Rancho Mirage City Council
February 20, 2025

SUBSURFACE CONDITIONS

Subsurface Materials

Earth materials encountered during our subsurface investigation consist of Quaternary alluvium. The mapped native materials are identified as Quaternary (Holocene), alluvial sand and gravel of valley areas. The alluvium consists of fine to coarse-grained sands and gravelly sands.

Alluvial materials were encountered during our surface investigation. In the alluvium consists of light brown to light gray to gray, dry, medium dense to very dense, silty sands and sands.

Groundwater

Groundwater was not observed during our exploration to a maximum depth of 20 feet below the existing grade. Groundwater conditions may vary across the site due to stratigraphic and hydrologic conditions, and may change over time as a consequence of seasonal and meteorological fluctuations, or activities by humans at this site and nearby sites. However, based on the above findings, groundwater is unlikely to impact the proposed development.

GEOLOGIC HAZARDS

Faulting and Seismicity

The site is not located within an Alquist-Priolo Earthquake Fault Zone, and no known active faults are shown on the reviewed geologic maps crossing the site, however, the site is located in the seismically active region of Southern California. The nearest known active fault is the San Andreas fault system, which is located approximately 3.7 miles from the subject site.

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Liquefaction and Seismic Settlement

Liquefaction occurs when the pore pressures generated within a soil mass approach the effective overburden pressure. Liquefaction of soils may be caused by cyclic loading such as that imposed by ground shaking during earthquakes.

The increase in pore pressure results in a loss of strength, and the soil then can undergo both horizontal and vertical movements, depending on the site conditions. Other phenomena associated with soil liquefaction include sand boils, ground oscillation, and loss of foundation bearing capacity. Liquefaction is generally known to occur in loose, saturated, relatively clean, fine-grained cohesionless soils at depths shallower than approximately 50 feet. Factors to consider in the evaluation of soil liquefaction potential include groundwater conditions, soil type, grain size distribution, relative density, degree of saturation, and both the intensity and duration of ground motion.

Based on our review of the County of Riverside, Map My County website, the site is situated within an area identified to having a moderate susceptibility to liquefaction, however, based on the lack of shallow groundwater, it is our professional opinion that liquefaction potential is low.

Landslides

Based on our review of the referenced geologic maps, literature, topographic maps, aerial photographs, and our subsurface evaluation, no landslides or related features underlie or are adjacent to the subject site. Due to the relatively level nature of the site and surrounding areas, the potential for landslides at the project site is considered low.

Flooding

The Federal Emergency Management Agency (FEMA) has prepared flood insurance rate maps (FIRMs) for use in administering the National Flood Insurance Program. Based on our review of the FEMA flood map, the site is located in an Area of Minimal Flood Hazard (Zone X).

Tsunami and Seiches

Tsunamis are waves generated by massive landslides near or under sea water.

The site is not located on any State of California Tsunami Inundation Map for Emergency Planning. The potential for the site to be adversely impacted by earthquake-induced tsunamis is considered to be negligible because the site is located several miles inland from the Pacific Ocean shore, at an elevation exceeding the maximum height of potential tsunami inundation.

Seiches are standing wave oscillations of an enclosed water body after the original driving force has dissipated. The potential for the site to be adversely 9-257

impacted by earthquake-induced seiches is considered to be negligible due to the lack of any significant enclosed bodies of water located in the vicinity of the site.

GEOTECHNICAL ENGINEERING FINDINGS

Expansive Soil

Based on our evaluation, laboratory testing and experience with similar material types, the soils encountered near the ground surface at the site exhibit a very low expansion potential.

Hydroconsolidation

Based on our laboratory test results, and the loose nature of the upper approximately 3 feet of the site soils, the potential for hydrocollapse settlement to affect the proposed structures should be considered low to moderate. Grading recommendations to minimize hydroconsolidation are provided in this report.

Soil Corrosion

The potential for the on-site materials to corrode buried steel and concrete improvements was evaluated. Laboratory testing was performed on representative soil samples to evaluate pH, minimum resistivity, and soluble chloride and sulfate contents. The results of our corrosivity testing is presented within Appendix B of this report. General recommendations to address the corrosion potential of the on-site soils are provided below. Imported fill materials, if used, should be tested to evaluate whether their corrosion potential is more severe than those assumed.

Structural Concrete

Laboratory tests indicate that the potential of sulfate attack on concrete in contact with the on-site soils is “negligible” or “S0” exposure in accordance with ACI 318, Table 19.3.1.1. Therefore, restriction on the type of cement, water to cement ratio, and compressive strength is not required.

The aforementioned recommendations in regards to concrete are made from a soils perspective only. Final concrete mix design is beyond our purview. All applicable codes, ordinances, regulations, and guidelines should be followed in regard to the designing a durable concrete with respect to the potential for sulfate exposure from the on-site soils and/or changes in the environment.

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Ferrous Metal

The results of the laboratory chemical tests performed on a sample of soil collected within the site indicate that the on-site soils are moderately corrosive to ferrous metals. Consequently, metal structures which will be in direct contact with the soil (i.e., underground metal conduits, pipelines, metal sign posts, etc.) and/or in close proximity to the soil (wrought iron fencing, etc.) may be subject to corrosion. The use of special coatings or cathodic protection around buried metal structures has been shown to be beneficial in reducing corrosion potential.

Laboratory tests reveal a low chloride level, which indicates that the onsite soil is considered non-corrosive toward reinforcing steel. The laboratory testing program performed for this project does not address the potential for corrosion to copper piping. In this regard, a corrosion engineer should be consulted to perform more detailed testing and develop appropriate mitigation measures (if necessary).

The above discussion is provided for general guidance in regards to the corrosiveness of the on-site soils to typical metal structures used for construction.

Detailed corrosion testing and recommendations for protecting buried ferrous metal and/or copper elements are beyond our purview. If detailed testing is required, a corrosion engineer should be consulted to perform the testing and develop appropriate mitigation measures.

Excavation Characteristics

The majority of the soil materials underlying the site can be excavated with excavators and other conventional grading equipment.

Shrinkage

The shrinkage factor for earthwork is expected to range from 5 to 10 percent for the site soils. This estimate is based on a compactive effort to achieve an average relative compaction of 90 percent and may vary with contractor means and methods and actual comp active efforts. Subsidence is estimated to be approximately 0.20 feet. Losses from site clearing and removal of existing site improvements may affect earthwork quantity and should be considered.

Site Infiltration

Site infiltration testing has not been performed as part of the scope of this report due to the absence of the location of the proposed retention basins and anticipated depth of infiltration, however, for preliminary design and based on the gradation of the onsite soils, we have estimated a preliminary infiltration rate of

1.5 inches per hour may be used for conceptual design. Final design of the 9-259

retention basins should be based on actual infiltration testing perform at the planned location of the retention basins and anticipated depth of infiltration.

GEOTECHNICAL ENGINEERING CONLUSIONS AND RECOMMENDATIONS

Conclusions

Based on the results of our field exploration and engineering analyses, it is our opinion that the proposed development is feasible from a geotechnical standpoint, provided that the recommendations in this report are incorporated into the design plans and are implemented during construction.

Based on the geotechnical findings, the following is a summary of our conclusions:

• The proposed structure may be supported on a shallow
spread/continuous footing foundation system underlain by engineered fill.
• Groundwater is not anticipated to directly impact the planned precise grading or during the installation of shallow underground utilities.
• The site is not located within a fault zone, however, the site will experience strong ground shaking due to it’s proximity to the San Andreas fault.
• Based on the lack of shallow groundwater and relatively dense nature of the subsurface soil, the liquefaction potential is considered low.
• The magnitude of total static settlements beneath the structure is expected to be less than 1.0 inch, with differential settlement on the order of ½ -inch over a span of 30 feet.
• The on-site soils has a negligible sulfate exposure to concrete (i.e., as defined by the CBC) and reinforcement.

Our geotechnical engineering analyses performed for this report were based on the earth materials encountered during the subsurface exploration for the site. If the design substantially changes, then our geotechnical engineering recommendations would be subject to revision based on our evaluation of the changes. The following sections present our conclusions and recommendations pertaining to the engineering design for this project.

Site Preparation

Site preparation should begin with the removal of utility lines, asphalt, concrete, vegetation, and other deleterious debris from areas to be graded. Tree stumps 9-260

and roots should be removed to such a depth that organic material is generally not present. Clearing and grubbing should extend to the outside edges of the proposed excavation and fill areas. We recommend that unsuitable materials such as organic matter or oversized material be selectively removed and disposed offsite. The debris and unsuitable material generated during clearing and grubbing should be removed from areas to be graded and disposed at a legal dump site away from the project area.

Remedial Grading

Due to the dry / loose nature of the near surface soils, we recommend that the upper 3 feet of the site soils be removed and recompacted to achieve a uniform blanket of properly moisture conditioned and compacted fill material prior to placement of new fill or new foundation.

It should be noted that the recommendations provided herein are based on our subsurface exploration and knowledge of the on-site geology. Actual removals may vary in configuration and volume based on observations of geologic materials and conditions encountered during grading. The bottom of all corrective grading removals should be observed by a representative of NTS to verify the suitability of in-place soil prior to performing scarification and recompaction.

Remedial grading recommendations are outlined below.

Fill Areas:

Areas to receive structural fill should be prepared by removing organic growth from the pad surface and other existing improvements. These areas should then be moisture conditioned to at least 2 percent above optimum to a depth of 3 feet below the existing grade, and should be compacted to achieve 90 percent relative compaction. A representative of NTS should be onsite to determine the actual depth of removal and perform compaction testing to verify the required moisture compaction is achieved in the field. Fill placed above the existing grade should be placed in accordance with the Compacted Fill section of this report.

Cut Areas:

Areas that are planned to be cut should be thoroughly watered after the proposed cuts are made to obtain a moisture content that is 2 percent above optimum moisture content to a depth of 3 feet below the finish grade. The moisture conditioned soil should be compacted to at least 90 percent relative compaction. Wherever a building pad spans a cut/fill transition, then the building pad area should be overexcavated to a depth of 3 feet below the footing and recompacted to achieve a uniform blanket of compacted fill.

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Building Pads

In order to create a firm and stable platform on which to construct the new building pads, we recommend the following:

• The proposed building pads should be excavated to a depth of at least 2 feet from finish rough grade.
• The bottom of the over excavation should then be scarified to a depth of at least 8 inches, thoroughly flooded to raise the moisture content of the underlying soils to at least 2 percent above optimum moisture content, and should be recompacted using heavy vibratory compaction equipment prior to placement of any fill.
• Following the approval of the over-excavation bottom by a representative of NTS, the onsite material may be used as fill material to achieve the planned pad grade.
• The fill material should then be placed in 6- to- 8-inch-thick lifts, moisture conditioned to near optimum moisture content and compacted to achieve 90 percent relative compaction.

Streets Improvement

In order to create a firm and stable platform on which to construct the new vehicular pavement, we recommend the following:

• The proposed pavement should be excavated to the planned subgrade (i.e., bottom of aggregate base for pavement).
• The bottom of the excavation should then be scarified to a depth of 12 inches below the planned subgrade.
• The bottom of the over excavation should then be scarified to a depth of at least 6 inches, moisture conditioned to 2 percent above optimum moisture content and recompacted to at least 90 percent relative compaction as determined in accordance with ASTM D1557.
• Following the approval of the over-excavation bottom by a representative of NTS, the onsite material may be used as fill material to achieve the planned pad grade.
• The fill material should then be placed in 6- to- 8-inch-thick lifts, moisture conditioned to near optimum moisture content and compacted to achieve 90 percent relative compaction.

If the existing loose fill materials are found to be disturbed to depths greater than the proposed remedial grading, then the depth of over-excavation and re- compaction should be increased accordingly in local areas as recommended by a representative of NTS.

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The zones of compaction should extend at least 5 feet outside the perimeter of the building pads, and may change based on actual side conditions during grading and proposed elevations of the final approved grading plan.

Materials for Fill

On-site soils with an organic content of less than 3 percent by volume (or 1 percent by weight) are suitable for use as fill. Soil material to be used as fill should not contain contaminated materials, rocks, or lumps over 6 inches in largest dimension, and not more than 40 percent larger than ¾ inch. Utility trench backfill material should not contain rocks or lumps over 3 inches in largest dimension. Larger chunks, if generated during excavation, may be broken into acceptably sized pieces or may be disposed offsite.

Any imported fill material should consist of granular soil having a “very low” expansion potential (that is, expansion index of 20 or less). Import material should also have low corrosion potential (that is, chloride content less than 500 parts per million [ppm], soluble sulfate content of less than 0.1 percent, and pH of

5.5 or higher). Materials to be used as fill should be evaluated by a representative of NTS prior to importing or filling.

Compacted Fill

Prior to placement of compacted fill, the contractor should request an evaluation of the exposed excavation bottom by NTS. Unless otherwise recommended, the exposed ground surface should then be scarified to a depth of at least 6 inches and watered or dried, as needed, to achieve generally consistent moisture contents approximately 2 percent above the optimum moisture content. The scarified materials should then be compacted to 90 percent relative compaction in accordance with the latest version of ASTM Test Method D1557.

Compacted fill should be placed in horizontal lifts of approximately 6 to 8 inches in loose thickness. Prior to compaction, each lift should be watered or dried as needed to achieve near optimum moisture condition, mixed, and then compacted to a relative compaction of 90 percent as evaluated by ASTM D1557. Successive lifts should be treated in a like manner until the desired finished grades are achieved.

Personnel from NTS should observe the excavations so that any necessary modifications based on variations in the encountered soil conditions can be made. All applicable safety requirements and regulations, including CalOSHA requirements, should be met.

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Temporary Excavations

Temporary excavations for the demolishing, earthwork, footing and utility trench are expected. We anticipate that unsurcharged excavations with vertical side slopes less than 3 feet high will generally be stable; however, sloughing of cohesionless sandy materials encountered at the site should be expected.

Where the space is available, temporary, unsurcharged excavation sides over 3 feet in height should be sloped no steeper than an inclination of 1.5H:1V (horizontal:vertical).Where sloped excavations are created, the tops of the slopes should be barricaded so that vehicles and storage loads do not encroach within 10 feet of the top of the excavated slopes. A greater setback may be necessary when considering heavy vehicles, such as concrete trucks and cranes. NTS should be advised of such heavy vehicle loadings so that specific setback requirements can be established. If the temporary construction slopes are to be maintained during the rainy season, berms are recommended to be graded along the tops of the slopes in order to prevent runoff water from entering the excavation and eroding the slope faces. Where space for sloped excavations is not available, temporary shoring may be utilized.

Personnel from NTS should observe the excavation so that any necessary modifications based on variations in the encountered soil conditions can be made. All applicable safety requirements and regulations, including CalOSHA requirements, should be met.

Seismic Design

Based on our subsurface investigation, the site is designated as Site Class D (“stiff soil” soil profile). The seismic design parameters based on ASCE 7-16 and 2022 CBC are listed in the following table.

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2022 CBC and ASCE 7-16 Seismic Design Parameters
(To be utilized as per the requirements of Section 11.4.8 of ASCE 7-16) Seismic Item Design
Value
2016 ASCE 7-16 or
2019 CBC Reference
Site Class based on soil profile (ASCE 7-16 Table

20.3-1) D(a) ASCE 7-16 Table 20.3-1
Short Period Spectral Acceleration Ss 1.779(a) CBC Figures 1613.2.1 (1-8) 1-sec. Period Spectral Acceleration S1 0.739(a) CBC Figures 1613.2.1 (1-8) Site Coefficient Fa (2019 CBC Table 1613.2.3(1)) 1.000(a) CBC Table 1613.2.3 (1) Site Coefficient Fv (2019 CBC Table 1613.2.3(2)) 1.700(b) CBC Table 1613.2.3 (2) Short Period MCE* Spectral Acceleration SMS
SMS = Fa Ss 1.779(a) CBC Equation 16-36
1-sec. Period MCE Spectral Acceleration SM1
SM1 = Fv S1

1.256(b) CBC Equation 16-37
Short Period Design Spectral Acceleration SDS
SDS = 2/3SMs 1.186(a) CBC Equation 16-38
1-sec. Period Design Spectral Acceleration SD1
SD1 = 2/3SM1

0.838(b) CBC Equation 16-39
Short Period Transition Period TS (sec)
TS = SD1/SDS

0.707(b) ASCE 7-16 Section 11.4.6
Long Period Transition Period Tl (sec) 8(b) ASCE 7-16 Figures 22-14 to 22-17 MCE(c) Peak Ground Acceleration (PGA) 0.773(a) ASCE 7-16 Figures 22-9 to 22-13 Site Coefficient FPGA (ASCE 7-16 Table 11.8-1) 1.100(a) ASCE 7-16 Table 11.8-1 Modified MCE(c) Peak Ground Acceleration
(PGAM) 0.850(a) ASCE 7-16 Equation 11.8-1

(a) Design Values Obtained from USGS Earthquake Hazards Program website that are based on the ASCE-7-16 and 2022 CBC and site coordinates of N33.7939221o and W116.3984606 o. (b) Design Values Determined per ASCE Table 11.4-2 and CBC Equations 16-36 through 16-39. (c) MCE: Maximum Considered Earthquake.

Since the Site Class is designated as D and the S1 value is greater than or equal to 0.2, the 2022 CBC requires either a site-specific seismic hazard analysis per Section 21.2 of ASCE 7-16 or the application of Exception 2 of Section 11.4.8 of ASCE 7-16. The project structural engineer should apply all requirements of Section 11.4.8 of ASCE 7-16 to determine if increases to the seismic response coefficient (i.e. increases to the loading of the structure) are required.

It should be recognized that much of southern California is subject to some level of damaging ground shaking as a result of movement along the major active (and potentially active) fault zones that characterize this region. Design utilizing the 2022 CBC is not meant to completely protect against damage or loss of function.

Therefore, the preceding parameters should be considered as minimum design criteria.

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Foundation Design and Construction
A shallow foundation system may be used for support of the proposed buildings, provided that all the footings are placed on engineered fill prepared as described in the “Remedial Grading” section of this report. Our geotechnical foundation design parameters are presented in the table below:

Foundation Design Parameters
Bearing Material
Engineered Fill
Minimum Footing Size
Width: 12 inches
Depth: 18 inches below the lowest adjacent soil
grade
Minimum Footing
Reinforcement
Footings reinforcement should consist of at least four No. 4 bars (two on top and two on bottom).
Final reinforcement should be determined by the
project structural engineer.

Allowable Bearing Capacity
2,000 psf for the minimum footing size given above.
The above value may be increased by 1/3 for
temporary loads such as wind or earthquake.

Static Settlement
Total static settlement of 1 inch with differential
settlement estimated to be approximately ½ inch over
a span of 40 feet
Allowable Lateral Passive
Resistance •300 pcf (equivalent fluid pressure)
Allowable Coefficient of
Friction •0.35
Slab-On-Grade Design and Construction
The slab-on-grade should be designed and constructed with the minimum recommendations presented below, however, final design of the slab should be determined by the project structural engineer.

Slab Thickness: Slab thickness and final reinforcement of the slab-on- grade are contingent on the recommendations of the structural engineer or architect. Based on our findings, a modulus of subgrade reaction of approximately 100 pci may be used in concrete slab design for the expected very low expansion subgrade. The slab should be designed to sufficiently support both dead and live loads and account for variation in soil conditions at the completion of rough grading.
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Minimum Slab Reinforcement: Minimum slab reinforcement shall not be less than No. 4 bars placed at 16 inches on center. Welded wire mesh is not recommended. Care should be taken to position the reinforcement bars in the center of the slab.

Slab Subgrade:

• The upper 24 inches of the on-site soil encountered at the slab subgrade should be moisture conditioned to near optimum moisture content and compacted to a minimum relative compaction of compacted to 90 percent relative compaction in accordance with the latest version of ASTM D1557.

• A moisture vapor retarder should be placed in accordance with the “Moisture Vapor Retarder” section below.

Pole Foundations

It is expected that the canopy structures and light poles will be supported on pole foundations. As a minimum, the pole foundations should be at least 18 inches in diameter and at least 4 feet deep; however, the actual dimensions should be determined by the project structural engineer based on the following design parameters.

Bearing Materials: The pole foundations may bear into competent native soils approved by a representative from NTS.

Bearing Values: End-bearing capacity may be combined to determine the allowable bearing capacities of the pole foundations. An allowable bearing pressure of 3,000 pounds per square foot (psf) may be used for pole foundations at least 18 inches in diameter and embedded a minimum of 4 feet below the lowest adjacent grade.

Lateral Load Design: Lateral loads may be resisted by passive resistance within the adjacent earth materials. For passive resistance, an allowable passive earth pressure of 300 pounds per foot of pile diameter per foot of depth into competent bearing material may be used; however, passive resistance should be disregarded within the upper foot due to possible disturbance during drilling. The passive resistance value may be applied over an area equivalent to two pile diameters.

Moisture Vapor Retarder

A vapor retarder, such as a 15-mil-thick moisture vapor retarder that meets the requirements of ASTM E1745 Class C (Stego Wrap or equivalent) should be placed directly over the prepared soil subgrade to provide protection against 9-267

vapor transmission through concrete floor slabs thatare anticipated to receive carpet, tile or other moisture sensitive coverings. The use of moisture vapor retarder should be determined by the project architect. At minimum, the vapor retarder should be installed as follows:

o Per the manufacture’s specifications as well as with the applicable recognized installation procedures such as ASTM E1643;
o Joints between the sheets and the openings for utility piping should be lapped and taped. If the barrier is not continuously placed across footings/ribs, the barrier should at minimum be lapped into the side of the footing/rib trenches down to the bottom of the trench; and, o Punctures in the vapor retarder should be repaired prior to concrete placement.

It should be noted that the moisture retarder is intended only to reduce moisture vapor transmissions from the soil beneath the concrete and is consistent with the current standard of the industry in the building construction in Southern California. It is not intended to provide a “waterproof” or “vapor proof” barrier or reduce vapor transmission from sources above the retarder (i.e., concrete). The evaluation of water vapor from any source and its effect on any aspect of the proposed building space above the slab (i.e., floor covering applicability, mold growth, etc.) is beyond our purview and the scope of this report.

Utility Trench Backfill Considerations

New utility line pipeline trenches should be backfilled with select bedding materials beneath and around the pipes (pipe zone) and compacted soil above the pipe bedding. Recommendations for the types of the materials to be used and the proper placement of these materials are provided in the following sections.

Pipe Zone (Bedding and Shading)

The pipe bedding and shading materials should extend from at least 6 inches below the pipes to at least 12 inches above the crown of the pipes. Pipe bedding and shading should consist of either clean sand with a sand equivalent (SE) of at least 30, or crushed rock. If crushed rock is used, it should consist of ¾-inch crushed rock that conforms to Table 200-1.2.1 (A) of the 2022 “Greenbook.” Pipe bedding and shading should also meet the minimum requirements of the City of Los Angeles. If the requirements of the City are more stringent, they should take precedence over the geotechnical recommendations. Sufficient laboratory testing should be performed to verify the bedding and shading meets the minimum requirements of the Greenbook and City of Rancho Mirage grading codes.

Granular pipe bedding and shading material should be properly placed in thicknesses not exceeding 3 feet, and then sufficiently flooded or jetted in place. 9-268

Crushed rock, if used, should be capped with filter fabric (Mirafi 160N, or equivalent; Mirafi 140N filter fabric is suitable if available) to prevent the migration of fines into the rock.

Trench Backfill

All existing soil material within the limits of the site are considered suitable for use as trench backfill above the pipe bedding and shading zone if care is taken to remove all significant organic and other decomposable debris, moisture condition the soil materials as necessary, and separate and selectively place and/or stockpile any inert materials larger than 6 inches in maximum diameter.

Imported soils are not anticipated for backfill since the on-site soils are suitable.

However, if imported soils are used, the soils should consist of clean, granular materials with physical and chemical characteristics similar to or better than those described herein for on-site soils. Any imported soils to be used as backfill should be evaluated and approved by NTS prior to placement.

Soils to be used as trench backfill should be moistened, dried, or blended as necessary to achieve near optimum moisture content, placed in lifts which, prior to compaction shall not exceed the thickness specified in Section 306-12.3 of the 2018 “Greenbook” for various types of equipment, and mechanically compacted/densified to at least 90 percent relative compaction as determined by ASTM Test Method D 1557. Jetting is not permitted in this trench zone.

No rock or broken concrete greater than 6 inches in maximum diameter should be utilized in the trench backfills.

Asphalt Concrete Pavement Design

In accordance with Chapter 600 of the Caltrans Highway Design Manual, we have performed pavement structural design utilizing assumed traffic indices (TI) of 5.5 and 6.0 and assumed R-value of 30. Based on our analysis, we have developed the pavement structural sections presented in the following table. We note that the assumed TI’s should be reviewed by a traffic engineer to confirm their applicability to the project. Additionally, the R-value testing should be performed at the completion of rough grading of the roadways to confirm the pavement thickness provided herein.

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Asphalt Concrete Pavement Structural Sections

Location
Traffic
Index
Asphalt
Concrete
(in.)
Aggregate Base
(in.)*
Driveways 5.5 4.0 5.0

Private Streets 6.0 4.0 6.0

The planned pavement structural sections should consist of the following:

• Aggregate Base materials (AB) consisted of either Crushed Aggregate Base (CAB) or Crushed Miscellaneous Base (CMB).
• Asphalt Concrete (AC) material of a type meeting the minimum City of Rancho Mirage standards.
• The subgrade soils should be moisture conditioned to near optimum moisture content to a depth of at least 18 inches and compacted to 90 percent relative compaction.
• The AB and AC should be compacted to at least 95 percent relative compaction.

Exterior Flatwork/Hardscape Design Considerations

For exterior flatwork and hardscape planned as part of the proposed development, the following design may be considered by the project civil engineer. These recommendations may be considered as minimal design based on the soils conditions encountered during our investigation. Final design of the proposed flatwork and hardscape area should be provided by the project civil engineer. Based on the conditions encountered, we recommend that the subgrade for the subject concrete flatwork and hardscape be moisture conditioned to near optimum to a depth of 18 inches below finish subgrade elevation and compacted to 90 percent relative compaction. A Type II/V cement may be used from a geotechnical perspective. Our flatwork and hardscape design considerations are presented in the table below.

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Concrete Flatwork Table

Description Subgrade
Preparation (1)
Minimum
Concrete
Thickness
Cut-Off
Barrier
Or
Edge
Thickness
Joint
Spacing
(Maximum)
Concrete(3)
Concrete
Sidewalks
and
Walkways
(4)
1) 2 percent above
optimum to 12"(1),
2) 2” of sand or
well graded rock
(i.e., Class II base
or equiv.) above
moisture
conditioned
subgrade.

4 inches

Not
Required

5 feet

Type II/V
Concrete
Driveways(4)
1) 2 percent above
optimum to 12"(1),
2) 2” of sand or
well graded rock
(i.e., Class II base
or equiv.) above
moisture
conditioned
subgrade.

6 inches
Where
adjacent to
landscape
areas – 12"
from
adjacent
finish
grade. Min.
8" width

10 feet

Type II/V

(1) The moisture content of the subgrade must be verified by the geotechnical consultant prior to sand/rock placement. (2) Reinforcement to be placed at or above the mid-point of the slab (i.e., a minimum of 2.0 to 2.5 inches above the prepared subgrade).
(3) The site has negligible levels of sulfates as defined by the CBC. Concrete mix design is outside the geotechnical engineer’s purview.
(4) Where flatwork is adjacent a stucco surface, a ¼" to ½" foam separation/expansion joint should be used. (5) If dowels are placed in cored holes, the core holes shall be placed at alternating in-plane angles (i.e., not cored straight into slab).

Planters and Trees

Where new trees or large shrubs are to be located in close proximity to new concrete flatwork, rigid moisture/root barriers should be placed around the perimeter of the flatwork to at least 12 inches in depth in order to offer protection to the adjacent flatwork against potential root and moisture damage. Existing mature trees near flatwork areas should also incorporate a rigid moisture/root barrier placed at least 2 feet in depth below the top of the flatwork.

Drainage Control

The control of surface water is essential to the satisfactory performance of the building and site improvements. Surface water should be controlled so that conditions of uniform moisture are maintained beneath the improvements, even during periods of heavy rainfall. The following recommendations are considered minimal:
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• Ponding and areas of low flow gradients should be avoided. • If bare soil within 5 feet of the structure is not avoidable, then a gradient of 5 percent or more should be provided sloping away from the improvement.

Corresponding paved surfaces should be provided with a gradient of at least 2 percent.
• The remainder of the unpaved areas should be provided with a drainage gradient of at least 2 percent.
• Positive drainage devices, such as graded swales, paved ditches, and/or catch basins should be employed to accumulate and to convey water to appropriate discharge points.
• Concrete walks and flatwork should not obstruct the free flow of surface water.
• Brick flatwork should be sealed by mortar or be placed over an impermeable membrane.
• Area drains should be recessed below grade to allow free flow of water into the basin.
• Enclosed raised planters should be sealed at the bottom and provided with an ample flow gradient to a drainage device. Recessed planters and landscaped areas should be provided with area inlet and subsurface drain pipes.
• Planters should not be located adjacent to the structures wherever possible. If planters are to be located adjacent to the structures, the planters should be positively sealed, should incorporate a subdrain, and should be provided with free discharge capacity to a drainage device. • Planting areas at grade should be provided with positive drainage.

Wherever possible, the grade of exposed soil areas should be established above adjacent paved grades. Drainage devices and curbing should be provided to prevent runoff from adjacent pavement or walks into planted areas.
• Gutter and downspout systems should be provided to capture discharge from roof areas. The accumulated roof water should be conveyed to off- site disposal areas by a pipe or concrete swale system. • Landscape watering should be performed judiciously to preclude either soaking or desiccation of soils. The watering should be such that it just sustains plant growth without excessive watering. Sprinkler systems should be checked.

Plans and Specifications Review

The recommendations presented in this report are contingent upon review of final plans and specifications for the project by NTS. NTS Geotechnical, Inc. should review and verify in writing the compliance of the final grading plan and the final foundation plans with the recommendations presented in this report.

9-272

Construction Observation and Testing

It is recommended that NTS be retained to provide Geotechnical Consulting services during the earthwork operations and foundation installation process.

This is to observe compliance with the design concepts, specifications and recommendations and to allow for design changes in the event that subsurface conditions differ from those anticipated during our subsurface investigation.

It is the responsibility of the owner and their representative to bring any deviations or unexpected conditions observed during construction to the attention of NTS Geotechnical, in order for supplemental recommendations can be made with a minimum delay to the project. Construction should be observed and/or testing at the following stages by NTS Geotechnical, Inc.:

• During all phases of precise grading, including over-excavation, temporary excavations, removals, scarification, ground preparation, moisture condition, proof-rolling, and placement and compaction of all fill material. • All foundation excavation prior to placement of steel • During backfill of underground utilities
• During placement of pavement structural section, including verifying the subgrade prior to placement of aggregate base, testing of aggregate base, and testing of asphalt concrete pavement.
• When unusual conditions are encountered.

If any of these inspections to verify site geotechnical conditions are not performed by NTS Geotechnical, liability for the safety and stability of the project is limited only to the actual portions of the project that is observed and approved by NTS Geotechnical.

LIMITATIONS

All parties reviewing or utilizing this report should recognize that the findings, conclusions, and recommendations presented represent the results of our professional geological and geotechnical engineering efforts and judgments.

Due to the inexact nature of the state of the art of these professions and the possible occurrence of undetected variables in subsurface conditions, we cannot guarantee that the conditions actually encountered during grading and site construction will be identical to those observed, sampled, and interpreted during our study, or that there are no unknown subsurface conditions which could have an adverse effect on the use of the property. We have exercised a degree of care comparable to the standard of practice presently maintained by other professionals in the fields of geotechnical engineering and engineering geology, and believe that our findings present a reasonably representative description of 9-273

geotechnical conditions and their probable influence on the grading and use of the property.

Our conclusions and recommendations are based on the assumption that our firm will act as the geotechnical engineer of record during construction and grading of the project to observe the actual conditions exposed, to verify our design concepts and the grading contractor's general compliance with the project geotechnical specifications, and to provide our revised conclusions and recommendations should subsurface conditions differ significantly from those used as the basis for our conclusions and recommendations presented in this report. Since our conclusions and recommendations are based on a limited amount of current and previous geotechnical exploration and analysis, all parties should recognize the need for possible revisions to our conclusions and recommendations during grading of the project.

It should be further noted that the recommendations presented herein are intended solely to minimize the effects of post-construction soil movements.

Consequently, minor cracking and/or distortion of all on-site improvements should be anticipated.

This report has not been prepared for the use by other parties or projects other than those named or described herein. This report may not contain sufficient information for other parties or other purposes.

9-274

REFERENCES

American Concrete Institute, 2014, Building Code Requirements for Structural Concrete (ACI 318-14).

American Society of Civil Engineers (ASCE), 2017, Minimum Design Loads for Buildings and Other Structures, ASCE 7-16.

California Building Standards Commission, 2019, California Building Code, California Code of Regulations Title 24, Volume 2, dated July.

Coduto, Donald P., 1994, Foundation Design: Principles and Practices: Prentice- Hall, Inc, Englewood Cliffs, New Jersey.

Riverside County Map My County, RCIT; website address:
https//gis.countyofriverside.us

Naval Facilities Engineering Command, 1986, NAVFAC Design Manual.

United States Geological Survey (USGS), 2008, Unified Hazard Tool, Dynamic:

Conterminous U.S. 2014 (update) (v4.2.0), Retrieved May 14, 2020, from:
https://earthquake.usgs.gov/hazards/interactive/

9-275

Date:

Project No.:

Plate

LOCATION MAP
22587
February 3, 2023
1 SITE LOCATION
9-276
ERamoo Rd
..,
, Dye Chall en e
CourMt Dina Shw-e Dr
Wll5hn M ISiion
H ls R rt-J'"
f> I [)ya Course
Ge ld Ford Dr
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ERamon Rel
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" "D ,,. ,. a.
!,
Frank Sinatra Dr
Sanla Rosa Golf

B-1
B-2
B-3
B-4
B-5
B-6
00 100'

GEOTECHNICAL LEGEND

APPROXIMATE LOCATION OF
BORING
B-1 GEOTECHNICAL MAP
Date:Project No.:

Plate:
2/3/2023 22587 2
9-277
I -
I
(E) E[)3E OF ASPHALT

RETENTION/ LANDSCAPE
12,950SF
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GEOTECHNICAL •

IE) UTILITY EASEMENT,
PROPOSE ABAMXJNrvENT
~
11978 SF
~
11979 SF
!!!
11781SF
1I
11324 SF
107'-21/2'
SITE PLAN 02

APPENDIX A
Field Exploration
9-278
---~

GEOTECHNICAL

Appendix A
Field Exploration

The subsurface exploration program for the proposed project consisted of advancing six (6) 8-inch-diameter, hollow-stem-auger drill rig borings at the subject site. The borings were advanced to depths ranging from 10 to 20 feet below the existing grade. The Boring Logs are presented within Appendix A.

The Boring Logs are presented as Figures A-2 to A-7. The Boring Logs describe the earth materials encountered, samples obtained, and show the field and laboratory tests performed. The log also shows the boring number, drilling date, and the name of the logger and drilling subcontractor. The borings were logged by an engineer using the Unified Soil Classification System. The boundaries between soil types shown on the logs are approximate because the transition between different soil layers may be gradual. Drive and bulk samples of representative earth materials were obtained from the borings.

Disturbed samples were obtained using a Standard Penetration Sampler (SPT). This sampler consists of a 2-inch O.D., 1.4-inch I.D. split barrel shaft that is advanced into the soil at the bottom of the drilled hole a total of 18 inches. The number of blows required to drive the sampler 18 inches is presented on the boring logs. Soil samples obtained by the SPT were retained in plastic bags. A California modified sampler was used to obtain drive samples of the soil encountered. This sampler consists of a 3-inch outside diameter (O.D.), 2.4-inch inside diameter (I.D.) split barrel shaft that was driven a total of 12-inches into the soil at the bottom of the boring by a safety hammer weighing 140 pounds at a drop height of approximately 30 inches. The soil was retained in brass rings for laboratory testing. Additional soil from each drive remaining in the cutting shoe was usually discarded after visually classifying the soil. The number of blows required to drive the sampler 18 inches is presented on the boring logs.

Upon completion of the borings, the boreholes were backfilled with soil from the cuttings.

9-279
---~

GEOTECHNICAL

Project:APN 685-100-007 & 685-110-017Project Location: APN 685-100-007 & 685-110-017, Rancho MirageProject Number:22587Key to Log of Boring M
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REMARKS AND OTHER TESTSG
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MATERIAL DESCRIPTIONDe
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(
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1 2 3 4 5 6 7 8 9
COLUMN DESCRIPTIONS1Depth (feet): Depth in feet below the ground surface.2Sample Type: Type of soil sample collected at the depth interval shown.3Sampling Resistance, blows/ft: Number of blows to advance driven sampler one foot (or distance shown) beyond seating
interval
using the hammer identified on the boring log.4Material Type: Type of material encountered.5Graphic Log: Graphic depiction of the subsurface material encountered.6MATERIAL DESCRIPTION: Description of material encountered.

May include consistency, moisture, color, and
other descriptive
text.7Water Content, %: Water content of the soil sample, expressed as percentage of dry weight of sample.8Dry Unit Weight, pcf: Dry weight per unit volume of soil sample measured in laboratory, in pounds per cubic
foot.9REMARKS AND OTHER TESTS: Comments and observations regarding drilling or sampling made by driller or field personnel.FIELD AND LABORATORY TEST ABBREVIATIONSCHEM: Chemical tests to assess corrosivity COMP: Compaction test
CONS: One-dimensional consolidation test
LL: Liquid Limit, percent
PI: Plasticity Index, percent
SA: Sieve analysis (percent passing No. 200 Sieve)
UC: Unconfined compressive strength test, Qu, in ksf
WA: Wash sieve (percent passing No. 200 Sieve)MATERIAL GRAPHIC SYMBOLSSilty SAND (SM)Poorly graded SAND with Silt (SP-SM)TYPICAL SAMPLER GRAPHIC SYMBOLSAuger sampler Bulk Sample
3-inch-OD California w/
brass rings
CME Sampler
Grab Sample

2.5-inch-OD Modified
California w/ brass liners
Pitcher Sample
2-inch-OD unlined split
spoon (SPT)
Shelby Tube (Thin-walled,
fixed head)OTHER GRAPHIC SYMBOLSWater level (at time of drilling, ATD) Water level (after waiting, AW)
Minor change in material properties within a
stratum
Inferred/gradational contact between strata
?Queried contact between strata
GENERAL NOTES1: Soil classifications are based on the Unified Soil Classification System. Descriptions and stratum lines are interpretive, and actual lithologic changes may be gradual. Field descriptions may have been modified to reflect results of lab tests. 2: Descriptions on these logs apply only at the specific boring locations and at the time the borings were advanced. They are not warranted to be representative of subsurface conditions at other locations or times.

C:
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Project:APN 685-100-007 & 685-110-017Project Location: APN 685-100-007 & 685-110-017, Rancho MirageProject Number:22587Log of Boring B-1 Date(s)

Drilled
1/13/2023Drilling

Method
Hollow Stem AugerDrill Rig

Type
CME 75Groundwater Level

and Date Measured
Not EncounteredBorehole

Backfill
NativeLogged By
ERLDrill Bit

Size/Type
8"Drilling

Contractor
OWDSampling

Method(s)Modified California, SPTLocation
APN 685-100-007 & 685-110-017, Rancho MirageChecked By
NSTotal Depth

of Borehole
10 feetApproximate

Surface Elevation
N/AHammer

Data
140-lb AutohammerM
a
t
e
r
i
a
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T
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SP-SM
SP-SM
SP-SM

REMARKS AND OTHER TESTSG
r
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1 2
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p
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107
112

MATERIAL DESCRIPTION
ALLUVIUM (Qa):

SAND to SILTY SAND, fine to coarse-grained, dry, dense, light grey
medium dense
few silt, few gravel, dense
Total Depth = 10 feet

Groundwater not encountered

Backfilled with native
De
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(
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0 5
10 15
20 25
30 Sa
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---~

GEOTECHNICAL
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Project:APN 685-100-007 & 685-110-017Project Location: APN 685-100-007 & 685-110-017, Rancho MirageProject Number:22587Log of Boring B-2 Date(s)

Drilled
1/13/2023Drilling

Method
Hollow Stem AugerDrill Rig

Type
CME 75Groundwater Level

and Date Measured
Not EncounteredBorehole

Backfill
NativeLogged By
ERLDrill Bit

Size/Type
8"Drilling

Contractor
OWDSampling

Method(s)Modified California, SPTLocation
APN 685-100-007 & 685-110-017, Rancho MirageChecked By
NSTotal Depth

of Borehole
20 feetApproximate

Surface Elevation
N/AHammer

Data
140-lb AutohammerM
a
t
e
r
i
a
l

T
y
p
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SP-SM
SP-SM
SP-SM
SP-SM
SP-SM

REMARKS AND OTHER TESTSG
r
a
p
h
i
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L
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W
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C
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,

%
1 2
Dr
y

U
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W
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t
,

p
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115
125

MATERIAL DESCRIPTION
ALLUVIUM (Qa):

SAND to SILTY SAND, fine to coarse-grained sand, few
gravel, medium dense, light grey
dry, medium dense
few silt, medium dense
some gravel, dry, dense, light grey to olive grey
dense
Total Depth = 20 feet

Groundwater not encountered

Backfilled with native
De
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(
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0 5
10 15
20 25
30 Sa
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13 42
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---~

GEOTECHNICAL
~--. -.. .. ..
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-.. .. . . -s :.: -7 \.__/ \ -
-
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-

Project:APN 685-100-007 & 685-110-017Project Location: APN 685-100-007 & 685-110-017, Rancho MirageProject Number:22587Log of Boring B-3 Date(s)

Drilled
1/13/2023Drilling

Method
Hollow Stem AugerDrill Rig

Type
CME 75Groundwater Level

and Date Measured
Not EncounteredBorehole

Backfill
NativeLogged By
ERLDrill Bit

Size/Type
8"Drilling

Contractor
OWDSampling

Method(s)Modified California, SPTLocation
APN 685-100-007 & 685-110-017, Rancho MirageChecked By
NSTotal Depth

of Borehole
10 feetApproximate

Surface Elevation
N/AHammer

Data
140-lb AutohammerM
a
t
e
r
i
a
l

T
y
p
e
SP-SM
SP-SM
SP-SM
SP-SM

REMARKS AND OTHER TESTSG
r
a
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h
i
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L
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W
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C
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%
1 2
Dr
y

U
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,

p
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111
110

MATERIAL DESCRIPTION
ALLUVIUM (Qa):

SAND to SILTY SAND, fine to coarse-grained sand, few
gravel, dry, medium dense, light grey
medium dense
dry, medium dense, light grey to olive grey
Total Depth = 10 feet

Groundwater not encountered

Backfilled with native
De
p
t
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(
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0 5
10 15
20 25
30 Sa
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---~

GEOTECHNICAL
~--. -.. .. .. . .. .. .. . ..
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-
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-
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---
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-
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-

Project:APN 685-100-007 & 685-110-017Project Location: APN 685-100-007 & 685-110-017, Rancho MirageProject Number:22587Log of Boring B-4 Date(s)

Drilled
1/13/2023Drilling

Method
Hollow Stem AugerDrill Rig

Type
CME 75Groundwater Level

and Date Measured
Not EncounteredBorehole

Backfill
NativeLogged By
ERLDrill Bit

Size/Type
8"Drilling

Contractor
OWDSampling

Method(s)Modified California, SPTLocation
APN 685-100-007 & 685-110-017, Rancho MirageChecked By
NSTotal Depth

of Borehole
10 feetApproximate

Surface Elevation
N/AHammer

Data
140-lb AutohammerM
a
t
e
r
i
a
l

T
y
p
e
SP-SM
SP-SM
SP-SM
SP-SM

REMARKS AND OTHER TESTSG
r
a
p
h
i
c

L
o
g
W
a
t
e
r

C
o
n
t
e
n
t
,

%
1 1
Dr
y

U
n
i
t

W
e
i
g
h
t
,

p
c
f
107
117

MATERIAL DESCRIPTION
ALLUVIUM (Qa):

SAND to SILTY SAND, fine to coarse-grained sand, few
gravel, dry, very dense, light grey
dense
dry, dense, light grey to olive grey
Total Depth = 10 feet

Groundwater not encountered

Backfilled with native
De
p
t
h

(
f
e
e
t
)
0 5
10 15
20 25
30 Sa
m
p
l
e

T
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65/2"
28 53
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---~

GEOTECHNICAL
~--. -.. .. .. --. ..
-.. .. . ..
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-.. .. . ..
-.. .. . . :.: -7 \.__/ \
-
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-
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-
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---
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-
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-
---
-
-
-
-

Project:APN 685-100-007 & 685-110-017Project Location: APN 685-100-007 & 685-110-017, Rancho MirageProject Number:22587Log of Boring B-5 Date(s)

Drilled
1/13/2023Drilling

Method
Hollow Stem AugerDrill Rig

Type
CME 75Groundwater Level

and Date Measured
Not EncounteredBorehole

Backfill
NativeLogged By
ERLDrill Bit

Size/Type
8"Drilling

Contractor
OWDSampling

Method(s)Modified California, SPTLocation
APN 685-100-007 & 685-110-017, Rancho MirageChecked By
NSTotal Depth

of Borehole
20 feetApproximate

Surface Elevation
N/AHammer

Data
140-lb AutohammerM
a
t
e
r
i
a
l

T
y
p
e
SP-SM
SP-SM
SP-SM
SM
SP-SM

REMARKS AND OTHER TESTSG
r
a
p
h
i
c

L
o
g
W
a
t
e
r

C
o
n
t
e
n
t
,

%
2 1
Dr
y

U
n
i
t

W
e
i
g
h
t
,

p
c
f
106
112

MATERIAL DESCRIPTION
ALLUVIUM (Qa):

SAND to SILTY SAND, fine to coarse-grained sand,
medium dense, light brown to grey

some gravel, dry, medium dense
medium dense
few silt, few gravel, dry, very dense
dense
Total Depth = 20 feet

Groundwater not encountered

Backfilled with native
De
p
t
h

(
f
e
e
t
)
0 5
10 15
20 25
30 Sa
m
p
l
e

T
y
p
e
Sa
m
p
l
i
n
g

R
e
s
i
s
t
a
n
c
e
,

bl
o
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s
/
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16 28
26 88/5"
39 C:
\
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---~

GEOTECHNICAL
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Project:APN 685-100-007 & 685-110-017Project Location: APN 685-100-007 & 685-110-017, Rancho MirageProject Number:22587Log of Boring B-6 Date(s)

Drilled
1/13/2023Drilling

Method
Hollow Stem AugerDrill Rig

Type
CME 75Groundwater Level

and Date Measured
Not EncounteredBorehole

Backfill
NativeLogged By
ERLDrill Bit

Size/Type
8"Drilling

Contractor
OWDSampling

Method(s)Modified California, SPTLocation
APN 685-100-007 & 685-110-017, Rancho MirageChecked By
NSTotal Depth

of Borehole
10 feetApproximate

Surface Elevation
N/AHammer

Data
140-lb AutohammerM
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MATERIAL DESCRIPTION
ALLUVIUM (Qa):

SAND to SILTY SAND, fine to coarse-grained sand, dry,
dense, light brown to grey
medium dense
dry, very dense
Total Depth = 10 feet

Groundwater not encountered

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GEOTECHNICAL
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APPENDIX B
Geotechnical Laboratory Testing
9-287
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GEOTECHNICAL

Appendix B
Geotechnical Laboratory Testing

Laboratory Moisture Content and Density Tests

The moisture content and dry densities of selected driven samples obtained from the exploratory boring was evaluated in general accordance with the latest version of ASTM D 2937. The test results are presented on the log of the exploratory boring in Appendix A.

Corrosion Suite

The corrosion potential of typical on-site materials under long-term contact with both metal and concrete was determined by chemical and electrical resistance tests. The soluble sulfate test for potential concrete corrosion was performed in general accordance with ASTM D4327. The test results are attached to this Appendix B.

Grain Size Analysis

The number of fines passing the No. 200 sieve was evaluated by the wash sieve. The test procedure was in general accordance with ASTM D422. The results are attached to this Appendix B.

Boring No. Depth (ft) Fines Passing No. 200, %
B-1 5 6
B-2 10 7
B-3 20 9

Direct Shear Tests

Direct shear tests were performed on selected remolded and relatively undisturbed soil samples in general accordance with ASTM D 3080 to evaluate the shear strength characteristics of the materials. The samples were inundated during shearing to represent adverse field conditions. Direct shear test results are attached to this Appendix B.

Consolidation Test

Consolidation tests was performed on a selected driven soil sample in general accordance with the latest version of ASTM D2435. The sample was inundated during testing to represent adverse field conditions. The percent consolidation for each load cycle was recorded as a ratio of the amount of vertical compression to the original height of the sample. Consolidation testing results are attached to this Appendix B. 9-288
---~

GEOTECHNICAL

January 24, 2023 Page 2
Project 22587
PROJECT NO.: 22587
PROJECT ADDRESS: APN 685-100-007
LABORATORY RECAPITULATION 1
Explorations Depth
(ft) Material Dry Density
(p.c.f.)
Moisture
Content (%)
B-1 2.0 Qa 107 1

10.0 Qa 112 2
B-2 5.0 Qa 115 1

15.0 Qa 125 2
B-3 2.0 Qa 111 1

10.0 Qa 110 2
B-4 2.0 Qa 117 1

10.0 Qa 117 1
B-5 5.0 Qa 106 2

15.0 Qa 112 1
B-6 2.0 Qa 109 1

10.0 Qa 109 1
LABORATORY RECAPITULATION 2
Explorations Depth
(ft) pH
As-Is Soil
Resistivity
(ohm-cm)
Minimum Soil
Resistivity
(ohm-cm)
Chloride
(ppm) Sulfate (ppm)
B-2 2.0 7.80 55,000 4,400 140 70
Grain Size Analysis (ASTM D422)
PLATE: SV-1
P.N. 22587
Explorations Sample Depth
(ft)
Soil
Description % of Fines (-200)
B-1 5 Qa 6
B-2 10 Qa 7
B-5 20 Qa 9 9-289
I I

January 24, 2023 Page 3
Project 22587
9-290
-LL u,
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Direct Shear Test Diagram (D-3080)
Sample Sample Test
Description Identification Type
Qa B-2@ 5.0' Ultimate
Soil Dry Density (PCF) 115 Shear Strength Values:

Soil Moisture Content(%) 16.5 Phi (Degrees) I Soil Saturation (%) 99.8 Cohesion (PSF) 2000
1500
1000
PLATE: S-1
P.N. 22587
Sample Number of
Test State Passes
Saturated 1

28.2 77.3
0+-____ ...,. _____ ...., _____ ..,.. ____ ..,. _____ ....,. ____ __,, 0 500 1500 2000 2500 3000
Normal Stress (PSF)

January 24, 2023 Page 4
Project 22587
9-291
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Direct Shear Test Diagram (D-3080)
Sample Sample Test
Description Identification Type
Qa B-6 @2.0' Ultimate
Soil Dry Density (PCF) 109 Shear Strength Values:

Soil Moisture Content(%) 19.5 Phi (Degrees) I Soil Saturation (%) 99.9 Cohesion (PSF) 2000
1500
1000
PLATE: S-2
P.N. 22587
Sample Number of
Test State Passes
Saturated 1

28.9 100.3
o----------------------------------0 500 1500 2000 2500 3000 Normal Stress (PSF)

January 24, 2023 Page 5
Project 22587
9-292
Consolidation Pressure Curve (D-2435)
C:
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100
0 5
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Sample Sample
Identification Description
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Normal Stress (PSF)
1000
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P.N. 22587
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-·-·

January 24, 2023 Page 6
Project 22587
9-293
Consolidation Pressure Curve (D-2435)
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·-·

PRIVIERE

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.

December 2024
ATTACHMENT 4
9-294

ENVIRONMENTAL INITIAL STUDY

PRIVIERE RANCHO MIRAGE

Project Title: Priviere Rancho Mirage
City Project No: Environmental Assessment Case No. EA24-0001 General Plan Zoning Map Amendment Case No. GPZMA24-0001 Tentative Tract Map Case No. TTM24-0001 (TTM38868)
Preliminary Development Plan Case No. PDP24-0001

Lead Agency Name and
Address:

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

Applicant: Adam Nester
Palari Construction, Inc.
10573 West Pico Boulevard #121
Los Angeles, CA 90064
Contact Person: Pilar Lopez, Senior Planner, City of Rancho Mirage

Phone Number: (760) 328-2266
Project Location: Southeast corner of Ginger Rogers Road and Via Josefina Accessor Parcel
Number:
685-100-007 & 685-110-017
General Plan Designation: Existing: Very Low Density Residential (R-L-2) & Medium Density Residential (R-M) Proposed: Low Density Residential 3 du/ac max. (R-L-3)
Zoning Designation: Existing: Very Low Density Residential (R-L-2) & Residential Medium (R-M)
Proposed: Very Low Density Residential 2 du/ac max. (R-L-2)

9-295

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 one comment letter from the California Department of Fish and Wildlife (CDFW). Table 1, Comment Letters Received on the Draft IS/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 November 26, 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 th e 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.

9-296

Letter 1 – California Department of Fish and Wildlife

9-297
COMM ENT LETTER NO. 1 CDFW
GA VIN NEWSOM Governor State of Californ ia -Natura l Resou rces Agency

DE PARTMEN T OF FISH AND W ILDLIFE
Inland Deserts Region
CHARLTON H. BONHAM, Direcror ll"l.:◄:1!11.D
3602 Inland Empire Boulevard , Suite C-220
Ontario, CA 91764
www.wildlife.ca.gov
November 26, 2024
Sent via email
Pilar Fl0tterud
Senio:r Planner
City of Rancho Mirage
69-825 Highway 111
Rancho Mirage, CA 92271
pilarf@ranchomi rageca .gov
Priviere Villas Project (PROJECT)
Mitigated Negati ve Declaration (M ND)
SCH# 2024 101279
Dea r Pilar Fl0tterud:

The California Department of Fish and Wild lif e (CDFW) received a Notice of Avai lability and Notice of Intent to Adopt a Mitigated Negati ve Declaration (MND) from th e City of Rancho Mirage (City) for the Project pursuant to th e California Environ mental Qual ity Act (CEOA) and CEOA Guidelines.'
Than k you fo r the op portunity to provide comments and recommendations regarding those activiti es involved in th e Project that may affect California fish and wildlife.

Likewi se, we appreciate the opportunity to provide comments regarding those aspects of th e Project that CDFW, by law, may be required to carry out or approve through ijhe exerdse of its own regulatory authority under the Fish and Game Cod e.

CD FWROLE
CDFW is California 's Trustee Agency for fi sh and wi ldlife resou rces and holds those resources in trust by statute for all the people of th e State. (Fish & G. Code,§§ 711 . 7, subd. (a) & 1802; Pub. Resources Cod e,§ 21070; CEOA Guidelines§ 15386, subd . (a).) CDFW, in its trustee capacity, has j urisdiction over the conservati on, protecti on, and management of fish, wildlife, native plan ts, and habitat necessary for biologically sustainable populations of th ose species (Id. , § 1802 ) Similarl y, for purposes of CEOA, CDFW is charged by law to provide, as available, biological expertise durin g public agency environmental review efforts, focus ing specifi cally on Projects and related 'CEQA is codifi ed in the California Public Resources Code in sect ion 21000 et seq. The "CEQA Guide Ii nes" are found in Title 14 of the California Code of Regulations, commenci ng with section 15000.

Consen1ing Ca[ifornia 's 'WiUCife Since 1870
1-a
1-b

9-298
Pila r Fl0tterud, Senior Pl anner
City of Rancho Mirage
November 26, 2024
Page2
activities that have the potential to adversely affect fish and wildlife resources.

CDFW is also submitting comments as a Respo nsible Age ncy under CEQA (Pub.

Resou rces Code,§ 21069; CEOA 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 Proj ect may be subj ect to CDFW 's lake and streambed alteration regulatory authori ty (F ish & G. Code,§ 1600 et seq.) Likewise , to the extent implementa ti on 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 & C. Code,§ 2050 et seq.), the rroject proponent may seek related take authorization as provided by the Fish and Game Code.

PR OJECT DESCRIPTION SUMMARY
Proponent: Adam Nester
Obj ect ive: The Proj ect proposes the development of a 10 08-acre residential community, consisting of 28 residenti al lots, accessory dwelling units, and associated improvements such as retenti on areas , paved drive aisles, and two points of access.

The residential lots will vary from 12,001 squa re feet to 14 ,542 square feet. Each lot will consist of a 2,284 square foot single family home with a detached 540 square foot garage and 636 square foot accessory dwelling unit (ADU) Retention basins will occu r at two lots adj acent to the Via Josefina frontage . One lot will be 9,863 square feet , and the second will be 6,446 square feet. The Project includes a General Plan Zoning Map Amendment to amend the proj ect General Plan and Zoning designati on from Very Low Density (R-L-2) and Medium Density Res identi al (R-M) designa ti ons to Low Density Residential 3 du/ac max. (R -L-3). The Project area prev iously operated as an equestrian center until Ap ri l 2023, when the center was demolished. However, landscaping, includ ing mature trees and shrubs from the previous developmen t still exist onsite.

Landscaping is proposed along the Via Josefina frontage , the Via Florenc ia frontage , and throughout the proj ect The Project proposed the use of drought-to leran t trees , shrubs and accents, and plant material could include acacia, willow, mesquite, palo verde , palm trees , aloe, ocotillo, and va rious fo rms of agave and cactus.

Loc at ion : The Proj ect site is located in the southeast corner of Ginger Rogers Road and Via Josefina in the City of Rancho Mirage, within the following Assessor's Parcel Numbers: 685 -100-007 and 685-110-017.

Timeframe: Project construction is proposed to begin in 2024 .

CO MMENTS AND RECO MMEND ATIONS
1-b
1-c

9-299
Pilar Fl0tterud, Senior Planner
City of Rancho Mirage
November 26, 2024
Page3
CDFW has jurisdiction over the conservation , protection , and management of fish , wildlife, nati ve plants, and habitat necessary for biologically sustainable populations of those species (i.e , biologi cal resources ). CDFW offe rs th e comments and recommendati ons belcm 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 (b iological) resources. The MND has not adequate ly identified and disclosed the Proj ect's impacts (i.e , direct, indirect, and cumulati ve) on biolog ica l resources and wheth er those impacts are reduced to less than significant CDFW's comments and recommendati ons on th e MND are explained in greater detail below and summarized here. CDFW is concern ed that th e MND does not adequately identify or mitigate the Proj ect's significant, or potentially significant, impa cts to biological resources. CDFW requests that additi onal information and analyses be added to a revised MND, al ong with avoidan ce, mi nimization, and mitigation measures that avoid or redu ce impacts to less than significant.

Mitigation Measures
CEQA requi res that a MND include mitigati on measures to avoid or reduce significant impacts CDFW is concern ed that th e miti gati on measures proposed in the MND are not adequate to avoid or reduce impa cts to biological resources to below a level of significance To support the City in ensuring that Project impacts to biological resources are redu ced to less than significant, CDFW recomm ends adding mitigati on measures for the Coa che lla Valley Multi ple Species Habitat Conservati on Plan (CVMSHCP) and artificial nighttime lightin g, as well as revising th e mitigation measures for nesting birds and burrowing owl
1) Nesting Birds
It is the Project proponent's responsibility to comply with all appl icable laws related to nesting birds and birds of prey Fish and Game Code secti ons 3503, 3503.5, and 3513 affo rd protective measures as follows secti on 3503 state s that it is unlawful to take , possess, or needlessly destroy th e 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 Falconiforrnes or Strigiforrnes (birds-of-prey) or to take, possess, or destroy the nest or eggs of any su ch bird except as otherwise provided by Fish and Game Cod e or any regulati on 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 th e Interior under provisions of the Migratory Bird Treaty Act of 1918, as am ended (16 US.C. § 703 et seq) With regard to the Coachella Valley Multiple Species Habitat Conservati on Plan (CVMSHCP), per its associated Implementing Agreement and Permits from CDFW and 1-d
1-e
1-f

9-300
Pi lar Fl 0tt eru d , Sen ior Pla nner
City of Ra ncho Mirage
November 26, 2024

the U.S. Fis h a nd W ildl if e Service (USFWS), T ake associat ed w ith Covered Activities wi ll not be in violat ion of the Migratory Bi rd T reaty Act a nd will be co ns istent w ith Fis h a nd Game Code sect ions 3503 a nd 3503.5 ; the refore , all Covered Activities wit hi n a nd o ut s ide Conservat io n A reas m ust u ndertake meas ures to avoid t he take of ind iv id uals , nests , a nd eggs of nest ing bi rds.

nesti ng b ird species (large t rees a nd cove red structu res)." B ased o n review of h isto ri ca l aeri a l a nd street view imagery us ing Google Eart h, the Pro ject s ite conta ins a reas wit h moderat e cover of trees a nd s hru bs a nd a reas with spa rce cove r of native a nd no n­ nat ive plants , ha bitat su it ab le for bi rds that nest i n t rees a nd s hrub s a nd on the gr ound .

CDFW is co nce rn ed about impacts to nestin g b irds in cl ud ing loss of nesting/forag ing hab itat a nd pote ntia l take from grou nd-dist urbi ng act iv ities a nd const ru ction . Altho ugh the MND i ncl udes a Mit igat ion Measu re BIO-3 fo r nesti ng b irds i nc lu d ing logge rh ead s hri ke (Lani us ludovicianus), CDFW fin ds the measu re to be insuffi cie nt in scope a nd tim i ng to redu ce i mpacts to nesting bi rds to a leve l less t ha n sig nifica nt. Mit igat ion Measure BIO-3 ind i cates that the "genera l b reeding b ird s urvey a re performed no more tha n 14 days pri or to s it e d istu rb an ce if g ro u nd d ist urb an ce (cleari ng , g ru bbi ng , grading , a nd const ru ction ) occu rs between F eb ru ary 15t h a nd J une 15th". Cond ucting work outside the peak nestin g season is a n i mportant avoidance a nd mi ni m izat ion measure.

CDFW a lso recommend s th e comp letio n of nesti ng b ird s u rveys regardless of the ti me of yea r to e ns ure that impacts to nesti ng birds a re avoided . T he ti m ing of the nesti ng season va ri es g reat ~/ depend ing on several fact ors, s uch as bi rd speci es, weath e r cond itio ns in a ny g iven yea r, a nd long -term cl imat e ch anges (e.g., d ro ug ht , warm in g , et c.). In response to wa rmi ng , birds have been repo rted to breed earlier, the reby red uci ng t empe ratu res that nests a re exposed to d urin g b reeding a nd track ing s h ifts in avai labili ty of resources (Soco lar et a l., 20172). C D FW st aff have observed that cl imat e c ha nge cond it io ns may resu lt in nest ing bi rd season occurri ng ea rl ier a nd lat er i n t he yea r th an histo ri ca l nesti ng seaso n dat es. CDFW recommends th at disturba n ce of occu pied nest s of migrato ry bi rds a nd ra ptors wit hi n t he Proj ect s it e and surro u nding a rea be avo ided a ny ti me birds a re nesting on -site . CDFW the refore recomme nds th e comp letion of nest ing bi rd su rveys regardless of the time of year to e ns ure complia n ce with all app licab le laws perta in ing to nest ing a nd migrat ory b irds.

To su pport th e City in red uci ng i mpacts to nest ing bi rds to a level less than s ign ifi ca nt , CDFW recommends that the C ity revise Mit igatio n Measure BIO-3 with t he followi ng addit ions i n bo ld a nd r emova ls in st rik etl=i FeU§t:I :
2 Socolar J B, Epa nch in PN, Be i ssinger SR a nd Tingley MW (2017). Pheno logical s hifts con seive t hennal niches. Proceed ings o f the National Academy of Sci ences 11 4(49): 12976-12981. 1-f

9-301
Pi lar Fl 0tt eru d , Se n io r Pla nne r
City of Ra ncho Mirage
Novembe r 26, 2024

Mitigati on Measure BIO-3 : Nesti ng Birds
To the greatest extent feasible, Project con struction activities w ill avoid the peak nesting season (February 1 through September 1 5). Regard less of the ti me of year, nesting bi rd surveys shall be performed by a qualified avi an biol og ist no more tha n 3 days prior to vegetation removal or ground-disturbing activities. Pre­ construction survey s shall foc us on both d irect and i ndirect evide nce of nesting , includ ing nest l ocations and nesting behavior. The quali fied avi an biol ogist will make every effo rt to avo i d potentia l nest predation as a result of su rvey and monitoring efforts . If active nests are fo und during the pre-construction n esting bird surveys , a qualified biologist shall establish an appropriate nest bu ffer to be marked o n the ground . Nest bu ffers are species specific and shall be at least 300 feet for passerines and 50 0 feet for raptors. A smaller or larger buffer m ay be determined by the qualified bio log i st fam iliar with the nesting phenolo 9 y of the nesting species and based on nest and buffer m on itoring results . Con struction acti vities may not occur inside the establi shed buffers , which shall rema in on-s ite until a qualified biologist determines the yo ung ha ve fledged or the nes.t is no l onger acti ve. Active nests an d adequacy of the established buffer d istance sha ll be moni to red da il y by the quali fied bio l ogi st until the quali fied bio l og i st has determined the young ha ve fledged or the Proj ect has bee n co mpleted . The qualified biol og i st has the authori ty to stop w ork if n esting pa i rs ex hib it si g n s of disturbance. T Re f)rej e ct f)FOf)OA en t sha ll OASbl FO tha t a BreeEfing S ld W OY fe r tt:i e log geFf:l ea Ef ~Rrike a nEf goner-a l Br=ee Ef ing 13irEI su rv ey are peFferFRe EI no more than 14 El ays ra rior to site Elis~1::1FBance if §l rou n8 Elist1::1 rBa nGe ~clea Fing , g11:1 8Bing, gFa8iRg , anEI constrbl ction) osc1::1 rs l:l ew.reen r;:e eFUa ry 19th ans dune 1 a~ Pu rsua nt to th e CE QA G uidel ines, sectio n 15097(f), CD FW has prepa red a d raft mitigatio n monito rin g a nd reporting prog ram (MMRP) in Attachment 1 fo r rev i sed Mitigat ion Measure 810 -2 a nd 810-3 , as we ll as CDFW-recomme nded B io logical Resou rces Mitigation Measures 8 IO-(A) a nd 8 IO -[B). 2) Burrowing Owl
O n Octobe r 10, 2024 , the Fish a nd Game Co mmissio n determ ined that weste rn b urrowi ng owt wa rra nts prot ectio n as a ca nd idat e species under the Califo rni a Endange red Speci es Act (Fis h & G. Code ,§ 2050 et seq .). During t he ca nd id acy pe riod, west ern b urrowing owl w ill be afford ed th e same protect io n as t hreat ened a nd e ndangered species. under C E SA. If P roj ect activities co uld resu lt in t ake , ap p ro priat e CESA autho rizatio n (i.e., Incide ntal T ake Perm it u nder Fi sh a nd Game Code sect ion 208 1) shou ld be obta i ned prior to comme nceme nt of P roject activ ities.

Take of i ndivid ua l burrowi ng owls a nd the ir nests o r eggs is defined by Fi sh a nd Game Code sectio n 86, a nd proh ibit ed by sections 3503, 3503.5, a nd 35 13. T ake is defin ed in Fi sh a nd Game Cod e sect ion 86 as "h unt, pursue , cat ch , capt ure o r ki ll, o r attempt to 1-f
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City of Ra ncho M irage
November 26, 2024

hun t, purs ue, cat ch , capt u re o r k ill." Fi sh a nd Game Code sectio ns 3503, 3503.5 , and 3513 afford protective measures as fo llows: sectio n 3503 st ates that it is unlawful to ta ke , possess, o r needlessly dest roy t he nest o r eggs of a ny b ird , except as otherwise provided by Fish a nd Game Code o r a ny reg ulation made pursuant the reto. Fish a nd Game Code section 3503.5 makes it unlawful t o take, possess, or destroy a ny b irds in th e orders Fa lco niformes o r Stri giformes (b irds-of -p rey) or to t ake, possess, or destroy th e nest o r eggs of a ny suc h b ird except as otherwise p rovided by Fi sh a nd Game Code o r a ny reg u latio n adopted p urs ua nt the reto. Fi sh a nd Game Code section 3513 makes it unl awfu l to take o r possess a ny mig rat ory nongame bi rd except as provided by ru les a nd regulati ons adopted by t he Secretary of t he Int eri o r under provis ions of th e Migratory Bi rd T reaty Act of 19 18 , as amended (16 U.S.C. § 703 et seq.).

W it h regard to t he CVMSHCP, the CDFW Nat UJra l Community Conservation Plan (NCCP) Perm it #2835 -2008-001-06 does not p rovide Take A ut horization fo r burrowing owl in d ivid ua ls, nests , or eggs . T o the co ntrary, section 3.5.6 of th e NCCP Permit st ates b urrowing owt "pa irs or ind ivid ua ls will not be Take n" a nd re it erates that the "HCP/NCCP does not a ut horize Ta ke of [b urrowing owl] nests [or] eggs [.)" The refo re , th ro ughout th e CVMSHCP a rea-both wit hi n a nd without Conservation A reas­ Permittees must ens ure that act ivit ies occurring with in the i r j u ri sd ictio ns do not result in th e take , possessio n, or destruction of bu rrowi ng owl ind ivid ua ls, nests , or eggs. A ny activity occurring w ith in the CVMSHCP a rea that res ults in the t ake of b urrowing owl ind ivid uals , nests , o r eggs wou ld be unlawful a n d wou ld not be a Cove red Activity unde r th e CVMSHCP.

undertaken fo llowing protocols est a bli s hed by state a nd federal gove rn ments. No observa tio ns of the owl we re record ed , a nd no evidence of its p resence was fo und. Th e habitat of t he project s it e is suitab le fo r the owl a nd active b urrows of t he species have been found o n severa l occas ions withi n t hree m iles of the p roj ect site. D ue to the s uita ble hab it at of the site a nd the known occurren ce in t he immediat e a rea , the b urrowing owt ca n take up res iden ce o n the sit e at a ny ti me." The Proj ect site co nt ai ns s uita ble nest ing a nd foraging h abita t fo r bu rrowing owls. To add ress bu rrowin g owl , th e MND i ncl udes M it igati on Measu re BIO-2 , wh ich i ndicat es "T he proj ect p rop one nt s ha ll e ns ure t hat bu rrowi ng owl clea ra nce survey is p e rformed not more t ha n 14 days pri o r to proj ect sit e d istu rba n ce (clea ri ng, g ru bb ing , g rad ing , const ru cti on ). If a ny owls a re identifi ed, the most current prot ocol established by th e Californ ia Department of Fi sh a nd Wi ld l if e (Staff Report o n Bu rrowi ng Owl M it igat ion , 2012 ) must be followed . A s urvey s hall a lso ta ke place 24 hours p rio r t o g ro und d ist urba nce as b urrowing ow ls may colo nize or recolon ize th e s it e with in th e time between t he o ri gi nal s u rvey a nd proj ect act ivit ies." CDFW co nsiders t he b urrowi ng owl measure insuffi cient in scope a nd ti mi ng to redu ce i mpacts to a level less t ha n signifi ca nt. Th e measure does not clearly ind i cate what avoidan ce, m ini mizat ion, a nd mitiigation measures a re requi red if owls a re observed wit hin t he Proj ect site . A lso, g iven M N D 's lack of d iscu ssion o n the methods 1-g

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Novembe r 26, 2024

used to su rvey fo r burrowing owl and th e poten tia l for burrowing owls to move on t o the Project sit e pri or t o constru cti on, CDFW re comm ends co nduct ing focu sed surveys fo r b urrowi ng owl p ri or t o veg etation removal or gro und -d isturbi ng activities.

To support th e City in redu cing impacts to burrowing owl to a level less tha n signifi can t, CDFW recommends the City revise Mitigation Meas ure 810 -2 w ith t he following addit ions i n bo l d and re movals in stFike th FeY!J l=!i :

Mit igation Measure BIO-2 : Burrowing Owl S urveys
Su itab l e burrowing ow l habitat has been co :nfirmed on the site; t herefore, foc u sed burrowing ow l surveys shall b e conducted by a qualified bi olog i st according to th e Staff Repott on Burrowing Owl Mitigation (CDFG , 2012 or most recent version ) prior to vegetation r emoval or ground-disturbi ng activities. If burrow i ng owls are detected during the foc u sed surveys, the qual ified bi ologist and Proj ect proponen t shall beg in coordinati on with CDFW and USFWS immed iately, and s hall prepa r e a Burrowi ng Owl Plan t hat shall b e s u bmitted to CDFW for rev iew and approval prior to comme nc i ng Proj ect activities. Th e B urrowing Owl Plan s hall describe proposed avoidan ce, minimization, mitigati on , and monitoring actions. Th e Burrowin g Owl Plan s hall inclu de the number and l ocat ion of occupied b urrow sites (occupied s ite means at l east on e burrowing owl ha s been observed with i n t h e la st t hree years ; may al'so be i n dicated by owl sign inc l u d i ng feat h ers, p ellets, pr ey remains , eggshell f ragm ents, or excrement at or n ear a burrow entrance or perch s ite ), acres of burrowing owl habitat that will be impacted, detai ls of site mon itori n g, and detai ls on pr oposed b uffe rs an d oth er avoidance measures. If impacts to occupied burrowin g ow l habitat or burrow cannot be avoided, the Burrowi ng Owl Plan shall also describe min i mizat i on and re l ocation actions t hat w i ll be impl eme nted .. Proposed im plemen tatio n of burrow exclusio n and closure s hould o n ly be consrdered as a last resort, after all other options have been eva luated as exclusio n i s not in itsel f an avoidance , minimizat ion , or mitigation method and ha s the possibility to result in take. If impacts to occupied burrows cannot be avoided , info rmation s hall be provided rega rding adj acent o r nearby su itab l e habi tat avai l able to owls and the conse rvation status of adj acent or nearby su itab l e habitat , along with proposed re l ocation actions. The Project pro po n ent s h all i mplement t h e Burrowin g Owl Plan following CDFW and USFWS rev iew and approval. If Proj ect activities, including burrow exc lu sion and c l osure, co ·uld res ult i n take of burrowing owl , appropri ate CESA authorization should be obtained prior to commencement of Proj ect activ iti es.

Preconstruction burrowing owl s u rveys s h all be conducted no less tha n 14 days prior to t hte start of Project-re lated act ivities and within 24 ho urs prior to ground disturba n ce, i n accordance with t he Staff Repott on B urrowing Owl 1-g

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Mitigation (CDFG, 2012 or most recent vers i on). Precon struction surveys shou l d be performed by a quali fied biologist fo llowing the recommendat ions a nd guideli nes provi ded in the Staff Repott on Burrowing Owl Mitigation . If t h e preco n struction surveys confirm occup i ed burrowing owl habi tat, Project act i vi ti es shall be immediatel y halted . Th e q uali fied bi ol og i st shall coord i nate with CDFW and prepare a Burrowin g Owl Pl an t hat shall be subm i tted to CDFW and USFWS for rev iew an d approva l pri or to commencing Proj ect acti vi ti es. +Ile J:lFej eGt f3F8(3:0ne nt shall ensure that l:lurFO>Ning 01.iA sleai=ance suPw<ey is perieFFReEI not FRore th an 14 Elays J3'Fi er to ra rej ect site 8ish:1FBa nse ~clearin §, gru l:l Bin§, graEf in g1 Cbl fl !:it11::1 c l ib1F1 ). 1r e1 11y bl1A'IS dFE:! it:h:!11 tiri l:'!t:J, lh E:! II IU!:il Cl::l fftm l f=l l bllblfc:bl l E:!!:ili:J bl l i!:i tl t:!r:I bly tl u:! Califom ia Oe(:lar:tR=ient of i;ish anEf W il Ef lije ~Staff Re pe rt on QuFF81Nin g Owl Miti§ation, 2Q12 ) FRblst Be fe ll owe d. A suwey sRall also take place 24 RouFS prior to gre1::1nEI Efist1:1 rBance as 81:1FFov.1ing ovAs FAay celoni:ze er Feeeloni~e the site v.rilt:iin the tiR=le l:l ew.reen the original survey ans (3:Fej @Gt a€ti:vities. 3) Coachella Valley Multiple Species Habitat Conservation Plan Salvage of Sa nd-Depende nt Cove red Species
Sectio n 6 .6.1 of t he CVMSHCP (Ob ligations of Loca l Permittees) states that wi th i n a nd out side Conservat io n A reas "on pa rcels approved for Development , the Pe rm ittees s hall e ncourage t he opportu nity t o sa lvage Covered sand-depe ndent species in acco rda nce with t he Implementation Man ual." Page 41 of th e MN D ind icates that Coachella Va ll ey f ri nge -toed liza rd ( Uma inornata ) was "recorded in th e extreme north eastern corne r of the project site", a nd page 42 of th e MND ind i ca tes that Pa l m Sprin gs rou nd -t ai led grou nd squirre l (Xerospermophilus tereti caudus chlor us) "was detected two ti mes a nd is expected to occu r t hroug hout t he project site d ue to the suita ble ha bitat." To be cons ist ent with t he CVMSHCP, CDFW reco mmends t hat t he City i ncl ude in a revised MND the followi ng mit igati on measu re:

Mit igati on Measure BI0 -(AJ : Salvage of Sa nd-Dependent Covered Species Prior to vegetati on removal or ground-d isturbing activ it ies, t he City of Ranc ho Mirage will co ll aborate with t h e Coachella Val ley Conservation Commission to pl an and i mpl ement a sa l vage of sa nd-dependent Covered Species wi t hi n t h e Project site .
4) Atti ficiaf Nighttime Lighting

monume nts a nd signs sha ll be i nstalled as needed fo r securi ty a nd saf ety pu rpo ses. A ll lighti ng wi ll be low voltage a nd have low mainte nan ce LED fixtu res. The se lect ive use of up l ights will be l im ited to hig h-profi le speci me n tree a nd sh rub s a nd wi ll be sh ielded to red uce gla re a nd hot spots ." T he Proj ect is located adja ce nt to cu rrently vaca nt a reas 1-g
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November 26, 2024

with natu ra l desert la nd scape in cl ud ing scattered , low-ly ing vegetati on to the no rth , south , east a nd west -areas that provide su ita ble nesti ng , roosti ng , forag i ng, a nd refu gia ha bitat for bi rds, migrat ory bi rds that f ly at nigh t , bats, a nd othe r noct urn al a nd crepuscu la r wi ldlif e. T he Project's proposed a rtific ial ni g httime l ig hti ng has the pot entia l to s ig nifi ca ntly a nd a dversely affect wi ld lif e in the open-spa ce a reas adj acen t to the Project site. Artifi cia l lig hti ng alte rs eco logical pro cesses in cl ud ing, but not li m ited to , the tem pora l n iches of sp ecies; th e repai r a nd recovery of physio logical fu nctiorn ; th e measureme nt of t ime th ro ug h interferen ce w ith th e detection of c ircad ia n an:d lun a r a nd seasonal cycles; th e detection of resou rces a nd natu ra l e nem ies; a nd navigation .3 Many spec ies use photoperiod c ues for comm un ication (e.g., b ird song4 ), determining whe n to beg i n forag ing ,5 be ha vioral thermo reg ulatio n ,6 a nd migration .7 Phototaxis, a phenomeno n that res ults in attra ct ion a nd movement towa rd s light , ca n d isorie nt, e ntrap, a nd tem porari ly bli nd wi ld l ife s pecies that experie nce it.15 W hile pla ns for s hield in g a rtificial n ig httime lig ht ing su pport th e Proj ect in lim it ing light i ng impacts to biologica l resou rces wit hi n a reas su rro und ing t he Proj ect site , CDFW cons iders these min i mizatio n pla ns i nsuffici ent in scope a nd t im ing to red uce impacts to a leve l less tha n sig n ifica nt. To s upport t he City i n avo id ing or red u cing im pacts of a rt ificia l nightti me l ig hti ng o n biologica l resou rces to less tha n s ig nifi cant, CDFW recommends the City add the followi ng mitigation me asure to a revised MND:

Mit igation Measure-B10-(BJ : Artificial Nighttime Light ing Throughout construct ion and the lifetime operations of the Proj ect, the City of Rancho M irag e and Project proponent shall eliminate all nonessential !l ighting throug hout the Proj ect area and avoid or limit the use of artificial light at night during t h e hours of dawn and dusk when many wildlife species are most active.

The City of Rancho Mirage and Project proponent s hall e n sure that all light i ng f or t h e Proj ect is fully s hi el ded, cast downward and d i rected away from surrounding open -space and agricultural areas, reduced i n in te nsity to the greatest: extent possib le, and does not result in lighting trespass in cluding glare into s urrounding areas or upward in to the n igh t s ky (see the International Dark-Sky Association 3 Gat son, K. J ., Bennie, J ., Davies, T., Hopk ins , J . 20 13 . The eco logical impacts of nighttime ligh t po llution : a mechanistic a ppra isa l. Biologica l Reviews, 88.4 : 9 12-927. • Miller, M. w . 2006 . A pparent effects of ligh t po llution o n singing behavio r of Ame rica n robi ns . The Co n dor 108:130-139.
5 Sto ne, E . L., G . J ones, and S . H arris. 2009. Stree t lighting d ist urb s comm uting bats. Curre nt Biology 19:11 23-11 27.
• Beiswe nge r, R. E . 1977. Diet pattern s of aggregativ e behavio r in tadpoles of Bufo americanus, in relation to light and tem perature. Ecology 58:98-108.
1 Longco re , T., and C. Ri ch. 2004 . Ecolog i ca l light po llutio n -Review . F rontiers in Eco logy a nd the Environmen t 2:19 1-198.
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November 26, 2024

standa rds at http ://darksky.org/). The C ity of R ancho Mirage a nd Project prop onent sh all en su re use of LED light ing with a correlated co lor temperature of 3,000 Ke lvins or less , prope r d ispos al of haz ard ous wa ste , a nd recyc l ing of li ghting that con ta in s to xic comp ounds w ith a q ua lified recy cle r. 5) Landscapi ng
Regard i ng t he Project's la ndscap ing, page 22 of the M ND stat es t hat "Dro ug ht-to lerant trees, sh rubs a nd acc ent s wo uld be util ized to bot h e nh an ce the property a nd comp lement the desert e nvi ro nment. Plant materi al cou ld i ncl ude acaci a, w i llow, mesquite , palo verde, pal m t rees, a loe, ocotillo , and various forms of agave a nd cact us." CDFW recomme nds that the M ND in cl ude recomme ndat ions rega rdi ng la ndscaping from Sect io n 4.0 of the CVMSHCP "Tab le 4-11 2: Coache ll a V alley Nat ive P la nts Recommended fo r La ndscapi ng• (pp. 4-180 to 4 -182; https://cvmsh cp .org/pla n­ document sll . CDFW also recomme nds inco rporatio n of water -wise con cepts i n a ny Project la ndscape desig n plans. In parti cu lar, CDFW recomme nds xe ri scap i ng w ith loca lly native Cal ifo rn ia species and inst alli ng wat er-effic ient a nd ta rgeted i rrigatio n systems (such as d rip irrigatio n). Native pla nts s uppo rt butterfl ies, birds, rept iles , amph ibia ns, small mammals, bees, a nd ot her polli nators that evolved with those plants.

More informat io n on inative plants su itab le for t he Proj ect location and nearby nu rse ri es is ava i lable at Calscape: https://ca lscape.o rg/. Local wat er age ncies/cit ies a nd reso urce conservati on cit ies ill you r a rea may be able to provide info rmation o n p larnt nu rse ri es that ca rry locally native species, a nd some f acilities d isp lay d ro ug ht -to lera n t locally nat ive speci es demon strat ion gard ens. Informatio n on d rought -to lera nt la ndscapin g a nd water-effi cie nt i rrigat i o n systems is avai lable on Califo rn ia's Save o ur Wate r webs it e:
https ://saveourwate r . com /.

EN VI RONMENTAL D ATA
CEQA requ ires th at information developed in e nvi ro nment a l impact reports and negative declarations be inco rporated into a database wh ich may be used to make s ubseq ue nt o r su pplemen tal e nvironment al determinatio ns. (Pu b. Resources Code, § 21003, s ubd. (e l .) Acco rd i ng ly, please report a ny speci al-status species a nd nat u ra l commun it ies detected d uring Proj ect s urveys to t he Californi a Natu ra l Dive rsity Database (C NDDB ). Th e CN NDB fi e ld survey form ca n be fi lled o ut a nd s u bm itted o nli ne at t he fo ll owing l ink https //wi ldlife.ca.qov/Data/CNDD B/Subm itti ng-Data. T he types of informatio n r epo rted to CN DDB ca n be fou nd at th e fo ll owi ng l ink :
https :// www.wild life.ca.gov/Data/CNDDB/Pla nts -a nd -An imals.

EN VI RONMENTAL D O C UMEN T FILI NG FEES
The Project, as proposed, would have a n impact o n fis h and/or wi ld l if e, a nd assessment of enviro n mental docu ment fi l ing fees is necessary. Fees a re payable upon fil ing of the Notice of Determ inat i on by the Lead Age ncy a nd serve to he lp defray the cost of 1-i
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Novembe r 26, 2024

e nvi ro nme ntal review by C DFW. Payme nt of t he e nvi ro nmenta l document fi li ng f ee is req ui red in o r der fo r the underlyi ng Proj ect approv a l to be operative , vest ed , a nd fin a l. (C al. Code Regs, ti t. 14 , § 753.5 ; Fish & G. Cod e ,§ 7 11 .4; Pub. Resou rces Code, § 2 1089.)

CONCLUSION
CDFW appreci ates the oppo rtun ity to comment on t he MND t o assist th e City in identify ing a nd m it igat i ng Project impacts t o biologica l resou rces. CDFW co ncl ud es t hat the MND does not adeq uate ly identify o r mitigat e the Project's sig n ifica nt, o r pote nt ially sign ifi cant , impacts to b iolog i ca l resou rces. CDFW recomme nds that rev ised a nd addit iona l m it igation measu res a nd a nalysis as d escribed in th is letter be added to a revised MND .

CDFW pe rso n nel a re availa ble for consultation iregard ing b iologi cal reso urces a nd strateg ies to avoid a nd mi nim ize impacts. Q uestio ns rega rd ing th is letter o r fu rthe r coo rdi nation s hould be d irected to Jaco b Skagg;s , Senior Environmenta l Scient ist Speci alist, at jacob.skaggs@wild lif e.ca.qov.

Si ncere ly ,
Ki m Freeb urn
Environmenta l Program Manager
Attachment 1: MMRP for CD FW-Proposed Mitigation Measures ec:

Heather Bras hear, Sen io r Envi ro nmental Sci entist (Sup ervisor), CDFW Heathe r.Brashear@Wild li fe.ca .gov
Office of Plan ning a nd Resea rch , State Clea rin g house, Sacramento sta te.clea ring [email protected]
ATTACHMENT 1 : MI TIGATI ON MON IT OR I NG AND REPOR TING PROGRAM (MMRP) 1-1
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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 CDFW’s role as a trustee and responsible agency.

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 IS/MND. For this reason, no further response to this comment is provided.

Comment 1-c:

PROJECT DESCRIPTION SUMMARY
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Proponent: Adam Nester
Objective: The Project proposes the development of a 10.08-acre residential community, consisting of 28 residential lots, accessory dwelling units, and associated improvements such as retention areas, paved drive aisles, and two points of access. The residential lots will vary from 12,001 square feet to 14,542 square feet. Each lot will consist of a 2,284 square foot single family home with a detached 540 square foot garage and 636 square foot accessory dwelling unit (ADU).

Retention basins will occur at two lots adjacent to the Via Josefina frontage. One lot will be 9,863 square feet, and the second will be 6,446 square feet. The Project includes a General Plan Zoning Map Amendment to amend the project General Plan and Zoning designation from Very Low Density (R-L-2) and Medium Density Residential (R-M) designations to Low Density Residential 3 du/ac max. (R-L-3). The Project area previously operated as an equestrian center until April 2023, when the center was demolished. However, landscaping, including mature trees and shrubs from the previous development still exist onsite.

Landscaping is proposed along the Via Josefina frontage, the Via Florencia frontage, and throughout the project. The Project proposed the use of drought-tolerant trees, shrubs and accents, and plant material could include acacia, willow, mesquite, palo verde, palm trees, aloe, ocotillo, and various forms of agave and cactus.

Location: The Project site is located in the southeast corner of Ginger Rogers Road and Via Josefina in the City of Rancho Mirage, within the following Assessor’s Parcel Numbers: 685-100- 007 and 685-110-017.

Timeframe: Project construction is proposed to begin in 2024.

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.

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 (i.e., 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:
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The IS/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-l.

Comment 1-e:

Mitigation Measures
CEQA requires that a 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 or reduce impacts to biological resources to below a level of signific ance. To support the City in ensuring that Project impacts to biological resources are reduced to less than significant, CDFW recommends adding mitigation measures for the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and artificial nighttime lighting, as well as revising the mitigation measures for nesting birds and burrowing owl.

Response 1-e:

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

Comment 1-f:
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, pos sess, 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 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.

bird species (large trees and covered structures).” Based on review of historical aerial and street view imagery using Google Earth, the Project site contains areas with moderate cover of trees and shrubs and areas with sparce cover of native and non-native plants, habitat suitable for birds that nest in trees and shrubs and on the ground. CDFW is concerned about impacts to nesting birds including loss of nesting/foraging habitat and potential take from ground-disturbing activities and construction. Although the MND includes a Mitigation Measure BIO-3 for nesting birds including loggerhead shrike (Lanius ludovicianus), CDFW finds the measure to be insufficient in 9-310

scope and timing to reduce impacts to nesting birds to a level less than significant. Mitigation Measure BIO -3 indicates that the “general breeding bird survey are performed no more than 14 days prior to site disturbance if ground disturbance (clearing, grubbing, grading, and construction) occurs between February 15th and June 15th”. 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 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 -3 with the following additions in bold and removals in strikethrough:

Mitigation Measure BIO-3: Nesting Birds
To the greatest extent feasible, Project construction activities will avoid the peak nesting season (February 1 through September 15). 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. The project proponent shall ensure that a breeding survey for the loggerhead Shrike and general breeding bird survey are performed no more than 14 days prior to site disturbance if ground disturbance (clearing, grubbing, grading, and construction) occurs between February 15th and June 15th.

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 BIO -2 and BIO-3, as well as CDFW-recommended Biological Resources Mitigation Meas ures BIO-[A] and BIO-[B].

Response 1-f:
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As described in the MND, page 37, the project site previously operated as a horse training facility. By 2021, the site had been abandoned though trees on the western two-thirds of the property have been receiving irrigation into 2023. During the biological survey, the western two-thirds of the site contained collapsed buildings, fences, and other structures in a state of disrepair. The eastern third of the site is being reclaimed by natural processes with blowsand covering an existing fence along the site’s northeast boundary. The site has been demolished to prepare for redevelopment.

The commenter implies that the nesting season cited in the IS/MND may not be accurate, but does not provide an alternative, other than nesting surveys at any time of year. It is the City’s responsibility to comply with the MBTA, which protects MBTA covered species during their nesting season. Therefore, BIO-3 is sufficient to assure that nesting birds will not be impacted by the proposed project, and no change to the IS/MND is required.

Comment 1-g:
2) Burrowing Owl
On October 10, 2024, the Fish and Game Commission determined that western burrowing owl warrants protection as a candidate species under the California Endangered Species Act (Fish & G. Code, § 2050 et seq.). During the candidacy period, western burrowing owl will be afforded the same protection as threatened and endangered species under CESA. If Project activities could result in take, appropriate CESA authorization (i.e., Incidental Take Permit under Fish and Game Code section 2081) should be obtained prior to commencement of Project activities.

Take of individual burrowing owls and their nests or eggs is defined by Fish and Game Code section 86, and prohibited by sections 3503, 3503.5, and 3513. Take is defined in Fish and Game Code section 86 as “hunt, pursue, catch, capture or kill, or attempt tohunt, pursue, catch, capture or kill.” 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 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.

following protocols established by state and federal governments. No observations of the owl were recorded, and no evidence of its presence was found. The habitat of the project site is 9-312

suitable for the owl and active burrows of the species have been found on several occasions within three miles of the project site. Due to the suitable habitat of the site and the known occurrence in the immediate area, the burrowing owl can take up residence on the site at any time.” The Project site contains suitable nesting and foraging habitat for burrowing owls. To address burrowing owl, the MND includes Mitigation Measure BIO -2, which indicates “The project proponent shall ensure that burrowing owl clearance survey is performed not more than 14 days prior to project site disturbance (clearing, grubbing, grading, construction). If any owls are identified, the most current protocol established by the California Department of Fish and Wildlife (Staff Report on Burrowing Owl Mitigation, 2012) must be followed. A survey shall also take place 24 hours prior to ground disturbance as burrowing owls may colonize or recolonize the site within the time between the original survey and project activities.” CDFW cons iders the burrowing owl measure insufficient in scope and timing to reduce impacts to a level less than significant. The measure does not clearly indicate what avoidance, minimization, and mitigation measures are required if owls are observed within the Project site. Also, given MND’s lack of discussion on the methods used to survey for burrowing owl and the potential for burrowing owls to move on to the Project site prior to construction, CDFW recommends conducting focused surveys for burrowing owl prior to vegetation removal or ground-disturbing activities.

To support the City in reducing impacts to burrowing owl to a level less than significant, CDFW recommends the City revise Mitigation Measure BIO-2 with the following additions in bold and removals in strikethrough:

Mitigation Measure BIO-[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 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 (occupied site means at least one burrowing owl has been observed within the last three years; may also be indicated by owl sign including feathers, pellets, prey remains, eggshell fragments, or excrement at or near a burrow entrance or perch site), 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 and the conservation status of adjacent or nearby suitable habitat, along with proposed relocation actions. The Project proponent shall implement the Burrowing Owl Plan following CDFW and USFWS review and approval. If Project activities, including burrow exclusion and closure, could result in take of burrowing owl, appropriate CESA authorization should be obtained prior to commencement of Project activities.
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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. The project proponent shall ensure that burrowing owl clearance survey is performed not more than 14 days prior to project site disturbance (clearing, grubbing, grading, construction). If any owls are identified, the most current protocol established by the California Department of Fish and Wildlife (Staff Report on Burrowing Owl Mitigation, 2012) must be followed. A survey shall also take place 24 hours prior to ground disturbance as burrowing owls may colonize or recolonize the site within the time between the original survey and project activities.

Response 1-g:

As stated on page 41 of the MND, the habitat of the project site is suitable for the owl and active burrows of the species have been found on several occasions within three miles of the project site. Although the site contains suitable habitat, the project biologist did not find any burrowing owls onsite during their site survey. 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-h:
3) Coachella Valley Multiple Species Habitat Conservation Plan Salvage of Sand-Dependent Covered Species
Section 6.6.1 of the CVMSHCP (Obligations of Local Permittees) states that within and outside Conservation Areas “on parcels approved for Development, the Permittees shall encourage the opportunity to salvage Covered sand-dependent species in accordance with the Implementation Manual.” Page 41 of the MND indicates that Coachella Valley fringe-toed lizard (Uma inornata) was “recorded in the extreme northeastern corner of the project site”, and page 42 of the MND indicates that Palm Springs round-tailed ground squirrel (Xerospermophilus tereticaudus chlorus) “was detected two times and is expected to occur throughout the project site due to the suitable habitat.” To be consistent with the CVMSHCP, CDFW recommends that the City include in a revised MND the following mitigation measure:

Mitigation Measure BIO-[A]: Salvage of Sand-Dependent Covered Species Prior to vegetation removal or ground-disturbing activities, the City of Rancho Mirage will collaborate with the Coachella Valley Conservation Commission to plan and implement a salvage of sand-dependent Covered Species within the Project site.

Response 1-h:

The collection of sand-dependent species is not required under the CVMSHCP, nor is it recommended by the project biologist. Habitat acquisition for the Palm Springs ground squirrel and the Coachella Valley fringe-toed lizard are covered in the CVMSHCP. The project’s payment 9-314

of the LDMF mitigates this impact (see Mitigation Measure BIO -1). With the payment of the LDMF, the project is consistent with the CVMSHCP.

Comment 1-i:
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.” The Project is located adjacent to currently vacant areas with natural desert landscape including scattered, low-lying vegetation to the north, south, east and west—areas that provide 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 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.3 Many species use photoperiod cues for communication (e.g., bird song4), determining when to begin foraging,5 behavioral thermoregulation,6 and migration.7 Phototaxis, 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 BIO-[B]: 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-i:

The commenter’s opinion about artificial lighting is noted. The site is located at the southwest corner of Via Josefina and Ginger Rogers Road. The project is currently vacant and undeveloped, however, the site previously operated as an equestrian center, which was demolished in 2023. In 9-315

the project surroundings, existing sources of fixed nighttime lighting can be attributed to the existing residential uses located northwest and south of the project site. Lighting associated with residential areas typically consist of wall- and post-mounted, downward-oriented fixtures at residential building entrances and driveways, backyard/patio lighting, and landscape lighting. Via Josefina and Ginger Rogers Road are the closest rights-of -way to the project site, however, these roadways are not improved with street light posts. Additionally, day-time glare and nighttime lighting can be attributed to existing vehicular traffic along the surrounding roads. The project is located in a developing area, and is not adjacent to 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 needed 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.

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-j:
5) Landscaping
Regarding the Project’s landscaping, page 22 of the MND states that “Drought-tolerant trees, shrubs and accents would be utilized to both enhance the property and complement the desert environment. Plant material could include acacia, willow, mesquite, palo verde, palm trees, aloe, ocotillo, and various forms of agave and cactus.” 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:
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-j:

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 9-316

enhance the property and complement the desert environment. Plant material would include a mix of trees, shrubs, and groundcover. Plant material proposed for the site will provide shade and variety including acacia, willow, mesquite, palo verde, aloe, ocotillo, and various forms of agave and cactus. Proposed shrubs include century plant, ocotillo, yucca, and various forms of agave, to name a few.

Additionally, as stated on page 120 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. The MND clearly demonstrates that water efficient landscaping will be utilized, and no further discussion or implementation of additional mitigation is necessary.

Comment 1-k:

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-k:

This comment does not address the adequacy or completeness of the Draft EIR; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response, pursuant to Section 15088(a) of the State CEQA Guidelines. No further response is required.

Comment 1-l:

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 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-l:

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

Comment 1-m:

CONCLUSION
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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 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-m:

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-j 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 revision to mitigation measure BIO-2 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: Prior to construction and issuance of any
grading permit, the City of Coachella shall ensure
compliance with the Coachella Valley Multiple Species
Habitat Conservation Plan (CVMSHCP) and shall
ensure the collection of payment of the CVMSHCP
Local Development Mitigation Fee (LDMF) and transfer
of revenues to the Coachella Valley Conservation
Commission.

City Planning
Department
Project Applicant/
Developer
CVCC
Prior to
construction
and issuance of
any grading
permit

BIO-2: 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 veget ation 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 (occupied
site means at least one burrowing owl has been
observed within the last three years; may also be
indicated by owl sign including feathers, pellets, prey remains, eggshell fragments, or excrement at or near a
burrow entrance or perch site), 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
City Planning
Department
Qualified Biologist
Project Applicant
14 days prior to
any ground disturbance
activities

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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 and the conservation status of
adjacent or nearby suitable habitat, along with proposed relocation actions. The Project proponent shall
implement the Burrowing Owl Plan following CDFW and
USFWS review and approval. If Project activities,
including burrow exclusion and closure, could result in take of burrowing owl, appropriate CESA authorization
should be obtained prior to commencement of Project
activities.

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.

BIO-3: The project proponent shall ensure that a
breeding survey for the loggerhead Shrike and general
breeding bird survey are performed no more than 14
days prior to site disturbance if ground disturbance
(clearing, grubbing, grading, and construction) occurs
between February 15th and June 15th.

City Planning
Department
Qualified Biologist
Project Applicant
14 days prior to
any ground
disturbance
activities

CULTURAL RESOURCES
CUL-1: The Agua Caliente Band of Cahuilla Indians
must be notified a minimum of 30 days prior to any
earth-moving activities including grading, grubbing,
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).

CUL-2: A qualified archaeologist and/or 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 and/or City Planning
Department
NAHC
Project Applicant/
Developer
During any
ground
disturbing
activities

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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. The Native American Monitor may
request that destructive construction halt and the
Monitor shall notify a Qualified Archaeologist (Secretary of the Interior's Stand ards and Guidelines) to
investigate and, if necessary, prepare a Treatment Plan for submission to the State Historic Preservation Officer and Tribal Historic Preservation Office. If artifacts are discovered, these shall be processed, cataloged,
analyzed, and prepared for permanent curation in a
repository with permanent retrievable storage that
would allow for additional research in the future. 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.

CUL-3: In the event of remains being uncovered during
construction activities, all construction activities will stop immediately as mandated by California Health and
Safety Code Section 7050.5 and the CEQA Guidelines
Section 15064.5. All construction work taking p lace
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 the disposition of the
remains.

GEOLOGY AND SOILS
GEO-1 The applicant shall comply with all
recommendations set forth in the Geotechnical
Investigation prepared for the project (Appendix C)
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 City Planning
Department During any
ground
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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.

Qualified
Paleontologist
Project Applicant/
Developer
disturbing
activities

GREENHOUSE GAS EMISSIONS

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 The project proponent shall ensure the presence
of an approved Agua Caliente Native American Cultural
Resource Monitor(s) during any ground disturbing
activities (including archaeological testing and surveys).

Should buried cultural deposits be encountered, the
Monitor may request that destructive construction halt
and the Monitor shall notify a Qualified Archaeologist
(Secretary of the Interior’s Standards and Guidelines)
to investigate and, if necessary, prepare a mitigation
plan for submission to the State Historic Preservation
Officer and the Agua Caliente Tribal Historic
Preservation Office.

City Planning
Department
Native American
Cultural Resource
Monitor
Project Applicant/
Developer
During any
ground
disturbing
activities

UTILITIES AND SERVICE SYSTEMS
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I
I

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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 (CalEEMod) 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 Department of Finance E-5 City/County Population and Housing Estimates, 2022 Enforcement and Compliance Fault Zoning Act, California Department of Conservation Enforcement and Compliance History Online, EPA, 2023
EnviroStor, Department of Toxic Substances Control, 2023 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
General Biological Resources Assessment and Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) Consistency Analysis, James W. Cornett Ecological Consultants, April 2023
GeoTracker, State Water Resources Control Board, 2023
Greenhouse Gas Inventory, Rancho Mirage, 2012
Mineral Land Classification Map, Riverside County, 2007 Noise Impact Study, MD Acoustics, July 2023
Police Officer Kyle Albenesius, 2022
Preliminary Geotechnical Investigation Report, NTS Geotechnical, February 2023.

PSUSD Fee Justification Study, 2022
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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), 2022 Sustainability Plan, Rancho Mirage, 2012
Transportation Analysis and Guidelines for Level of Service Vehicle Miles Traveled, December 2021
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 California Emissions Estimator Model (CalEEMod) Version 2022.1.1.21 Appendix B Biological Resources Assessment and CVMSHCP Consistency Analysis, James W. Cornett Ecological Consultants, April 2023
Appendix C Preliminary Geotechnical Investigation Report, NTS Geotechnical, February 2023
CHAPTER 5: REPORT PREPARERS
Lead Agency
City of Rancho Mirage
69825 CA-111
Rancho Mirage, CA 92270
760-328-2266
Pilar Lopez, Senior Planner
Document Preparers
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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
Subconsultants
James W. Cornett Ecological Consultants
P.O. Box 846
Palm Springs, CA 92263
James Cornett, Principal Investigator
NTS Geotechnical
5319 University Drive
Irvine, CA 92612
Nadim Sunna, M.Sc., QSP, PE, GE 3172, Principal Engineer

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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 NEGATIVE DECLARATION
To: State Clearinghouse Chief Deputy County Clerk
1400 Tenth Street 3470 12TH Street
Sacramento, CA 95814 Riverside, CA 92501
Project Title/Case Nos. Priviere Villas - Environmental Assessment Case No. EA24-0001; General Plan Zoning Map Amendment Case No. GPZMA24-0001; Tentative Tract Map Case No. TTM24-0001 (TTM38868); Preliminary Development Plan Case No. PDP24-0001 Applicant: MSA Consulting, LLC on behalf of Palm Coast Modular Project Location: Southeast corner of Ginger Rogers Road and Via Josefina Assessor’s Parcel Numbers: 685-100-007 & 685-110-017
Project Description: The 10.08-acre project site (APNs: 685-100-007; -017) is vacant undeveloped land east of Via Josefina and south of Ginger Rogers in Rancho Mirage. The project proposes the construction of a residential community, consisting of 28 residential lots, accessory dwelling units, and associated improvements such as retention areas, paved drive aisles, and two points of access.

The primary access point will be on Via Josefina. A secondary emergency access point will connect to the future Via Florencia right-of-way, immediately south of the project. The residential lots will vary from 12,001 square feet to 14,542 square feet. Each lot will consist of a 2,284 square foot single family home with a detached 540 square foot garage and 636 square foot accessory dwelling unit (ADU). The project includes a General Plan Zoning Map Amendment to amend the project General Plan and Zoning designation from Very Low Density (R-L-2) and Medium Density Residential (R-M) designations to Low Density Residential 3 du/ac max. (R-L-3).

Notice of Determination
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 _______ 2025 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 Fløtterud
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: ______________
Pilar Fløtterud
Lead Agency Responsible Agency Senior Planner
ATTACHMENT 5
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□
□
□

ATTACHMENT 6
9-328
RESOLUTION NO. 2025-PC-01

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 [NEXT IN LINE] APPROVING GENERAL PLAN ZONING MAP AMENDMENT GPZMA 24-0001, TENTATIVE TRACT MAP TTM24-0001, AND PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP24-0001 REGARDING

CHANGING THE GENERAL PLAN ZONING DESIGNATION FROM VERY LOW DENSITY RESIDENTIAL (R-L-2) AND MEDIUM DENSITY RESIDENTIAL (R-M) TO LOW DENSITY RESIDENTIAL (R-L-3), THE SUBDIVISION OF APPROXIMATELY

10.08 ACRES INTO 28 RESIDENTIAL LOTS, ACCESSORY DWELLING UNITS AND

ASSOCIATED IMPROVEMENTS
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, Palm Coast Modular ("Developer"}, owns approximately 10.08 acres of vacant undeveloped real property located AT SOUTHEAST CORNER OF Ginger Rogers Road and Via Josefina, in Rancho Mirage, County of Riverside, State of California, having Assessors Parcel Numbers 685-100-007 and 685-110-017 (the "Subject Property"), as more particularly described and depicted in Exhibit "A", attached hereto and incorporated herein by this reference; and
WHEREAS, the "Proposed Project" will generally change the General Plan zoning designation from Very Low Density Residential (R-L-2) and Medium Density Residential (R-M) to Low Density Residential (R-L-3) (as set forth in more detail in the attached proposed City Council Resolution), subdivide the Subject Property into twenty eight (28) residential lots via Tentative Tract Map Case Number TTM24-0001 (as described in more detail in the attached proposed City Council Resolution}, and associated improvements set forth in the Preliminary Development Plan PDP24-0001 (as set forth in more detail in the attached proposed City Council Resolution); 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.

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NOW, THEREFORE, THE PLANNING COMMISSION 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.

That the Planning Commission conducted a noticed Public Hearing on January 9, 2025, 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 16 (Subdivisions) & 17 (Zoning) of the Rancho Mirage Municipal Code and all relevant provisions contained therein;
(c) Tentative Tract Map (TTM24-0001 );
(d) General Plan Zoning Map Amendment GPZMA 24-0001 (the "GPZMA"); (e) Preliminary Development Plan Case No. PDP24-0001;
(f) Initial Study;
(g) Notice of Intent to adopt MND;
(h) MND and MMRP;
(i) Notice of Planning Commission Public Hearing scheduled for January 9, 2025, at 2 :00 p.m. in the Council Chamber , located at City Hall at 69-825 Highway 111, Rancho Mirage, California ;
U) 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 January 9, 2025, Planning Commission Public Hearing;
(k) Testimony and/or comments from Developer and its representatives submitted or provided at , or prior to, the January 9, 2025, Planning Commission Public Hearing; and
(I) Testimony and/or comments from all persons that were provided in written format or correspondence, at , or prior to, the January 9, 2025, Planning Commission Public Hearing.

SECTION 3. FINDINGS.

That the Planning Commission finds as follows:
a) That the proposed subdivision, together with the provisions for its design and improvements, are consistent with all applicable provisions of the municipal code; b) That the proposed tentative tract map (TTM24-0001) is consistent with applicable general and specific plans as specified in California Government Code Section 65451;
2 9-330
c) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans ;
d) That the site is physically suitable for the type of development ; e) That the site is physically suitable for the proposed density of development; f) That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
g) That the design of the subdivision or type of improvements is not likely to cause serious public health problems;
h) That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large , for access through or use of, property within the proposed subdivision;
i) That the Proposed Project, and GPZMA specifically, is consistent with the General Plan , upon consideration of all of its aspects , including without limitation that the proposed amendment further the objectives and policies of the General Plan and do not obstruct their attainment;
j) That proposed development under Preliminary Development Plan is allowed withing the respective zoning district as permitted under the General Plan and applicable Specific Plan;
k) That Preliminary Development Plan is generally in compliance with all of the applicable provisions of Title 17 that are necessary to carry out the purpose and requirements of the respective zoning district, including prescribed development standards and applicable design guidelines;
I) That Preliminary Development Plan is consistent with the General Plan and applicable Specific Plan; and
m) The proposed project produces 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;
n) 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.), 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; o) The design , location, and proposed uses is compatible with the character of existing development in the surrounding neighborhood ;
p) The subject site is physically suitable for the type and density/intensity of development being proposed ;
q) That the Proposed Project have been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) and CEQA Guidelines; and r) That approval of the GPZMA results in no net loss of residential capacity because the total potential residential units both before and after the GPZMA on the Subject Property is 30 units, as described in more detail in the associated Staff Reports, incorporated herein by reference .
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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 January 9, 2025, 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 set forth in Exhibit "B ", adopting the MND and MMRP; and
b) Adopt the attached Resolution set forth in Exhibit "C" approving Tentative Tract Map (TTM24-0001 ), GPZMA (GPZMA 24-0001 ), and Preliminary Development Plan (PDP24-0001 ).

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 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 Comm iss ion that are in conflict with the provisions of this Resolution , are hereby repealed .
[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]
4 9-332
PASSED AND ADOPTED on this 9th day of January, 2025 .

ATTEST:
~~ -~~~
Kristie Ramos, Secretary
APPROVED AS TO FORM:
~ Kirkpatrick, City Attorney
5 EXHIBIT “A”

SUBJECT PROPERTY

PROPERTY IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE

OF CALIFORNIA, A PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 30, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO MERIDIAN. ACCESSOR PARCEL NUMBERS:685-100-007 & 685-110-017

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EXHIBIT “B”

CITY COUNCIL RESOLUTION APPROVING AND ADOPTING

MITIGATED NEGATIVE DECLARATION
AND

MITIGATION MONITORING AND REPORTING PROGRAM
(EA24-0001)

[TO BE ATTACHED]

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EXHIBIT “C”

CITY COUNCIL RESOLUTION APPROVING

TENTATIVE TRACT MAP, GENERAL PLAN ZONING MAP AMENDMENT, AND

PRELIMINARY DEVELOPMENT PLAN
(TTM24-0001, GPZMA 24-0001, AND PDP24-0001)

[TO BE ATTACHED]

9-335

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 GENERAL PLAN ZONING MAP
AMENDMENT GPZMA 24-0001, PRELIMINARY DEVELOPMENT PLAN
24-0001, AND TENTATIVE TRACT MAP (TTM24-0001)
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” will generally change the General Plan zoning designation from Very Low Density Residential (R-L-2) and Medium Density Residential (R-M) to Low Density Residential (R-L-3) (as set forth in more detail in the attached proposed City Council Resolution), subdivide the Subject Property into twenty eight (28) residential lots via Tentative Tract Map Case Number TTM24-0001 (as described in more detail in the attached proposed City Council Resolution), and associated improvements set forth in the Preliminary Development Plan PDP24-0001 (as set forth in more detail in the attached proposed City Council Resolution); and WHEREAS, on January 9, 2025, the Rancho Mirage Planning Commission adopted Resolution 2025-PC-01 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
ATTACHMENT 7
9-336

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 16 (Subdivisions) & 17 (Zoning) of the Rancho Mirage Municipal Code and all relevant provisions contained therein;
(c) Tentative Tract Map (TTM24-0001);
(d) General Plan Zoning Map Amendment GPZMA 24-0001 (the “GPZMA”); (e) Preliminary Development Plan PDP24-0001;
(f) Initial Study,
(g) Notice of Intent to adopt MND;
(h) MND and MMRP;
(i) Notice of Planning Commission Public Hearing scheduled for January 9, 2025, at 2:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(j) 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 January 9, 2025, Planning Commission Public Hearing;
(k) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the January 9, 2025, Planning Commission Public Hearing;
(l) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the January 9, 2025, Planning Commission Public Hearing;
(m) Notice of City Council Public Hearing scheduled for February 20, 2025, at 1:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(n) 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 February 20, 2025, City Council Public Hearing;
(o) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the February 20, 2025, City Council Public Hearing; and
(p) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the February 20, 2025, City Council Public Hearing.

SECTION 3. FINDINGS AND DETERMINATIONS

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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) 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
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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 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.

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PASSED AND ADOPTED on this 20th day of February, 2025.

_________________________
Ted Weill, Mayor

ATTEST:

_____________________________
Kristie Ramos, City Clerk

APPROVED AS TO FORM:

_____________________________
Colin Kirkpatrick, City Attorney

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EXHIBIT “A”

MITIGATED NEGATIVE DECLARATION &

MITIGATION MONITORING AND REPORTING PROGRAM
(EA24-0001)
[TO BE ATTACHED]

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RESOLUTION NO. ___________

A RESOLUTION OF THE CITY COUNCIL OF RANCHO MIRAGE,

CALIFORNIA, APPROVING GENERAL PLAN ZONING MAP
AMENDMENT CASE NO. GPZMA 24-0001; APPROVING TENTATIVE
TRACT MAP TTM 24-0001; AND PRELIMINARY DEVELOPMENT
PLAN PDP24-0001; SUBDIVIDING APPROXIMATELY 10.08 ACRES

OF REAL PROPERTY AND APPROVING ASSOCIATED

IMPROVEMENTS ON REAL PROPERTY HAVING ASSESSOR
PARCEL NUMBERS 685-100-007 AND 685-110-017
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, on January 9, 2025, the Planning Commission recommended the City Council approve and adopt a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program regarding the Proposed Project, and approve the “Proposed Project”, which is defined herein as: (1) General Plan Zoning Map Amendment Case No.

GPZMA 24-0001 (the “GPZMA”), attached hereto and incorporated herein by this reference as Exhibit “A”, amending the General Plan zoning designation from Very Low Density Residential (R-L-2) and Medium Density Residential (R-M) to Low Density Residential (R-L-3), as depicted in Exhibit “A”; (2) Tentative Tract Map TTM 24-0001 subdividing approximately 10.08 acres of unimproved vacant real property having APNs 685-100-007 and 685-110-017 (the “Subject Property) into 28 residential parcels, as set forth in more detail on Exhibit “B”, and associated improvements as set forth in more detail in Preliminary Development Plan PDP24-0001, as set forth in more detail on Exhibit “C”, attached hereto and incorporated herein by reference; and WHEREAS, the City Council desires to adopt the General Plan Zoning Map Amendment (GPZMA24-0001) (the “GPZMA”), Tentative Tract Map TTM 24-0001, and Preliminary Development Plan (PDP24-0001) (the “PDP); and WHEREAS, on February 20, 2025, the City Council adopted Resolution No. [TO BE INSERTED] approving and adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Proposed Project.

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.

ATTACHMENT 8
9-342

That the City Council conducted a noticed Public Hearing on [INSERT], 2025, 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 16 (Subdivisions) & 17 (Zoning) of the Rancho Mirage Municipal Code and all relevant provisions contained therein;
(c) Tentative Tract Map (TTM24-0001);
(d) General Plan Zoning Map Amendment GPZMA 24-0001 (the “GPZMA”); (e) Preliminary Development Plan PDP24-0001;
(f) Initial Study,
(g) Notice of Intent to adopt MND;
(h) MND and MMRP;
(i) Notice of Planning Commission Public Hearing scheduled for January 9, 2025, at 2:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(j) 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 January 9, 2025, Planning Commission Public Hearing;
(k) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the January 9, 2025, Planning Commission Public Hearing;
(l) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the January 9, 2025, Planning Commission Public Hearing;
(m) Notice of City Council Public Hearing scheduled for February 20, 2025, at 1:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(n) 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 February 20, 2025, City Council Public Hearing;
(o) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the February 20, 2025, City Council Public Hearing; and
(p) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the February 20, 2025, City Council Public Hearing.

SECTION 3. GPZMA FINDINGS

That the City Council finds the GPZMA is consistent with the General Plan, upon consideration of all of its aspects, including without limitation that the proposed 9-343

amendment further the objectives and policies of the General Plan and do not obstruct their attainment. That approval of the GPZMA results in no net loss of residential capacity because the total potential residential units both before and after the GPZMA on the Subject Property is 30 units, as described in more detail in the associated Staff Reports, incorporated herein by reference.

SECTION 3. ADOPT GENERAL PLAN ZONING MAP AMENDMENT

That the City Council hereby amends the General Plan Zoning Map, changing the existing designation from Very Low Density Residential (R-L-2) and Medium Density Residential (R-M) to Low Density Residential (R-L-3), as identified in more detail in Exhibit “A”.

SECTION 4. FINDINGS

That the City Council finds as follows:

a) That the proposed subdivision, together with the provisions for its design and improvements, are consistent with all applicable provisions of the municipal code; b) That the proposed tentative tract map (TTM24-0001) is consistent with applicable general and specific plans as specified in California Government Code Section 65451;
c) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans;
d) That the site is physically suitable for the type of development; e) That the site is physically suitable for the proposed density of development; f) That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
g) That the design of the subdivision or type of improvements is not likely to cause serious public health problems; and
h) That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision;
j) That proposed development under Preliminary Development Plan is allowed withing the respective zoning district as permitted under the General Plan and applicable Specific Plan;
k) That Preliminary Development Plan is generally in compliance with all of the applicable provisions of Title 17 that are necessary to carry out the purpose and requirements of the respective zoning district, including prescribed development standards and applicable design guidelines;
l) That Preliminary Development Plan is consistent with the General Plan and applicable Specific Plan; and
m) The proposed project produces 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 9-344

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;
n) 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.), 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; o) The design, location, and proposed uses is compatible with the character of existing development in the surrounding neighborhood;
p) The subject site is physically suitable for the type and density/intensity of development being proposed; and
q) That the Proposed Project have been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) and CEQA Guidelines.

SECTION 5. PROJECT APPROVAL

That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project, the City Council Findings, as set forth and described herein, and the findings and determinations set forth in the January 9, 2025, Planning Commission Staff Report and the resolutions, the City Council hereby approves the TTM24-0001, PDP, and GPZMA.

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 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 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 and/or General Plan Zoning Map, 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. 9-345

The foregoing Resolution was approved and adopted at a meeting of the City Council held on February 20, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

CITY OF RANCHO MIRAGE:

__________________________
Ted Weill, Mayor

ATTEST:

_______________________________
Kristie Ramos, City Clerk

APPROVED AS TO FORM:

_______________________________
Colin D. Kirkpatrick, City Attorney

9-346

EXHIBIT “A”

GENERAL PLAN ZONING MAP AMENDMENT
CASE NO. GPZMA24-0001

9-347
GI NGE::R_~---------------------------------------------,

ROGERS ROAD
R
EXISTlNG:

R-l -2 (VERY LOW DENSITY)
APN: 685-100-007
M ij
PROPOSED:

R-L-3 (LOW DENSITY)
TOTAL GROSS ACREAG E:
>10.09
I
R W
EXISTlNG:

R-M (MEOIUM DENSITY)
APN: 68 5-110-0 17

EXHIBIT “B”

TENTATIVE TRACT MAP
TTM24-0001
[TO BE ATTACHED]

9-348

EXHIBIT “C”

PRELIMINARY DEVELOPMENT PLAN
PDP24-0001
[TO BE ATTACHED]
9-349

VI
A

J
O
S
E
F
I
N
A
GINGER
PROPOSED:

R-L-3 (LOW DENSITY)
TOTAL GROSS ACREAGE:

10.09 ROGERS ROAD
EXISTING:

R-L-2 (VERY LOW DENSITY)
APN: 685-100-007
EXISTING:

R-M (MEDIUM DENSITY)
APN: 685-110-017

GENERAL PLAN AMENDMENT /

DATA TABLE
EXHIBIT DATE: FEBRUARY 13, 2024

APPLICANT /

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA FOR TENTATIVE TRACT MAP NO. 38868

ZONE CHANGE EXHIBIT
N.T.S.

VICINITY MAP

CITY OF

RANCHO MIRAGE
SITE
INTE
R
S
T
A
T
E

1 0
BO
B

H
O
P
E

D
R
I
V
E

GERALD FORD DRIVE
M
O
N
T
E
R
E
Y

A
V
E
N
U
E
GINGER ROGERS RD.

VI
A

J
O
S
E
F
I
N
A
VIA
KE
Y

L
A
R
G
O

A
V
E

VIA MARTA

CITY OF

PALM DESERT

DINAH SHORE DRIVE

FLORENCIA
LAND OWNER:

ADDRESS:

CONTACT:

PALARI VILLAS RANCHO MIRAGE, LLC.
8549 WILSHIRE BOULEVARD #2162

ADAM NESTER
BEVERLY HILLS, CALIFORNIA 90211
TELEPHONE:(626) 241-7843
EXHIBIT PREPARER:

ADDRESS:

CONTACT:

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE

CHRISTOPHER BRIZUELA
RANCHO MIRAGE, CALIFORNIA 92270
TELEPHONE:(760) 320-9811
ASSESSOR'S PARCEL NUMBERS:685-100-007 & 685-110-017
LEGAL DESCRIPTION:

PROPERTY IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, A PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 30, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO MERIDIAN.

ATTACHMENT 9
9-350
I I
---
-R/W R/W R/W
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'-..
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M/~ M/~ M/~
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I I
I I
I I I
I I
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I I I
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I
SCALE 1"=150' ~ MSA CONSUL TINC, I NC.

Civil Engineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Dry Utility Coordination • GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 I 760.320.9877 I MSAConsultinginc.com

GINGER ROGERS ROAD
12,125 SF 12,008 SF 12,008 SF 12,008 SF 12,008 SF 12,008 SF 12,008 SF 12,007 SF 12,006 SF 12,005 SF 12,005 SF 12,260 SF 12,409 SF 14,542 SF 12,135 SF 12,013 SF 12,001 SF 12,003 SF 12,005 SF 12,006 SF 12,008 SF 12,011 SF 12,015 SF 12,018 SF 12,021 SF 12,080 SF 12,041 SF 13,483 SF 9,863 SF
1 2 3 4 5 6 7 8 9 10 11 12 13 14
28 27 26 25 24 23 22 21 20 19 18 17 16 15
87'
13 1
'
82'
14 1
'
85'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
90'
14 1
'
12 3
'
102'
12 3
'
34'
12 1
'
81'
12 1
'
34'
31'
105'
16 8
'
105'
30'
40'
11 4
'
80'
16 2
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
87'
14 1
'
86'
13 4
'
40'
12 4
'
102'
11 4
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
85'
14 1
'
84'
12 8
'
91'
14 1
'
68'
85'
94'
82'
LOT "A"
11 VI
A
JO
S
E
F
I
N
A

VIA FLORENCIA (FUTURE)
1 18'
18'
PROP. 10' P.U.E.
(TYP.)
PROP. 10' P.U.E.
(TYP.)
PROP. 10' P.U.E.
(TYP.)
60 '
2 3
N

0 0
°
0 3
'
2 3
"

E

3 3
3 .
1 2
'
N 89°35'42" E 659.89'N 89°35'17" E 660.02'
N

0 0
°
0 4
'
5 4
"

E

3 3
2 .
7 3
'
3 3
27'
24'
R = 45.5'
A
37 '
A
10 '
10 '

0.23 AC.
58 '
22 .
5 '
20 .
5 '
16 '
59 '
18'
60'
LOT "D"
3,475 SF

0.08 AC.
7'
7'
6,446 SF
LOT "B"

0.15 AC.

PROP. PEDESTRIAN

ENTRY GATE
PROP. EMERGENCY

VEHICLE ACCESS
PROP. COMMUNITY
WALL
PROP. COMMUNITY
WALL
12'
30'
12'
30'
BB
30 '
30 '
C
C
18 '
12 '7'
N 89°36'08" E 659.96'N 89°36'51" E 660.10'
PE 320.2 PE 320.2 PE 320.7 PE 320.7 PE 321.6 PE 321.6 PE 322.4 PE 322.4 PE 323.3 PE 323.3 PE 323.7 PE 324.2 PE 324.6 PE 324.7 PE 323.6 PE 323.6 PE 324.5 PE 324.7PE 324.0PE 322.7PE 322.7PE 321.9PE 321.9PE 321.0PE 321.0PE 320.2PE 320.2PE 320.0 8,952 SF / 0.20 AC.PROP. 6' MEANDERING
SIDEWALK (TYP.)
PROP. 6' MEANDERING
SIDEWALK (TYP.)
28 .
5 '
R =17.0'
LOT "C"
2%2%
PROP. WEDGE
37'
CURB

SECTION A-A

PRIVIERE LN
(PRIVATE ROAD)
N.T.S.
10'10'
P.U.E.P.U.E.

A.C. PAVEMENT
OVER A.B.
18'18'CL
R/W
PROP.

R/W
PROP.
10'10'
25 '
25 '
R-L-3 REQUIRED

BUILDING SETBACKS
N.T.S.

SIDE BUILDING

SETBACK

SIDE BUILDING

SETBACK

REAR BUILDING

SETBACK

FRONT BUILDING
SETBACK 30'
12'
A.C. PAVEMENT
OVER A.B.
18'
R/W
PROP. CURB &
GUTTER
FUTURE
R/W
PROP.

PROP. MEANDERING SIDEWALK
60' (ULTIMATE R/W)
6'
2%
30' (FUTURE IMPROVEMENTS BY OTHERS)
12'18'

FUTURE CURB &
GUTTER

FUTURE SIDEWALK
CL 7'

PARKWAY
7'
FUTURE

PARKWAY

SECTION B-B

VIA JOSEFINA
(PUBLIC ROAD)
N.T.S.

WALL

PROJECT
30'
12'
A.C. PAVEMENT
OVER A.B.
18'
PROP. CURB &
GUTTER
R/W
PROP.

PROP. MEANDERING SIDEWALK
60' (ULTIMATE R/W)
6'
2%
30' (FUTURE IMPROVEMENTS BY OTHERS)
12'18'

FUTURE CURB &
GUTTER

FUTURE SIDEWALK
CL 7'

PARKWAY
7'
FUTURE

PARKWAY

SECTION C-C

VIA FLORENCIA
(PUBLIC ROAD)
N.T.S.

R/W
PROP.
18'R/W
EX.
5'
23'
WALL

PROJECT
TENTATIVE TRACT MAP NO. 38868

DATA TABLE
ASSESSOR'S PARCEL NUMBERS:685-100-007 & 685-110-017
EXHIBIT DATE: APRIL 04, 2024
SOURCE OF TOPOGRAPHY:

ADDRESS:

TMR ASSOCIATES
155 W. HOSPITALITY LN. STE. 122
SAN BERNARDINO, CALIFORNIA 92408
DATE OF TOPOGRAPHY:FEBRUARY 24, 2022
EXHIBIT PREPARER:

ADDRESS:

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT:CHRISTOPHER BRIZUELA TELEPHONE:(760) 320-9811

REVISIONS
NO. DATE

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

DESCRIPTION
SHEET
SHEETS
1 OF
1 EAST
NORTH
SOUTH
WEST

CENTERLINE

EASEMENT

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

EX.

ABBREVIATIONS

ACREAGEAC

CURB AND GUTTERC&G

ASSESSORS PARCEL NUMBERAPN

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

BOUNDARYBNDRY
M.B. MAP BOOK
TELEPHONE:(909) 890-3730

EXISTING OVERHEAD TELEPHONE

EXISTING SEWER

EXISTING RIGHT OF WAY

PROPOSED CURB

PROPOSED EASEMENT

EXISTING PROJECT BOUNDARY

EXISTING SEWER FORCE MAIN

EXISTING WATER

PROPOSED LOT LINE

PROPOSED RIGHT OF WAY

PROPOSED AND EXISTING CENTER LINE

APPLICANT /
ADDRESS:

CONTACT:
8549 WILSHIRE BOULEVARD #2015
BEVERLY HILLS, CALIFORNIA 90211

ADAM NESTER
PALM COAST MODULAR, INC.

TELEPHONE:(626) 241-7843

PROPOSED PROJECT BOUNDARY

EXISTING IRRIGATION

EXISTING GAS

EXISTING EASEMENT

EXISTING ELECTRIC

EXISTING IRRIGATION DRAIN LINE

EXISTING CABLE

EXISTING CONTOURS

EXISTING SPOT ELEVATIONS
LEGEND

X EXISTING EASEMENT DELTA

EXISTING LOT LINE

EXISTING EDGE OF PAVEMENT

EXISTING TELEPHONE
MIN. MINIMUM
NUMBER

PROPOSED

RIGHT OF WAY

TYPICAL
NO.

PROP.

R/W
TYP.

P.U.E. PUBLIC UTILITY EASEMENT

SF SQUARE FEET

RADIUSR
STANDARDSTD.

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

R-L LOW DENSITY (RESIDENTIAL)

UG UNDERGROUND

OVERHEADO/H

OPEN SPACE / PARKSOS/PP
PAGEPG.

LAND OWNER:

PUBLIC UTILITY PURVEYORS:

EXISTING GROSS AREA
EXISTING ZONING:

PROPOSED ZONING:

EXISTING GENERAL PLAN LAND USE:

PROPOSED GENERAL PLAN LAND USE:

R-L-2 (VERY LOW DENSITY) & R-M (MEDIUM DENSITY)
R-L-3 LOW DENSITY
LAND USE DESCRIPTION:AREA (AC.)
1 EXISTING EASEMENT NOTES:

ZONE "X": AREA OF MINIMAL FLOOD HAZARD
FEMA FLOOD ZONE DESIGNATION:

LIQUEFACTION:MODERATE LIQUEFACTION ZONE
NOTE:1.

ELECTRIC:

GAS:

TELEPHONE:

WATER:

CABLE:

SEWER:

USA:

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

IMPERIAL IRRIGATION DISTRICT

SOUTHERN CALIFORNIA GAS COMPANY

FRONTIER COMMUNICATIONS

COACHELLA VALLEY WATER DISTRICT

SPECTRUM

COACHELLA VALLEY WATER DISTRICT

UNDERGROUND SERVICE ALERT
(800) 303-7756
(877) 238-0092
(800) 921-8101
(760)398-2651
(877) 719-3278
(760) 398-2651
(800) 227-2600
SCHOOL DISTRICT:PALM SPRINGS UNIFIED
33' RESERVATION PER PATENT RECORDED 11/23/1959 IN INSTRUMENT NO. 1959-99669

PROPOSED NET AREA
PROPOSED PRIVATE RESIDENTIAL LOTS (LOTS 1 THRU 28)
PROPOSED PRIVATE OPEN SPACE LOTS (LOTS "A" THRU "D")

AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS, COMMUNITY PANEL MAP NUMBER: 06065C1595G
EFFECTIVE DATE: AUGUST 28, 2008

PROPOSED PUBLIC RIGHT OF WAY DEDICATION (VIA JOSEFINA AND VIA FLORENCIA)

PROPOSED PRIVATE STREETS (PRIVIERE LN)
R-L-2 (VERY LOW DENSITY) & R-M (MEDIUM DENSITY)
R-L-3 LOW DENSITY
SURROUNDING LAND USES:

NORTH VACANT (ZONED: R-L-2 & R-H)
SOUTH PROPOSED RESIDENTIAL (ZONED: R-L-2 & R-M)
EAST VACANT (ZONED: R-M)
WEST VACANT (ZONED: R-L-2)

PROPERTY IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, A PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 30, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO MERIDIAN. 2 44' EASEMENT TO CITY OF RANCHO MIRAGE FOR PUBLIC UTILITY EASEMENT RECORDED SEPTEMBER 18, 2015 AT INSTRUMENT NO. 2015-0411667 (PLOTTED HEREON) (PLOTTED HEREON)
3 33' RESERVATION PER PATENT RECORDED 4/29/1975 IN INSTRUMENT NO. 48861 (PLOTTED HEREON)

10.08 AC.

0.47 AC.

9.61 AC.

7.83 AC.

0.66 AC.

1.12 AC.

N.T.S.

VICINITY MAP

CITY OF

RANCHO MIRAGE
SITE
INT
E
R
S
T
A
T
E

1 0
BO
B

H
O
P
E

D
R
I
V
E

GERALD FORD DRIVE
M
O
N
T
E
R
E
Y

A
V
E
N
U
E
GINGER ROGERS RD.

VI
A

J
O
S
E
F
I
N
A
VIA
KE
Y

L
A
R
G
O

A
V
E

VIA MARTA

CITY OF

PALM DESERT

DINAH SHORE DRIVE

FLORENCIA
1 FEB. 13, 2024 REVISED LOT C CONFIGURATION, ADDED VIA FLORENCIA STREET SECTION

AND PAD ELEVATIONS
ATTACHMENT 10
9-351
v--
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SCALE 1 "=60'

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._ Civil Engineering • Land Surveying • Landscape Architecture \ ~ Planning • Environmental Services • Dry Utility Coordination • GIS ...,.....,., 34200 Bob Hope Drive Rancho Mirage, CA92270 I 760.320.9811 I MSAConsultinginc.com

STAFF REPORT
TO: Planning Commission DATE: January 9, 2025 FROM: Pilar Fløtterud, Senior Planner
SUBJECT: Priviere Villas - Environmental Assessment Case No. EA24-0001; General Plan Zoning Map Amendment Case No. GPZMA24-0001; Tentative Tract Map Case No. TTM24-0001 (TTM38868); and Preliminary Development Plan Case No.

PDP24-0001
SPECIFIC REQUEST OR RECOMMENDATION:

Staff recommends the Planning Commission adopt Resolution No. 2025-PC-(Next-in-Order), recommending that the City Council take the following actions:

A.Adopt Resolution No. 2025-(Next-in-Order) approving and adopting the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH#2024101279) for the Proposed Project based on Environmental Assessment Case No. EA24-0001.

B.Adopt Resolution No. 2025-(Next-in-Order) approving General Plan Zoning Map Amendment (GPZMA24-0001), to change the underlying zoning designation of the Subject Property from Very Low Density (R-L-2) and Medium Density Residential (R- M) designations to Low Density Residential 3 du/ac max. (R-L-3), Tentative Tract Map No. TTM24-0001 (TTM38868), and Preliminary Development Plan Case No. PDP24- 0001.

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.Planning Commission Resolution recommending that the City Council Approve a Mitigated Negative Declaration, General Plan Zoning Map Amendment, Tentative Tract Map, and Preliminary Development Plan for the Priviere Villas project.

7.Draft resolution of the City Council approving and adopting the Mitigation Monitoring and ATTACHMENT 11
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Reporting Program and Mitigated Negative Declaration (SCH#2024101279) for the Proposed Project based on Environmental Assessment Case No. EA24-0001.

8. Draft resolution of the City Council approving the proposed Tentative Tract Map No.

TTM24-0001 (TTM38868) and Preliminary Development Plan Case No. PDP24-0001.

9. General Plan Zoning Map Amendment (GPZMA24-0001) Exhibit

10. Tentative Tract Map No. TTM24-0001 (TTM38868)

11. PDP24-0001 Exhibit Booklet

FACTS:

1. Applicant/Property Owner: MSA Consulting, Inc. on behalf of Palm Coast Modular

2. Purpose of Request: Consideration of a residential community, consisting of 28 residential lots, accessory dwelling
units, and associated improvements such as
retention areas, paved drive aisles, and two points
of access. The 10.08-acre project site currently
consists of vacant undeveloped land located east of
Via Josefina and south of Ginger Rogers Road. The
primary access point will be on Via Josefina. A
secondary emergency access point will connect to
the future Via Florencia right-of-way, immediately
south of the project. The residential lots will vary
from 12,001 square feet to 14,542 square feet.

Each lot will consist of a 2,284 square foot single
family home with a detached 540 square foot
garage and 636 square foot accessory dwelling unit
(ADU). The project includes a General Plan Zoning
Map Amendment to amend the project General
Plan and Zoning designation from Very Low Density
(R-L-2) and Medium Density Residential (R-M)
designations to Low Density Residential 3 du/ac
max. (R-L-3).

3. Location: Southeast corner of Ginger Rogers Road and Via Josefina
Assessor’s Parcel Number: 685-100-007 & 685-
110-017

4. Parcel Size: 10.08 acres

5. Existing Land Use: Very Low Density Residential (R-L-2) & Medium Density Residential (R-M)

6. Proposed Land Use: Low Density Residential 3 du/ac max. (R-L-3)

7. Surrounding Land Use: West: Very Low Density Residential (R-L-2) / Vacant land; North: Very Low Density Residential
(R-L-2) & Open Space – Public Park (OS-PP) /
Vacant land; South: Very Low Density Residential
(R-L-2) & Medium Density Residential (R-M) /
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Proposed Residential Subdivision; East: Medium
Density Residential (R-M) / Vacant land

8. Environmental Information: The recommendation is to adopt a Mitigated Negative Declaration (SCH#2024101279) for the
Proposed Project based on Environmental
Assessment Case No. EA24-0001 pursuant to the
California Environmental Quality Act (CEQA)
Section 15074.

9. Date Staff Deemed
Application Deemed Complete: December 19, 2024

PROJECT SUMMARY
The 10.08-acre project site is vacant undeveloped land east of Via Josefina and south of Ginger Rogers in Rancho Mirage. The project proposes the construction of a residential community, consisting of 28 residential lots, accessory dwelling units, and associated improvements such as retention areas, paved drive aisles, and two points of access.

The primary access point will be on Via Josefina. A secondary emergency access point will connect to the future Via Florencia right-of-way, immediately south of the project. The residential lots will vary from 12,001 square feet to 14,542 square feet.

Each lot will consist of a 2,284 square foot single family home with a detached 540 square foot garage and 636 square foot accessory dwelling unit (ADU). The project includes a General Plan Zoning Map Amendment to amend the project General Plan and Zoning designation from Very Low Density (R-L-2) and Medium Density Residential (R-M) designations to Low Density Residential (R-L-3), which has a maximum density of three (3) dwelling units per acre.

Each residential lot will be developed with a single-family home and detached accessory dwelling unit (ADU). Each residential lot will have their own driveway that will provide access to both single-family home and ADU. The project will also develop a 19-foot landscaped parkway along the southern boundary of the project, along Via Florencia and Via Josefina.

PROJECT ENTITLEMENT
Given multi-faceted nature of the proposed project, the applicant submitted several entitlement applications that are being processed concurrently pursuant to RMMC Section 17.36.020 which requires that “[a]n applicant for a development project that requires the filing of more than one application, shall file all related applications concurrently unless waived by the director,” and “permit processing and environmental/design review shall be concurrent.”

- Environmental Assessment Case No. EA24-0001: The EA will analyze the project’s impacts to the environment.
- General Plan Zoning Map Amendment Case No. GPZMA24-0001: The GPZMA will amend the project General Plan and Zoning designation from Very Low Density (R-L-2 / 2du/ac) and Medium Density Residential (R-M / 4du/ac) designations to Low Density Residential 3 du/ac max. (R-L-3).
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- Tentative Tract Map No. TTM24-0001 (TTM38868): The TTM will subdivide the two existing parcels into 28 lots for the residential project. - Preliminary Development Plan Case No. PDP24-0001: The PDP shows the project concept by providing engineering, architectural, and landscaping plans for review.

The Mitigated Negative Declaration is the environmental assessment (EA) of the potential environmental impacts for the project as a whole. This is the first application in the entitlement package because the environmental assessment provides the support and justification (from an environmental perspective) for considering the project’s entitlements. The General Plan Zoning Map Amendment (GPZMA) must be approved to change the Very Low Density (R-L-2) and Medium Density Residential (R-M) designations to Low Density Residential 3 du/ac max. (R-L- 3), which is needed in order to approve the Tentative Tract Map and the Preliminary Development Plan (PDP). The TTM and PDP, if approved, would allow the construction of the proposed project.

BACKGROUND
The project site previously operated as an equestrian center, with stables, riding areas, and storage areas. The equestrian center was built in the mid-70s and had not been operational since 2021 and was demolished in April 2023. The eastern portion of the site has remained vacant and undeveloped.

Subject Site and Surrounding General Plan, Zoning, and Land Uses The boundaries of the project are delineated by vacant land and the unpaved Gingers Roger Road alignment to the north, vacant land to the east, vacant land to the south, and vacant land to the west (separated by Via Josefina).

General Plan and Zoning Designation Land Use
Project Site Very Low Density Residential (R-L-2) and
Medium Density Residential (R-M)
Vacant Land and former Equestrian
Center
North R-L-2, Public Park (OS-PP) Ginger Rogers alignment and Vacant Land East R-M Vacant Infill Land
West R-L-2 Via Josefina and Vacant Infill Land
South R-L-2, R-M Vacant Infill Land

GENERAL PLAN ZONING MAP AMENDMENT CASE NO. GPZMA22-0002 The purpose of the General Plan Zoning Map Amendment (“GPZMA”) is to amend the existing underlying General Plan zoning designations on the project site from Very Low Density (R-L-2) and Medium Density Residential (R-M) designations to Low Density Residential 3 du/ac max. (R-L-3).

An analysis of applicable goals, policies and programs contained in the General Plan was conducted. The findings of that analysis are summarized below:

Land Use
Goal LU 1: A resort residential community of desirable neighborhoods, a variety of community facilities, and high-quality development.
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Goal LU 2: A balanced mix of functionally integrated land uses, meeting the general social and economic needs of the community through simplified, compatible, and consistent land use and zoning designations.

Policy LU 2.4: Infill development shall be encouraged by prioritizing capital improvements in the developed areas of Rancho Mirage. Goal LU 3: The preservation and enhancement of the predominately low-density, high-quality residential character of Rancho Mirage.

Policy LU 3.1: Areas of existing residential development and surrounding vacant lands shall be planned in a manner that preserves neighborhood character and assures a consistent and compatible residential land use pattern. • Program LU3.1B: Consistently apply the City’s discretionary powers and development review process to assure that subdivision and development plans are compatible with existing residential areas.

Consistency: The project proposes an amendment to the existing General Plan and Zoning Map to change the land use and zoning from Very Low Density Residential (R-L- 2) and Medium Density Residential (R-M) to Low Density Residential (R-L-3), in order to facilitate the development of a 28-lot single story residential community. Currently, the vacant project site is surrounded by vacant land and residential communities in the surrounding area. The proposed project would preserve the low density residential character of the surrounding neighborhoods
Housing
• Goal H 1: A variety of housing types that meet the needs of residents in Rancho Mirage.

Consistency: The project proposes the development of 28 single family residential lots on approximately 10 acres. The residential properties will include both single family home and an accessory dwelling unit (ADU) on each lot. The residential dwellings will implement the City’s certified Housing Element.

Noise
• Goal N 1: A noise environment providing peace and quiet that complements and is consistent with Rancho Mirage’s resort residential character.

Consistency: The project proposes 28 residential lots on approximately 10 acres.

Typically, residential uses do not result in substantially increased noise levels. The 28 residential lots would be consistent with the existing resort residential character in the City.

The project proposes a GPZMA to permit a 28-lot Low Density Residential project on the 10-acre site and the project will be consistent with the applicable goals and policies within the Rancho Mirage General Plan. The project will provide additional housing to help implement the housing element by providing a variety of housing types and rates and is surrounded by land designated for residential uses.

Proposed Project Consistency with Zoning Code
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The existing zoning designation for the project site is Very Low Density Residential (R-L- 2) and Medium Density Residential (R-M). The project is proposing a GPZMA to change the zone from R-L-2 and R-M to Low Density Residential (R-L-3).

Per Chapter 17.08, the R-L-3 zone identifies areas appropriate for single family uses. The allowable maximum density is three units per gross acre. The R-L-3 zoning district is intended to provide for moderately low-density development in a single family setting. The R-L-3 zoning district is consistent with the low-density residential land use designation in the General Plan.

The project proposes a 28-lot residential community on 10 acres. Development of the project would result in approximately 2.8 du/ac, which is consistent with the zoning.

Additionally, the proposed project will comply with Section 17.08.020 of the RMMC, which establishes development standards for the residential zones in the City, including minimum parcel size (12,000 square feet), setbacks (25 feet front, 10 feet site, 15 feet street side, 25 feet rear), and maximum building heights (20 feet or 1 story).

The project site shall adhere to the standards and requirements set forth in the RMMC for the R-L-3 zoning district.

Proposed Project Consistency with Surrounding Areas
The project occupies approximately 10 acres of land at the southeast corner of Ginger Rogers Road and Via Josefina. As previously stated, the project is surrounded by vacant properties to the immediate north, south, and east. Residential properties and communities are located west and south of the project, with the closest residential property being located approximately 85 feet northwest of the project (from property boundaries). The surrounding developed areas include well-maintained landscaping, building frontages, public and pedestrian areas, and roadways.

The project proposes 28 single family residential lots with accessory dwelling units, and associated improvements (i.e., paved vehicular access, landscaping). The areas south, east, and west of the project are designated for residential uses. Therefore, although the project proposes a GPZMA, the project would be consistent with the surrounding land uses. Additionally, the project would continue to provide residential properties to the City of Rancho Mirage, per the Housing Element.

Based on the consistency analysis presented in this discussion, the project will be consistent with the land use goals and policies of the Rancho Mirage General Plan and the City Municipal Code.

“No Net Loss”
The proposed General Plan Zoning Map amendment complies with California’s "No Net Loss" law as outlined in Government Code Section 65863, which mandates that cities maintain sufficient residential capacity to meet their Regional Housing Needs Allocation (RHNA). The amendment consolidates two parcels with differing zoning designations—5 acres of Very Low Density Residential (R-L-2), allowing a maximum of 2 dwelling units per acre, and 5 acres of Medium Density Residential (R-M), allowing a maximum of 4 dwelling units per acre—into a single zoning designation of Low Density Residential (R-L-3), permitting up to 3 dwelling units 9-357

per acre. This results in no reduction of the total residential capacity, maintaining the potential for 30 dwelling units across the site. Furthermore, while the project proposes 28 single-family residences, each lot will include an accessory dwelling unit (ADU), effectively increasing the overall housing capacity to 56 units. The proposed zoning amendment therefore preserves the City’s ability to implement its Housing Element, ensures compliance with "No Net Loss" requirements, and aligns local and state housing policies by maintaining the site’s residential capacity and promoting diverse and sustainable housing opportunities.

TENATATIVE TRACT MAP CASE NO. TTM24-0001 (TTM38399)
The purpose of the - Tentative Tract Map No. TTM24-0001 (TTM38868) is to subdivide the two existing parcels into 28 lots for the residential project. The proposed subdivision complies with the City’s Development Code standards pertaining to lot size, maximum density, and dimensions for the R-L-3 Zoning District.

The following table compares the proposed subdivision with the R-L-3 development standards:

Development
Feature Development Standards Proposed Meets
Requirements
Parcel Width Minimum 80 ft. Proposed parcels range from 80 ft. to 86 ft. Yes
Parcel Depth Minimum 90 ft. Proposed parcels range from 105 ft. to 141 ft. Yes
Lot Size Minimum
12,000 square feet
Proposed parcels range from 12,001
square feet to 14,542 square feet. Yes
Maximum
Density
Maximum 3 dwelling unit
per gross acre 2.8 units per acre Yes

As set forth in the above analysis, the proposed subdivision is in conformance with the Rancho Mirage General Plan, Zoning Code, and all applicable requirements of the Subdivision Map Act.

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. 9-358

PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP24-0001
Access and Circulation
The proposed subdivision will be primarily accessed through a gated entry from Via Josefina, a public street, with planned improvements to enhance functionality and accessibility. Via Josefina will be upgraded to include a widened paved section, improved curbs and gutters, and a landscaped entry parkway to create an inviting and visually appealing entrance. The primary entry gate will feature an automatic mechanism with a callbox for controlled access, constructed of durable painted black steel with a sleek horizontal slat design. This modern and functional design aligns with the architectural character of the development while providing security and convenience. The gate is designed to ensure sufficient vehicle stacking distance to prevent congestion and allow smooth ingress and egress for residents and visitors.

A secondary emergency access point will be provided via Via Florencia, located at the southern boundary of the project site. This emergency access will consist of a 24-foot-wide paved surface with an automatic gate equipped with a callbox to meet Fire Department standards. Via Florencia will also undergo improvements, including upgraded pavement and the addition of a landscaped parkway, enhancing both its functionality and visual appeal.

Each individual home will include an automatic vehicle gate at the driveway, maintaining the community’s emphasis on security and accessibility. These driveway gates will share the same painted black steel horizontal slat design as the primary gates, ensuring a cohesive aesthetic throughout the development.

The subdivision will be enclosed by a precision block perimeter wall finished in neutral tones, designed to complement the desert environment and the architectural palette of the homes. The wall is accented with strategically placed precision block columns, framing entrances and gates for added visual appeal. Together with the gates, the perimeter wall creates a secure and visually cohesive boundary for the community.

The subdivision will be enclosed by a perimeter wall constructed from precision block, finished in beige tones to complement the surrounding desert environment and the development’s overall architectural palette. The gates will match the aesthetic of the wall, with durable materials and clean, modern lines. These design elements are intended to create a cohesive and secure boundary while enhancing the overall visual appeal of the community. Typical public streets in Section 30, including Via Josefina, are classified under the City’s General Plan as local streets, consisting of two lanes with a typical right-of-way width of 60 feet.

Grading & Drainage – Page 9
Pad elevations for the single-family lots will be established with the approval of Tentative Tract Map 38868. These pad elevations will ensure proper drainage, directing runoff into the on-site private street system, where it will flow into combination inlets and ultimately be directed to landscaped retention basins on Lots A and B.

The retention basins will be open without fencing, with the bottom of the retention basin at Common Lot B set at an elevation of 314.00 feet. The project site is relatively flat, with pad height 9-359

elevations ranging from 320.20 feet to 325.20 feet, sloping gently from east to west to accommodate drainage patterns.

Project Design
The proposed project employs 3D printing technology for the construction of all single-family homes, accessory dwelling units (ADUs), and detached garages. The proposed method meets California Building Code standards and will go through the Building Plan Check process for Building Code conformance prior to Building Permit issuance. This construction method ensures precise fabrication and efficient material use, allowing for seamless integration of textured panels and accent details. The consistent application of 3D-printed materials contributes to the durability, quality, and uniformity of the development while maintaining a modern architectural aesthetic.

The project comprises 28 single-family lots, each ranging in size from 12,001 square feet to 14,542 square feet. Each lot features a 2,284-square-foot single-family residence, a 636-square- foot ADU, and a 540-square-foot detached garage. The single-family homes are designed with a maximum height of 18 feet, emphasizing a single-story layout that enhances privacy and blends harmoniously with the surrounding landscape. ADUs and detached garages are also single-story structures, with maximum heights of 16 feet, ensuring that all accessory structures are proportional to the primary residence while maintaining a cohesive architectural character.

In addition to these structures, pools are proposed for each lot, strategically placed to maximize outdoor living space and privacy. The inclusion of pools further enhances the functionality and recreational appeal of each property while maintaining compliance with the development’s open space requirements.

The development features four distinct plan types, each differentiated by variations in layout, exterior design, and accent panel colors. The homes integrate textured panels and a neutral color palette, including gray, beige, and white tones, which complement the desert environment while adding depth and visual interest. This design approach ensures a visually dynamic streetscape that avoids monotony while promoting a unified community feel. Landscaped parkways and private driveways further enhance the development’s functionality and aesthetic appeal, contributing to a well-integrated and thoughtfully planned residential community.

Plan Types
The proposed project features four distinct plan types (A, B, C, and D) each meticulously designed to offer unique variations in layout and façade while adhering to the community's cohesive modern aesthetic and functional needs. Plan Type A is characterized by clean geometric lines and a minimalistic design, with beige-toned accent panels adding warmth and visual interest. Its textured panel options include a combination of 1- and 5-panel designs, with site coverage ranging from 28.22% to 28.83%, ensuring ample open space for landscaping. Plan Type B adopts a refined architectural style, emphasizing neutral tones with standard gray panels that exude timeless elegance. This plan type seamlessly integrates with the surrounding environment, with site coverage varying between 28.53% and 28.81%, balancing livable space and outdoor areas.

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Plan Type C showcases a contemporary aesthetic, incorporating white and beige accent panels for a fresh and modern look. It features 2-panel and standard textured designs, with site coverage ranging from 27.88% to 28.82%, offering a spacious and open feel within each lot.

Finally, Plan Type D is defined by its bold and sophisticated design, featuring accent panels in gray, beige, and white tones for a striking contrast. This plan type provides the widest range of textured panel configurations, including 5-panel designs, with site coverage varying from 23.79% to 28.80%, prioritizing larger yard areas for outdoor amenities. Together, these thoughtfully crafted plan types ensure variety and individuality while maintaining a harmonious community identity. The below table provide the breakdown for each lot’s variation:

Lot Lot Area
Single
Family
Home
ADU Garage Building
Total
Site
Coverage
(%)
Type Textured
Panels
Accent
Panel
Color
1 12,126 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.53 B STANDARD GRAY 2 12,008 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.81 A 1 BEIGE 3 12,008 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.81 C 2 WHITE 4 12,008 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.81 D 5 GRAY 5 12,008 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.81 C STANDARD BEIGE 6 12,008 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.81 A 5 WHITE 7 12,008 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.81 B 2 BEIGE 8 12,007 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.82 D 1 GRAY 9 12,006 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.82 C STANDARD WHITE 10 12,005 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.82 D 5 BEIGE 11 12,005 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.82 A 1 GRAY 12 12,260 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.22 C 2 WHITE 13 12,409 SF 2,284 SF 636 SF 540 SF 3,460 SF 27.88 D 5 BEIGE 14 14,542 SF 2,284 SF 636 SF 540 SF 3,460 SF 23.79 A 1 GRAY 15 13,483 SF 2,284 SF 636 SF 540 SF 3,460 SF 25.66 C 2 WHITE 16 12,041 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.74 B STANDARD GRAY 17 12,080 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.64 A 5 BEIGE 18 12,021 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.78 B STANDARD WHITE 19 12,018 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.79 A 1 GRAY 20 12,015 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.8 C 2 BEIGE 21 12,011 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.81 D 5 WHITE 22 12,008 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.81 C STANDARD GRAY 9-361

23 12,006 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.82 D 1 BEIGE 24 12,005 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.82 B 2 WHITE 25 12,003 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.83 A STANDARD GRAY 26 12,001 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.83 C 1 BEIGE 27 12,013 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.8 D 5 GRAY 28 12,135 SF 2,284 SF 636 SF 540 SF 3,460 SF 28.51 D 2 WHITE

Floor Plans – Pages 12, 13, 24, 25
Floor Plan A has been designed to optimize spatial efficiency while promoting open-concept living. The layout achieves a seamless integration of private and communal areas, facilitating a natural flow between the kitchen, living room, and dining spaces. Large windows and well-placed access points have been incorporated to maximize natural light penetration, enhancing the overall sense of openness and creating a bright, inviting atmosphere in the primary living areas.

Similarly, Floor Plan B maintains the core design principles of Floor Plan A, but introduces an alternative layout tailored for homeowners who prioritize enhanced outdoor connectivity. This plan emphasizes interaction with external spaces, featuring sliding doors that provide direct access to patios and outdoor areas from multiple rooms. The alternative configuration retains the functionality and aesthetic appeal of the overall design while offering flexibility to accommodate diverse lifestyle preferences.

Floor Plan C features a thoughtful layout that prioritizes functionality and comfort for modern living. The design centers around an open-concept kitchen, dining, and living area, which creates a seamless flow ideal for both everyday activities and entertaining. Large sliding doors strategically placed in the living and dining spaces not only provide access to outdoor areas but also allow natural light to flood the interior, enhancing the sense of space and connection with the surroundings. A separate laundry room adds convenience to the layout, while storage spaces are efficiently incorporated throughout the plan.

Floor Plan D offers a modern and functional design that emphasizes spacious living areas and efficient use of space. The open-concept layout integrates the kitchen, dining, and living areas, creating a seamless and inviting central hub for gatherings and daily activities.

Roof Plan – Pages 14 & 26
The roof plan has been designed to balance aesthetic appeal and functional performance. The clean and minimalistic rooflines seamlessly complement the modern architectural style of the homes, enhancing their contemporary design while maintaining practicality and durability. This thoughtful integration ensures the roof not only contributes to the overall visual harmony of the development but also meets the functional needs of the residences.

Elevations – Pages 16, 17, 18, & 19
Each elevation is distinguished by its unique combination of materials, textures, and accent features, while maintaining a cohesive architectural theme across the community. Elevation A, 9-362

with a maximum height of approximately 16 feet 6 inches, emphasizes clean, minimalistic lines with neutral tones and subtle detailing, creating a modern yet timeless appearance. Elevation B, reaching a maximum height of 16 feet 9 inches, introduces additional geometric elements and accent materials, providing a slightly bolder yet elegant façade. Elevation C, designed with a maximum height of 16 feet 3 inches, incorporates dynamic features such as horizontal and vertical paneling, which add depth and interest to the exterior while retaining a balanced aesthetic. Elevation D, standing at a maximum height of 16 feet 8 inches, is characterized by contrasting textures and prominent architectural elements that establish a strong visual identity while remaining consistent with the overall design framework. Each elevation integrates textured 3D metal panels in standard, 1, 2, or 5-panel configurations to offer depth and visual interest, complemented by wooden front entry doors, aluminum window trims, and painted black steel pergolas to enhance the architectural character and contribute to a harmonious streetscape.

ADUs – Pages 28, 29, & 30
The accessory dwelling units (ADUs) in the Priviere Residential Development are designed with functionality and versatility in mind, offering an efficient living solution that seamlessly integrates with the primary residences. The floor plan includes an open-concept living and dining area, a fully equipped kitchen, a private bedroom, and a full bathroom. Large windows are incorporated into the design to maximize natural light, creating a bright and inviting interior.

The roof plan reflects the modern design language of the main homes, featuring clean, minimalistic lines and a low-profile structure. The ADU roofs are designed to support solar panel installation, promoting sustainability and aligning with the project's eco-conscious objectives.

The detached ADU and garage structures are designed to a maximum height of 16 feet, ensuring consistency with the single-story character of the development and proportionality to the primary residences.

Landscaping – Pages 33 & 34
The main entry along Via Josefina is framed by lush landscaping, including clusters of Sonoran Palo Verde and South American Mesquite trees, both strategically placed to provide shade and visual interest. These trees are planted alongside a variety of shrubs such as Desert Flaming Torch Yucca and Deer Grass, which offer texture and seasonal color. The planting beds are accented with Agave Weberi and Mexican Fence Post cactus, enhancing the design with their bold, sculptural forms.

Along Via Florencia, the parkway typical integrates drought-tolerant plantings, such as Agaves and Red Yucca, combined with accent grasses. These elements create a consistent rhythm and enhance the streetscape with their low-water requirements and year-round visual appeal. The ground plane is finished with decorative boulders and crushed rock in a Copper Canyon color blend, ensuring a cohesive palette throughout the development. The parkway features a desert- appropriate landscape palette and a typical six-foot wide “Yosemite Brown” colored concrete meandering sidewalk in accordance with the Design Guidelines. Groundcover will consist of crushed rock and pebble installed to a minimum depth of 3 inches.

Per Condition of Approval #23, palm trees will be planted between the canopy trees along the public street frontages, further enhancing the vertical and horizontal layering of the landscape. 9-363

This addition ensures a balanced and visually dynamic streetscape while maintaining consistency with the overall landscaping theme. The project is designed to comply with the City’s landscape standards and the Section 30 Design Guidelines for landscaping and parkway improvements.

Front Yard Typicals – Page 34
As a part of this development plan submittal, front yard typicals for the residential units are provided. The front landscapes feature lineal planting arrangements related to the project’s architectural theme and feature desert-appropriate plantings. Canopy trees, such as the Acacia and Palo Verde trees are proposed along with varying palm tree species. The plant palette remains consistent throughout the development with a varied selection of desert-appropriate plantings to soften the hardscape. The project meets the minimum landscaping mix required by the City’s landscape development standards. Concrete driveways and other paved areas will be a natural sand finish to complement the development.

ARCHITECTURAL REVIEW WORKING GROUP (ARWG)
On September 30, 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 design features.

Conditions of Approval #21, 22, and 23 require that these issues be resolved as part of the Final Development Plan submittal.

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

Any revisions that are in substantial compliance with the original project, and do not trigger the need for additional environmental analysis, can likely be reviewed at the staff level through either the FDP process or Minor Modification process. If, however, there are wholesale changes to the project during the FDP review, the applicant shall be required to submit additional applications to modify the entitlement as necessary.

ENVIRONMENTAL ASSESSMENT CASE NO. EA24-0001
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 Draft Mitigated Negative Declaration will commence on October 28, 9-364

2024, and end at 5:00 p.m. on November 26, 2024. A Notice of Intent to Adopt a Mitigated Negative Declaration was published in the Desert Sun on October 27, 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 – Draft Final Initial Study / Mitigated Negative Declaration.

AB 52 & SB18 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 and SB 18 consultation requirements, the City of Rancho Mirage initiated a SB18 and AB52 consultation process. The City conducted a 90-day tribal consultation period from April 9, 2024 to July 8, 2024. As a result of that consultation, the City received a letter from Augustine Band of Cahuilla Indians stating they were unaware of specific cultural resources that may be affected by the proposed project, however, in the event, should any cultural resources be discovered during the development of this project they should be contacted. Per a consultation call on May 30, 2024, the Agua Caliente Band of Cahuilla Indians (ACBCI), requested the addition of Mitigation Measures CUL-1 and CUL-2, which requires the Tribe to be notified 30 days before any earth-moving activities, and a qualified archaeologist and cultural monitor to be present during earth-moving activities. Following the implementation of the recommended mitigation measure, less than significant impacts are anticipated.

HOMEOWNERS ASSOCIATION (HOA)
The project will establish an HOA responsible for maintaining the private roads, landscaping, and shared infrastructure. The HOA will oversee the upkeep of common areas, ensuring long- term quality and the aesthetic appeal of the community.

MAILING & NOTICING REQUIREMENT
This application request was publicly posted and mailed to all affected property owners within 1,000 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 9-365

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 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, December 22, 2024. The notice was also posted at City Hall, The Rancho Mirage Library & Observatory, and on the City’s website on December 20, 2024. 9-366

CONDITIONS OF APPROVAL :

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

GENERAL FOR EA24-0001, GPZMA24-0001, TTM24-0001, & PDP24-0001

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. This approval shall be effective for two (2) years from the date of the City Council approval. Building and Engineering Permits are required to be obtained by the applicant within two years of the project approval. If no permits have been obtained, the application will expire and become null and void.

3. Prior to issuance of any permits, the applicant shall acknowledge that the approved project and any or all proposed modifications to the approved project shall be completed in accordance with applicable City Ordinances, Guidelines, and other requirements in effect at the time of building permit issuance.

4. The 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- 0001, GPZMA24-0001, TTM24-0001, & PDP24-0001 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 Conditions of Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d)(1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun.

6. Prior to 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

7. The development of the subject property shall conform substantially with the approved exhibits contained in Case Nos. EA24-0001, GPZMA24-0001, TTM24-0001, & PDP24- 0001 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.

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PRELIMINARY DEVELOPMENT CASE NO. PDP24-0001

FINAL DEVELOPMENT PLAN REQUIRED

8. A Final Development Plan application (FDP) shall be required prior to issuance of any grading or building permits (application on file with the Planning Division). The Final Development Plan (FDP) shall include a complete set of Building Construction Plans, Final Lighting Plans (including cut-sheets with Photometric Plan), Precise Grading Plan, Wall Plans, Final Landscaping and Irrigation Plans, a written response to the project Conditions of Approval, and any other requirements as listed in the Final Development Plan application.

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.

9. 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.

10. The approved Preliminary Development Plan may be modified only with City approval in a manner pursuant to Section 17.42.120 (Modification of a Development Plan Permit) and terms of the Disposition and Development Agreement. The Development Services Director may consider minor modifications to an approved Preliminary/Final Development Plan.

11. 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

12. All exterior lighting shall be shown on the Final Development Plan and shall be low-level directed lighting, energy-efficient and shielded or recessed so that direct glare and reflections are confined within the boundaries of the subject site. All pole or building mounted lighting shall be directed downward and away from adjoining properties and public right of way. Lighting shall not blink, flash, or be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the building and shall be subject to review and approval by the Planning Division. A photometric plan shall be required as a part of the Final Development Plan application and shall show a zero-foot-candlelight reading at all property lines and/or prove light is contained fully on the subject property.

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OTHER

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

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

15. The development shall comply with the requirements of Assembly Bill AB341. Recycling containers shall be sized in accordance with the anticipated need as approved by the City’s contracted waste hauler. The applicant shall also participate in the Burrtec Organic and Food Waste Recycling program. Recycling bin enclosures shall be located and architecturally screened in accordance with the Rancho Mirage Municipal Code as approved by Staff.

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

17. 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.

18. The mitigation measures contained in the Mitigated Negative Declaration (SCH Number 2024101279) based on Environmental Case No. EA24-0001 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.
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19. 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.

20. As part of the FDP submittal, the applicant shall analyze the potential for reconfiguring Lots 1, 13, 14, and 28 to adjust pool locations for improved protection against wind and sand intrusion. If reconfiguration is not feasible, a detailed analysis justifying the constraints shall be submitted with the Final Development Plan. The analysis shall include considerations of lot geometry, existing site conditions, and any other relevant factors.

21. All vehicular gates within the development shall be equipped with automated opening mechanisms and include a callbox system to ensure secure and efficient access. The gates and callbox system shall comply with applicable accessibility and safety standards. Final specifications for the gates and callbox system shall be submitted as part of the Final Development Plan.

22. As part of the landscaping requirements for the public street frontages along Via Josefina and Via Florencia, the applicant shall plant palm trees between the required canopy trees to create a cohesive and aesthetically appealing streetscape.

The palm trees shall be spaced to complement the canopy trees, ensuring a balanced mix of vertical and horizontal landscaping elements. The final landscape plans, including the selection and placement of palm and canopy trees, shall be subject to review and approval by the Planning Division as part of the Final Development Plan.

FILING FEES

23. 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# 2024101279).

HARDSCAPE, LANDSCAPE AND SCREENING

24. 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.

25. 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 9-370

Coachella Valley Water District (CVWD) prior to issuance of permits as a component of the Final Development Plan (FDP) or conformance check.

26. 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

27. 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.

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

LANDSCAPE VERIFICATION

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

30. 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.

31. 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.

32. 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) The Planning Division reserves the right to request additional landscaping upon final inspection if it is determined that areas are devoid of plant, tree or ground cover material, or the execution of the landscaping plan does not comply with the FDP landscape plans.
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33. 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.

34. 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 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)

35. 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

36. 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

37. 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
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• Imperial Irrigation District (will serve letter shall be provided prior to Building Permit Issuance)
• 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:

FORMATION AND/OR ANNEXATION TO CFD

38. Pursuant to Ordinance No485 the applicant shall provide evidence that formation of, or annexation to a Communities Facilities District (CFD) No. 1 –Police and Fire services - to pay the City annually for public service costs associated with this project has been initiated. This requires the submittal of an application fee, the preparation of a boundary map, and 6-8 weeks processing time. The applicant is advised to begin the application process as soon as possible, because the CFD annexation must occur prior to issuance of Grading Permits, or prior to Final Map approval if there is one.

STUDIES AND CALCULATIONS REQUIRED

39. 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.

SECTION 30 COLORED SIDEWALK

40. Plans for the required Section 30 colored sidewalk, in accordance with City standards, shall be submitted to the Planning Division and City Engineer and shall be shown on the plan. The sidewalk shall have a medium broom finish on 4” thick P.C.C (Portland Cement Concrete). The color shall be Davis Co. “Yosemite Brown” or approved equal. Where the sidewalk or street improvement and landscape is located on private property, a public access easement shall be provided and recorded, subject to the approval of the City Engineer. The approved sidewalk shall be constructed along the project frontage and shall be maintained in perpetuity in a safe condition by the applicant.

GRADING & DRAINAGE PLAN

41. 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 9-373

Permit entitlements issued for the subject project by the City or any other responsible public agency. The grading and drainage plan shall conform to all city policies, standards and regulations applicable to the project. In addition, if the project involves grading and drainage issues related to Coachella Valley Water District (CVWD) facilities, written evidence of the District’s approval shall be included with the submittal required by the City of Rancho Mirage.

STORMWATER RETENTION

42. The grading of the project shall be designed such that all storm water to the level of a 100 year frequency storm; worst case of the 1, 3, 6, or 24 hour duration, shall be retained on site, including the half-street frontage area. Per Municipal Code Section 15.64.140.B, if the project is less than 1 acre or if it is south of the Whitewater Flood Channel, the grading of the project may be designed for the drainage to be conveyed to an “acceptable disposal site as determined by the City Engineer”. Surface streets are not considered “an acceptable disposal site” for common “nuisance water” from sprinklers and cleaning. Therefore, at a minimum, all projects shall make provisions to absorb such “nuisance water” to the satisfaction of the City Engineer. A Hydrology/Hydraulic Report, in accordance with the Riverside County Hydrology Manual, shall be submitted from a Registered Civil Engineer, showing how this stormwater is handled. There is a requirement for all developments in Section 30 to absorb the “half-street frontage area” runoff, and the proposed catch basin at the south end of the frontage, with a pipe to the southerly retention basin, should make this feasible. This catch basin would also serve as the emergency overflow from the retention basins.

Any extra stormwater coming south on Via Josefina from upstream of this tract, beyond the Tract’s “half-street frontage area” share, can be allowed to continue south on Via Josefina.

WQMP

43. 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; 9-374

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 Category G, this project will be required to do a Final WQMP.

STANDARD AGREEMENT FOR CONSTRUCTION OF PUBLIC IMPROVEMENTS

44. 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

45. 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 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 Via Josefina

i. Right-of-way along Via Josefina at a width of 30 feet from centerline shall be dedicated to the City of Rancho Mirage. An additional 7 feet of Landscape/Public Access lot or equivalent easement for the Section 30 Colored Meandering Sidewalk shall also be dedicated.

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ii. Curb and Gutter shall be installed along the project frontage with the curb face at 18 feet from centerline. Asphalt paving shall be installed along the project per City Standards.

iii. Plans for the required 6’ meandering bike path per modified Standard Drawing 500, shall be submitted to the City Engineer, and shall be shown on the landscape, street, and grading plans and shall be constructed along the frontage. A sidewalk or alternative handicap accessible route shall be constructed from the bike path or sidewalk into the project. Where any meandering bike path is located on private property, a public access easement shall be provided and recorded subject to approval of the City Engineer.

iv. The design of the entry way shall be subject to the approval of the City Engineer.

v. Until such time as an alternative public storm drain system or street surface drainage system can be completed, this project must accept the responsibility for absorbing the water from the 100 year storm street drainage along the project frontage and the tributary area upstream.

vi. 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.

Public Streets Via Florencia

vii. Right-of-way along Via Florencia is already set at the existing southerly tract boundary. An additional 7 feet of Landscape/Public Access lot or equivalent easement for the Section 30 Colored Meandering Sidewalk shall also be dedicated.

viii. Plans for the required 6’ meandering bike path per modified Standard Drawing 500 were already submitted with Tract 36620 to the south, and are expected to be built with that tract.

Any needed modification of that plan, such as where the emergency access road crosses that path, shall be submitted to the City Engineer, and shall be shown on the landscape, street, and grading plans and shall be constructed along the frontage. Where any meandering bike path is located on private property, a public access lot or equivalent easement shall be provided and recorded subject to approval of the City Engineer. 9-376

ix. The design of the entry way shall be subject to the approval of the City Engineer. The proposed emergency vehicle access road shall be equipped with a gate that is operable by the Fire Department, to their satisfaction. The driveway connection to Via Florencia should be constructed with “Mountable” 4” Curb & Gutter per Standard 221, to help indicate to normal drivers that it is not a normal driveway. Since the meandering bikepath crosses that driveway, the crossing also needs to be built to ADA standards. Some form of suitable signage also should be on the gate stating that it is for emergency access only, to the satisfaction of the Fire Department and Planning Department.

x. 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

i. Private street and/or parking lot paving shall consist of a minimum of 3” A.C. paving over 4” of compacted Class II aggregate base material. On private streets and parking lots, and as may be required by a condition of approval, decorative concrete or other surfacing materials shall be reviewed by Public Works for conformance to Public Works standards.

ii. On private streets and parking lots, non-standard curb and gutter maybe acceptable if the City’s standard drainage criteria is satisfied, and the specific non-standard curb and gutter is approved by the Department of Public Works.

iii. The parking lot design and construction shall be completed in accordance with the City of Rancho Mirage standards and codes unless superseded by more stringent requirements from the State or Federal ADA guidelines.

Such design shall include demonstration of adequate fire and delivery truck turning movements.

iv. In accordance with Municipal Code 17.26.070(d), all required off-street parking areas shall be designed so that surface water shall not drain over any sidewalks or adjoining parcels.

v. Private streets within the project shall be constructed with a minimum two- way travel way of 36 feet. Any median islands shall have a minimum of 24 9-377

feet clearance on either side of them. Private street paving shall consist of a minimum of 3” A.C. paving over 4” of compacted Class II aggregate base material.

DEDICATION OF DRAINAGE EASEMENTS

46. 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

47. A ten (10) foot public utility easement 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

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

SANITARY SEWER SYSTEM

49. 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

50. 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.

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LAQMP

51. 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

52. 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.

BLOWSAND MITIGATION PLAN

53. (For Section 30 and North of Ramon Only) Since this project is located in an area that is subject to occasional high winds and migrating sand, the subdivider shall be required to submit a blowsand mitigation plan prepared by a licensed civil engineer to the City Engineer for plan check and approval. The blowsand mitigation plan shall identify the specific measures and describe the specific procedures that will be implemented to adequately mitigate blowsand impacts on all of the project’s on-site and off-site improvements. All improvements for blowsand protection shall be depicted on the project’s grading and drainage plan.

In addition all marketing materials and CC&R’s shall identify that the project is located within a blowsand area.

CONSTRUCTION IMPROVEMENT AGREEMENT

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

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WRITTEN VERIFICATION

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

AS-BUILT PLANS

56. A complete set of “As-Built” Grading, Sewer, Water, Landscaping, Street, Storm Drain and all other required improvement plans shall be submitted by the engineer of record for review and approval, prior to any occupancy or release of Subdivision Bonds.

SUBDIVISION MAP

57. A subdivision map shall be processed and recorded prior to any release of permits.

SECURITY

58. In accordance with the request of the Rancho Mirage Police Chief, the site shall be fenced and gated for security purposes. Screening material shall be placed on the fence to help block blowsand and to block views through the fence. If necessary, the applicant shall provide a state licensed private security officer during the time construction workers are not onsite.

PAD CERTIFICATION

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

COMPACTION REPORT

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

ASSESSMENT DISTRICT REAPPORTIONMENT

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

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PARK FEES

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

IMPROVEMENTS COMPLETED PRIOR TO OCCUPANCY

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

CVWD LETTER

64. Prior to occupancy, if applicable, a letter from Coachella Valley Water District shall be submitted stating that all the district fees have been paid and all requirements have been met for development.

FIRE MARSHAL

Fire Apparatus Access Roads

65. 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:

66. 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 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. 9-381

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.

5) 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.

6) 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.

7) 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

67. 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, 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 9-382

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

68. 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 fire access roadway. Hose pull measurements shall begin at the edge of the roadway or fire apparatus access road.

9-383

Requirements for Residential Tract Developments

69. 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 c. The island is designated a no parking area with red curbs or fire lane signs.

9-384

Hydrant and Fire Flow Requirements

70. 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

71. 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

72. 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

73. 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.

CITY ATTORNEY – PRIOR TO THE ISSUANCE OF BUILDING PERMITS THE FOLLOWING CONDITIONS SHALL BE SATISFIED:

74. 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 9-385

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.

75. 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.

76. 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.

77. 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.

78. 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.

79. The current and future property owner(s) shall be responsible for maintaining in compliance with all City standards for the same, the on-site and off-site landscaping and integrated architectural features required by this entitlement. Landscape maintenance shall consist of regular watering mowing, pruning, fertilizing, clearing of debris and weeds, and the removal and replacement of irrigation systems, in compliance with all relevant and applicable provisions of the Rancho Mirage Municipal Code. Integrated architectural features must be kept in a manner which maintains the desirability of the immediate area and neighboring areas and respects the harmonious relationship with existing and adjoining developments. Due regard for preservation of each feature and its intended irrigation with surrounding landscaping, buildings, structures, screening and signs is required. All features must be maintained in a manner commonly accepted by professionals who are experts in the care and preservation of each particular type of feature. A covenant to assure continued maintenance of on-site and off-site required 9-386

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.

80. DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS (CC&RS) The subdivider shall submit to the City a Declaration of Covenants, Conditions and Restrictions (CC&Rs) which shall demonstrate, to the satisfaction of the City Attorney that the entire project will be developed and maintained in accordance with the intent and purpose of the approval. The approved documents shall be recorded concurrently.

81. The applicant shall submit documents for recordation which clearly prohibit installation of improvements in the common area by individual homeowner or documents which allow and govern installation of such improvements within the identified common areas. The documents shall be subject to approval of the City Engineer and City Attorney.

82. The CC&Rs shall be submitted to the City for review and shall contain provisions for a Homeowners' Association, with the unqualified right to assess owners of individual units for reasonable maintenance costs to common areas and improvements. The Homeowners' Association shall have the right to lien units of the owners who default in the payment of any assessment so provided. Any deed of trust recorded prior to said CC&Rs shall be subordinated to the CC&Rs. Any lien imposed shall not be superior to any lien for property taxes or government assessments. The CC&Rs will be clearly marked to identify those sections addressing the Conditions of Approval.

83. All conditions, covenants, and restrictions described herein shall be covenants running with the land, and shall, in any event, and without regard to technical classification or designation, legal or otherwise, be, to the fullest extent permitted by law and equity, binding for the benefit and the favor of, and enforceable by [the HOA], and its successors and assigns, and the City of Rancho Mirage, and its successors and assigns. The City shall be a beneficiary of these specific conditions, covenants and restrictions and shall have the right to enforce them in whole or in part; however, the City shall have no obligation to do so. The CC&Rs shall be reviewed by the City Attorney for compliance with this section.

84. The CC&Rs and tract marketing materials shall identify that the project site is located in an area of high winds and blowing dust.

85. The CC&Rs shall require the Homeowners’ Association and property owners to comply with the Section 30 Design Guidelines.

9-387

FINDINGS

TENTATIVE TRACT MAP CASE NO. TTM24-0001 (TTM38868)

Pursuant to RMMC Section 16.12.065 Action on tentative tract maps, a tentative tract map may be approved only if the following findings are made:

1. The proposed Tentative Tract Map is consistent with the City’s General Plan as specified in Section 65451 of the California Government Subdivision Map Act. The proposed General Plan Zoning Map Amendment (GPZMA) will reclassify the project site from Very Low Density Residential (R-L-2) and Medium Density Residential (R-M) to Low Density Residential (R-L-3), facilitating the development of a 28-lot residential community. This amendment aligns with Goal LU 3 of the General Plan, which emphasizes preserving and enhancing the City’s low-density residential character, and Policy LU 2.4, encouraging infill development by prioritizing improvements in developed areas. As conditioned, the proposed tentative map complies with the Subdivision Map Act and the City’s General Plan, ensuring alignment with housing goals and development standards.

2. The design or improvement of the proposed subdivision is consistent with the City’s General Plan, Zoning Ordinance requirements, as conditioned. The project will conform to all applicable provisions of the General Plan and Zoning Ordinance, including development standards and design guidelines. Each of the 28 lots meets or exceeds the minimum lot size required under the R-L-3 designation and is consistent with Goal H 1, which promotes a variety of housing types to meet residents' needs. The proposed development will include single-family homes and accessory dwelling units (ADUs), supporting the City’s Regional Housing Needs Allocation (RHNA) goals. The subdivision provides adequate access via internal private streets designed to City standards and conforms to the Subdivision Map Act.

3. The site is physically suitable for the proposed density of development, as conditioned. The proposed R-L-3 zoning allows for up to three dwelling units per acre, and the project proposes a density of 2.8 dwelling units per acre, in compliance with the zoning designation and Goal LU 2, which seeks a balanced mix of integrated land uses. The site layout accommodates the 28 lots while providing sufficient open space, landscaping, and necessary infrastructure improvements

4. The design of the subdivision and proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The project site, previously disturbed by equestrian activities, has been evaluated under the California Environmental Quality Act (CEQA), and a Mitigated Negative Declaration (EA24-0001) has been prepared. Mitigation measures addressing biological, cultural, tribal cultural, and geological resources ensure that environmental impacts remain less than significant, consistent with Goal N 1, which promotes a quiet, environmentally harmonious community.

9-388

5. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision, as conditioned. The project has been reviewed by the Public Works Department, Riverside County Fire Marshal’s Office, and relevant utility companies, with all comments incorporated into the Conditions of Approval. Necessary easements will be recorded, and unneeded easements will be abandoned as approved by the City Engineer, ensuring compliance with Program LU 3.1B of the General Plan, which emphasizes compatibility with existing neighborhood infrastructure.

6. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). The project has been reviewed under the California Environmental Quality Act (CEQA), and a Mitigated Negative Declaration (EA24-0001) was prepared. The analysis concluded that, with the implementation of mitigation measures, no significant environmental impacts will result from the project.

Mitigation measures which address biological resources, cultural/tribal cultural resources, and geological resources.

9-389

PRELIMINARY PLAN CASE NO. PDP24-0001

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 project is consistent with the proposed R-L-3 zoning designation, which allows for low-density residential development. The Preliminary Development Plan (PDP) includes plans for 28 single-family residences, each with a detached garage and accessory dwelling unit (ADU), and is consistent with the intent of the R-L-3 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 proposed development complies with Title 17 of the Rancho Mirage Municipal Code, including all applicable development standards such as setbacks, building heights, and lot coverage requirements. As conditioned, the project meets design guidelines to ensure high-quality architectural and landscape design.

3. Consistent with the general plan, because the project is consistent with the Rancho Mirage General Plan, which designates the area for residential use. The development furthers the City’s housing goals by providing 28 single-family residences with ADUs, promoting housing diversity and sustainability.

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 project includes high-quality architectural and landscape design features, including modular construction technology for energy efficiency, 19-foot landscaped parkways, and drought-tolerant plantings. These elements ensure a cohesive and visually appealing community while maintaining compatibility with adjacent neighborhoods.

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 design includes two access points: a 9-390

primary gated entry on Via Josefina and a secondary emergency access via the future Via Florencia. The project complies with fire and safety standards, ensuring adequate public and emergency vehicle access.

6. The design, location, and proposed uses would be compatible with the character of existing development in the surrounding neighborhood, because the design and scale of the project are compatible with surrounding residential development. The inclusion of landscaped parkways, retention basins, and adequate setbacks minimizes potential conflicts with adjacent properties and enhances neighborhood character.

7. The subject site is physically suitable for the type and density/intensity of development being proposed, because the site is suitable for the proposed residential development, with lot sizes ranging from 12,001 to 14,542 square feet, and infrastructure improvements designed to accommodate drainage, vehicular access, and utility services.

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. The project has been reviewed under CEQA, and a Mitigated Negative Declaration (EA24-0001) was prepared. The environmental assessment determined that, with mitigation measures, the project would not result in significant adverse environmental impacts. Mitigation measures which address biological resources, cultural/tribal cultural resources, and geological resources. 9-391






 

 



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9-395

DECEMBER 13, 2024

RANCHO MIRAGE

PRELIMINARY DEVELOPMENT PLAN
ENTITLEMENT CASE NUMBERS:

PDP NO.

TTM NO.

GPZMA NO.

EA NO.

PDP24-0001
TTM24-0001
GPZMA24-0001
EA24-0001
SUBMITTAL DATE:

PRIVIERE
ATTACHMENT 11
9-396
MSA CONSULTING, INC.

Civil Engineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Dry Utility Coordination • GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 I 760.320.9877 I MSAConsuttinginc.com J Z MK

PARTNERS
. -------==-----· --~ ---
Mighty
Buildings
.,,
,~,~~p ALM COAST
1 MODULAR INC.

PROJECT DESCRIPTION

THE PRIVIERE PROJECT IS LOCATED WITHIN THE CITY OF RANCHO MIRAGE AT THE SOUTHWEST CORNER OF VIA JOSEFINA AND GINGER ROGERS ROAD AND CONSISTS OF TWO 5-ACRE PARCELS (TOTALING APPROX. 10 ACRES). THE

PROJECT SITE HAD BEEN PREVIOUSLY DEVELOPED WITH AN EQUESTRIAN TRAINING AND BOARDING FACILITY AND IS CURRENTLY UNDER DEMOLITION TO ALLOW FOR REDEVELOPMENT OF THE SITE.

THE PROJECT PROPOSES TO SUBDIVIDE THE SITE INTO 28 RESIDENTIAL LOTS (RANGING FROM 12,000 SF TO 14,000 SF IN LOT SIZE) AND ALLOW FOR THE CONSTRUCTION OF 3D-PRINTED MODULAR SINGLE-FAMILY HOMES. IN

ADDITION, EACH RESIDENTIAL LOT WILL ALSO BE DEVELOPED WITH A DETACHED GARAGE AND ACCESSORY DWELLING UNIT.

THE PROJECT WILL ALSO PROVIDE ASSOCIATED LANDSCAPE AND INFRASTRUCTURE IMPROVEMENTS. THE PROJECT WILL FEATURE TWO RETENTION BASINS ALONG THE VIA JOSEFINA SITE FRONTAGE FOR STORMWATER CAPTURE. THE PROJECT WILL ALSO INCORPORATE A GATED ENTRY AND CONSTRUCT A 37' PRIVATE ROAD WITH CUL-DE-SAC FOR INTERNAL CIRCULATION. A 10 FT PUE IS PROPOSED FOR EACH SINGLE-FAMILY LOT AND “LOT D” WILL SERVE AS SECONDARY EMERGENCY ACCESS FOR THE DEVELOPMENT.

TTM 36620 WHICH IS LOCATED DIRECTLY SOUTH OF THE PROJECT HAD BEEN PREVIOUSLY CONDITIONED TO DEDICATE VIA FLORENCIA TO FULL RIGHT-OF-WAY WIDTH. THOUGH TTM 38868 DOES NOT PROPOSE ANY ADDITIONAL RIGHT-OF-WAY DEDICATION, IT WILL CONSTRUCT A 19 FT LANDSCAPE PARKWAY OFF THE VIA FLORENCIA FRONTAGE NOTED AS “LOT C” ON THE TTM 38868 EXHIBIT.

IN ADDITION, A CHANGE OF ZONE / GENERAL PLAN AMENDMENT IS PROPOSED TO REDESIGNATE THE PROPERTY FROM R-L-2 (VERY LOW DENSITY 2 DU/AC MAX) AND R-M (MEDIUM DENSITY 4 DU/AC MAX) TO R-L-3 (LOW DENSITY 3 DU/AC MAX).

TABLE OF CONTENTS & PROJECT DESCRIPTION

PROJECT OWNER
PALM COAST MODULAR, INC.
8549 WILSHIRE BLVD #2015

AERIAL PHOTOGRAPH
N.T.S

MASTER SITE PLAN

INTRODUCTION
PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
N.T.S.

VICINITY MAP

CITY OF

RANCHO MIRAGE
SITE

GERALD FORD DRIVE

CITY OF

PALM DESERT

DINAH SHORE DRIVE
BEVERLY HILLS, CALIFORNIA 90211
CONTACT :

P:

ADAM NESTER
(626) 241-7843

PROJECT CIVIL AND LANDSCAPE
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
P:

PROJECT PLANNING

JZMK PARTNERS
3080 BRISTOL STREET, SUITE 350
COSTA MESA, CALIFORNIA 92626
P:

PROJECT ARCHITECT
CAMPBELL ARCHITECTS, INC.

PO BOX 7554
TORRANCE, CALIFORNIA 90504

MIGHTY BUILDINGS
610 85TH AVENUE
OAKLAND, CALIFORNIA 94621
P:

Campbell Architects, Inc.4
ENLARGED SITE PLAN: LOTS 1-4 & 25-28 -5
ENLARGED SITE PLAN: LOTS 5-8 & 21-24 -6
ENLARGED SITE PLAN: LOTS 9-20 -7
SITE SECTIONS -8
PRELIMINARY GRADING PLAN MSA Consulting, Inc.9
PRELIMINARY WATER & SEWER PLAN -10
SFR: FLOOR PLAN A

ARCHITECTURE
Campbell Architects, Inc.12
SFR: FLOOR PLAN B -13
SFR: ROOF PLAN -14
SFR: SECTIONS Mighty Buildings 15
SFR:EXTERIOR ELEVATIONS A Campbell Architects, Inc.16
SFR: EXTERIOR ELEVATIONS B -17
SFR: EXTERIOR ELEVATIONS C -18
SFR: EXTERIOR ELEVATIONS D -19
ADU: FLOOR PLAN -20
ADU: ROOF PLAN -21
ADU: SECTIONS Mighty Buildings 22
ADU: EXTERIOR ELEVATIONS Campbell Architects, Inc.23

COMMUNITY ENTRY & PARKWAY

LANDSCAPE
MSA Consulting, Inc.33
FRONT YARD TYPICALS -34
SFR: FLOOR PLAN C -24
SFR: ROOF PLAN C & D -26
SFR II: SECTIONS Mighty Buildings 27
ADU II: FLOOR PLAN Campbell Architects, Inc.28
ADU II: ROOF PLAN -29
ADU II: SECTIONS Mighty Buildings 30
SFR: FLOOR PLAN D -25
(760) 320-9811
(714) 426-6900
(415) 745-1317
TENTATIVE TRACT MAP NO. 38868 -3
PROPOSED GENERAL PLAN AMENDMENT / ZONE CHANGE MSA Consulting, Inc.2 MATERIALS BOARD Campbell Architects, Inc.31
9-397
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MSA CONSULTING, INC.

Civil Engineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Dry Utility Coordination • GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 I 760.320.9877 I MSAConsuttinginc.com

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INTRODUCTION
9-398
MSA CONSULTING, INC.

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

VI
A

J
O
S
E
F
I
N
A

GINGER ROGERS ROAD
PROPOSED:

R-L-3 (LOW DENSITY)
TOTAL GROSS ACREAGE:

10.09 EXISTING:

R-L-2 (VERY LOW DENSITY)
APN: 685-100-007
EXISTING:

R-M (MEDIUM DENSITY)
APN: 685-110-017

PROPOSED GENERAL PLAN AMENDMENT / ZONE CHANGE EXHIBIT
2 N.T.S.

VICINITY MAP

CITY OF

RANCHO MIRAGE
SITE

GERALD FORD DRIVE

CITY OF

PALM DESERT

DINAH SHORE DRIVE

GENERAL PLAN AMENDMENT /

DATA TABLE
ASSESSOR'S PARCEL NUMBERS:685-100-007 & 685-110-017
EXHIBIT DATE: SEPTEMBER 9, 2024
EXHIBIT PREPARER:

ADDRESS:

MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT:CHRISTOPHER BRIZUELA TELEPHONE:(760) 320-9811

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

APPLICANT /
ADDRESS:

CONTACT:
8549 WILSHIRE BOULEVARD #2015
BEVERLY HILLS, CALIFORNIA 90211

ADAM NESTER
PALM COAST MODULAR, INC.

TELEPHONE:(626) 241-7843
LAND OWNER:

PROPERTY IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, A PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 30, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO MERIDIAN.

ZONE CHANGE EXHIBIT
FOR TENTATIVE TRACT MAP NO. 38868
9-399
,.
~ R/W R/W R/W R/W R/W
"' ' "
3 ~
'
~
~
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3 ~ ' ~
M/a M/a M/a M/a M/a "' ' "
'
R
100· 150' 200·
SCALE 1 "=50'

R/W R/W R/W R/W R/W
~
~ "
M/a M/a M/M M/M M/a
------------
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FLORENCIA :2:
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TENTATIVE TRACT MAP NO. 38868
3PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-400
•
LEGEND
----_, __
-----G--
--------'"" --
-----T--
_-_-_-_--:_o/H T
r-/w --------
::::::::_ ------s --
"' -----•--
© Copyright 2024
MSA Consulting, Inc.

All Rights Reserved
MSA CONSULTING, INC.

Civil Engineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Dry Utility Coordination • GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 I 760.320.9877 I MSAConsuttinginc.com

EXISTING SPOT ELEVATIO NS

EXISTING CONTO URS

EXIS TING EASEMENT DELTA
[XIS TING C/\GL[
0 EXIS TING IRRIGATION DRAIN LINE

EXIS TING EASEMENT

EXISTING ELECTRIC
~XI SI IN(j GA S
~XIS I IN(j llmlGAI IO N

EXIS TING LOT LINE
[XIS TING [DG[ DI PAV[M[NT

EXIS TING TELEPHO N E
[XIS TING OV[RI l [AD T[L[PI ION[
[XIS TING RIGI IT 01 WAY

EXIS TING SEWER

EXIS TING SEWER FORCE MAI N

EXIS TING WATER
(
I

EXIS TING PROJECT BO UNDARY

PROPOSED PRO JECT BO UN DARY

PROPOSED AND EXISTING CEN TER LINE

PROPOSED CU RB

PROPOSED EASEME NT

PROPOSED LOT LINE

PROPOSED RIGHT OF WAY

ABBREVIATIONS
(Fi
(N)
(Sj
(W)
A.C.

AC
AP N
[l N DRY
C/L
C&G
F/P
ES MT.
ox
MAX .

M .8 .

MIN.

NO .

N .T .S.
0/H
OS/PP
PG .

P/L
1-'fHl P.

P.U.E.

R
R-L
rvw
sr
STD.

TYP.

UG
FAS T
NORTH

SO U I H
WE ST

ASPHAL T CO NCRETE

ACREAGE

ASSESSORS PARCEL NU MBER
BOUND1\RY

CENTERLINE

CU RB AND GUTTER
Fr:JGF OF PAVFMFN T

EASEMEN T
~XI SI IN(;

MAXIMUM

MAP BOOK

MINI MU M

NUM BER
NOT TO SCAL[

OVERHEAD

OPEN SP ACE/ PARKS
PAGE
PROPERTi' LINE
Pf.!01-'0S~D

PUBLIC UTILITY EASE M ENT

RADI US

LOW DE N SITY (RESIDEN TIAL)

RIGH T OF WAY
SQ UAR[ l[IT

STA NDARD

TYPICAL

UNDERGRO UN D
1ff -:ic·EeJ1_c1 N c I
SETB.t\C K
i
I
I -I
I
L
ll"=A ~ ~U L Dl :-S G
SET BA.CK
N SETll ACK
~1 FRO NT ~--'11 r:, N ·:J
'---
R-L-3 REQUIRED

BUILDING SETBACKS
N.T.S.

S DE BUILD ING
SEfBAC K
10'
P.U .E.

PROP .

R/W
18'
-PROP. WEDGE
CURB
37'
I
A..C. PAVEMENT
OVERA.B.
18'
~ ~
PROP .

R/W 10'
P.U.E.
' l"-'I I I-" l"-'II I' -I"-11 --: I"-11 .. -11-1 - - - - - - - - - - - - - -1- T
FUTURE
R/W
FUTURE

ADDITIONAL

PARKWAY
111 -1-111 -1-111 -11 -11 -11 -11 -11 -1-11 -1-11 -1-11 - SECTI0N A-A

PRIVIERE LN
(PRIVATE ROAD)
N.T.S.
60' (ULTIMATE R/W)
30' (FUTURE IMPROVEMENTS BY OTHERS) 30'
12' 18'
OVER A..B.
12'
17 PROP.

R/W
T

PROJECT
WALL

ADDITIONAL

PARKWAY
A..C. PAVEMENT l
~m1-8llm_l_1;;;! 11 • ~ , 1 1 11 1 11 J -, II"" Ell""'l'""II 1,1 § I =II T l =II =I =II =I = • , .. ----'m "' mW ~" ,'1=1U I I I 1<=,-1-1 -11-1 -11-1 -11-1 -" ' " ' " ' " FUTURE SIDEWALK _j n '.1.lir 11 i_1-'TTi'J._ITT7 l L~ttTU..~-·rrr-i I 1-1 I 1-1 I -1 I -1 I -1 I -1 --1 I -1 PROP. MEANDERING SIDEWALK T
PROP.

R/W
FUTURE

ADDITIONAL

PARKWAY
FUTURE CURB & -SECTION 8-B -PROP. CURB &
GUTTER -=~=== GUTTER VIA JOSEFINA
[PUBLIC ROAD)
N .T.S.
'
60' (ULTIMATE R/W)
18'
23'
30' (FUTURE IMPROVEMENTS BY OTHERS)
12' 1S' 18 '
A.C. PAVEMENT -
OVERA.B.
30 '
EX.
5' R/W
12'
11 I11~fil!!i~11 TT1;;;111 11§1 I ~
{PUBLIC ROAD)
N.T.S.
-PROP. CURB &
GUTTER
PROP.

R/W
T

PROJECT
WAl.l

ADDITIONAL

PARKWAY
·x· \ j
o·
0 0
so · 120' 180' 240'
SCA L E 7 "-60'
I
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DI NAH SHORE DRIVE
~
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~ = ~ z
w ~ ::::: ~ .....
ci:: "",,-SITE 1::, 8 GIN GER ROGERS RD. , ::i::
~ w
0 f ,t-~--<. 0
I .z '-. VI /\ ~-
ca t;! FLO RENCIA ~
2 Q <
VIA MA HA 5

GERALD FORD DRIVE

CITY OF

RANCHO MIRAGE

CITY OF

PALM DESERT
• VICINITY MAP
N.T.S.

IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TENTATIVE TRACT MAP NO. 38868
EXHIBIT DATE: APRIL 04, 2024

REVISIONS
NO. DATE DESCRIPTION
1 FEB . 13, 2024 REV ISED LOT C CON FIGURATION, ADDED VIA FLORENC IA STREET SECT ION

AND PAD ELEVAT IONS

APPLICANT/
LANDOWNER:

ADDRESS:

CONTACT:

DATA TABLE

PALM COAS T MODULAR, INC
8549 WI LSHIRE BOULEVARD #2015
BEVERLY HILLS, CA LI FORNIA 90211

A DAM NESTER
EXHIBIT PREPARER: MSACONSULTI NG. INC
ADDRESS: 34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA LI FO RNIA 92270
CONTACT: CHR ISTOPHER BR IZUELA
SOURCE OF TOPOGRAPHY: TMR ASSOC IATES
ADDRESS: 15 5 W. HOS PITALI TY LN . STE . 122
I TELEPHONE: I (626) 24 1-7843
I TELEPHONE: I (760) 320-9811
SAN BERNARD INO, CALIFORNIA 92408
DATE OF TOPOGRAPHY: FEBRUARY 24, 2022 I TELEPHONE: I (909) 890-3730 ASSESSOR'S PARCEL NUMBERS: I 685-100-007 & 685-110-017
LEGAL DESCRIPTION:

PROPERTY IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERS IDE, STATE OF CALIFORN IA A PO RTION OF THE NO RT HWE ST QUARTER OF THE SOUTHEAST QUARTER O F SECT ION 30 , TOWNSHIP 4 SO UTH, RANGE 6 EAST, SAN BERNARDINO MERIDIAN.

LAND USE DESCRIPTION: AREA (AC.)

EXIST I NG GROSS AREA
PRO POSED PUB LI C RIGHT OF WAY DEDICATION !V IA JOSE FINA AND VIA FLORENC IA)

PROPOSED NET AREA
PROPOSED PRIVATE RESI DEN TI AL LOTS (LOTS 1 THRU 28)
PROPOSED PRIVATE OPEN SPACE LOTS (LOTS "A " THRU "D ")

PROPOSED PRIVATE STREETS (PRIVIERE LN)
EXISTING ZONING: R-L-2 (VERY LOW DENS IT Y) & R-M (MEDIUM DENSITY) PROPOSED ZONING: R L 3 LOW DENSI TY

10.08 AC.

0.47 AC.

9.61 AC.

7.83 AC.

0.66 AC.

1.12 AC.

EXISTING GENERAL PLAN LAND USE: R-L-2 (VERY LOW DENS IT Y) & R-M (MEDIUM DENSITY) PROPOSED GENERAL PLAN LAND USE: R L 3 LOW DENSITY
SURROUNDING LAND USES:

NORTH
SOUTH
EAST
WEST
VACANT (ZONED : R L 2 & R HJ
PROPOSED RESIDENTIA L (ZONED : R-L-2 & R-M )
VACANT (ZONED : R M)
VACANT (ZONED : R-L-2 )
PUBLIC UTILITY PURVEYORS:

ELECTR IC: IMPER IAL I RRIGATION DISTR ICT (800) 303-7756 GAS:

TE LEPHONE:

SOUTHERN CALIFORN IA GAS COMPANY

FRONT IER COMMUNICAT IONS
(877) 238 0092
(800) 921-8101
WATER:

CAB LE:

COACHELLA VALLEY WATER DISTRIC T

SPECTRUM
(760) 398 2651
(877) 719-3278
SEWER:

USA :

COACHELLA VALLEY WATER DISTRIC T

UNDERGRO UND SERVICE ALERT
(760) 398 2651
(800) 227-2600
EXISTING EASEMENT NOTES:
33' RESERVAT ION PER PATENT RECORDED 11/23/1959 IN I NSTRUMENT NO . 1959-99669 (PLOTTED H EREON)
44' EASEMENT TO CI TY OF RANCHO MIRAGE FOR PUBLIC UT ILITY EASEMENT RECO RDED SEPTEMBER 18, 2015 AT IN STRUMENT NO . 2015 0411667 (P LOTTED HEREO N) 33' RESERVAT ION PER PATENT RECORDED 4/29/1975 IN INSTRUMENT NO . 48861 (PLOTTED H EREON)
FEMA FLOOD ZONE DESIGNATION:

ZONE "X": AREA OF MIN I MA L FLOOD HAZARD

AS SHOWN ON RIVERSIDE COUN TY, CALI FORN IA, FL OOD INSURANCE RATE MAPS, COMMUNITY PANEL MAP NUMBER: 06065C1595G
EFFECT IVE DATE: AUGUST 28, 2008
LIQUEFACTION: MODERATE LIQUEFACT ION ZONE
SCHOOL DISTRICT: PA LM SPRINGS UNIF I ED
NOTE: I 1. THIS MAP I NCLU DES THE EN TI RE CONTIGUOUS OWNERSHIP OF T HE LAND DIVIDER. ~ MSA CONSUL TING, I NC.
--Civil Eng in ee ring • Lan d Surv ey ing • La nd sc ape Arc h it ec t ur e "'i ~ Plan n ing • Enviro nmenta l Se rvi ces • Dry Ut ili t y Coo rdina t ion• CIS ......&,., 34200 BDb Hop e D 0 iv2 q,;n-:h o Mira;ie, c:,. :)22'70 760.32:J .'Jff l I MSAC0 15u lti n3i r ,c.co ,n ,., SHEET
1 OF
1 SHEETS

MASTER SITE PLAN
4PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
N.T.S.

VICINITY MAP

CITY OF

RANCHO MIRAGE
SITE
INT
E
R
S
T
A
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1 0
BO
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H
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D
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GERALD FORD DRIVE
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GINGER ROGERS RD.

VI
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VIA MARTA

CITY OF

PALM DESERT

DINAH SHORE DRIVE

FLORENCIA
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Civil Engineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Dry Utility Coordination • GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 I 760.320.9877 I MSAConsuttinginc.com -
--

91.40 28 -
1 2 1 3 5 S F
----
V IA FLORENCIA (FUTURE / TTM 3662 0 )
85 ,30 65.20 8520
27 26 25 ---
120 1 3 SF 1 2001 SF 1 2 003 SF

LOT TYPE VARIATION
AREAS

LOT LOT AREA SFR ADU
PRIVI ERE LN 54122 SF
RETENTION 9863 SF
RETENTION 6446 SF
1 12126 SF 2284 SF 636 SF
2 12008 SF 2284 SF 636 SF
3 12008 SF 22 84 SF 636 SF
4 12008 SF 2284 SF 636 SF
5 12008 SF 2284 SF 636 SF
6 12008 SF 2284 SF 636 SF
7 12008 SF 2284 SF 636 SF
8 12007 SF 2284 SF 636 SF
9 12006-SF 2284 SF 636 SF
10 12005 SF 2284 SF 636 SF
11 12005 SF 2284 SF 636 SF
12 12160 SF 2284 SF 636 SF
13 12409 SF 2284 SF 636 SF
14 14542 SF 2284 SF 636 SF
15 13483 SF 2284 SF 636 SF
16 12041 SF 2284 SF 636 SF
17 12080 SF 2284 SF 636 SF
18 12021 SF 2284 SF 636 SF
19 12018 SF 2284 SF 636 SF
20 12015 SF 2284 SF 636 SF
,1 12011 SF 2284 SF 636 SF
22 12008 SF 2284 SF 636 SF
23 12006 SF 2284 SF 636 SF
24 12005 SF 2284 SF 636 SF
25 12003 SF 2264 SF 636 SF
26 12001 SF 2284 SF 636 SF
27 12013 SF 2284 SF 636 SF
28 12135 SF 2284 SF 636 SF
Gr.:ind tel.ii: 31 411679 SF
---
-----.
--
85 .20 85 .20 85 ,2 0
24 23 22 ---
12005 SF 1 20 06 SF 1 2 0 0 8 S F

BUILDI NG SITE COVERAGE TEXTURED
GARAGE TOTAL % SFRTYPE PANELS ACC'ENT PANEL COLOR
640 SF 3460 SF 2853 B STANDARD GRAY
640 SF 3460 SF 28.81 A 1 BEIGE
540 SF 3460 SF 28 .81 C 2 WH ITE
540 SF 3460 SF 28.81 D 5 GRAY
540 SF 3460 SF 28.81 C STANDARD BEIGE
540 SF 3460 SF 2887 A 5 WH ITE
540 SF 3460 SF 28.81 B 2 BEIGE
640 SF 3460 SF 28 82 D 1 GRAY
540 SF 3460 SF 28 .82 C STANDARD WH ITE
540 SF 3460 SF 28.82 D 5 BEIGE
540 SF 3460 SF 28 .82 A 1 GRAY
540 SF 3460 SF 28.22 C 2 WH ITE
540 SF 3460 SF 27.88 D 5 BEIGE
640 SF 3460 SF Zl.79 A 1 GRAY
540 SF 3460 SF 25.66 C 2 WH ITE
540 SF 3460 SF 28.74 B STANDARD GRAY
540 SF 3460 SF 28.64 A 5 BEIGE
540 SF 3460 SF 28.78 B STANDARD WH ITE
640 SF 3460 SF 28.79 A 1 GRAY
540 SF 3460 SF 2880 C 2 BEIGE
540 SF 3460 SF 28.81 D 5 WH ITE
540 SF 3460 SF 28.81 C STANDARD GRAY
540 SF 3460 SF 28.82 D 1 BEIGE
540 SF 3460 SF 28 .82 B 2 WH ITE
640 SF 3460 SF 28 .83 A STANDARD GRAY
540 SF 3460 SF 28 83 C 1 BEIGE
540 SF 3460 SF 28,80 D 5 GRAY
540 SF 3460 SF :28.51 D 2 WH ITE
24 .00
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UNIT COUN T PROPOSED STREET SECTION
I TYPE I COUNT I I UNIT I COUNT I 56'-0"
I SFRA 7 !ADU I 28 I 3T -0" RIGH T OF WA.Y
SFRB 5
y)-0· SFRC 8 10'-0 ' 10'-0"

SFRD B I
I 18'-0" 18'-0' I 28 l ..J A.C. PAVEMENT ~

CL / CL
2% SLOPE 2% SLOPE
2%. SLO PE 2% SLOP!:

TYPE A (6') CURB • TY PE A (6 ") CURB
PE R STA NDARD 200 \ PER STANDARD 200

AGGREGA TE BASE

COMB INED THICK NESS OF BASE AND SURFACE AS REQUIRED BY CITY ENGINEER ' MI NIMUM PAVING THICKNESS TO BE#' A.C. ON 4" A,B .

PERGOLA TAKEOFF . MI NIMUM ASPHAL T PAV ING SLOPE TO BE 1% E)(CEPT AT CREST SITUATIONS . SEE MUNI CIPAL CODE 17.20.040 FOR PARKWAY STANDARDS BETWEEN CURB AND PERIMETER WAL LS

I COU NT I DESCRIPT ION I WIDTH I LENGTH I UNIT AREA I TOTA L AREA I SETBACKS ACCENT PANEL CO LOR LEGEND 30 TYPEA&C 23' -0" S' -O' 184 SF S520 SF
13 TYP EB&D l~-0" 1rr -O' 160 SF 2080 SF
28 ADU ~6' -0" 4' -O" 64SF 1792 SF ZONE RL3 SETBACKS
9392 SF MIN. LOT 12 ,000 SF □ COLOR -WH ITE (BM OC-65 CHANTIL.L Y LACE) MAX . LOT COVERAGE 30%
FRONT 25'
SIDE 10' □ COLOR -BEIGE (BM HC-173 EDGECOMB GRAY)
REAR 25' MAIN STRUCTURE
10· ACCESSORY STRUC TU RES □ COLOR-GRAY (BM HC 170 STONINGTON GRAY) NOTE: SHADING OF BUILDINGS INDICATES ACCENT PA NEL COLOR

ENLARGED SITE PLAN: LOTS 1-4 & 25-28
5PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-402

ENLARGED LOT PLAN LEGEND
□
[ J
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MSA CONSULTING, INC.

Civil Engineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Dry Utility Coordination • GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 I 760.320.9877 I MSAConsuttinginc.com

PROPERTY LINE

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ENLARGED SITE PLAN: LOTS 5-8 & 21-24
6PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-403

ENLARGED LOT PLAN LEGEND
□
[ J
D
MSA CONSULTING, INC.

Civil Engineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Dry Utility Coordination • GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 I 760.320.9877 I MSAConsuttinginc.com

PRO PERTY LINE

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ENLARGED SITE PLAN: LOTS 9-20
7PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-404

ENLARGED LOT PLAN LEGEND

PRO PERTY LINE

SETBAC K LINE
□ SHAD E PERGOLA
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2 ~--~-.@
MSA CONSULTING, INC.

Civil Engineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Dry Utility Coordination • GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 I 760.320.9877 I MSAConsuttinginc.com

SITE SECTIONS
8PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-405

I LOTWALL
:)
LOTS 24-25
321.00 I
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I SETBACK I

I LOTWALL I
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Civil Engineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Dry Utility Coordination • GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 I 760.320.9877 I MSAConsuttinginc.com ADU

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LOTS24-25 ~
321.00

PRELIMINARY GRADING PLAN
9PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-406

NATIJRAL

GROU ND
=/V&X,,Z@" ;>,_"0,._'y).,_'y),,,_'0,,.~ ,,
0 \
P/L
TRACT NO . 38868
ro
N
. ~ PAD ELEVATION

COMBINATION GARDEN I RETAINING WALL

SECTION B-B
MSA CONSULTING, INC.

Civil Engineering • Land Survey i ng • Landscape Architecture Plann ing • Environmental Servi ces • Dry Utility Coord i nation • GIS 34200 Bob Hope Drive ~ancho Mirage, CA 92270 I 760.320.9871 I MSAConsultinginc.com SCALE : 1 -2
TRACT NO. 38868
PROP. COMB INATION--c----JJ

GA RDEN / RETA INING
WALL

PA D ELEVATION
P/L
"'

COMBINATION GARDEN I RETAINING WALL

SECTION C-C
SCALE : 1 -2
TRACT NO. 38868
PROP. COMB INATION----VI

GA RD EN / RETA INI NG
WALL
BS L
P/L

COMBINATION GARDEN I RETAINING WALL

SECTION D-D
SCALE : 1 -2
25' (MIN .)
10' PUE
R/W

18.5 '
18'
TRACT NO. 38224
37 '
C/L

PRIVATE ON-SITE ROAD

SECTION A-A
SCALE : 1 ~=5 '
P/L
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18.5'
"' TRACT NO . 38868
EX. COMBINATION GARDEN I RETAINING WALL

SECTION E-E
SCALE: 1 -2
R/W
LEGEND
25 ' (M IN.)
1 O' PUE

CENTERLINE
BSL

PROPOS ED RIGHT OF WAY

PROPOSED EASE MEN T

PROPOSED BOU NDARY

PROPOSED PR OP ERTY LI NE

EXIST ING CONTOURS

ESTIMATED EARTHWORK QUANTITIES

RA W QUAN T ITI ES

SUBSIDENCE

RAW ADJUSTED

S H RI N KAGE

OVER-EX PADS

OVER -E X SHR INKAGE

SUBTO TAL

I MPORT

TOTAL EARTHWORK

CUT (CY)
14,0 79
1,377
1 2 ,702
30 ,31 9
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23 ,840
1 ,9 33
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PRELIMINARY WATER & SEWER PLAN
10PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
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12PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-409
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14PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-411
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15PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
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SFR: EXTERIOR ELEVATIONS A
16PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-413

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SFR: EXTERIOR ELEVATIONS B
17PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-414
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SFR: EXTERIOR ELEVATIONS C
18PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-415
PARANETRIC PANEL -TEXTURE2

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SFR: EXTERIOR ELEVATIONS D
19PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
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ADU: FLOOR PLAN
20PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-417
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ADU: ROOF PLAN
21PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
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ADU: SECTIONS
22PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
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ADU: EXTERIOR ELEVATIONS
23PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-420
ADU PARAIVETRIC PANB.S

SEE SITE PLAN FO R VARYING UNIT ORIEN TATION AND

PARAMETRIC CO LOR VARIATION ACROSS FULL SI TE

ADU PARAME TR IC PANELS TO MA TCH COLOR AND TEXTURE OF SFR (SHOWN IN TEXTUR E 5 AND \/\/HITE FOR REF ERENCE)
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SFR: FLOOR PLAN C
24PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-421
MSA CONSULTING, INC.

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SFR: FLOOR PLAN D
25PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-422
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SFR: ROOF PLAN C & D
26PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-423
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SFR II: SECTIONS
27PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-424
MSA CONSULTING, INC.

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ADU II: FLOOR PLAN
28PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-425
MSA CONSULTING, INC.

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ADU II: ROOF PLAN
29PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-426
MSA CONSULTING, INC.

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ADU II: SECTIONS
30PRIVIERE: RANCHO MIRAGE | PRELIMINARY DEVELOPMENT PLAN SUBMITTAL DATE: DECEMBER 13, 2024
PAGE
9-427
MSA CONSULTING, INC.

Civil Engineering • Land Surveying • Landscape Architecture Planning • Environmental Services • Dry Utility Coordination • GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 I 760.320.9877 I MSAConsuttinginc.com ---
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