCENT PLANTING
Agave attenuata
Agave geminiflora
Agave weberii
Caesalpinia pulcherrima
Dasylirion wheelers
Fouquieria splendens
Hesperaloe parviflora
Muhlenbergia caplllarls
Pachycereus marglnatus
Perovskia atriplicifoiia
Yucca rigida
Foxtail Agave L 5 Gal 26
Twin -Flowered Agave L 5 Gal 9
Weber's Agave L 5 Gal 81
Red Bird of Paradise L 5 Gal 217
Desert Spoon L 5 Gal 132
Ocotillo VL 3 Cane Min. 7
Red yucca L 5 Gal 594
Pink Muhley M 1 Gal 276
Mexican Fencepost VL 15 Gal 31
Russian sage L 5 Gal 249
Blue Yucca L 5 Gal
NOTE: PLANT MATERIAL SHALL CONFORM TO THE FOLLOWING MINIMUM SHRUBS: 60% 5 GALLON SHRUBS, 40% 1 GALLON SHRUBS
GROUNDCOVER: TO HAVE 10% COVERAGE WITHIN 1 YEAR
PROVIDED:
64% 5 GALLON SHRUBS
34% 1 GALLON SHRUBS
40 20 0
40 80
)
PM i 13pµ TI/r, EII4i�!'� ✓ MSE TCO MPartr ^rii ettarl nal"CW.

PRELIMINARY PLANT PALETTE (CONTINUED)

SYMBOL BOTANICAL NAME COMMON NAME WUCOLS SIZE QTY
0 0
GRAPHIC SCALE: 1 "=40'

SCREENING SHRUBS
Leucophyllum'thunder cloud'
Ruellia brittoniana
Romneya coulteri
Senna artemisioides
Simmondsia chinensis

GROUNDCOVER
Baccharis pilularis
Convolvulus cneorum
Dalea greggii
Achillea millefolium
Texas Sage L 5 Gal 302
Mexican Petunia L 5 Gal
Matilija Poppy L 5 Gal 125
Feathery Cassia L 5 Gal 35
Jojoba L 5 Gal 18
Dwarf Coyote Bush L 1 Gal 200
bush moming glory L 1 Gal 175
trailing indigo bush L 1 Gal 252
Yarrow L 1 Gal 57
VINES
Bougainvillea 'Barbara Karst' Barbara Karst Bougainvillea M 5 Gal 8 Mascagnia macroptera Yellow Orchid Vine M 5 Gal 33

PRELIMINARY PLANT PALETTE (CONTINUED)
SYMBOL

DESCRIPTION
TURF
'Tifgreen 328' Bermuda Hybrid Sod, 19,316 SF
Overseeded w/ Perennial Rye
(October -May Installation)

TOTAL SQUARE FEET

HYDROSEED
Hydroseeded basin seed mix 14,129 SF
951-782-0707
rickengineering.com RIVERSIDE, CA 92507
1770 IOWA AVENUE, SUITE 100
R1 C `_ ^ANr4 GLAR' rAA0000NIXE TuI SONSAfAS VEARS
�. w uds of
DENVER

CITY OF RANCHO MIRAGE

PRELIMINARY PLANTING PLAN
39360 PETERSON ROAD

CROSSINGS ON PETERSON ROAD
LOCATED IN THE NE 1/4 OF THE SW 1/4 OF SECTION 2, MS, RSE,SBBM 94 SHEETS 7

CITY FILE NUMBER

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 39360 PE'T'ERSON ROAD

LANDSCAPE CONCEPT PLAN
rMngtiles\20006—LAS''
mirage\landscape \
g.com\projects \C20000\2000

PRELIMINARY TREE PALETTE

SYMBOL BOTANICAL NAME COMMON NAME

PRELIMINARY PLANT PALETTE

PRELIMINARY PLANT PALETTE (CONTINUED)

PRELIMINARY PLANT PALETTE (CONTINUED)
MATCHLINE A - SEE SHEET L-202
• :11
�y1

WUCOLS SIZE QTY
Quercus suber
Tipuana tipu
Chitalpa X tashkentensis
Prosopis glandulosa
Gleditsia triacanthos
Acacia stenophylla
Cork Oak
Tipu Tree
Chitalpa Tree
Honey Mesquite
Honey Locust
Shoestring Acacia
Parkinsonia X'Desert Museum Desert Museum
Palo Verde
NOTE: TREE SIZES SHALL CONFORM TO THE
FOLLOWING MINIMUM MIX OF SIZES:
30% - 36" BOX
50% 24" BOX
20% 15 GALLON
L 36" Box 34
M
L
L
L
L
36" Box 60
24" Box 39
15 Gallon 62
24 Gallon 41
24" Box 29
24" Box 49
PROVIDED:
30% 36" BOX
53% 24" BOX
17% 15 GALLON

SYMBOL BOTANICAL NAME

COMMON NAME WUCOLS SIZE QTY
•

ACCENT PLANTING
Agave attenuata
Agave geminiflora
Agave weberii
Caesalpinia pulcherrima
Dasylirion wheeleri
Fouquieda splendens
Hesperaloe parviflora
Muhlenbergia capillaris
Pachycereus marginatus
Perovskia atriplicifolia
Yucca rigida
Foxtail Agave L 5 Gal 26
Twin -Flowered Agave L 5 Gal 9
Weber's Agave L 5 Gal 81
Red Bird of Paradise L 5 Gal 217
Desert Spoon L 5 Gal 132
Ocotillo VL 3 Cane Min. 7
Red yucca L 5 Gal 594
Pink Muhley M 1 Gal 276
Mexican Fencepost VL 15 Gal 31
Russian sage L 5 Gal 249
Blue Yucca L 5 Gal -
NOTE: PLANT MATERIAL SHALL CONFORM TO THE FOLLOWING MINIMUM SHRUBS: 60% 5 GALLON SHRUBS, 40% 1 GALLON SHRUBS
GROUNDCOVER: TO HAVE 10% COVERAGE WITHIN 1 YEAR
PROVIDED:
64% 5 GALLON SHRUBS
34% 1 GALLON SHRUBS
40 20 0
40 80

SYMBOL BOTANICAL NAME

COMMON NAME WUCOLS SIZE QTY
a
0 6
120
GRAPHIC SCALE: 1"=40'

SCREENING SHRUBS
Leucophyllum'thunder cloud'
Ruellia brittoniana
Romneya coulteri
Senna artemisioides
Simmondsla chinensis

GROUNDCOVER
Baccharis pilularis
Convolvulus cneorum
Dalea greggii
Achillea millefolium
VINES
Bougainvillea 'Barbara Karst'
Mascagnia macroptera
Texas Sage L 5 Gal 302
Mexican Petunia L 5 Gal -
Matilija Poppy L 5 Gal 125
Feathery Cassia L 5 Gal 35
Jojoba L 5 Gal 18
Dwarf Coyote Bush L 1 Gal 200
bush moming glory L 1 Gal 175
trailing indigo bush L 1 Gal 252
Yarrow L 1 Gal 57
Barbara Karst Bougainvillea M 5 Gal 8
Yellow Orchid Vine M 5 Gal 33
SYMBOL

DESCRIPTION
TURF
'Tifgreen 328' Bermuda Hybrid Sod, 19,316 SF
Overseeded w/ Perennial Rye
(October -May Installation)

TOTAL SQUARE FEET

HYDROSEED
Hydroseeded basin seed mix 14,129 SF
6 RICK
951.782-0707 1770 IOWA AVENUE, SUITE 100
rickengineering.com RIVERSIDE, CA 92507
--. Q,E3O O4a,GE HIVERS,OE SAGHALIENUJ 3.\N LIA PO
:ANTA C,ARTA PHOENIX TUCSON LAS VEGAS DENVER

CITY OF RANCHO MIRAGE

PRELIMINARY PLANTING PLAN
39360 PETERSON ROAD

CROSSINGS ON PETERSON ROAD
LOCATED IN THE NE 1/4 Of THE SW 1/4 OF SECTION 2, T5S, R5E� SKIM SHEET
OF
SHEETS 7

CITY FILE NUMBER

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 39360 PETERSON 1-,OAD

LANDSCAPE CONCEPT PLAN
oronchomiroge\londscape\2co
MATCHLINE D - SEE SHEET L-204
ism LL A ,
J
■ 1

PRELIMINARY TREE PALETTE

SYMBOL BOTANICAL NAME COMMON NAME WUCOLS SIZE
Quercus suber Cork Oak L 36" Box
Tipuana tipu Tipu Tree M 36" Box
Chitalpa X tashkentensis Chitalpa Tree L
Prosopis glandulosa Honey Mesquite L
Gleditsia triacanthos Honey Locust
Acacia stenophylla Shoestring Acacia L
Parkinsonia X 'Desert Museum Desert Museum
Palo Verde
NOTE: TREE SIZES SHALL CONFORM TO THE
FOLLOWING MINIMUM MIX OF SIZES:
30% - 36" BOX
50% 24" BOX
20% 15 GALLON
L
QTY
34 60
24" Box 39
15 Gallon 62
24 Gallon 41
24" Box 29
24" Box 49
PROVIDED:
30% 36" BOX
53% 24" BOX
17% 15 GALLON

PRELIMINARY PLANT PALETTE

SYMBOL BOTANICAL NAME

COMMON NAME WUCOLS SIZE QTY
Q

ACCENT PLANTING
Agave attenuata
Agave geminiflora
Agave weberii
Caesalpinia pulcherrima
Dasylirion wheeleri
Fouquieria splendens
Hesperaloe parviflora
Muhlenbergia capillaris
Pachycereus marginalus
Perovskia atriplicifolia
Yucca rigida
Foxtail Agave L 5 Gal 26
Twin -Flowered Agave L 5 Gal 9
Weber's Agave L 5 Gal 81
Red Bird of Paradise L 5 Gal 217
Desert Spoon L 5 Gal 132
Ocotillo VL 3 Cane Min. 7
Red yucca L 5 Gal 594
Pink Muhley M 1 Gal 276
Mexican Fencepost VL 15 Gal 31
Russian sage L 5 Gal 249
Blue Yucca L 5 Gal
NOTE: PLANT MATERIAL SHALL CONFORM TO THE FOLLOWING MINIMUM SHRUBS: 60% 5 GALLON SHRUBS, 40% 1 GALLON SHRUBS
GROUNDCOVER: TO HAVE 10% COVERAGE WITHIN 1 YEAR
PROVIDED:
64% 5 GALLON SHRUBS
34% 1 GALLON SHRUBS
40 20 0
40 80
I,

PRELIMINARY PLANT PALETTE (CONTINUED)

SYMBOL BOTANICAL NAME

PRELIMINARY PLANT PALETTE

COMMON NAME WUCOLS SIZE QTY
0 GRAPHIC SCALE 1"=40'

SCREENING SHRUBS
Leucophyllum 'thunder cloud'
Ruellia brittoniana
Romneya coulteri
Senna artemisioides
Simmondsia chinensis

GROUNDCOVER
Baccharis pilularis
Convolvulus cneorum
Dalea greggii
Achilles millefolium
Texas Sage
Mexican Petunia
Matilija Poppy
Feathery Cassia
Jojoba
Dwarf Coyote Bush
bush morning glory
trailing indigo bush
Yarrow
L 5 Gal 302
L 5 Gal
L 5 Gal 125
L 5 Gal 35
L 5 Gal 18
L
L
L
L
VINES
Bougainvillea 'Barbara Karst' Barbara Karst Bougainvillea M Mascagnia macroptera Yellow Orchid Vine
M
1 Gal
1 Gal
1 Gal
1 Gal
200
175
252
57 5 Gal 8
5 Gal 33
SYMBOL
+ + +
■rrMill
i�rilrrrrrrrrl

DESCRIPTION
TURF
'Tifgreen 328' Bermuda Hybrid Sod,
Overseeded w/ Perennial Rye
(October -May Installation)

HYDROSEED
Hydroseeded basin seed mix
(CONTINUED)

TOTAL SQUARE FEET
19,316 SF
14,129 SF
951-782-0707 1770 IOWA AVENUE, SUITE 100
rickengineering.com RIVERSIDE, CA 92507
RICKA l 4`,l R T, PH'EN H=N C S GAS DENVER

CITY OF RANCHO MIRAGE

PRELIMINARY PLANTING PLAN
39360 PETERSON ROAD

CROSSINGS ON PETERSON ROAD
LOCATED IN THE NE 1/4 OF THE SW 1/4 OF SECTION 2, T5S, RSESBBM - 94

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 39360 PETERSON ROAD

LANDSCAPE CONCEPT PLAN

PRELIMINARY PLANT PALETTE

PRELIMINARY PLANT PALETTE (CONTINUED)

PRELIMINARY TREE PALETTE

SYMBOL BOTANICAL NAME COMMON NAME WUCOLS SIZE QTY
Quercus suber Cork Oak L 36" Box 34
Tipuana tipu Tipu Tree M 36" Box 60
Chitalpa X tashkentensis Chitalea Tree L 24" Box 39
Prosopls glandulosa Honey Mesquite L 15 Gallon 62
Gleditsia triacanthos Honey Locust L 24 Gallon 41
Acacia stenophylla Shoestring Acacia L 24" Box 29
Parkinsonia X'Desert Museum Desert Museum L 24" Box 49
Palo Verde
NOTE: TREE SIZES SHALL CONFORM TO THE
FOLLOWING MINIMUM MIX OF SIZES:
30% - 36" BOX
50% 24" BOX
20% 15 GALLON
PROVIDED:
30% 36" BOX
53% 24" BOX
17% 15 GALLON

SYMBOL BOTANICAL NAME

COMMON NAME WUCOLS SIZE QTY

ACCENT PLANTING
Agave attenuata
Agave geminiflora
Agave weberii
Caesalpinia pulcherrima
Dasylirion wheeleri
Fouquieria splendens
Hesperaloe parviflora
Muhlenbergia caplllaris
Pachycereus marginatus
Perovskia atriplicifolia
Yucca rigida
Foxtail Agave L 5 Gal 26
Twin -Flowered Agave L 5 Gal 9
Weber's Agave L 5 Gal 81
Red Bird of Paradise L 5 Gal 217
Desert Spoon L 5 Gal 132
Ocotillo VL 3 Cane Min. 7
Red yucca L 5 Gal 594
Pink Muhley M 1 Gal 276
Mexican Fencepost VL 15 Gal 31
Russian sage L 5 Gal 249
Blue Yucca L 5 Gal
NOTE: PLANT MATERIAL SHALL CONFORM TO THE FOLLOWING MINIMUM SHRUBS: 60% 5 GALLON SHRUBS, 40% 1 GALLON SHRUBS
GROUNDCOVER: TO HAVE 10% COVERAGE WITHIN 1 YEAR
PROVIDED:
64% 5 GALLON SHRUBS
34% 1 GALLON SHRUBS
40 20 0
N
40 80

SYMBOL BOTANICAL NAME

COMMON NAME WUCOLS SIZE QTY
0 ®A
0 GRAPHIC SCALE: I"=40'

SCREENING SHRUBS
Leucophyllum 'thunder cloud'
Ruellia brittoniana
Romneya coulteri
Senna artemisioides
Simmondsia chlnensis

GROUNDCOVER
Baccharis pilularis
Convolvulus cneorum
Dalea greggii
Achillea millefolium
Texas Sage L 5 Gal 302
Mexican Petunia L 5 Gal
Matilija Poppy L 5 Gal 125
Feathery Cassia L 5 Gal 35
Jojoba L 5 Gal 18
Dwarf Coyote Bush
bush moming glory
trailing indigo bush
Yarrow
L
L
L
L
1 Gal
1 Gal
1 Gal
1 Gal
200
175
252
57 VINES
Bougainvillea 'Barbara Karst' Barbara Karst Bougainvillea M 5 Gal 8 Mascagnia macroptera Yellow Orchid Vine M 5 Gal 33
RICK
951-782-0707 1770 IOWA AVENUE, SUITE 100
rlckenglneering.com RIVERSIDE, CA 92507
01E30 ORANGE RIVERSIDE SAOIWAMEN fO SAN LUIS OBISPO
3ANTA PHOENIX TUCSON 1AS VEGAS DENVER

PRELIMINARY PLANT PALETTE (CONTINUED)
SYMBOL

DESCRIPTION
TURF
'Trfgreen 328' Bermuda Hybrid Sod,
Overseeded w/ Perennial Rye
(October -May Installation)

TOTAL SQUARE FEET
19,316 SF

HYDROSEED
Hydroseeded basin seed mix 14,129 SF
8 CITY OF RANCHO MIRAGE

PRELIMINARY PLANTING PLAN
39380 PETERSON ROAD

CROSSINGS ON PETERSON ROAD
LOCATED IN THE NE 1/4 OF THE SW 1/4 OF SECTION 2, T55, 85 SHEET
OF
SHEETS 7

LIGHTING FIXTURE LEGEND
ro a a7
. 1l
• r
r
•
94 990
LJ —,1
X2.11. • •
:1 rN Pi j
h 'a
O ❑
•
SCALE: 1' = 20'-C'

PHOTOMETRIC SITE PLAN I I
•
66W LEp TYPE III POLE IIGHi
hl-( NIMM RLTI.2B E-WRHSTE -..

60.3KT--"-UNV
fiOW LED TYPE IV PO LE LIGHT
ON A i4FT POLE -WITH STEP DIM.

KIMp ALTt-2B460.3KT--"-UNV
Y( 43WLEDTYPE II POLE LIGHT
�1-L ON A lEFT POLE- BILs.BVEP DIM.

ANN PROS' -]DSO WMA590
43W LED TYPE IV POLE LIGHT
ON A lEET POLE - WITH STEP DIM
APLN PROS-••-3040.RLS.BPS-WMA590
y,_,`( 3W LEO TYPE II POLE LIGHT
Tl:( ONA i1FTPOLE-WITNSTEPOIM.

AALp PROS'•-]030BLSBPSWMA59D
EVE 25W LED TYPE III POLE LIGHT
'T` ONAIIETPOLE-WDHSTEPDIM.

PALM PROS-•'-3030BLSBPSWMp59D
01W LEO TYPE IV POLE LIGHT
ON A 11FT POLE WITH STEP DIM.

AALp PROS "-9030-BL9�BPSWMA59p
26W LEO BOLLARD- 36' TALL
GAROCOS PBL-36-14L-450-W W-G2-3-UNV
4 LEO BOG BACK SPLASH LIGHT
S.5' OIA-3000' K

LEO TRASH ENCLOSURE LIGKT
.TSHX 5.5W-S000'K
LEO TIER MOUNT LIGHT - 3000' K
gNOVER(' B4130LED-BLWOA-11-3000K

LED STRING LIGHT
COIJ UGHTN MI2000-CA-LE02TK-GSF-WET
HARD WIRE -120V.
® LEO00' K CARPORT LIGHT (AFT) WET
30 (Tit 9
16W. LED WALL LIGHT -REFER TO BUILDING

SHEETS AND LIGHTING FIXTURE SCHEDULE
HANOVERR 8411LEOS -11-3000K
MOUNTED AT T-.0' ABOVE FINISH SURFACE

ELECTRICAL DEVICE LEGEND
$ SINGLE POLE SWITCH

IIII WR RATED-GFCIPROTECTED RECEPTACLE
Wp WI WEATHERPROOF COVER
• JUNCTION BOX

CD UNDERGROUND PULL BOX

ELECTRICAL PANEL

O TRANSFORMER
❑M GATE MOTOR
G?

IRRIGATION CORTROLER

EVCHARGER

FUTURE EV CHARGER

ELECTRICAL KEY NOTES
LI THIS FIXTURE TO BE MOUNTED ON A ]0' RAISED FOOTING
• THIS FIXTURE TO BE IN DIAMOND CUTOUT WITHIN PARKING STALL

CANDELA
—ENGINEERING

LIGHTING DESIGN I ELECTRICAL ENGINEERING
27201 Calle Juanita
Dana POinL U 92624
PH. 949.201.1333
candeLaengineering.Tom
DATE: 09/11/2024
STAMP.

REVISIONS:

PETERSON ROAD
CLIENT:

BLIEU

COMPANAIES
SHEET TITLE:

PHOTOMETRIC

SITE PLAN
SHEET NUMBER:

EP1
1-945
PRO1.40 24-076

LIGHTING FIXTURE LEGEND

0.0 +0.0 0.0 0.0 +0.0 +0.0 00 0.0 +00 +0.0 0.0 0.0 +0.0 0.0 +00 0.0 +0.0 00 0.0 +0.0 0.0 +00 0.0 +0,0 0.0 0.0_-40.0.. +0.0 0.0 oa 0.0 +00 +0.0 0.0 0.0 +0.0 +0.0 +0.0 +0o 00-- 0.0'-00 0.0. +00 +0-0 +0.0 40.0 X0.9
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33- 9

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2.4 -.+1.1 0.8 23, 2e. 2.0
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3.8 - 49.6 +1.8 +0.9 +1.2 +5.3 +15.1

3.3. .5.4- +2.0 +1.1 4.5 +4.6 N+93
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K 40 RLT%z Le .ROa ' 099 DIM.

BOW LEO TYPE IV POLE LIGHT
8160 ALTI-OSL.90.3K7H-UNV DIM.
43W LED TYPE II POLE LIGHT
ON A IOFT POLE WITH STEP 0174
PALM PROS-" 3030 BLS BP9 WMA590
4JW LEO ttPE IV POLE LIGHT
ON AIR0S .E WITHSTEP DIM.

PALp PR09--" 9030 BLS BP9 WMA590
860 LEO TYPE II POLELGHT
ONNAIIFTPOLE WTHNHEPOIM.

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25W LEO TYPE I I I POLE SOME
ON A 11FT POLE- WITH STEP DIM.

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ONAPROSO]p.p TISTEP DIM.

BLS�BPS-WMA59O
26W LEO BOLLARD -a6 -TALL
AROCD0 PBL38-14L-350-W W-G2-3UNV
LED 640 BACK SPLASH LIGHT

3.5• PIA- 3000• K

LED TRASH ENCLOSURE LIGHT

5.75'HX5.SW- 3000'K
LED TIER MOONT LIGHT- 3000'
HANOVER,/ B4130LEDULK-OA-11-3000N

ED STRING LIGHT
CALI LIGHTN ML00004:A-LE02.7K-GSE-WET
HARD WIRE -1208.

LE CARPORT LIGHT 14F-11 WET
3000,
18W LEO WALL LIGHT- REFER TO BUILDING

SHEETS AND LIGHTING FIXTURE SCHEDULE
HANOVERN 04101LED.BLK-OA-11-3000K
MOUNTED AT 730' ABOVE FINISH SURFACE

ELECTRICAL DEVICE LEGEND

SINGLE POLE SWITCH
V713 RATED - GFCI PROTECTED RECEPTACLE
. V713WP WI WEATHERPROOF COVER
0 JUNCTION BOX
aL UNDERGROUND PULL BOX

ELECTRICAL PANEL
01 TRANSFORMER

E GATE MOTOR
14 IRRIGATION CONTROLER
▪ EV CHARGER
a CHARGER

ELECTRICAL KEY NOTES
O
0 THIS FIXTURE TO BE MOUNTED ON A 30' RAISED FOOTING.

THIS FIXTURE TO BE IN DIAMOND CUTOUT WITHIN PARWNG STALL

CANDELA
-ENGINEERING-

LIGHTING DESIGN I ELECTRICAL ENGINEERING
27201 Calle Juanita
Dana Point CA 92624
PH. 949201.1333
candela engineenng.cono
DATE, 09/11/2024
REVISIONS:

PETERSON ROAD
CLIENT:

BLIEU

COMPANAIES

SHEET TITLE

PHOTOMETRIC

SITE PLAN
SHEET NUMBER:

EP1.1
1-946
SCALE:. 1'=20'.0'
PHOTOMETRIC SITE PLAN i
P701.14 34-076

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