City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
INV DATE PO
INVOICE DTL DESC
9295 12/05/2025 EFT
Invoice: 4155743
Invoice: 4155744
Invoice: 4155746
Invoice: 4155747
9296 12/05/2025 EFT
Invoice: 011526
2314 CREATIVE
CREATIVE
CREATIVE
CREATIVE
LIGHTING
LIGHTING
LIGHTING
LIGHTING
& ELECTRICAL , 4155743
388.00 21892000 7612
& ELECTRICAL , 4155744
302.00 10133300 7612
& ELECTRICAL , 4155746
85.00 21891000 7612
& ELECTRICAL , 4155747
269.50 24281000 7612
665 DEB LEN PRODUCTIONS 011526
924.85 244 8700
9297 12/05/2025 EFT 3024 CALIFORNIA DEPARTMENT OF HEALTH C 1-2026 Invoice: 1-2026
9298 12/05/2025 EFT 2794 DOCUSIGN, INC
Invoice: 111100582581
9299 12/05/2025 EFT 1716 GRAINGER
Invoice: 9722082113
59,668.78 21500000 7853
CHECK
9294 TOTAL:
11/28/2025 20260016 12052025
LIGHTING MAINTENANCE 11/2025
MAINTENANCE
11/28/2025 20260016 12052025
LIGHTING MAINTENANCE 11/2025
MAINTENANCE
11/28/2025 20260016 12052025
LIGHTING MAINTENANCE 11/2025
MAINTENANCE
11/28/2025 20260016 12052025
LIGHTING MAINTENANCE 11/2025
MAINTENANCE
CHECK 9295 TOTAL:
11/15/2025 12052025
2026 RMWF EXPENSE REIMBURSEMENT
MISC EXPENDITURE
CHECK 9296 TOTAL:
NET
50,000.00
388.00
302.00
85.00 269.50
1,044.50
924.85
924.85
12/02/2025 12052025 59,668.78
PP-GEMT IGT TRNSFR - 1/4 CY 2026 (NPI 1457885089)
GEMT QUALITY ASSURANCE FEE
CHECK 9297 TOTAL:
111100582581 10/22/2025 12052025
DOCUSIGN SERVICES PE 10/14/2026
2,999.20 10156000 7639 COMPUTER MAINTENANCE
9722082113
838.82 24281000 8004
CHECK 9298 TOTAL:
11/24/2025 12052025
PUMP FOR WATER HEATER
REPAIR & MAINT SUPPLIES
CHECK 9299 TOTAL:
59,668.78
2,999.20
2,999.20
838.82
838.82
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
172
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
INV DATE PO
INVOICE DTL DESC
9300 12/05/2025 EFT 2738 HR GREEN PACIFIC INC
Invoice: 195601
9301 12/05/2025 EFT
Invoice: 81365
9302 12/05/2025 EFT
Invoice: 81517
9303 12/05/2025 EFT
Invoice: 81518
3017 IAN LASLEY
195601
17,283.90 10131000 7400
11/21/2025 20260044 12052025
PLAN REVIEW SERVICES 10/2025
PROFESSIONAL/TECHNICAL
NET
17,283.90
CHECK 9300 TOTAL: 17,283.90
81365 10/18/2025 12052025 86.87
REIMBURSE - SUPPLIES FOR EMPLOYEE EVENT
86.87 10133000 8000 SUPPLIES
CHECK 9301 TOTAL: 86.87
10 ICMA RETIREMENT TRUST -401 81517 12/03/2025 12052025 4,658.34 ICMA 401A PE 11/28/25
4,658.34 101 2236 401A DEF COMP - ICMA
CHECK 9302 TOTAL: 4,658.34
34 ICMA RETIREMENT TRUST -457 81518 12/03/2025 12052025 32,004.96 ICMA 457 PE 11/28/25
32,004.96 101 2235 DEFERRED COMP - ICMA
CHECK 9303 TOTAL: 32,004.96
9304 12/05/2025 EFT 2452 JACOB DE LA CRUZ 81394 11/25/2025 12052025 261.50 Invoice: 81394 REIMBURSEMENT - TEAM MEETING 11/25/2025
130.75 10154000 7806 MEETINGS/TRAINING/TRAVEL
130.75 10155000 7806 MEETINGS/TRAINING/TRAVEL
CHECK 9304 TOTAL: 261.50
9305 12/05/2025 EFT
Invoice: 81358
9306 12/05/2025 EFT
Invoice: 81459
1219 JASON JAURIGUE 81358 11/21/2025 12052025 335.40
REIMB-MISAC CONFERENCE 10/19-22/2025
335.40 10156000 7806 MEETINGS/TRAINING/TRAVEL
CHECK 9305 TOTAL: 335.40
3035 KAILA WAYBRIGHT 81459 11/18/2025 12052025 483.60
SUPPLIES FOR PROGRAMS, STEAM READS, FIBER ARTS
308.06 24281000 7910 FOUNDATION - PROGRAMS
82.10 24281000 7914 FOUNDATION - READING CLUB
93.44 E LL_STEAM -UNDEFINED -UNDEFINED -UNDEFINED
24281000 7919 FOUNDATN-LITERARY LEGACY
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
173
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
INV DATE PO
INVOICE DTL DESC
9307 12/05/2025 EFT 2083 KANOPY INC.
Invoice: 481479 - PPU
9308 12/05/2025 EFT 562 BRIAN KEPHART
Invoice: 81377
9309 12/05/2025 EFT 611 VALENTINE KEPHART
Invoice: 81516
9310 12/05/2025 EFT 2061 KOFI ANTOBAM
Invoice: 81485
9311 12/05/2025 EFT 3228
Invoice: MSBCAMC012826-B
Invoice: MSBMEFR013026-B
Invoice: MSBDAG0012826-B
MACMILLAN
MACMILLAN
MACMILLAN
CHECK
9306 TOTAL:
481479 - PPu 11/30/2025 12052025
STREAMING SERVICE PE 11/30/2025
1,620.00 24281000 7912 FOUNDATION - COLLECTION
81377
1,635.70 10142000 7806
CHECK 9307 TOTAL:
NET
483.60
1,620.00
1,620.00
11/24/2025 12052025 1,635.70
REIMBURSEMENT - IAEM CONFERENCE 11/14 - 20/2025
MEETINGS/TRAINING/TRAVEL
CHECK 9308 TOTAL:
81516 12/03/2025 12052025
REIMBURSE - SUPPLIES FOR GINGERBREAD EVENT
140.40
E LL_GINGER -UNDEFINED -
24281000 7919 FOUNDATN-LITERARY LEGACY
81485
625.00 10155000 7806
269.00 10155000 7806
CHECK 9309 TOTAL:
11/26/2025 12052025
EXP REIMB - 2026 CSMFO REGISTRATION & CPE
MEETINGS/TRAINING/TRAVEL
MEETINGS/TRAINING/TRAVEL
CHECK 9310 TOTAL:
HOLDINGS LLC MSBCAMC012826-B 11/24/2025 12052025
2026 RMWF BALANCE - C MCQUISTON
7,500.00 244 7910 FOUNDATION - PROGRAMS
HOLDINGS LLC MSBMEFR013026-B 10/14/2025 12052025
2026 RMWF BALANCE - M GATES
10,000.00 244 7910 FOUNDATION - PROGRAMS
HOLDINGS LLC MSBDA00012826-B 12/10/2024 12052025
2026 RMWF BALANCE - D GOODWIN
10,000.00 244 7910 FOUNDATION - PROGRAMS
9312 12/05/2025 EFT 1317 MISSION LINEN SUPPLY
Invoice: 525012225
525012225
30.00 24281000 8002
CHECK 9311 TOTAL:
11/21/2025 20260009 12052025
BI -WEEKLY RENTAL SERVICE
EQUIPMENT RENTAL
1,635.70
140.40
140.40
894.00
894.00
7,500.00
10,000.00
10,000.00
27,500.00
30.00 Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
174
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
9313 12/05/2025 EFT 3390 MONTEFERANTE FOODS LLC
Invoice: RML20251117-BALANCE
9314 12/05/2025 EFT 468 NATIONWIDE
Invoice: 81521
9315 12/05/2025 EFT 260 OCLC, INC
Invoice: 1000461764
9316 12/05/2025 EFT
Invoice: 25-028-2R
9317 12/05/2025 EFT
Invoice: 25-248
Invoice: 25-285
Invoice: 25-240
9318 12/05/2025 EFT
Invoice: 7435161
CHECK
9312 TOTAL:
RML20251117-BALANCE 11/17/2025 12052025
CATERING SERVICES - RMPLO 30TH ANNIVERSARY
11,468.23 24281000 7887 SPECIAL EVENTS
1,916.57 101
30.00 11,468.23
CHECK 9313 TOTAL: 11,468.23
81521 12/03/2025 12052025
PT DEFERRED COMP PE 11/28/25
2241 NATIONAL - PART TIME
1000461764
654.49 24281000 7639
CHECK 9314 TOTAL:
09/01/2025 12052025
WORLDSHARE ILL SUBSCRIPTION PE 8/31/2026
COMPUTER MAINTENANCE
CHECK 9315 TOTAL:
2287 ONYX PAVING COMPANY, INC 25-028-2R 08/31/2025 12052025 PAYMENT REISSUE - CP 25-398 PAVEMENT REHAB
21,600.00 236 9018 PAVEMENT REHABILITATION
-1,080.00 101 2050 RETENTION PAYABLE
2370 ROBERT STIFF
ROBERT STIFF
ROBERT STIFF
25-248
1,375.00 10172000 7494
25-285
2,400.00 10172000 7494
25-240
2,775.00 10172000 7494
728 FIRE PROTECTION SERVICE CORPORATI 7435161
117.72 24281000 7612
128.62 24282000 7613
CHECK
1,916.57
1,916.57
654.49
654.49
20,520.00
9316 TOTAL: 20,520.00
11/01/2025 20260133 12052025
MOON BALLOONS - EVENT LAWN 11/1/2025
AMPHITHEATER PROGRAMMING
1,375.00
11/22/2025 20260133 12052025 2,400.00
MOON BALLOONS - EVENT LAWN SHREK 10/22 - 23/25
AMPHITHEATER PROGRAMMING
10/26/2025 20260133 12052025
MOON BALLOONS - ADAMS FAMILY 10/24 - 26/25
AMPHITHEATER PROGRAMMING
CHECK 9317 TOTAL:
12/01/2025 12052025
MONITORING SERVICE PE 12/31/2025
MAINTENANCE
OBSERVATORY MAINTENANCE
2,775.00
6,550.00
246.34
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
175
Page
5 City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
FIRE PROTECTION SERVICE CORPORATI 7434117
Invoice: 7434117
9319 12/05/2025 EFT 612 RACHEL ANNE HORWITZ
Invoice: L844315
Invoice: L844338
Invoice: L844339
Invoice: L844332
Invoice: L844300
Invoice: L844283
Invoice: L844316
161.31 10133300 7612
124.26 21892000 7612
189.66 10133310 7612
67.59 21500690 7612
L844315
58.74 600 7842
RACHEL ANNE HORWITZ L844338
3,377.54 24281000 7400
RACHEL ANNE HORWITZ L844339
2,405.86 244 7400
RACHEL ANNE HORWITZ L844332
102.00 10172000 7494
678.97 107 7478
RACHEL ANNE HORWITZ L844300
1,343.00 10172000 7494
912.96 107 7478
RACHEL ANNE HORWITZ L844283
867.00 10172000 7494
880.80 107 7478
RACHEL ANNE HORWITZ L844316
9320 12/05/2025 EFT 2814 RUBY HWONG
Invoice: 21
600.98 10172000 7494
306.00 107 7478
12/01/2025 12052025
MONITORING SERVICE PE 12/31/2025
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
CHECK 9318 TOTAL:
11/03/2025 12052025
RMEA GRAPHIC DESIGN SERVICES
ADVERTISING/PUBLISHING
12/02/2025 20260036 12052025
GRAPHIC DESIGN SERVICES FOR RMLOF 11/2025
PROFESSIONAL/TECHNICAL
12/02/2025 20260035 12052025
GRAPHIC DESIGN SERVICES FOR RMWF 11/2025
PROFESSIONAL/TECHNICAL
12/02/2025 20260135 12052025
GRAPHIC DESIGN WORK 11/2025
AMPHITHEATER PROGRAMMING
MARKETING PROGRAM
10/01/2025 20260135 12052025
GRAPHIC DESIGN WORK 9/2025
AMPHITHEATER PROGRAMMING
MARKETING PROGRAM
09/02/2025 20260135 12052025
GRAPHIC DESIGN WORK 8/2025
AMPHITHEATER PROGRAMMING
MARKETING PROGRAM
11/03/2025 20260135 12052025
GRAPHIC DESIGN WORK 10/2025
AMPHITHEATER PROGRAMMING
MARKETING PROGRAM
CHECK 9319 TOTAL:
21 11/25/2025 12052025
2026 RMWF CONCIERGE PE 11/25/2025
2,880.00 244 7400 PROFESSIONAL/TECHNICAL
542.82
789.16
58.74 3,377.54
2,405.86
780.97
2,255.96
1,747.80
906.98
11,533.85
2,880.00
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
176
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
INV DATE PO
INVOICE DTL DESC
9321 12/05/2025 EFT
Invoice: BOKXT4
Invoice: 17808
2459 SELF INSURED SERVICES COMPANY BOKXT4
9,817.60 101 2277
2,202.40 10151000 7205
3,296.40 101 2278
924.60 10151000 7210
SELF INSURED SERVICES COMPANY 17808
7,272.06 101 2279
9322 12/05/2025 EFT 640 STEVEN B QUINTANILLA,
Invoice: 81498
81498
56,611.00 10114000 7400
1,140.00 24281000 7400
1,451.50 28000000 7400
9323 12/05/2025 EFT 254 UNDERGROUND SERVICES ALERT
Invoice: 25-261839
Invoice: 1120250596
CHECK
12/01/2025
DENTAL & VISION 12/2025
DENTAL WITHHOLDING
GROUP INSURANCE -DENTAL
VISION WITHHOLDING
GROUP INSURANCE -VISION
12/01/2025
DISABILITY 12/25
ADDITIONAL LIFE INSURANCE
CHECK RUN NET
9320 TOTAL: 2,880.00
12052025 16,241.00
CHECK
12052025
9321 TOTAL:
11/26/2025 12052025
LEGAL SERVICES 9/2025
PROFESSIONAL/TECHNICAL
PROFESSIONAL/TECHNICAL
PROFESSIONAL/TECHNICAL
CHECK 9322 TOTAL:
25-261839 12/01/2025 12052025
CA STATE FEE REGULATORY COSTS PE 11/15/2025
65.83 10131000 7400 PROFESSIONAL/TECHNICAL
UNDERGROUND SERVICES ALERT 1120250596
450.00 10131000 7400
9324 12/05/2025 EFT 2244 U.S. BANK CORPORATE PAYMENT SYSTE 6960 PE Invoice: 6960 PE 11/22/2025
9325 12/05/2025 EFT 218 TRACY FINNELL, INC
Invoice: 139996
TRACY FINNELL, INC
Invoice: 139982
40,808.99 242 2011
139996
48.75 10132000 7624
139982
57.00 10151000 7624
12/01/2025
DIG ALERT TICKETS 11/2025
PROFESSIONAL/TECHNICAL
12052025
CHECK 9323 TOTAL:
11/22/2025 11/23/2025
CC 6960 PE 11/22/2025
CAL CARD - US BANK
12052025
CHECK 9324 TOTAL:
11/24/2025 12052025
PM SERVICE - 2003 FORD PICKUP F350
VEHICLE MAINTENANCE
11/21/2025
SMOG - 2015 FORD TRANSIT
VEHICLE MAINTENANCE
12052025
7,272.06
23,513.06
59,202.50
59,202.50
65.83 450.00
515.83
40,808.99
40,808.99
48.75 57.00
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
177
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
TRACY FINNELL, INC
Invoice: 139991
Invoice: 139972
Invoice: 139987
Invoice: 140001
Invoice: 140006
Invoice: 140027
TRACY FINNELL, INC
TRACY FINNELL, INC
TRACY FINNELL, INC
TRACY FINNELL, INC
TRACY FINNELL, INC
INVOICE
CHECK RUN
INV DATE PO
INVOICE DTL DESC
11/21/2025 12052025
PM SERVICE 2007 FORD - EXPLORER
VEHICLE MAINTENANCE
9326 12/05/2025 EFT 3335 VICTUS ADVISORS LLC
Invoice: 3432
9327 12/05/2025 EFT
Invoice: 239064
Invoice: 239065
Invoice: 239092
Invoice: 239091
Invoice: 239117
2889 VINTAGE
VINTAGE
VINTAGE
VINTAGE
VINTAGE
ASSOCIATES
ASSOCIATES
ASSOCIATES
ASSOCIATES
ASSOCIATES
48.75 48.75
57.00 48.75
48.75 48.75
139991
10133000 7624
139972
10133000 7624
139987
10133000 7624
140001
10133000 7624
140006
10133000 7624
140027
10133000 7624
3432
22,250.00 10172000 7494
INC 239064
1,000.00 10133310 7612
INC 239065
320.00 201 7612
INC 239092
1,860.00 10133320 7612
INC 239091
250.00 10133320 7612
INC 239117
11/21/2025
PM SERVICE - 2009 HONDA CIVIC
VEHICLE MAINTENANCE
11/21/2025
SMOG - 2013 FORD CMAX
VEHICLE MAINTENANCE
11/24/2025
SMOG - 2008 FORD RANGER
VEHICLE MAINTENANCE
11/24/2025
SMOG - 2008 FORD F350
VEHICLE MAINTENANCE
12052025
12052025
12052025
12052025
11/25/2025 12052025
SMOG - 2013 FORD CMAX HYBRID
VEHICLE MAINTENANCE
CHECK 9325 TOTAL:
NET
48.75 48.75
57.00 48.75
48.75 48.75
406.50
11/30/2025 20260061 12052025 22,250.00
AMPHITHEATER MASTER PROGRAMMING PE 11/30/2025
AMPHITHEATER PROGRAMMING
CHECK 9326 TOTAL:
22,250.00
11/21/2025 20260100 12052025 1,000.00
TREE REMOVAL
MAINTENANCE
11/21/2025 20260100 12052025 320.00
VALVE REPLACEMENT
MAINTENANCE
11/25/2025 20260100 12052025 1,860.00
PLANT REMOVAL
MAINTENANCE
11/25/2025 20260100 12052025 250.00
MAINLINE REPAIR
MAINTENANCE
11/26/2025 20260100 12052025 21,400.00
SLOPE MAINTENANCE - MONTEREY MARKET PLACE
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
178
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
Invoice: 239223
21,400.00 10133320 7612
VINTAGE ASSOCIATES INC
549.91
3,739.39
329.95
6,602.01
22,660.38
439.93
329.95
219.96
1,045.34
439.93
439.93
439.93
5,114.68
11,109.21
2,859.53
879.83
1,429.77
1,429.77
2,640.60
239223
10132000
10133300
10133310
10133320
201
202
203
204
205
207
21500500
21500690
21891000
21892000
21893000
21895000
21896000
21897000
24281000
7630
7612
7612
7612
7612
7612
7612
7612
7612
7612
7612
7612
7612
7612
7612
7612
7612
7612
7612
MAINTENANCE
12/01/2025 20260007 12052025
CITYWIDE LANDSCAPE MAINTENANCE 11/2025
TRAILS & BIKE PATH MAINT
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
CHECK 9327 TOTAL:
9328 12/05/2025 EFT 3397 WESTAIR GASES & EQUIPMENT INC 0080711844 11/30/2025 Invoice: 0080711844 HELIUM TANK
21.00 24281000 8000 SUPPLIES
9329 12/05/2025 EFT
Invoice: 251102547
2109 WITTMAN ENTERPRISES LLC 251102547
7,248.00 21500000 7400
9330 12/05/2025 EFT 1848 EMPLOYEE BENEFIT SPECIALISTS, INC 11302025 Invoice: 11302025
23,342.68 10151000 7212
8,394.68 24281000 7212
1,355.25 28000000 7212
12052025
CHECK 9328 TOTAL:
12/01/2025 12052025
AMBULANCE BILLING SERVICES 11/2025
PROFESSIONAL/TECHNICAL
CHECK 9329 TOTAL:
11/30/2025 12052025
MEDICAL REIMBURSEMENT 11/2025
INSURANCE REIMBURSEMENT
INSURANCE REIMBURSEMENT
INSURANCE REIMBURSEMENT
CHECK 9330 TOTAL:
62,700.00
87,530.00
21.00 21.00
7,248.00
7,248.00
33,092.61
33,092.61
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
179
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
INV DATE PO
CHECK RUN
NET
INVOICE DTL DESC
9331 12/05/2025 EFT
Invoice: 101477
1720 ZEN AQUATICS DESIGN LTD
101477
325.00 24281000 7612
12/01/2025 12052025
AQUARIUM MAINTENANCE 11/2025
MAINTENANCE
CHECK 9331 TOTAL:
242010 12/05/2025 PRTD 3222 ABD OFFICE MACHINES INC ABD25110128 11/15/2025 20260077 12052025 PRINTER MAINTENANCE 11/2025
688.04 10156000 8000 SUPPLIES
Invoice: ABD25110128
242011 12/05/2025 PRTD 56 ALTURA CREDIT UNION
Invoice: 81519
325.00
325.00
688.04
CHECK 242010 TOTAL: 688.04
81519 12/03/2025 12052025 176.00
CREDIT UNION PE 11/28/25
176.00 101 2245 EMPLOYEE CREDIT UNION
242012 12/05/2025 PRTD 186 ANDERSON COMMUNICATIONS INC 21528B Invoice: 21528B
242013 12/05/2025 PRTD 3250 JAMES H KOCH
Invoice: 81509
242014 12/05/2025 PRTD 3288 BERNARD EPPS JR
1,065.00 10142000 7824
81509
250.00 10157000 7875
CHECK 242011 TOTAL:
176.00
11/01/2025 20260020 12052025 1,065.00
RADIO SITE LEASE FOR (3) REPEATERS ON INDIO HILL
COMMUNICATION MAIN/SERV
CHECK 242012 TOTAL:
11/21/2025 12052025
HONORARIUM - PALM SPRINGS TUNED 1/13/2026
CULTURAL SPECIAL EVENTS
CHECK 242013 TOTAL:
81505 11/21/2025 12052025
Invoice: 81505 HONORARIUM - ALL IN THE BRITISH FAMILY 12/5/2025 1,065.00
250.00
250.00
250.00
E LL_FILM -UNDEFINED -UNDEFINED -UNDEFINED
24281000 7919 FOUNDATN-LITERARY LEGACY
242015 12/05/2025 PRTD 3248 CAPITOL ADVOCACY, LLC 998935 Invoice: 998935
10,000.00 10151000 7400
250.00
CHECK 242014 TOTAL: 250.00
12/01/2025 20260033 12052025 10,000.00
STATE AND FEDERAL REPRESENTATION SERVICES 12/2025
PROFESSIONAL/TECHNICAL
CHECK 242015 TOTAL: 10,000.00
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
180
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
INV DATE PO
CHECK RUN
NET
INVOICE DTL DESC
242016 12/05/2025 PRTD 275 CINTAS DOCUMENT MANAGEMENT 9348800843 11/30/2025 20260034 12052025 426.69 Invoice: 9348800843
AED SERVICE AGREEMENT 11/2025
426.69 24281000 8220 LEASE PAYMENTS
CINTAS DOCUMENT MANAGEMENT 9348803019 11/30/2025 20260021 12052025 135.77 Invoice: 9348803019 AED SERVICE AGREEMENT 11/2025
135.77 10142000 7400 PROFESSIONAL/TECHNICAL
CINTAS DOCUMENT MANAGEMENT 9348791010 11/30/2025 20260021 12052025 543.06 Invoice: 9348791010 AED SERVICE AGREEMENT 11/2025
543.06 10142000 7400 PROFESSIONAL/TECHNICAL
CINTAS DOCUMENT MANAGEMENT 9348803932 11/30/2025 20260021 12052025 139.00 Invoice: 9348803932 AED SERVICE AGREEMENT 11/2025
139.00 10142000 7400 PROFESSIONAL/TECHNICAL
CHECK 242016 TOTAL: 1,244.52
242017 12/05/2025 PRTD 13 COACHELLA VALLEY WATER DISTRICT 75844811172025 11/19/2025 12052025 40.65 Invoice: 75844811172025 SERVICE PE 11/17/2025 (ACCT# 298439-758448)
40.65 24281000 7606 WATER
COACHELLA VALLEY WATER DISTRICT 56772211172025 11/19/2025 12052025 618.99 Invoice: 56772211172025 SERVICE PE 11/17/2025 (ACCT# 214945-567722) 618.99 24281000 7606 WATER
CHECK 242017 TOTAL: 659.64
242018 12/05/2025 PRTD 1902 COMPLETE PAPERLESS SOLUTIONS, LLC 4623 10/07/2025 12052025 58,030.00 Invoice: 4623 LASERFICHE CLOUD SUBSCRIPTION FY 25/26
58,030.00 10156000 7639 COMPUTER MAINTENANCE
CHECK 242018 TOTAL: 58,030.00
242019 12/05/2025 PRTD 157 COUNTY OF RIVERSIDE DEPARTMENT IN1065902 12/01/2025 12052025 1,052.00 Invoice: IN1065902 CAL EPA SURCHARGE - FS69 PE 12/31/2026 1,052.00 21500690 8700 MISC EXPENDITURE
CHECK 242019 TOTAL: 1,052.00
242020 12/05/2025 PRTD 741 DAVID BARRY 2026 RMWF DEPOSIT 12/03/2025 12052025 12,500.00 Invoice: 2026 RMWF DEPOSIT 2026 RMWF DEPOSIT - D BARRY
12,500.00 244 7910 FOUNDATION - PROGRAMS
CHECK 242020 TOTAL: 12,500.00
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
181
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
242021 12/05/2025 PRTD
Invoice: 20973
242022 12/05/2025 PRTD
Invoice: 110125
Invoice: 102425
Invoice: 100425
1491 DESERT ARC
601 JOSUE CAMPA
JOSUE CAMPA
JOSUE CAMPA
20973
270.00 10112000 7400
65.00 24281000 7400
600.00
1,800.00
1,200.00
110125
10172000 7494
102425
10172000 7494
100425
10172000 7494
242023 12/05/2025 PRTD 3274 DO THE RIGHT THING - GREATER PALM 81486 Invoice: 81486
242024 12/05/2025 PRTD 2803 OBK CORPORATION
Invoice: 00026
OBK CORPORATION
Invoice: 063355
1,000.00
1,000.00
1,000.00
1,000.00
1,000.00
11/30/2025 12052025
SHREDDING SERVICES PE 11/25/2025
PROFESSIONAL/TECHNICAL
PROFESSIONAL/TECHNICAL
335.00
CHECK 242021 TOTAL: 335.00
11/01/2025 20260134 12052025
VALET SERVICES 11/01/25
AMPHITHEATER PROGRAMMING
10/24/2025 20260134 12052025
VALET SERVICES 10/24-26/25
AMPHITHEATER PROGRAMMING
10/04/2025 20260134 12052025
VALET SERVICES 10/4/2025
AMPHITHEATER PROGRAMMING
CHECK 242022 TOTAL:
08/25/2025 12052025
SUPPORT FOR NON PROFIT
E WEILL -UNDEFINED -UNDEFINED -UNDEFINED
10157000 7458 SUPPORT FOR NON -PROFITS
E MALLOTTO -UNDEFINED -UNDEFINED -UNDEFINED
10157000 7458 SUPPORT FOR NON -PROFITS
E OKEEFE -UNDEFINED -UNDEFINED -UNDEFINED
10157000 7458 SUPPORT FOR NON -PROFITS
E EDELSTEIN -UNDEFINED -UNDEFINED -UNDEFINED
10157000 7458 SUPPORT FOR NON -PROFITS
E DOWNS -UNDEFINED -UNDEFINED -UNDEFINED
10157000 7458 SUPPORT FOR NON -PROFITS
00026
171.94 10151000 7806
063355
127.95 10151000 7806
CHECK 242023 TOTAL:
600.00
1,800.00
1,200.00
3,600.00
5,000.00
5,000.00
10/16/2025 12052025 171.94
REFRESHMENTS - CITY COUNCIL MEETING 10/16/2025
MEETINGS/TRAINING/TRAVEL
12/01/2025 12052025 127.95
REFRESHMENTS - CITY COUNCIL MEETING 11/20/2025
MEETINGS/TRAINING/TRAVEL
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
182
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
242025 12/05/2025 PRTD 1714 DUNN EDWARDS PAINTS
Invoice: 2019A59470
242026 12/05/2025 PRTD 403 EMCOR SERVICE
Invoice: 910076775
EMCOR SERVICE
Invoice: 910077106
2019A59470
147.39 10133310 8004
CHECK 242024 TOTAL:
11/18/2025
PAINT SUPPLIES
REPAIR & MAINT SUPPLIES
12052025
CHECK 242025 TOTAL:
910076775 11/21/2025 20260014 12052025
HVAC MAINTENANCE 9/23/2025
837.23 21892000 7612 MAINTENANCE
910077106 12/02/2025 20260014 12052025
REPLACED CHILLER OIL
4,634.60 10133300 7612 MAINTENANCE
242027 12/05/2025 PRTD 1702 DEPT OF ENVIRONMENTAL HEALTH IN1064350 Invoice: IN1064350
Invoice: IN1064397
2,778.00 28100000 8700
DEPT OF ENVIRONMENTAL HEALTH
IN1064397
926.00 28600000 8700
242028 12/05/2025 PRTD 24 FEDERAL EXPRESS CORPORATION
Invoice: 9-075-17178
CHECK
12/01/2025
ENVIRONMENTAL HEALTH
MISC EXPENDITURE
12/01/2025
ENVIRONMENTAL HEALTH
MISC EXPENDITURE
CHECK
9-075-17178 11/21/2025
POSTAGE 11/13/2025
14.75 10151000 7869 EMPLOYEE EVENTS
242029 12/05/2025 PRTD 3311 INLAND SOUTHERN CALIFORNIA UNITED 81523 Invoice: 81523
3.85 101 2250
242030 12/05/2025 PRTD 2876 IT MANAGEMENT CORPORATION
Invoice: IN81371
IN81371
1,371.27 10156000 8028
242026 TOTAL:
12052025
PERMIT CY 2026
12052025
PERMIT CY 2026
242027 TOTAL:
12052025
CHECK 242028 TOTAL:
12/03/2025
UNITED WAY PE 11/28/25
DONATIONS -UNITED WAY
12052025
CHECK 242029 TOTAL:
12/01/2025 20260067 12052025
SAAS LICENSE SUBSCRIPTIONS 12/2025
COMPUTER ENHANCEMENT
299.89
147.39
147.39
837.23
4,634.60
5,471.83
2,778.00
926.00
3,704.00
14.75 14.75
3.85 3.85
1,371.27
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
183
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
INV DATE PO
INVOICE DTL DESC
242031 12/05/2025 PRTD 36 JOSLYN CENTER
Invoice: 81497
242032 12/05/2025 PRTD 3366 LARRY PEDERSEN
Invoice: 1020
242033 12/05/2025 PRTD
Invoice: INV102184
242034 12/05/2025 PRTD
Invoice: 309332
242035 12/05/2025 PRTD
Invoice: 508111133
Invoice: 508063311
CHECK
242030 TOTAL:
81497 11/17/2025 12052025
HONORARIUM - JOSLYN SINGERS 12/4/2025
250.00
E LB_MUSIC -UNDEFINED -UNDEFINED -UNDEFINED
24281000 7910 FOUNDATION - PROGRAMS
CHECK 242031 TOTAL:
NET
1,371.27
250.00
250.00
1020 12/01/2025 12052025 900.00
VIDEOGRAPHY AND POST -PRODUCTION SERVICES 11/2025
900.00 10156000 7400 PROFESSIONAL/TECHNICAL
CHECK 242032 TOTAL: 900.00
2861 LEADING AUTHORITIES, INC INv102184 10/07/2025 12052025 6,000.00 2026 RMWF BALANCE - D JOLLY
6,000.00 244 7910 FOUNDATION - PROGRAMS
CHECK 242033 TOTAL: 6,000.00
185 LIEBERT CASSIDY WHITMORE 309332 10/31/2025 12052025 1,724.00 LEGAL SERVICES 10/31/2025
1,724.00 10154000 7400 PROFESSIONAL/TECHNICAL
CHECK 242034 TOTAL: 1,724.00
190 MIDWEST TAPE 508111133 11/30/2025 12052025 8,265.69 HOOPLA DIGITAL MEDIA 11/2025
8,265.69
E LB_ELECT -UNDEFINED -UNDEFINED -UNDEFINED
24281000 7912 FOUNDATION - COLLECTION
MIDWEST TAPE 508063311 11/21/2025 12052025 122.78
DVDS
122.78
E LB_ELECT -UNDEFINED -UNDEFINED -UNDEFINED
24281000 7912 FOUNDATION - COLLECTION
MIDWEST TAPE 508082464 11/25/2025 12052025 53.32
Invoice: 508082464 DVDS
53.32 E LB_ELECT -UNDEFINED -UNDEFINED -UNDEFINED
24281000 7912 FOUNDATION - COLLECTION
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
184
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
INV DATE PO
INVOICE DTL DESC
242036 12/05/2025 PRTD 2028 PJ CASTORENA, INC.
Invoice: 82062
242037 12/05/2025 PRTD 895 Nv5 INC
Invoice: 482508-A
82062
141.60 600 7842
482508-A
1,125.00 10131000 7400
242038 12/05/2025 PRTD 2852 ODP BUSINESS SOLUTIONS, LLC Invoice: 443092110001
101.41
ODP BUSINESS SOLUTIONS, LLC
107.73
ODP BUSINESS SOLUTIONS, LLC
159.88
ODP BUSINESS SOLUTIONS, LLC
49.77 ODP BUSINESS SOLUTIONS, LLC
121.20
ODP BUSINESS SOLUTIONS, LLC
56.18 Invoice: 444515164001
Invoice: 446708669001
Invoice: 446709518001
Invoice: 448094811001
Invoice: 448381281001
242039 12/05/2025 PRTD 99999 AARON ALLBRIGHT
Invoice: 81379
CHECK
242035 TOTAL:
10/30/2025 12052025
RMEA MAILINGS 00N1/00N2 10/22 - 10/29/2025
ADVERTISING/PUBLISHING
CHECK 242036 TOTAL:
11/10/2025 20260082 12052025
ENGINEERING DESIGN SERVICES 10/2025
PROFESSIONAL/TECHNICAL
CHECK 242037 TOTAL:
443092110001 11/19/2025
PAPER, LABEL
10151000 8000 SUPPLIES
444515164001 11/20/2025
PAPER
24281000 8000 SUPPLIES
446708669001 11/17/2025
COFFEE SUPPLIES, PAPER,
10151000 8000 SUPPLIES
446709518001 11/14/2025
VOICE RECORDER
10151000 8000 SUPPLIES
448094811001 11/18/2025
PAPER, TAPE
24281000 8000 SUPPLIES
448381281001 11/19/2025
ROLLER, PEN,WALL
10151000 8000 SUPPLIES
81379
210.00 10157000 7420
PEN
12052025
12052025
12052025
12052025
12052025
12052025
CHECK 242038 TOTAL:
11/24/2025 12052025
REIMBURSEMENT - PET ADOPTION
ANIMAL SERVICES
CHECK 242039 TOTAL:
NET
8,441.79
141.60
141.60
1,125.00
1,125.00
101.41
107.73
159.88
49.77 121.20
56.18 596.17
210.00
210.00
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
185
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
242040 12/05/2025 PRTD 99999 MARK JACOB
Invoice: 81442
242041 12/05/2025 PRTD 99999 PAUL HUIZENGA
Invoice: 81456
81442
10.00 10154000 7860
27.00 243
12/02/2025
REIMBURSEMENT - LIVE SCAN
RECRUITMENT/LIVESCANS
12052025
CHECK 242040 TOTAL:
81456 11/20/2025 12052025
REFUND - RMLOF DONATION TRANSACTION FEE
7438 BANKING SERVICES
242042 12/05/2025 PRTD 99999 TONI HYAMS 81376
Invoice: 81376
625.14 10142000 7486
242043 12/05/2025 PRTD 3383 PALADIN INVESTIGATIONS & TRAINING 1076 Invoice: 1076
6,187.50 10151000 7400
242044 12/05/2025 PRTD 472 PALM SPRINGS OPERA GUILD
CHECK 242041 TOTAL:
11/24/2025
EPC GO BAG EVENT SUPPLIES
COMMUNITY FORUMS
12052025
CHECK 242042 TOTAL:
10/13/2025 12052025
PROFESSIONAL SERVICES PE 11/17/2025
PROFESSIONAL/TECHNICAL
10.00 10.00
27.00 27.00
625.14
625.14
6,187.50
CHECK 242043 TOTAL: 6,187.50
81506 11/21/2025 12052025 1,200.00
Invoice: 81506 HONORARIUM - PALM SPRINGS OPERA GUILD COMPETITION 242045 12/05/2025 PRTD 2120 STEVEN K SALMACIA
Invoice: 17612
1,200.00
E LB_MUSIC -UNDEFINED -UNDEFINED -UNDEFINED
24281000 7910 FOUNDATION - PROGRAMS
CHECK 242044 TOTAL: 1,200.00
17612 11/19/2025 12052025
PIANO TUNNING 11/12/2025, 11/19/2025
450.00
E LB_MUSIC -UNDEFINED -UNDEFINED -UNDEFINED
24281000 7910 FOUNDATION - PROGRAMS
242046 12/05/2025 PRTD 181 PLANT MASTERS INC 00012250
Invoice: 00012250
175.00 24281000 7612
450.00
CHECK 242045 TOTAL: 450.00
11/30/2025 12052025
PLANT MAINTENANCE 11/2025
MAINTENANCE
175.00
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
186
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
INV DATE PO
CHECK RUN
INVOICE DTL DESC
242047 12/05/2025 PRTD
Invoice: 162825
5 POWERS AWARDS
242048 12/05/2025 PRTD 49 THE PRINTING PLACE
Invoice: 251566B
242049 12/05/2025 PRTD
Invoice: 48606
242050 12/05/2025 PRTD
Invoice: 351811122025
Invoice: 593211162025
Invoice: 603511162025
Invoice: 533611172025
162825
56.41 10111000 8000
251566B
1,820.98 10155000 8000
2680 RENEGADE PEST CONTROL INC 48606
175.00 10133320 7612
61 SOUTHERN
SOUTHERN
SOUTHERN
SOUTHERN
CHECK
242046 TOTAL:
12/01/2025 12052025
NAME PLATE - MAYOR/COUNCIL
SUPPLIES
CHECK
11/26/2025
ENVELOPES
SUPPLIES
CHECK
11/19/2025
PEST CONTROL 11/19/2025
MAINTENANCE
242047 TOTAL:
12052025
242048 TOTAL:
12052025
CHECK 242049 TOTAL:
CALIFORNIA EDISON COMPAN 351811122025 11/19/2025
SERVICE PE 11/12/2025
2,006.26 201 7603 ELECTRICITY
CALIFORNIA EDISON COMPAN 593211162025 11/19/2025
SERVICE PE 11/16/2025
214.50 201 7603 ELECTRICITY
CALIFORNIA EDISON COMPAN 603511162025
1,969.12 21500690 7603
11/19/2025
SERVICE PE 11/16/2025
ELECTRICITY
CALIFORNIA EDISON COMPAN 533611172025 11/20/2025
SERVICE PE 11/17/2025
246.47 201 7603 ELECTRICITY
CHECK
242051 12/05/2025 PRTD 62 SOUTHERN CALIFORNIA GAS COMPANY 6818711172025 11/19/2025 Invoice: 6818711172025 SERVICE PE 11/17/2025
1,116.50 24281000 7600 NATURAL GAS
CHECK
12052025
(ACCT #700409463518)
12052025
(ACCT #700310815932)
12052025
(ACCT #700100656035)
12052025
(ACCT #700013705336)
242050 TOTAL:
12052025
(ACCT# 106 253 6818 7)
242051 TOTAL:
NET
175.00
56.41 56.41
1,820.98
1,820.98
175.00
175.00
2,006.26
214.50
1,969.12
246.47
4,436.35
1,116.50
1,116.50
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
187
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
242052 12/05/2025 PRTD
Invoice: 10-23816
234 DESERT LIMNOLOGISTS INC
10-23816
147.00 21893000 7612
242053 12/05/2025 PRTD 457 STATE OF CALIF ENERGY RESOURCES 12399 Invoice: 12399
242054 12/05/2025 PRTD
Invoice: WD -0310091
11,460.16 24281000 8221
09/20/2025 20260004 12052025
POND MAINTENANCE - WOLFSON PARK 8/2025
MAINTENANCE
147.00
CHECK 242052 TOTAL: 147.00
11/06/2025 12052025
1% LOAN INSTALLMENT FOR CHILLER
LIABILITY PAYMENT
11,460.16
CHECK 242053 TOTAL: 11,460.16
153 STATE WATER RESOURCES CONTROL WD -0310091 11/19/2025 12052025 4,439.00 ANNUAL PERMIT FEE - INDEX NO: 691562 FY 2026
4,439.00 248 7854 ANNUAL ADMINISTRATIVE FEE
242055 12/05/2025 PRTD 2471 STEPHANIE TRICK
Invoice: 81507
242056 12/05/2025 PRTD 2844 STEVEN C SMITH
Invoice: 81508
242057 12/05/2025 PRTD 816 BRUCE SWAN
Invoice: 81393
CHECK 242054 TOTAL:
81507 11/21/2025 12052025
HONORARIUM - FOUR HANDS JAZZ PIANO 1/7/2026
1,600.00
E LB_MUSIC -UNDEFINED -UNDEFINED -UNDEFINED
24281000 7910 FOUNDATION - PROGRAMS
4,439.00
1,600.00
CHECK 242055 TOTAL: 1,600.00
81508 11/21/2025 12052025
HONORARIUM - HITCHCOCK & HERRMANN 1/12/2026
1,000.00
E LL_LECTURE-UNDEFINED -UNDEFINED -UNDEFINED
24281000 7919 FOUNDATN-LITERARY LEGACY
81393
1,850.00 21895000 7612
CHECK 242056 TOTAL:
11/25/2025 12052025
CLEAN/WAX - PYRAMID STRUCTURE
MAINTENANCE
1,000.00
1,000.00
1,850.00
CHECK 242057 TOTAL: 1,850.00
242058 12/05/2025 PRTD 9 UNITED RENTALS (NORTH AMERICA) IN 255553894-001 11/18/2025 Invoice: 255553894-001 SCISSOR LIFT MAINTENANCE
290.67 24281000 7612 MAINTENANCE
12052025 290.67
LIBRARY 11/13/2025
UNITED RENTALS (NORTH AMERICA) IN 255212150-001 11/18/2025 12052025 478.18 Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
188
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
NET
INV DATE PO
INVOICE DTL DESC
Invoice: 255212150-001
Invoice: 255212280-001
242059 12/05/2025 PRTD
Invoice: 7977857
478.18 24281000 7612
SCISSOR LIFT MAINTENANCE
MAINTENANCE
UNITED RENTALS (NORTH AMERICA) IN 255212280-001 11/18/2025
SCISSOR LIFT MAINTENANCE
640.64 24281000 7612 MAINTENANCE
480 US BANK
242060 12/05/2025 PRTD 3251 VINCENT STOPPIA
Invoice: 81510
7977857 11/25/2025
ADMIN FEES PE 10/31/2026
4,075.00 720 7440 BOND SERVICING
81510
250.00 10157000 7875
242061 12/05/2025 PRTD 2119 VIVID STAGING SOLUTIONS
Invoice: INV-01685
Invoice: INV-01667
242062 12/05/2025 PRTD
Invoice: 139977
INV-01685
2,350.00 10172000 7494
VIVID STAGING SOLUTIONS
INV-01667
6,554.61 10172000 7494
213 WASHINGTON SPEAKERS BUREAU INC 139977
48.75 10133000 7624
242063 12/05/2025 PRTD 2007 WESTERN AUDIO VISUAL 23473
Invoice: 23473
9,527.69 10156000 7639
242064 12/05/2025 PRTD 2881 WELTYS ENTERPRISES, INC
Invoice: 25-75292
25-75292
1,257.98 244 7839
11/21/2025 12052025
HONORARIUM - PALM SPRINGS TUNED 1/13/2026
CULTURAL SPECIAL EVENTS
CHECK RUN
LIBRARY 11/3/2025
12052025 640.64
- LIBRARY 11/5/2025
CHECK 242058 TOTAL: 1,409.49
12052025 4,075.00
CHECK 242059 TOTAL: 4,075.00
250.00
CHECK 242060 TOTAL: 250.00
11/09/2025 20260136 12052025
LIGHTING & SOUND - CV SYMPHONY 11/1/2025
AMPHITHEATER PROGRAMMING
10/18/2025 20260136 12052025
LIGHTING & SOUND - FY 2026 LOAD IN
AMPHITHEATER PROGRAMMING
CHECK 242061 TOTAL:
11/21/2025
SMOG
VEHICLE MAINTENANCE
12052025
CHECK 242062 TOTAL:
11/17/2025 12052025
SOFTWARE MAINTENANCE - WAV PE 11/14/2026
COMPUTER MAINTENANCE
CHECK 242063 TOTAL:
11/16/2025
2026 RMWF BADGES
REPRODUCTION & PRINTING
12052025
2,350.00
6,554.61
8,904.61
48.75 48.75
9,527.69
9,527.69
1,257.98
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
189
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
INV DATE PO
CHECK RUN
INVOICE DTL DESC
Invoice: 25-7558
Invoice: 25-75285
242065 12/05/2025 PRTD
Invoice: 11287
WELTYS ENTERPRISES, INC
232.27 244
WELTYS ENTERPRISES, INC
8,574.80 243
129 ZUMAR INDUSTRIES INC
25-7558 11/25/2025 12052025
RMWF BOOK COVER POSTERS
7839 REPRODUCTION & PRINTING
25-75285 11/16/2025 20260045 12052025
QUARTERLY PROGRAM BOOKLETS FY 25/26
7839 REPRODUCTION & PRINTING
11287
1,380.73 10132000 8003
CHECK 242064 TOTAL:
11/19/2025 12052025
STREET SIGN
STREET SIGNS & MARKINGS
NUMBER OF CHECKS 99
TOTAL PRINTED CHECKS
TOTAL EFT'S
CHECK 242065 TOTAL:
••** CASH ACCOUNT TOTAL *•°*
COUNT AMOUNT
56 197,689.10
43 537,078.89
NET
232.27
8,574.80
10,065.05
1,380.73
1,380.73
734,767.99
** * GRAND TOTAL 734,767.99
Report generated: 12/04/2025 12:00
user: cecelial
Program ID: apcshdsb
190
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
3,250.00
INV DATE PO
INVOICE DTL DESC
12/08/2025 12122025
2026 RMWF BALANCE - J SATOW
FOUNDATION - PROGRAMS
9332 12/12/2025 EFT
Invoice: 7535
9333 12/12/2025 EFT
Invoice: 145858
Invoice: 146538
Invoice: 145857
Invoice: 144921
Invoice: 144922
3317 UNBOUND EVENTS INC
7535
3,250.00 244 7910
CHECK 9332 TOTAL: 3,250.00
1657 CARDIFF TRANSPORTATION 145858 11/03/2025 12122025 259.60 TRANSPORTATION SERVICES - E. WEINSTEIN 11/3/2025
259.60 244 8700 MISC EXPENDITURE
CARDIFF TRANSPORTATION 146538 12/02/2025 12122025 223.85 TRANSPORTATION SERVICES - D. BERRY 12/2/2025
223.85 244 7910 FOUNDATION - PROGRAMS
CARDIFF TRANSPORTATION 145857 11/20/2025 12122025 1,599.00 TRANSPORTATION SERVICES - J. ROBERSON 11/20/2025
1,599.00 244 7887 SPECIAL EVENTS
CARDIFF TRANSPORTATION 144921 12/09/2025 12122025 878.80 TRANSPORTATION - RMWF WRITERS SERIES 12/09/2025
878.80 244 7887 SPECIAL EVENTS
CARDIFF TRANSPORTATION 144922 12/09/2025 12122025 864.30 TRANSPORTATION - RMWF WRITERS SERIES 12/09/2025
864.30 244 7887 SPECIAL EVENTS
CHECK 9333 TOTAL: 3,825.55
9334 12/12/2025 EFT 1523 CDW GOVERNMENT INC ZR00992535
Invoice: ZR00992535
1,562.60 10156000 7639
9335 12/12/2025 EFT 3257 CHARGEPOINT INC
Invoice: IN382216
12/01/2025 20260075 12122025 1,562.60
ACRONIS DISASTER BACKUP 11/2025
COMPUTER MAINTENANCE
CHECK 9334 TOTAL:
IN382216 12/02/2025 12122025
EV CHARGING STATION
3,700.00 600 7426 SUSTAINABILITY REBATES & PRGRM
CHECK 9335 TOTAL:
9336 12/12/2025 EFT 2860 CHARTER COMMUNICATIONS HOLDINGS, 187879401112125 11/21/2025 12122025 Invoice: 187879401112125 SERVICE PE 12/20/2025 (ACCT # 187879401) 3,517.80 10151000 7826 INTERNET ACCESS & SERVICE
CHARTER COMMUNICATIONS HOLDINGS, 129838601120125 12/01/2025 12122025 Invoice: 129838601120125 SERVICE PE 12/31/2025 (ACCT# 129838601)
5.51 10151000 7824 COMMUNICATION MAIN/SERV
1,562.60
3,700.00
3,700.00
3,517.80
5.51 Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
191
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
Invoice: 189394201120125
CHARTER COMMUNICATIONS HOLDINGS, 189394201120125 12/01/2025 12122025 SERVICE PE 12/31/2025 (ACCT# 189394201)
38.24 21500690 7826 INTERNET ACCESS & SERVICE
9337 12/12/2025 EFT 134 CHILDRENS DISCOVERY MUSEUM OF 81607 Invoice: 81607
1,000.00 10157000 7458
9338 12/12/2025 EFT 2473 CHRISTOPHER CHANDLER 81635
Invoice: 81635
9339 12/12/2025 EFT
Invoice: 30823900
9340 12/12/2025 EFT
Invoice: 40579009
241.28 10122000 8012
274 CORELOGIC INFORMATION SOLUTIONS I 30823900
96 ENTERPRISE RENT A CAR
9341 12/12/2025 EFT 73 ESGIL, LLC
Invoice: 2894171
9342 12/12/2025 EFT
Invoice: IN461829
2875 GEOTAB USA INC
402.74 10156000 7818
40579009
2,751.86 10141000 7400
2894171
18,067.73 10122000 7400
IN461829
711.00 10133000 7624
59.25 10141000 7550
CHECK
9336 TOTAL:
38.24 3,561.55
12/08/2025 12122025 1,000.00
SUPPORT FOR NON-PROFIT
SUPPORT FOR NON -PROFITS
CHECK 9337 TOTAL: 1,000.00
12/05/2025 12122025 241.28
EXP REIMB - INSPECTOR TOOLS
SMALL TOOLS, FURN & EQUIP
CHECK 9338 TOTAL: 241.28
11/30/2025 12122025 402.74
REAL QUEST PROPERTY SERVICE PE 11/30/2025
DUES & SUBSCRIPTIONS
CHECK 9339 TOTAL: 402.74
11/30/2025 12122025 2,751.86
SHERIFF VEHICLE RENTAL PE 11/10/2025
PROFESSIONAL/TECHNICAL
CHECK 9340 TOTAL: 2,751.86
12/02/2025 20260049 12122025 18,067.73
PLAN REVIEW SERVICES 11/2025
PROFESSIONAL/TECHNICAL
CHECK 9341 TOTAL: 18,067.73
11/30/2025 20260048 12122025 770.25
FLEET MONITORING DATABASE 11/2025
VEHICLE MAINTENANCE
CITY-WIDE COPS PROGRAM
CHECK 9342 TOTAL: 770.25
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
192
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
INV DATE PO
INVOICE DTL DESC
9343 12/12/2025 EFT 1287 ENDEAVOR PARENT LLC
Invoice: 07102402JH-01
9344 12/12/2025 EFT 3023 MARK D HENSLEY
Invoice: 11269
9345 12/12/2025 EFT
Invoice: 196273
071024027H -01 12/05/2025 12122025
2026 RMWF TRAVEL REIMBURSEMENT - C BLOW
3,091.96 244 7910 FOUNDATION PROGRAMS
11269
2,730.00 28000000 7400
2738 HR GREEN PACIFIC INC
9346 12/12/2025 EFT 3409 JOSEPH SYSTEMS INC
Invoice: 2512 -PROJECT
196273
4,795.80 10131000 7400
NET
3,091.96
CHECK 9343 TOTAL: 3,091.96
12/01/2025 12122025
LEGAL SERVICES PE 11/30/2025
PROFESSIONAL/TECHNICAL
CHECK 9344 TOTAL:
2,730.00
2,730.00
12/09/2025 20260044 12122025 4,795.80
SURVEY/CIVIL ENGINEERING PLAN REVIEW PE 11/28/2025
PROFESSIONAL/TECHNICAL
CHECK 9345 TOTAL:
2512 -PROJECT 12/03/2025 12122025
MICRSOFT CONFIGURATION
3,990.00 10156000 7400 PROFESSIONAL/TECHNICAL
9347 12/12/2025 EFT 2452 JACOB DE LA CRUZ 81590
Invoice: 81590
9348 12/12/2025 EFT
Invoice: 33680357
9349 12/12/2025 EFT
Invoice: 422411
2,492.90 10155000 7806
645 KIMLEY-HORN & ASSOCIATES INC 33680357
30,818.75 10134000 9524
3144 LEADSONLINE PARENT LLC
422411
5,889.00 10141000 7400
CHECK 9346 TOTAL:
4,795.80
3,990.00
3,990.00
12/05/2025 12122025 2,492.90
REIMBURSEMENT -ACTIVE CELL CONFERENCE 12/1 - 3/2025
MEETINGS/TRAINING/TRAVEL
CHECK 9347 TOTAL:
2,492.90
08/30/2025 20260046 12122025 30,818.75
RM TS INTERCONNECT DESIGN SERVICES PE PE 8/30/2025
CTYWD TRF SIGL INT CNTRL
CHECK 9348 TOTAL: 30,818.75
11/15/2025 12122025 5,889.00
CELLHAWK SVC RENEWAL- RIV CO SHERIFF PE 1/31/2027
PROFESSIONAL/TECHNICAL
CHECK 9349 TOTAL: 5,889.00
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
193
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
INV DATE PO
CHECK RUN
INVOICE DTL DESC
9350 12/12/2025 EFT
Invoice: 525092624
Invoice: 525092635
Invoice: 525092622
1317 MISSION LINEN SUPPLY
MISSION LINEN SUPPLY
MISSION LINEN SUPPLY
9351 12/12/2025 EFT 295 OVERDRIVE INC
Invoice: 01187DA25383640
Invoice: 01187CO25381043
9352 12/12/2025 EFT
Invoice: 8727
OVERDRIVE INC
41.00 30.00
54.00 252.48
692.83
3391 PACIFIC COAST PROPANE LLC
9353 12/12/2025 EFT 2370 ROBERT STIFF
Invoice: 25-301
Invoice: 25-306
9354 12/12/2025 EFT
Invoice: 81636
ROBERT STIFF
2165 JESSICA PULLIAM
525092624
21500500 8002
525092635
24281000 8002
525092622
10133300 8002
12/05/2025 20260009 12122025
BI -WEEKLY RENTAL SERVICE
EQUIPMENT RENTAL
12/05/2025 20260009 12122025
BI -WEEKLY RENTAL SERVICE
EQUIPMENT RENTAL
12/05/2025 20260009 12122025
BI -WEEKLY RENTAL SERVICE
EQUIPMENT RENTAL
CHECK 9350 TOTAL:
01187DA25383640 12/02/2025
EBOOKS & AUDIOBOOKS
E LB_ELECT -UNDEFINED -UNDEFINED -UNDEFINED
24281000 7912 FOUNDATION - COLLECTION
01187CO25381043 12/01/2025
EBOOKS & AUDIOBOOKS
E LB_ELECT -UNDEFINED -UNDEFINED -UNDEFINED
24281000 7912 FOUNDATION - COLLECTION
8727
5.00 10133310 8004
25-301
1,500.00 10172000 7494
25-306
450.00 10172000 7494
707.16 600
12122025
12122025
CHECK 9351 TOTAL:
11/30/2025 12122025
CAGE RENTAL 11/30/2025
REPAIR & MAINT SUPPLIES
CHECK 9352 TOTAL:
12/06/2025 20260133 12122025
MOON BALLOONS - CABERET #1 12/6/2025
AMPHITHEATER PROGRAMMING
NET
41.00 30.00
54.00 125.00
252.48
692.83
945.31
5.00 5.00
1,500.00
12/12/2025 20260133 12122025 450.00
MOON BALLOONS - HOLIDAY FARMERS MARKET 12/12/2025
AMPHITHEATER PROGRAMMING
CHECK 9353 TOTAL:
81636 12/09/2025 12122025
EXP REIMB - CAL CHOICE ENERGY CONFERENCE
7806 MEETINGS/TRAINING/TRAVEL
1,950.00
707.16
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
194
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
INV DATE PO
CHECK RUN
NET
INVOICE DTL DESC
9355 12/12/2025 EFT
Invoice: 7494655
Invoice: 7494669
9356 12/12/2025 EFT
Invoice: 116346
9357 12/12/2025 EFT
Invoice: 81634
9358 12/12/2025 EFT
Invoice: 77549
728 FIRE PROTECTION SERVICE CORPORATI 7494655
378.87 10133310 7612
FIRE PROTECTION SERVICE CORPORATI 7494669
330.00 10133310 7612
50 RANCHO MIRAGE CHAMBER OF COMMERCE 116346
934 MATTHEW REYNOLDS
626 JUSTIN RUBERG
15,000.00 10172000 7468
81634
259.82 10132000 7806
77549
81.17 10153000 7595
9359 12/12/2025 EFT 3350 UNIVERSAL CONSTRUCTION AND ENGINE 2513-4 Invoice: 2513-4
Invoice: 2513-5
242,422.51 10134000 9003
- 12,121.12 101 2050
UNIVERSAL CONSTRUCTION AND ENGINE 2513-5
550,001.08 10134000 9003
- 27,500.06 101 2050
CHECK
12/04/2025
DATA MODULE INSTALLATION
MAINTENANCE
12/04/2025
ANNUAL INSPECTION - CITY
MAINTENANCE
CHECK
9354 TOTAL:
12122025
- CITY YARD
12122025
YARD
9355 TOTAL:
12/08/2025 20260008 12122025
2026 RAMMY AWARDS SPONSORSHIP
CHAMBER OF COMMERCE
CHECK 9356 TOTAL:
12/04/2025 12122025
EXP REIMB - CVAG TRAINING LUNCH
MEETINGS/TRAINING/TRAVEL
CHECK 9357 TOTAL:
08/11/2025 12122025
MEAL REIMBURSEMENT - STAFF LUNCH
DESERT RESOURCE CENTER
CHECK 9358 TOTAL:
10/31/2025 20260096 12122025
CP 22-378: PUBLIC PARKING IMPROVEMENTS 10/31/2025
PUBLIC PARKING LOT IMPROVEMENT
RETENTION PAYABLE
707.16
378.87
330.00
708.87
15,000.00
15,000.00
259.82
259.82
81.17 81.17
11/30/2025 20260096 12122025
CP 22-378: PUBLIC PARKING IMPROVEMENTS 11/30/2025
PUBLIC PARKING LOT IMPROVEMENT
RETENTION PAYABLE
230,301.39
CHECK 9359 TOTAL:
9360 12/12/2025 EFT 121 UNITED PARCEL SERVICE 0000E405A5475 11/22/2025 Invoice: 0000E405A5475 EXPRESS MAIL 11/1/2025
25.00 10151000 8000 SUPPLIES
12122025
522,501.02
752,802.41
25.00 Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
195
Page
5 City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
9361 12/12/2025 EFT
Invoice: 239251
Invoice: 239249
Invoice: 239248
Invoice: 239247
2889 VINTAGE
VINTAGE
VINTAGE
VINTAGE
ASSOCIATES INC 239251
9,500.00 28600000 7612
ASSOCIATES INC 239249
11,000.00 28100000 7612
ASSOCIATES INC 239248
4,300.00 28300000 7612
ASSOCIATES INC 239247
4,800.00 28400000 7612
9362 12/12/2025 EFT 1542 WAXIE SANITARY SUPPLY 83674780 Invoice: 83674780
9363 12/12/2025 EFT 2978 YESENIA AMADOR
Invoice: 81631
242066 12/12/2025 PRTD
Invoice: 17844830
Invoice: 17844831
Invoice: 17844832
Invoice: 17844833
2888 UNIVERSAL
UNIVERSAL
UNIVERSAL
UNIVERSAL
BUILDING
BUILDING
BUILDING
BUILDING
1,193.71 24281000 8000
81631
37.90 10151000 7869
MAINTENANCE, L 17844830
100.00 107 7872
MAINTENANCE, L 17844831
200.00 10172000 7494
MAINTENANCE, L 17844832
100.00 107 7872
MAINTENANCE, L 17844833
225.00 10172000 7494
CHECK
9360 TOTAL:
25.00 12/01/2025 20260068 12122025 9,500.00
LANDSCAPE MAINTENANCE - SAN JACINTO VILLAS 12/2025
MAINTENANCE
12/01/2025 20260071 12122025 11,000.00
LANDSCAPE MAINTENANCE - PARKVIEW VILLAS 12/2025
MAINTENANCE
12/01/2025 20260070 12122025 4,300.00
LANDSCAPE MAINTENANCE - WHISPERING WATERS 12/2025
MAINTENANCE
12/01/2025 20260069 12122025 4,800.00
LANDSCAPE MAINTENANCE - SANTA ROSA VILLAS 12/2025
MAINTENANCE
CHECK 9361 TOTAL:
12/05/2025
JANITORIAL SUPPLIES
SUPPLIES
12122025
CHECK 9362 TOTAL:
12/09/2025 12122025
REFRESHMENTS - STAFF MEETING 12/9/2025
EMPLOYEE EVENTS
CHECK 9363 TOTAL:
12/06/2025 20260111 12122025
JANITORIAL SERVICES 11/14/2025
PUBLIC RELATIONS
12/06/2025 20260111 12122025
JANITORIAL SERVICES 11/30/2025
AMPHITHEATER PROGRAMMING
12/06/2025 20260111 12122025
JANITORIAL SERVICES 11/21/2025
PUBLIC RELATIONS
12/06/2025 20260111 12122025
JANITORIAL SERVICES 11/30/2025
AMPHITHEATER PROGRAMMING
29,600.00
1,193.71
1,193.71
37.90 37.90
100.00
200.00
100.00
225.00
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
196
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
Invoice: 17844834
Invoice: 17846224
UNIVERSAL BUILDING MAINTENANCE, L 17844834
200.00 10172000 7494
UNIVERSAL BUILDING MAINTENANCE, L 17846224
4,533.39 10133300 7612
968.82 10133310 7612
7,220.71 24281000 7612
429.14 24282000 7613
12/06/2025 20260111 12122025
JANITORIAL SERVICES 11/26/2025
AMPHITHEATER PROGRAMMING
12/04/2025 20260111 12122025
JANITORIAL SERVICES 12/31/2025
MAINTENANCE
MAINTENANCE
MAINTENANCE
OBSERVATORY MAINTENANCE
CHECK 242066 TOTAL:
242067 12/12/2025 PRTD 199 DBA EDWARD S. BABCOCK & SONS, INC CL50274-2391M 12/05/2025 12122025 Invoice: CL50274-2391M ANNUAL TEST - VEHICLE WASH CLARIFIER 882.04 10133310 8700 MISC EXPENDITURE
242068 12/12/2025 PRTD 3403 CHEERS COFFEE LLC
Invoice: 0002
4,377.32 107
242069 12/12/2025 PRTD 275 CINTAS DOCUMENT MANAGEMENT
Invoice: 5306162004
Invoice: 5306162007
CINTAS DOCUMENT MANAGEMENT
CHECK 242067 TOTAL:
0002 12/05/2025 12122025
REFRESHMENTS - HOLIDAY SHOW 12/5/2025
7478 MARKETING PROGRAM
5306162004
112.60 10133310 8000
5306162007
675.18 24281000 8000
CHECK 242068 TOTAL:
12/04/2025
FIRST AID SUPPLIES
SUPPLIES
12/04/2025
FIRST AID SUPPLIES
SUPPLIES
12122025
12122025
CHECK 242069 TOTAL:
242070 12/12/2025 PRTD 275 CINTAS DOCUMENT MANAGEMENT 5306708001 12/08/2025 Invoice: 5306708001 FIRST AID SUPPLIES
95.99 10133310 8000 SUPPLIES
242071 12/12/2025 PRTD
Invoice: 81618
11 COACHELLA VALLEY ASSOCIATION 81618
8,520.00 702 2460
12122025
CHECK 242070 TOTAL:
12/01/2025
TUMF FEES 11/25
TUMF DEPOSITS
12122025
200.00
13,152.06
13,977.06
882.04
882.04
4,377.32
4,377.32
112.60
675.18
787.78
95.99 95.99
8,520.00
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
197
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
INV DATE PO
INVOICE DTL DESC
242072 12/12/2025 PRTD 311 COACHELLA VALLEY CONSERVATION COM 81619 Invoice: 81619
5,160.00 702 2473
-51.60 101 4222
CHECK
12/01/2025
MSHCP FEES 11/25
MSHCP FEES
PROFESSIONAL SERVICE FEES
242071 TOTAL:
12122025
CHECK 242072 TOTAL:
242073 12/12/2025 PRTD 13 COACHELLA VALLEY WATER DISTRICT 84858211172025 12/03/2025 12122025 Invoice: 84858211172025 SERVICE PE 11/17/2025 (ACCT# 316055-848582) 351.24 24281000 7606 WATER
242074 12/12/2025 PRTD 3365 CONNOR HORN
Invoice: 1017
242075 12/12/2025 PRTD
Invoice: 18896
Invoice: 18911
242076 12/12/2025 PRTD
Invoice: 90501
242077 12/12/2025 PRTD
Invoice: 20694
1314 COVE ELECTRIC INC
COVE ELECTRIC INC
1491 DESERT ARC
1491 DESERT ARC
CHECK 242073 TOTAL:
NET
8,520.00
5,108.40
5,108.40
351.24
351.24
1017 11/21/2025 12122025 850.00
SOCIAL MEDIA VIDEOGRAPHY SERVICES -CHEERS, WALLIES
850.00 107 7830 PHOTOGRAPHY
18896
21,647.00 243 9536
18911
5,000.00 24281000 9454
CHECK 242074 TOTAL:
09/30/2025 20260104 12122025
ELECTRICAL WORK - FLOOR OUTLETS
LIBRARY INFRASTRUCTURE
11/30/2025
ELECTRICAL ROUTING - RMPLO
LIBRARY BUILDING IMPROVEM
12122025
CHECK 242075 TOTAL:
90501 11/30/2025 12122025
LANDSCAPE MAINTENANCE 11/2025
735.00 10133320 7612 MAINTENANCE
3,109.75 251
CHECK 242076 TOTAL:
20694 11/13/2025 12122025
SHREDDING SERVICES PE 11/13/2025
7563 SOLID WASTE & RECYCLING
CHECK 242077 TOTAL:
850.00
21,647.00
5,000.00
26,647.00
735.00
735.00
3,109.75
3,109.75
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
198
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
242078 12/12/2025 PRTD
Invoice: 063357
2803 OBK CORPORATION
242079 12/12/2025 PRTD 403 EMCOR SERVICE
Invoice: 910077168
EMCOR SERVICE
Invoice: 910077169
EMCOR SERVICE
Invoice: 910077269
063357
102.97 10151000 7806
910077168
960.78 24281000 7612
910077169
960.78 10133300 7612
910077269
4,616.20
438.72
497.33
329.41
3,371.59
10133300 7612
21500500 7612
21500690 7612
21892000 7612
24281000 7612
242080 12/12/2025 PRTD 1891 FOLLETT HIGHER EDUCATION GROUP, I 1382973 Invoice: 1382973
242081 12/12/2025 PRTD 3120 GANNETT MEDIA CORP
Invoice: 0007461647
242082 12/12/2025 PRTD 3369 GEARGRID LLC
Invoice: 0026859 -IN
242083 12/12/2025 PRTD
Invoice: 725743973
88,580.68 244 7887
0007461647
640.48 10121000 7842
0026859 -IN
5,402.00 21500000 8910
3114 GRANITE TELECOMMUNICATIONS LLC 725743973
192.52 28100000 7821
202.59 28600000 7821
12/05/2025
BOOKS
SPECIAL EVENTS
12/04/2025 12122025 102.97
REFRESHMENTS - CITY COUNCIL MEETING 12/4/2025
MEETINGS/TRAINING/TRAVEL
CHECK 242078 TOTAL:
12/04/2025 20260014 12122025
HVAC MAINTENANCE 12/2/2025
MAINTENANCE
12/04/2025 20260014 12122025
HVAC MAINTENANCE 12/2/2025
MAINTENANCE
12/05/2025 20260014 12122025
HVAC MAINTENANCE 12/31/2025
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
MAINTENANCE
102.97
960.78
960.78
9,253.25
CHECK 242079 TOTAL: 11,174.81
12122025 88,580.68
CHECK 242080 TOTAL: 88,580.68
11/30/2025 12122025 640.48
PUBLIC HEAR NOTICES PE 11/30/2025 (ACCT #1252602)
ADVERTISING/PUBLISHING
CHECK 242081 TOTAL:
11/24/2025
STORAGE EQUIPMENT
OTHER EQUIPMENT
12122025
CHECK 242082 TOTAL:
12/01/2025
SERVICES PE 12/31/2025
TELEPHONE
TELEPHONE
12122025
640.48
5,402.00
5,402.00
811.73
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
199
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
242084 12/12/2025 PRTD
Invoice: 1291048
Invoice: 6904126
Invoice: 1404137
Invoice: 611537
Invoice: 9011435
Invoice: 9011436
Invoice: 9022958
Invoice: 7404236
Invoice: 5510378
Invoice: 4024122
Invoice: 4631751
Invoice: 4901547
282.68 28400000 7821
133.94 28300000 7821
146 HOME DEPOT CREDIT SERVICES 1291048
- 56.02 21500690 8004
HOME DEPOT CREDIT SERVICES 6904126
-687.42 28600000 8900
HOME DEPOT CREDIT SERVICES 1404137
- 42.02 28600000 8900
HOME DEPOT CREDIT SERVICES 611537
150.76 10133310 8004
HOME DEPOT CREDIT SERVICES 9011435
82.67 10133300 8000
HOME DEPOT CREDIT SERVICES 9011436
25.71 24281000 8004
HOME DEPOT CREDIT SERVICES 9022958
44.63 201 8000
HOME DEPOT CREDIT SERVICES 7404236
352.81 21500690 8004
HOME DEPOT CREDIT SERVICES 5510378
34.44 10133300 8004
HOME DEPOT CREDIT SERVICES 4024122
29.03 24281000 8004
HOME DEPOT CREDIT SERVICES 4631751
3.17 21891000 8004
HOME DEPOT CREDIT SERVICES 4901547
TELEPHONE
TELEPHONE
CHECK 242083 TOTAL:
10/07/2025
CREDIT - THRESHOLD
REPAIR & MAINT SUPPLIES
10/22/2025
CREDIT - STOVE
FURNITURE & EQUIPMENT
10/27/2025
CREDIT - APPLIANCE DELIVERY
FURNITURE & EQUIPMENT
10/28/2025
LIGHT BLUBS
REPAIR & MAINT SUPPLIES
10/29/2025
MOVING BOXES COUNCIL
SUPPLIES
10/29/2025
DOOR STOPS
REPAIR & MAINT SUPPLIES
10/29/2025
ELECTRICAL
SUPPLIES
10/31/2025
SUPPLIES KYLE JORDAN
REPAIR & MAINT SUPPLIES
11/12/2025
LIGHT BLUBS
REPAIR & MAINT SUPPLIES
11/13/2025
ACCESS CENTER - AUSTIN
REPAIR & MAINT SUPPLIES
11/13/2025
SCREWS
REPAIR & MAINT SUPPLIES
12122025
12122025
12122025
FEE
12122025
12122025
12122025
12122025
12122025
12122025
12122025
12122025
11/13/2025 12122025
WASHER&DRYER-PARVIEW VILLAS #49
811.73
- 56.02
-687.42
- 42.02
150.76
82.67 25.71
44.63 352.81
34.44 29.03
3.17 1,484.17
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
200
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
FURNITURE & EQUIPMENT
11/14/2025
DISHWASHER SJV #1402
FURNITURE & EQUIPMENT
11/14/2025
DISHWASHER SJV #1110
FURNITURE & EQUIPMENT
Invoice: 3901643
Invoice: 3901645
Invoice: 8024399
Invoice: 8404814
Invoice: 8902423
Invoice: 6613591
Invoice: 3014078
Invoice: 3512627
Invoice: 3613809
Invoice: 3903145
Invoice: 3903149
Invoice: 3903151
Invoice: 1543744
1,484.17 28100000 8900
HOME DEPOT CREDIT SERVICES 3901643
417.77 28600000 8900
HOME DEPOT CREDIT SERVICES 3901645
417.77 28600000 8900
HOME DEPOT CREDIT SERVICES 8024399
100.42 10133300 8004
HOME DEPOT CREDIT SERVICES 8404814
171.16 21500500 8004
HOME DEPOT CREDIT SERVICES 8902423
665.51 28400000 8900
HOME DEPOT CREDIT SERVICES 6613591
72.81 10123000 7624
HOME DEPOT CREDIT SERVICES 3014078
53.83 24281000 8004
HOME DEPOT CREDIT SERVICES 3512627
86.17 10133310 8012
HOME DEPOT CREDIT SERVICES 3613809
24.39 10123000 7624
HOME DEPOT CREDIT SERVICES 3903145
592.80 28400000 8900
HOME DEPOT CREDIT SERVICES 3903149
1,349.50 28100000 8900
HOME DEPOT CREDIT SERVICES 3903151
665.61 28600000 8900
HOME DEPOT CREDIT SERVICES 1543744
11/19/2025
HANGERS PICTURE
REPAIR & MAINT SUPPLIES
12122025
12122025
12122025
11/19/2025 12122025
SUPPLIES MATT GOTTA
REPAIR & MAINT SUPPLIES
11/19/2025 12122025
RANGE SANTA ROSA VILLAS #35
FURNITURE & EQUIPMENT
11/21/2025 12122025
ABATEMENT SUNNY LN
VEHICLE MAINTENANCE
12122025
11/24/2025 12122025
TONE TESTER
SMALL TOOLS, FURN & EQUIP
11/24/2025
LIGHT BULBS
REPAIR & MAINT SUPPLIES
11/24/2025
ABATEMENT
VEHICLE MAINTENANCE
12122025
11/24/2025 12122025
REFRIGERATOR SANTA ROSA VILLAS #28
FURNITURE & EQUIPMENT
11/24/2025 12122025
WASHER&DRYER-PARVIEW VILLAS #64
FURNITURE & EQUIPMENT
11/24/2025 12122025
RANGE-SJV #1106
FURNITURE & EQUIPMENT
11/26/2025 12122025
TRASHCAN REPAIR
417.77
417.77
100.42
171.16
665.51
72.81 53.83
86.17 24.39
592.80
1,349.50
665.61
64.43 Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
201
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
64.43 21891000 8004
REPAIR & MAINT SUPPLIES
CHECK 242084 TOTAL:
242085 12/12/2025 PRTD 30 IMPERIAL IRRIGATION DISTRICT 5092838812012025 12/01/2025 12122025 SERVICE PE 12/1/2025 (ACCT# 50928388)
80.33 10132000 7618 TRAFFIC SIGNAL MAINT/ELEC
Invoice: 5092838812012025
Invoice: 5092838912012025
Invoice: 5092838812022025
IMPERIAL IRRIGATION DISTRICT 5092838912012025 12/04/2025 12122025 SERVICE PE 12/01/2025 (ACCT# 50928389)
48.41 10132000 7618 TRAFFIC SIGNAL MAINT/ELEC
IMPERIAL IRRIGATION DISTRICT 5092838812022025 12/04/2025 12122025 SERVICE PE 12/02/2025 (ACCT# 50928388)
92.52 10132000 7618 TRAFFIC SIGNAL MAINT/ELEC
CHECK 242085 TOTAL:
242086 12/12/2025 PRTD 628 INTERSTATE ALL BATTERY CENTER 1920701020131 12/08/2025 12122025 Invoice: 1920701020131 BATTERIES - TRAFFIC SIGNALS
2,804.43 10132000 7618 TRAFFIC SIGNAL MAINT/ELEC
242087 12/12/2025 PRTD
Invoice: 81514
2886 JORGE AVILA
242088 12/12/2025 PRTD 3366 LARRY PEDERSEN
Invoice: 1006
LARRY PEDERSEN
Invoice: 1011
81514
300.00 10133000 8020
1006
900.00 10156000 7400
1011
450.00 10156000 7400
242089 12/12/2025 PRTD 3082 RCA INVESTMENTS INC 1001
Invoice: 1001
32,115.15 10141000 8905
6,104.10
80.33 48.41
92.52 221.26
2,804.43
CHECK 242086 TOTAL: 2,804.43
12/01/2025 12122025
REIMBURSEMENT- WORK BOOT FY 25-26
UNIFORMS
300.00
CHECK 242087 TOTAL: 300.00
09/30/2025 12122025 900.00
VIDEOGRAPHY AND POST -PRODUCTION SERVICES 9/2025
PROFESSIONAL/TECHNICAL
10/17/2025 12122025 450.00
VIDEOGRAPHY AND POST -PRODUCTION SERVICES 10/2025
PROFESSIONAL/TECHNICAL
CHECK 242088 TOTAL: 1,350.00
11/21/2025 20260121 12122025
SHERIFF MOTORCYCLE
AUTOMOTIVE
32,115.15
CHECK 242089 TOTAL: 32,115.15
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
202
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
242090 12/12/2025 PRTD 1723 LOWES
Invoice: 970578-PYJAQJ
Invoice: 978506-PWKNVP
Invoice: 989299-PVRERN
Invoice: 979770-PVEGBT
Invoice: 985225-PUBKOM
Invoice: 986664-PUBKOY
LOWES
LOWES
LOWES
LOWES
LOWES
242091 12/12/2025 PRTD 2372 MADISON WORKSHOP WEST
Invoice: 16-16034
242092 12/12/2025 PRTD 437 NAI CONSULTING INC
Invoice: 2019-04.68
INVOICE
970578-
73.01 21500690 8004
978506-
40.51 10133310 8004
118.44 24281000 8004
979770-
59.01 24281000 8004
985225-
13.38 10133300 8004
986664-
27.85 24281000 8004
1,726.25 244
INV DATE PO
INVOICE DTL DESC
PY7AQ7 12/01/2025
SCREWS
REPAIR & MAINT SUPPLIES
PWKNVP 11/13/2025
SANDING SPONGE
REPAIR & MAINT SUPPLIES
989299-PVRERN 11/07/2025
PEST CONTROL SUPPLIES
REPAIR & MAINT SUPPLIES
PVEGBT 11/04/2025
OUTLET TESTER
REPAIR & MAINT
PUBKOM 10/27/2025
DROP CLOTH
REPAIR & MAINT
PUBKOY 10/27/2025
PLUMBING SUPPLIES
REPAIR & MAINT
SUPPLIES
SUPPLIES
SUPPLIES
CHECK RUN
12122025
12122025
12122025
12122025
12122025
12122025
CHECK 242090 TOTAL:
16-16034 11/25/2025 12122025
FLOWERS FOR RMWF ANGEL EVENT 12/1/2025
7887 SPECIAL EVENTS
2019-04.68
78.50 10134000 9523
242093 12/12/2025 PRTD 447 ON THE FLY SERVICES, INC
Invoice: 414666
Invoice: 414669
ON THE FLY SERVICES, INC
414666
77.00 24281000 7612
414669
62.00 24282000 7613
CHECK 242091 TOTAL:
12/03/2025 20260063 12122025
CP 14-313: CALTRANS COMPLIANCE PE 11/30/2025
RMN RD ST WID/FR RGT/SND
CHECK 242092 TOTAL:
11/19/2025 20260005 12122025
MONTHLY PEST CONTROL 11/2025
MAINTENANCE
11/19/2025 20260005 12122025
MONTHLY PEST CONTROL 11/2025
OBSERVATORY MAINTENANCE
NET
73.01 40.51
118.44
59.01 13.38
27.85 332.20
1,726.25
1,726.25
78.50 78.50
77.00 62.00
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
203
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
INV DATE PO
INVOICE DTL DESC
242094 12/12/2025 PRTD 99999 DENISE M CRAWFORD
Invoice: BR20250027
1,500.00 600
242095 12/12/2025 PRTD 99999 LESLIE ADELSON
Invoice: BR20250029
242096 12/12/2025 PRTD 99999 MAUREEN MCGRATH
Invoice: BR20250030
242097 12/12/2025 PRTD 99999 ROBERT 3 RAKER
Invoice: BR20250028
1,650.00 600
1,000.00 600
1,500.00 600
CHECK
242093 TOTAL:
BR2O25OO27 12/08/2025 12122025
RMEA RESILIENCY BATTERY PROGRAM
7426 SUSTAINABILITY REBATES & PRGRM
CHECK 242094 TOTAL:
BR20250029 12/08/2025 12122025
RMEA RESILIENCY BATTERY PROGRAM
7426 SUSTAINABILITY REBATES & PRGRM
CHECK 242095 TOTAL:
BR20250030 12/08/2025 12122025
RMEA RESILIENCY BATTERY PROGRAM
7426 SUSTAINABILITY REBATES & PRGRM
CHECK 242096 TOTAL:
BR20250028 12/08/2025 12122025
RMEA RESILIENCY BATTERY PROGRAM
7426 SUSTAINABILITY REBATES & PRGRM
242098 12/12/2025 PRTD 360 PACIFIC TELEMANAGEMENT SERVICES` 2148377 Invoice: 2148377
118.00 24281000 7821
242099 12/12/2025 PRTD 45 PALM SPRINGS MOTORS INC
Invoice: 922275/1
922275/1
173.04 10141000 7624
242100 12/12/2025 PRTD 181 PLANT MASTERS INC 00012259
Invoice: 00012259
1,610.96 24281000 8032
CHECK 242097 TOTAL:
11/27/2025
SERVICE PE 12/31/2025
TELEPHONE
12122025
CHECK 242098 TOTAL:
12/04/2025 12122025
PM SERVICE - 2016 FORD EXPLORER
VEHICLE MAINTENANCE
CHECK 242099 TOTAL:
12/09/2025 12122025
HOLIDAY FLORAL DECORATIONS
HOLIDAY DECORATIONS
CHECK 242100 TOTAL:
NET
139.00
1,500.00
1,500.00
1,650.00
1,650.00
1,000.00
1,000.00
1,500.00
1,500.00
118.00
118.00
173.04
173.04
1,610.96
1,610.96
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
204
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
CHECK RUN
NET
INV DATE PO
INVOICE DTL DESC
242101 12/12/2025 PRTD
Invoice: 137391
197 PVP COMMUNICATIONS INC
137391
95.90 10141000 7824
242102 12/12/2025 PRTD 147 RIVERSIDE COUNTY SHERIFFS DEPT Invoice: SH000049389
242103 12/12/2025 PRTD 1675 KENNETH 3 DAHLEEN
Invoice: 81654
951.64 10141000 7404
11/10/2025 12122025
HELMET RADIO - SHERIFF
COMMUNICATION MAIN/SERV
CHECK 242101 TOTAL:
SH000049389 11/19/2025 12122025
EXTRA DUTY - CV SYMPHONY 11/1/2025
SHERIFF SERVICES
CHECK 242102 TOTAL:
95.90 95.90
951.64
951.64
81654 12/04/2025 12122025 5,000.00
HONORARIUM - KEN DAHLEEN & HIS BIG BAND 1/14/2026
5,000.00
E LL_MUSIC -UNDEFINED -UNDEFINED -UNDEFINED
24281000 7919 FOUNDATN-LITERARY LEGACY
CHECK
242103 TOTAL:
5,000.00
11,642.31
2.79 825.43
126.12
28.31 150.61
11,642.31
242104 12/12/2025 PRTD 61 SOUTHERN CALIFORNIA EDISON COMPAN 660311182025 11/21/2025 12122025 Invoice: 660311182025 SERVICE PE 11/18/2025 (ACCT# 700301966603) 11,642.31 24281000 7603 ELECTRICITY
242105 12/12/2025 PRTD
Invoice: 7973311172025
Invoice: 2300611142025
Invoice: 0930111142025
Invoice: 3388011172025
Invoice: 8066512032025
62 SOUTHERN
SOUTHERN
SOUTHERN
SOUTHERN
SOUTHERN
CALIFORNIA
CALIFORNIA
CALIFORNIA
CALIFORNIA
CALIFORNIA
GAS COMPANY 7973311
2.79 28600000 7600
GAS COMPANY 2300611
825.43 10133300 7600
GAS COMPANY 0930111
126.12 21500690 7600
GAS COMPANY 3388011
28.31 21500500 7600
GAS COMPANY
CHECK
172025 11/19/2025
SERVICE PE 11/17/2025
NATURAL GAS
142025 11/18/2025
SERVICE PE 11/14/2025
NATURAL GAS
142025 11/18/2025
SERVICE PE 11/14/2025
NATURAL GAS
172025 11/19/2025
SERVICE PE 11/17/2025
NATURAL GAS
242104 TOTAL:
12122025
(ACCT# 123 062
12122025
(ACCT #051 525
12122025
(ACCT #154 326
12122025
(ACCT #066 225
7973 3)
2300 6)
0930 1)
3388 0)
8066512032025 12/05/2025 12122025
SERVICE PE 12/3/2025 (ACCT #170 464 8066 5)
150.61 10133300 7600 NATURAL GAS
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
205
City of Rancho Mirage
A/P CASH DISBURSEMENTS JOURNAL
CASH ACCOUNT: 999 1005 CHECKING
CHECK NO CHK DATE TYPE VENDOR NAME
INVOICE
INV DATE PO
CHECK RUN
INVOICE DTL DESC
242106 12/12/2025 PRTD 532 SUNLINE TRANSIT AGENCY
Invoice: INV09320
242107 12/12/2025 PRTD 2824 T -MOBILE USA INC
Invoice: L2511100664
Invoice: L2511200352
Invoice: L2511180709
T -MOBILE USA INC
T -MOBILE USA INC
INV09320
4,763.67 10133000 7612
CHECK
242105 TOTAL:
11/30/2025 20260006 12122025
BUS SHELTER MAINTENANCE 11/2025
MAINTENANCE
NET
1,133.26
4,763.67
CHECK 242106 TOTAL: 4,763.67
L2511100664 11/10/2025 12122025
RIVCO SHERIFF PE 8/26/2025
165.00 10141000 7400 PROFESSIONAL/TECHNICAL
L2511200352 11/20/2025 12122025
RIVCO SHERIFF PE 9/28/2025
50.00 10141000 7400 PROFESSIONAL/TECHNICAL
L2511180709 11/18/2025 12122025
RIVCO SHERIFF PE 10/17/2025
50.00 10141000 7400 PROFESSIONAL/TECHNICAL
242108 12/12/2025 PRTD 315 TOLERANCE EDUCATION CENTER 81606 Invoice: 81606
1,000.00 10157000 7458
242109 12/12/2025 PRTD 2881 WELTYS ENTERPRISES, INC 25-75946 Invoice: 25-75946
277.11 24281000 7910
165.00
50.00 50.00
CHECK 242107 TOTAL: 265.00
12/08/2025 12122025
SUPPORT FOR NON-PROFIT
SUPPORT FOR NON -PROFITS
CHECK 242108 TOTAL:
12/10/2025 12122025
POSTERS FOR WRITERS GUILD
FOUNDATION - PROGRAMS
NUMBER OF CHECKS 76
TOTAL PRINTED CHECKS
TOTAL EFT'S
CHECK 242109 TOTAL:
CASH ACCOUNT TOTAL
COUNT AMOUNT
44 250,006.03
32 896,383.32
1,000.00
1,000.00
277.11
277.11
1,146,389.35
GRAND TOTAL 1,146,389.35
Report generated: 12/11/2025 11:40
user: alexanderh
Program ID: apcshdsb
206
City Council Staff Report
Environmental Assessment Case No. EA21-0002, General Plan Zoning Map Amendment Case No.
GPZMA21-0001, Development Agreement Amendment Case No. DA21-0002, Major Modification Case No.
MOD21-0004, & Tentative Parcel Map Case Number TPM23-0002 (TPM38768) - Ritz Carlton Rancho Mirage.
Applicant: Kam Sang Company on Behalf of Newage Rancho Mirage LLC/ Ritz Carlton. Consideration to Construct the Ritz Carlton Residences which is a Modification to Previously Approved Entitlements Consisting of 106 Condo Units; Event Space and Room for Amenities; Subterranean Parking Structure; and Additional Residential Parking Spaces. Additionally, a Newly Proposed Sky Mesa Recreational Area will Include a Restaurant, Additional Lawn Event Space and Pool Area. The 35.07 Acre Project Site (Excluding Previously Approved Tennis Villas Site (7.96 Acres on APN: 689-330-011)) Occurs Along Frank Sinatra Drive (68900 Frank Sinatra Drive) Approximately 0.85 Miles Southwest of the Intersection with Highway 111 Within the City of Rancho Mirage (APNs: 689-330-026, -028, -031, -032, -034; 689-020-012, -014; & 689-331-001, -018)
DATE
ITEM #
December 18, 2025
PUBLIC HEARINGS - 6A.
Presented To
Presented By
Mayor and City Council
Ben Torres, Planning Manager
RECOMMENDED ACTION
1. Adopt Resolution No. 2025 -(Next -in -Order), Approving the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH# 2024030267) for the Proposed Project Based on Environmental Assessment Case No. EA21-0002;
2. Adopt Resolution No. 2025 -(Next -in -Order), Approving General Plan Zoning Map Amendment (GPZMA21- 0001), Tentative Parcel Map Case No. TPM23-0002, & Major Modification Case No. MOD21-0004; and
3. Introduce Ordinance No. (Next -in -Order), 1st Reading, Approving Development Agreement Amendment (DA21-0002).
DISCUSSION
Background and Request
On August 3, 2006 the City approved Environmental Impact Report Case No. EIR06001, Tentative Tract Map No. 34640, and Preliminary Development Plan Case No. PDP06001. On September 30, 2006 the City Entered into a 9th Development Agreement Amendment. This project consisted of renovating the existing three story Ritz Carlton hotel and adding four additional guest rooms (244 total rooms), a 50,647 Spa Building with additional Spa Suites, T -Wing Building with 54 units ranging in size from 1 to 3 bedrooms (location of current Building A-1), Hotel Villas with 57 two story units ranging in size from 2 to 4 bedrooms (location of current Buildings B-1 to B-15), and 25 (with a total of 49 keys) one and two story Hotel Villas on the former tennis site (located west of the existing Ritz Carlton Hotel). The Tennis Villas ranged in size from one bedroom (1,228 square feet) to three bedrooms (2,705 square feet).
207
The hotel renovations and Spa Building (constructed in 2015) were completed as part of the 2006 entitlements.
Although the 14 tennis courts, basketball court, sand volleyball court, small building, and associated improvements on the 7.96 -acre Tennis Villas site were demolished. No modifications are proposed to the Tennis Villas, and they are not part of the current Major Modification application. The project site for the T -Wing Building and Hotel Villas (111 units in total as approved with 2006 entitlements) was partially graded but construction never occurred, this portion of the project site is part of the subject Major Modification (which now includes 106 units, event space, and subterranean parking). A detailed description of the project site background is included in the Planning Commission staff report (Attachment 1).
The applicant, Kam Sang Company on Behalf of Newage Rancho Mirage LLC/Ritz Carlton, is requesting approval of 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. EA21-0002 (the "EA"): The EA will analyze the project's impacts to the environment.
• General Plan Zoning Map Amendment Case No. GPZMA21-0001 (the "GPZMA"): The GPZMA will amend the projects General Plan and Zoning designation from Mountain Reserve (MR) to Resort Hotel for the projects Sky Mesa Recreational Area (3.88 acres).
• Development Agreement Amendment Case No. DA21-0002 (the "DA": The DA Amendment proposes a 10th amendment to the Development Agreement updating terms and expectations for the proposed project and contains terms for previous entitlements (Tennis Villas, Spa Suites, & existing Ritz Carlton Hotel). • Tentative Parcel Map No. TPM23-0002 (TPM38768) (the "TPM"): The TPM will establish three parcels (excluding Sky Mesa recreational area), with Parcel 3 of the map containing the 106 condo units (Ritz Carlton Residences).
• Major Modification Case No. MOD21-0004: The MOD shows the modifications to the prior 2006 entitlements by providing updated engineering, architectural, and landscaping plans for review and also includes new development with the Sky Mesa recreational area.
Project Summary
The proposal is a consideration of the Ritz Carlton residences, which is a modification to previously approved entitlements, consisting of 106 condo units; event space and room for amenities; subterranean parking structure; and additional residential parking spaces. The previously approved entitlement consisted of 111 condo units.
Additionally, the Sky Mesa recreational area will include a restaurant, additional lawn event space and pool area.
As part of the proposed project, a General Plan Zoning Map Amendment is proposed to amend the Mountain Reserve (MR) designation for the project's Sky Mesa Recreational area to Resort Hotel (Rs -H) on approximately
3.88 acres (APNs: 689-020-012 & 689-020-014). A Tentative Parcel Map (TPM38768) proposes to establish three parcels (excluding Sky Mesa area) with Parcel 3 of the map containing condo units (Ritz Carlton residences).
Lastly, a 10th Amendment to the existing Development Agreement with Newage Rancho Mirage, LLC (the "10th Amendment") is proposed. Please note that the proposed project (excluding Sky Mesa) is a modification to the originally approved 2006 project entitlements that included residential villas and condominiums.
DEVELOPMENT AGREEMENT AMENDMENT (DA21-0002)
In California, cities are allowed to enter into development agreements with any person(s) or entity(ies) having a legal or equitable interest in real property for the development of property in order to establish certain development rights in the real property.
A development agreement is intended to provide assurances to the developer that an approved project may proceed subject to the policies, rules, regulations, and conditions of approval applicable to the project at the time of approval, regardless of any changes to the City's policies, rules, and regulations after the project approval. This is in exchange for assurances that the City will receive certain payment of fees, the installation of certain unfractured, and other benefits the City cannot otherwise unilaterally impose as conditions of approval of the project outside the context of a negotiated development agreement. Development agreements basically eliminate a lot of uncertainty in planning, secure orderly development of the projects, assures progressive installation of improvements and provides the least economic cost to its residents.
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The 10th Development Agreement Amendment for the proposed project is necessary to update the terms for project site and to incorporate the modifications to previously approved entitlements that are part of the current request. It is very important to note that a condo -hotel is not a timeshare project, since the ownership of a condo -hotel unit constitutes an interest (ownership) in real property, whereas ownership of a timeshare unit constitutes an interest in a share of time in a timeshare unit.
Pursuant to Section 17.30.095 of the RMMC, the development standards applicable to resort hotels apply to condo -hotel units projects, unless otherwise provided by a development agreement. Under the proposed Development Agreement, the future owners of the condo hotel units detailed in the Development Agreement Amendment would be allowed to occupy the unit for a period not to exceed six (6) months (consecutive or non- consecutive) per calendar year. An owner can rent the unit for additional personal occupancy provided that transient occupancy taxes are paid for each day the owner occupies the unit beyond the allowable occupancy period. When the unit is not occupied by the owner it shall be made available for transient rentals to the general public. The Ritz Carlton hotel will manage all condo hotel rentals, per Section 7 of the Development Agreement Amendment. The term of the Development Agreement Amendment is 10 years and that will only apply to the project, not the financial terms listed in the agreement.
The City Attorney Independent Analysis on the Development Agreement Amendment Ordinance is included in the Planning Commission Staff Report (Attachment 1).
Planning Commission
On January 9, 2025, the Planning Commission conducted a duly noticed public hearing to consider the proposed project. Staff presented the highlights of the proposed project, and multiple public comments were received during the public hearing. As summarized in the meeting minutes attached to this report, the Commissioners asked questions which the staff addressed. After due consideration of the staff report and public testimony, the Planning Commission made the following motion.
MOVED/SECONDED BY CURRAN/BRYANT TO ADOPT RESOLUTION NO. 2025 -PC -02 RECOMMENDING THAT THE CITY COUNCIL TAKE THE FOLLOWING ACTIONS:
1. ADOPT RESOLUTION NO. 2025 -(NEXT -IN -ORDER), APPROVING THE MITIGATION MONITORING AND REPORTING PROGRAM AND MITIGATED NEGATIVE DECLARATION (SCH# 2024030267) FOR THE PROPOSED PROJECT BASED ON ENVIRONMENTAL ASSESSMENT CASE NO. EA21-0002.
2. ADOPT RESOLUTION NO. 2025 -(NEXT -IN -ORDER), APPROVING GENERAL PLAN ZONING MAP AMENDMENT (GPZMA21-0001), TENTATIVE PARCEL MAP CASE NO. TPM23-0002, & MAJOR MODIFICATION CASE NO. MOD21-0004.
3. INTRODUCE AND ADOPT ORDINANCE (NEXT -IN -ORDER), APPROVING DEVELOPMENT AGREEMENT AMENDMENT (DA21-0002).
MOTION CARRIED 4/1 with Commissioner Grey Abstained.
Planning Commission's findings, determinations and actions are based on contents of the 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 Planning Commission's consideration of the item; testimony and/or comments from the applicant and its representatives submitted or provided at, or prior to the Planning Commission's consideration of the item, if any; and testimony and/or comments from all persons that were provided in written format, or correspondence, at, or prior to, the Planning Commission's consideration of the item, including without limitation public comments made at the meeting.
After the Planning Commission meeting the project applicant prepared a response to the comment letters received for the public hearing (Attachment 16).
Environmental Determination
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 Air Quality, Biological Resources, Cultural Resources, Noise, Transportation/Traffic, & 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.
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The Initial Study/Mitigated Negative Declaration was first circulated for public review for a 30 -day review period starting on March 11, 2024 to April 9, 2024, and the City received four comment letters. After reviewing the comments received on the March 2024 IS/MND, the City determined that the air quality needed additional study. As specifically requested in one of the comment letters a Health Risk Assessment (HRA) was prepared to analyze the project's potential to expose sensitive receptors to substantial pollutant concentrations. The results of this HRA concluded that with additional mitigation the impacts are less than significant. Revisions were also made to mitigation measures MM-BIO-1 through MM-BIO-3 in response to comments made from the California Department of Fish and Wildlife (CDFW), and MM-CUL-1 in response to comments from Agua Caliente Band of Cahuilla Indians. These changes merely clarified or amplified information already found in the March 2024 IS/MND, and did not raise important new issues about significant effects on the environment. While the City is not required to respond to comments, 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.
A Notice of Intent to Adopt a Mitigated Negative Declaration was published in the Desert Sun on July 21, 2024, and distributed to interested parties. A 30 -day public review period for the revised Draft Mitigated Negative Declaration commenced on Monday, July 22, 2024, and ended on Tuesday, August 20, 2024. During the second public review period, the City received four additional comment letters. A Noise Memorandum has been prepared to update the construction noise analysis using the FHWA RCNM model, and to include jackhammers, trucks, and vibratory rollers. Revisions were also made to mitigation measures MM-CUL-1 in response to additional comments from Agua Caliente Band of Cahuilla Indians. These changes do not raise important new issues about significant effects on the environment. Revisions are presented in strikeout/underline format in the Final IS/MND. A draft revised IS/MND with the requested mitigation measures has been included as Attachment 4.
AB 52 & SB 18 Tribal Consultation:
The City initiated tribal consultation in accordance with Assembly Bill 52 (AB 52) and Senate Bill 18 (SB 18) on November 21, 2021, with contacts for twenty-three (23) tribes and representatives provided by the Native American Heritage Commission (NAHC) notifying them of the proposed project. The City received three comment letters:
• The Quechan Indian Tribe responded on December 1, 2021, deferring to other tribes. • The Morongo Band of Mission Indians responded on January 26, 2022, indicating that the proposed project is not located within their traditionally affiliated boundaries and encouraged consultation with other tribes. • The Agua Caliente Band of Cahuilla Indians (ACBCI) responded on January 24, 2022, requested formal consultation under AB 52. The City engaged in government to government consultation with ACBCI concerning tribal cultural resources. On March 1, 2022, ACBCI sent a letter to the City stating that their concerns have been addressed and formally concluded consultation.
No additional correspondence or requests for formal consultation were received and the SB 18 and AB 52 noticing period was concluded.
Noticing Requirement
RMMC Section 17.74.020, Hearing and notice, requires that all property owners, as shown on the county's latest equalized assessment roll, within a 500 -foot radius of the boundaries of the subject parcel(s) be notified of matters requiring a public hearing. If the number of property owners to whom the notice would be mailed is less than 25, then the mailing radius is required to be increased to 1,000 feet as measured from the exterior boundaries of the subject parcel.
On December 3, 2025, public hearing notices were mailed to property owners within a 500 -foot radius of the parcel boundary and posted at the City's designated community posting sites pursuant to the requirements of RMMC Chapter 17.74. Notification of the public hearing was published in The Desert Sun newspaper on December 7, 2025.
All written public comments related to the City Council's review of the proposed project received prior to the publication of this agenda packet, including any comments received for consideration of the Planning Commission, have been attached as Attachment 17; any oral testimony or comments made, including those by Developer, it's representatives, or public, if any, can be found on the video recording of the meeting on the city's website and were reviewed by the City Council prior to City Council's consideration of the item. All items were made publicly available at the same time as they were made available to a majority of the council in accordance with the Brown Act. 210
Attachments
Attachment 1 - 01/09/2025 PC Staff Report with Conditions of Approval Attachment 2 - Aerial
Attachment 3 - Public Hearing Notice
Attachment 4 PART 1 - Final Initial Study / Mitigated Negative Declaration Attachment 4 PART 2 - Final Initial Study / Mitigated Negative Declaration Attachment 5 - Draft Notice of Determination
Attachment 6 - 01/09/2025 PC Meeting Minutes
Attachment 7 - 02/27/2023 & 03/27/2023 ARB Meeting Minutes Attachment 8 - Draft Development Agreement Amendment
Attachment 9 - PC Resolution No 2025 -PC -02
Attachment 10 - Draft CC Resolution MND & MMRP
Attachment 11 - Draft CC Resolution GPZMA, TPM, & MOD
Attachment 12 - Draft Ordinance Development Agreement Amendment Attachment 13 - General Plan Zoning Map Amendment Exhibit Attachment 14 - Tentative Parcel Map
Attachment 15 - Major Modification Exhibit Booklet
Attachment 16 - Response to PC Comment Letters
Attachment 17 - Public Comments
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ATTACHMENT 1
TO:
FROM:
SUBJECT:
CITY OF ROC
STAFF REPORT
Planning Commission DATE: January 9, 2025
Ben Torres, Planning Manager
Colin Kirkpatrick, City Attorney
Environmental Assessment Case No. EA21-0002, General Plan Zoning Map Amendment Case No. GPZMA21-0001, Development Agreement Amendment Case No. DA21-0002, Major Modification Case No. MOD21-0004, & Tentative Parcel Map Case Number TPM23-0002 (TPM38768) — Ritz Carlton Rancho Mirage
SPECIFIC REQUEST OR RECOMMENDATION
Staff recommends that the Planning Commission adopt Resolution No. 2025 -(Next -in -Order), recommending that the City Council take the following actions:
a) Adopt Resolution No. 2025 -(Next -in -Order), approving the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH# 2024030267) for the Proposed Project based on Environmental Assessment Case No. EA21-0002; b) Adopt Resolution No. 2025 -(Next -in -Order), approving General Plan Zoning Map Amendment (GPZMA21-0001), Tentative Parcel Map Case No. TPM23-0002, & Major Modification Case No. MOD21-0004.
c) Introduce and adopt Ordinance (Next -In -Order), approving Development Agreement Amendment (DA21-0002).
ATTACHMENTS:
1. Aerial
2. Public Hearing Notice
3. Final Initial Study / Mitigated Negative Declaration
4. Draft Notice of Determination
5. ARB Minutes dated February 27, 2023 & March 27, 2023
6. Draft Development Agreement Amendment
7. Planning Commission Resolution recommending that the City Council Approve a Mitigated Negative Declaration, General Plan Zoning Map Amendment, Development Agreement, Tentative Parcel Map, and Major Modification for the Ritz Carlton project.
8. Draft resolution of the City Council approving and adopting the Mitigation Monitoring and Planning Commission Staff Report AGENDA ITEM #
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Reporting Program and Mitigated Negative Declaration (SCH#2024030267) for the Proposed Project based on Environmental Assessment Case No. EA21-0002.
9. Draft resolution of the City Council approving the proposed General Plan Zoning Map Amendment Case No. GPZMA21-0001, Tentative Parcel Map Case No. TPM23-0002 (TPM38768) and Major Modification Case No. MOD21-0004.
10. Draft Ordinance of the City Council approving Development Agreement Amendment Case No. DA21-0002.
11. General Plan Zoning Map Amendment (GPZMA21-0001) Exhibit
12. Tentative Parcel Map No. TPM23-0002 (TPM38768)
13. Major Modification Exhibit Booklet
14. Public Comments
FACT/STATISTICS
1. Applicant:
2. Purpose of Request:
3. Location:
Kam Sang Company on behalf of Newage Rancho
Mirage LLC/ Ritz Carlton
Consideration to construct the Ritz Carlton residences
which is a modification to previously approved
entitlements consisting of 106 condo units; event space and room for amenities; subterranean parking structure; and additional residential parking spaces. Additionally, the Sky Mesa recreational area will include a restaurant, additional lawn event space and pool area. As part of the proposed project, a General Plan Zoning Map
Amendment is proposed to amend the Mountain
Reserve (MR) designation for the project's Sky Mesa
Recreational area to Resort Hotel (Rs -H) on
approximately 3.88 acres (APNs: 689-020-012 & 689-
020-014). A Tentative Parcel Map (TPM38768)
proposes to establish three parcels (excluding Sky Mesa area) with Parcel 3 of the map containing condo units
(Ritz Carlton residences). A Major Modification is
proposed for modifications to the prior 2006 entitlements by providing updated engineering, architectural, and
landscaping plans for review and also includes new
development with the Sky Mesa recreational area.
Lastly, a 10th Amendment to the existing Development
Agreement with Newage Rancho Mirage, LLC (the "10th
Amendment") is proposed. Please note that the
proposed project (excluding Sky Mesa) is a modification to the originally approved 2006 project entitlements that included residential villas and condominiums.
The project site (68900 Frank Sinatra Drive) occurs
along Frank Sinatra Drive approximately 0.85 miles
southwest of the intersection with Highway 111 within the Planning Commission Staff Report AGENDA ITEM #
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4. Parcel Size:
5. Existing Streets:
6. Existing Land Use:
7. Proposed Land Use:
8. Surrounding Land Use:
8. Environmental Information:
9. Date Staff Deemed
Application Complete:
City of Rancho Mirage (APNs: 689-330-026, -028, -031,
-032, -034; 689-020-012, -014; & 689-331-001, -018).
35.07 acres (excluding previously approved Tennis
Villas Site 7.96 acres on APN:689-330-011)
Frank Sinatra Drive
Resort Hotel (Rs -H) and Mountain Reserve (MR)
Resort Hotel (Rs -H)
West: Resort Hotel (Rs -H), Medium Density Residential, Very Low Density Residential (R -L-2), & Mountain
Reserve (MR); North: Resort Hotel (Rs -H), Medium
Density Residential (R -M), & Mountain Reserve (MR);
South: Resort Hotel (Rs -H), Very Low Density
Residential (R -L-2), & Mountain Reserve (MR) ; East:
Mountain Reserve (MR) & Medium Density Residential
(R -M)
The recommendation is to adopt a Mitigated Negative
Declaration (SCH#2024030267) for the Proposed
Project based on Environmental Assessment Case No.
EA24-0001 pursuant to the California Environmental
Quality Act (CEQA) Section 15074.
December 20, 2024
PROJECT SUMMARY
Consideration of the Ritz Carlton residences, which is a modification to previously approved entitlements, consisting of 106 condo units; event space and room for amenities; subterranean parking structure; and additional residential parking spaces. The previously approved entitlement consisted of 111 condo units. Additionally, the Sky Mesa recreational area will include a restaurant, additional lawn event space and pool area. As part of the proposed project, a General Plan Zoning Map Amendment is proposed to amend the Mountain Reserve (MR) designation for the project's Sky Mesa Recreational area to Resort Hotel (Rs -H) on approximately 3.88 acres (APNs: 689-020-012 & 689-020-014). A Tentative Parcel Map (TPM38768) proposes to establish three parcels (excluding Sky Mesa area) with Parcel 3 of the map containing condo units (Ritz Carlton residences). Lastly, a 10th Amendment to the existing Development Agreement with Newage Rancho Mirage, LLC (the "10th Amendment") is proposed. Please note that the proposed project (excluding Sky Mesa) is a modification to the originally approved 2006 project entitlements that included residential villas and condominiums.
PROJECT ENTITLEMENT
Given the 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." Planning Commission Staff Report AGENDA ITEM #
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- Environmental Assessment Case No. EA21-0002 (the "EA"): The EA will analyze the project's impacts to the environment.
- General Plan Zoning Map Amendment Case No. GPZMA21-0001 (the "GPZMA"): The GPZMA will amend the projects General Plan and Zoning designation from Mountain Reserve (MR) to Resort Hotel for the projects Sky Mesa Recreational Area (3.88 acres). - Development Agreement Amendment Case No. DA21-0002 (the "DA": The DA Amendment proposes a 10th amendment to the Development Agreement updating terms and expectations for the proposed project and contains terms for previous entitlements (Tennis Villas, Spa Suites, & existing Ritz Carlton Hotel). - Tentative Parcel Map No. TPM23-0002 (TPM38768) (the "TPM"): The TPM will establish three parcels (excluding Sky Mesa recreational area), with Parcel 3 of the map containing the 106 condo units (Ritz Carlton Residences).
- Major Modification Case No. MOD21-0004: The MOD shows the modifications to the prior 2006 entitlements by providing updated engineering, architectural, and landscaping plans for review and also includes new development with the Sky Mesa recreational area.
The Initial Study is the environmental assessment (EA) of the potential environmental impacts for the project as a whole. City completed the Initial Study and based on the environmental assessment, recommends adoption of a Mitigated Negative Declaration in accordance with CEQA and CEEQA Guidelines. This is the first application in the entitlement package because the environmental assessment, Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (which is a program for monitoring and reporting on the proposed project's mitigation measures) and provides the support and justification (from an environmental perspective) for considering the project's entitlements. Additionally, before approving a project, the Planning Commission and City Council (as "lead agency" under CEQA) must consider the proposed declaration along with any public comments. Should the City desire to approve the proposed project, the General Plan Zoning Map Amendment (GPZMA) must be approved to change the land use designation for 3.88 acre of the Sky Mesa recreational area project site to Resort Hotel (Rs -H) to match the rest of the project site, to allow for the proposed uses. The Development Agreement Amendment provides updated terms for past entitlements and current modifications to the project's already established Development Agreement (10th Amendment).
The Tentative Parcel Map for condominium purposes to establish three parcels, and parcel three contains 106 condo units. The Major Modification would allow updates to the 2006 entitlements and allows for the development of the Sky Mesa Recreational Area (not part of 2006 entitlements).
BACKGROUND AND EXISTING CONDITIONS
In 1980, Federated Development Company submitted a master plan and associated Environmental Impact Report (EIR) for the subject property, in addition to the adjacent residential communities proposing the development of residential units, commercial and office space, and a restaurant and sports club. The EIR was certified in April 1981.
Federated Development entered into a Development Agreement (original DA) for the subject property in August of 1983. The original DA addressed the concurrent approval of a "Conceptual Planning Commission Staff Report AGENDA ITEM #
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Land Use Approval" (Land Use Case 83-P-145). Nine (9) subsequent amendments have been made to the original DA (a Tenth Amendment is proposed as part of this entitlement package).
The City subsequently permitted the Ritz -Carlton Hotel (formerly known as the Lodge Hotel) and the Mirada Estates Phase I project and development of portions of the project began in 1986.
In 1991, MCO Properties acquired the Villas site, consisting of approximately 15 acres, located between the existing Lodge Hotel and Phase I of the Mirada Estates residential development, and agreed to develop it. Under the Development Agreement (DA), the site was originally entitled to construct 169 residential units at a density of about 11.5 units per acre. Two-story development was approved, in principal, for the Villas project, in accordance with existing entitlements and zoning; however, the exact type of development had not at that time been determined.
In 2000 the City and MCO Properties entered into a Memorandum of Understanding that recognized four separate planning areas. One of these planning areas, the "Villas Site," is within the boundaries of the subject project, and was designated for hotel villa -condominium development. The City approved the Subsequent EIR for development of the Mirada property, including the Villa Site, in October 2000. That approval and the resulting Eighth Amendment (approved on March 19, 2005) to the original DA established a right to develop 138 hotel villas (reduced from 169 units), up to two stories in height, on the Villas Site.
GenLB-Rancho LLC, acquired the hotel, tennis complex and Villas site in 2005. On August 3, 2006 the City approved Environmental Impact Report Case No. EIR06001, Tentative Tract Map No. 34640, and Preliminary Development Plan Case No. PDP06001. On September 30, 2006 the City Entered into a 9th Development Agreement Amendment. This project consisted of renovating the existing three story Ritz Carlton hotel and adding four additional guest rooms (244 total rooms), a 50,647 Spa Building with additional Spa Suites, T -Wing Building with 54 units ranging in size from 1 to 3 bedrooms (location of current Building A-1), Hotel Villas with 57 two story units ranging in size from 2 to 4 bedrooms (location of current Buildings B-1 to B-15), and 25 (with a total of 49 keys) one and two story Hotel Villas on the former tennis site (located west of the existing Ritz Carlton Hotel). The Tennis Villas ranged in size from one bedroom (1,228 square feet) to three bedrooms (2,705 square feet).
The hotel renovations and Spa Building (constructed in 2015) were completed as part of the 2006 entitlements. Although the 14 tennis courts, basketball court, sand volleyball court, small building, and associated improvements on the 7.96 -acre Tennis Villas site were demolished, construction of the Tennis Villas never occurred but the entitlements remain valid. No modifications are proposed to the Tennis Villas, and they are not part of the current Major Modification application. The project site for the T -Wing Building and Hotel Villas (111 units in total as approved with 2006 entitlements) was partially graded but construction never occurred, this portion of the project site is part of the subject Major Modification (which now includes 106 units, event space, and subterranean parking).
Subject Site and Surrounding General Plan, Zoning, and Land Uses The boundaries of the project are delineated by vacant land part of the Santa Rosa Mountains, and residential subdivisions as further detailed below:
Planning Commission Staff Report AGENDA ITEM #
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General Plan and Zoning Designation
Land Use
Project Site
Resort Hotel (Rs -H) and Mountain
Reserve (MR,
Ritz Carlton Hotel and Vacant Land
North
Resort Hotel (Rs -H), Medium Density
Residential (R -M), & Mountain Reserve
(MR)
Villas at Mirada and Vacant Land (Santa
Rosa Mountains)
East
Mountain Reserve (MR) & Medium
Density Residential (R -M`
Vacant Land (Santa Rosa Mountains)
West
Resort Hotel (Rs -H), Medium Density
Residential, Very Low Density Residential
(R -L-2), & Mountain Reserve (MR)
Mirada, Villas at Mirada, and Vacant Land
(Santa Rosa Mountains)
South
Resort Hotel (Rs -H), Very Low Density
Residential (R -L-2), & Mountain Reserve
(MR)
Mirada and Vacant Land (Santa Rosa
Mountains)
GENERAL PLAN ZONING MAP AMENDMENT
The existing General Plan and Zoning designation of the project site is Resort Hotel (Rs -H) and Mountain Reserve (MR). Only 3.88 acres (two parcels) of the project site for the proposed Sky Mesa recreational area are currently designated Mountain Reserve. This proposed change will align with the rest of the Ritz Carlton property, which is designated as Resort Hotel (Rs -H), to allow for the proposed uses delineated in the entitlement package.
The proposed condo hotel units are located on the Rs -H zoned property and therefore consistent with the General Plan designation. This designation allows for the development of hotels and destination resorts with limited, ancillary commercial uses, such as spas, recreational facilities, restaurants, lounges, and small retail shops that directly support the primary use.
The Sky Mesa recreation area is located on 3.88 acres of the MR zoned portion of the project site. Uses in the MR zone are limited to recreational activities, such as hiking or equestrian and non -motorized bike trails.. Vehicular access is not permitted in this designation.. As part of the proposed project, the applicant is proposing an amendment to the City's General Plan Zoning Map that would expand the Resort Hotel (Rs -H) designation and zoning to encompass the Sky Mesa portion of the site, which has been privately owned property and not public land. The proposed project would not result in any significant impacts to biological resources related to the Sky Mesa recreational area or project as a whole with implementation of mitigation measures.
In addition, development within the Sky Mesa recreational area is limited to 6,966 square feet which includes a 6,273 square foot restaurant built into the mountain area to minimize visual impacts and a 693 square foot restroom building. In total buildings within the Sky Mesa recreational area make up less than four (4) percent of the 3.88 acres allocated to the Sky Mesa recreational area. The majority of the area (96%) will be dedicated to recreation uses and open space, which is compatible with the Mountain Reserve (MR) zone.
Per the description of allowable uses outlined above, the Sky Mesa Recreation Area would be consistent with Rs -H zone. With approval and adoption of the zone change by City Council, the proposed project would not conflict with the City's General Plan with regard to allowable land uses. The project site is surrounded open space to the north, northeast, east, and west and Planning Commission Staff Report AGENDA ITEM #
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residential to the south and northwest. Additionally, the existing Ritz Carlton Resort is located directly north of the site proposed for the Ritz Carlton residences and directly west of the site proposed for the Sky Mesa Recreation Area. As such, the project's proposed uses would be compatible with nearby land uses.
The General Plan, Land Use Element contains several goals applicable to the proposed project, including providing a resort residential community of desirable neighborhoods, a variety of community facilities, and high -quality development, meeting the City's future needs by providing high -quality commercial land uses distributed throughout Rancho Mirage, preserving the scenic viewsheds from adjoining properties and public rights -of -ways, and utilizing flexible development policies to provide quality amenities within open space. The proposed project would place residential suites, hotel villas, event space, commercial, and amenity space on a previously disturbed site with similar surrounding land uses. The Sky Mesa recreational area has always been privately owned and prior to it being sold to the current owner (Newage Rancho Mirage) it was owned by Federated Dev LLC, the original developer from the 1980's. The Sky Mesa recreational area is currently vacant, with a portion that has been partially graded in the past.
The proposed project would include high quality design for resort living, quality commercial uses, and open space amenities while preserving existing viewsheds and scenic resources.
In addition, this GPZMA will help achieve and/or establish the framework for implementation of Goals, Policies and Programs within the Land Use Element of the City's General Plan.
Land Use Goals & Policies
• GOAL LU 1: A resort residential community of desirable neighborhoods, a variety of community facilities, and high -quality development.
Response: The project expands the resort to include condo- hotel units that are aligned with high quality development and The Ritz brand of hotels; essentially creating the definition of a "resort residential community". The modification also includes additional open space. As detailed above, minimal development is proposed as part of the Sky Mesa recreational area with only a 6,273 square foot restaurant that will be built within the mountain area so visual impacts will be minimized and a 693 square foot restroom building. All other improvements will be recreation related and will blend in with the surrounding environment and adding beneficial open space to the resort.
• 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.
Response: The modification includes improvements to the original entitlements, such as additional parking and more open space, which creates even more of a balanced mix of functionally integrated uses to the site. The site will include the existing resort hotel, condo -uses and open space with small restaurant. The condo -hotel use provides an appropriate buffer to the residential homes surrounding the hotel. The project proposes an amendment to the existing General Plan Zoning Map to change the land use and zoning from Mountain Reserve (MR) to Planning Commission Staff Report AGENDA ITEM #
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Resort Hotel (Rs -H) for 3.88 acres to allow for the development of the Sky Mesa recreational area. The rest of the project site has a land use designation of Resort Hotel (Rs -H). The Sky Mesa recreational area will provide some commercial space with the 6,273 square foot restaurant development, but will be primarily dedicated to recreational uses. In total buildings within the Sky Mesa recreational area make up less than four (4) percent of the 3.88 acres allocated to the Sky Mesa recreational area. Most of the area (96%) will be dedicated to recreation uses and open space, which is compatible with the both the Resort Hotel (Rs -H) and surrounding Mountain Reserve (MR) zone.
• Policy LU 2.6: The City shall ensure privacy and safety for residential neighborhoods by providing adequate buffering and screening, particularly where neighborhoods adjoin or are integrated with commercial developments.
Response: The site will include the existing resort hotel, condo -uses and open space with a small restaurant. The condo -hotel use provides an appropriate buffer to the residential homes surrounding the hotel. Minimal development is proposed as part of the Sky Mesa recreational area with only a 6,273 square foot restaurant that will be built within the mountain area so visual impacts will be minimized and a 693 square foot restroom building. All other improvements will be recreation -related and will blend in with the surrounding environment. The Sky Mesa area is located approximately 600 feet away from the closest residential property to the south and its design will provide high quality development. In total, buildings within the Sky Mesa recreational area make up less than four (4) percent of the 3.88 acres allocated to the Sky Mesa recreational area. Most of the area (96%) will be dedicated to recreation uses and open space, which is compatible with the Mountain Reserve (MR) zone. The closest buildings next to existing Mirada community are the projects Hotel Villas (Buildings B-1 to B-15); these buildings will operate as condo hotel units. The maximum height of these buildings is 32'-7". For reference the closest home located within Mirada to Building B-6 has a pad elevation of 674' which is 24' higher than the finished floor of Building B-6. The elevation difference between Mirada and the project site buildings is reduced the closer to Frank Sinatra Drive a particular building is measured from. In addition, the project has a minimum 50 -foot setback from all exterior property lines, ensuring privacy and safety for residential neighborhoods.
• POLICY LU 2.7 The Economic Development Division shall actively pursue opportunities to attract high -quality retail commercial establishments and resort hotels in Rancho Mirage.
Response: The overall project proposes modifications for the construction of the Ritz Carlton residences to the previously approved entitlements. The modification consists of 106 condo hotel units (previously 111); event space and room for amenities; subterranean parking structure; and additional parking spaces. Additionally, the Sky Mesa recreational area will include a restaurant, additional lawn event space and pool area. The project also includes a 10th Amendment to the existing Development Agreement with Newage Rancho Mirage, LLC (the "10th Amendment"), which sets the terms for Transient Occupancy Tax for the proposed 106 condo hotel units.
Overall, the newly proposed additions will provide high quality development to the Ritz Carlton property. With the new event space, the Ritz Carlton will be able to host two simultaneous events and have additional capacity for restaurants with the Sky Mesa restaurant.
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• 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.
Response: The overall project proposes modifications for the construction of the Ritz Carlton residences to the previously approved entitlements. The modification consists of 106 condo hotel units (previously 111); event space and room for amenities; subterranean parking structure; and additional parking spaces that are well planned and suitable for the sites. Additionally, the Sky Mesa recreational area will include a restaurant, additional lawn event space and pool area. The Sky Mesa area is located approximately 600 feet away from the closest residential property to the south and its design will provide high quality development. In total buildings within the Sky Mesa recreational area make up less than four (4) percent of the 3.88 acres allocated to the Sky Mesa recreational area. Most of the area (96%) will be dedicated to recreation uses and open space. The closest buildings next to existing Mirada community are the projects Hotel Villas (Buildings B-1 to B-15); these buildings will operate as condo hotel units. The maximum height of these buildings is 32'-7". For reference, the closest home located within Mirada to Building B- 6 has a pad elevation of 674' which is 24' higher than the finished floor of Building B-6. The elevation difference between Mirada and the project site buildings is reduced the closer to Frank Sinatra Drive, a particular building is measured from. In addition, the project has a minimum 50 - foot setback from all exterior property lines. In 1991, MCO Properties acquired the project site where the A-1 and B buildings are located. Under the Development Agreement at the time, the site was originally entitled to construct 169 units at a density of about 11.5 units per acre. The Eighth Amendment (approved on March 19, 2005) to the original DA established a right to develop 138 units (reduced from 169 units), up to two stories in height. On August 3, 2006, the City approved the construction of 111 units. As part of the current request, only 106 condo hotel units are proposed within the same area, that as detailed above at one point allowed up to 169 units.
• GOAL LU 4 High -quality commercial land uses conveniently and appropriately distributed throughout Rancho Mirage, to meet the community's current and future needs and to take full advantage of emerging development and economic opportunities.
Response: The overall project site is primarily designated as Resort Hotel (Rs -H). An amendment is proposed to the existing General Plan Zoning Map to change the designation from Mountain Reserve (MR) to Resort Hotel (Rs -H) for 3.88 acres to allow for the development of the Sky Mesa recreational area. Minimal development is proposed as part of the Sky Mesa recreational area with only a 6,273 square foot restaurant that will be built within the mountain area so visual impacts will be minimized and a 693 square foot restroom building. The Ritz Resort Hotel has maintained high quality development in the City and the proposed project maintains those standards.
• POLICY LU 4.1 The City shall designate sufficient lands to provide revenue to the City and a full range of commercial services to the community and surrounding areas for present and future years.
Response: The overall project site is primarily designated as Resort Hotel (Rs -H). An amendment is proposed to the existing General Plan Zoning Map to change the designation Planning Commission Staff Report AGENDA ITEM #
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from Mountain Reserve (MR) to Resort Hotel (Rs -H) for 3.88 acres to allow for the development of the Sky Mesa recreational area. The Sky Mesa recreational area is proposed with a 6,273 square foot restaurant that will be built within the mountain area so visual impacts will be minimized and a 693 square foot restroom building. All other improvements will be recreation - related and will blend in with the surrounding environment. The project also includes a 10th Amendment to the existing Development Agreement with Newage Rancho Mirage, LLC (the "10th Amendment"), which sets the terms for Transient Occupancy Tax for the proposed 106 condo hotel units. Overall, the newly proposed additions will provide high quality development to the Ritz Carlton property. With the new event space the Ritz Carlton will be able to host two simultaneous events and have additional capacity for restaurants with the Sky Mesa restaurant. • PROGRAM LU 4.1A Periodically review the Land Use Plan to assure sufficient lands are designated for commercial uses to support the needs of the community and surrounding areas in a manner consistent with economic opportunities and the resort residential character of the community.
Response: The overall project site is primarily designated as Resort Hotel (Rs -H). An amendment is proposed to the existing General Plan and Zoning Map to change the designation from Mountain Reserve (MR) to Resort Hotel (Rs -H) for 3.88 acres to allow for the development of the Sky Mesa recreational area. The project also includes a 10th Amendment to the existing Development Agreement with Newage Rancho Mirage, LLC (the "10th Amendment"), which sets the terms for Transient Occupancy Tax for the proposed 106 condo hotel units. Overall, the newly proposed additions will provide high quality development to the Ritz Carlton property. With the new event space the Ritz Carlton will be able to host two simultaneous events and have additional capacity for restaurants with the Sky Mesa restaurant. • PROGRAM LU 7.3A Adopt and implement flexible development policies, standards, and guidelines that encourage quality open space amenities in new residential subdivisions and planned developments. These policies, standards and guidelines shall be incorporated into the City Development Code and other appropriate regulatory documents.
Response: The project proposes an amendment to the existing General Plan and Zoning Map to change the land use and zoning from Mountain Reserve (MR) to Resort Hotel (Rs -H) for 3.88 acres to allow for the development of the Sky Mesa recreational area. As detailed above minimal development is proposed as part of the Sky Mesa recreational area with a 6,273 square foot restaurant that will be built within the mountain area so visual impacts will be minimized and a 693 square foot restroom building. All other improvements will be recreation -related and will blend in with the surrounding environment.
TENTATIVE PARCEL MAP (TPM23-0002)
The Tentative Parcel Map is for condominium purposes to establish three separate parcels for a portion of the Project Site (excluding the Sky Mesa area & Tennis Villas site) that includes Parcel 1 (2.699 acres) for the Spa Suites site which is not being developed with new construction, Parcel 2 (15.995 acres) for the Hotel Site which is not subject to any further Planning Commission Staff Report AGENDA ITEM #
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development, and Parcel 3 (11.873 acres) for the Ritz Carlton Residences (that includes the T - Wing (Building A) and Hotel Villas (B Buildings) for the development of 106 residential condominium units, an event space, a restaurant, a subterranean parking structure, and various amenities including recreational amenities.
CITY ATTORNEY INDEPENDENT ANALYSIS
Since the proposed Project requires the adoption of ordinances approving an amendment to a Statutory Development Agreement, the City Attorney is required to make determinations which address whether the City has the legal authority to adopt said ordinances.
Rancho Mirage Municipal Code Section 1.04.031 (Review And Approval Of Legal Form Of Ordinances By City Attorney) provides that "[n]o ordinance shall be deemed effective unless the City Attorney determines that the City has the authority to adopt the proposed ordinance, that the proposed ordinance is constitutionally valid under the state and federal constitutions, and that the proposed ordinance is consistent with the general powers and purposes of the City, the City's Charter, ordinances approved by the voters, and any applicable federal and/or state laws." Legal Authority
Development Agreement Ordinance
The Development Agreement Statute, as set forth in California Government Code sections 65864 through 65869.5 allows for the vesting of development rights to protect against later changes in planning and zoning regulations. State law permits cities to enter into development agreements with "any person having a legal or equitable interest in real property for the development of the property." See Govt C §65865(a). However, in order to approve the proposed Development Agreement, it must be approved by an ordinance adopted by the City Council.
The proposed Development Agreement amendment may be approved by the City Council if the City Council finds that the provisions of the Development Agreement are consistent with the General Plan, which in this case will be if the City Council ultimately approves the proposed General Plan Zoning Map Amendment. In other words, although development agreements cannot be used to establish land uses not authorized by the zoning ordinance applicable to the property, the subject Development Agreement amendment is contingent upon the City ultimately approving the proposed General Plan Zoning Map Amendment, which together with the Development Agreement amendment and related entitlements will establish the plans, land use regulations, development standards, design guidelines, infrastructure requirements, and implementation programs to guide the development.
Notwithstanding the above, because the decision to enter into a development agreement is a legislative act, the decision of the City Council is not otherwise required to be supported by findings, except for those expressly required by state law (such as the general plan consistency finding) and any local development procedures. See Native Sun/Lyon Communities v City of Escondido (1993) 15 CA4th 892, 910.
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Pursuant to Chapter 17.56 of the Rancho Mirage Municipal Code, the content of a development agreement must address the following: (1) specify the duration of the agreement; (2) specify the allowed uses for the subject property; (3) specify the density/intensity of the allowed uses; (4) describe the maximum height and size of proposed structures by clearly identifying and referring to the documents and exhibits approved; (5) describe the provisions, if any, for reservation or dedication of land for public purposes; (6) describe the provisions, if any, for the protection from either a future growth control ordinance or a future increase in development and/or effect fees; (7) provide for a tiered amendment review procedure; and (8) provide for the possibility of subsequent discovery of health and safety issues like a compelling public necessity (e.g., a new environmental health hazard is discovered), which would necessitate a reconsideration or amendment of the previously approved development agreement.
Moreover, Government Code Section 65868 provides in relevant part that a development agreement may be amended by mutual consent of the parties to the agreement or their successors in interest. Rancho Mirage Municipal Code Section 17.56.060 (Amendment and cancellation of development agreements) further provides that either party to the agreement may propose an amendment and that the procedure and notice requirements for amendment is the same as entering into the agreement. Rancho Mirage Municipal Code Section 17.56.060(C) does not apply in this instance as the City did not initiate the amendment.
It is the independent opinion of the City Attorney that based on the content and findings in the Staff Report and the terms and conditions of the proposed Development Agreement amendment, that the proposed Development Agreement, as amended, conforms with and meets all of the above requirements. In addition, the City Attorney finds and concludes that based on the foregoing, the City Council has the legal authority to adopt the proposed Development Agreement Amendment Ordinance since the proposed ordinance is constitutionally valid under the state and federal constitutions, is consistent with the general powers and purposes of the City, the City's charter, ordinances approved by the voters, and applicable federal and state laws.
DEVELOPMENT AGREEMENT AMENDMENT (DA21-0002)
In California, cities are allowed to enter into development agreements with any person(s) or entity(ies) having a legal or equitable interest in real property for the development of property in order to establish certain development rights in the real property.
A development agreement is intended to provide assurances to the developer that an approved project may proceed subject to the policies, rules, regulations, and conditions of approval applicable to the project at the time of approval, regardless of any changes to the City's policies, rules, and regulations after the project approval. This is in exchange for assurances that the City will receive certain payment of fees, the installation of certain unfractured, and other benefits the City cannot otherwise unilaterally impose as conditions of approval of the project outside the context of a negotiated development agreement. Development agreements basically eliminate a lot of uncertainty in planning, secure orderly development of the projects, assures progressive installation of improvements and provides the least economic cost to its residents.
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The 10th Development Agreement Amendment for the proposed project is necessary to update the terms for project site and to incorporate the modifications to previously approved entitlements that are part of the current request. It is very important to note that a condo -hotel is not a timeshare project, since the ownership of a condo -hotel unit constitutes an interest (ownership) in real property, whereas ownership of a timeshare unit constitutes an interest in a share of time in a timeshare unit.
Pursuant to Section 17.30.095 of the RMMC, the development standards applicable to resort hotels apply to condo -hotel units projects, unless otherwise provided by a development agreement. Under the proposed Development Agreement, the future owners of the condo hotel units detailed in the Development Agreement Amendment would be allowed to occupy the unit for a period not to exceed six (6) months (consecutive or non-consecutive) per calendar year.
An owner can rent the unit for additional personal occupancy provided that transient occupancy taxes are paid for each day the owner occupies the unit beyond the allowable occupancy period.
When the unit is not occupied by the owner it shall be made available for transient rentals to the general public. The Ritz Carlton hotel will manage all condo hotel rentals, per Section 7 of the Development Agreement Amendment. The term of the Development Agreement Amendment is 10 years and that will only apply to the project, not the financial terms listed in the agreement.
Per RMMC Section 17.30.095, the following provisions are required in development agreements:
RMMC Requirement
Development Agreement
Development Standards. The developmentThe
standards applicable to resort hotels shall apply
to all condo -hotel projects unless otherwise
provided in this chapter or pursuant to a
development agreement.
project is consistent with this provision.
Conversions. No existing hotel room or existingThe
hotel facility or structure shall be converted toMajor
condo -hotel status unless otherwise permittedthere
pursuant to a development agreement.
proposed 106 condo hotel units (part of
Modification) are a new development and
are no existing hotel rooms or hotel
facilities that are being converted to condo -hotel
status. The Development Agreement
Amendment does list terms for the 16 Spa
Suites and 25 Tennis Villas.
The number of units of a condo -hotel projectOverall
that may be condo -hotel units shall be limited toincluding no more than ten percent of the project's totalone
sum of condo -hotel units and hotel roomsand
combined unless otherwise permitted pursuantwith
to a development agreement.
the Ritz Carlton property at build out
past active entitlements will consist of
hundred forty seven (147) condo -hotel units
two hundred forty four (244) hotel rooms,
the number of condo -hotel units
constituting thirty eight percent (38%) of the
total sum of both condo -hotel units and hotel
rooms planned for the proposed project.
Each owner of a condo -hotel unit shall enter intoThis
an agreement with a professional hotelSection
management entity/company which, at a
minimum, provides that the management
is addressed in Development Agreement
7. Planning Commission Staff Report
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entity/company will collect all transient
occupancy taxes required on rentals of that
owner's unit, outside the owner occupancy
periods, whether or not such rentals are
handled by said management entity/company.
The management entity/company shall then be
responsible for forwarding transient occupancy
taxes to the city in accordance with the city's
transient occupancy tax regulations.
The professional management entity/companyThis
designated to collect transient occupancy taxesCarlton
pursuant to this section must have at least five
consecutive years of experience, meeting the
is addressed in DA Section 7, with the Ritz
managing the condo hotel rentals.
First -Class Hotel Standards and having no
fewer than ten other properties (in separate
cities, or distinct and separate projects in any
given city, nationally or internationally) under
current management unless otherwise provided
pursuant to a development agreement.
Major Modification
A Major Modification is required due to the proposed site changes to an already developed project site. As proposed, the project will meet all applicable regulations of the Rancho Mirage Municipal Code. As detailed in the background section of this staff report, the City Council on August 3, 2006, approved a Preliminary Development Plan which included multiple project components. One of these components was the development of a T Wing Building and various hotel villas (located on current project area where A-1 building and B1 -B15 buildings are proposed).
When comparing the 2006 entitlements to the current modifications, the Hotel Villas (B Buildings) are similar in nature and concept. They were also setback a minimum of 50 feet the exterior property lines, were two story in height, and were located in the same location. The T -wing units were also similar in nature. Differences between the 2006 entitlements and the current project include the addition of a 381 -stall subterranean parking structure, the addition of the Venue event space so that the Ritz Carlton can host two simultaneous events, addition of garages to Hotel Villas, and a reduction from a previous total of 111 units to 106 units currently proposed. The Sky Mesa recreational area is also a new addition to the project.
The following tables provide a breakdown of the proposed buildings and square footages:
Building A-1 — The Venue
Space Description:
Sc uare Footage:
Prefunction Space
5,600 SF
Main Event Space
11,135 SF
Auxiliary Spaces
7,108 SF
Venue Total
23,843 SF
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Building A-1 — Residential Units (T -wing) — Part of 2006 Entitlements Plan Type
Count
Unit Area
Net Area
Plan A — 1 BR/1 BA
26 1,063 SF
27,638 SF
Plan B — 2BR/2BA Lock -off
12 1,645 SF
19,740 SF
Plan C — 2BR/3BA Lock -off
10 1,918 SF
19,180 SF
Unit Totals
48 66,558 SF
Buildings B-1 to B-15 — Residential Units (Hotel Villas) — Part of 2006 Entitlements Plan Type
Count
Unit Area
Net Area
Plan 1 — 2BR/2BA
15 2,131 SF
31,965 SF
Plan 1X — 2BR/2BA
14 2,117 SF
29,638 SF
Plan 2 — 3BR/3BA
15 2,461 SF
36,915 SF
Plan 2X — 3BR/3BA
14 2,525 SF
35,350 SF
The Lounge — Entry Level
2,444 SF
The Lounge — Lower Level
3,069 SF
The Lounge Total
5,513 SF
Unit Totals
58 133,868
Sky Mesa Recreational Area
Space Description:
Square Footage:
Restaurant
6,273 SF
Restrooms
693 SF
Sky Mesa Total
6,966 SF
Total Project Units
106 Units
Total Project Square Footage
236,748 SF
Access and Circulation
The project site can be primarily accessed through Frank Sintra through two existing driveways.
In addition, there is an existing paved emergency access road located east of the project site that serves both the Ritz Carlton and the Mirada residential community, providing emergency access to and from Highway 111. An internal road network will be constructed to provide access to Buildings B-1 to B-15.
Lot Coverage
The Resort Hotel (Rs -H) zone has a 25% site coverage maximum, which is defined as the building -ground contact area divided by the total site area. The project has a size of 35.07 acres or 1,553,500 square feet (excluding Tennis Villas area which was approved as part of the 2006 entitlements). The proposed project and the existing Ritz Carlton Hotel have a total ground floor enclosed area of 360,006 square feet, which equals a lot coverage of 23.17%, which is well under the 25% maximum.
Setbacks
The Resort Hotel zone has a minimum setback of 50 feet. The project is proposing a minimum setback of 50 feet along all exterior property lines not owned by the Ritz Carlton. As proposed the project meets all required setbacks.
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Site Grading and Drainage
The Residences Area (Buildings A & B) of the project site is vacant and has been extensively graded. The Sky Mesa Recreation Area is vacant, with a portion that has been partially graded and the remaining areas containing native desert vegetation along steep slopes.
The project site has a variety of different slopes due to the project's location on mountainous land. Finished surfaces have an elevation between 625.5' to 653.9' for the B Buildings (Hotel Villas). The finished surfaces for the Venue consist of 618' for the ground floor (lowest level) and 628' for the finished floor. The residential component of the A Building (T -wing) ranges from 618' for level P3, 628' for level P2, 640' for level P1, and 650' for level 1. The A-1 building have similar heights when compared to the Hotel Villas from Mirada viewpoints.. The Sky Mesa restaurant will have a finished floor of 657'. For reference the closest home located within Mirada to Building B-6 has a pad elevation of 674' which is 24' higher than the finished floor of Building B-6. The elevation difference between Mirada and the project site buildings is reduced the closer to Frank Sinatra Drive a particular building is measured from.
The Residences Drainage
The majority of the existing site is mass graded and there is little to no vegetative cover. The total drainage area of the project site is approximately 14 acres with Hydrologic Soil Group Type B soils. On -site runoff is conveyed via sheet flow and shallow drainage courses to the proposed project's discharge points along the western and eastern property boundary. The existing site is divided into three basins, Basin 100, Basin 200, and Basin 300. Basin 100 drains generally west to the gutter on Frank Sinatra Drive (Discharge Point 1). From Discharge Point 1, flow is conveyed north in the Frank Sinatra Drive gutter to an existing inlet and storm drain system, which eventually discharges to a natural drainage channel. Basin 200 drains generally east to Discharge Point 2 in the natural drainage channel located east of the site. Basin 300 drains west to Discharge Point 3 at the Mirada Circle gutter, which flows west and eventually discharges to a natural drainage channel.
Sky Mesa Recreational Area Drainage
The existing site is partially graded with generally low desert vegetative cover. On -site runoff is conveyed via sheet flow and shallow drainage courses to the proposed project's discharge points along the western property boundary. The existing site is divided into two basins, Basin 400 and Basin 500. Basin 400 drains generally west to the existing Ritz Carlton development (Discharge Point 4). Basin 500 drains northwest to Discharge Point 5 in the existing natural drainage channel west of the site.
A final Hydrology Report is conditioned to be submitted to the Public Works Department and shall meet all City requirements.
Floor/Roof Plan
Building A-1 will consist of 48 Residential units with sizes ranging from 1,063 SF to 1,918 SF (1 - to -2 -bedroom units). The units will have a kitchen, great room, bedrooms, and a patio/deck area.
The Venue will be used as an event space and consists of 23,843 square feet. The Venue will have areas for event space, pre -function space, coat check/storage and a kitchen.
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Buildings B-1 to B-15 will have 58 residential units with units ranging in size from 2,131 SF to 2,525 SF (1 -to -3 -bedroom units). The units will have a kitchen, great room, garage, and some will have a bedroom on the first floor. The second floor will have bedrooms, potential loft area, and deck space. A 5,513 SF lounge area is also proposed within Building B-5, with a lounge area, kitchen and bar area.
The Sky Mesa portion of the site will consist of various walking paths and recreational areas.
Two buildings will be located within this area a 6,273 square foot restaurant and 693 square feet of restroom facilities. The restaurant will contain 3,049 square feet of dining space, 2,752 square feet for kitchen/storage and a 472 square foot bar area.
Project roofs will consist of concrete tile in a California mission blend color. The projects roofs will have adequate space for mechanical equipment. Roofs within Building B will have parapets ranging in height from 3'-6" to 4'.
In total the project proposes 236,748 square feet of new development.
Parking
The project proposes a combination of subterranean parking and parking within the Hotel Villas (Buildings B-1 to B-15). The following table provides a breakdown of the minimum parking required.
Parking
Requirements
Building/Use
Square
Footage/Units
Parking Ratio
Number
Spaces
of
Required
The Venue (Event
Space in Building A)
11,135 SF
1 space per 50 SF (Per
event space area)
223
Residential Units
(Building A)
48 Units
1.1 Spaces Per Guest
Room
53 Residential Units
(Buildings B-1 to B-
15)
58 Units
2 spaces per Unit & 1
space per 2 Units
(guest space)
145
Sky Mesa
Restaurant
6,273 SF
1 space per 80 SF
78 Total Parking Required:
499
Total Parking Proposed:
499
Electric Vehicle Charging Stations
Pursuant to Section 17.26.030 of the Rancho Mirage Municipal Code (RMMC), all new construction and projects requiring discretionary action shall provide a defined amount of electric vehicle charging stations. For projects that have between 201-500 parking spaces, four (4) electric vehicle charging spaces are required. A Condition of approval has been added to ensure that a minimum of four electric vehicle charging spaces are provided.
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Shaded Parking
Pursuant to Section 17.26.070 of the RMMC, a minimum of 25% of the parking spaces shall be shaded. The new subterranean parking structure area exceeds this requirement with a total of 381 parking spaces and 87 garage spaces within the Hotel Villas (Buildings B-1 to B-15). The combination of the various shading methods will far exceed the 25% shade requirement for the project site.
ADA Parking
Pursuant to Section 17.26.060 of the RMMC, a proposed project of 301-400 parking spaces shall provide a minimum of eight (8) handicapped parking spaces. The 381 -stall subterranean parking structure meets this requirement as proposed. Handicapped parking spaces are located on levels P1 & P2 of the parking structure. Although the project as a whole provides a total of 499 parking spaces, the additional spaces not part of the parking structure are either located within garages or within the driveways of Buildings B1 -B15 (Hotel Villas).
Architecture
The architectural style of the new building is best described as contemporary desert architecture compatible with the existing Ritz Carlton hotel. Colors and Material for the Venue, Building A-1 Residences and Buildings B1-15 will consist of a main stucco color of Benjamin Moore Bleeker Beige in a smooth finish, with an accent stucco color of Sherwin Williams Backgrop Integral also in a smooth finish. Masonry veneer in a Timberwolf color will add interest to the architecture.
Roofing will consist of concrete tiles in a California mission blend color. A variety of other trims and finishes that complement the primary materials are proposed for the facias and metal elements of the buildings A primary feature of the Venue building will be its tower element located at the entrance with a maximum height of 39'-3". Within the Sky Mesa recreational area the restaurant and bathroom building will also be designed with a main material of smooth stucco in a Benjamin Moore Bleeker Beige color with an accent of Backdrop Integral. Accents of a concrete wall in a smooth finish with metal trims of painted in a Toucan Black. Door and window frames will be painted in a dark bronze finish. Buildings within Sky Mesa will be built into the mountain area to create a unique and visually appealing design. Overall, the projects architecture and building placement takes advantage of the different elevations due to the mountainous terrain to incorporate well into the project site.
Building Height
Height Consideration: Staff has conducted an analysis per Section 17.20.100 of the Rancho Mirage Municipal Code (RMCC), which governs structures over 20' in height. The Venue building will have a maximum height of 39'-3" at the tower element located at the entrance, The maximum height of the project site is proposed at 47' which is only for a small portion of the project site only visible from the existing Ritz Carlton Hotel when measuring the bottom of the subterranean parking structure entrance to the top of Building A-1. The condo hotel units of Building A-1 when viewed from Mirada to the south have heights primarily of 25'-6", with only a few tower elements exceeding this. Building heights for Buildings B-1 to B-15 range from 32'-4" to 32'-7". The Sky Mesa restaurant will have a maximum height of 18'-6", but as previously described the restaurant will be built within the mountain area. The following is Staff's analysis of the proposed building heights:
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1. In addition to the minimum required setbacks for one (1) story or twenty (20) foot high buildings, the setback shall be increased a minimum of two (2) feet for each one (1) foot of additional building height above twenty (20) feet; however, the council in exercising their discretion may require significantly greater setbacks; Staff Response: The project site proposes a minimum 50 -foot setback from all exterior property lines in compliance with the Resort Hotel (Rs -H) standards. In addition, the project is at a lower elevation than the adjacent Mirada development. This is in line with the previously approved entitlements.
2. Enhanced buffering to surrounding development, land uses designations, and zoning shall be demonstrated.
Staff Response: The project has reduced the number of units from 111 units as previously approved in 2006 to now 106 units. The project heights remain at two stories as previously approved with heights ranging from 32'-4" to 32'-7" for the buildings closest to the Mirada development along the southern boundary of the project site. The project proposes a high -quality architectural design that is compatible with adjacent developments.
3. A visual and spatial analysis relating building proportions, massing, height, and setback shall be conducted to preserve and enhance the scenic view shed.
Staff Response: Site sections and a sight viewpoint study were prepared from Frank Sinatra Drive along areas viewing from Mirada to study the project. All studies show that the maximum height of the building will not cause detrimental viewshed impacts to these areas due to the 50 foot setbacks around the entire project site. The Site Visual Study and site sections can be found on pgs. C-2.4 to C-2.5, V-2.6, VS.0.01 to VS.0.06, & R-
2.2 of the exhibit booklet (Attachment 12). In addition, the project site has a variety of different slopes due to the project's location on mountainous land. Finished surfaces have an elevation between 625.5' to 653.9' for the B Buildings (Hotel Villas). The finished surfaces for the Venue consist of 618' for the ground floor (lowest level) and 628' for the finished floor. The residential component of the A Building (T -wing) ranges from 618' for level P3, 628' for level P2, 640' for level P1, and 650' for level 1. The building will look like a two-story building when looking from Mirada. The Sky Mesa restaurant will have a finished floor of 657'. For reference the closest home located within Mirada to Building B- 6 has a pad elevation of 674' which is 24' higher than the finished floor of Building B-6.
The elevation difference between Mirada and the project site buildings is reduced the closer to Frank Sinatra Drive a particular building is measured from.
4. The need and appropriateness of the additional height shall be demonstrated.
Staff Response: The applicant has paid special attention to the placement of the additional height and buildings. The additional height is needed in order to meet the needs of the hotel. In addition, the project is in compliance with the height requirements of the Municipal Code.
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5. Compatibility and harmony with surrounding development, land uses designations, and zoning shall be demonstrated.
Staff Response: The maximum height of the project site is proposed at 47' which is only for a small portion of the project site only visible from the existing Ritz Carlton Hotel when measuring the bottom of the subterranean parking structure entrance to the top of Building A-1. The second tallest portion is the tower element at the Venue with a maximum height of 39 feet, this again, is located closest to the existing hotel and away from existing residential uses. Along residential uses and next to Frank Sinatra Drive the closest buildings will have a maximum height of two stories and a height of approximately 32', which is lower than the existing three-story existing Ritz Carlton Hotel. Therefore, the proposed project is compatible and harmonious with within the Ritz Carlton development and surrounding residential communities.
Landscape/Lighting
The project site will be lushly landscaped with a variety of trees and shrubs. Trees proposed include Mulga, Sweet Acacia, Desert Willow, Blue Palo Verde and a variety of others in 36 inch box sizes. A variety of Date Palms (15') and California Fan Palms in a various sizes (10'-15') are also proposed. Shrubs like Desert Milkweed, Brittle Bush and Autumn Sage will provide color and interest.
The Sky Mesa recreational area will as incorporate many of the same landscaping choices, such as Palo Verdes and various Date and California Fan Palms. A variety of shrubs primarily in 5 - gallon sizes are proposed to line the walking paths and other landscaped areas.
The only lighting proposed as part of the new construction is low voltage landscape lighting and pathway lights in a bronze finish. Landscape uplighting is not proposed for trees and lights on palms in pool areas will be mounted on the trunks with low volage LED's and downlights casing light to the terraces and patios below. If additional lighting is proposed it will be revised according to the appropriate review process as determined by staff.
Final Development Plan (FDP)
Prior to the issuance of any building permits, the applicant shall submit a Final Development Plan and pay the requisite fees. The FDP shall include detailed written responses to each of the project's conditions of approval along with final sets of construction, grading, lighting and landscaping plans.
Any revisions that are in substantial compliance with the original project, and do not trigger the need for additional environmental analysis, can likely be reviewed at the staff level through either the FDP process or Minor Modification process. If, however, there are wholesale changes to the project during the FDP review, the applicant shall be required to submit additional applications to modify the entitlement as necessary.
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ARCHITECTURAL REVIEW BOARD
On February 27, 2023, the Architectural Review Board (ARB) conducted a public meeting to discuss the proposed project. No public comments were received during the public meeting. As summarized in the minutes attached to this report, the ARB members asked questions to which staff and the applicant answered. After the board's discussion, ARB Board Member Milander made a motion to request additional information and recommend that the applicants further study certain elements of the project as detailed in the meeting minutes (Attachment 5). A vote was taken, and the motion carried 5/0.
The project was brought back to the ARB on March 27, 2023 after additional information was provided. As summarized in the minutes attached to this report, the ARB members asked questions to which staff and the applicant answered. One member of the public did speak regarding hiring local contractors and utilizing an apprenticeship program (See Attachment 13 for written public comment submitted). The Board had a discussion regarding the Sky Mesa walkway and regarding the retaining wall at the southern project boundary. With a proposed condition for the wall that a detailed cut section of the retaining wall be provided for the Engineering Division review and consideration.
After the board's discussion, ARB Board Member Greenwood made a motion to recommend the project to the Planning Commission with the conditions for the Sky Mesa walkway and the retaining wall. Vice Chair Patel seconded the motion. A vote was taken, and the motion carried 5/0.
The applicant restudied the plans regarding the elevated Sky Mesa walkway after the ARB meeting and decided to remove it from the plans, therefore no condition was added for the walkway.
CEQA COMPLIANCE/ENVIRONMENTAL DETERMINATION
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 Air Quality, Biological Resources, Cultural Resources, Noise, Transportation/Traffic, & 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 Measures, is included as Attachment 3 — Draft Mitigated Negative Declaration.
The Initial Study/Mitigated Negative Declaration was first circulated for public review for a 30 -day review period starting on March 11, 2024 to April 9, 2024, and the City received four comment letters. After reviewing the comments received on the March 2024 IS/MND, the City determined that the air quality needed additional study. As specifically requested in one of the comment letters a Health Risk Assessment (HRA) was prepared to analyze the project's potential to expose sensitive receptors to substantial pollutant concentrations. The results of this HRA concluded that with additional mitigation the impacts are less than significant. Revisions were also made to mitigation measures MM-BIO-1 through MM-BIO-3 in response to comments made from the California Department of Fish and Wildlife (CDFW), and MM-CUL-1 in response to comments from Agua Caliente Band of Cahuilla Indians. These changes merely clarified or Planning Commission Staff Report AGENDA ITEM #
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amplified information already found in the March 2024 IS/MND, and did not raise important new issues about significant effects on the environment. While the City is not required to respond to comments, 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.
A Notice of Intent to Adopt a Mitigated Negative Declaration was published in the Desert Sun on July 21, 2024, and distributed to interested parties. A 30 -day public review period for the revised Draft Mitigated Negative Declaration commenced on Monday, July 22, 2024, and ended on Tuesday, August 20, 2024. During the second public review period, the City received four additional comment letters. A Noise Memorandum has been prepared to update the construction noise analysis using the FHWA RCNM model, and to include jackhammers, trucks, and vibratory rollers. Revisions were also made to mitigation measures MM-CUL-1 in response to additional comments from Agua Caliente Band of Cahuilla Indians. These changes do not raise important new issues about significant effects on the environment. Revisions are presented in strikeout/underline format in the Final IS/MND. A draft revised IS/MND with the requested mitigation measures has been included as Attachment 3.
AB 52 & SB 18 Tribal Consultation:
The City initiated tribal consultation in accordance with Assembly Bill 52 (AB 52) and Senate Bill 18 (SB 18) on November 21, 2021, with contacts for twenty-three (23) tribes and representatives provided by the Native American Heritage Commission (NAHC) notifying them of the proposed project. The City received three comment letters:
• The Quechan Indian Tribe responded on December 1, 2021, deferring to other tribes. • The Morongo Band of Mission Indians responded on January 26, 2022, indicating that the proposed project is not located within their traditionally affiliated boundaries and encouraged consultation with other tribes.
• The Agua Caliente Band of Cahuilla Indians (ACBCI) responded on January 24, 2022, requested formal consultation under AB 52. The City engaged in government to government consultation with ACBCI concerning tribal cultural resources. On March 1, 2022, ACBCI sent a letter to the City stating that their concerns have been addressed and formally concluded consultation.
No additional correspondence or requests for formal consultation were received and the SB 18 and AB 52 noticing period was concluded.
NOTICING REQUIREMENT
Rancho Mirage Municipal Code Section 17.74.020, Hearing and notice, requires that all property owners, as shown on the county's latest equalized assessment roll, within a 500 -foot radius of the boundaries of the subject parcel(s) be notified of matters requiring a public hearing. If the number of property owners to whom the notice would be mailed to is less than 25, then the mailing radius is required to be increased to 1,000 feet as measured from the exterior boundaries of the subject parcel.
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On December 20, 2025, public hearing notices were mailed to property owners within a 500 -foot radius of the parcel boundaries and posted at the City's designated community posting sites pursuant to the requirements of Chapter 17.74 of the Municipal Code. Notification of the public hearing was published in The Desert Sun on December 29, 2024. Any information addressed to the Planning Commission, but received after completion of this final report, will be distributed at the public hearing. No new public comments have been received as of the publication date of this report.
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ENVIRONMENTAL ASSESSMENT CASE NO. EA21-0002, GENERAL PLAN ZONING MAP AMENDMENT CASE NO. GPZMA 21-0001, DEVELOPMENT AGREEMENT AMENDMENT CASE NO. DA21-0002, MAJOR MODIFICATION CASE NO. MOD21-0004, & TENTATIVE PARCEL MAP CASE NO. TPM23-0002 CONDITIONS OF APPROVAL
Special conditions (or portions thereof) are designated in bold.
GENERAL
1. This Major Modification and Tentative Parcel Map approval shall be effective for two (2) years from the date of City Council approval, unless extended as provided by 17.68.070 of the Rancho Mirage Municipal Code, or as determined by the projects Development Agreement. Building and Engineering Permits are required to be obtained by the applicant prior to project expiration. If no permits have been obtained, the application will expire and become null and void.
2. The proposed project shall substantially conform to the Planning Division's approved exhibits, including the materials board as contained in Environmental Assessment Case No. EA21-0002, General Plan Zoning Map Amendment Case No. GPZMA 21- 0001, Development Agreement Amendment Case No. DA21-0002, Major Modification Case No. MOD21-0004, & Tentative Parcel Map Case No. TPM23-0002.
The applicant shall not misconstrue this as an approval to obtain a Building Permit at this time. Applicable structural and conformance plan check procedures, along with Public Works Department requirements, must be completed and approved prior to the issuance of a Grading or Building Permit. Should the plans be modified from the design approved by the City Council, the applicant/property owner shall submit a Minor Modification application to the Planning Division for review and approval as required by the Rancho Mirage Municipal Code (RMMC).
3. Prior to issuance of any permits, the applicant shall acknowledge that the approved project and any or all proposed modifications to the approved project shall be completed in accordance with applicable City Ordinances, Guidelines, and other requirements in effect at the time of building permit issuance.
4. The approval will not become effective until the approval letter is signed and returned to the Planning Division.
5. The Conditions of Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d)(1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90 -day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun.
6. Prior to occupancy, all mechanical equipment shall be architecturally screened by walls from the view of surrounding properties and public right-of-way(s). The screening wall Planning Commission Staff Report AGENDA ITEM #
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material(s), color(s), and texture(s) shall match the structure or perimeter wall.
Mechanical equipment shall not be located in the front setback area. Roof -mounted mechanical and solar equipment shall be screened from the street.
7. All walls shall follow RMMC Section 17.20.070. Wall pilasters shall not exceed six inches above the maximum wall heights. All walls shall be architecturally treated on both sides to be compatible with the structure.
FINAL DEVELOPMENT PLAN REQUIRED
8. A Final Development Plan application (FDP) shall be required prior to issuance of any grading or building permits (application on file with the Planning Division). The Final Development Plan (FDP) shall include a complete set of Building Construction Plans, Final Lighting Plans (including cut -sheets with Photometric Plan), Precise Grading Plan, Wall Plans, Final Landscaping and Irrigation Plans, a written response to the project Conditions of Approval, and any other requirements as listed in the Final Development Plan application.
9. The Development Services Director shall consider the Final Development Plan Permit application. He or she may approve a Final Development Plan permit if it substantially conforms to the Major Modification and associated Conditions of Approval.
10. The approved Major Modification may be modified only with City approval in a manner pursuant to Section 17.42.120 (Modification of a Development Plan Permit). Minor modifications to an approved Major Modification/Final Development Plan may be considered by the Development Services Director.
11. The project shall be completed in accordance with the Ordinances, requirements, guidelines and other criteria in effect at the time of construction.
FINAL DEVELOPMENT PLAN — LIGHTING
12. All exterior lighting shall be shown on the Final Development Plan and shall be low-level directed lighting, energy -efficient and shielded or recessed so that direct glare and reflections are confined within the boundaries of the subject site. All pole or building mounted lighting shall be directed downward and away from adjoining properties and public right of way. Lighting shall not blink, flash, or be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the building and shall be subject to review and approval by the Planning Division. A photometric Plan shall be required as a part of the Final Development Plan application OTHER
13.AII 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 Planning Commission Staff Report AGENDA ITEM #
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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 which mandates recycling for all new commercial developments. Recycling containers shall be sized in accordance with the anticipated need as approved by the City's contracted waste hauler. The applicant shall also participate in the Burrtec Organic and Food Waste Recycling program. Recycling bin enclosures shall be located and architecturally screened in accordance with the Rancho Mirage Municipal Code as approved by Staff.
16.As part of the FDP submittal, the applicant shall obtain a letter of compliance/approval from the City's contracted Waste Hauler (Burrtec) for the design of their trash bin enclosures. Said enclosures shall be designed to accommodate trash, recycle, and organic waste receptacles as required by State law.
17.AII water features shall be maintained in compliance with Ordinance No. 844.
PLANNING
HARDSCAPE, LANDSCAPE AND SCREENING
18. In conformance with Rancho Mirage Municipal Code Chapter 17.24, a complete set of on -site and off -site Landscaping Plans and installation schedules shall be required for all public and private street parkway areas between any curb and the right of way line or perimeter wall, including any common areas, and shall be submitted to, and approved by the Planning Division prior to issuance of a building permit.
19. The plans shall be submitted as a Landscape Documentation Package in accordance with Ordinance No. 990. Such Plan(s) shall be consistent with the Preliminary Landscape Plan, and the applicant shall provide evidence that the landscape plan has been reviewed and approved by the Riverside County Office of the Agricultural Commissioner and the Coachella Valley Water District (CVWD) prior to issuance of permits as a component of the Final Development Plan (FDP) or conformance check.
20. Where perimeter walls are shown on the development plan they shall be designed with aesthetic relief and be of high -quality architectural design to complement adjacent Planning Commission Staff Report AGENDA ITEM #
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developments, subject to approval of a Preliminary Development Plan application. In accordance with the Community Design Elements, the landscaped parkway and perimeter wall along all property lines shall be aesthetically enriched and subject to approval of planning staff, with Architectural Review Board review as deemed necessary.
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.
21 The final landscaping and irrigation plans shall incorporate the use of Evapotranspiration (ET) irrigation "smart" controllers which shall include automatic water scheduling, rain and temperature sensors. Prior to a final inspection, the landscape contractor shall verify in writing with Planning staff that controllers have been installed, are correctly programmed, and operate with these features. More information on smart controllers can be found at www.irrigation.com .
22. Landscaping, Wall and Grading Plans shall demonstrate that all electrical distribution lines, electrical transformers, utility pads, cable TV and phone boxes, and similar utility fixtures will be screened, pursuant to Chapter 17.20 of the Rancho Mirage Municipal Code and/or installed underground if required pursuant to Chapter 12.16 (Underground Utility Lines).
LANDSCAPE VERIFICATION
23. The project landscape architect shall submit written verification that the landscaping and irrigation has been installed per the approved landscape plan.
24. Water efficient landscaping shall be maintained in compliance with Chapter 17.24 (Landscaping Standards) of the Rancho Mirage Municipal Code.
25. All roof vents and plumbing stacks shall be routed to the interior side and/or rear of the structure so as to not be seen from the front building elevation. All vents and stacks shall be of a color compatible with the Planning approved building color(s) and have non - reflective surfaces.
26. Pursuant to Ordinance No. 1101, the applicant shall submit landscape plans to the Planning Division prior to requesting a final inspection. The applicant shall provide a copy of the CVWD approved landscape plans to the Planning Division prior to requesting a final inspection.
27. Prior to issuance of a Building Permit, the applicant shall provide evidence that the landscape plan has been reviewed and approved by the Riverside County Office of the Agricultural Commissioner (760-342-5070).
28. Per RMMC Sections 17.26.070 and 17.18.050, all lighting shall be designed and located to confine direct light within the subject project boundaries, with no light to surrounding properties. Exterior lighting shall be shielded or recessed in order that direct glare and reflections are confined within the boundaries of the subject property and shall be directed downward and away from adjoining properties and public rights -of -way. Lighting shall not Planning Commission Staff Report AGENDA ITEM #
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be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the use they are serving. Candlelight measurements on all exterior property lines of the Ritz Carlton project site shall show a zero foot candlelight on the project's final photometric plan.
OTHER
29.AII mitigation measures set forth in the projects Mitigated Negative Declaration shall be complied with as part of this project and are incorporated as conditions of approval.
30. A total of four electric vehicle charging spaces shall be provided within the project site, prior to a Planning Division final inspection.
31.A detailed cut section of the southern retaining wall shall be provided to the Engineering Division for their review and approval as part of the grading permit.
32.A traffic control plan for traffic routing during construction of the project shall be prepared.
33. There shall be no cacti or other spiny vegetation within three feet of pedestrian walkways for public safety.
34. Noise levels for the project site shall comply with Chapter 8.45 (Noise) of the Rancho Mirage Municipal Code.
35. All condo hotel units part of this project shall only be rented though the Ritz Carlton hotel as required by the applicable Development Agreement.
36. 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# 2024030267).
PUBLIC WORKS - PRIOR TO CITY COUNCIL APPROVAL OF THE FINAL MAP, THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
FORMATION AND/OR ANNEXATION TO CFD
37. Pursuant to Ordinance N°485 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.
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STUDIES AND CALCULATIONS REQUIRED
38. The applicant shall submit a soils report, geological and hydrology studies, and hydraulic calculations, as required by the City Engineer, prior to approval of the Grading Plan.
GRADING & DRAINAGE PLAN
39. The applicant shall be required to submit a grading and drainage plan prepared by a licensed civil engineer to the City Engineer for plan check and approval. The grading and drainage plan shall be consistent with any and all conditions of approval associated with any applicable subdivision map and any Development Permit entitlements issued for the subject project by the City or any other responsible public agency. The grading and drainage plan shall conform to all city policies, standards and regulations applicable to the project. In addition, if the project involves grading and drainage issues related to Coachella Valley Water District (CVWD) facilities, written evidence of the District's approval shall be included with the submittal required by the City of Rancho Mirage.
STORMWATER RETENTION
40. 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. The existing Ritz -Carlton detention system was designed to reduce the peak rate of stormwater runoff into the canyon below by the Water Tanks on Frank Sinatra. All new construction should be included in this system and the hydrology report shall analyze and show how this new area drainage can be done without overloading the downstream areas.
WQMP
41. 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;
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D.) Automotive repair shops [includes Standard Industrial Classification (SIC) codes 5013, 7532, 7333,7534, 7537, 7538, and 7539]; E.) Retail gasoline outlets disturbing greater than 5,000 square feet; F.) Restaurants disturbing greater than 5,000 square feet; G.) Home subdivisions with 10 or more housing units;
H.) Parking lots of 5,000 square feet or more or with 25 or more parking spaces and potentially exposed to Urban Runoff; or
I.) Discharge into the MS4 (aka Municipal Storm Drain System) and disturb an area of one acre or more, or disturb less than one acre, but are part of a larger common plan of development or sale (referred to as Other Development Projects)
If any of the above criteria exist, or at the discretion of the City, a Final WQMP shall be required prior to permit issuance, with Recording of a Covenant, or other approved mechanism, establishing the WQMP as a Public Record that shall apply upon occupancy, and continuing forward, to all future operators/residents of the project. Any approved design modifications that take place during construction shall be documented and incorporated into the Recorded WQMP Covenant prior to occupancy. On the basis of criteria C and H this project will need to do a WQMP. The focus of the WQMP should include maintenance issues on the Ritz -Carlton detention system and the tributary drain system.
STANDARD AGREEMENT FOR CONSTRUCTION OF PUBLIC IMPROVEMENTS
42. 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
43. 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 Existing Emergency Road
The existing Emergency Fire Access Road coming to the site from the canyon to the east shall be kept connected to the on -site roadway Planning Commission Staff Report AGENDA ITEM #
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system and on -site fire access easements with adequate access to any expected emergency vehicles.
B.) Private Streets/Parking Lots
Private street and/or parking lot paving shall consist of a minimum of 3" A.C. paving over 4" of compacted Class II aggregate base material. On private streets and parking lots, and as may be required by a condition of approval, decorative concrete or other surfacing materials shall be reviewed by Public Works for conformance to Public Works standards.
ii On private streets and parking lots, non-standard curb and gutter maybe acceptable if the City's standard drainage criteria is satisfied, and the specific non-standard curb and gutter is approved by the Department of Public Works.
iii. The parking lot design and construction shall be completed in accordance with the City of Rancho Mirage standards and codes unless superseded by more stringent requirements from the State or Federal ADA guidelines.
Such design shall include demonstration of adequate fire and delivery truck turning movements.
iv. In accordance with Municipal Code 17.26.070(d), all required off-street parking areas shall be designed so that surface water shall not drain over any sidewalks or adjoining parcels.
v. Private streets within the project shall be constructed with a minimum two- way travel way of 36 feet. Any median islands shall have a minimum of 24 feet clearance on either side of them. Private street paving shall consist of a minimum of 3" A.C. paving over 4" of compacted Class II aggregate base material.
DEDICATION OF DRAINAGE EASEMENTS
44.AII easements for drainage facilities necessary to accommodate the final approved Grading and Drainage Plan shall be offered for dedication to the appropriate serving agency. Such offer shall be done by separate documents, or incorporated on the Final Map, if there is one, or as required by the City Engineer.
DEDICATION OF PUBLIC UTILITY EASEMENTS
45.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
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46. 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
47.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
48.A domestic water system shall be required and shall be installed in accordance with the provisions established and set forth by the regulations of the Coachella Valley Water District, the Riverside County Department of Public Health, and/or the regional Water Quality Control Board. All necessary easements shall be provided.
LAQMP
49. The applicant shall prepare a Local Air Quality Management Plan (LAQMP) pursuant to Ordinance N° 855, Municipal Code Chapter 7.01. Said LAQMP shall detail the project's potential impacts upon the air quality of the area and any necessary mitigation measures, and shall be submitted to the Public Works Department for review and approval prior to the issuance of the Grading Permit.
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
50. 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 Planning Commission Staff Report AGENDA ITEM #
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required to be kept on the project site and may be requested for viewing by City or Water Quality Control Board personnel.
CONSTRUCTION IMPROVEMENT AGREEMENT
51. The construction of all required public and private improvements, including but not limited to landscaping, sewer, water, curb and gutters, paving, drainage facilities, and other required improvements shall be completed prior to occupancy of any structure and/or the owner shall enter into an agreement, acceptable to the City, ensuring the construction of such improvements within eighteen (18) months of project approval or City Council approval of the Final Map.
WRITTEN VERIFICATION
52. 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
53.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
54.A subdivision map shall be processed and recorded prior to any release of permits.
SECURITY
55. 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
56. 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
57. 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 Planning Commission Staff Report AGENDA ITEM #
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this non-standard earthwork in accordance with the recommendations of the preliminary soil report.
ASSESSMENT DISTRICT REAPPORTIONMENT
58. If the property to be subdivided is located within the boundaries of an Assessment District, assessments shall be reapportioned over the property to account for the newly created lots.
PARK FEES
59.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.
BUILDING AND SAFETY
TUMF FEE
60. The applicant shall pay to the Building Division the Transportation Uniform Mitigation Fee (TUMP) in effect at the time the Building Permits are issued, unless otherwise permitted by the Coachella Valley Association of Goverments (CVAG).
LICENSE TAX FOR NEW CONSTRUCTION
61.The applicant shall pay to the Building Division the License Tax for New Construction pursuant to Chapter 3.28 of the Municipal Code and Capital Facilities Needs Study to mitigate the impact of the development on said capital facilities.
DEVELOPMENT IMPACT FEES
62. The applicant shall pay the commercial Development Impact Fees as a reasonable and proportional share of the cost of public facilities and infrastructure improvements that serve or will benefit the project in accordance with Chapter 3.29 of the Rancho Mirage Municipal Code.
PAD CERTIFICATION
63. 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
64. Prior to the release of Building Permits, the Lot (s) for the building(s) shall have a compaction report submitted from a Geotechnical Engineer attesting to the buildable pad being compacted at least 90% of maximum relative density. If any over -excavation, or slopes steeper than 2:1, is needed for the building pad, a Geotechnical Engineer shall submit a document attesting to the acceptability of this non-standard earthwork in accordance with the recommendations of the preliminary soil report.
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OPERATIONAL FIRE HYDRANT
65. In accordance with the Fire Marshall's directives, Building Permits shall not be issued until an acceptable fire hydrant is operational and active within the required distance of the project.
AUTOMATED EXTERNAL DEFIBRILLATOR
66. The Project shall provide one (1) Automated External Defibrillator (AED) device per building phase (Venue & Building B-5 Lounge area) reasonably distributed in the public areas. The location of the AED's shall be shown on the construction plans, approved by the Building Official and installed prior to occupancy.
CONSTRUCTION AND DEMOLITION DEBRIS PLAN
67. In conformance with Rancho Mirage Municipal Code Chapter 7.07, construction and demolition debris from the project must be diverted from landfill and either recycled or reused to the maximum extent feasible. The applicant shall have prepared a Construction and Demolition Debris Plan (C&D Debris Plan) that shall be submitted to the Planning Division for review and must be approved by the City's Compliance Officer prior to the issuance of any development, building, grading or demolition permit. For ease of preparing the C&D Waste Diversion Plan, the applicant may contact the Planning Division to obtain the outline and format for the Plan.
PERMITS & CLEARANCES
68. The applicant shall provide evidence of permit(s) or clearance(s) from the following agencies:
• City Engineer
• County Dept. of Environmental Health
• Rancho Mirage Planning Division
• Coachella Valley Water District
• Burrtec
• Palm Springs Unified School District
• Fire Marshal
• City Attorney
• SCAQMD
• Southern California Edison
CITY ATTORNEY — PRIOR TO THE ISSUANCE OF BUILDING PERMITS THE FOLLOWING CONDITIONS SHALL BE SATISFIED:
69.The applicant shall defend, indemnify and hold harmless the City, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or annul this permit approval. The City shall notify the applicant of any claim, action, or proceeding and the City shall cooperate in the defense. If the City fails to notify the applicant of any claim, action or proceeding, the Planning Commission Staff Report AGENDA ITEM #
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permittee shall not thereafter be responsible to defend, indemnify, or hold harmless the city.
70. 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.
71. 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.
72. 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.
73. 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.
74. The current and future property owner(s) shall be responsible for maintaining in compliance with all City standards for the same, the on -site and off -site landscaping and integrated architectural features required by this entitlement. Landscape maintenance shall consist of regular watering mowing, pruning, fertilizing, clearing of debris and weeds, and the removal and replacement of irrigation systems, in compliance with all relevant and applicable provisions of the Rancho Mirage Municipal Code. Integrated architectural features must be kept in a manner which maintains the desirability of the immediate area and neighboring areas and respects the harmonious relationship with existing and adjoining developments. Due regard for preservation of each feature and its intended irrigation with surrounding landscaping, buildings, structures, screening and signs is required. All features must be maintained in a manner commonly accepted by professionals who are experts in the care and preservation of each particular type of feature. A covenant to assure continued maintenance of on -site and off -site required landscaping and integrated architectural features by the current and future property owners or other liable entity, consistent with the terms and provisions of this condition of approval, shall be prepared in a format approved by the City Attorney and recorded in the Office of the Riverside County Recorder against all parcels created with this subdivision and any subsequent amendments thereto.
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75. 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.
76. 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.
77. 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.
78.AII 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.
FIRE MARSHAL
79. Adverse Impacts: The proposed project may have a cumulative adverse impact on the Fire Department's ability to provide an acceptable level of service. These impacts include an increased number of emergency and public service calls due to the increased presence of structures, traffic and population. The project proponents/developers will be expected to provide for a proportional mitigation to these impacts via capital improvements and/or impact fees.
80. Access: Fire Department emergency vehicle apparatus access road locations and design shall be in accordance with the California Fire Code, City of Rancho Mirage Municipal Code, and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance.
81. Water: Fire Department water system(s) for fire protection shall be in accordance with the California Fire Code, City of Rancho Mirage Municipal and Riverside County Fire Planning Commission Staff Report AGENDA ITEM #
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Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance.
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FINDINGS
TENTATIVE PARCEL MAP CASE NUMBER TPM23-0002 FINDINGS
The proposed development is:
1. The proposed Tentative Parcel Map is consistent with the City's General Plan as specified in Section 65451 of the California Government Subdivision Map Act, because the proposed map fulfills the requirements of underlying Resort Hotel (Rs -H) land use designation of the General Plan.
2. The design and/or improvements for the proposed subdivision are consistent with the City's General Plan and Zoning Ordinance requirements, because the proposed project area subject to the Tentative Parcel Map is within the Resort Hotel (Rs -H) zone which has a 10 -acre minimum lot area, which the project complies with.
3. The site is physically suitable for the proposed type of development, because the project site already has paved access along Frank Sinatra Drive. Required utilities are available as conditioned and the subdivision is consistent with the requirements in the Rancho Mirage Municipal Code.
4. The site is physically suitable for the proposed density of development, because the map is for condominium purposes with Parcel 3 of the map containing 106 condo hotel units. The Tentative Parcel Map will comply with the development standards of the Resort Hotel (Rs -H) zoning district.
5. The design of the subdivision or type of improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, because the subdivision is within an already partially developed area with the existing Ritz Carlton hotel and previously disturbed vacant land. In addition, the project is conditioned to comply with the projects Mitigated Negative Declaration including mitigation measures for Biological Resources, which will reduce any impacts to a level of less than significant.
6. The design of the subdivision or type of improvements will not cause serious public health problems, because the project has been reviewed by various public agencies and City Departments and no public health impacts are expected; and
7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision, because the map has been conditioned to record any necessary easements.
MAJOR MODIFICATION CASE NO. MOD21-0004 FINDINGS
The proposed development:
1. Is allowed within the respective zoning district, because as part of the project Planning Commission Staff Report AGENDA ITEM #
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entitlements a General Plan Zoning Map Amendment is proposed to amend 3.88 acres of Mountain Reserve (MR) zoning to Resort Hotel (Rs -H) for the projects Sky Mesa recreational area. The proposed uses as condition will be compatible with existing and surrounding developments. The condo -hotel portion of the major modification is already zoned Rs -H.
2. Is in compliance with all of the applicable provisions of Title 17 in the Rancho Mirage Municipal Code that are necessary to carry out the purpose and requirements of the respective zoning district, including prescribed development standards and applicable design guidelines, because the project, as conditioned, meets the requirements of the Rancho Mirage Municipal Code. The project meets and exceeds development standards with an abundance of proposed mature landscaping and high quality architectural design. In addition, 50' minimum setbacks along exterior property lines are provided, which are in compliance with the Municipal Code.
3. Consistent with the General Plan, because the project proposes 106 condo hotel units, new event space, restaurant, & recreation uses with the development of this project which is being considered primarily in the Resort Hotel zone (Rs -H). In addition, the condo hotel units will be managed by the Ritz Carlton. The Sky Mesa recreational area will include a restaurant, additional lawn event space and pool area. As part of the proposed project, a General Plan Zoning Map Amendment is proposed to amend the Mountain Reserve (MR) designation for the project's Sky Mesa Recreational area to Resort Hotel (Rs -H) on approximately 3.88 acres (APNs: 689-020-012 & 689-020- 014). As previously detailed minimal development is proposed as part of the Sky Mesa recreational area with only a 6,273 square foot restaurant that will be built within the mountain area so visual impacts will be minimized and a 693 square foot restroom building. All other improvements will be recreation related and will blend in with the surrounding environment. The Sky Mesa area is located approximately 600 feet away from the closest residential property and its design will provide high quality development. The following are the goals, policies, and programs from the General Plan that the project implements:
• GOAL LU 1: A resort residential community of desirable neighborhoods, a variety of community facilities, and high -quality development.
Response: The project expands the resort to include condo- hotel units that are aligned with high quality development and The Ritz brand of hotels; essentially creating the definition of a "resort residential community". The modification also includes additional open space. As detailed above, minimal development is proposed as part of the Sky Mesa recreational area with only a 6,273 square foot restaurant that will be built within the mountain area so visual impacts will be minimized and a 693 square foot restroom building. All other improvements will be recreation related and will blend in with the surrounding environment and adding beneficial open space to the resort. • 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.
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Response: The modification includes improvements to the original entitlements, such as additional parking and more open space, which creates even more of a balanced mix of functionally integrated uses to the site. The site will include the existing resort hotel, condo -uses and open space with small restaurant. The condo -hotel use provides an appropriate buffer to the residential homes surrounding the hotel. The project proposes an amendment to the existing General Plan Zoning Map to change the land use and zoning from Mountain Reserve (MR) to Resort Hotel (Rs -H) for 3.88 acres to allow for the development of the Sky Mesa recreational area. The rest of the project site has a land use designation of Resort Hotel (Rs -H). The Sky Mesa recreational area will provide some commercial space with the 6,273 square foot restaurant development, but will be primarily dedicated to recreational uses. In total buildings within the Sky Mesa recreational area make up less than four (4) percent of the 3.88 acres allocated to the Sky Mesa recreational area. Most of the area (96%) will be dedicated to recreation uses and open space, which is compatible with the both the Resort Hotel (Rs -H) and surrounding Mountain Reserve (MR) zone.
• Policy LU 2.6: The City shall ensure privacy and safety for residential neighborhoods by providing adequate buffering and screening, particularly where neighborhoods adjoin or are integrated with commercial developments.
Response: The site will include the existing resort hotel, condo -uses and open space with a small restaurant. The condo -hotel use provides an appropriate buffer to the residential homes surrounding the hotel. Minimal development is proposed as part of the Sky Mesa recreational area with only a 6,273 square foot restaurant that will be built within the mountain area so visual impacts will be minimized and a 693 square foot restroom building. All other improvements will be recreation -related and will blend in with the surrounding environment. The Sky Mesa area is located approximately 600 feet away from the closest residential property to the south and its design will provide high quality development. In total, buildings within the Sky Mesa recreational area make up less than four (4) percent of the 3.88 acres allocated to the Sky Mesa recreational area. Most of the area (96%) will be dedicated to recreation uses and open space, which is compatible with the Mountain Reserve (MR) zone. The closest buildings next to existing Mirada community are the projects Hotel Villas (Buildings B-1 to B-15); these buildings will operate as condo hotel units. The maximum height of these buildings is 32'-7". For reference the closest home located within Mirada to Building B-6 has a pad elevation of 674' which is 24' higher than the finished floor of Building B-6. The elevation difference between Mirada and the project site buildings is reduced the closer to Frank Sinatra Drive a particular building is measured from. In addition, the project has a minimum 50 -foot setback from all exterior property lines, ensuring privacy and safety for residential neighborhoods.
• POLICY LU 2.7 The Economic Development Division shall actively pursue opportunities to attract high -quality retail commercial establishments and resort hotels in Rancho Mirage.
Response: The overall project proposes modifications for the construction of the Ritz Carlton residences to the previously approved entitlements. The modification consists of Planning Commission Staff Report AGENDA ITEM #
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106 condo hotel units (previously 111); event space and room for amenities; subterranean parking structure; and additional parking spaces. Additionally, the Sky Mesa recreational area will include a restaurant, additional lawn event space and pool area. The project also includes a 10th Amendment to the existing Development Agreement with Newage Rancho Mirage, LLC (the "10th Amendment"), which sets the terms for Transient Occupancy Tax for the proposed 106 condo hotel units. Overall, the newly proposed additions will provide high quality development to the Ritz Carlton property. With the new event space, the Ritz Carlton will be able to host two simultaneous events and have additional capacity for restaurants with the Sky Mesa restaurant.
• 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.
Response: The overall project proposes modifications for the construction of the Ritz Carlton residences to the previously approved entitlements. The modification consists of 106 condo hotel units (previously 111); event space and room for amenities; subterranean parking structure; and additional parking spaces that are well planned and suitable for the sites. Additionally, the Sky Mesa recreational area will include a restaurant, additional lawn event space and pool area. The Sky Mesa area is located approximately 600 feet away from the closest residential property to the south and its design will provide high quality development. In total buildings within the Sky Mesa recreational area make up less than four (4) percent of the 3.88 acres allocated to the Sky Mesa recreational area.
Most of the area (96%) will be dedicated to recreation uses and open space. The closest buildings next to existing Mirada community are the projects Hotel Villas (Buildings B-1 to B-15); these buildings will operate as condo hotel units. The maximum height of these buildings is 32'-7". For reference, the closest home located within Mirada to Building B-6 has a pad elevation of 674' which is 24' higher than the finished floor of Building B-6. The elevation difference between Mirada and the project site buildings is reduced the closer to Frank Sinatra Drive, a particular building is measured from. In addition, the project has a minimum 50 -foot setback from all exterior property lines. In 1991, MCO Properties acquired the project site where the A-1 and B buildings are located. Under the Development Agreement at the time, the site was originally entitled to construct 169 units at a density of about 11.5 units per acre. The Eighth Amendment (approved on March 19, 2005) to the original DA established a right to develop 138 units (reduced from 169 units), up to two stories in height. On August 3, 2006, the City approved the construction of 111 units. As part of the current request, only 106 condo hotel units are proposed within the same area, that as detailed above at one point allowed up to 169 units. • GOAL LU 4 High -quality commercial land uses conveniently and appropriately distributed throughout Rancho Mirage, to meet the community's current and future needs and to take full advantage of emerging development and economic opportunities.
Response: The overall project site is primarily designated as Resort Hotel (Rs -H). An amendment is proposed to the existing General Plan Zoning Map to change the designation from Mountain Reserve (MR) to Resort Hotel (Rs -H) for 3.88 acres to allow for Planning Commission Staff Report AGENDA ITEM #
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the development of the Sky Mesa recreational area. Minimal development is proposed as part of the Sky Mesa recreational area with only a 6,273 square foot restaurant that will be built within the mountain area so visual impacts will be minimized and a 693 square foot restroom building. The Ritz Resort Hotel has maintained high quality development in the City and the proposed project maintains those standards. • POLICY LU 4.1 The City shall designate sufficient lands to provide revenue to the City and a full range of commercial services to the community and surrounding areas for present and future years.
Response: The overall project site is primarily designated as Resort Hotel (Rs -H). An amendment is proposed to the existing General Plan Zoning Map to change the designation from Mountain Reserve (MR) to Resort Hotel (Rs -H) for 3.88 acres to allow for the development of the Sky Mesa recreational area. The Sky Mesa recreational area is proposed with a 6,273 square foot restaurant that will be built within the mountain area so visual impacts will be minimized and a 693 square foot restroom building. All other improvements will be recreation -related and will blend in with the surrounding environment. The project also includes a 10th Amendment to the existing Development Agreement with Newage Rancho Mirage, LLC (the "10th Amendment"), which sets the terms for Transient Occupancy Tax for the proposed 106 condo hotel units. Overall, the newly proposed additions will provide high quality development to the Ritz Carlton property. With the new event space the Ritz Carlton will be able to host two simultaneous events and have additional capacity for restaurants with the Sky Mesa restaurant. • PROGRAM LU 4.1A Periodically review the Land Use Plan to assure sufficient lands are designated for commercial uses to support the needs of the community and surrounding areas in a manner consistent with economic opportunities and the resort residential character of the community.
Response: The overall project site is primarily designated as Resort Hotel (Rs -H). An amendment is proposed to the existing General Plan and Zoning Map to change the designation from Mountain Reserve (MR) to Resort Hotel (Rs -H) for 3.88 acres to allow for the development of the Sky Mesa recreational area. The project also includes a 10th Amendment to the existing Development Agreement with Newage Rancho Mirage, LLC (the "10th Amendment"), which sets the terms for Transient Occupancy Tax for the proposed 106 condo hotel units. Overall, the newly proposed additions will provide high quality development to the Ritz Carlton property. With the new event space the Ritz Carlton will be able to host two simultaneous events and have additional capacity for restaurants with the Sky Mesa restaurant.
• PROGRAM LU 7.3A Adopt and implement flexible development policies, standards, and guidelines that encourage quality open space amenities in new residential subdivisions and planned developments. These policies, standards and guidelines shall be incorporated into the City Development Code and other appropriate regulatory documents.
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Response: The project proposes an amendment to the existing General Plan and Zoning Map to change the land use and zoning from Mountain Reserve (MR) to Resort Hotel (Rs - H) for 3.88 acres to allow for the development of the Sky Mesa recreational area. As detailed above minimal development is proposed as part of the Sky Mesa recreational area with a 6,273 square foot restaurant that will be built within the mountain area so visual impacts will be minimized and a 693 square foot restroom building. All other improvements will be recreation -related and will blend in with the surrounding environment.
4. 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, because the project meets the landscape requirements, provides a high level of architectural excellence and takes into account the surrounding properties with its two story design that is sufficiently set back from adjacent properties with a minimum 50 foot setback from exterior property lines. The design of the project is also enhanced by focusing higher building areas away from adjacent properties; and
5. The design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle access and public services and utilities (e.g., drainage, fire protection, sewers, water, etc.), ensure that the proposed development would not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or welfare, or injurious to the property or improvements in the vicinity and the applicable zoning district, because the project site will have access to Frank Sinatra Drive and sufficient emergency vehicle access will be provided. As proposed the project will not create a hazard or cause impacts to utilities as conditioned; and
6. Meets the criteria for payment of all of the Development Impact Mitigation Fees imposed upon new nonresidential construction in accordance with Chapter 3.29 of the Rancho Mirage Municipal Code; and
7. The design, location, and proposed uses is compatible with the character of existing development in the surrounding neighborhood, because the project, as proposed and conditioned, meets all development requirements of the Rancho Mirage Municipal Code. The project is consistent with the surrounding uses. The project design ensures compatibility with the surrounding neighborhood using architecture and site design; and
8. The subject site is physically suitable for the type and density/intensity of development being proposed, because the project complies with applicable provisions of the Rancho Mirage Municipal Code. The project provides high quality architectural design and is physically suitable in the location proposed. In addition, detailed site sections and a site visual plan which takes into account 16 viewpoints from the Planning Commission Staff Report AGENDA ITEM #
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DATE: January 9, 2025 EA21-0002, GPZMA21-0001, DA21-0002, MOD21-0004, TPM23-0002 Page 45 of 45 JUSTIFICATION OR INFORMATION CONTINUED:
adjacent Mirada residential community were prepared to ensure neighborhood compatibility.
9. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA); A Mitigated Negative Declaration (SCH#2024030267) was prepared based on Environmental Case No. EA21-0002 pursuant to the California Environmental Quality Act Section 15074. Environmental impacts will be less than significant with implementation of the project's mitigation measures for Air Quality, Biological Resources, Cultural Resources, Noise, Transpiration/Traffic, and Tribal Cultural Resources.
Planning Commission Staff Report AGENDA ITEM #
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ATTACHMENT 2
Aerial
Ritz Carlton Rancho Mirage
Environmental Assessment Case No. EA21-0002, General Plan Zoning Map Amendment Case No. GPZMA21-0001, Development Agreement Amendment Case No. DA21 0002, Major Modification Case No. MOD21-0004, & Tentative Parcel Map Case Number TPM23-0002 (TPM38768)
ATTACHMENT 3
CITY Or RANCHO MIPPGE
Planning Division
69-825 Highway 111
Rancho Mirage, CA 92270
Planning©RanchoMirageCA.gov
(760) 328-2266
PUBLIC HEARING NOTICE
CITY COUNCIL MEETING
Thursday, December 18, 2025 — 1:00 p.m.
Ritz Carlton Rancho Mirage - Environmental Assessment Case No. EA21-0002, General Plan Zoning Map Amendment Case No. GPZMA21-0001, Development Agreement Amendment Case No. DA21-0002, Major Modification Case No. MOD21- 0004, & Tentative Parcel Map Case Number TPM23-0002 (TPM38768).
Applicant: Kam Sang Company
Request: Consideration of the Ritz Carlton residences which is a modification to previously approved entitlements consisting of 106 condo units; event space and room for amenities; subterranean parking structure; and additional residential parking spaces.
Additionally, the Sky Mesa recreational area will include a restaurant, additional lawn event space and pool area. As part of the proposed project, a General Plan Zoning Map Amendment is proposed to amend the Mountain Reserve (MR) designation for the project's Sky Mesa Recreational area to Resort Hotel (Rs -H) on approximately 3.88 acres (APNs: 689-020-012 & 689-020-014). A Tentative Parcel Map (TPM38768) proposes to establish three parcels (excluding Sky Mesa area) with Parcel 3 of the map containing condo units (Ritz Carlton residences). Lastly, a 10th Amendment to the existing Development Agreement with Newage Rancho Mirage, LLC (the "10th Amendment") is proposed. Please note that the proposed project (excluding Sky Mesa) is a modification to the originally approved 2006 project entitlements that included residential villas and condominiums. The Planning Commission recommended approval on January 9, 2025.
Location: The project site occurs along Frank Sinatra Drive approximately 0.85 miles southwest of the intersection with Highway 111 within the City of Rancho Mirage (APNs: 689-330-026, -028, -031, -032, -034; 689-020-012, -014; & 689-331-001, -018).
NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the City of Rancho Mirage City Council regarding consideration of the above referenced project, pursuant to Rancho Mirage Municipal Code Titles 16 & 17. An environmental assessment application was submitted for the subject project and the determination was made that the project required an initial study. An Initial Study has been prepared to result in the recommendation to adopt a Mitigated Negative Declaration (MND). The IS/MND was circulated for a 30 -day public review period from March 11, 2024 to April 9, 2024. Based 258
EA21-0002, GPZMA21-0001, DA21-0002, MOD21-0004, & TPM23-0002 December 18, 2025 on the comments received, revisions were made to the IS/MND and it was recirculated for a subsequent 30 -day public review period from July 22, 2024 to August 20, 2024.
The Public Hearing will be held on Thursday, December 18, 2025, at 1:00 p.m., in the Council Chamber, 69-825 Highway 111, Rancho Mirage, California, at which time and place pertinent testimony will be heard. The file, including all environmental information, is available for public inspection at City Hall, Monday through Friday, between 8 a.m. and 5 p.m., and will be posted on the City's website with the publication of the City Council Agenda, to be posted at least 72 hours prior to the meeting.
Written testimony may be submitted to the City Clerk via email to CityClerk(c�RanchoMirageCA.gov, or mailed to City of Rancho Mirage, ATTN: City Clerk, 69-825 Highway 111, Rancho Mirage, CA 92270. Written testimony must be received no later than 10:00 a.m. on the day of the hearing to be considered by the City Council.
GOVERNMENT CODE § 65009 NOTICE: If you challenge this proposed activity in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this notice, or in written correspondence delivered to the City Council sufficiently prior to the Public Hearing to enable its consideration by them.
Vicinity Map — Not to Scale
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ATTACHMENT 4 (Part 1 of 2)
Ritz -Carlton Rancho Mirage
Initial Study/Mitigated Negative Declaration
December 2024
Introduction
The City has prepared this Final Initial Study/ Mitigated Negative Declaration (IS/MND) in conformance with Section 1 5070(a) of the CEQA Guidelines. This Final IS/MND includes a description of the proposed project, evaluation of potentially significant impacts associated with the proposed project, and incorporation of mitigation measures into the project design as necessary to reduce or eliminate the potentially significant effects of the project.
Recirculated IS/MND
The March IS/MND was circulated for a 30 -day public review period from March 11 to April 9, 2024. During the first public review period, the lead agency received four comment letters. After reviewing the comments received on the March 2024 IS/MND, the lead agency determined that the proposed project would have a potentially significant impact related to air quality that was not adequately analyzed or mitigated in the March 2024 IS/MND.
As specifically requested in the comment letter from Californians Allied for a Responsible Economy, a Health Risk Assessment (HRA) was prepared to analyze the project's potential to expose sensitive receptors to substantial pollutant concentrations. The results of this HRA concluded that additional mitigation was required to reduce impacts to less than significant.
Revisions were also made to mitigation measures MM-BIO-1 through MM-BIO-3 in response to comments made from CDFW, and MM-CUL-1 in response to comments from Agua Caliente Band of Cahuilla Indians. These changes merely clarify or amplify information already found in the March 2024 IS/MND, and do not raise important new issues about significant effects on the environment. Revisions are presented in strikeout/underline format in the Final MND.
Final IS/MND
During the second public review period from July 22, 2024 to August 20, 2024, the lead agency received four additional comment letters. In response to comments from CARE CA, a Noise Memorandum has been prepared to update the construction noise analysis using the FHWA RCNM model, and to include jackhammers, trucks, and vibratory rollers. Revisions were made to mitigation measures MM-CUL-1 in response to comments from Agua Caliente Band of Cahuilla Indians. These changes merely clarify or amplify information already found in the IS/MND, and do not raise important new issues about significant effects on the environment. Revisions are presented in strikeout/underline format in the Final IS/MND.
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ENVIRONMENTAL INITIAL STUDY
Project Title:
City Project No:
Lead Agency
Name and Address:
Applicant:
Contact Person:
Phone Number:
Project Location:
Accessor Parcel Numbers:
331-001,-18
General Plan Designation:
Zoning Designation:
Ritz -Carlton Rancho Mirage
EA21-0002, GPZMA21-0001, MOD21-OOO4 DA21-0002,
and TPM23-0002
City of Rancho Mirage
69-825 Highway 1 1 1
Rancho Mirage, California 92270
Phone: (760) 328-2266 Fax: (760) 324-9851
Kam Sang Company, Inc.
41 1 E. Huntington Drive, Suite 305
Arcadia, California 91006
Ben Torres
Planning Manager
Phone: (760) 328-2266 X253
The project site occurs along Frank Sinatra Drive approximately
0.85 miles southwest of the intersection with Highway 111 within the City of Rancho Mirage.
689-330-026, -28, -31, -32, -34; 689-020-012, -14; 689 - Resort Hotel (Rs -H) and Mountain Reserve (MR)
Resort Hotel (Rs -H) and Mountain Reserve (MR)
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TABLE OF CONTENTS
RITZ-CARLTON RANCHO MIRAGE
SECTION PAGE NO.
CHAPTER 1: PROJECT DESCRIPTION 11
CHAPTER 2: ENVIRONMENTAL ANALYSIS AND DETERMINATION ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED• 50
EVALUATION OF ENVIRONMENTAL IMPACTS• 51
ENVIRONMENTAL CHECKLIST AND DISCUSSION: 54
1. AESTHETICS 54
1.1 SETTING 54
1.2 DISCUSSION OF IMPACTS 55
1.3 MITIGATION MEASURES 57
2. AGRICULTURE AND FORESTRY RESOURCES 58
2.1 SETTING 59
2.2 DISCUSSION OF IMPACTS 59
2.3 MITIGATION MEASURES 60
3. AIR QUALITY 62
3.1 SETTING 62
3.2 DISCUSSION OF IMPACTS 71
3.3 MITIGATION MEASURES 85
4. BIOLOGICAL RESOURCES 86
4.1 SETTING 87
4.2 DISCUSSION OF IMPACTS 87
4.3 MITIGATION MEASURES 91
5. CULTURAL RESOURCES 94
5.1 SETTING 94
5.2 DISCUSSION OF IMPACTS 94
5.3 MITIGATION MEASURES 96
6. ENERGY 98
6.1 SETTING 98
6.2 DISCUSSION OF IMPACTS 99
6.3 MITIGATION MEASURES 105
7. GEOLOGY AND SOILS 107
7.1 SETTING 108
7.2 DISCUSSION OF IMPACTS 109
7.3 MITIGATION MEASURES 110
8. GREENHOUSE GAS EMISSIONS 111
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8.1 SETTING 111
8.2 DISCUSSION OF IMPACTS 112
8.3 MITIGATION MEASURES 121
9. HAZARDS AND HAZARDOUS MATERIALS 123
9.1 SETTING 124
9.2 DISCUSSION OF IMPACTS 125
9.3 MITIGATION MEASURES 128
10. HYDROLOGY AND WATER QUALITY 129
10.1 SETTING 130
10.2 DISCUSSION OF IMPACTS: 131
10.3 MITIGATION MEASURES 133
11. LAND USE AND PLANNING 139
11.1 SETTING 139
11.2 DISCUSSION OF IMPACTS 139
11.3 MITIGATION MEASURES 140
12. MINERAL RESOURCES 141
12.1 SETTING 141
12.2 DISCUSSION OF IMPACTS 141
12.3 MITIGATION MEASURES 141
13. NOISE 143
13.1 SETTING 143
13.2 DISCUSSION OF IMPACTS 148
13.3 MITIGATION MEASURES 154
14. POPULATION AND HOUSING 160
14.1 SETTING 160
14.2 DISCUSSION OF IMPACTS 160
14.3 MITIGATION MEASURES 161
15. PUBLIC SERVICES 162
15.1 SETTING 162
15.2 DISCUSSION OF IMPACTS 163
15.3 MITIGATION MEASURES 164
16. RECREATION 166
16.1 SETTING 166
16.2 DISCUSSION OF IMPACTS 166
16.3 MITIGATION MEASURES 167
17. TRANSPORTATION 168
17.1 SETTING 168
17.2 DISCUSSION OF IMPACTS 177
18. TRIBAL CULTURAL RESOURCES 208
18.1 SETTING 208
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18.2 DISCUSSION OF IMPACTS 209
18.3 MITIGATION MEASURES 209
19. UTILITIES AND SERVICE SYSTEMS 213
19.1 SETTING 214
19.2 DISCUSSION OF IMPACTS 214
19.3 MITIGATION MEASURES 217
20. WILDFIRE 219
20.1 SETTING 219
20.2 DISCUSSION OF IMPACTS: 219
20.3 MITIGATION MEASURES: 220
21. MANDATORY FINDINGS OF SIGNIFICANCE 221
21.1 DISCUSSION OF IMPACTS 221
21.2 MITIGATION MEASURES 222
CHAPTER 3: REFERENCES 234
APPENDICES
A-1 Air Quality and GHG Technical Report
A-2 Health Risk Assessment Memo
B Biological Resources Report
C Cultural Report
D Drainage Study
E-1 Noise Study
E-2 Noise Memo
F1 Traffic Report
F2 Vehicle Miles Travelled Analysis
G Parking Evaluation
H Geotechnical Report
Phase I ESA
J Response to Comments
FIGURES
Figure 1-1 Regional Map 18
Figure 1-2 Project Location 20
Figure 1-3 Ritz -Carlton Residences Site Plan 22
Figure 1-4 Sky Mesa Recreational Site Plan 24
Figure 1-5 Event Venue Elevations 26
Figure 1-6a Residences Elevations 28
Figure 1-6b Residences Elevations 30
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Figure 1-7 Sky Mesa Recreation Area Elevations 32
Figure 1-8 Proposed Access and Circulation 34
Figure 1-9a Landscape Plan for Residences at Ritz Carlton 36 Figure 1-9b Landscape Plan for Sky Mesa Recreational Area 38 Figure 1-10 Tentative Parcel Map 40
Figure 1-11 a Visual Simulation 1 — Rancho Mirage Entrance 42 Figure 1-11b Visual Simulation 2 — Villas of Mirada (Southern Entrance) 44 Figure 1-11c Visual Simulation 3 — Villas of Mirada (Northern Entrance) 46 Figure 1-12 Existing and Proposed Land Use Designations 48 Figure 10 -la Existing Conditions Hydrology Map for Residences at Ritz Carlton 135 Figure 10-1b Existing Conditions Hydrology Map for Sky Mesa Recreational Area 137 Figure 13-1 Noise Measurement Locations 156
Figure 13-2 Noise Measurement Locations 158
Figure 17-1 Traffic Impact Analysis (TIA) Study Intersections 204 Figure 17-2 Site Adjacent Roadway and Site Access Recommendations 206 TABLES
1-1 Proposed Residential Suite and Hotel Villa Units Types 13 3-1 Ambient Air Quality Standards 63
3-2 Coachella Valley Portion of the Salton Sea Air Basin Attainment Classification 66 3-3 Local Ambient Air Quality Data 68
3-4 SCAQMD Air Quality Significance Thresholds 70
3-5 Construction Scenario Assumptions 77
3-6 Estimated Maximum Daily Construction Emissions — Unmitigated 78 3-7 Estimated Maximum Daily Operational Emissions 79
3-8 Construction Localized Significance Thresholds Analysis 81 6-1 Construction Equipment Diesel Demand (Off -Road Equipment) 100 6-2 Construction Worker Gasoline Demand 100
6-3 Construction Vendor Diesel Demand 102
6-4 Construction Haul Truck Diesel Demand 102
6-5 Annual Mobile Source Gasoline Demand 104
6-6 Annual Diesel Demand 104
8-1 Greenhouse Gas Emissions Sources in California 112
8-2 Estimated Annual Construction GHG Emissions 114
8-3 Estimated Annual Operational GHG Emissions 116
8-4 Project Consistency with the SCAG Connect SoCal RTP/SCS 118 13-1 Significance Criteria Summary 144
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13-2 24 -Hour Ambient Noise Level Measurements 146
13-3 Construction Noise Level Compliance 149
13-4 Project Operational Noise Levels 150
13-5 Vibration Source Levels for Construction Equipment 153 13-6 Unmitigated Construction Equipment Vibration Levels 153 14-1 Existing and Projected Population, Household, and Employment Growth in the City of Rancho Mirage 161
17-1 Signalized Intersection Description of LOS 170
17-2 Unsignalized Intersection Description of LOS 171
17-3 Intersection Analysis for Existing (2019) Conditions 176 17-4 Peak Hour Queuing Summary for Existing (2019) Conditions 177 17-5 Project Trip Generation Summary — Typical Operations 178 17-6 Project Trip Generation Summary — Weekend Special Event 178 17-7 Cumulative Development Project Trip Generation Summary 181 17-8 Intersection Analysis for E+P Conditions 185
17-9 Peak Hour Queuing Summary for E+P Conditions 187
17-10 Intersection Analysis for EAP (2023) Conditions 190 17-11 Peak Hour Queuing Summary for EAP (2023) Conditions 191 17-12 Intersection Analysis for EACP (2023) Conditions 193 17-13 Peak Hour Queuing Summary for EAPC (2023) Conditions 195 17-14 Intersection Analysis for Horizon Year (2040) With and Without Project Conditions 197
17-15 Peak Hour Queuing Summary for Horizon Year (2040) Conditions 199 17-16 Rancho Mirage Citywide Vehicle Miles Travelled per Service Population 201 19-1 Water Demand Projections 215
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CHAPTER 1: PROJECT DESCRIPTION
Background
In 2006, an environmental impact report (EIR) was prepared for the Lodge at Rancho Mirage Hotel Expansion Project, which encompassed a total of 39.01 acres that included the existing Lodge Hotel site, and other developed and entitled lands within the lower foothills of the Santa Rosa Mountains. The 2006 Lodge at Rancho Mirage Hotel Expansion Project EIR (2006 EIR) included expansion, renovation and upgrading of the existing Lodge at Rancho Mirage Hotel (the "Hotel"), construction of new structures, parking and interior roadways, accessory buildings, support facilities and infrastructure, landscaping, and demolition of the existing tennis complex. The 2006 EIR also included an amendment to the existing Development Agreement for the subject property. The 2006 EIR analyzed portions of the Ritz -Carlton Residences site of the Ritz -Carlton Rancho Mirage Project (the proposed project) analyzed in this Initial Study but did not analyze the Sky Mesa Recreational Area (Figures 1-1 and 1-2).
The 2006 Lodge at Rancho Mirage Hotel Project site is located to the southwest of the Sky Mesa Recreation Area (Figure 1-2). The proposed project as analyzed in this Initial Study is not a tiered document of the 2006 The Lodge at Rancho Mirage Hotel Expansion Project EIR because the project analyzed in this Initial Study contains an area (the Sky Mesa Recreation Area) not analyzed in the 2006 EIR. Additionally, the 2006 EIR included development of the Tennis Villas within the approximately 7.96 -acre area (APN: 689-330-011) across Frank Sinatra Drive from the project site. The Tennis Villas include the development of 80,248 square feet of new development including 25 villas (with a total of 49 keys), outdoor patios/ gardens, plunge pool, hot tub, water features, pool bar, a wine cave, a covered golf cart pickup area, equipment, and a 26,330- sf underground parking structure onsite. The 25 Villas would be comprised of (1) one -bedroom suite (1 key); (11) two -bedroom villas (2 keys); (11) two -bedroom suites (2 keys); and (2) three -bedroom suites (2 keys).
The currently proposed project as addressed in this Initial Study does not alter any portion of the Tennis Villas as analyzed in the 2006 EIR.
California Environmental Quality Act Compliance
The City of Rancho Mirage (City) is the California Environmental Quality Act (CEQA) lead agency responsible for the review and approval of the proposed project. The City has prepared this Initial Study pursuant to the requirements of Section 15063 of the State CEQA Guidelines to determine if the proposed project may have a significant effect on the environment. The purpose of an Initial Study is to provide the Lead Agency (in this case, the City of Rancho Mirage) with information to use as the basis for deciding whether a project may have a significant effect on the environment. The City will utilize the Initial Study to determine if an EIR or a Negative Declaration is the appropriate environmental review document for the proposed project. The Initial Study also enables the applicant or City to modify a project to mitigated adverse impacts before an EIR is prepared, thereby enabling the project to qualify for a Negative Declaration.
In accordance with Section 15063(d) of the State CEQA Guidelines, this Initial Study contains: a description of the project; an identification of the environmental setting; an identification of environmental effects by use of a checklist and explanation; a discussion of ways to mitigate the significant effects identified, if any; an examination of the project's consistency with existing zoning and plans; and the persons who prepared the Initial Study.
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Purpose and Need
The purpose of the proposed project is to construct 48 residential suites (Building A-1) and 58 villas (Buildings B-1 to B-15) within the Ritz -Carlton Residences section of the project site (encompassing approximately 200,474 square feet), to construct 23,840 square feet of venue space, 5,510 square feet of amenity space, and 6,273 square feet of commercial space within the Sky Mesa Recreational Area portion of the project site for a total project size of approximately 236,750 square feet (Figure 1-2).
Project Location
The project site is located at 68900 Frank Sinatra Drive approximately 0.85 miles southwest of the intersection with State Route 111 in the City of Rancho Mirage, Riverside County (Assessor's Parcel Numbers 689-330-026, -028, -031 -032, -034; 689-020-012, -014 and 689-331-001, -18) (Figure 1-2). The majority of the 16.13 -acre project site is currently vacant and lies south and east of the existing Ritz -Carlton Rancho Mirage Hotel. Figures 1-1 and 1-2 show the regional location and local vicinity, respectively. The Residences portion accounts for approximately 11.62 acres and the Sky Mesa Recreation Area accounts for approximately 4.51 acres.
Environmental Setting and Surrounding Land Uses
The project site is vacant with dirt covering the majority of the site. The majority of the site that includes The Residences is mass graded. The portion of the site for the Sky Mesa Recreational Area is partially graded. An asphalt dead-end road has been constructed on the property as a temporary construction access point for the hotel to the north. A shipping container and construction equipment remain on the project site from construction staging activities during previous development on the hotel property. As mentioned above, the existing Ritz -Carlton Rancho Mirage Hotel is to the north and west of the project site with a hotel service access road immediately bordering the property. Another hotel service access road borders the project site to the northeast which leads to the proposed Sky Mesa Recreation Area. To the south is Mirada Circle and the Mirada single-family residential development. Confronting the project site across Frank Sinatra Drive to the northwest is a rough graded but undeveloped parcel that contains the site where the Tennis Villas of the Lodge at Rancho Mirage Hotel Project would be developed.
Land Use
The project site is situated on all or portions of Assessor parcel numbers 689-330-026, -028, -031 -032, -034; 689-020-012, -014 and 689-331-001, -18 which have a General Plan Land Use designation of Commercial:
Resort Hotel (Rs -H) and on parcels 689-020-012, -14 carrying an Open Space: Mountain Reserve (MR) designation.
The stated goal of the Resort Hotel (Rs -H) zone is for "the development of hotels and destination resorts with limited, ancillary commercial uses, such as spas, recreational facilities, restaurants, lounges, and small retail shops that directly support the primary use." The stated goal of the Mountain Reserve (MR) zone is "for public lands or property subject to conservation easements in the Santa Rosa Mountains. Uses are limited to recreational activities, such as hiking or equestrian and non -motorized bike trails and facilities consistent with the need to protect sensitive biological resources. Vehicular access is not permitted in this designation." City of Rancho Mirage
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Project Description
Proposed Land Uses
The applicant, Kam Sang Company, proposes to construct 106 residential suites and hotel villas encompassing approximately 200,474 -square feet, approximately 23,840 -square feet of event space, approximately 6,273 -square feet of commercial, and approximately 5,510 -square feet of amenity space at 68900 Frank Sinatra Drive. The proposed project would be approximately 236,748 square feet in total. Figure 1-3 and 1-4 shows the proposed site plans for the Ritz Carlton Residences and the Sky Mesa Recreational Area, respectively.
Ritz Carlton Residences and Hotel Villas
Residential Suites (Building A-1): The residential suites, event space, and commercial area would be located within Building A-1. This new building would provide an approximately 23,840 -square feet indoor event space and 3,960 -square feet exterior entertaining and garden spaces. The building would also house 48 residential suites over underground parking for both the suites and the event space along with additional parking for the existing hotel. Building A-1 would be 3 stories with a maximum height of 30 -feet, 3 -inches, with the exception of the entrance of the event space, which will be 39- feet 3- inches in height. Building elevations are shown on Figure 1-5.
Hotel Villas (Buildings B-1 to B-15): The proposed project also includes 58 proposed hotel villas with private garages across 15 buildings (Buildings B-1 to B-15) to the south and east of Building A-1. The hotel villas would be 2 stories with a maximum height of approximately 32 -feet, 4 -inches and building elevations are shown on Figures 1-6a and 1-6b. These residential suites and hotel villas would be comprised of a mix of one, two, and three -bedroom units; refer to Table 1-1, Proposed Residential Suite and Hotel Villa Unit Types, for a breakdown of unit types between the residential suites and hotel villas.
Table 1-1. Proposed Residential Suite and Hotel Villa Unit Types Location
Unit Type
Count
Residential Suites
1 bedroom/1 bath
26 2 bedroom/2 bath
12 3 bedroom/3 bath
10 Residential Suite Subtotal
48 Hotel Villas
2 bedroom/2 bath
29 3 bedroom/3 bath
29 Hotel Villas Subtotal
58 Total Units
106
An approximately 5,510 -square -foot, 33 feet and 6 inches tall, community clubroom/lounge with access to a central pool terrace as well as smaller amenity areas would also be located with the same area as the hotel villas. Refer to Figure 1-3 for the proposed location of the community lounge and Figure 1-5 for building elevations.
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Sky Mesa Recreation Area
To the northeast, the proposed 6,273 -square -foot Sky Mesa Recreation Area would provide additional event space, restaurant, and amenities such as a pool terrace and view opportunities of the surrounding areas. The Sky Mesa Recreation Area includes a restaurant built into the natural hillside with a pool and large lawn event space below the restaurant. A proposed 693 square foot restroom facility would be constructed into the hillside adjacent the restaurant and pool. Figure 1-7 shows the proposed building elevations for the Sky Mesa Recreation Area. A General Plan Zoning Map Amendment from Mountain Reserve (MR) to Resort Hotel (Rs -H) is concurrently proposed for the Sky Mesa Recreation Area.
Access and Parking
Proposed access and circulation to and within the project site is shown on Figure 1-8. Primary site access would be from Frank Sinatra Drive, with associated monument signage. Access to the hotel villas would be located at the existing traffic circle on Frank Sinatra Drive just south of the existing hotel access driveway. Access to Building A-1 (residential suites, event spaces, and underground parking) would be from the existing hotel access driveway. The existing hotel motor court would be modified to serve as the drop-off and entry point for the new event space and residential suites. An additional vehicular connection would be located to the east of Building A-1, which would provide additional hotel villa residential and service access. An internal road network and sidewalks provide connections throughout the site, to the existing hotel, and to the Sky Mesa Recreation Area.
The proposed project would include 499 parking spaces total, with 381 subterranean parking and 116 residential parking. As mentioned above, parking for Building A-1 is provided in a parking structure where 381 spaces serve the residential suites, event space, commercial uses, and additional spaces for the existing hotel. The hotel villas would have either 1 or 2 -car private garages, plus a driveway space for the one car garage hotel villas totaling 116 spaces.
Landscaping and Open Space
The proposed project will provide approximately 35% open space made up of landscape areas, pools, water features, and paths. Figures 1-9a and 1-9b shows the proposed landscape plan for the Residences at Ritz Carlton and the Sky Mesa Recreational Area, respectively. A desert landscape design is proposed throughout the project site including water cascades, multiple pools, rock escarpments, and fountains. Landscaping would be located throughout the project site and between proposed buildings with pedestrian access provided by the on -site pedestrian network. The proposed plant palette would comprise of native, drought - tolerant plantings, consistent with the existing hotel landscaping and surrounding areas.
A pedestrian walkway network would be located throughout the hotel villas and Sky Mesa Recreation Area. The pedestrian network would provide access to pools, ponds, and open space areas within the project site. Within the Sky Mesa Recreation Area, north of the proposed restaurant and pool, the pedestrian network would include viewpoints towards the north/east.
Utilities
Coachella Valley Water District (CVWD) provides domestic water service to the existing Ritz -Carlton Hotel via 18 -inch diameter water mains located in Frank Sinatra Drive and 8 -inch mains located in previous Tennis Complex entry drive. 12 -inch water mains are also located in roadways within the City of Rancho Mirage
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adjacent Mirada Estates subdivision.
CVWD provides wastewater collection and treatment services to the proposed project vicinity.
Wastewater is collected via 8 -inch sewer mains located within the Frank Sinatra Drive right-of-way.
These mains extend north along Frank Sinatra Drive, cross Highway 1 1 1 and connect with a sewer line located about one block northeast of Highway 1 1 1.
The proposed project would require sewer, water, and fire -serve water line lateral connections to the existing facilities in Frank Sinatra Drive. New irrigation improvements would follow the CVWD Model Water Efficient Landscape Ordinance.
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Construction
For the purposes of air quality analysis, it is anticipated that construction of the proposed project would begin in 20231. The anticipated sequence of construction is as follows:
• Demolition (none necessary)
• Site Preparation (previously performed)
• Grading (5 months)
• Building Construction (17 months)
• Paving (1 month)
• Architectural Coating (3 months)
Refer to the air quality analysis in Section 3 of this Initial Study for additional details. During the grading phase of construction, it is anticipated that approximately 6,920 cubic yards of material would be exported and no material would be imported. No-VOC paint, defined as paint with a VOC content of 5 grams/liter or less is proposed for the project.
Operation
The proposed project entails operation of residential suites and hotel villas, event space, commercial, and amenity space. The proposed 23,840 square foot event space and exterior entertaining and garden space would provide a space for residents, visitors and hotel guests. The proposed project would involve the construction of 106 residential units. These residential units would operate similar to time-share properties and therefore future residents would not be in the proposed residential units year-round.
During operation of the proposed project, special events would be held, similar to special events held at the existing hotel. Prior to any special event, the proposed project would obtain necessary and required approvals from the City with respect to special event permits and traffic management.
Discretionary Approvals
The two primary components of the proposed project, the Ritz Carlton Residences and the Sky Mesa Recreation Area, require a separate set of discretionary approvals. While these two components are considered a single project under CEQA, one portion may be developed separately from the other The approvals required of each are outlined below. The project requires approval of a Tentative Parcel Map (TPM38768) (see Figure 1-10, Tentative Parcel Map) which proposes to establish three parcels with Parcel 3 of the map containing 106 condo units.
The analysis assumes a construction start date of February 2023 and conclude in November 2024-, which represents the earliest date construction would initiate. While February 2023 has already passed, assuming the earliest start date and duration for construction represents the worst -case scenario for criteria air pollutant and GHG emissions because equipment and vehicle emission factors for later years would be slightly less due to more stringent standards for in -use off -road equipment and heavy-duty trucks, as well as fleet turnover replacing older equipment and vehicles in later years. Additionally, a shorter modeled duration results in slightly higher daily and annual emissions. Therefore, despite the fact that the construction schedule used for modeling has previously passes, given it represents the worst -case scenario, the analysis is still valid.
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Ritz Carlton Residences Discretionary Approvals
• Environmental Assessment
• Development Agreement Amendment
• Major Modification
• Tentative Parcel Map
Sky Mesa Recreation Area Discretionary Approvals
•
•
•
•
Environmental Assessment
Development Agreement Amendment
General Plan Zoning Map Amendment from Mountain Reserve to Resort Hotel Major ModificationPre
• Tentative Parcel Map
imiiary Deve
opmen
7 an
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17 Cahuilia
Peaty
a64 rrP
San
Bernardino
County
Project Location
RIVERSIDE
COUNTY
A
Mwrdy
HaD
bll m
0 Project Boundary
SOURCE: ESRI OpenStreetMap 2019
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FIGURE 1-1
Regional Map
thrLen 5.1xgrm Ow.
G Getraki keel (Yrcr..
Country Club Catae
u
Miles
277
Ritz -Carlton Rancho Mirage Initial Study
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Intentionally left blank
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19 0 Project Boundary
SOURCE: ESRI Clarity Imagery 2019
DUDE e _
Ritz -Carlton
4Lesidences
150 300
Feet
279
Sky"Mesa
Recreation Area
FIGURE 1-2
Project Location
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Intentionally left blank
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21 SOURCE: LCRA 2018
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FIGURE 1-3
Ritz -Carlton Residences Site Plan
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23 SOURCE: LCRA 2018
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FIGURE 1-4
Sky Mesa Recreational Site Plan
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Intentionally left blank
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25 11 IC VENUE: FRONT FLEVATION
THE VENUE: WEST ELEVATION
VIII1111ky ,
INI 1111111111 INN Pip it tu01111EI IlII ui iiiii I ii'I'II u rill 'ill ; iiii-igu I oi-11111111IIIIR i s
THE VENUE: EAST ELEVATION
llu �I �k 3� B '. 111141 ,iii;„
III" II�'U
SOURCE: LCRA 2018
DUDEK
FIGURE 1-5
Event Venue Elevations
285
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Intentionally left blank
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27 RESIDENTIAL SUITES: NORTI I ELE 'AI"IO'*
RESIDENTIAL SUITES: NORTH ELEVATION
SOURCE: LCRA 2018
DUDEK
FIGURE 1-6a
Residences Elevations
287
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Intentionally left blank
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29 SOURCE: LCRA 2018
DUDEK
FIGURE 1-6b
Residences Elevations
289
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Intentionally left blank
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31 C �'3
6,0
666
661
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ea
Esc:
664
676
614
612
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ELEVATION - NORTH
1 _
ELEVATION - EAST
SOURCE: LCRA 2018
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FIGURE 1-7
Sky Mesa Recreation Area Elevations
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33 SOURCE: Urban Crossroads 2020
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FIGURE 1-8
Proposed Access and Circulation
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35 SOURCE: Michael McKay 2018
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FIGURE 1-9a
Landscape Plan for Residences at Ritz Carlton
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37 SOURCE: LCRA, 2022
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FIGURE 1-9b
Landscape Plan for Sky Mesa Recreational Area
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Intentionally left blank
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39 UTILITY
IA
L
PROVIDERS
C.CNELIA VALLEE WATER DISTRICT
LEGEND AND UNIT COUNT
iwg xw sarnnm r owoowww
TOTAL IMINBCP OF PEP... CONDOMINIUM VATS: ION
cssams
----
T
// '.
9s nc.;
EXISTING HOTEL SITE/1
PARCEL = _
PROPOSED NDOMINIUM PROJECT.
30 Txenn'se29 s, / 28 \
-PARCEL MAP O. 11913
P.M.B. 53/IB-19
TENTATIVE PARCEL MAP NO. 38768
IN THE CITY OF RANCHO MIRAGE
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
FOR CONDOMINIUM PURPOSES
TINE DATA
1426.94 11,
Ross, cc,
121.1
DISTANCE
BLS
CURVE DATA
RADIUS
24.00 CR
DELTA
BP. JO
61.31 950.91
CO
CP
5.17 4911112
.99
A 0.30
cs
ID
19.2.30 CIL
C.
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115.50
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411855
NOTE
SEE SHEET 2 FOR LEGAL DESCRIPTION.
OWNER/SUBDIVIDER
RANCHO N.., CA 92270
AREA TABULATION
.or H PS , •'�. � s�+ao, s9.
EXISTING EASEMENT NOTES
NOICATLA PASEBIENT PLOTTED HEREON.
NO.S. PIPELINES. DO.. END CONDUITS Ar. W.... PURPOSES. RECO.. AN.INI 16. 1941 FA PANNIMENT NO. 1373 IN BOON .0. f OESLFI 00
µ a ..� amw� �u. ��� 000. ,.,,.=I 0900.a 0090-0„40„ OFw„e,. RECORD, o Iµ �� �vi ON 00 as I09w 500 NO. a„_o>=, . RECORDS...,, as. rJr. , H RECORDED DECEMBER ,s. , ss,�u00R so. ,ass -009.,0 o. OFFICIAL ssco.o,. ® µ .N INCIDENTAL PURPOSES. 000920 0 .9.BOO,IS
IN FAVOR OF: COACHELLA VELLA PATEN DISTRICT. A PUBLIC WPC, OF DIE STA. OF CALIF.NIA O. µD INCIDENTAL PURPOSES. RECORD. EL. IP TA.. INSTRUMENT IN FAVOR OP COACTI.A VATTED .TEP DISTRICT. A PUBLIC ...TT OF TNE STATE OF CALABENIA ro ka E.g.rzw' w w w Po OF ACRE. µD E0AESS FOR 000000000090920000
PROPOSED EASEMENT NOTES
�= a i .s (135.r na iol. x7444 of 7V , or IHPCr w.o .o. i.ao-° 000909xli9 ww c= MI.u. ix=rEnuer SOURCE: raSmith, 2024
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FIGURE 1-10
Tentative Parcel Map
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41 DUDEK
FIGURE 1-11a
Visual Simulation 1— Rancho Mirage Entrance
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43 DUDEK
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FIGURE 1-11b
Visual Simulation 2 — Villas of Mirada (Southern Entrance) Ritz -Carlton Rancho Mirage Initial Study
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45 DUDEK
305
FIGURE 1-11c
Visual Simulation 3 — Villas of Mirada (Northern Entrance) Ritz -Calton Rancho Mirage Initial Study
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47 O Project Boundary
Parcel Boundary
Land Use Designation
Very Low Density Residential
Medium Density Residential
Resort - Hotel
Mountain Reserve
SOURCE: ESRI Clarity Imagery 2019
DUDEK © °
200
400
Feet
317
O Project Boundary
Li Parcel Boundary
Land Use Designation
Very Low Density Residential
Medium Density Residential
Resort - Hotel
Mountain Reserve
Ritz -Carlton
Resort
Ritz -Carlton
Residences
Proposed
Sky Mesa
Recreation
Area
FIGURE 1-12
Existing and Proposed Land Use Designations
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CHAPTER 2: ENVIRONMENTAL ANALYSIS AND DETERMINATION
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics
Biological Resources
Geology and Soils
Hydrology and Water
Quality
Noise
Recreation
Utilities and Service
Systems
o
o
o
o
o
o
o
Agriculture and
Forestry Resources
Cultural Resources
Greenhouse Gas
Emissions
Land Use and
Planning
Population and
Housing
Transportation
Wildfire
o
o
o
o
o
Air Quality
Energy
Hazards and Hazardous
Materials
Mineral Resources
Public Services
❑ Tribal Cultural Resources
Mandatory Findings of
Significance
o
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EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project specific screening analysis).
2) All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c) (3) (D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion.
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8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance City of Rancho Mirage
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DETERMINATION:
initial evaluation:
x
(To be completed by the Lead Agency) On the basis of this I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. 12-20-2024
Ben Torres, Planning Manager Date:
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Environmental Checklist and Discussion:
The following checklist evaluates the proposed project's potential adverse impacts. For those environmental topics for which a potential adverse impact may exist, a discussion of the existing site environment related to the topic is presented followed by an analysis of the proposed project's potential adverse impacts. When the project does not have any potential for adverse impacts for an environmental topic, the reasons why there are no potential adverse impacts are described.
1. AESTHETICS
AESTHETICS — Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect
on a scenic vista?
b) Substantially damage scenic
resources including, but not
limited to, trees, rock
outcroppings, and historic
buildings within a state scenic
highway?
a
c) In non -urbanized areas,
substantially degrade the existing
visual character or quality of public
views of the site and its
surroundings? (Public views are
those that are experienced from
publicly accessible vantage point). If
the project is in an urbanized area,
would the project conflict with
applicable zoning and other
regulations governing scenic
quality?
d) Create a new source of
substantial light or glare which
would adversely affect day or
nighttime views in the area?
a
1.1 Setting
For the purposes of this analysis, a scenic vista is defined as a long, expansive view of a highly valued landscape from a publicly accessible vantage point. "Highly valued landscapes" can include natural open spaces, topographic formations including mountains or hills, or more generally, areas that City of Rancho Mirage
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contribute to a high level of visual quality. The City of Rancho Mirage's General Plan has identified view corridors along State Route (SR-) 111.
The proposed project consists of developing 48 residential suites and 58 hotel villas encompassing approximately 200,474 -square feet, approximately 23,840 -square feet of event space, approximately 6,273 - square feet of commercial, and approximately 5,510 -square feet of amenity space at 68900 Frank Sinatra Drive. As discussed in the Project Description, the proposed project also includes 58 proposed hotel villas with private garages across 15 buildings (Buildings B-1 to B-15) to the south and east of Building A-1. The hotel villas would be 2 stories with a maximum height of 32 -feet, 4 -inches and building elevations are shown on Figures 1-6a and 1-6b. The proposed Sky Mesa Recreational Area would construct an event space, a restaurant and bathroom facility built into the natural hillside, a pool and a large lawn event space. The heights of the structures would not substantially differ as the existing buildings are of similar heights.
The proposed Ritz -Carlton Residences site is located south of the existing hotel, north of a gated residential community, and southeast of another gated residential community (Figure 1-2). Additionally, there is a trail adjacent to the gated residential community to the northwest of the project site (Road Runner Trail). The proposed Ritz -Carlton Residences site is graded and is sparsely occupied by small vegetation and storage containers. The proposed Sky Mesa Recreational Area is located east of the existing hotel (Figure 1-2). The proposed Sky Mesa Recreational Area is largely graded atop a hillside and dotted with chaparral vegetation.
1.2 Discussion of Impacts
a) Less -than -Significant Impact: The City of Rancho Mirage General Plan (City of Rancho Mirage 2017) Land Use Element policy states that "the City shall ensure adequate visibility and accessibility for commercial development while preserving the scenic viewsheds from adjoining properties and public rights -of -way" (Policy LU 2.5).
The proposed project is located off of Frank Sinatra Drive, a public right-of-way, which includes views of the Santa Rosa Mountains to the north and southeast. The proposed project occurs to the east/southeast of Frank Sinatra Drive and therefore there is no impact to views to the north. The views of the mountains to the southeast include the existing Mirada single-family residential development which is situated at an elevation approximately 30 -feet higher than the proposed project entrance.
The proposed buildings are designed to meet the building height and setback regulations as required by the City of Rancho Mirage Zoning Ordinance, as discussed in Threshold 2(c).
Three renderings of the proposed project are presented in Figures 1 -11a -c. Locations of the proposed project renderings are also presented in Figures 1 -11a -c. The three renderings include renderings of two entrances to the Villas of Mirada (one on the North side of the site and one to the South; Figure 1-11 b and 1-1 1 c, respectively) and a rendering from the perspective from the entrance to the proposed development (Figure 1-11a). These three perspectives are generally the only locations along Frank Sinatra Drive in which a motorist could see the proposed project from a public vantage point. The terrain is such that it blocks the project up until the proposed project entrance. Figure 1-11c of the north end of Frank Sinatra Drive is the first location in which the project site can be seen by motorist.
A rendering at the entrance to the project site along Frank Sinatra Drive is presented in Figure 1-11a.
Views of the rendering includes multiple palm trees and desert landscaping along the entrance.
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Beyond the entrance are multiple buildings that are color blocked with neutral cream or tan color exterior. The buildings are two stories tall and would be surrounded by landscaping. A rendering from the perspective of the southern entrance to the Villas of Mirada (a gated residential neighborhood) shows the proposed buildings of similar designs as previously described (Figure 1- 11b). Landscaping along the streets would not change, and low dense landscaping can be seen along the proposed development. A rendering from the perspective of the northern entrance of the Villas of Mirada shows the proposed development just beyond the view of the existing hotel.
The proposed Sky Mesa Recreational Area cannot be seen from any of the three perspective locations as specified in Figures 1-11a through 1-11c.
There would be minimal visibility of the proposed development from Highway 11 1. A brief view of existing hotel buildings can be seen peaking over the hillside, although the majority of the proposed buildings would not be seen from Highway 111 due to mountains and elevation.
Visibility of the existing hotel can be seen from the parking lot of a car wash directly adjacent to Highway 111 and Frank Sinatra Drive. Even from the parking lot of the aforementioned car wash, the proposed development cannot be seen. The proposed development cannot be seen until motorists arrive at the northern entrance of Villas of Mirada (Figure 1-1 1 c).
As the existing topography increases to the southeast the views will not be obstructed by the proposed project and the impact to scenic vistas from the public right-of-way will be less than significant.
The City's General Plan Community Design Element (City of Rancho Mirage 2017) includes the goal of preservation and promotion of the special identity of Rancho Mirage as an "Oasis in the Desert," combining quality development with scenic, natural, and open space amenities. Exhibit 32 in the Community Design Element shows designated view corridors. The view corridors potentially within the potential project vicinity are looking northwest/southeasterly along both Highway 111 and the Whitewater River. The Community Design Element also addresses scenic arterial roadways which include Bob Hope Drive, Highway 111, Monterey Avenue, and Da Vali Drive.
The proposed project is not visible from the designated view corridors as it is located to the west over the Santa Rosa Mountains. Additionally, the proposed project is located off of Frank Sinatra Drive which is not considered a scenic roadway (City of Rancho Mirage 2017).
Therefore, impacts to scenic vistas regarding view corridors would be less than significant. b) No Impact: The project site is located off of Frank Sinatra Drive, which is not considered a scenic highway (City of Rancho Mirage 2017). Additionally, the project site has been previously graded and contains no scenic resources including, but not limited to, trees, rock outcroppings, and historic buildings. Therefore, there would be no impact. c) Less -than -Significant Impact: Per CEQA Statute 21071(0)(2), and urbanized area is defined as "an incorporated city that has a population of less than 100,000 persons ...and not more than two contiguous incorporated cities combined equals at least 100,000 persons." The combined populations of Rancho Mirage, Cathedral City, and Palm Springs exceed 100,000 persons, and therefore Rancho Mirage is considered an urbanized area under CEQA (SCAG 2019a, b, c).
In accordance with the City's Zoning Ordinance, the proposed project would comply with all applicable city design standards to protect scenic viewsheds. The project proposes buildings of varying heights with a maximum building height of 33 -feet, 6 -inches, with the exception of City of Rancho Mirage
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the entrance to the venue space in Building A-1 (with a height of 39 -feet and 3 inches) and the entrance to the underground parking structure (with a height of 47- feet). Table 2-5 in Section 17.10.20 of the City's Municipal Code identifies the development standards for setbacks and building height in the Rs -H zone, with additional height requirements outlined in Section 17.20.100. As part of the development plan application and project mapping progresses, the applicant would comply with the City's Municipal Code building height requirements with respect to the finished grade and setback requirements along the property line. The proposed event space would be located closest to the existing hotel, with the residential villas proposed between the hotel/event space and neighboring residential to the south. The proposed residential villas would be located at varying finished grades which would provide a variation in rooflines. The residential villas would be set back from surrounding properties by an internal landscaping buffer and internal driveways. Project design would provide a transition between the existing hotel use/proposed event space and the existing residential to the south in compliance with the development standards of the City's Municipal Code.
Additionally, the project site is currently zoned Resort Hotel (Rs -H) and Open Space: Mountain Reserve (MR) in the General Plan (City of Rancho Mirage 2017). The proposed hotel suites and villas are located on the Rs -H zoned property; with the concurrently proposed zoning amendment for the Sky Mesa Recreation Area, the proposed uses would also be located on an Rs -H zoned parcel. Therefore, the project would be consistent with the General Plan designation. Furthermore, the project site is not located within a scenic overlay zone. As described in Response 1(a) above, the proposed buildings will comply with building height and setback regulations and there would be less than significant impact regarding existing views and scenic quality from the public right-of-way will not be impacted. d) Less -than -Significant Impact: The residential suites, hotel villas, and sky mesa uses would include outdoor lighting. While this is a new source of light, existing hotel and the surrounding Mirada residential development already contains night -lighting. All lighting would comply with City of Rancho Mirage Municipal Code Section 17.18.050 (City of Rancho Mirage 2002) for shielding to control glare and prevent light spillover onto adjacent areas. The proposed project would have a less -than -significant impact on day or nighttime views related to light or glare.
1.3 Mitigation Measures
No mitigation measures required.
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2. AGRICULTURE AND FORESTRY RESOURCES
AGRICULTURE AND FORESTRY
RESOURCES —
In determining whether impacts to
agricultural resources are significant
environmental effects, lead agencies
may refer to the California
Agricultural Land Evaluation and Site
Assessment Model (1997) prepared
by the California Dept. of
Conservation as an optional model to
use in assessing impacts on
agriculture and farmland. Would the
project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Convert Prime Farmland, Unique
Farmland, or Farmland of
Statewide Importance (Farmland),
as shown on the maps prepared
pursuant to the Farmland
Mapping and Monitoring Program
of the California Resources
Agency, to non-agricultural use?
❑
❑
❑
❑
b) Conflict with existing zoning for
agricultural use, or a Williamson
Act contract?
❑
❑
X
c) Conflict with existing zoning for,
or cause rezoning of forest land,
timberland, or timberland zoned
Timberland Production?
❑
❑
❑
d) Result in the loss of forest land or
conversion of forest land to non
forest use?
❑
❑
X
e) Involve other changes in the
existing environment which, due
to their location or nature, could
result in conversion of Farmland,
to non-agricultural use?
X
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2.1 Setting
The project site is situated on all or portions of Assessor parcel numbers 689-330-026, -28, -32 which have a General Plan Land Use designation of Commercial: Resort Hotel (Rs -H) and on parcels 689-020-012, - 14 carrying an Open Space: Mountain Reserve (MR) designation.
According to the City of Rancho Mirage's 2005 General Plan Update EIR (City of Rancho Mirage 2005), there is no farming activity in the City and no agricultural land uses in the General Plan. Furthermore, the 2017 Rancho Mirage General Plan Update Addendum (2017 Addendum) states that agricultural lands are still not present in the City.
2.2 Discussion of Impacts
a) No Impact: According to the California Department of Conservation's Important Farmland Finder, the project site is located in Urban and Built -Up Land and Other Land. Urban and Build - Up Land is described as areas occupied by structures with a building density of at least one unit to 1.5 acres, or approximately six structures to 10 -acre parcels (DOC 2016). Other Land is described as land not included in any other mapping category, with common examples including low density rural developments, brush, timber, etc. (DOC 2016).
As previously discussed, there is no farming activity in the City and no agricultural land uses in the General Plan. Additionally, the 2005 General Plan EIR, which analyzed the entirely of the City, determined that agricultural resource impacts would be considered less than significant.
Furthermore, the 2017 Addendum to the General Plan EIR would not facilitate any conversion of agriculturally zoned lane. Therefore, this threshold is not addressed.
As such, the proposed project would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to non-agricultural use, and no impact would occur. b) No Impact: The Residences at Ritz Carlton portion of the project site is designated as Resort Hotel (Rs -H), and the Sky Mesa Recreational Area of the project site is designated as an Open Space: Mountain Reserve (MR) zone according to the City's Land Use Map (City of Rancho Mirage 2017). The Rs -H designation is zoned for commercial uses and the MR designation is zoned for open space preserve space (City of Rancho Mirage 2013). Neither of the designations support agricultural uses. As such, development of the proposed project would not conflict with existing zoning for agricultural use or a Williamson Act contract. No impacts would occur.
c) No Impact: The Residences at Ritz Carlton portion of the project site is designated as Resort Hotel (Rs -H), and the Sky Mesa Recreational Area of the project site is designated as an Open Space: Mountain Reserve (MR) zone according to the City's Land Use Map (City of Rancho Mirage 2017). The project site is not currently designated as or used for forestry resources.
Therefore, the proposed project would not conflict with existing zoning for forest land or timberland, and no impact would occur.
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d) No Impact: See response to Threshold 2(c). The proposed project would not result in the loss of forest land or conversion of forest land to non -forest use, and therefore no impacts would occur. e) No Impact: See response to Threshold 2(c). The proposed project would not result in the direct or indirect conversion of agricultural uses or forest land, and no impact would occur.
2.3 Mitigation Measures
No mitigation measures required.
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Intentionally left blank
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3. AIR QUALITY
AIR QUALITY — Where available, the
significance criteria established by
the applicable air quality
management district or air pollution
control district may be relied upon
to make the following
determinations. Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Conflict with or obstruct
implementation of the applicable
air quality plan?
❑
❑
❑
/1
b) Result in a cumulatively
considerable net increase of any
criteria pollutant for which the
project region is non -attainment
under an applicable federal or
state ambient air quality
standard?
❑
❑
►1
c) Expose sensitive receptors to
substantial pollutant
concentrations?
❑
❑O
❑
d) Result in other emissions (such
as those leading to odors)
adversely affecting a substantial
number of people?
❑
❑
�1
3.1 Setting
This section is based upon the Air Quality and Greenhouse Gas Technical Report and the Health Risk Assessment Memorandum prepared by Dudek (Appendix A-1 and A-2, respectively}. Background and methodologies regarding the air quality analysis can be found in Appendix A-1 and A-2.
Criteria Air Pollutants
Criteria air pollutants are defined as pollutants for which the federal and state governments have established ambient air quality standards, or criteria, for outdoor concentrations to protect public health. The federal and state standards have been set, with an adequate margin of safety, at levels above which concentrations could be harmful to human health and welfare. These standards are designed to protect the most sensitive persons from illness or discomfort. Pollutants of concern include O3, nitrogen dioxide (NO2), carbon monoxide (CO), sulfur dioxide (SO2), PM,o, PM25, and lead. In California, sulfates, vinyl chloride, hydrogen sulfide, and visibility -reducing particles are also regulated as criteria air pollutants. A detailed discussion of each pollutant of concern are presented in Appendix A-1.
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The federal Clean Air Act delegates the regulation of air pollution control and the enforcement of the National Ambient Air Quality Standards (NAAQS) to the states. In California, the task of air quality management and regulation has been legislatively granted to the California Air Resources Board (CARB), with subsidiary responsibilities assigned to air quality management districts and air pollution control districts at the regional and county levels. CARB, which became part of the California Environmental Protection Agency in 1991, is responsible for ensuring implementation of the California Clean Air Act of 1988, responding to the federal Clean Air Act, and regulating emissions from motor vehicles and consumer products.
CARB has established California Ambient Air Quality Standards (CAAQS), which are generally more restrictive than the NAAQS. The CAAQS describe adverse conditions; that is, pollution levels must be below these standards before a basin can attain the standard. Air quality is considered "in attainment" if pollutant levels are continuously below the CAAQS and violate the standards no more than once each year. The CAAQS for O3, CO, SO2 (1 -hour and 24 -hour), NO2, PMio, and PM2.5 and visibility -reducing particles are values that are not to be exceeded. All others are not to be equaled or exceeded. The NAAQS and CAAQS are presented in Table 3-1, Ambient Air Quality Standards.
Table 3-1. Ambient Air Quality Standards
Pollutant
Averaging Time
California Standardsa
National Standardsb
Concentrations
Primaryc• d
Secondaryc•e
O3
1 hour
0.09 ppm (180 ag/m3)
—
Same as primary
standardf
8 hours
0.070 ppm (137 µg/m3)
0.070 ppm (137
ag/m3)f
NO2g
1 hour
0.18 ppm (339 µg/m3)
0.100 ppm
(188 .g/m3)
Same as primary
standard
Annual
arithmetic
mean
0.030 ppm (57µg/m3)
0.053 ppm
(100 µg/m3)
CO
1 hour
20 ppm (23 mg/m3)
35 ppm
(40 mg/m3
None
8 hours
9.0 ppm (10 mg/m3)
9 ppm
(10 mg/m3)
SO2h
1 hour
0.25 ppm (655 µg/m3)
0.075 ppm
(196 ag/m3'
—
3 hours
—
—
0.5 ppm
(1,300 µg/m3)
24 hours
0.04 ppm (105 µg/m3)
0.14 ppm
(for certain areas)g
—
Annual
—
0.030 ppm
(for certain areas)g
—
PM,o'
24 hours
50 tg/m3
150 tg/m3
Same as primary
standard
Annual
arithmetic
mean
20µg/m3
—
PM2.s'
24 hours
—
35 µg/m3
Same as primary
standard
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Table 3-1. Ambient Air Quality Standards
Pollutant
Averaging Time
California Standardsa
National Standardsb
Concentrations
Primaryc,d
Secondaryc•e
Annual
arithmetic
mean
12µg/m3
12.0 µg/m3
15.0 µg/m3
Lead*
30 -day average
1.5µg/m3
—
—
Calendar
quarter
—
1.5µg/m3
(for certain areas)k
Same as primary
standard
Rolling 3 -month
average
—
0.15 µg/m3
Hydrogen
sulfide
1 hour
0.03 ppm (42 pg/m3)
—
—
Vinyl
chloridei
24 hours
0.01 ppm (26 pg/m3)
—
—
Sulfates
24- hours
25 pg/m3
—
Visibility
reducing
particles
8 hour (10:00
a.m. to 6:00
p.m. PST)
Insufficient amount to
produce an extinction
coefficient of 0.23 per
kilometer due to the
number of particles
when the relative
humidity is less than 70%
—
Source: Appendix A-1.
Notes: Os = ozone; ppm = parts per million by volume; µg/m3 = micrograms per cubic meter; NO2 = nitrogen dioxide; CO = carbon monoxide; mg/m3= milligrams per cubic meter; SO2 = sulfur dioxide; PMio = coarse particulate matter; PM2.5 = fine particulate matter; PST = Pacific Standard Time. o California standards for O3, CO, SO2 (1 -hour and 24 -hour), NO2, suspended particulate matter (PMio, PM2.5), and visibility -reducing particles are values that are not to be exceeded. All others are not to be equaled or exceeded. CAAQS are listed in the Table of Standards in Section 70200 of Title 17 of the California Code of Regulations.
b National standards (other than O3, NO2, SO2, particulate matter, and those based on annual averages or annual arithmetic mean) are not to be exceeded more than once per year. The O3 standard is attained when the fourth highest 8 -hour concentration measured at each site in a year, averaged over 3 years, is equal to or less than the standard. For PMio, the 24 -hour standard is attained when the expected number of days per calendar year with a 24 -hour average concentration above 150 pg/m3 is equal to or less than 1. For PM2.5, the 24 -hour standard is attained when 98% of the daily concentrations, averaged over 3 years, are equal to or less than the standard. • Concentration expressed first in units in which it was promulgated. Equivalent units given in parentheses are based on a reference temperature of 25°C and a reference pressure of 760 torr. Most measurements of air quality are to be corrected to a reference temperature of 25°C and a reference pressure of 760 torr; ppm in this table refers to ppm by volume, or micromoles of pollutant per mole of gas. d National primary standards: The levels of air quality necessary, with an adequate margin of safety, to protect the public health.
• National secondary standards: The levels of air quality necessary to protect the public welfare from any known or anticipated adverse effects of a pollutant.
On October 1, 2015, the national 8 -hour O3 primary and secondary standards were lowered from 0.075 to 0.070 ppm.
g To attain the national 1 -hour standard, the 3 -year average of the annual 98th percentile of the 1 -hour daily maximum concentrations at each site must not exceed 100 parts per billion (ppb). Note that the national 1 -hour standard is in units of ppb. California standards are in units of ppm. To directly compare City of Rancho Mirage
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h
the national 1 -hour standard to the California standards, the units can be converted from ppb to ppm.
In this case, the national standard of 100 ppb is identical to 0.100 ppm.
On June 2, 2010, a new 1 -hour SO2 standard was established, and the existing 24 -hour and annual primary standards were revoked. To attain the national 1 -hour standard, the 3 -year average of the annual 99th percentile of the 1 -hour daily maximum concentrations at each site must not exceed 75 ppb. The 1971 SO2 national standards (24 -hour and annual) remain in effect until 1 year after an area is designated for the 2010 standard, except that in areas designated nonattainment of the 1971 standards, the 1971 standards remain in effect until implementation plans to attain or maintain the 2010 standards are approved.
On December 14, 2012, the national annual PM2.5 primary standard was lowered from 15 ug/m3 to 12.0 ug/m3. The existing national 24 -hour PM2.5 standards (primary and secondary) were retained at 35 ug/m3, as was the annual secondary standard of 15 dig/m3. The existing 24 -hour PMro standards (primary and secondary) of 150 ug/m3 were also retained. The form of the annual primary and secondary standards is the annual mean averaged over 3 years.
CARB has identified lead and vinyl chloride as TACs with no threshold level of exposure for adverse health effects determined. These actions allow for the implementation of control measures at levels below the ambient concentrations specified for these pollutants.
The national standard for lead was revised on October 15, 2008, to a rolling 3 -month average. The 1978 lead standard (1.5 pg/m3 as a quarterly average) remains in effect until 1 year after an area is designated for the 2008 standard, except that in areas designated nonattainment for the 1978 standard, the 1978 standard remains in effect until implementation plans to attain or maintain the 2008 standard are approved.
Sensitive Receptors
Some land uses are considered more sensitive to changes in air quality than others, depending on the population groups and the activities involved. People most likely to be affected by air pollution include children, the elderly, athletes, and people with cardiovascular and chronic respiratory diseases. Facilities and structures where these air pollution -sensitive people live or spend considerable amounts of time are known as sensitive receptors. Land uses where air pollution -sensitive individuals are most likely to spend time include schools and schoolyards, parks and playgrounds, daycare centers, nursing homes, hospitals, and residential communities (sensitive sites or sensitive land uses). The South Coast Air Quality Management District (SCAQMD) identifies sensitive receptors as residences, schools, playgrounds, childcare centers, long- term healthcare facilities, rehabilitation centers, convalescent centers, and retirement homes (SCAQMD 1993). Residential land uses are located to the south of the project site. The closest off -site sensitive receptors to the project site include residences located approximately 25 meters (82 feet) south of the proposed project's limits of construction.
Toxic Air Contaminants (TACs)
The state Air Toxics Program was established in 1983 under AB 1807 (Tanner). The California TAC list identifies more than 700 pollutants, of which carcinogenic and noncarcinogenic toxicity criteria have been established for a subset of these pollutants pursuant to the California Health and Safety Code. In accordance with AB 2728, the state list includes the (federal) HAPs. In 1987, the Legislature enacted the Air Toxics "Hot Spots" Information and Assessment Act of 1987 (AB 2588) to address public concern over the release of TACs into the atmosphere. AB 2588 law requires facilities emitting toxic substances to provide local air pollution control districts with information that will allow an assessment of the air toxics problem, identification of air toxics emissions sources, location of resulting hotspots, notification of the public exposed to significant risk, and development of effective strategies to reduce potential risks to the public over 5 years.
TAC emissions from individual facilities are quantified and prioritized. "High -priority" facilities are required to perform a health risk assessment (HRA), and if specific thresholds are exceeded, the facility operator is required to communicate the results to the public in the form of notices and public meetings.
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In 2000, CARB approved a comprehensive diesel risk reduction plan to reduce diesel emissions from both new and existing diesel -fueled vehicles and engines (CARB 2000). The regulation is anticipated to result in an 80% decrease in statewide diesel health risk in 2020 compared with the diesel risk in 2000. Additional regulations apply to new trucks and diesel fuel, including the On -Road Heavy Duty Diesel Vehicle (In -Use) Regulation, the On -Road Heavy Duty (New) Vehicle Program, the In -Use Off -Road Diesel Vehicle Regulation, and the New Off -Road Compression -Ignition (Diesel) Engines and Equipment program. These regulations and programs have timetables by which manufacturers must comply and existing operators must upgrade their diesel - powered equipment. There are several Airborne Toxic Control Measures that reduce diesel emissions, including In -Use Off -Road Diesel -Fueled Fleets (13 CCR 2449 et seq.) and In -Use On -Road Diesel -Fueled Vehicles (13 CCR 2025).
Regional and Local Air Quality Conditions
Coachella Valley Portion of the Salton Sea Air Basin Attainment Designation Pursuant to the 1990 federal Clean Air Act amendments, the U.S. Environmental Protection Agency (EPA) classifies air basins (or portions thereof) as "attainment" or "nonattainment" for each criteria air pollutant, based on whether NAAQS have been achieved. Generally, if the recorded concentrations of a pollutant are lower than the standard, the area is classified as "attainment" for that pollutant. If an area exceeds the standard, the area is classified as "nonattainment" for that pollutant. If there is not enough data available to determine whether the standard is exceeded in an area, the area is designated as "unclassified" or "unclassifiable." The designation of "unclassifiable/attainment" means that the area meets the standard or is expected to be meet the standard despite a lack of monitoring data. Areas that achieve the standards after a nonattainment designation are re -designated as maintenance areas and must have approved Maintenance Plans to ensure continued attainment of the standards. The California Clean Air Act, like its federal counterpart, called for the designation of areas as "attainment" or "nonattainment," but based on CAAQS rather than the NAAQS. Table 3-2, Coachella Valley Portions of the Salton Sea Air Basin Attainment Classification, depicts the current attainment status of the project site with respect to the NAAQS and CAAQS.
Table 3-2. Coachella Valley Portion of the Salton Sea Air Basin Attainment Classification I
Pollutant _
Designation/Classification NE
Federal Standards
State Standards
Ozone (O3) -1 hour
No federal standard
Nonattainment
Ozone (O3) - 8 hour
Severe nonattainment
Nonattainment
Nitrogen dioxide (NO2)
Unclassifiable/attainment
Attainment
Carbon monoxide (CO)
Unclassifiable/attainment
Attainment
Sulfur dioxide (SO2)
Unclassifiable/attainment
Attainment
Coarse particulate matter
(PMio)
Serious nonattainment
Nonattainment
Fine particulate matter (PM2.5)
Unclassifiable/attainment
Attainment
Lead (Pb)
Unclassifiable/attainment
Attainment
Hydrogen sulfide
No federal standard
Unclassified
Sulfates
No federal standard
Attainment
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Table 3-2. Coachella Valley Portion of the Salton Sea Air Basin Attainment Classification Pollutant
Designation/Classification
Federal Standards
State Standards
Visibility -reducing particles
No federal standard
Unclassified
Vinyl chloride
No federal standard
No designation
Source: Appendix A-1
Notes: Bold text = not in attainment; attainment = meets the standards; attainment/maintenance = achieve the standards after a nonattainment designation; nonattainment = does not meet the standards; unclassified or unclassifiable = insufficient data to classify; unclassifiable/attainment = meets the standard or is expected to be meet the standard despite a lack of monitoring data.
In summary, the Salton Sea Air Basin (SSAB), which is where the project site is located, is designated as a nonattainment area for federal and state O3 standards and federal and state PMio standards. The SSAB is designated as an attainment area for federal and state CO, PM2.5, NO2, and SO2 standards.
Despite the current nonattainment status, air quality within the SSAB has generally improved since the inception of air pollutant monitoring in 1976. This improvement is mainly due to lower -polluting on -road motor vehicles, more stringent regulation of industrial sources, and the implementation of emission reduction strategies by SCAQMD. This trend toward cleaner air has occurred in spite of continued population growth. Despite this growth, air quality has improved significantly over the years, primarily due to the impacts of the region's air quality control program. PMio levels have declined almost 50% since 1990, and PM2.5 levels have also declined 50% since measurements began in 1999 (SCAQMD 2013). Similar improvements are observed with O3, although the rate of O3 decline has slowed in recent years.
Local Ambient Air Quality
CARB, air districts, and other agencies monitor ambient air quality at approximately 250 air quality monitoring stations across the state. SCAQMD monitors local ambient air quality in the region of the project site. Air quality monitoring stations usually measure pollutant concentrations 10 feet above ground level; therefore, air quality is often referred to in terms of ground -level concentrations. The most recent background ambient air quality data from 2017 to 2019 are presented in Table 3-3, Local Ambient Air Quality Data. The Palm Springs monitoring station, located at 590 Racquet Club Road, Palm Springs, California, is the nearest air quality monitoring station to the project site, located approximately 12.6 miles northwest of the project site. The data collected at this station are considered representative of the air quality experienced in the proposed project vicinity. Air quality data for O3, CO, NO2, PMio, and PM2.sfrom the Palm Springs monitoring station are provided in Table 3-3, Local Ambient Air Quality Data. Because SO2 measurements are not monitored at the Palm Springs monitoring station, the measurements were taken from the Rubidoux monitoring station (1588 Mission Boulevard, Rubidoux, California, approximately 69 miles northwest of the project site). The number of days exceeding the ambient air quality standards is also shown in Table 3-3, Local Ambient Air Quality Data.
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Table 3-3. Local Ambient Air Quality Data
Monitoring
Station
Unit
Averaging
Time
Agency/
Method
Ambient
Air
Quality
Standard
Measured Concentration by Year
Exceedances by Year
2017
2018
2019
2017
2018
2019
Ozone (Os)
Palm
Springs
ppm
Maximum 1-
hour
concentration
State
0.09 0.113
0.111
0.100
18 11
5 ppm
Maximum 8-
hour
concentration
State
0.070
0.097
0.099
0.084
63 58
34 Federal
0.070
0.097
0.099
0.085
57 56
39 Nitrogen Dioxide (NO2)
Palm
Springs
ppm
Maximum 1-
hour
concentration
State
0.18 0.043
0.043
0.041
0 0
0 Federal
0.100
0.043
0.043
0.041
0 0
0 ppm
Annual
concentration
State
0.030
0.007
0.007
0.00726
0 0
0 Federal
0.053
0.0065
0.0068
0.00726
0 0
0 Carbon Monoxide (CO)
Palm
Springs
ppm
Maximum 1-
hour
concentration
State
20 1
1 .1
1.3 0
0 0
Federal
35 1
1 .1
1.3 0
0 0
ppm
Maximum 8-
hour
concentration
State
9.0 0.4
0.8 0.7
0 0
0 Federal
9 0.4
0.8 0.7
0 0
0 Sulfur Dioxide (SO2)
Rubidoux
ppm
Maximum 1-
hour
concentration
Federal
0.075
0.0025
0.0017
0.0018
0 0
0 ppm
Maximum 24-
hour
concentration
Federal
0.14 0.0012
0.0009
0.0009
0 0
0 City of Rancho Mirage
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Table 3-3. Local Ambient Air Quality Data
Monitoring
Station
Unit
Averaging
Time
Agency/
Method
Ambient
Air
Quality
Standard
Measured Concentration by Year
Exceedances by Year
2017
2018
2019
2017
2018
2019
ppm
Annual
concentration
Federal
0.030
0.00029
0.00045
0.00042
0 0
0 Coarse Particulate Matter (PM io)b
Palm
Springs
µg/m3
Maximum 24-
hour
concentration
State
50 60.5
37.4 51.8
--
0 6
Federal
150
105.6
422.3
75.6 0
2 0
µg/m3
Annual
concentration
State
20 ND
20.1 19.9
--
--
--
Fine Particulate Matter (PM2.5)b
Palm
Springs
µg/m3
Maximum 24-
hour
concentration
Federal
35 14.5
30.2 15.5
0 0
0 µg/m3
Annual
concentration
State
12 6.0
6.0 6.0
--
--
--
Federal
12.0 6.0
6.0 6.0
--
--
--
Sources: Appendix A-1.
Notes: ppm = parts per million by volume; ND = insufficient data available to determine the value; -- = not available; ug/m3 = micrograms per cubic meter.
Data taken from CARB iADAM (CARB 2020) and EPA AirData ( http://www.epa.gov/airdata/) represent the highest concentrations experienced over a given year.
Exceedances of federal and state standards are only shown for O3 and particulate matter. Daily exceedances for particulate matter are estimated days because PMio and PM2.5 are not monitored daily. All other criteria pollutants did not exceed federal or state standards during the years shown.
There is no federal standard for 1 -hour ozone, annual PMio, or 24 -hour SO2, nor is there a state 24 -hour standard for PM2.5. a Mean does not satisfy minimum data completeness criteria. b Measurements of PMio and PM2.5 are usually collected every 6 days and every 1 to 3 days, respectively. Number of days exceeding the standards is a mathematical estimate of the number of days concentrations would have been greater than the level of the standard had each day been monitored.
The numbers in parentheses are the measured number of samples that exceeded the standard.
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Air Quality Significance Criteria
The SCAQMD has established Air Quality Significance Thresholds, as revised in March 2023, that set forth quantitative emission significance thresholds below which a project would not have a significant impact on ambient air quality under existing and cumulative conditions. The quantitative air quality analysis provided herein applies the SCAQMD thresholds identified in Table 3-4, SCAQMD Air Quality Significance Thresholds to determine the potential for the proposed project to result in a significant impact under CEQA.
Table 3-4. SCAQMD Air Quality Significance Thresholds
Criteria Pollutants Mass Daily Thresholds
Pollutant
Construction (Pounds per Day)
Operation
(Pounds
per Day)
VOCs
75 55
NO,
100
55 CO
550
550
SOx
150
150
PMio
150
150
PM2.5
55 55
Leada
3 3
TACs and Odor Thresholds
TACsb
Maximum incremental cancer risk ≥ 10 in 1 million
Chronic and acute hazard index ≥ 1.0 (project increment) Odor
Project creates an odor nuisance pursuant to SCAQMD Rule 402 GHG
10,000 MT/yr CO2eq for industrial facilities
Ambient Air Quality Standards for Criteria Pollutantsc
NO2 1 -hour average
NO2 annual
arithmetic mean
SCAQMD is in attainment; project is significant if it causes or contributes to an exceedance of the following attainment standards:
0.18 ppm (state)
0.030 ppm (state) and 0.0534 ppm (federal)
CO 1 -hour average
CO 8 -hour average
SCAQMD is in attainment; project is significant if it causes or contributes to an exceedance of the following attainment standards:
20 ppm (state) and 35 ppm (federal)
9.0 ppm (state/federal)
PMio 24 -hour average
PMio annual average
10.4 µg/m3 (construction)d
2.5 µg/m3 (operation)
1.0 pg/m3
PM2.5 24 -hour
average
10.4 µg/m3 (construction)d
2.5 µg/m3 (operation)
SO2 1 -hour average
SO2 24 -hour average
0.25 ppm (state) & 0.075 ppm (federal - 99th percentile)
0.04 ppm (state)
Sulfate 24 -hour
average
25 pg/m3 (state)
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Table 3-4. SCAQMD Air Quality Significance Thresholds
Criteria Pollutants Mass Daily Thresholds
Pollutant
Construction (Pounds per Day)
Operation
(Pounds
per Day)
Lead 30 -day average
Lead Rolling 3 -month
average
1.5 pg/m3 (state)
0.15 pg/m3 (federal)
Source: Appendix A. (SCAQMD 2023).
Notes: SCAQMD = South Coast Air Quality Management District; VOC = volatile organic compounds; NOx = oxides of nitrogen; CO = carbon monoxide; SOx = sulfur oxides; PMio = coarse particulate matter; PM2.5 = fine particulate matter; TAC = toxic air contaminant; NO2 = nitrogen dioxide; ppm = parts per million by volume; µg/m3 = micrograms per cubic meter.
GHG emissions thresholds for industrial projects, as added in the March 2015 revision to the SCAQMD Air Quality Significance Thresholds, were not include included in Table 4 as they are addressed within the GHG emissions analysis and not the air quality study.
For Coachella Valley, the mass daily thresholds for operations are the same as the construction thresholds. o The phaseout of leaded gasoline started in 1976. Since gasoline no longer contains lead, the project is not anticipated to result in impacts related to lead; therefore, it is not discussed in this analysis. b TACs include carcinogens and noncarcinogens.
• Ambient air quality standards for criteria pollutants are based on SCAQMD Rule 1303, Table A-2, unless otherwise stated.
d Ambient air quality threshold are based on SCAQMD Rule 403.
3.2 Discussion of Impacts
a) Less -than -Significant Impact: The project site is located in the City of Rancho Mirage within the South Coast Air Basin (SCAB), which includes the non -desert portions of Los Angeles, Riverside, and San Bernardino Counties, and all of Orange County, and is within the jurisdictional boundaries of the South Coast Air Quality Management District (SCAQMD).
The SCAQMD administers the SCAB's Air Quality Management Plan (AQMP), which is a comprehensive document outlining an air pollution control program for attaining the California Ambient Air Quality Standards (CAAQS) and National Ambient Air Quality Standards (NAAQS).
The 2022 AQMP was adopted on December 2, 2022, and was developed to address the 2015 national ozone standard. The 2022 AQMP provides the regional path towards improving air quality and meeting federal standards for air pollutants. The 2022 AQMP builds upon measures already in place from previous AQMPs. It also includes a variety of additional strategies such as regulation, accelerated deployment of available cleaner technologies (e.g., zero emissions technologies, when cost-effective and feasible, and low NOx technologies in other applications), best management practices, co -benefits from existing programs (e.g., climate and energy efficiency), incentives, and other Clean Air Act measures to achieve the 2015 federal ozone standard. The 2022 AQMP provides actions, strategies and steps needed to reduce air pollution emissions and meet ozone standards by 2037 (SCAQMD 2022).
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The purpose of a consistency finding with regard to the AQMP is to determine if a project is consistent with the assumptions and objectives of the regional air quality plans, and if it would interfere with the region's ability to comply with federal and state air quality standards. The SCAQMD has established criteria for determining consistency with the currently applicable AQMP in Chapter 12, Sections 12.2 and 12.3 of the SCAQMD CEQA Air Quality Handbook. These criteria are as follows (SCAQMD 1993):
To address the first criterion, project -generated criteria air pollutant emissions have been estimated and analyzed for significance and are addressed under Section 3.3(b). Detailed results of this analysis are included in Appendix AAppendix A-1. As presented in Section 3(b), construction and operation of the proposed project would not generate criteria air pollutant emissions that exceed the SCAQMD's thresholds, and it would therefore be consistent with Criterion No. 1.
The second criterion regarding the potential of the proposed project to exceed the assumptions in the AQMP or increments based on the year of project buildout and phase is primarily assessed by determining consistency between the proposed project's land use designations and its potential to generate population growth. In general, projects are considered consistent with, and not in conflict with or obstruct implementation of, the Air Quality Management Plan (AQMP) if the growth they produce in socioeconomic factors is consistent with the underlying regional plans used to develop the AQMP (SCAQMD 1993). The SCAQMD primarily uses demographic growth forecasts for various socioeconomic categories (e.g., population, housing, and employment by industry) developed by the Southern California Association of Governments (SCAG) for its 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020 RTP/SCS, also known as Connect SoCal) (SCAG 2020). SCAQMD uses this document, which is based on general plans for cities and counties in the SCAB, to develop the AQMP emissions inventory.2The SCAG RTP/SCS, and associated Regional Growth Forecast, are generally consistent with the local plans; therefore, the 2022 AQMP is generally consistent with local government plans. SCAG has developed Connect SoCal, the 2020-2045 RTP/SCS, which is a long-range visioning plan that balances future mobility and housing needs with economic, environmental and public health goals. Connect SoCal charts a path toward a more mobile, sustainable and prosperous region by making connections between transportation networks, between planning strategies and between the people whose collaboration can improve the quality of life for Southern Californians. Connect SoCal embodies a collective vision for the region's future and is developed with input from local governments, county transportation commissions, tribal governments, non-profit organizations, businesses and local stakeholders within the counties of Imperial, Los Angeles, Orange, 2 Information necessary to produce the emissions inventory for the SCAB is obtained from the SCAQMD and other governmental agencies, including the California Air Resources Board, Caltrans, and SCAG.
Each of these agencies is responsible for collecting data (e.g., industry growth factors, socioeconomic projections, travel activity levels, emission factors, emission speciation profile, and emissions) and developing methodologies (e.g., model and demographic forecast improvements) required to generate a comprehensive emissions inventory. SCAG incorporates these data into its Travel Demand Model for estimating/projecting vehicle miles traveled and driving speeds. SCAG's socioeconomic and transportation activities projections in their 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy are integrated in the 2022 AQMP (SCAQMD 2022).
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Riverside, San Bernardino and Ventura. Connect SoCal was adopted by the regional council on September 3, 2020.
As discussed in Section 11, Land Use and Planning, of this Initial Study, the project site is currently zoned Resort Hotel (Rs -H) and Open Space: Mountain Reserve (MR) in the General Plan (City of Rancho Mirage 2017). The proposed hotel suites and villas are located on the Rs -H zoned property and therefore consistent with the General Plan designation. This designation allows for the development of hotels and destination resorts with limited, ancillary commercial uses, such as spas, recreational facilities, restaurants, lounges, and small retail shops that directly support the primary use. The Sky Mesa is located on the MR zoned portion of the project site which is assigned to public lands or property subject to conservation easements in the Santa Rosa Mountains. Uses are limited to recreational activities, such as hiking or equestrian and non -motorized bike trails and facilities consistent with the need to protect sensitive biological resources. Vehicular access is not permitted in this designation.
Under existing conditions, the Sky Mesa portion of the project would conflict with the underlying land use designations. However, as part of the proposed project, the applicant is proposing an amendment to the City's General Plan that would expand the Resort Hotel (Rs - H) designation and zoning to encompass the Sky Mesa portion of the site, which is a privately owned property and not public land.
Per the description of allowable uses for Rs -H outlined above, the Sky Mesa Recreation Area would be consistent with Rs -H zone. With future approval and adoption of the zone change by City Council, the proposed project would not conflict with the City's General Plan with regard to allowable land uses.
As discussed in Section 14, Population and Housing, of this Initial Study, SCAG reported the City's population to be 18,739 persons as of 2018 (SCAG 2019a). In 2018 the City had a total of 14,492 housing units, and in 2017 the City had a total of 16,902 jobs (SCAG 2019a). By 2040, SCAG projected the City to have a population of 25,000 persons and 20,500 jobs (SCAG 2016).
According to the City of Rancho Mirage's General Plan - Housing Element (City of Rancho Mirage 2022017), the 2022-1-4 - 2029 Regional Housing Needs Allocation (RHNA) determined that the City needed a total of 1,7469,5 housing units. The proposed project would construct 106 residential units. However, these residential units would operate similar to time-share properties and therefore future residents would not be in the proposed residential units year- round. Because the proposed residential units are not typical residential units that residents cannot occupy year-round, theses housing units do not count towards the RHNA housing unit determination. SCAG's Local Profile Report for the City of Rancho Mirage indicated that the City's average household size was two persons per dwelling unit as of 2018 (SCAG 2019a). Using these assumptions, implementation of the proposed project would have the potential to increase the City's population by 216 persons. This population increase would comply with SCAG's projected population increase for the City. Accordingly, the proposed project is consistent with the SCAG RTP/SCS forecasts used in the SCAQMD AQMP development.
In summary, based on the considerations presented for the two criteria, impacts relating to the proposed project's potential to conflict with or obstruct implementation of the applicable AQMP would be less than significant.
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b) Less -than -Significant Impact: Air pollution is largely a cumulative impact. The nonattainment status of regional pollutants is a result of past and present development, and the SCAQMD develops and implements plans for future attainment of ambient air quality standards. Based on these considerations, project -level thresholds of significance for criteria pollutants are used in the determination of whether a project's individual emissions would have a cumulatively considerable contribution on air quality. If a project's emissions would exceed the SCAQMD significance thresholds, it would be considered to have a cumulatively considerable contribution. Conversely, projects that do not exceed the project -specific thresholds are generally not considered to be cumulatively significant.
A quantitative analysis was conducted to determine whether proposed construction activities would result in a cumulatively considerable net increase in emissions of criteria air pollutants for which the South Coast Air Basin (SCAB) is designated as nonattainment under the NAAQS or CAAQS. Criteria air pollutants include ozone (O3), nitrogen dioxide (NO2), carbon monoxide (CO), sulfur dioxide (SO2), particulate matter with an aerodynamic diameter less than or equal to 10 microns (PMio), particulate matter with an aerodynamic diameter less than or equal to
2.5 microns (PM2.$), and lead. Pollutants that are evaluated herein include volatile organic compounds (VOCs) and oxides of nitrogen (NOx), which are important because they are precursors to O3, as well as CO, sulfur oxides (SOx), PM,o, and PM2.5.
Regarding NAAQS and CAAQS attainment status,3 the SCAB is designated as a nonattainment area for national and California O3 and PM2.5 standards. The SCAB is designated as a nonattainment area for California PMio standards; however, it is designated as an attainment area for national PMio standards. The SCAB nonattainment status of O3, PM,o, and PM2.5 standards is the result of cumulative emissions from various sources of air pollutants and their precursors within the SCAB, including motor vehicles, off -road equipment, and commercial and industrial facilities. The SCAB is designated as an attainment area for national and California NO2, CO, and SO2 standards. Although the SCAB has been designated as partial nonattainment (Los Angeles County) for the federal rolling 3 -month average lead standard, it is designated attainment for the state lead standard.4
The proposed project would result in emissions of criteria air pollutants for which CARB and U.S.
Environmental Protection Agency (EPA) have adopted ambient air quality standards (i.e., the NAAQS and CAAQS). Projects that emit these pollutants have the potential to cause, or contribute to, violations of these standards. The SCAQMD CEQA Air Quality Significance Thresholds (refer to Table 3-4), as revised in April 2019, set forth quantitative emission significance 3 An area is designated as in attainment when it is in compliance with the NAAQS and/or the CAAQS. The NAAQS and CAAQS are set by the Environmental Protection Agency (EPA) and California Air Resources Board (CARB), respectively, for the maximum level of a given air pollutant that can exist in the outdoor air without unacceptable effects on human health or the public welfare. Attainment = meets the standards; attainment/maintenance = achieve the standards after a nonattainment designation; nonattainment = does not meet the standards.
4 Re -designation of the lead NAAQS designation to attainment for the Los Angeles County portion of the SCAB is expected based on current monitoring data. The phase out of leaded gasoline started in 1976.
Since gasoline no longer contains lead, the project is not anticipated to result in impacts related to lead; therefore, it is not discussed in this analysis.
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thresholds for criteria air pollutants, which, if exceeded, would indicate the potential for a project to contribute to violations of the NAAQS or CAAQS.
A proposed project would result in a substantial contribution to an existing air quality violation of the NAAQS or CAAQS for Os, which is a nonattainment pollutant, if the proposed project's construction or operational emissions would exceed the SCAQMD VOC or NOx thresholds shown in Table 3-4. These emission -based thresholds for O3 precursors are intended to serve as a surrogate for an "ozone significance threshold" (i.e., the potential for adverse O3 impacts to occur) because O3 itself is not emitted directly, and the effects of an individual project's emissions of O3 precursors (VOCs and NOx) on O3 levels in ambient air cannot be determined through air quality models or other quantitative methods.
The following discussion quantitatively evaluates project -generated emissions and impacts that would result from implementation of the proposed project.
Construction Emissions
Construction of the proposed project would result in the temporary addition of pollutants to the local airshed caused by on -site sources (e.g., off -road construction equipment, soil disturbance, VOC off -gassing from architectural coatings and asphalt pavement application) and off -site sources (e.g., vendor trucks, haul trucks, and worker vehicle trips). Specifically, entrained dust results from the exposure of earth surfaces to wind from the direct disturbance and movement of soil, resulting in PM,o and PM2.s emissions. Internal combustion engines used by construction equipment, haul trucks, vendor trucks (i.e., delivery trucks), and worker vehicles would result in emissions of VOC, NOx, CO, PMio, and PM2.5. Construction emissions can vary substantially from day to day depending on the level of activity; the specific type of operation; and, for dust, the prevailing weather conditions.
Application of architectural coatings, such as exterior paint and other finishes, and application of asphalt pavement would also produce VOC emissions. VOC off -gassing emissions result from evaporation of solvents contained in surface coatings such as in paints and primers used during construction of the facility. CaIEEMod calculates the VOC evaporative emissions from application of surface coatings based on the VOC emissions factor, the building square footage, and the assumed fraction of surface area. No-VOC paint, defined as paint with a VOC content of 5 grams/liter or less is proposed for the project.
The proposed project would be required to comply with SCAQMD Rule 403 to control dust emissions generated during any dust -generating activities. Standard construction practices that would be employed to reduce fugitive dust emissions include watering of the active dust areas up to two times per day, depending on weather conditions. Rule 403.1 is a supplemental rule to Rule 403 and is applicable to man-made sources of fugitive dust in Coachella Valley.
Rule 403.1 requires a Fugitive Dust Control Plan approved by South Coast AQMD or an authorized local government agency prior to initiating any construction/ earth -moving activity.
These requirements are only applicable to construction projects with 5,000 or more square feet of surface area disturbance and therefore applicable to the proposed project.
Emissions from the construction phase of the proposed project were estimated using the California Emissions Estimator Model (CaIEEMod) version 2020.04.0. For a conservative emission estimation, construction is assumed to begin in February 2023 and conclude in City of Rancho Mirage
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November 2024. In the event actual construction proceeds longer than this assumption, this analysis provides a conservative approach resulting in slightly higher daily emissions and annual emissions. While February 2023 has already passed, assuming the earliest start date and duration for construction represents the worst -case scenario for criteria air pollutant and GHG emissions because equipment and vehicle emission factors for later years would be slightly less due to more stringent standards for in -use off -road equipment and heavy- duty trucks, as well as fleet turnover replacing older equipment and vehicles in later years.
Therefore, despite the fact that the construction schedule used for modeling has previously passed, given it represents the worst -case scenario, the analysis is still valid. Construction is expected to last 22 months. A detailed depiction of expected construction schedules — including information regarding phasing, equipment used during each phase, trucks, and worker vehicles —is provided in Apperd'x AAppendix A-1. General construction equipment modeling assumptions are provided in Table 3-5, Construction Scenario Assumptions. The applicant provided project specific values for equipment mix for all construction phases.
Equipment horsepower, and load factors were based on CaIEEMod defaults. The project site is currently vacant and site preparation included clearing and grubbing has previously been performed and as such is not part of this analysis.
During the grading phase of construction, it is anticipated that approximately 6,920 cubic yards of material would be exported, and no material would be imported. For the analysis, it was generally assumed that heavy-duty construction equipment would be operating at the site 5 days per week. Detailed construction equipment modeling assumptions are provided in Appendix AAppendix A-1.
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Table 3-5. Construction Scenario Assumptions
Construction
Phase
One -Way Vehicle Trips
Equipment
Modeled Schedule
Average
Daily
Worker
Trips
Average Daily
Vendor Truck
Trips
Total Haul
Truck Trips
Types
Quantity
Usage
Hours
Start Date
Finish Date
Grading
10 8
692
Graders
1 8
2/1/2023
3/21/2023
Rubber -Tired Dozers
1 8
Tractors/Loaders/
Backhoes
2 8
Scrapers
2 8
Excavator
2 8
Building
Construction
50 46
60 Cranes
1 7
3/22/2023
8/20/2024
Forklifts
3 8
Generator Sets
1 8
Tractors/Loaders/
Backhoes
3 7
Welders
1 8
Paving
20 20
197
Pavers
2 8
8/21/2024
9/17/2024
Paving Equipment
2 8
Rollers
2 8
Architectural
Coating /
Finish Phase
70 60
380
Air Compressors
1 6
9/18/2024
10/15/2024
Notes: See Appendx AA9Dendix A-1 for details. Two one-way trips will be assumed per worker, per haul truck, and per vendor truck.
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Table 3-6, Estimated Maximum Daily Construction Criteria Air Pollutant Emissions - Unmitigated, shows the estimated maximum daily construction emissions associated with the construction phase of the proposed project.
Table 3-6. Estimated Maximum Daily Construction Emissions - Unmitigated Year
VOC
NO,
CO
SOX
PMio°
PM2.5°
pounds per day
2023
3.39 35.53
28.73 0.07
4.10 2.05
2024
6.15 30.88
40.98 0.10
4.50 2.03
Maximum Daily
Emissions
6.15 35.53
40.98 0.10
4.50 2.05
SCAQMD Threshold
75 100
550
150
150
55 Noted Threshold
exceeded?
No
No
No
No
No
No
Source: SCAQMD 2019.
Notes: VOC = volatile organic compound; NOx = oxides of nitrogen; CO = carbon monoxide; SOX = sulfur oxides; PMio = coarse particulate matter; PM2.5 = fine particulate matter; SCAQMD = South Coast Air Quality Management District.
See Appencix AAppendix A-1 for detailed results.
° These estimates reflect control of fugitive dust required by SCAQMD Rule 403, specifically, watering of active site areas two times per day.
As shown in Table 3-6, Estimated Maximum Daily Construction Emissions — Unmitigated, daily construction emissions would not exceed the SCAQMD significance thresholds for VOC, NO, CO, SOx, PMio, or PM2.5 during project construction. Therefore, construction impacts of the proposed project would be less than significant, and no mitigation measures are required.
Operational Emissions
Operation of the proposed project would produce VOC, NOx, CO, SO,, PMio, and PM2.5 emissions associated with vehicular traffic, area sources (consumer products, architectural coatings, landscaping equipment), energy sources (natural gas, appliances, and space and water heating), and stationary sources (emergency generator). CaIEEMod was used to estimate daily emissions from these operational sources including modelling the emissions of a 1,200 -horsepower (hp) diesel - fired emergency generator based on 1 -hour per day and 50 -hours per year of operation per SCAQMD Rule 1470, which limits emergency generators to 50 -hours of use per year for maintenance and testing. CaIEEMod default emission factors were used for the proposed generator, corresponding with the install dates.
On -road vehicular emissions associated with the proposed project operation were modeled using trip generation rates for the Ritz -Carlton residences, Sky Mesa Restaurant, and weekend special events at the proposed project venue space estimated by Urban Crossroads. The venue space was modeled in CaIEEMod as an arena. Additional modeled land uses include the parking garage with elevator, swimming pools, driveway parking and paved roads.
Emissions from energy sources also include natural gas combustion for appliances and space and water heating. CaIEEMod defaults were also used for area sources (landscape maintenance equipment, consumer products, and architectural coatings for maintenance of buildings).
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Table 3-7, Estimated Maximum Daily Operational Emissions, summarizes the maximum daily area, energy, mobile, and stationary (emergency generator) emissions of criteria pollutants that would be generated by the development of the proposed project and how emissions compare to the SCAQMD thresholds of significance. As shown, the increase in all criteria pollutants is below SCAQMD thresholds. The values shown are the maximum summer or winter daily emissions (i.e., foreseeable worst case) results from CaIEEMod. Details of the emission calculations are provided in Appendix AAppendix A-1.
Table 3-7. Estimated Maximum Daily Operational Emissions mil
Emission Source Im
VOC
NOx I
CO I
SOx I
[v
I 'i
(pounds per day)
Proposed Project
Area
3.23 0.10
8.80 <0.01
0.05 0.05
Energy
0.13 1.12
0.77 0.01
0.09 0.09
Mobile
5.29 7.37
52.23 0.12
12.46 3.39
Stationary
1.97 8.81
5.02 0.01
0.29 0.30
Total
10.62 17.40
66.82 0.14
12.89 3.83
SCAQMD Threshold
75 100
550
150
150
55 Threshold Exceeded?
No
No
No
No
No
No
Source: Appendix AAppendix A-1.
Notes: VOC = volatile organic compound; NOx = oxides of nitrogen; CO = carbon monoxide; SOx = sulfur oxides; PM10 = coarse particulate matter; PM2.5 = fine particulate matter.
Area sources = consumer product use, architectural coatings, and landscape maintenance equipment.
Energy sources = natural gas. Mobile sources = motor vehicles. Stationary sources = emergency generator.
See Appencix AApr endix A-1 for detailed results. The values shown are the maximum summer or winter daily emissions results from CaIEEMod.
As shown in Table 3-7, Estimated Maximum Daily Operational Emissions, the increase in emissions associated with the operation of the proposed project would not exceed the SCAQMD thresholds for VOC, NOx, CO, SOX, PM10, or PM2.5.
As previously discussed, the SCAB has been designated as a federal nonattainment area for O3 and PM2.5, and a state nonattainment area for O3, PMio, and PM2.5. Construction and operational activities of the proposed project would generate VOC and NOx emissions (precursors to O3) and emissions of PMio and PM2.5. However, as indicated in Tables 3-6 and 3- 7, project -generated emissions would not exceed the SCAQMD emission -based significance thresholds for VOCs, NOx, PM10, or PM2.5, and therefore the proposed project would not cause a cumulatively significant impact.
Cumulative localized impacts would potentially occur if a project were to occur concurrently with another off -site project. Schedules for potential future projects near the proposed project area are currently unknown; therefore, potential impacts associated with two or more simultaneous projects would be considered speculative.5 However, future projects would be subject to CEQA and would require an air quality analysis and, where necessary, mitigation. 5 The CEQA Guidelines state that if a particular impact is too speculative for evaluation, the agency should note its conclusion and terminate discussion of the impact (14 CCR 15145).
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Criteria air pollutant emissions associated with construction activity of future projects would also be reduced through implementation of control measures required by the SCAQMD.
Cumulative PMio and PM2.s emissions would be reduced because all future projects would be subject to SCAQMD Rule 403 (Fugitive Dust), which sets forth general and specific requirements for all sites in the SCAQMD. In addition, cumulative VOC emissions would be subject to SCAQMD Rule 1113 (Architectural Coatings).
Therefore, the proposed project would not result in a cumulatively considerable increase in emissions of nonattainment pollutants, and impacts would be less than significant during construction and operation. No mitigation is required.
c) Less -than -Significant Impact with Mrnitigation Incorporated: Localized project impacts associated with construction criteria air pollutants emissions are assessed below and were determined to be less than significant. Sensitive receptors are discussed in detail in Section 3.1.2, Sensitive Receptors.
Localized Significance Thresholds
A localized significance threshold (LST) analysis was performed to evaluate localized air quality impacts to sensitive receptors in the immediate vicinity of the project site as a result of project activities. The impacts were analyzed using methods consistent with those in the SCAQMD's Final Localized Significance Threshold Methodology (2008). The project site is located within Source - Receptor Area 30 (Coachella Valley).
The greatest on -site daily emissions of NOx, CO, PMio, and PM2.s generated during construction occurred during the grading period of the project construction. Based on the construction schedule, it was assumed that one grader, one rubber tired dozer, two scrappers and two crawler tractors (CaIEEMod category: tractor/loader/backhoes) would be used based on the applicant provided construction equipment schedule. CaIEEMod default values assume that during an 8 - hour day, graders, rubber tired dozers and crawler tractors can each disturb a maximum of 0.5 acres and scrapers each disturb one acre. This results in a total of four acres disturbed per day from the equipment. The SCAQMD LST values for 2 acres and 5 acres within Source -Receptor Area 30, with a nearby receptor distance of 25 meters (82 feet), were used to interpolate values for the proposed project's 4 -acre disturbance per day.
Project construction activities would result in temporary sources of on -site criteria air pollutant emissions associated with construction equipment exhaust and dust -generating activities.
According to the Final Localized Significance Threshold Methodology, "off -site mobile emissions from the proposed project should not be included in the emissions compared to the LSTs" (SCAQMD 2008). Trucks and worker trips associated with the proposed project are not expected to cause substantial air quality impacts to sensitive receptors along off -site roadways since emissions would be relatively brief in nature and would cease once the vehicles pass through the main streets. Therefore, off -site emissions from trucks and worker vehicle trips are not included in the LST analysis. For the on -site portions of operation of trucks and worker vehicles, trips were limited to 1,000 feet (assumed on -site distance). The maximum daily on -site construction emissions generated during construction of the proposed project is presented in Table 3-8, Construction Localized Significance Thresholds Analysis, and compared to the SCAQMD localized significance City of Rancho Mirage
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criteria for Source -Receptor Area 30 to determine whether project -generated on -site construction emissions would result in potential LST impacts.
Table 3-8. Construction Localized Significance Thresholds Analysis Year
NO2
CO
PMio
PM2.5
pounds per day (on site)
2023
34.76 28.30
3.77 1.95
2024
26.29 34.86
1.20 1.09
Maximum Daily On Site Emissions
34.76 34.86
3.77 1.95
SCAQMD LST Criteria
266.33
1,961.00
11.67 7.00
Threshold Exceeded?
No
No
No
No
Source: Appendix AAppendix A-1.
Notes: NO2 = nitrogen dioxide; CO = carbon monoxide; PMio = particulate matter; PM2.5 = fine particulate matter; SCAQMD = South Coast Air Quality Management District; LST = localized significance threshold.
See Appenc.x AADDendix A-1 for detailed results.
Localized significance thresholds are shown for a 4 -acre project site and a distance of 25 meters (82 feet) to the nearest sensitive receptor.
As shown in Table 3-8, proposed construction activities would not generate emissions in excess of site -specific LSTs. Furthermore, in compliance with Program AQ 1.1C, described in the City's General Plan, the City will coordinate with developers and encourage the phasing and staging of development to assure the lowest construction related pollutant emission levels practical and impose mitigation measures, including the use of water trucks and temporary irrigation systems, as well as other measures that will effectively limit fugitive dust emissions resulting from construction or other site disturbance. Therefore, localized project construction impacts would be less than significant. No mitigation is required.
CO Hotspots
Traffic -congested roadways and intersections have the potential to generate localized high levels of CO. Localized areas where ambient concentrations exceed federal and/or state standards for CO are termed CO "hotspots." CO transport is extremely limited and disperses rapidly with distance from the source. Under certain extreme meteorological conditions, however, CO concentrations near a congested roadway or intersection may reach unhealthy levels, affecting sensitive receptors. Typically, high CO concentrations are associated with severely congested intersections operating at an unacceptable level of service (LOS) (LOS E or worse is unacceptable). Projects contributing to adverse traffic impacts may result in the formation of a CO hotspot. Additional analysis of CO hotspot impacts would be conducted if a project would result in a significant impact or contribute to an adverse traffic impact at a signalized intersection that would potentially subject sensitive receptors to CO hotspots.
The Code of Federal Regulations (CFR) Procedures for Determining Localized CO, PMio, and PM2.5 Concentrations (hot -spot analysis), states that "CO, PMio, and PM2.5 hot -spot analyses are not required to consider construction -related activities, which cause temporary increases in emissions. Each site which is affected by construction -related activities shall be considered separately, using established 'Guideline' methods. Temporary increases are defined as those which occur only during the construction phase and last five years or less at any individual site" City of Rancho Mirage
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(40 CFR 93.123(c)(5)). While project construction would involve on -road vehicle trips from trucks and workers during construction, construction activities are considered temporary. As a result, the proposed construction activities would not require a project -level construction hotspot analysis.
Projects contributing to adverse traffic impacts may result in the formation of CO hotspots. To verify that the project would not cause or contribute to a violation of the CO standard, a screening evaluation of the potential for CO hotspots was conducted. The traffic impact study for the proposed project, which is included in this Initial Study as Appendix F, and Section 17 of this Initial Study evaluated whether there would be a decrease in the level of service (LOS) (i.e., increased congestion) at the intersections affected by the proposed project. The potential for CO hotspots was evaluated based on the results of the traffic impact study. The California Department of Transportation Institute of Transportation Studies Transportation Project -Level Carbon Monoxide Protocol (CO Protocol; Caltrans 2010) was followed for this analysis. CO hotspots are typically evaluated when (1) the LOS of an intersection decreases to LOS E or worse; (2) signalization and/or channelization is added to an intersection; and (3) sensitive receptors such as residences, schools, and hospitals are located in the vicinity of the affected intersection or roadway segment.
The proposed project's traffic impact study evaluated 3 intersections including Frank Sinatra Drive and Dwy, 1, Frank Sinatra Drive and Dwy, 2, and Hwy 111 and Frank Sinatra Drive. As determined by the traffic impact study, the addition of the proposed project traffic to study area intersections did not result in deficient intersection LOS operations. Therefore, further analysis is not required.
Accordingly, the proposed project would not generate traffic that would contribute to potential adverse traffic impacts that may result in the formation of CO hotspots. In addition, due to continued improvement in vehicular emissions at a rate faster than the rate of vehicle growth and/or congestion, the potential for CO hotspots in the SCAB is steadily decreasing. Based on these considerations, the proposed project would result in a less -than -significant impact to air quality with regard to potential CO hotspots. No mitigation is required.
Toxic Air Contaminants
Toxic air contaminants (TACs) are defined as substances that may cause or contribute to an increase in deaths or in serious illness, or that may pose a present or potential hazard to human health. As discussed under the LST analysis, the nearest sensitive receptors are single family residential dwellings adjacent and south of the project site.
Health effects from carcinogenic air toxics are usually described in terms of cancer risk. The SCAQMD recommends an incremental cancer risk threshold of 10 in 1 million. "Incremental cancer risk" is the net increased likelihood that a person continuously exposed to concentrations of TACs resulting from a project over a 9-, 30-, and 70 -year exposure period will contract cancer based on the use of standard Office of Environmental Health Hazard Assessment (OEHHA) risk -assessment methodology (OEHHA 2015). In addition, some TACs have non -carcinogenic effects. The SCAQMD recommends a Hazard Index of 1 or more for acute (short-term) and chronic (long-term) non -carcinogenic effects.6 6 Non -cancer adverse health risks are measured against a hazard index, which is defined as the ratio of the predicted incremental exposure concentrations of the various non -carcinogens from the project to published reference exposure levels that can cause adverse health effects.
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TACs that would potentially be emitted during construction activities associated with development of the proposed project would be diesel particulate matter.
Diesel particulate matter DPM) emissions would be emitted from heavy equipment operations and heavy-duty trucks. Heavy-duty construction equipment is subject to a California Air Resources Board (CARB) Airborne Toxics Control Measure for in -use diesel construction equipment to reduce diesel particulate emissions. As described for the LST analysis, PMio (representative of diesel particulate matter) exposure would be minimal. According to the OEHHA, health risk assessments (which determine the exposure of sensitive receptors to toxic emissions) should be based on a 30 - year exposure period for the maximally exposed individual resident. -A Health Risk Assessment has been prepared for the project, and the construction HRA for the project demonstrate that the construction DPM emissions would result in a potential maximum cancer risk at the MEIR above the 10 in one million cancer risk threshold and a potential chronic hazard risk below the 1.0 Chronic Hazard Index threshold in the absence of mitigation. Because the potential maximum cancer risk at the MEIR exceeds the applicable CEQA threshold, project construction would result in a potentially significant impact if mitigation were not imposed.
Mitigation Measure MM-AQ-1 has been set forth to reduce DPM and any associated cancer risk.
MM-AQ-1 states that, prior to the commencement of construction activities, the applicant shall require its construction contractor to demonstrate that all 75 -horsepower or greater diesel -powered equipment is powered with CARB-certified Tier 4 engines. .However, suci assessmen s shou d a so oe im'-ed -o ie period/dura-on o- ac-'v'-ies associa ed wi h proposed proeec . -he dura-ion of le proposed cons-ruc= on ac -'v' -'es woud cons 'tu e a sma perce rage of le o a 30 year posure period. -he cons-ruc-ior period or ie proposed pro'ec wou d be approxima e y 22 mon-is, a --er wiic i cons -ruc-ion-re a -ed AC em'ss ons wou d ccase. Due o •h's re a-ive y sior period o • exposure aid min'ma par cu a e emissions on si e, -ACs genera ed durirg cons-ruc-i n would not be expected to result in concentrations causing significant health risks.
Following completion of on -site construction activities, the proposed project would not involve routine operational activities that would generate TAC emissions other than intermittent maintenance and testing of the natural diesel -fired emergency generator, which would be limited to 50 hours per year. SCAQMD Rule 1470 limits operation of emergency generators to 50 hours per year for maintenance and testing). Due to this relatively short period of exposure, small engine size of the emergency generator (1,200 hp), and minimal on -site particulate emissions from other sources, TACs generated during operation would not result in concentrations causing significant health risks as demonstrated through SCAQMD' Risk Assessment Tool for Rule 1401 and 212, (Version 8.1). The Risk Assessment Tool, a spreadsheet program, was used to perform a screening level evaluation of the cancer and non -cancer health effects of the emergency generator emissions pursuant to Rule 1401, see Appendix AAppendix A-1 for program results. As shown in Appendix AAppendix A-1, the emergency generator passes Tier II Maximum Individual Cancer Risk (MICR).
For the reasons described above, the proposed project would not result in substantial TAC exposure to sensitive receptors in the vicinity of the proposed project with the inclusion of MM- AQ-1, and impacts would be less than significant with mitigation. No mitigation is required.
Health Effects of Criteria Air Pollutants
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Construction of the proposed project would generate criteria air pollutant emissions; however, the project would not exceed the SCAQMD mass -emission thresholds.
Health effects associated with O3 include respiratory symptoms, worsening of lung disease leading to premature death, and damage to lung tissue. VOCs and NOx are precursors to O3, for which the SCAB is designated as nonattainment with respect to the NAAQS and CAAQS. Thus, existing O3 levels in the SCAB are at unhealthy levels during certain periods.
Because the project would not involve construction or operational activities that would result project is not anticipated to substantially contribute to regional O3 concentrations and the associated health impacts.
Exposure to NO2 and NOx can irritate the lungs, cause bronchitis and pneumonia, lower resistance to respiratory infections, and enhance allergic responses. Project construction and operation would not exceed the SCAQMD NOx threshold, and existing ambient NO2 concentrations are below the NAAQS and CAAQS. Thus, implementation of the project is not expected to exceed the NO2 standards or contribute to associated health effects.
Health effects associated with CO include chest pain in patients with heart disease, headache, light-headedness, and reduced mental alertness. CO tends to be a localized impact associated with congested intersections. CO hotspots were discussed previously as a less than significant impact. Thus, the proposed project's CO emissions would not contribute to the health effects associated with this pollutant.
Particulate matter exposure has been linked to a variety of problems, including premature death in people with heart or lung disease, nonfatal heart attacks, irregular heartbeat, aggravated asthma, decreased lung function, and increased respiratory symptoms such as irritation of the airways, coughing, or difficulty breathing (EPA 2016). The SCAB is designated as nonattainment for PMio under the CAAQS and nonattainment for PM2.5 under the NAAQS and CAAQS. Implementation of the proposed project would not generate emissions of PMio or PM2.s that would exceed the SCAQMD's thresholds. Accordingly, the proposed project's PMio and PM2.5 emissions are not expected to cause any increase in related regional health effects for these pollutants. Impacts would be less than significant. No mitigation is required.
In summary, the proposed project would not result in a potentially significant contribution to regional concentrations of non -attainment pollutants and would not result in a significant contribution to the adverse health effects associated with those pollutants with implementation of MM-AQ-1. Impacts would be less than significant with mitigation.
No m'f'ga
•on 's requ'rod.
Less -than -Significant Impact: The occurrence and severity of potential odor impacts depend on numerous factors. The nature, frequency, and intensity of the source; wind speed and direction; and the sensitivity of receiving location each contribute to the intensity of the impact.
Although offensive odors seldom cause physical harm, they can be annoying, cause distress among the public, and generate citizen complaints.
During construction of the proposed project, exhaust from equipment may produce discernible odors typical of most construction sites. Potential odors produced during construction would be City of Rancho Mirage
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attributable to concentrations of unburned hydrocarbons from tailpipes of construction equipment.
However, such odors would disperse rapidly from the project site and generally occur at magnitudes that would not affect substantial numbers of people. Accordingly, impacts associated with odors during construction would be less than significant.
SCAQMD provides a list of land uses associated with odor concerns, which include agricultural uses, wastewater treatment plants, food -processing plants, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding (SCAQMD 1993). The proposed project includes operation of hotel facilities, and restaurant spaces, which are not anticipated to generate odors and does not result in operation of the types of land uses listed in SCAQMD's screening criteria.
For the reasons described above, proposed project construction and operation would result in an odor impact that would be less than significant. No mitigation is required.
3.3 Mitigation Measures
No m'
'ga
ion 's required.
MM-AQ-1 Construction Equipment - Use of Tier 4 Engines
Prior to the commencement of construction activities for the project, the applicant shall require its construction contractor to use California Air Resources Board CARB)- certified Tier 4 engines for all diesel -powered equipment pieces that are 75 horsepower or greater throughout all phases of construction.
In the event of changed circumstances ,e.g., changes in the availability of specific types of construction equipment), the applicant may submit a request to the City to apply an equivalent method of achieving project -generated construction emissions that fall below the numeric cancer risk standards established by the South Coast Air Quality Management District (SCAQMD,. Documentation using industry -standard emission estimation methodologies shall be furnished to the City demonstrating that estimated project -generated construction emissions would not exceed the applicable SCAQMD cancer risk threshold with the alternate construction method(s). If the documentation demonstrates that project -generated construction emissions will remain below the applicable SCAQMD cancer risk threshold, then the City may approve the alternate construction methods , at the City's discretion.
Required construction equipment fleet and methodologies approved by the City shall be included in the contract specifications for the applicant's construction contractor.
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4. BIOLOGICAL RESOURCES
BIOLOGICAL RESOURCES -- Would the
project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect,
either directly or through habitat
modifications, on any species
identified as a candidate, sensitive,
or special status species in local or
regional plans, policies, or
regulations, or by the California
Department of Fish and Wildlife or
U.S. Fish and Wildlife Service?
❑
X
❑
b) Have a substantial adverse effect
on any riparian habitat or other
sensitive natural community
identified in local or regional plans,
policies, and regulations or by the
California Department of Fish and
Wildlife or US Fish and Wildlife
Service?
❑
c) Have a substantial adverse effect
on state or federally protected
wetlands (including, but not limited
to, marsh, vernal pool, coastal, etc.)
through direct removal, filling,
hydrological interruption, or other
means?
❑
(-
a
d) Interfere substantially with the
movement of any native resident
or migratory fish or wildlife species
or with established native resident
or migratory wildlife corridors, or
impede the use of native wildlife
nursery sites?
❑
❑
.1
e) Conflict with any local policies or
ordinances protecting biological
resources, such as a tree
preservation policy or ordinance?
X
❑
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Less Than
Significant
Potentially
with
Less Than
BIOLOGICAL RESOURCES -- Would the
Significant
Mitigation
Significant
No
project:
Im Dact
Incorporation
Impact
Impact
f) Conflict with the provisions of an
adopted Habitat Conservation
Plan, Natural Community
Conservation Plan, or other
approved local, regional, or state
habitat conservation plan?
IX
4.1 Setting
This section is partially based upon the Biological Resources Report prepared by Dudek for the Sky Mesa Recreation portion of the project (Appendix B). As the Residences portion of the project site has been analyzed for potential impacts to biological resources as part of the 2006 EIR and subsequently cleared and graded, it is only briefly discussed in this section.
The Residences Area of the project site is vacant and has been extensively graded. The surrounding areas to the east and north are also disturbed, developed urban areas. Surveys conducted in 2006 for the Residences portion indicated that sensitive species known to occur in the area include the Coachella desert snail, chuckwalla, and the Peninsular bighorn sheep (City of Rancho Mirage 2006).
The project site is located within the Coachella Valley's Multiple Species Habitat Conservation Plan (CVMSHCP) area of interest, and the Santa Rosa and San Jacinto Mountains Conservation Area is located just south of the project's proposed Sky Mesa Recreational Area (CVMSHCP 2016).
The Sky Mesa Recreation Area is vacant, with a portion that has been partially graded and the remaining areas containing native desert vegetation along steep slopes. A total of six vegetation communities and land cover types occur within the study area based on general physiognomy and species composition. Four vegetation communities were mapped and include brittle bush scrub, creosote bush - brittle bush scrub, fountain grass swards, and tamarisk thickets, and two land covers (disturbed habitat and urban/developed) occur within the Sky Mesa Recreation Area.
4.2 Discussion of Impacts
a) Less -than -Significant Impact with Mitigation Incorporated. The proposed Residence Area of the project site has been extensively graded and is not likely support any candidate, sensitive, or special status species (City of Rancho Mirage 2006).
No federally or state -listed plant species have a potential to occur within the proposed Sky Mesa Recreation Area of the project site. There are no special -status plant species with a moderate or high potential to occur. No listed or non -listed special -status wildlife species were incidentally observed during the June 2021 biological survey. One federally and state -listed species has a moderate potential to occur within the study area: Peninsular bighorn sheep. Peninsular bighorn sheep is covered under the CVMSHCP. One non -listed species has a moderate potential to occur within the project site: red diamondback rattlesnake. Red diamondback rattlesnake is not covered under the CVMSHCP.
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One non -listed special -status species, burrowing owl, has a low potential to occur within the flatter portions of the proposed Sky Mesa Recreation Area site. This species is covered by the CVMSHCP; therefore, the project would implement MM-BIO-1, which would ensure consistency with the CVMSHCP, by including payment of the CVMSHCP development mitigation fee. Additionally, MM- BIO-2 would be implemented and would require adherence to the Land Use Adjacency Guidelines to ensure there would be no significant impacts to this special -status wildlife species. This species is also protected under the Migratory Bird Treaty Act and California Fish and Game Code Section 3516, which protect nesting birds. Additionally, project construction could result in direct and indirect impacts to nesting birds, including the loss of nests, eggs, and fledglings if ground - disturbing activities occur during the nesting season (generally February 15 through August 31).
Construction activities during this time may result in reduced reproductive success and may violate the federal Migratory Bird Treaty Act and California Fish and Game Code. If construction (including any ground -disturbing activities) occurs during the nesting season, a nesting bird survey must be conducted by a qualified biologist prior to grading activities and impacts to nests must be avoided. As such, implementation of MM-BIO-3, which requires a pre -construction nesting bird survey, and MM-BIO-4, which requires a pre -construction survey for burrowing owls, would be required to reduce potential impacts to less than significant.
Reptiles
One special -status reptile has a moderate potential to occur within the Sky Mesa Recreation Area of the project site: red diamondback rattlesnake. This species is not covered by the CVMSHCP, and impacts could be potentially significant. Due to the amount of adjacent and nearby habitat, loss of fragmented habitat is considered less than significant. However, direct impacts could occur through crushing of individuals during grading, entombment of burrowing species, and removal of habitat.
Most reptile species exhibit a "flight" response to disturbance, resulting in temporary displacement, or if disturbance is constant, permanent displacement. The project contains suitable habitat (i.e., desert scrub and rocky conditions) that may be impacted as a result of project implementation; however, suitable habitat will be available adjacent to the affected region, and individuals would be expected to move away from construction activities. Entombment of individuals would be avoided through implementation of MM-BIO-5, which would include covering open trenches. With implementation of MM-BIO-5, direct impacts to the few individuals that may be harmed by construction activities would be less than significant.
Potential indirect impacts to red diamondback rattlesnake would be limited to short-term impacts from construction activities and could result from fugitive dust that can degrade habitat and result in health implications for wildlife species; noise and vibration that can stress wildlife species or cause them to leave an area of otherwise suitable habitat; increased human presence, which can also disrupt daily activities of wildlife and cause them to leave an area; and release of chemical pollutants, such as from oil leaks from construction vehicles and machinery. Therefore, indirect impacts to red diamondback rattlesnake could be significant. However, although red diamondback rattlesnake is not covered under the CVMSHCP, the project would be required to implement MM-BIO-2, which includes construction best management practices and compliance; therefore, with implementation of MM-BIO-2, impacts would be less than significant.
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One federally and state -listed threatened species, desert tortoise, has additional requirements under the CVMSHCP. This species is covered by the CVMSHCP; however, according to the USWFS CVMSHCP amended permit (TE-104601-1), permit term and condition no. 45 states for projects located outside of the proposed conservation areas within the 50,272 acres of naturally occurring desert tortoise habitat anticipated to be impacted, the Permittee shall either (1) notify the USFWS 45 days prior to the issuance of a grading permit to allow for the potential salvage of adult tortoises within this notification time period or (2) condition such projects to conduct desert tortoise clearance surveys per the USFWS's protocol. The project site overlaps modeled desert tortoise habitat; however, since it was determined to not support suitable habitat for desert tortoise as discussed in Appendix B, it is recommended that the Permittee notify the USFWS 45 days prior to issuance of a grading permit. Therefore, with implementation of MM-BIO-1, MM-BIO-2, and MM-BIO-6, which requires adherence to the USFWS CVMSHCP amended permit term and condition no. 45, potential impacts to desert tortoise would be reduced to less than significant.
Mammals
One federally and state -listed species has a moderate potential to occur within the project area: Peninsular bighorn sheep; however, this species is covered under the CVMSHCP.
However, with implementation of MM-BIO-1 and MM-BIO-2, impacts would be reduced to a less than significant level.
As such, impacts to candidate, sensitive, or special status species would be less than significant with mitigation incorporated.
b) Less -than -Significant Impact with Mitigation Incorporated. The Residences Area of the project site is vacant and heavily graded. There are no riparian habitat or other sensitive natural communities identified in local or regional plans. The Sky Mesa Recreation Area portion of the project site does not contain any riparian habitat or other sensitive natural community identified by CDFW or USFWS. However, the Sky Mesa Recreation Area portion of the project site includes Sonoran creosote bush scrub, which is a naturally occurring community covered under the CVMSHCP. To comply with the CVMSHCP, development fees will be required to mitigate habitat loss. Therefore, MM-BIO-1 and MM-BIO-2 would be implemented to ensure that there would be no significant impacts to special -status vegetation communities. Therefore, impacts would be less than significant with mitigation incorporated. c) No Impact. The Residences Area portion of the project site has been mass graded and contains no watercourses or natural drainage features. Additionally, the Sky Mesa Recreation Area portion of the project site does not contain any jurisdictional waters. Therefore, no impacts associated with federally protected wetlands would occur. d) Less -than -Significant Impact with Mitigation Incorporated. According to the City's General Plan - Conservation and Open Space element, the City offers limited opportunities for the preservation of wildlife migration corridors due to the pattern of development in the City. The primary wildlife corridors within the City include Santa Rosa Mountains and the Whitewater River (City of Rancho Mirage 2017). There is existing fencing separating the adfacent Conservation Area from the proposed pro'ect site which was previously installed to prevent Peninsular bighorn sheep from entering and grazing on the Ritz Carlton Hotel property. As described in Appendix B, Wildlife movement within the project site is unlikely due to the steep topography City of Rancho Mirage
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and urbanized area to the west (i.e., existing Ritz -Carlton Hotel). However, the remainder of the site and the surrounding environment consist of open desert scrub habitat that likely function as open habitat but do not function as a corridor for wildlife. The project site does not function as a wildlife corridor and does not support any wildlife nursery sites._ Therefore, no impacts associated with wildlife corridors would occur.
Additionally, the project would comply with the federal Migratory Bird Treaty Act with implementation mitigation measure MM-BIO-3, which requires pre -construction nesting bird surveys and would reduce potentially significant impacts. Therefore, impacts would be less than significant with mitigation incorporated.
e) Less -than -Significant Impact with Mitigation Incorporated. The City of Rancho Mirage General Plan contains several elements that were established to address potential impacts to biological resources. Specifically, the Conservation and Open Space Element establishes biological resources goals, policies, and programs that address potential impacts to candidate, sensitive, or special -status species and their habitats. The City is a Permittee of the CVMSHCP; therefore, compliance with the CVMSHCP provides Permittees with take authorization for covered species for all covered activities, which includes development outside of CVMSHCP conservation areas. Therefore, the project is a covered activity, and compliance with the CVMSHCP would provide take authorization for covered species. Therefore, with implementation of MM-BIO-1 through MM-BIO-6, the project would not conflict with the City of Rancho Mirage General Plan.
In addition, a General Plan Zoning Map Amendment from Mountain Reserve (MR) to Resort Hotel (Rs -H) is concurrently proposed for the proposed Sky Mesa Recreation Area. Under existing conditions, the proposed Sky Mesa project would conflict with the underlying land use designations. However, as part of the proposed project, the applicant is proposing an amendment to the City's General Plan that would expand the Resort Hotel (Rs -H) designation and zoning of the existing Ritz Carlton to encompass the Sky Mesa site. As noted, the MR zone was adopted for the purposed of avoiding or mitigating possible impacts on sensitive biological resources and with implementation and adherence of the above mitigation measures, the project would not conflict with the City of Rancho Mirage General Plan. Therefore, impacts would be less than significant with mitigation incorporated. f) Less -than -Significant Impact with Mitigation Incorporated. The City of Rancho Mirage is a participant of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) (CVMSHCP n.d.a.). The CVMSHCP aims to conserve over 240,000 acres of open space and protect 27 plant and animal species, and the City of Rancho Mirage represents approximately 15,760 acres of the area covered by the plan (CVMSHCP n.d.a.; City of Rancho Mirage 2017).
As stated in Appendix B, the project site is within the CVMSHCP area. The project site is not located within any CVMSHCP conservation areas; however, it is adjacent to the Santa Rosa and San Jacinto Mountains Conservation Area. A fee is required for all projects located within the CVMSHCP plan area. As such, the proposed project would adhere to MM-BIO-1 and would pay applicable fees as described in Threshold 4(e). Therefore, impacts to the CVMSHCP are expected to be less than significant with Mitigation Incorporated.
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4.3 Mitigation Measures
MM-BIO-1
MM-BIO-2
Coachella Valley Multiple Species Habitat Conservation Plan Fee Payment. As a signatory to the Coachella Valley Multiple Species Habitat Conservation Plan, the City of Rancho Mirage shall require a local development mitigation fee prior to the issuance of building permits for the proposed use on the project site at the rates applicable at the time of payment of the fee as set forth in the most recent fee schedule. The project applicant shall be required to provide documentation to the City of Rancho Mirage confirming the payment of the local development mitigation fee.
Coachella Valley Multiple Species Habitat Conservation Plan Land Use Adjacency Guidelines. The project applicant shall implement the following Land Use Adjacency Guidelines (Coachella Valley Multiple Species Habitat Conservation Plan [CVMSHCP], Section 4.5) to minimize and avoid indirect effects from development adjacent to conservation areas (i.e., Santa Rosa and San Jacinto Mountains Conservation Area), where applicable:
• Drainage: Proposed Development adjacent to or within a Conservation Area shall incorporate plans to ensure that the quantity and quality of runoff discharged to the adjacent Conservation Area is not altered in an adverse way when compared with existing conditions. Stormwater systems shall be designed to prevent the release of toxins, chemicals, petroleum products, exotic plant materials, or other elements that might degrade or harm biological resources or ecosystem processes within the adjacent Conservation Area.
• Toxics: Land uses proposed adjacent to or within a Conservation Area that use chemicals or generate bioproducts such as manure that are potentially toxic or may adversely affect wildlife and plant species, habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in any discharge to the adjacent Conservation Area.
• Lighting: For proposed development adjacent to or within a Conservation Area, lighting shall be shielded and directed toward the developed area. Landscape shielding or other appropriate methods shall be incorporated in project designs to minimize the effects of lighting adjacent to or within the adjacent Conservation Area in accordance with the guidelines to be included in the Implementation Manual. The City of Rancho Mirage and project proponent shall avoid or limit the use of artificial lighting at night during the hours of dawn and dusk when many wildlife species are most active and ensure use of LED lighting with a correlated color temperature of 3,000 Kelvins or less.
• Noise: Proposed development adjacent to or within a Conservation Area that generates noise in excess of 75 A -weighted decibels sound equivalent level hourly shall incorporate setbacks, berms, or walls, as appropriate, to minimize the effects of noise on the adjacent Conservation Area in accordance with the guidelines to be included in the Implementation Manual.
• Invasives: Invasive, non-native plant species shall not be incorporated in the landscape for land uses adjacent to or within a Conservation Area. Landscape City of Rancho Mirage
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MM-BIO-3
MM-BIO-4
treatments within or adjacent to a Conservation Area shall incorporate native plant materials to the maximum extent feasible; recommended native species are listed in Table 4-1 12 [CVMSHCP, Section 4.5.5]. The plants listed in Table 4-113 shall not be used within or adjacent to a Conservation Area. This list may be amended from time to time through a Minor Amendment with Wildlife Agency Concurrence. • Barriers: Land uses adjacent to or within a Conservation Area shall incorporate barriers in individual project designs to minimize unauthorized public access, domestic animal predation, illegal trespass, or dumping in a Conservation Area.
Such barriers may include native landscaping, rocks/boulders, fencing, walls and/or signage. Existing fencing separating the Big Horn Reserve Land i.e., adjacent Conservation Area) from the proposed Pro'ect site was previously installed to prevent Peninsular bighorn sheep from entering and grazing on the Ritz Carlton Hotel property i.e., Pro'ect,. The project shall maintain a fence, or functionally equivalent structure throughout the lifetime of the project. Therefore, necessary barriers i.e., fencing) is currently in place.
• Grading/Land Development: Manufactured slopes associated with site development shall not extend into adjacent land in a Conservation Area.
Nesting Birds. To maintain compliance with the Migratory Bird Treaty Act and California Fish and Game Code, regardless of the time of year, if ground -disturbing and/or vegetation clearance activities are scheduled to occur during -le avian nes-'ng season (-ypica y February 5 --rouge Augus- 3 ), a qualified biologist shall conduct a pre -construction nesting bird survey within the project impact footprint and a 500 -foot buffer where legal access is granted around the disturbance footprint. Surveys shall be conducted within 3 days prior to initiation of ground -disturbing activities.
If an active nest is detected during the nesting bird survey, avoidance buffers shall be implemented as determined by a qualified biologist (typically 300 feet for passerines and 500 feet for raptors and special -status species). The buffer shall be of a distance to ensure avoidance of adverse effects to the nesting bird by accounting for topography, ambient conditions, species, nest location, and activity type. All nests shall be monitored as determined by the qualified biologist until nestlings have fledged and dispersed or it is confirmed that the nest has been unsuccessful or abandoned. The qualified biologist shall halt all construction activities within proximity to an active nest if it is determined that the activities are harassing the nest and may result in nest abandonment or take. The qualified biologist shall also have the authority to require implementation of avoidance measures related to noise, vibration, or light pollution if indirect impacts are resulting in harassment of the nest.
Burrowing Owl. Pre -construction surveys for burrowing owls shall be completed within areas of suitable habitat (i.e., flatter portions of the site) in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG 2012), with the first survey no less than 14 days prior to initiation of project -related activities, and the second within 24 hours of project -related activities. If a14 burrowing owls or active burrowing owl burrows isare detected, the qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Plan that shall be City of Rancho Mirage
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submitted to CDFW and USFWS for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance, minimization, mitigation, and monitoring actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites, acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures if avoidance is proposed. If impacts to occupied burrowing owl habitat or burrow cannot be avoided, the Burrowing Owl Plan shall also describe minimization and relocation actions that will be implemented. Proposed implementation of burrow exclusion and closure should only be considered as a last resort, after all other options have been evaluated as exclusion is not in itself an avoidance, minimization, or mitigation method and has the possibility to result in take.
If impacts to occupied burrows cannot be avoided, information shall be provided regarding adjacent or nearby suitable habitat available to owls along with proposed relocation actions. The Project proponent shall implement the Burrowing Owl Plan following CDFW and USFWS review and approval.w in 500 fee- of le impac oo prin , avoidance and minimiza-ion measures s - a be "mp emen -ed in accordance wi le Staff Report on Burrowing Owl Mitigation gude nes or agreed upon by -le Ca'forn'ia Deparmen- o Fish and W d i'e, 'nc udng "mp emen -a-ion o . a non dis-urbance bu er and mon' oring o le nes- -o ensure ac-ivities are no- adverse y a ec ing nes -he pro"ec wi occur w" lin its zone, len wor< mus occur ou s'de le nes- ng season, o un-i '- can be s iowr e birds lave f" pis led nes a- w sic t poin pass've re oca-ion may occur.
MM-BIO-5 General Avoidance and Minimization Measures. The following avoidance and minimization measures shall be implemented during project construction activities:
MM-BIO-6
• To prevent inadvertent entrapment of special -status wildlife during construction, all excavated steep -walled holes or trenches more than 2 feet deep shall be covered with plywood or similar materials at the close of each working day, or be provided with one or more escape ramps constructed of earth fill or wooden planks. Before such holes or trenches are filled, they shall be thoroughly inspected for trapped wildlife. If trapped animals are observed, escape ramps or structures shall be installed immediately to allow escape.
Desert Tortoise. Because the project is located outside of a Conservation Area but within the 50,272 acres of naturally occurring desert tortoise habitat anticipated to be impacted under the Coachella Valley Multiple Species Habitat Conservation Plan, the project applicant shall notify the U.S. Fish and Wildlife Service 45 days prior to the issuance of a grading permit to allow for the potential salvage of adult tortoises within this notification time period.
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5. CULTURAL RESOURCES
CULTURAL RESOURCES -- Would
the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Cause a substantial adverse
change in the significance of a
historical resource pursuant to
§15064.5?
❑
❑
a
b) Cause a substantial adverse
change in the significance of an
archaeological resource
pursuant to §15064.5?
❑
❑
❑
��
c) Disturb any human remains,
including those interred outside
of dedicated cemeteries?
❑
❑
a
5.1 Setting
The Residences at Ritz Carlton portion of the project site was previously included in a cultural resources survey completed by CRM TECH in 2006. The 2006 study consisted of a historical/archaeological resources records search, historical background research, Native American consultation, and a systematic field survey. The records search determined that a segment of a prehistoric trail has been recorded in 1979 as extending into the 39 -acre area covered in the 2006 study, however a field survey revealed that the segment of the original trail was no longer extant. The 2006 study concluded that there were no cultural resources in the area surveyed, and no evidence of archaeological deposits were found during the monitoring program.
An updated historical/archaeological resources survey was prepared by CRM TECH on September of 2019. The 2019 study includes a survey and analysis on both the proposed Residences at Ritz Carlton and Sky Mesa Recreational Area, updates to the 2006 records search and the historical background research, further consultation with Native American representatives, and a systematic field survey at intensive and reconnaissance levels as appropriate. This section is based upon the 2019 Historical/Archaeological Resources Survey (cultural report) prepared by CRM TECH in September 2019.
The cultural report is included as Appendix C to this Initial Study. Background and methodologies regarding the cultural resources analysis are found in Appendix C.
5.2 Discussion of Impacts
a) Less -than -Significant Impact: CRM TECH historian Terri Jacquemain, M.A., conducted historical background research for the project site. Historic maps indicated that there were no man-made features present in or near the project site. The earliest man-made features known to be present within the proposed project boundaries were a leveled pad on a hilltop in the eastern portion of the proposed project area and part of a winding dirt road leading to it, both of which were first City of Rancho Mirage
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noted in 1972.
The western portion of the project site received limited disturbance until 2006 - 2007, when the ground surface in the entire area was cleared and graded. As a result, all preexisting features in that portion of the project site, including a segment of dirt road, where obliterated. To date, however, the property has remained undeveloped and was used only for materials stockpiling, construction staging, and occasional parking. In the eastern portion, the dirt road and the leveled pad observed in 1972 have been the only notable man-made features known to exist.
CRM TECH archaeologist Nina Gallardo, B.A., conducted a records search update on June of 2019 at the Eastern Information Center (EIC), University of California - Riverside. No historic resources were found within the project site. The records search results indicated that 69 historic - period sites have been recorded within a 1 -mile radius of the project site. However, the proposed project is not anticipated to impact these resources because of their distance from the site.
CRM TECH archaeologist Daniel Ballester, M.S., conducted a field survey on June and September of 2019. The field survey encountered no potential "historical resources" within or adjacent to the proposed project boundaries.
No historical resources exist within or adjacent to the proposed project area. Therefore, the proposed project will not cause a substantial adverse change to any known historical resources and impacts would be less than significant.
b) Less -than -Significant Impact with Mitigation Incorporated: CRM TECH archaeologist Nina Gallardo, B.A., conducted a records search update on June of 2019 at the Eastern Information Center (EIC), University of California - Riverside. The results indicated that no further studies have occurred in the current proposed project area since 2007, and no cultural resources have been identified on the property. A total of 38 cultural resources studies were found within a 1 -mile radius of the project site.
CRM TECH archaeologist Daniel Ballester, M.S., conducted a field survey at the western and eastern portions of the proposed project area. In the western portion of the site, grading activities leveled the majority of the land and removed bedrock outcrops. In the eastern portion, the slopes beyond the leveled hilltops retain the area's native landscape with some bedrock boulders. The badly exfoliating boulders suggest that it would be poor material for use as milling surfaces by the Native people or for preservation of any evidence of such use.
On June 21 and September 6, 2019, CRM TECH archaeologist Daniel Ballester, M.S., carried out the field survey of the western and eastern portions of the proposed project area, respectively. In light of the extensive past ground disturbance, the western portion was surveyed at a reconnaissance level by walking a series of parallel north -south transects at 25 -meter (approximately 75 -foot) intervals. The less disturbed eastern portion, including the area not covered by the 2006-2007 studies, was surveyed at an intensive level by walking along parallel north -south transects at five -meter (approximately 15 -foot) intervals in the relatively level areas and along the contours on the slopes.
Using these methods, the ground surface of the entire proposed project area was systematically and carefully examined for any evidence of human activities dating to the prehistoric or historic period (i.e., 50 years or older). Ground visibility was excellent (90%-100%) City of Rancho Mirage
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due to the lack of any substantial vegetation growth in either portion of the proposed project area (Appendix C). In addition, bedrock outcrops on the slopes in the eastern portion of the property were closely inspected for any evidence of prehistoric milling features.
The field survey encountered no potential archaeological resources within or adjacent to the proposed project boundaries. In the western portion, past grading of the ground surface has leveled most of the land and removed bedrock outcrops, resulting in a sizable rock pile near the center of the property. In the eastern portion, the slopes beyond the leveled hilltop and the dirt access road retain more of the area's native landscape, with some bedrock boulders exposed naturally on the surface. The badly exfoliating boulders, however, presents a poor material for use as milling surfaces by the Native people or for preservation of any evidence of such use.
Although no archaeological resources were identified as a result of the literature review and field survey, there is a possibility of encountering previously undiscovered archaeological resources at subsurface levels during ground -disturbing activities associated with the proposed project. Implementation of MM-CUL-1 would ensure that potential impacts to archaeological resources during construction activities to a less than significant level. Therefore, the proposed project would not result in a substantial adverse change in the significance of an archaeological resource and impacts would be less than significant. c) Less -than -Significant Impact with Mitigation Incorporated. As stated previously, there are no previously recorded cultural resources on the project site. Given the fact that the site has been previously developed, ground -disturbing activities associated with construction of the proposed project are unlikely to uncover previously unknown archaeological resources. In the unlikely event human remains are discovered on -site during construction ground -disturbing activities, implementation of MM-CUL-2 would set forth proper procedure. Therefore, impacts would be less than significant.
5.3 Mitigation Measures
MM-CUL-1 Prior to the issuance of a grading permit or ground disturbing activities, the Applicant/Owner shall enter into a Tribal Cultural Resources Agreement and Repatriation Agreement- with Aqua Caliente Band of Cahuilla Indians ACBCI). The purpose of the agreement shall be to formalize protocols and procedures between the Applicant/Owner and the Tribe for protection, treatment, and repatriation of Native American human remains, funerary ob'ects, cultural and /or religious, ceremonial items, and other Tribal Cultural resources. A Qualified Archaeologist, meeting the Secretary of the Interior's Professional Qualification Standards, and an ACBCI Native American monitor shall be present for initial ground -disturbing activities associated with the current proposed project that may occur in areas of native soil. Both the Qualified Archaeologist and ACBCI Native American monitors may temporally halt or divert ground disturbing activities if potential archaeological or Tribal Cultural resources are discovered during construction activities. stop ground -disturbing activities in order to assess any discoveries in the field. in -le eve unaq-cipa ed discovories are made. -le moni ors may sop grour d dis urbing ac -iv -ies in order -o assess any ciscoverios 'n le o d.
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In the event that archaeological resources (sites, features, or artifacts) are exposed during construction activities for the proposed project, all construction work occurring within 50 feet of the find shall immediately stop until a Qualified Archaeologist can evaluate the significance of the find and determine whether additional study is warranted. Depending on the significance of the find under the California Environmental Quality Act (CEQA) and the CEQA Guidelines (California Public Resources Code, Section 21082; 14 CCR 15064.5(f)), the Qualified Archaeologist may exhaust the data potential of the find through the process of field level recordation and then allow work to continue.
resources (as de -ermined by
Na- ve A
y
Qua I ied
g
g
be minima y documen ed n ie - e d
g
- ie
. If the discovery
proves significant under CEQA, additional work such as preparation of an archaeological treatment plan, testing, or data recovery may be warranted. n io gvcn- �a
regu a
u
ry ag
R'vers de Coun
Y,
Y,
d cura
g
be conduc •ed b
b
g
d by -lc superseding
Pp
d oca •aci -y in
ded by Ca i •ornia S -a -e -I s-
Resources Commissions Guide Ines •or - Cura
The App Icar 1O
wn--en d
comp e-ed.
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be•
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Co ec-ions
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lave been
If halve AmericanTribal CGultural resources (i.e., prehistoric or ethnohistoric-period artifacts, food remains, or features associated with Native Americans) are exposed during proposed project -related ground disturbance, the actions identified by the Agua Caliente Band of Cahuilla Indians in a preexisting agreement for unanticipated discovery shall be followed contacted. Ills agreemen- may requi-e group sia be as<ed -o provide the services o a ra'ned he Na 'vc American Moni or -o re -urn -o si-c const. -an- -o moni or ground dis urbing wor< 'n tic arca con-a'ning is Nafve American cu -ura resources. Ti's mo'i-oring wou d occur on an as-reeded bas's and wou d be 'n -ended -o e -sure Na-ive American concerrs a -e a<en 'n o accoun during le construction process.
MM-CUL-2 If human remains are discovered during construction of the proposed project, California Health and Safety Code, Section 7050.5, states that further disturbances and activities shall stop in any area or nearby area suspected to overlie remains, and the County Coroner shall be contacted. No further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains shall occur until the County Coroner has determined, within two working days of notification of discovery, the appropriate treatment and disposition of the human remains.
Pursuant to California Public Resources Code, Section 5097.98, if the remains are thought to be Native American, the County Coroner will notify the Native American Heritage Commission, which will then notify the most likely descendent. At this time, the person who discovered the remains will contact the City of Rancho Mirage (City) so that they may work with the most likely descendent on the respectful treatment and disposition of the remains. Further provisions of the California Public Resources Code, Section 5097.98, are to be followed as applicable.
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6. ENERGY
ENERGY -- Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Result in potentially significant
environmental impact due to
wasteful, inefficient, or
unnecessary consumption of
energy resources, during project
construction or operation?
❑
❑
❑
b) Conflict with or obstruct a state
or local plan for renewable
energy or energy efficiency?
❑
❑
X
6.1 Setting
This section is based upon the Air Quality and Greenhouse Gas Technical Report prepared by Dudek (Appeidix AAppendix A-1). Background and methodologies regarding the air quality analysis can be found in Appendx AAppendix A-1. The short-term construction and long-term operation of the proposed project will require the consumption of energy resources in several forms at the site and within the proposed project area. An overview of the forms of energy consumption for construction and operation is provided as follows:
Construction Energy Consumption
1. Temporary Direct Electrical Service: Energy Provided by Southern California Edison (SCE). • Construction site lighting;
• Computer equipment; and
• Temporary construction trailer operation
2. Fossil Fuels (Diesel and Gasoline)
• Off -road construction equipment
• Diesel -fired electric generators
• Worker vehicles, vender trucks, and haul trucks
Operational Energy Consumption
1. Direct electrical Service: Energy Provided by SCE
• Building heating, ventilation, and air-conditioning (HVAC) • Lighting: interior and exterior facilities
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• Swimming pool and water feature operation
• Computer, audio and video equipment; and
• Appliances
• Supply, distribution, and treatment of water, wastewater; and solid waste
2. Fossil Fuels (Diesel, Gasoline, and Natural Gas)
• Residential vehicles and hotel guests and visitors;
• Employees, delivery, and customers; and
• Restaurant and venue employees, delivery, and customers • Emergency Generator Maintenance
6.2 Discussion of Impacts
a) Less -than -Significant Impact.
Construction
Electricity
Temporary electric power for as -necessary lightning and electronic equipment (such as computers inside temporary construction trailers) would be provided by SCE. The electricity used for such activities would be temporary and would be substantially less than that required for proposed project operation and would have a negligible contribution to the proposed project's overall energy consumption.
Natural Gas
Natural gas is not anticipated to be required during construction of the proposed project.
Fuels used for construction would primarily consist of diesel and gasoline, which are discussed below under the "petroleum" subsection. Any minor amounts of natural gas that may be consumed as a result of proposed project construction would be substantially less than required for operation and would have a negligible contribution to the proposed project's overall energy consumption.
Petroleum
Heavy-duty construction equipment associated with construction activities would rely on diesel fuel, as would vendor trucks involved in delivery of materials to the project site.
Construction workers would travel to and from the project site throughout the duration of construction. It is assumed in this analysis that construction workers would travel in gasoline - powered light -duty vehicles.
Heavy-duty construction equipment of various types would be used during each phase of proposed project construction. Appendx AAppendix A-1 lists the assumed equipment City of Rancho Mirage
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usage for each phase of construction. The proposed project's construction equipment is estimated to operate a total combined 35,520 hours.
Fuel consumption from construction equipment was estimated by converting the total carbon dioxide (CO2) emissions from each construction phase to gallons using the conversion factors for CO2 to gallons of gasoline or diesel.
The conversion factor for gasoline is 8.78 kilograms per metric ton CO2 per gallon, and the conversion factor for diesel is 10.21 kilograms per metric ton CO2 per gallon (The Climate Registry 2018). The estimated diesel fuel usage from construction equipment is shown in Table 6-1, Construction Equipment Diesel Demand (Off -Road Equipment).
Table 6-1. Construction Equipment Diesel Demand (Off -Road Equipment) Phase
Pieces of
Equipment
Equipment CO2
(MT)
kg/CO2/
Gallon
Gallons
Grading
8 296.87
10.21 29,076.51
Building
Construction
9 431.43
10.21 42,255.92
Paving
6 22.21
10.21 2,175.05
Architectural
Coating / Finish
Phase
1 8.57
10.21 838.92
Total
74,346.41
Sources: Appencix AAppendix A-1
Notes: CO2 = carbon dioxide; MT = metric ton; kg = kilogram.
Fuel consumption from worker, vendor, and haul truck trips are estimated by converting the total CO2 emissions from each construction phase to gallons using the conversion factors for CO2 to gallons of gasoline or diesel. Worker vehicles are assumed to be gasoline and vendor/hauling vehicles are assumed to be diesel. Calculations for total worker, vendor, and haul truck fuel consumption are provided in Tables 6-2 (Construction worker Gasoline Demand), 6-3 (Construction Vendor Diesel Demand), and 6-4 (Construction Haul Truck Diesel Demand).
Table 6-2. Construction Worker Gasoline Demand
Phase
Trips
Vehicle
MT CO2
kg/CO2/
Gallon
Gallons
Grading
1,100
6.10 8.78
694.27
Building
Construction
18,550
102.25
8.78 1 1,645.77
Paving
440
2.40 8.78
273.80
Architectural
Coating
4,690
25.62 8.78
2,918.46
Total
15,532.31
Source: Appendk AAopendix A-1.
Notes: MT = metric ton; CO2 = carbon dioxide; kg = kilogram.
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Table 6-3. Construction Vendor Diesel Demand
Phase
Trips
Vehicle
MT CO2
kg/CO2/Gallon
Gallons
Trenching
854
8.58 10.21
840.44
Building
Construction
17,020
167.34
10.21 16,390.01
Paving
440
4.30 10.21
421.39
Architectural
Coating
4,020
39.31 10.21
3,849.97
Total
21,501.81
Source: Appondix AAppendix A-1.
Notes: MT = metric ton; CO2 = carbon dioxide; kg = kilogram.
Table 6-4. Construction Haul Truck Diesel Demand
Phase
1 Trips
Vehicle
MT CO2
kg/CO2/Gallon
Gallons
Trenching
692
19.30 10.21
1,890.58
Building
Construction
60 1.66
10.21 162.18
Paving
197
5.41 10.21
529.44
Architectural
Coating
380
10.43 10.21
1,021.25
Total
3,603.46
Source: Appencix AAppendix A-1.
Notes: MT = metric ton; CO2 = carbon dioxide; kg = kilogram.
In summary, construction of the proposed project is conservatively anticipated to consume 15,532 gallons of gasoline and 99,452 gallons of diesel over the construction period. By comparison, California's consumption of petroleum is approximately 78.6 million gallons per day. Based on these assumptions, approximately 44.62 billion gallons of petroleum would be consumed in California over the course of the construction period. Therefore, impacts associated during construction would be less than significant.
Operation
Electricity
Operation of the proposed project upon buildout would require electricity for multiple purposes, including cooling, lighting, appliances, and various equipment. Additionally, the supply, conveyance, treatment, and distribution of water and wastewater would indirectly result in electricity usage. Electricity consumption associated with proposed project operation is based on CaIEEMod outputs presented in Appendix AAppendix A-1.
CaIEEMod default values for energy consumption for each land use were applied for the proposed project analysis. The proposed project involves residential and non-residential uses.
The energy use from non-residential land uses is calculated in CaIEEMod based on the City of Rancho Mirage
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California Commercial End -Use Survey database. For parking lots, CaIEEMod includes calculation of energy use from lighting, ventilation and elevators in parking lots and structures and is based on the type of parking lot selected by the user, see CaIEEMod outputs presented in Appendix AAppendix A-1 for all land uses and energy calculations. Energy use in buildings (both natural gas and electricity) is divided by the program into end use categories subject to California Building Standards Code (Title 24) requirements (end uses associated with the building envelope, such as the HVAC system, water heating system, and integrated lighting) and those not subject to California Building Standards Code requirements (such as appliances, electronics, and miscellaneous "plug-in" uses).
Title 24 of the California Code of Regulations serves to enhance and regulate California's building standards. The most recent amendments to Title 24, Part 6, referred to as the 2022 Title 24 updated became effective on January 1, 2023. Although not accounted for in the modeling, energy consumption of the proposed project would also be reduced through installation of high -efficiency lighting. According to these estimations, the proposed project would consume approximately 1,847,175 kilowatt-hours (kWh) per year during operation. For comparison, in 2017 the total residential and non-residential electricity demand in Riverside County was 16,256,705,411 kWh (CEC 2018). Additionally, the Ritz Carlton Rancho Mirage is enrolled in the Rancho Mirage Energy Authority (RMEA). The RMEA supplies power to homes and businesses with an opportunity to opt up to 100% renewable energy. For these reasons, the electricity consumption of the proposed project would not be considered inefficient or wasteful, and impacts would be less than significant.
Natural Gas
Project operation would require natural gas for various purposes, including water heating, natural gas appliances and emergency generator routing testing. Natural gas consumption associated with operation is based on the CaIEEMod outputs (see Appendix AAppendix A-1).
According to these estimations, the proposed project would consume approximately 4,273447 kilo -British Thermal Units (kBtu) per year. For comparison, in 2017 the non-residential natural gas use within Riverside County was 39,844,317,732 kBtu (CEC 2018). Since the proposed project would comply with applicable Title 24 requirements the proposed project would not be considered inefficient or wasteful, and impacts would be less than significant.
Petroleum
During operations, the majority of fuel consumption resulting from the proposed project would involve the use of motor vehicles traveling to and from the project site including hotel guests, retail and restaurant customers, deliveries, and employees. In addition, fuel would be consumed for the maintenance operations of the emergency.
Petroleum fuel consumption associated with motor vehicles traveling to and from the project site is a function of the vehicle miles traveled (VMT) as a result of proposed project operation.
The annual VMT attributable to the proposed project is expected to be 4,593,965 (Appendix AAppendix A-1). Similar to the construction worker and vendor trips, fuel consumption from operational trips is estimated by converting the total CO2 emissions from operation of the proposed project to gallons using the conversion factors for CO2 to gallons of gasoline or diesel. Based on the annual fleet mix provided in CaIEEMod, 89% of the fleet range City of Rancho Mirage
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from light -duty to medium -duty vehicles and motorcycles are assumed to run on gasoline. The remaining 11% of vehicles represent medium -heavy duty to heavy-duty vehicles and buses and are assumed to run on diesel.
Calculations for annual mobile source fuel consumption are provided in Tables 6-5, Annual Mobile Source Gasoline Demand, and 6-6, Annual Diesel Demand.
Table 6-5. Annual Mobile Source Gasoline Demand
Vehicle MT CO2
kg/CO2/Gallon
Gallons
Operation
1362.85
8.78 155,222.11
Source: Appendix AAooendix A-1.
Notes: MT = metric ton; CO2 = carbon dioxide; kg = kilogram.
Table 6-6. Annual Diesel Demand
Operation
Vehicle MT CO2
kg/CO2/Gallon
Gallons
Vehicle
168.96
10.21 16,548.67
Emergency Generator
3,895.00
-
3,895.00
Total
20,443.67
Source: Appencix AAr jendix A-1.
Notes: MT = metric ton; CO2 = carbon dioxide; kg = kilogram.
Over the lifetime of the proposed project, the fuel efficiency of on -road vehicles of hotel guests, retail and restaurant customers, deliveries, and employees, commuting to the site is expected to increase. As such, the amount of petroleum consumed as a result of vehicular trips to and from the project site during operation would decrease over time. There are numerous regulations in place that require and encourage increased fuel efficiency. For example, the California Air Resources Board (CARB) has adopted an approach to passenger vehicles by combining the control of smog -causing pollutants and greenhouse gas (GHG) emissions into a single, coordinated package of standards. The approach also includes efforts to support and accelerate the number of plug-in hybrids and zero -emissions vehicles in California (CARB 2013).
Additionally, in response to Senate Bill 375, CARB adopted the goal of reducing per -capita GHG emissions from 2005 levels by 8% by 2020, and 18% by 2035 for light -duty passenger vehicles in the planning area for the Southern California Association of Governments (SCAG).
As such, operation of the proposed project is expected to use decreasing amounts of petroleum over time due to advances in fuel economy.
In summary, although the proposed project would increase petroleum use during operation as a result of residences, restaurant customers, venue attendees, deliveries, and employees commuting to the site, the use would be a fraction of the state- and County -wide use and, due to efficiency increases, would diminish over time. Given these considerations, petroleum consumption associated with the proposed project would not be considered inefficient or wasteful and would result in a less -than -significant impact. b) Less -than -Significant Impact. Part 6 of Title 24 of the California Code of Regulations was established in 1978 and serves to enhance and regulate California's building standards. Part 6 City of Rancho Mirage
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establishes energy efficiency standards for residential and non-residential buildings constructed in California to reduce energy demand and consumption. Part 6 is updated periodically (every 3 years) to incorporate and consider new energy efficiency technologies and methodologies.
Title 24 also includes Part 11, the California Green Building Standards Code (CALGreen).
CALGreen institutes mandatory minimum environmental performance standards for all ground - up, new construction of commercial, low-rise residential, and state-owned buildings, as well as schools and hospitals. The 2022 CALGreen standards became effective on January 1, 2023. The proposed project would meet Title 24 and CALGreen standards to reduce energy demand and increase energy efficiency.
City of Rancho Mirage Energy Action Plan
The City's 2013 Energy Action Plan (ePlan) provides a roadmap of actions within the City's Municipal operations, to help reduce energy consumption, to reduce operation costs and increase energy awareness. The ePlan's goals focuses on three areas: retrofit and expansion of municipal facilities, upgrading the municipal fleet and consideration of municipal programs and actions that will help reduce municipal and community -wide energy use and GHG emissions. The proposed project will not obstruct the City from achieving energy efficiency ePlan goals.
The proposed project would follow applicable energy standards and regulations during construction. In addition, the proposed project would be built and operated in accordance with all existing, applicable regulations at the time of construction. As such, the proposed project would not conflict with existing energy standards and regulations; therefore, impacts during construction and operation of the proposed project would be less than significant. No mitigation is required.
6.3 Mitigation Measures
No mitigation measures required.
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Intentionally left blank
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7. GEOLOGY AND SOILS
GEOLOGY AND SOILS -- Would the
project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Priolo Earthquake
Fault Zoning Map issued by the
State Geologist for the area or
based on other substantial
evidence of a known fault? Refer
to Division of Mines and
Geology Special Publication 42.
❑
❑
ii) Strong seismic ground shaking?
0 iii) Seismic -related ground failure,
including liquefaction?
0 v) Landslides?
0 b) Result in substantial soil erosion
or the loss of topsoil?
❑
r
c) Be located on a geologic unit or
soil that is unstable, or that
would become unstable as a
result of the project, and
potentially result in on- or off -
site landslide, lateral spreading,
subsidence, liquefaction or
collapse?
d) Be located on expansive soil, as
defined in Table 18-1-B of the
Uniform Building Code (1994),
creating substantial direct or
indirect risks to life or property?
X
e) Have soils incapable of
adequately supporting the use of
septic tanks or alternative waste
water disposal systems where
sewers are not available for the
disposal of waste water?
❑
❑
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GEOLOGY AND SOILS -- Would the
project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
f) Directly or indirectly destroy a
unique paleontological resource
or site or unique geologic
feature?
X
7.1 Setting
This section is based upon the Geotechnical Report prepared by Earth Systems Southwest. The geotechnical report is included as Appendix H to this Initial Study. Background and methodologies regarding the geotechnical analysis are found in Appendix H.
The project site is situated in an area of rugged foothills and canyons near the base of the Santa Rosa Mountains. The area's site topography is generally dominated by northeast to southwest trending ridges and canyons. Total relief at the project site is on the order of approximately 60 feet. The field exploration conducted in 2006 covered portions of the Residences at Ritz Carlton project site but does not cover the Sky Mesa Recreational Site.
The site from the 2006 geotechnical report is located at the northern edge of the Santa Rosa Mountains, which border the southwest part of the Coachella Valley. The site is located within the Peninsular Ranges geomorphic province, at the boundary of the Colorado Desert geomorphic province. The Peninsular Ranges are characterized by fault -controlled, elongated northwest -trending valleys and ranges. These ranges and valleys extend from the southern end of Baja California to the Los Angeles basin. The rocks underlying this province consist of ancient sedimentary and metasedimentary (partially metamorphosed sedimentary rocks) that mantle a core of granitic rocks that comprise the Southern California Batholith.
The on -site geology reflects a typical contact metamorphic zone along an igneous/sedimentary contact. The metamorphic contact zone contains pegmatitic marble and various calc-silicates. These rocks were formed by the modification of previously existing sediments by the intense heat associated with the intrusion of the igneous rocks. Several baked zones and feldspar and quartz rich gneiss mark the contact zone. Minor quartzite and schist were found; however, marble and marbleized limestone dominate the area. In the vicinity of the project site, the predominant rocks were strongly folded metasediments. Towards the east, the metamorphism grades into foliated migmatites. The faults near the site are pre -Holocene and inactive.
The field exploration indicates that site materials consist generally of outcropping pre -Cretaceous metasedimentary rocks overlain by an approximately 1- to 5 -foot layer of gravelly sand with silt to silty sand with gravel. The soil matrix is visually classified to be in the very low expansion (El < 20) category.
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The depth of groundwater in the vicinity of the project site is believed to be greater than 200 feet.
Groundwater levels may fluctuate with precipitation, irrigation, drainage, regional pumping from wells, and site grading. The absence of shallow groundwater levels may not represent an accurate or permanent condition; minor localized and seasonal perched groundwater conditions may occur within the adjacent to well defined drainages on the site. The bedrock that underlies the site is considered to be essentially non -water bearing and does not form a continuous aquifer. However, some groundwater is likely to be contained at depth within intermittent joints and fractures of the bedrock. No seeps or springs were observed at the site during the field reconnaissance.
7.2 Discussion of Impacts
a) (i) No Impact. According to the City's General Plan Safety Element, the project site is not located on an Alquist-Priolo Earthquake Fault Zoning Map. Exhibit 21, Faults in the Rancho Mirage General Plan Area, in the City's General Plan Safety Element, indicates that closest faults in the broad project region include Santa Ana Thrust Fault and Deep Canyon Fault (City of Rancho Mirage 2017). None of these faults underlie the project site (City of Rancho Mirage 2017).
Although the proposed project could experience strong seismic ground shaking, the proposed project is not susceptible to surface rupture. Therefore, no impacts associated with fault rupture would occur.
a) (ii) Less -than -Significant Impact. Similar to other areas located in seismically active Southern California regions, the City is susceptible to ground shaking during an earthquake. However, as addressed in Threshold 7(a(i)), the project site is locate located on an active fault zone and the site would not be affected by ground shaking more than any other area in the seismically active region. Conformance with the most recent California Building Code, which includes building design standards intended to minimize risk to people and structures from potential seismic ground shaking, would ensure that impacts would be less than significant. a) (iii) Less -than -Significant Impact. According to the Geotechnical Report, the potential for liquefaction to occur on the project site is very low because the site is underlain by non -water crystalline bedrock, and the site does not lie within a County or State liquefaction hazard zone.
Additionally, the City's General Plan Safety Element's Exhibit 22 shows that the project site's liquefaction susceptibility is "none" (City of Rancho Mirage 2017). Therefore, impacts would be less than significant.
a) (iv) Less -than -Significant Impact. According to Exhibit 24 of the City's General Plan Safety Element, the project site is located in an area where "numerous rock falls and landslides expected to occur during an earthquake" (City of Rancho Mirage 2017). In compliance with the City's General Plan, Safety Element, and the California Building Code (CBC), prior to the issuance of a grading permit the Applicant shall prepare an updated geotechnical analysis for areas subject to rockfall or landslide hazards. With compliance to all relevant policies, the proposed project would have a less than significant impact.
b) Less -than -Significant Impact. According to Exhibit 25 in the City's General Plan Safety Element, the project site is located in a site with only "slight wind erosion hazard". The project site is undeveloped and has been previously graded. Project construction would involve site preparation, some additional grading, and trenching, which may temporarily expose soils to increased erosion potential. The proposed project would be required to comply with the City of Rancho Mirage
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National Pollutant Discharge Elimination System Construction General Permit, which requires the implementation of a stormwater pollution prevention plan. The stormwater pollution prevention plan would employ various BMPs intended to minimize soil erosion during construction. BMPs may include measures such as watering the exposed areas to reduce erosion potential. Upon completion of construction, the project site would be fully developed with structures, parking, and landscaped areas, which would minimize any long-term erosions potential. Therefore, impacts would be less than significant.
The proposed project would expand the existing hotel area and because the expansion would mainly be paved or landscaped, the potential for soil erosion and topsoil loss is reduced during operation. The structural and paved improvements would be impervious areas lacking any exposed soils. The landscape areas, although pervious, would contain various trees, shrubs, and groundcover that would help stabilize any surface soils and contain these soils on the project site. Therefore, impacts associated with soil erosion and topsoil loss would be less than significant.
c) Less -than -Significant Impact. As addressed in Threshold 7(a) (iii), the potential for liquefaction is very low. Prior to the issuance of the grading permit, the applicant shall verify that the applicable recommendations of the of the City engineer. Recommendations shall be held to performance standards Geotechnical Evaluation have been incorporated into the proposed project design and construction documents to the satisfaction within the applicable ordinances (including grading, construction, and landscaping regulations) of the City and the standards provided in the most recent California Building Code that are intended to reduce risk related to geologic hazards. Therefore, with implementation of these recommendations, impacts would be less than significant.
d) Less -than -Significant Impact. Expansive soils are characterized by their potential "shrink/swell" behavior. Shrink/swell is the cyclic change in volume (expansion and contraction) that occurs in certain fine-grained clay sediments from the process of wetting and drying. Clay minerals such as smectite, bentonite, montmorillonite, beidellite, vermiculite, and others are known to expand with changes in moisture content. The higher the percentage of expansive minerals present in near -surface soils, the higher the potential for substantial expansion.
According to the Geotechnical Report, the field exploration indicated that the soil matrix would be classified within the very low expansion index. Therefore, impacts would be less than significant.
e) No Impact. The proposed project would connect to the existing municipal sewer system and would not require a septic or alternative wastewater disposal system. Therefore, no impacts associated with the ability of soils to support septic tanks would occur. f) No Impact. The project site has been highly disturbed by previous grading activities. There are no unique paleontological resources or sites or unique geologic features on the project site.
Therefore, there would be no impact.
7.3 Mitigation Measures
No mitigation measures required.
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8. GREENHOUSE GAS EMISSIONS
GREENHOUSE GAS EMISSIONS --
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Generate greenhouse gas
emissions, either directly or
indirectly, that may have a
significant impact on the
environment?
❑
❑;
b) Conflict with an applicable
plan, policy or regulation
adopted for the purpose of
reducing the emissions of
greenhouse gases?
❑
❑
X
8.1 Setting
This section is based on the Air Quality and Greenhouse Gas Technical Report prepared by Dudek, incorporated in this Initial Study as Appeidix AAppendix A-1.
Global Inventories
Anthropogenic GHG emissions worldwide in 2017 (the most recent year for which data is available) totaled approximately 50,860 MMT of CO2e, excluding land use change and forestry (PBL 2018). Six countries —China, the United States, the Russian Federation, India, Japan, and Brazil —and the European community accounted for approximately 65% of the total global emissions, or approximately 33,290 MMT CO2e (PBL 2018).
National and State Inventories
Per the EPA's Inventory of U.S. Greenhouse Gas Emissions and Sinks: 1990-2021, total U.S. GHG emissions were approximately 6,340.2 MMT CO2e in 2021 (EPA 2023). The largest source of CO2, and of overall GHG emissions, was fossil -fuel combustion, which accounted for approximately 92.2% of CO2 emissions in 2021 (4,639 MMT CO2e). From 1990 to 2021, total emissions of CO2 decreased by 88.7 MMT CO2 Eq. (1.7 percent), total emissions of CH4 decreased by 141.2 MMT CO2 Eq. (16.3 percent), and emissions of N2O decreased by 13.0 MMT CO2 Eq. (3.2 percent). (EPA 2023).
According to California Greenhouse Gas Emissions for 2000-2020, Trends of Emissions and Other Indicators (CARB 20220), California emitted 369.2 MMT CO2e in 2020, including emissions resulting from out-of-state electrical generation (CARB 2018). The sources of GHG emissions in California include transportation, industrial uses, electric power production from both in -state and out-of-state sources, commercial and residential uses, agriculture, high-GWP substances, and recycling and waste. The California GHG emission source categories (as defined in CARB's 2008 Scoping Plan) and their relative contributions in 2020 are presented in Table 8-1, Greenhouse Gas Emissions Sources in California.
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Table 8-1. Greenhouse Gas Emissions Sources in California Source Category
Annual GHG Emissions (MMT CO2e)
Percent of Totala
Transportation
136.60
37%
Industrial uses
73.84 20%
Electricity generationb
59.07 16%
Residential and commercial uses
36.92 10%
Agriculture and Forestry
33.22 9%
High GWP substances
22.15 6%
Recycling and waste
7.38 2%
Totals
369.2
100%
Source: Appencix AA3oendix A-1.
Notes: GHG = greenhouse gas; MMT CO2e = million metric tons of carbon dioxide equivalent; GWP = global warming potential.
Emissions reflect 2020 California GHG inventory.
a Percentage of total has been rounded and total may not sum due to rounding. b Includes emissions associated with imported electricity, which account for 18.46 MMT CO2e.
The City developed a GHG emission inventory in March 2013 as part of the Rancho Mirage Sustainability Plan. The inventory provides a detailed analysis of the City's carbon footprint showing the sources and sectors of emissions. In 2010, the City emitted 277,698 metric tons of CO2e. The largest portion of the emission, over 43%, came from the electricity used to power the City's homes, businesses, resorts, fountains and streetlights. The transportation sector made up approximately 33% of the emissions.
8.2 Discussion of Impacts
a) Less -than -Significant Impact: Climate change refers to any significant change in measures of climate, such as temperature, precipitation, or wind patterns, lasting for an extended period of time (decades or longer). The Earth's temperature depends on the balance between energy entering and leaving the planet's system, and many factors (natural and human) can cause changes in Earth's energy balance. The greenhouse effect is the trapping and build-up of heat in the atmosphere near the Earth's surface (the troposphere).
The greenhouse effect is a natural process that contributes to regulating the Earth's temperature, and it creates a livable environment on Earth. Human activities that emit additional GHGs to the atmosphere increase the amount of infrared radiation that gets absorbed before escaping into space, thus enhancing the greenhouse effect and causing the Earth's surface temperature to rise. Global climate change is a cumulative impact; a project contributes to this impact through its incremental contribution combined with the cumulative increase of all other sources of GHGs. Thus, GHG impacts are recognized exclusively as cumulative impacts.
A GHG is any gas that absorbs infrared radiation in the atmosphere; in other words, GHGs trap heat in the atmosphere. As defined in California Health and Safety Code Section 38505(g) for purposes of administering many of the state's primary GHG emissions reduction programs, GHGs include carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), hydrofluorocarbons, perfluorocarbons, sulfur hexafluoride, and nitrogen trifluoride (see also City of Rancho Mirage
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CEQA Guidelines Section 15364.5).7 The three GHGs evaluated herein are C02, CH4, and N20 because these are the only GHG gases would be emitted during project construction and/or operations.
The Intergovernmental Panel on Climate Change developed the global warming potential (GWP) concept to compare the ability of each GHG to trap heat in the atmosphere relative to another gas. The reference gas used is CO2; therefore, GWP-weighted emissions are measured in metric tons (MT) of CO2 equivalent (CO2e). Consistent with CatEEMod Version 2020.04.0, this GHG emissions analysis assumed the GWP for CH4 is 25 (i.e., emissions of 1 MT of CH4 are equivalent to emissions of 25 MT of OO2), and the GWP for N2O is 298, based on the Intergovernmental Panel on Climate Change Assessment Report (IPCC 2007).
As discussed in Section 3 of this Initial Study, the proposed project is located within the jurisdictional boundaries of the SCAQMD. In October 2008, the SCAQMD proposed recommended numeric CEQA significance thresholds for GHG emissions for lead agencies to use in assessing GHG impacts of residential and commercial development projects as presented in its Draft Guidance Document - Interim CEQA Greenhouse Gas (GHG) Significance Threshold (SCAQMD 2008). This document, which builds on the previous guidance prepared by the California Air Pollution Control Officers Association, explored various approaches for establishing a significance threshold for GHG emissions. The draft interim CEQA thresholds guidance document was not adopted or approved by the Governing Board.
The SCAQMD formed a GHG CEQA Significance Threshold Working Group to work with SCAQMD staff on developing GHG CEQA significance thresholds until statewide significance thresholds or guidelines are established. From December 2008 to September 2010, the SCAQMD hosted working group meetings and revised the draft threshold proposal several times, although it did not officially provide these proposals in a subsequent document. The SCAQMD has continued to consider adoption of significance thresholds for residential and general land use development projects. The most recent proposal issued by SCAQMD, issued in September 2010, uses the following tiered approach to evaluate potential GHG impacts from various uses (SCAQMD 2010):
Tier 1: Determine if CEQA categorical exemptions are applicable. If not, move to Tier 2.
Tier 2: Consider whether or not the project is consistent with a locally adopted GHG reduction plan that has gone through public hearing and CEQA review, that has an approved inventory, includes monitoring, etc. If not, move to Tier 3.
Tier 3: Consider whether the project generates GHG emissions in excess of screening thresholds for individual land uses. The 10,000 MT CO2e per -year threshold for industrial uses would be recommended for use by all lead agencies. Under option 1, separate screening thresholds are proposed for residential projects (3,500 MT CO2e per year), commercial projects (1,400 MT CO2e 7 Climate -forcing substances include GHGs and other substances such as black carbon and aerosols. This discussion focuses on the GHGs identified in the California Health and Safety Code Section 38505 applicable to the project including C02, CH4, and N20; impacts associated with other climate -forcing substances are not evaluated herein.
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per year), and mixed -use projects (3,000 MT CO2e per year). Under option 2, a single numerical screening threshold of 3,000 MT CO2e per year would be used for all non -industrial projects. If the project generates emissions in excess of the applicable screening threshold, move to Tier 4.
Tier 4: Consider whether the project generates GHG emissions in excess of applicable performance standards for the project service population (population plus employment). The efficiency targets were established based on the goal of Assembly Bill (AB) 32 to reduce statewide GHG emissions to 1990 levels by 2020. The 2020 efficiency targets are 4.8 MT CO2e per -service population for project -level analyses and 6.6 MT CO2e per -service population for plan -level analyses. If the project generates emissions in excess of the applicable efficiency targets, move to Tier 5.
Tier 5: Consider the implementation of CEQA mitigation (including the purchase of GHG offsets) to reduce the project efficiency target to Tier 4 levels.
However, neither SCAQMD or Rancho Mirage adopted these thresholds and therefor the quantitative analysis provided herein is provided for informational purposes only. In the absence of an adopted quantitative thresholds, GHGs are evaluated in the context of policy consistency.
Construction Emissions
Construction of the proposed project would result in GHG emissions primarily associated with the use of off -road construction equipment, on -road trucks, and worker vehicles. A depiction of expected construction schedules (including information regarding phasing, equipment used during each phase, truck trips, and worker vehicle trips) assumed for the purposes of emissions estimation is provided in Table 3-6 and in Appendix AAppendix A-1. On -site sources of GHG emissions include off -road equipment; off -site sources include trucks and worker vehicles. Table 8-2, Estimated Annual Construction GHG Emissions, presents construction GHG emissions for the proposed project from on -site and off -site emissions sources.
Table 8-2. Estimated Annual Construction GHG Emissions
Year _
CH4
N2O
CO2e
Metric Tons per Year
2023
571.69
0.13 0.01
579.09
2024
562.96
0.08 0.03
572.69
Total
1151.78
Amortized Over 30 Years
38.39 Source: Appendix AAppendix A-1.
Notes: GHG = greenhouse gas; CO2 = carbon dioxide; CH4 = methane; N2O = nitrous oxide; CO2e = carbon dioxide equivalent.
As shown in Table 8-2, Estimated Annual Construction GHG Emissions, the estimated total GHG emissions in 2023 through 2024 would be approximately 1,152 MT CO2e. Amortized over 30 years, construction GHG emissions would be approximately 38 MT CO2e per year.
In addition, as with proposed project -generated construction criteria air pollutant emissions, GHG emissions generated during proposed construction activities would be short City of Rancho Mirage
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term, lasting only for the duration of the construction period, and would not represent a long-term source of GHG emissions.
Operational Emissions
Operation of the proposed project would generate GHG emissions through motor vehicle trips to and from the project site; landscape maintenance equipment operation; energy use (natural gas and generation of electricity consumed by the proposed project); solid waste disposal; and generation of electricity associated with water supply, treatment, and distribution; wastewater treatment; and natural gas consumed by the emergency generator.
GHG emissions would also be generated through intermittent maintenance and testing of the diesel emergency generator, limited to 50 hours per year. CaIEEMod was used to calculate the annual GHG emissions. GHG emission estimates were based on the mobile source, area source, and energy (natural gas) operational assumptions described in Section 3(b), within the air quality analysis. CaIEEMod default values were used to estimate GHG emissions associated with energy (electricity) consumption, solid waste, and water and wastewater.
The estimated operational (2023) project -generated GHG emissions from area sources, energy usage, motor vehicles, solid waste generation, water usage and wastewater generation, and stationary sources are shown in Table 8-3, Estimated Annual Operational GHG Emissions.
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Table 8-3. Estimated Annual Operational GHG Emissions
Emission Source
CO2
CH4
N2O
CO2e
metric tons per year
Proposed Project
Area
1.80 0.00
0.00 1.85
Energy
555.64
0.03 0.01
558.68
Mobile
1,507.92
0.08 0.07
1,531.81
Stationary
22.85 0.00
0.00 22.93
Solid waste
38.80 2.29
0.00 96.13
Water supply and wastewater
66.95 0.03
0.02 72.63
Total
2,284.03
Amortized Construction Emissions
38 Operation + Amortized Construction Total
2,322.42
Notes: CO2 = carbon dioxide; CH4 = methane; N2O = nitrous oxide; CO2e = carbon dioxide equivalent See Appencix AAppendix A-1 for detailed results.
These emissions reflect operational year 2023.
As shown in Table 8-3, Estimated Annual Operational GHG Emissions, and provided for informational purposes, the estimated annual net proposed project -generated GHG emissions would be approximately 2,284 MT CO2e per year as a result of proposed project operations only. Estimated annual proposed project -generated operational emissions in 2024 (2,284 MT CO2e per year) plus amortized proposed project construction emissions (38 MT CO2e per year) would be approximately 2,332 MT CO2e per year. Because no quantitative threshold has been adopted, impacts related to GHGs are discussed in the context of policy consistency below.
Therefore, as discussed below, in relation to the generation of GHGs, the proposed project's impact would be less than significant. No mitigation is required. b) Less -than -Significant Impact: The City has not adopted a comprehensive climate action plan, and there is currently no local guidance that would be applicable to the proposed project. The City addresses GHG-reducing goals in the March 2013, Sustainability Plan and Energy Action Plan.
However, while the Sustainability Plan provides GHG reduction goals, they do not extend beyond year 2020. At this time, no mandatory GHG plans, policies, regulations, or finalized agency guidelines would apply to the proposed project. Nonetheless, the proposed project consistency with the SCAG 2020 RTP/SCS, CARB's Scoping Plan, and statewide GHG reduction goals for 2030 or 2045 identified in identified in Senate Bill 32 and Assembly Bill 1279, respectively.
City of Rancho Mirage Energy Action Plan
The City's Energy Action Plan (ePlan) provides a roadmap of actions within the City's Municipal operations, to help reduce energy consumption, to reduce operation costs and increase energy awareness. The ePlan's goals focuses on three areas: retrofit and expansion of municipal facilities, upgrading the municipal fleet and consideration of municipal programs and actions that will help reduce municipal and community -wide energy use and GHG emissions.
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City of Rancho Mirage Sustainability Plan
In March 2013, the City adopted the 2013 Sustainability Action Plan: Leadership in Energy Efficiency (Sustainability Plan) in order to set GHG reduction goals and measures. The Sustainability Plan is a framework for the documenting and implementation of policies and programs that will reduce the City's GHG emissions, working towards the Statewide target of 1990 levels by 2020, set by AB 32.
The City addresses GHG-reducing goals in the March 2013, Sustainability Plan and Energy Action Plan. However, while the Sustainability Plan provides GHG reduction goals, they do not extend beyond year 2020. In addition, the proposed project does not prevent the City from promoting sustainability and energy efficiency goals to reduce the City's carbon footprint.
Southern California Association of Governments RTP/SCS
SCAG has developed Connect SoCal, the 2020-2045 RTP/SCS, which is a long-range visioning plan that balances future mobility and housing needs with economic, environmental and public health goals. Connect SoCal charts a path toward a more mobile, sustainable and prosperous region by making connections between transportation networks, between planning strategies and between the people whose collaboration can improve the quality of life for Southern Californians. Connect SoCal embodies a collective vision for the region's future and is developed with input from local governments, county transportation commissions, tribal governments, non-profit organizations, businesses and local stakeholders within the counties of Imperial, Los Angeles, Orange, Riverside, San Bernardino and Ventura.
On September 3, 2020, Connect SoCal was adopted by SCAG's Regional Council. Connect SoCal is a long-range visioning plan that builds upon and expands land use and transportation strategies established over several planning cycles to increase mobility options and achieve a more sustainable growth pattern. The major goals of the Connect SoCal are outlined in Table 8-4, Project Consistency with the SCAG Connect SoCal RTP/SCS, along with the proposed project's consistency with them.
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Table 8-4
Project Consistency with the SCAG Connect SoCaI RTP/SCS RTP/SCS Measure
Proposed Project Potential to Conflict
Encourage regional economic
prosperity and global
competitiveness.
Not applicable. The proposed project would not
inhibit SCAG from encouraging regional economic
prosperity and global competitiveness.
Improve mobility, accessibility,
reliability, and travel safety for people
and goods.
Not applicable. The proposed project would not
inhibit SCAG from strengthening the regional
transportation network for goods movement.
Enhance the preservation, security,
and resilience of the regional
transportation system.
Not applicable. The proposed project would not
inhibit SCAG from enhancing the resilience of the
regional transportation system.
Increase person and goods
movement and travel choices within
the transportation system.
Not applicable. The proposed project would not
inhibit SCAG from increasing person and goods
movement and travel choices within the
transportation system.
Reduce greenhouse gas emissions
and improve air quality.
No conflict. The proposed project would result in
criteria air pollutant and GHG emissions during
construction and operation. However, as presented
in Section 3.2, the proposed project would not
exceed the SCAQMD mass daily significance
thresholds during construction or operation. GHG
emissions would be reduced through compliance
with applicable CALGreen standards.
Support healthy and equitable
communities.
No conflict. A desert landscape design is proposed
throughout the project site including water
cascades, multiple pools, rock escarpments, and
fountains. Landscaping would be located throughout
the project site and between proposed buildings with
pedestrian access provided by the on -site pedestrian
network.
Adapt to a changing climate and
support an integrated regional
development pattern and
transportation network.
Not applicable. The proposed project would not
inhibit SCAG from supporting an integrated regional
development pattern and transportation network.
Leverage new transportation
technologies and data -driven
solutions that result in more efficient
travel.
Not applicable. The proposed project would not
inhibit SCAG from leveraging technology for the
transportation system.
Encourage development of diverse
housing types in areas that are
supported by multiple transportation
options.
Not applicable. The proposed project does not
include traditional housing, but rather would operate
as time-share properties, and would not inhibit SCAG
from encouraging development of diverse housing
types.
Promote conservation of natural and
agricultural lands and restoration of
habitats.
No conflict. The project site is vacant with dirt covering the majority of the site. The proposed project will
provide approximately 35% open space made up of
landscape areas, pools, water features, and paths. A
desert landscape design is proposed throughout the
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Table 8-4
Project Consistency with the SCAG Connect SoCaI RTP/SCS RTP/SCS Measure
Proposed Project Potential to Conflict
project site including water cascades, multiple pools,
rock escarpments, and fountains. Landscaping would
be located throughout the project site and between
proposed buildings with pedestrian access provided
by the on -site pedestrian network. The proposed plant
palette would comprise of native, drought -tolerant
plantings, consistent with the existing hotel
landscaping and surrounding areas.
Source: SCAG 2020.
As shown in Table 8-4, the proposed project would be consistent with all applicable measures within the SCAG Connect SoCal RTP/SCS.
California Air Resources Board Scoping Plan and Reduction Goals The Climate Change Scoping Plan, approved by CARB in 2008 and updated in 2014 2017, and 2022, provides a framework for actions to reduce California's GHG emissions and requires CARB and other state agencies to adopt regulations and other initiatives to reduce GHGs.
The 2022 Scoping Plan outlines the state's plan to reach carbon neutrality by 2045 or earlier, while also assessing the progress the state is making toward achieving GHG reduction goals by 2030. Per the Legislative Analyst's Office, the 2022 Scoping Plan identifies a more aggressive 2030 GHG goal. As it relates to the 2030 goal, perhaps the most significant change in the 2022 plan (as compared to previous Scoping Plans) is that it identifies a new GHG target of 48% below the 1990 level, compared to the current statutory goal of 40% below. Current law requires the state to reduce GHG emissions by at least 40% below the 1990 level by 2030 but does not specify an alternative goal. According to CARB, a focus on the lower target is needed to put the state on a path to meeting the newly established 2045 goal, consistent with the overall path to 2045 carbon neutrality. The carbon neutrality goal requires CARB to expand proposed actions from only the reduction of anthropogenic sources of GHG emissions to also include those that capture and store carbon (e.g., through natural and working lands, or mechanical technologies). The carbon reduction programs build on and accelerate those currently in place, including moving to zero -emission transportation; phasing out use of fossil gas use for heating homes and buildings; reducing chemical and refrigerants with high GWP; providing communities with sustainable options for walking, biking, and public transit; displacement of fossil -fuel fired electrical generation through use of renewable energy alternatives (e.g., solar arrays and wind turbines); and scaling up new options such as green hydrogen (CARB 2022ib.
The 2022 Scoping Plan details "Local Actions" in Appendix D. The Local Actions includes recommendations intended to build momentum for local government actions that align with the State's climate goals, with a focus on local GHG reduction strategies (commonly referred to as climate action planning) and approval of new land use development projects, including through environmental review under CEQA. The recommendations provided in Appendix D are City of Rancho Mirage
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non -binding and should not be interpreted as a directive to local governments, but rather as evidence -based analytical tools to assist local governments with their role as essential partners in achieving California's climate goals. Appendix D recognizes consistency with a CEQA- qualified GHG reduction plan such as a Climate Action Plan as a preferred option for evaluating potential GHG emission impacts under CEQA. Absent a qualified GHG reduction plan, Appendix D provides recommendations for key attributes that residential and mixed -use projects should achieve that would align with the State's climate goals including EV charging infrastructure, infill location, no loss or conversion of natural and working lands, transit -supportive densities or proximity to transit stops, reducing parking requirements, provision of affordable housing (20% of units), and all -electric appliances with no natural gas connection (CARB 2022i).
Projects that achieve all key attributes are considered clearly consistent with the State's climate and housing goals and would have a less -than -significant GHG impact under CEQA. However, projects that do not achieve all attributes are not considered to result in a potentially significant GHG emission impact (CARB 2022i). A net -zero threshold and use of air district recommended thresholds of significance were two other CEQA thresholds Appendix D recommends.
The 2022 Scoping Plan reflects the 2030 target of a 40% reduction below 1990 levels codified by SB 32, and the 2045 target of carbon neutrality established by EO B-55-18 (AB 1279), as detailed in Section 4.6.2, Regulatory Requirements, above. Per the 2022 Scoping Plan, empirical evidence shows that residential development projects that are consistent with these project attributes to reduce GHG emissions will accommodate growth in a manner that aligns with the GHG and equity goals of SB 32. As detailed above, absent a qualified GHG reduction plan, Appendix D of the CARB Scoping Plan provides recommendations for key attributes that residential and mixed -use projects should achieve that would align with the State's climate goals. (CARB 2022b. The proposed project would involve the construction of 106 residential suites, hotel villas, event spaces, commercial spaces, and an amenity space totaling 236,748 square feet. However, the 106 residential suites are anticipated to be treated as a time-share home in which residents are allowed to live at the residence only during a specified time frame. Therefore, the project's operation is more in line with a commercial hotel use than a traditional residential project. As such the Scoping Plan Appendix D recommendations for residential and mixed -use projects are not appropriate for the project.
Nevertheless, many of the measures and programs included in the Scoping Plan would result in the reduction of project -related GHG emissions with no action required at the project -level, including GHG emission reductions through increased energy efficiency and renewable energy production (SB 350), reduction in carbon intensity of transportation fuels (LCFS), and the accelerated efficiency and electrification of the statewide vehicle fleet (Mobile Source Strategy).
The Project would provide EV charging infrastructure that, meets the California Green Building Standards Code. The Project site is surrounded by the existing Ritz Carlton facilities to the north and existing residential single-family homes to the south. The site has nearby access through Frank Santra Drive and access to existing utilities and essential public services. As discussed in the Utilities and Service Systems section of the Initial Study, the proposed project would connect to existing electric, natural gas, and telecommunication lines and facilities within and adjacent to the project site. The proposed project does not propose uses that would be expected to City of Rancho Mirage
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generate an excessive need for these facilities such that construction or relocation would be required.
Overall, the Project would comply will all regulations adopted in furtherance of the Scoping Plan to the extent applicable and required by law. As demonstrated above, the proposed Project would not conflict with CARB's 2022 Scoping Plan updates and with the state's ability to achieve the GHG reduction and carbon neutrality goals. Further, the Project's consistency with the applicable measures and programs would assist in meeting the City's contribution to GHG emission reduction targets in California. Based on the considerations previously outlined, the Project would not conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of GHGs.
The proposed project would not interfere with implementation of GHG reduction goals for 2030 or 2045 because it would not conflict with the SCAG RTP/SCS or with the state's trajectory toward future GHG reductions. Therefore, the proposed project would not conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of GHGs; therefore, impact would be less than significant.
8.3 Mitigation Measures
No mitigation measures required.
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9. HAZARDS AND HAZARDOUS MATERIALS
HAZARDS AND HAZARDOUS
MATERIALS -- Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Create a significant hazard to the
public or the environment through
the routine transport, use, or
disposal of hazardous materials?
❑
❑
❑
b) Create a significant hazard to the
public or the environment through
reasonably foreseeable upset and
accident conditions involving the
release of hazardous materials
into the environment?
❑
❑
❑
c) Emit hazardous emissions or
handle hazardous or acutely
hazardous materials, substances,
or waste within one -quarter mile
of an existing or proposed
school?
❑
❑
d) Be located on a site which is
included on a list of hazardous
materials sites compiled pursuant
to Government Code Section
65962.5 and, as a result, would it
create a significant hazard to the
public or the environment?
❑
❑
e) For a project located within an
airport land use plan or, where
such a plan has not been
adopted, within two miles of a
public airport or public use
airport, would the project result in
a safety hazard or excessive noise
for people residing or working in
the project area?
❑
❑
❑
r
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HAZARDS AND HAZARDOUS
MATERIALS -- Would the protect:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
f) Impair implementation of or
physically interfere with an
adopted emergency response
plan or emergency evacuation
plan?
❑
❑
./
g) Expose people or structures,
either directly or indirectly, to a
significant risk of loss, injury or
death involving wildland fires?
❑
❑
a
9.1 Setting
The analysis in this section of the Initial Study is based on a Phase I Environmental Site Assessment for the project site, included as Appendix I of this Initial Study.
Current Operational Activities
The proposed project is currently a vacant full service hospitality facility and is undergoing renovation and new construction activities. No noteworthy tenants occupy the proposed project and no environmentally significant operations are conducted at the proposed project. Considering the current operations assessed at the proposed project, no environmental permits, registrations, or notifications appear to be required.
An inactive dry-cleaning machine is located in the commercial laundry at the project site. The dry- cleaning machine is identified as an Aero-Tech Green Jet Dry-Wetcleaning Machine, Model #DWC-45.
The dry-cleaning machine uses DWX-44 Dry -Cleaning Solution, a water -based, non-toxic solution, instead of perchloroethylene (PCE). Currently available information indicates the use of DWX-44 Dry -Cleaning Solution is highly unlikely to impact the proposed project when properly used. DWX-44 Dry -Cleaning Solution does not contain chlorinated hydrocarbons (such as PCE) and wastes generated in the process would not be classified as hazardous. Material Safety Data Sheet (MSDS) information for DWX-44 confirms that this substance contains no ingredients identified as Hazardous Substances according to SARA Hazard Title III, Section 313 - CFR-355. The existing dry-cleaning machine is associated with the ongoing renovation, is new equipment which has never been used, and appeared to be empty at the time of EMG's site visit. Copies of a specification sheet and brochure for the Green jet Dry-Wetcleaning Machine, as well as the MSDS sheet for DWX-44 and a Laundry Plan showing the location of the dry cleaning machine, have been appended as supporting documents (Appendix l).
No information was identified to confirm whether dry cleaning was previously conducted on -site between 1988 and the time of closure in 2006. Based on the historical use as a full -service Ritz Carlton, it is somewhat likely that a dry cleaning plant, which possibly operated an older PCE machine, was formerly located on -site. By its chemical nature, PCE has the potential to penetrate through concrete City of Rancho Mirage
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and impact subsurface conditions. However, any such dry cleaning facility would have operated since the promulgation of RCRA in 1986, the legislation that regulates the handling and disposal of hazardous materials and wastes. As such, waste handling and disposal practices would have been regulated since the facility's inception. Furthermore, because the laundry is underlain by two levels of parking garage and not the earth, it is unlikely that subsurface conditions would have been impacted as a result of any historical dry cleaning plant operations in this area.
Hazardous Materials/Petroleum Products Storage and Handling Visual observation for the use and/or storage of hazardous materials and petroleum products was performed. The following hazardous materials and petroleum products were identified:
• Routine construction and maintenance supplies (Le. adhesives, sealants, paints, etc. were observed at the proposed project in retail -sized containers. • Diesel fuel is stored in an integral belly tank associated with the backup generator. • Cooling system water treatment chemicals are maintained in poly drums located in the central plant and cooling tower areas in association with routine operation and upkeep of the cooling equipment.
The identified chemicals, materials, and products were observed in their sealed, original containers and in designated storage areas. Materials appeared to be properly stored. No evidence of spills or staining was observed. In addition, the concrete surfaces appeared intact, and no cracks were observed in the areas of product storage/usage.
Waste Generation, Treatment, Storage, and Disposal
Visual observation for the generation, treatment, storage, and disposal of wastes was performed. The following wastes were identified:
• Municipal trash is stored in the compactor or roll -off debris boxes (when appropriate) and disposed of by contracted waste haulers.
• Domestic sewage is disposed of to the municipal sanitary sewer system.
No evidence of spills or staining was observed in the area of waste generation or pre -disposal storage.
In addition, the concrete surfaces appeared intact, and no cracks were observed in the areas of waste generation or pre -disposal storage. No excessive odors or overflowing/excessive ground trash were noted in the vicinity of the compactor or debris boxes. No hazardous, regulated, or medical wastes were noted in the compactor or debris boxes. No wastewater discharge that would require permitting through local or state regulator agencies was identified at the proposed project. No current or former septic systems or drywells were identified at the proposed project.
9.2 Discussion of Impacts
a) Less -than -Significant Impact. Construction of the proposed project would require the transport of potentially hazardous materials including but not limited to fuels, lubricants, and various other liquids needed for operation of construction equipment. Proper BMPs and hazardous materials handling protocols would be prepared and implemented to ensure safe storage, handling, City of Rancho Mirage
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transport, use, and disposal of all hazard materials during the construction phase of the proposed project. Construction would also adhere to any local standards set forth by the City, as well as state and federal health and safety requirements that are intended to minimize hazardous materials risk to the public, such as the California Occupational Safety and Health requirements, Hazardous Waste Control Act, California Accidental Release Prevention Program, and the California Health and Safety Code. Furthermore, all construction waste, including trash, litter, garbage, solid waste, petroleum products, and any other potentially hazardous materials would be removed and transported to a permitted waste facility for treatment, storage, or disposal. Use of these materials during construction for their intended purpose would not pose a significant risk to the public or the environment. Therefore, impacts related to routine transport, use, or disposal of hazardous materials during construction would be less than significant.
The proposed project would involve development of residential land uses, event space, restaurant, and associated landscaping and facilities. During operation of the proposed project, use of hazardous materials would primarily involve the private use of commercially available cleaning products, landscaping chemicals and fertilizers, and various other commercially available substances. According to the 2006 DEIR for the Lodge Expansion Project, the existing hotel site operates an approximately 825 square foot dry cleaning facility on -site, and stores approximately 20 to 30 gallons on average of dry-cleaning chemicals on - site. Wastes generated from this facility are also limited to an average of approximately 20 to 30 gallons and are stored on -site for approximately three months until hauled off -site by a licensed waste management hauler.
These substances are required to comply with relevant federal, state, and local health and safety laws, which are intended to minimize health risk to the public associated with hazardous materials. Therefore, impacts related to routine transport, use, or disposal of hazardous materials during operation would be less than significant.
b) Less -than -Significant Impact: As discussed in Threshold 9 (a), a variety of hazardous substances and wastes typical to standard construction projects would be stored and used on the project site during construction of the proposed project. Accidental spills, leaks, fires, explosions, or pressure releases involving hazardous materials represent a potential threat to human health and the environment. During both construction and operation of the proposed project, there is potential for release of hazardous materials related to storage, transport, use, and disposal from construction debris, landscaping, and commercial products. However, the proposed project would be required to adhere to federal, state, and local laws, such as the California Occupational Safety and Health requirements, Hazardous Waste Control Act, California Accidental Release Prevention Program, and the California Health and Safety Code, which are intended to minimize risk to public health associated with hazardous materials. Therefore, impacts would be less than significant.
c) No Impact. No schools are located within 0.25 miles of the project site. The nearest school, Cathedral City Elementary, is located approximately 2.5 mile north of the project site. No impact would occur.
d) Less -than -Significant Impact. The 2012 Phase I ESA of the project site discusses the regulatory database report from Environmental Data Resources, Inc. (EDR), which determines if the City of Rancho Mirage
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proposed project is a listed regulatory site and whether there are any mappable regulatory database sites. The following databases were reviewed for this assessment; NPL, Proposed NPL, NPL LIENS, Delisted NPL, CERCLIS, CERCLIS-NFRAP, CORRACTS, RCRA-TSDF, RCRA-LQG, RCRA-
SQG, RCRA-CESQG, US ENG CONTROLS, US INST CONTROL, ERNS, FINDS, SWF, LUST, INDIAN LUST, UST, AST, US BROWNFIELDS, ENVIROSTOR, SLIC, RESPONSE, VCP, HIST CAL -SITES, TOXIC PITS, Notify 65, and Indian Reserve. Details on each of these databases can be found in Appendix I.
According to the database report, the project site is listed on the CHMIRS and RCRA-SQG databases. The CHMIRS listing does not constitute a Recognized Environmental Condition (REC) because of the small-scale nature of the incident. The Riverside County Fire Department responded to a solo vehicle accident on the road in front of the project site that resulted in the release of approximately one gallon of diesel fuel from a truck's saddle tank.
Information on the RCRA-Generators database indicates that the proposed project was identified as a Small Quantity Generator of hazardous wastes in 1992, likely related to wastes generated during construction or renovation activities. The type of hazardous waste generated was not identified in the database listing. The database indicates that there are no violations associated with the RCRA-Generator listing. The RCRA-Generator database is a listing of facilities that are required to register for tracking purposes due to the amount of hazardous waste generated and are not necessarily sites with reported contamination incidents.
There are no EnviroStor facilities listed within a 0.5 -mile distance of the project site. Based on the databased report discussed above, the proposed project would not create a significant to the public or the environment, and impacts would be less than significant. e) No Impact. The proposed project is not located within 2 miles of a public airport, nor is it located within an airport land use plan. The nearest airport is Palm Springs International Airport, located approximately 6 miles away. Therefore, because the site is not located within an airport land use plan or within 2 miles of a public/public use airport, there would be no impacts. f) Less -than -Significant Impact. The City participates in the Riverside County Multi -Jurisdictional Hazard Mitigation Plan (MJHMP). The proposed project would not interfere with the City's emergency plans. The City's main evacuation routes are the Interstate 10 (I-10) and Highway 111 (City of Rancho Mirage 2017). Access to these evacuation routes and all local roads would be maintained during construction and operation of the proposed project.
Emergency procedures or design features required by federal, state, or City regulations would be implemented as appropriate during construction and/or operation. Maintaining access along all local roads during construction would minimize the potential for traffic conflicts with designated evacuation routes, and implementation of emergency procedures would minimize the potential for interference with an adopted emergency response plan. The proposed project would be constructed over the course of three years and would not impede access to local roadways or evacuation routes. The operation of the hotel would not induce a substantial increase in traffic, as none of the newly constructed residences will have permanent year- round residents and special events at the event spaces would abide by the special events traffic and parking plan to be prepared by the applicant. Therefore, impacts resulting from the proposed project would be less than significant.
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g)
Less -than -Significant Impact. According to Exhibit 27 of the City's General Plan Safety Element, the project site is located within a moderate fire threat zone and is adjacent to a high fire threat zone (City of Rancho Mirage 2017). However, the City's General Plan Safety Element also notes that "the historical record indicates that the wildland fire hazard in Rancho Mirage is relatively low" (City of Rancho Mirage 2017).
The types of potential ignition sources that currently exist in the area include vehicle and roadway, electrical transmission line, and machinery associated with various land uses in the vicinity, as well as off -site residential neighborhoods. The proposed project would introduce potential ignition sources but would also include conversion of fuels to lower flammability landscape and include better access throughout the site, managed and maintained landscapes, higher site awareness/monitoring, and generally a reduction in the receptiveness of the areas landscape to ignition. Fires from off -site would not have continuous fuels across this site, and therefore, would be expected to burn around and/or over the site through spotting. Burning vegetation embers may land on project structures but are not likely to result in ignition based on ember decay rates and the types of non- combustible and ignition resistant materials that will be used on site.
The proposed project would comply with ignition resistant fire and building codes and would include a layered fire protection system designed to current codes and inclusive of site -specific measures that will result in a project that is less susceptible to wildfire than surrounding landscapes and that would facilitate fire fighter and medical aid response. Further, modern infrastructure will be provided along with implementation for the latest ignition resistant construction methods and materials. All structures are required to include interior sprinklers consistent with City of Rancho Mirage and County of Riverside Fire and Building Codes. Fuel modification areas receive fuel reduction treatments initially, and then maintenance over time includes removing all dead and dying materials and maintaining appropriate horizontal and vertical spacing.
By complying with all fire -related codes, the proposed project would not expose people or structures to a significant risk, injury, or death involving wildland fires. As such, impacts would be less than significant.
9.3 Mitigation Measures
No mitigation measures required.
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10. HYDROLOGY AND WATER QUALITY
HYDROLOGY AND WATER QUALITY -
- Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Violate any water quality
standards or waste discharge
requirements or otherwise
substantially degrade surface or
ground water quality?
❑
❑
Z
❑
b) Substantially decrease
groundwater supplies or interfere
substantially with groundwater
recharge such that the project
may impede sustainable
groundwater management of the
basin?
�I
❑
c) Substantially alter the existing
drainage pattern of the site or
area, including through the
alteration of the course of a
stream or river or through the
addition of impervious surfaces,
in a manner which would:
X
❑
i) result in substantial erosion or
siltation on or off site;
��
❑
ii) substantially increase the rate or
amount of surface runoff in a
manner which would result in
flooding on or off site;
��
❑
iii) create or contribute runoff water
which would exceed the
capacity of existing or planned
stormwater drainage systems or
provide substantial additional
sources of polluted runoff; or
I
��
❑
iv) impede or redirect flood flows?
N.
❑
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HYDROLOGY AND WATER QUALITY -
- Would the project:
Potentially
Significant
Im pact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
d) In flood hazard, tsunami, or
seiche zones, risk release of
pollutants due to project
inundation?
a
e) Conflict with or obstruct
implementation of a water quality
control plan or sustainable
groundwater management plan?
N.
10.1 Setting
Part of the following analysis is based on the information provided in the Preliminary Drainage Study for Ritz Carlton Rancho Mirage report, prepared by Tory R. Walker Engineering. The report is included as Appendix D to the Initial Study.
Summary of Existing Conditions
The Residences
The majority of the existing site is mass graded and there is little to no vegetative cover. The total drainage area of the project site is approximately 14 acres with Hydrologic Soil Group Type B soils. The soil type was assumed based on the proposed project's geotechnical study (the proposed project is not mapped by the Riverside County hydrology manual or the NRCS Web Soil Survey). Hydrologic Soil Group Type B soils have moderately low runoff potential when thoroughly wet. They also have between 10% and 20% clay and 50% to 90% sand and have loamy sand or sandy loam textures (USDA 2007).
On -site runoff is conveyed via sheet flow and shallow drainage courses to the proposed project's discharge points along the western and eastern property boundary (Figure 10-1a). The existing site is divided into three basins, Basin 100 (denoted by 100 series nodes), Basin 200 (denoted by 200 series nodes), and Basin 300 (denoted by 300 series nodes). Basin 100 drains generally west to the gutter on Frank Sinatra Drive (Discharge Point 1) (Figure 10-1a). From Discharge Point 1, flow is conveyed north in the Frank Sinatra Drive gutter to an existing inlet and storm drain system, which eventually discharges to a natural drainage channel. Basin 200 drains generally east to Discharge Point 2 in the natural drainage channel located east of the site. Basin 300 drains west to Discharge Point 3 at the Mirada Circle gutter, which flows west and eventually discharges to a natural drainage channel.
Sky Mesa Recreational Area
The existing site is partially graded with generally poor desert vegetative cover. The total drainage area of the project site is approximately 2.6 acres with Hydrologic Soil Group Type B soils. The soil type was City of Rancho Mirage
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assumed based on the proposed project's geotechnical study (the proposed project is not mapped by the Riverside County hydrology manual or the NRCS Web Soil Survey).
On -site runoff is conveyed via sheet flow and shallow drainage courses to the proposed project's discharge points along the western property boundary (Figure 10-1b). The existing site is divided into two basins, Basin 400 (denoted by 400 series nodes), and Basin 500 (denoted by 500 series nodes). Basin 400 drains generally west to the existing Ritz Carlton development (Discharge Point 4). Basin 500 drains northwest to Discharge Point 5 in the existing natural drainage channel west of the site.
10.2 Discussion of Impacts:
a) Less -than -Significant Impact: Construction activities associated with the proposed project could result in wind and water erosion of the disturbed area leading to sediment discharges.
Similarly, as described in Section 9, Hazards and Hazardous Materials, fuels, oils, lubricants, and other hazardous substances used during construction could be released and impact water quality. The proposed project is required to comply with the NPDES State Water Resources Control Board Construction General Permit Order No. 2009-0009-DWQ for stormwater discharges and general construction activities and incorporate standard BMPs such as regular cleaning or sweeping of construction areas and impervious areas, and various stormwater BMPs such as filtration media screens. In compliance with the Construction General Permit, a SWPPP would be prepared that specifies BMPS that would be implemented during construction to minimize impacts to water quality. Therefore, impacts would be less than significant. b) Less -than -Significant Impact: The proposed project would not utilize groundwater during construction or operation. According to the 2006 Geotechnical Report, the depth of groundwater in the vicinity of the project site is believed to be greater than 200 feet. As such, impacts to groundwater supplies would be less than significant. c) i.
Less -than -Significant Impact: The majority of the existing site is mass graded and there is little to no vegetative cover. The total drainage area of the project site is approximately 14 acres with Hydrologic Soil Group Type B soils. The soil type was assumed based on the proposed project's geotechnical study (the proposed project is not mapped by the Riverside County hydrology manual or the NRCS Web Soil Survey). On -site runoff is conveyed via sheet flow and shallow drainage courses to the proposed project's discharge points along the western and eastern property boundary (see Existing Condition Hydrology Map in Appendix D). As shown on the Existing Condition Hydrology Map, the site is divided into three drainage basins, one draining west to the gutter and storm drain system on Frank Sinatra Drive, one draining east to the natural drainage channel located east of the site, and one draining west to the Mirada Circle gutter, which flows west and eventually discharges to a natural drainage channel.
The proposed project includes residential condo and townhome type buildings, road, driveway, parking, patio, and landscaped areas. The project site will be divided into three major drainage basins such that the overall site drainage patterns will remain similar to the existing condition (Proposed Condition Hydrology Map in Appendix D). The development will increase the impervious area and the drainage area; therefore, underground detention vaults are proposed to manage the increase in peak flow to below existing levels.
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The Sky Mesa Recreation Area includes a restaurant with roof top garden (built into the natural hillside), driveway, patio, pool, sidewalk, lawn, and desert landscape areas. The project site will be divided into two major drainage basins such that the overall site drainage patterns will remain similar to the existing condition. The proposed project reduces the average on -site slope, maximizes pervious area by incorporating roof top garden areas for the restaurant, and provides extensive landscape areas throughout the site. Therefore, no increase in peak flow rates is anticipated in the proposed condition.
As such, the proposed project would not substantially alter the existing drainage pattern such that substantial erosion would occur on or off site. Therefore, impacts would be less than significant. c) ii. Less -than -Significant Impact: With implementation of the proposed project, the flow patterns of the site will largely stay the same. The proposed project would implement underground detention vaults. Detention basin analysis was conducted for each of the detention vaults. The Drainage study found that the outflows for 100 -year storm events at the discharge points will be reduced by 0.13 cubic feet per second, offsetting the 1.52 cubic feet per second increase that would have occurred without detention. As such, the proposed project would not substantially alter the existing drainage patterns such that it would increase flooding on or off site. Impacts would be less than significant. c) iii. Less -than -Significant Impact: Refer to responses in Threshold 10(c) (ii) and 10(c) (iii). The Drainage Study (Appendix D) that was prepared for the proposed project concluded that, during operation, the flow patterns of the site will largely stay the same with implementation of the proposed project. Although the proposed project would increase the amount of impervious surface at the site compared to existing conditions, this increase would not be significant.
Further, underground detention vaults would be implemented as part of the proposed project to ensure runoff from large storm events would not exceed the capacity of the stormwater drainage system. As such, impacts would be less than significant. c) iv.
Less -than -Significant Impact: According to Exhibit 26 of the City's General Plan Safety Element (City of Rancho Mirage 2017), the project site is not located in any type of flood zone as defined by the Flood Emergency Management Agency (FEMA). According to FEMA, the project site is located within Zone X, or an area of minimal flood hazard (FEMA n.d.). Refer to the responses above regarding proposed stormwater facilities per the Drainage Study. Impacts would be less than significant.
d) No Impact: Refer to response to Threshold 10(c) (iv). The proposed project would not be located within a 100 -year flood hazard area (City of Rancho Mirage 2017). The project site is located approximately 100 miles inland from the Pacific Ocean and therefore would not be subject to tsunami inundation. Further, the project site is not located near a large standing body of water.
The closest body of water is the Whitewater River, located approximately 0.66 miles to the northwest. Thus, inundation by seiche (or standing wave) is considered negligible. As such, no impact would occur.
e) Less -than -Significant Impact: A drainage study has been prepared for the proposed project and incorporated into project design, as discussed previously. The drainage study and project designs has been prepared consistent with the requirements of the City's BMP Design Manual, consistent with the requirements of the Santa Ana Regional Water Quality Control Board City of Rancho Mirage
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(RWQCB) Order No. RB8-2010-003 (Regional MS4 Permit). The City of Rancho Mirage, along with other Riverside County cities within the Santa Ana RWQCB and Riverside County, voluntarily applied for and received a permit to discharge stormwater to the Santa Ana River (Order No.
R8-2002-0011, NPDES No. CAS 618033). This MS4, originally approved in 1990, is currently under review for its fourth term re -issuance by the Santa Ana RWQCB. The City's MS4 permit regulates activities related to the quality of discharge through the stormwater management program.
The proposed project would be required to comply with all applicate plans, including policies and programs referred in the City's General Plan Safety element, such as establishing and enforcing regulations and guidelines for the development and maintenance of project -specific on -site retention/detention basin that implement the NPDES program, enhance groundwater recharge, complement regional flood control facilities, and address applicable community design policies. The proposed project would not conflict of obstruct with the applicable water quality plans. Additionally, as described above, the proposed project would not interfere with groundwater recharge or use. Therefore, impacts would be less than significant.
10.3 Mitigation Measures
No mitigation measures required.
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Intentionally left blank
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DISCHARGE POINT 3
Rational Method:
= 9.21 CFS
A = 1.89 AC
Hydrograph Method:
N/A
LEGEND
100.0
DISCHARGE POINT 1
Rational Method:
0.= 17.0 CFS
A= 3.45 AC
Hydrograph Method:
Q,,,,, ,,, = 2.03 CFS
SUBAREA DRAINAGE BOUNDARY
INITIAL SUBAREA BOUNDARY
FLOWPATH
RATIONAL METHOD NODE
DISCHARGE POINT 2
Rational Method:
=37.5CFS
A = 8.29 AC
Hydrograph Method:
Q,,,,,,_„ = 4.74 CFS
SOURCE: Tory R. Walker Engineering 2019
DUDEK
FIGURE 10 -la
Existing Conditions Hydrology Map for Residences at Ritz Caton 394
Ritz -Carlton Rancho Mirage Initial Study
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Intentionally left blank
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136
SOURCE: Tory R. Walker Engineering 2019
DUDEK
FIGURE 10 -lb
Existing Conditions Hydrology Map for Sky Mesa Recreational Area 396
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Intentionally left blank
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11. LAND USE AND PLANNING
LAND USE AND PLANNING -
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Physically divide an
established community?
❑
❑
❑
�,
b) Cause a significant
environmental impact due to
a conflict with any land use
plan, policy, or regulation
adopted for the purpose of
avoiding or mitigating an
environmental effect?
❑
❑
❑
►1
11.1 Setting
The project site is situated on all or portions of Assessor parcel numbers 689-330-026, -28, -32 which have a General Plan Land Use designation of Commercial: Resort Hotel (Rs -H) and also on parcels 689-020-012, -14 carrying an Open Space: Mountain Reserve (MR) designation.
The project site is surrounded open space to the north, northeast, east, and west and residential to the south and northwest.
11.2 Discussion of Impacts
a) No Impact: The proposed project would be located entirely within the 16.13 -acre project site, which is currently vacant. None of the proposed project components would potentially block or impede movements between surrounding established communities. No impact would occur. b) Less -than -Significant Impact: The project site is currently zoned Resort Hotel (Rs -H) and Open Space: Mountain Reserve (MR) in the General Plan (City of Rancho Mirage 2017). The proposed hotel suites and villas are located on the Rs -H zoned property and therefore consistent with the General Plan designation. This designation allows for the development of hotels and destination resorts with limited, ancillary commercial uses, such as spas, recreational facilities, restaurants, lounges, and small retail shops that directly support the primary use. The Sky Mesa is located on the MR zoned portion of the project site which is assigned to public lands or property subject to conservation easements in the Santa Rosa Mountains. Uses are limited to recreational activities, such as hiking or equestrian and non -motorized bike trails and facilities consistent with the need to protect sensitive biological resources. Vehicular access is not permitted in this designation. Under existing conditions, the Sky Mesa portion of the project would conflict with the underlying land use designations. However, as part of the proposed project, the applicant is proposing an amendment to the City's General Plan that would expand the Resort Hotel (Rs -H) designation and zoning to encompass the Sky Mesa portion of City of Rancho Mirage
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the site, which is a privately owned property and not public land. As noted above, the MR zone was adopted for the purposed of avoiding or mitigating possible impacts on sensitive biological resources. As discussed In Section 4, Biological Resources, the proposed project could result in significant impacts sensitive biological resources related to the Sky Mesa Recreation Area; implementation of mitigation measures MM-B1O-1 through MM-B1O-6 would reduce potentially significant impacts related to burrowing owl, sensitive reptiles and other wildlife, and compliance with the CVMSHCP, to a level below significance. As such, rezoning the Sky Mesa site from MR to Rs -H would not conflict with the City's land use policy of protecting sensitive biological resources.
Per the description of allowable uses for Rs -H outlined above, the Sky Mesa Recreation Area would be consistent with Rs -H zone. With future approval and adoption of the zone change by City Council, the proposed project would not conflict with the City's General Plan with regard to allowable land uses.
The project site is surrounded open space to the north, northeast, east, and west and residential to the south and northwest. Additionally, the existing Ritz Carlton Resort is located directly north of the site proposed for the Ritz Carlton residences and directly west of the site proposed for the Sky Mesa Recreation Area. As such, the project's proposed uses would be compatible with nearby land uses. The proposed project would be required to comply with the goals and policies of the General Plan and the City's zoning codes.
The General Plan, Land Use Element contains several goals applicable to the proposed project, including providing a resort residential community of desirable neighborhoods, a variety of community facilities, and high -quality development, meeting the City's future needs by providing high -quality commercial land uses distributed throughout Rancho Mirage, preserving the scenic viewsheds from adjoining properties and public rights -of -ways, and utilizing flexible development policies to provide quality amenities within open space. The proposed project would place residential suites, hotel villas, event space, commercial, and amenity space on a previously disturbed site with similar surrounding land uses. The proposed project would include high quality design for resort living, quality commercial uses, and open space amenities while preserving existing viewsheds and scenic resources. Thus, the proposed project would not conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect. Project implementation would not result in significant physical environmental impacts related to land use plan or zoning inconsistencies. Impacts would be less than significant.
11.3 Mitigation Measures
No mitigation measures required.
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12. MINERAL RESOURCES
MINERAL RESOURCES -- Would the
project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Result in the loss of availability
of a known mineral resource
that would be of value to the
region and the residents of the
state?
❑
❑
a
b) Result in the loss of availability
of a locally important mineral
resource recovery site
delineated on a local general
plan, specific plan or other land
use plan?
❑
❑
;\,
12.1 Setting
The City is located in the Palm Springs Production -Consumption (P -C) Zone according to the Department of Conservation (DOC 2007). The project site is located on Mineral Resource Zone (MRZ)-3.
12.2 Discussion of Impacts
a, b)
No Impact: The project site is located on MRZ-3, which is defined as areas containing known or inferred mineral occurrences of undetermined mineral resource significance.
Additionally, no mineral resource recovery site is delineated in the City's General Plan.
Therefore, no impact to locally important mineral resources would occur.
12.3 Mitigation Measures
No mitigation measures required.
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13. NOISE
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NOISE -- Would the project
result in:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Generation of a substantial
temporary or permanent
increase in ambient noise levels
in the vicinity of the project in
excess of standards established
in the local general plan or
noise ordinance, or applicable
standards of other agencies?
❑
❑
❑
„
b) Generation of excessive
groundborne vibration or
groundborne noise levels?
❑
❑
//
c) For a project located within the
vicinity of a private airstrip or an
airport land use plan or, where
such a plan has not been
adopted, within two miles of a
public airport or public use
airport, would the project
expose people residing or
working in the project area to
excessive noise levels?
❑
❑
a
13.1 Setting
This section is based upon the Ritz -Carlton Residences Noise Impact Analysis (noise report) prepared by Urban Crossroads. The noise report and a subsequent noise memo is included as Appendix E=1 and E- 2 to this Initial Study. Background and methodologies regarding the noise analysis are found in Appendix E-1.
To assess the existing noise level environment, 24 -hour noise level measurements were taken at five locations in the project site (Figure 13-1). The noise level measurements were collected by Urban Crossroads, Inc. on Thursday, December 5, 2019.
Significance Criteria Summary
The following significance criteria are based on currently adopted guidance provided by Appendix G of the California Environmental Quality Act (CEQA) Guidelines. While the City of Rancho Mirage General Plan Guidelines provide direction on noise compatibility and establish noise standards by land use type that are sufficient to assess the significance of noise impacts, they do not define the levels at City of Rancho Mirage
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which increases are considered substantial for use under Guideline A. CEQA Appendix G Guideline C applies to nearby public and private airports, if any, and the proposed project's land use compatibility.
Noise Impacts shall be considered significant if any of the following occur as a direct result of the proposed development. Table 13.1, Significance Criteria Summary, shows the significance criteria summary matrix.
Table 13-1. Significance Criteria Summary
Analysis
Receiving Land Use
Condition(s)
Significance Criteria
Daytime
Nighttime
Off -Site Traffic]
Noise -Sensitive
If ambient is 65 dBA CNEL
≥ 1.5 dBA CNEL Project
increase
Non -Noise Sensitive
If ambient is 70 dBA CNEL
≥ 3 dBA CNEL Project
increase
Operational
Residential
Exterior Noise Level
Standards
See Table 3-1
If ambient is 65 dBA Leq
≥ 1.5 dBA Leq Project
increase
Construction
Noise Sensitive
Permitted between 7:00 a.m. to 6:00 p.m. Monday to
Saturdays; with no activity allowed on Sundays or
holidays.
Noise Level Threshold
85 dBA Leq
n/a
Vibration Level Threshold
80 VdB
n/a
Source: Appendix E-1
Existing Noise Level Measurements
To assess the existing noise level environment, 24 -hour noise level measurements were taken at three locations in the project site (L1, L2, and L3) (Figure 13-1). The receiver locations were selected to describe and document the existing noise environment within the project site. Figure 13-1 provides the boundaries of the proposed project study area and the noise level measurement locations. To fully describe the existing noise conditions, noise level measurements were collected by Urban Crossroads, Inc. on Thursday, December 5th, 2019. Appendix EAppendix E-1 includes study area photos.
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Measurement Procedure and Criteria
To describe the existing noise environment, the hourly noise levels were measured during typical weekday conditions over a 24 -hour period. By collecting individual hourly noise level measurements, it is possible to describe the daytime and nighttime hourly noise levels and calculate the 24 -hour CNEL.
The long-term noise readings were recorded using Piccolo Type 2 integrating sound level meter and dataloggers. The Piccolo sound level meters were calibrated using a Larson -Davis calibrator, Model CAL 150. All noise meters were programmed in "slow" mode to record noise levels in "A" weighted form.
The sound level meters and microphones were equipped with a windscreen during all measurements.
All noise level measurement equipment satisfies the American National Standards Institute (ANSI) standard specifications for sound level meters ANSI S1.4-2014/IEC 61672-1:2013.
Noise Measurement Locations
The long-term noise level measurements were positioned as close to the nearest sensitive receiver locations as possible to assess the existing ambient hourly noise levels surrounding the project site. Both Caltrans and the FTA recognize that it is not reasonable to collect noise level measurements that can fully represent every part of a private yard, patio, deck, or balcony normally used for human activity when estimating impacts for new development projects. This is demonstrated in the Caltrans general site location guidelines which indicate that sites must be free of noise contamination by sources other than sources of interest. Avoid sites located near sources such as barking dogs, lawnmowers, pool pumps, and air conditioners unless it is the express intent of the analyst to measure these sources.
Further, FTA guidance states, that it is not necessary nor recommended that existing noise exposure be determined by measuring at every noise -sensitive location in the proposed project area. Rather, the recommended approach is to characterize the noise environment for clusters of sites based on measurements or estimates at representative locations in the community.
Based on recommendations of Caltrans and the FTA, it is not necessary to collect measurements at each individual building or residence, because each receiver measurement represents a group of buildings that share acoustical equivalence. In other words, the area represented by the receiver shares similar shielding, terrain, and geometric relationship to the reference noise source. Receivers represent a location of noise sensitive areas and are used to estimate the future noise level impacts.
Collecting reference ambient noise level measurements at the nearby sensitive receiver locations allows for a comparison of the before and after proposed project noise levels and is necessary to assess potential noise impacts due to the proposed project's contribution to the ambient noise levels.
Noise Measurement Results
The noise measurements presented below focus on the average or equivalent sound levels (Leq). The equivalent sound level (Leq) represents a steady state sound level containing the same total energy as a time varying signal over a given sample period. Table 13-1, Significance Criteria Summary, identifies the hourly daytime (7:00 a.m. to 10:00 p.m.) and nighttime (10:00 p.m. to 7:00 a.m.) noise levels at each noise level measurement location. Append'x EAppendix E-1 provides a summary of the existing hourly ambient noise levels described below:
• Location L1 represents the noise levels north of the project site near existing Villas of Mirada single-family homes and dirt parking lot. The noise levels at this location consist primarily of parking lot vehicle movements from dirt lot to the south. The energy (logarithmic) average City of Rancho Mirage
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daytime noise level was calculated at 49.7 dBA Leq with an average evening noise level of 46.7 dBA Leq and an average nighttime noise level of 44.1 dBA Leq. • Location L2 represents the noise levels near the eastern boundary of the project site near the existing Ritz -Carlton hotel and vacant land. The energy (logarithmic) average daytime noise level was calculated at 53.4 dBA Leq with an average evening noise level of 48.0 dBA Leq and an average nighttime noise level of 48.1 dBA Leq. The noise levels at this location consist primarily of walkway activity around the Ritz -Carlton Rancho Mirage. • Location L3 represents the noise levels by the western boundary of the project site near to the gated entrance of the Mirada Estates. The energy (logarithmic) average daytime noise level was calculated at 50.4 dBA Leq with an average evening noise level of 46.6 dBA Leq and an average nighttime noise level of 41.7 dBA Leq. Traffic on Frank Sinatra Drive represents the primary source of noise at this location.
Table 13-1, Significance Criteria Summary, provides the (energy average) noise levels used to describe the daytime and nighttime ambient conditions. These daytime and nighttime energy average noise levels represent the average of all hourly noise levels observed during these time periods expressed as a single number. Appendix EAppendix E-1 provides summary worksheets of the noise levels for each hour as well as the minimum, maximum, Li, L2, L5, L8, L25, L50, L90, L95, and L99 percentile noise levels observed during the daytime and nighttime periods.
The background ambient noise levels in the project site are dominated by surface street and parking lot activity. This includes the auto and heavy truck activities on study area roadway segments near the noise level measurement locations. The 24 -hour existing noise level measurement results are shown on Table 13-2, 24 -Hour ambient Noise Level Measurements.
Table 13-2. 24 -Hour Ambient Noise Level Measurements
Location1
• Description
Energy Average Noise Level
dBA Leq)2
Daytime
Evening
Nighttime
L1
Located north of the project site near the existing
Villas of Mirada single-family homes and an open
dirt parking lot.
49.7 46.7
44.1 L2
Located near the eastern boundary of the
project site near the existing Ritz -Carlton hotel and
vacant land.
53.4 48.0
48.1 L3
Located by the western boundary of the project
site near to the gated entrance of the Mirada
Estates.
50.4 46.6
41.7 Source: Appendix EAppendix E-1.
Notes:
' See Figure 13-1 for the noise level measurement locations. 2 Energy (logarithmic) average levels. The long-term 24 -hour measurement worksheets are included in Appendix €Appendix E-1.'Dar = 7:00 a.m. to 7:00 p.m.; "Evening" = 7:00 p.m. to 10:00 p.m.; "Night" = 10:00 p.m. to 7:00 a.m.
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Sensitive Receiver Locations
To assess the potential for long-term short-term construction noise impacts, the following sensitive receiver locations, as shown on Figure 13-2, were identified as representative locations for analysis.
Sensitive receivers are generally defined as locations where people reside or where the presence of unwanted sound could otherwise adversely affect the use of the land. Noise -sensitive land uses are generally considered to include schools, hospitals, single-family dwellings, mobile home parks, churches, libraries, and recreation areas. Moderately noise -sensitive land uses typically include multi- family dwellings, hotels, motels, dormitories, out -patient clinics, cemeteries, golf courses, country clubs, athletic/tennis clubs, and equestrian clubs. Land uses that are considered relatively insensitive to noise include business, commercial, and professional developments. Land uses that are typically not affected by noise include: industrial, manufacturing, utilities, agriculture, undeveloped land, parking lots, warehousing, liquid and solid waste facilities, salvage yards, and transit terminals.
Receiver locations are located in outdoor living areas (e.g., backyards) at 10 feet from any existing or proposed barriers or at the building facade, whichever is closer to the project site, based on FHWA guidance, and consistent with additional guidance provided by Caltrans and the FTA. Sensitive receiver locations in the proposed project study area include the nearby residential uses, as described below. Other sensitive land uses in the project site that are located at greater distances than those identified in this noise study will experience lower noise levels than those presented in this report due to the additional attenuation from distance and the shielding of intervening structures.
R1: Located approximately 591 feet north of the project site, R represents existing residential homes (1 Santa Rosa Mountain Lane) west of Frank Sinatra Drive. A 24 -hour noise measurement was taken near this location, L1, to describe the existing ambient noise environment.
R2: Location R2 represents the Ritz -Carlton Rancho Mirage located northeast of the project site at roughly 66 feet. A 24 -hour noise measurement was taken near this location, L2, to describe the existing ambient noise environment.
R3: Location R3 represents the existing residential homes (29 Grande View Court) on the south side of Mirada Circle at approximately 21 feet from the project site.
R4: Location R4 represents the existing residential home located at 30 Grande View Court approximately 33 feet from the project site boundary.
R5: Location R5 represents the existing residential home located at 31 Mirada Circle approximately 69 feet from the project site boundary.
R6: Location R6 represents the existing residential home located at 46 Mirada Circle approximately 108 feet from the project site boundary.
R7: Location R7 represents the existing residential home located 45 Mirada Circle approximately 125 feet from the project site boundary.
R8: Location R8 represents the existing residential home located at 1 Mirada Circle approximately 160 feet from the project site boundary.
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13.2 Discussion of Impacts
a) Less -than -Significant Impact. Per Chapter 8.45 of the City's Municipal Code, the exterior noise limits for Resort commercial space is 65 CNEL from 7:OOam to 6:OOpm, 60 CNEL from 6:OOpm to 10:Opm. And 55 CNEL from 10:OOpm to 7:OOam (City of Rancho Mirage 2021). The noise limits for Recreation space is 70 CNEL from 7:OOam to 6:OOpm, 65 CNEL from 6:OOpm to 10:OOpm, and 60 CNEL from 10:OOpm to 7:OOam (City of Rancho Mirage 2021). The noise limits for Residential land uses is 55 CNEL from 7:OOam to 6:OOpm, 50 CNEL from 6:OOpm to 10:OOpm, and 45 CNEL from 10:OOpm to 7:OOam (City of Rancho Mirage 2021).
Construction Noise Impact
This section analyzes potential impacts resulting from the short-term construction activities associated with the development of the proposed project. Noise generated by the proposed project construction equipment will include a combination of trucks, power tools, concrete mixers, and portable generators that when combined can reach high levels. The number and mix of construction equipment are expected to occur in the following stages:
• Demolition
• Site Preparation
• Grading
• Building Construction
• Paving
• Architectural Coating
This construction noise analysis was prepared using reference noise level measurements taken by Urban Crossroads, Inc. to describe the typical construction activity noise levels for each stage of proposed project construction. The construction reference noise level measurements represent a list of typical construction activity noise levels. Noise levels generated by heavy construction equipment can range from approximately 68 dBA to in excess of 80 dBA when measured at 50 feet. Hard site conditions are used in the construction noise analysis which result in noise levels that attenuate (or decrease) at a rate of 6 dBA for each doubling of distance from a point source (i.e. construction equipment). For example, a noise level of 80 dBA measured at 50 feet from the noise source to the receiver would be reduced to 74 dBA at 100 feet from the source to the receiver and would be further reduced to 68 dBA at 200 feet from the source to the receiver.
Using the reference construction equipment noise levels and the CadnaA noise prediction model, calculations of the proposed project construction noise level impacts at the nearby sensitive receiver locations were completed. To assess the worst -case construction noise levels, the proposed project construction noise analysis relies on the highest noise level impacts when the equipment with the highest reference noise level is operating at the closest point from the edge of construction activity area for each stage of construction to the nearest receiver location. Appendx EAppendix E-1 includes the detailed CadnaA construction noise model inputs.
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The construction noise analysis shows that the highest construction noise levels will occur when construction activities take place at the closest point from the edge of the construction activity areas to each of the nearby receiver locations. As detailed in Appendx EAppendix E-1, the unmitigated construction noise levels are expected to range from 42.1 to 70.6 dBA Leq at the nearby receiver locations. Proposed project construction noise levels are considered exempt if activities occur within the hours specified in the City of Rancho Mirage Municipal Code Section
15.04.030 of 7:00 a.m. to 7:00 p.m. on weekdays.
As stated in Appendix =Appendix E-1, to evaluate whether the proposed project will generate potentially significant short-term noise levels at nearby receiver locations, a construction -related noise level threshold is adopted from the Criteria for Recommended Standard: Occupational Noise Exposure prepared by the National Institute for Occupational Safety and Health (NIOSH). The threshold of 85 dBA Leq is used as acceptable thresholds for construction noise at the nearby sensitive receiver locations. The construction noise analysis presented in Appendx EAppendix E-1, shows that the noise sensitive residential receiver locations will satisfy the 85 dBA Leq significance threshold during proposed project construction activities as shown on Table 13-3, Construction Noise Level Compliance. Therefore, the noise impacts due to proposed project construction noise is considered less than significant at all noise sensitive receiver locations.
Table 13-3. Construction Noise Level Compliance
Receiver Locations
Construction Noise Levels (dBA Leq)
Highest Construction
Noise Levels2
Threshold3
Threshold
Exceeded?4
R1
52.2 85
No
R2
69.6 85
No
R3
70.3 85
No
R4
70.6 85
No
R5
70.2 85
No
R6
65.2 85
No
R7
66.5 85
No
R8
56.1 85
No
Source: Appendix EA x endix E-1.
Notes:
Noise Receiver locations are shown on Figure 13-2.
2 Highest construction noise level calculations based on distance from the construction noise source activity to nearby receiver locations as shown in Appendix EAopendix E-1. 3 Construction noise level thresholds as shown in Table 13-1, Significance Criteria Summary. 4 Do the estimated project construction noise levels exceed the construction noise level threshold? Operational Noise Impacts
This section analyzes the potential stationary -source operational noise impacts at the nearby receiver locations, identified in Figure 13-2 and defined in Section 13.1.3, Sensitive Receiver Locations, resulting from the operation of the proposed project.
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It is expected the on -site project -related noise sources will include: air conditioning units, pool activity and outdoor courtyard activity. This noise analysis is intended to describe noise level impacts associated with the typical operational activities at the project site.
Using the reference noise levels to represent the proposed project operations that include, Urban Crossroads, Inc. calculated the operational source noise levels that are expected to be generated at the project site and the proposed project -related noise level increases that would be experienced at each of the sensitive receiver locations. Table 13-4, Project Operational Noise Levels, shows the calculated proposed project operational noise levels during the daytime hours of 7:00 a.m. to 10:00 p.m., evening hours of 7:00 p.m. to 10:00 p.m. and the nighttime hours of 10:00 p.m. to 7:00 a.m. Table 13-4, Project Operational Noise Levels, shows that the proposed project operational noise levels will range from 26.7 to 47.2 dBA Leq.
Table 13-4. Project Operational Noise Levels
Receiver
Location'
Project Operational Noise
Levels (dBA Leq)2
Noise Level Standards
(dBA Leq)3
Threshold Exceeded?4
Day
Eve.
Night
Day
Eve.
Night
Day
Eve.
Night
R1
29.6 30.3
26.7 55
50 45
No
No
No
R2
41.9 42.9
37.3 55
50 45
No
No
No
R3
46.8 47.2
44.6 55
50 45
No
No
No
R4
43.7 43.7
42.2 55
50 45
No
No
No
R5
43.5 43.6
42.0 55
50 45
No
No
No
R6
43.1 43.5
40.8 55
50 45
No
No
No
R7
42.3 42.3
40.7 55
50 45
No
No
No
R8
35.3 35.4
33.7 55
50 45
No
No
No
Source: Appendix EAddendix E-1.
Notes:
1 See Figure 13-2 for the noise source and receiver locations. 2 Project operational noise level calculations included in Appencix EAppendix E-1. 3 City of Rancho Mirage exterior noise level standards for residential land use, as shown in Table 13-1, Significance Criteria Summary.
4 Do the estimated Project operational noise source activities exceed the noise level standards? "Day' = 7:00 a.m. to 7:00 p.m.; "Evening' = 7:00 p.m. to 10:00 p.m,; "Night" = 10:00 p.m. to 7:00 a.m.
To demonstrate compliance with local noise regulations, the project -only operational noise levels are evaluated against exterior noise level thresholds based on the City of Rancho Mirage exterior noise level standards at nearby noise -sensitive receiver locations. Table 13-4, Project Operational Noise Levels, shows that the operational noise levels associated with project will satisfy the City of Rancho Mirage 55 dBA Leq daytime, 50 dBA Leq evening and 45 dBA Leq nighttime exterior noise level standards at all nearby receiver locations. Therefore, the operational noise impacts are considered less than significant at the nearby noise -sensitive receiver locations.
To describe the proposed project operational noise level contributions, the proposed project operational noise levels are combined with the existing ambient noise levels measurements for the nearby receiver locations potentially impacted by proposed project operational noise sources.
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Tables (9-3 through 9-5) and calculations in Appendx EAppendix E-1 show that the proposed project operational noise level increase ranging from 0.0 to 4.7 dBA Leg; as such, project operational noise level contributions satisfy the operational noise level increase significance criteria presented in Table 13-1, Significance Criteria Summary. Therefore, the proposed project related operational noise level increases at all sensitive receiver locations will be less than significant.
Off -Site Transportation Noise Impact
To assess the off -site transportation CNEL noise level impacts associated with development of the proposed project, noise contours were developed based on Ritz -Carlton Residences Traffic Impact Analysis (Appendx EAppendix E-1). Noise contour boundaries represent the equal levels of noise exposure and are measured in CNEL from the center of the roadway. Noise contours were developed for the following traffic scenarios:
• Existing Without / With Project: This scenario refers to the existing present-day 2019 noise conditions, without and with the development of the full Project. The existing with Project scenario will not actually occur since the Project would not be fully constructed and operational until 2023 conditions.
• Existing plus Ambient (EA 2023 Without / With Project: This scenario refers to the existing noise conditions plus the estimated 4 years of background growth in ambient traffic conditions without and with the development of the full Project. • Existing plus Ambient plus Cumulative (EAC 2023 Without / With Project: This scenario refers to the existing plus ambient plus cumulative noise conditions at 2023 without and with the proposed Project.
• Horizon Year 2040 Without / With Project: This scenario refers to the future Horizon Year conditions at Year 2040 without and with the proposed Project. This scenario represents buildout of the General Plan land use and includes all cumulative projects identified in the Traffic Impact Analysis.
Noise contours were used to assess the proposed project's incremental traffic -related noise impacts at land uses adjacent to roadways conveying proposed project traffic. The noise contours represent the distance to noise levels of a constant value and are measured from the center of the roadway for the 70, 65, and 60 dBA noise levels. The noise contours do not consider the effect of any existing noise barriers or topography that may attenuate ambient noise levels. In addition, because the noise contours reflect modeling of vehicular noise on area roadways, they appropriately do not reflect noise contributions from the surrounding stationary noise sources within the project site. Appendix EAppendix E-1 present a summary of the exterior traffic noise levels for each traffic condition, and also includes the traffic noise level contours worksheets for each traffic condition.
An analysis of existing traffic noise levels plus traffic noise generated by the proposed project has been included in this report for informational purposes and to fully analyze all the existing traffic scenarios identified in the Ritz -Carlton Residences Traffic Impact Analysis prepared by Urban Crossroads, Inc (Appendix F). However, the analysis of existing off -site traffic noise levels plus traffic noise generated by the project scenario will not actually occur since the proposed City of Rancho Mirage
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project would not be fully constructed and operational until future year 2023 plus cumulative conditions. Therefore, no mitigation measures are considered to reduce the Existing Plus Project traffic noise level increases. The EAC 2023 and Horizon Year 2040 traffic noise conditions that include all cumulative projects are used to determine the significance of the proposed project off -site traffic noise level increases on the study area roadway segments.
The Existing 2019 without Project exterior noise levels are expected to range from 62.0 to 76.9 dBA CNEL, without accounting for any noise attenuation features such as noise barriers or topography. The Existing 2019 with Project conditions range from 63.6 to 76.9 dBA CNEL. The Project off -site traffic noise level increases range from 0.0 to 1.6 dBA CNEL on the study area roadway segments.
The EA 2023 without Project exterior noise levels are expected to range from 62.4 to 77.2 dBA CNEL, without accounting for any noise attenuation features such as noise barriers or topography. The EA 2023 with Project conditions range from 63.8 to 77.2 dBA CNEL. The Project off -site traffic noise level increases range from 0.0 to 1.4 dBA CNEL.
The EAC 2023 without Project exterior noise levels are expected to range from 62.7 to 77.4 dBA CNEL, without accounting for any noise attenuation features such as noise barriers or topography. The EAC 2023 with Project conditions range from 64.0 to 77.4 dBA CNEL. The Project off -site traffic noise level increases range from 0.0 to 1.3 dBA CNEL. Based on the significance criteria for off -site traffic noise presented in Table 13-1, Significance Criteria Summary, land uses adjacent to the project site roadway segments would experience less -than -significant noise level impacts due to proposed project -related traffic noise levels.
The Horizon Year 2040 without Project exterior noise levels are expected to range from 63.1 to 77.8 dBA CNEL, without accounting for any noise attenuation features such as noise barriers or topography. The Horizon Year 2040 with Project conditions range from 64.3 to 77.8 dBA CNEL. The Project off -site traffic noise level increases range from 0.0 to 1.2 dBA CNEL. Based on the significance criteria for off -site traffic noise presented in Table 13-1, Significance Criteria Summary, land uses adjacent to the study area roadway segments would experience less -than -significant noise level impacts due to unmitigated proposed project -related traffic noise levels.
Summary
The proposed project would not generate substantial temporary or permanent increase in ambient noise levels in the vicinity of the proposed project in excess of standards established in local plans or by other agencies. The proposed project would comply with all State of California noise requirements, the California Building Code, and policies and programs outlined in the City's General Plan Noise Element. Therefore, impacts would be less than significant. b) Less -than -Significant Impact with Mitigation Incorporated. Construction has the potential to result in varying degrees of temporary ground vibration, depending on the specific construction activities and equipment used. Ground vibration levels associated with various types of construction equipment are summarized in Table 13-5, Vibration Source Levels for Construction Equipment. Based on the representative vibration levels presented for various construction equipment types, it is possible to estimate the human response (annoyance) using the following vibration assessment methods defined by the FTA.
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Table 13-5. Vibration Source Levels for Construction Equipment Equipment
Vibration Decibels (VdB) at 25 feet
Small bulldozer
58 Jackhammer
79 Loaded Trucks
86 Large Bulldozer
87 Source: Appendix EADDendix E-1.
Construction activity can result in varying degrees of ground vibration, depending on the equipment and methods used, distance to the affected structures and soil type. It is expected that ground -borne vibration from proposed project construction activities would cause only intermittent, localized intrusion. The proposed project's construction activities most likely to cause vibration impacts are:
• Heavy Construction Equipment: Although all heavy mobile construction equipment has the potential of causing at least some perceptible vibration, the vibration is usually short-term and is not of sufficient magnitude to cause building damage. • Trucks: Trucks hauling building materials to construction sites can be sources of vibration intrusion if the haul routes pass through residential neighborhoods on streets with bumps or potholes. Repairing the bumps and potholes generally eliminates the problem.
Ground -borne vibration levels resulting from construction activities occurring within the project site were estimated by data published by the Federal Transit Administration (FTA). Construction activities that would have the potential to generate low levels of ground -borne vibration within the Project site during various stages of construction. Using the vibration source level of construction equipment provided on Table 13-5, Vibration Source Levels for Construction Equipment, and the construction vibration assessment methodology published by the FTA, it is possible to estimate the project vibration impacts. Table 13-6, Unmitigated Construction Equipment Vibration Levels, presents the expected project related vibration levels at the nearby receiver locations.
Table 13-6. Unmitigated Construction Equipment Vibration Levels Receiver
1 Distance to
Const.
Activity
(Feet)2
Receiver Vibration Leve s (VdB)3
Threshold
(VdB)4
Threshold
Exceeded?5
Small
Bulldozer
Jack-
hammer
Loaded
Trucks
Large
Bulldozer
Vibratory
Roller
Highest
Vibration
Levels
R1
591
16.8 37.8
44.8 45.8
52.8 52.845
80 No
8 R2
66 45.4
66.4 73.4
74.4 81.4
81.474,
80 YesNo
4 R3
21 60.3
81.3 88.3
89.3 96.3
96.38 80
Yes
3 R4
33 54.4
75.4 82.4
83.4 90.4
90.483:
80 Yes
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Table 13-6. Unmitigated Construction Equipment Vibration Levels Receiver
1 Distance to
Const.
Activity
(Feet)2
Receiver Vibration Leve s (VdB)3
Threshold
(VdB)4
Threshold
Exceeded?5
Small
Bulldozer
Jack-
hammer
Loaded
Trucks
Large
Bulldozer
Vibratory
Roller
Highest
Vibration
Levels
R5
69 44.8
65.8 72.8
73.8 80.8
80.873.
80 YesNo
8 R6
108
38.9 59.9
66.9 67.9
74.9 74.967.
80 No
9 R7
125
37.0 58.0
65.0 66.0
73.0 73.066.
80 No
0 R8
160
33.8 54.8
61.8 62.8
69.8 69.862.
80 No
8 Source: Appendix EAppendix E-1, E-2.
Notes:
1 Receiver locations are shown on Figure 13-2.
2 Distance from receiver locations to the source of the nearest construction activity. 3 Based on the Vibration Source Levels of Construction Equipment in Appenc'x EAopendix E-1, E-2. 4 Does the peak vibration exceed the vibration thresholds? 5 Does the vibration level exceed the FTA acceptable vibration level? At distances ranging from 21 to 591 feet from the project construction activity, construction vibration velocity levels are expected to range from 33.8/5.8 to 89.390.4 VdB and will exceed the FTA 80 VdB threshold for human annoyance at receiver locations R3 and R4 (Figure 13-2).
These impacts would be potentially significant, however implementation of a 7550 -foot vibration buffer zone from sensitive receiver locations R2, R3,, and R4, and R5 (MM-NO1-1) would reduce vibration levels to R2, R3, R4, and R5 R3 and R' to 79.778.0 VdB and would not exceed the FTA 80 VdB threshold.
Vibration levels at the site of the closest sensitive receiver are unlikely to be sustained during the entire construction period but will occur rather only during the times that heavy construction equipment is operating simultaneously adjacent to the project site perimeter. Additionally, construction of the project site would be restricted the daytime hours between 7:00 a.m. and 6:00 p.m. Monday to Saturday with City of Rancho Mirage requirements thereby eliminating potential vibration impacts during the sensitive evening and nighttime hours. With this in consideration in addition to the implementation of MM-NO1-1, impacts would be less than significant. c). No Impact. The project site is not located within the vicinity of a private airstrip or an airport land use plan, nor is it located within 2 miles of a public airport or public use airport. The closest airport to the project site is Palm Springs Airport, which is located approximately 4 miles north of the project site. The people residing or working in the project area would not be subject to excessive airport- or plane -related noise levels. Therefore, there would be no impact.
13.3 Mitigation Measures
MM-NO1-1 During proposed project construction, the applicant shall require that vibratory rollers, large -loaded trucks and dozers, or'ackhammers (greater than 80,000 pounds) shall not City of Rancho Mirage
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be used within 7550 -ee feet of occupied sensitive receptors locations R2 through R5a or en -'re sou fern proper -y ile. Instead, small rubber -tired or alternative equipment shall be used within this area during proposed project construction to reduce vibration effects. If all mobile equipment used during proposed project construction are less than 80,000 pounds, then the 7550 -foot buffer mitigation is not required.
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SOURCE: Urban Crossroads 2020
DUDEK
FIGURE 13-1
Noise Measurement Locations
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SOURCE: Urban Crossroads 2020
LEGEND:
Receiver Locations
—i Distance from receiver to Project site boundary (in feet) DUDEK
FIGURE 13-2
Noise Measurement Locations
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14. POPULATION AND HOUSING
POPULATION AND HOUSING -
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Induce substantial unplanned
population growth in an area,
either directly (for example, by
proposing new homes and
businesses) or indirectly (for
example, through extension of
roads or other infrastructure)?
❑
❑
❑
❑
b) Displace substantial numbers of
existing people or housing,
necessitating the construction of
replacement housing
elsewhere?
❑
❑
14.1 Setting
This section evaluates the proposed project's consistency with applicable plans, policies, and regulations as they relate to population and housing. Data sources for this section include Southern California Association of Governments (SCAG) and the City of Rancho Mirage General Plan - Housing Element.
14.2 Discussion of Impacts
a) Less -than -Significant Impact: The proposed project would involve the construction of 106 residential suites, hotel villas, event spaces, commercial spaces, and an amenity space totaling 236,748 square feet. Although the 106 residential suites are anticipated to be treated as a condo hotel unit in which residents are allowed to live at the residence only during a specified time frame, the residential units will be analyzed as typical dwelling units would for the purpose of this analysis.
The Southern California Association of Governments (SCAG) is a metropolitan planning organization that represents the Counties of Ventura, Los Angeles, San Bernardino, Orange, Riverside, and Imperial. SCAG reported the City's population to be 18,739 persons as of 2018 (SCAG 2019a). In 2018 the City had a total of 14,492 housing units, and in 2017 the City had a total of 16,902 jobs (SCAG 2019a). By 2045, SCAG projected the City to have a population of 25,200 persons and 21,200 jobs (SCAG 2020). These numbers are reflected in Table 14-1, Existing and Projected Population, Household, and Employment Growth in the City of Rancho Mirage. According to the City of Rancho Mirage's General Plan - Housing Element (City of Rancho Mirage 2022), the 2021 - 2029 Regional Housing Needs Allocation (RHNA) determined that the City has been assigned a total of 1,746 housing units.
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The proposed project would construct 106 residential units. As stated earlier, these residential units would operate similar to time-share properties and therefore future residents would not be in the proposed residential units year-round. Because the proposed residential units are not typical residential units and residents cannot occupy them year-round, theses housing units do not count towards the RHNA housing unit determination.
SCAG's Local Profile Report for the City of Rancho Mirage indicated that the City's average household size was two persons per dwelling unit as of 2018 (SCAG 2019a). Using these assumptions, implementation of the proposed project would have the potential to increase the City's population by 216 persons. This population increase would comply with SCAG's projected population increase for the City (Table 14-1, Existing and Projected Population, Household, and Employment Growth in the City of Rancho Mirage).
The proposed project involves the construction of residential suites, hotel villas, event space, a commercial area, restaurant, and amenities such as a pool terrace. Additionally, the proposed project is not a large employment center that would encourage people to move to the area for work.
Table 14-1. Existing and Projected Population, Household, and Employment Growth in the City of Rancho Mirage
2016 =
Population
18,200
_m_ 2045
25,200
Households
9,000
13,000
Employment
16,600
21,200
Source: SCAG 2020,
The anticipated population growth and employment growth as a result of the proposed project are aligned with the City's growth projects. Further, the proposed project would generally connect to existing utilities and infrastructure located adjacent to the project site. The proposed project would not construct new or extend existing utilities or infrastructure into areas not currently served by such improvements (see Section 19, Utilities and Service Systems, for a detailed analysis of potential utilities or infrastructure related to the project). Thus, the proposed project would not indirectly induce substantial unplanned population growth and impacts would be less than significant.
c) No Impact: The project site is a vacant, graded plot of land with no existing structures present.
The proposed project would neither displace existing housing nor necessitate the construction of replacement housing. Therefore, no impacts would occur.
14.3 Mitigation Measures
No mitigation measures required.
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15. PUBLIC SERVICES
PUBLIC SERVICES —
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Would the project result in
substantial adverse physical
impacts associated with the
provision of new or physically
altered governmental facilities,
need for new or physically
altered governmental facilities,
the construction of which could
cause significant environmental
impacts, in order to maintain
acceptable service ratios,
response times or other
performance objectives for any
of the public services:
Fire protection?
❑
❑
►1
❑
Police protection?
❑
❑
11 ❑
Schools?
❑
❑
►1
❑
Parks?
❑
❑
❑
a
Other public facilities?
15.1 Setting
Fire Protection
Fire services for the City of Rancho Mirage are provided through a cooperative agreement with the State of California (Cal -Fire) and the County of Riverside Fire Department (RCFD) (City of Rancho Mirage n.d.a.). Cal-Fire/Riverside County Fire Department is an all risk, full -service fire department and has two fire stations located in City of Rancho Mirage (City of Rancho Mirage 2017).
Police Protection
Twenty-four hour police protection is provided to the City of Rancho Mirage on a contractual basis by the Riverside County Sheriff's Department (RCSD) (City of Rancho Mirage 2017). As of 2017, the City had one officer per 786 resident, which exceeds the commonly accepted ratio of one officer per 1,000 residents (City of Rancho Mirage 2017).
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Schools
The City is located in the Palm Springs Unified School District (PSUSD) and the Desert Sands Unified School District (DSUSD) (City of Rancho Mirage 2006). There is one public school and three private schools in the City (City of Rancho Mirage 2006). The public school is Rancho Mirage Elementary School. The three private schools are Palm Valley school (pre -kindergarten through 12th grade), Marywood Country Day School (pre- kindergarten to 6th grade), and Rancho Mirage Children's School (pre -kindergarten to 4th grade).
Parks
Guided by the Parks Master Plan, the City has expanded its parks and trail system throughout Rancho Mirage to adapt to the growing population. Currently, there are six parks, including a mix of mini and local parks (City of Rancho Mirage 2017). There are no existing recreational opportunities on site.
15.2 Discussion of Impacts
a) Fire protection?
Less -than -Significant Impact: The closest fire station to the project site is Fire Station No. 50 (70801 Highway 111), located approximately 2.7 miles southeast of the site. In addition to the two fire stations, five other County operated fire stations are located close to the City (City of Rancho Mirage 2017).
Once operational, Cal-Fire/RCFD would continue to serve the project site. Additionally, as discussed in Threshold 14(a), the proposed project would not result in substantial unplanned population growth in the City. Although the proposed project would potentially result in a slight increase in calls for service to the project site in comparison to the existing conditions, this increase is expected to be nominal and not to result in the need for new facilities. Additionally, the proposed project would pay the City's fire tax to help fund fire protection services and development impact fees per Section 3.29.120 of the City's Municipal Code (City of Rancho Mirage 2017). Overall, it is anticipated that the proposed project would be adequately served by existing Cal-Fire/RCFD facilities, equipment, and personnel. Therefore, the proposed project would require the construction nor expansion of fire protection service facilities and impacts would be less than significant.
Police protection?
Less -than -Significant Impact: Although the proposed project would potentially result in a slight increase in calls for service to the project site in comparison to existing conditions, this increase is expected to be nominal and not result in the need for new police facilities. Overall, it is anticipated that the proposed project would be adequately served by existing police facilities, equipment, and personnel. Therefore, the proposed project would not require the construction nor expansion of police protection facilities and impacts would be less than significant.
Schools?
Less -than -Significant Impact: The project site is located within the boundaries of the PSUSD.
Buildout of the proposed project would result in expanded hotel facilities, commercial space, City of Rancho Mirage
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event space, and amenity space. The proposed Residences at Ritz Carlton only allows a limited and non -permanent (not year-round) stay for potential residences, and the proposed residence units are expected to serve as vacation and second homes. Because the residences do not function as typical dwelling units, the proposed project is not expected to result in student generation.
The proposed project would pay all applicable statutory school developer fees, which would be used for the potential construction and reconstruction of school facilities to accommodate students from new developments (PSUSD 2022). However, because the proposed project would not generate students the project would result in the need for expanded or new school facilities. Therefore, impacts would be less than significant.
Parks?
No Impact: As further discussed in Section 16, Recreation, the proposed project would not result in substantial population growth in the City. The number of employees hired to construct and operate the proposed hotel would be minimal. As such, an increase in patronage at park facilities is not expected. In addition, the number of hotel guests visiting existing parks would be minimal, as the proposed project would provide open space and recreation facilities. Future hotel patrons would be more inclined to use hotel facilities rather than community parks. No impacts associated with the construction or expansion of park facilities would occur.
Other public facilities?
No Impact: The proposed project would not result in substantial population growth in the City.
The number of employees hired to construct and operate the proposed hotel would be minimal. As such, a substantial increase in patronage at libraries, community centers, and other public facilities is not expected. Therefore, no impacts associated with the construction or expansion of public facilities would occur.
15.3 Mitigation Measures
No mitigation measures required.
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16. RECREATION
RECREATION —
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Would the project increase the
use of existing neighborhood
and regional parks or other
recreational facilities such that
substantial physical
deterioration of the facility
would occur or be accelerated?
❑
❑
❑
❑
b) Does the project include
recreational facilities or require
the construction or expansion of
recreational facilities, which
might have an adverse physical
effect on the environment?
❑
❑
❑
❑
16.1 Setting
The majority of the 16.13 -acre project site is currently vacant and lies south and east of the existing Ritz - Carlton Rancho Mirage Hotel. Guided by the Parks Master Plan, the City has expanded its parks and trail system throughout Rancho Mirage to adapt to the growing population. There are no existing recreational opportunities on site.
16.2 Discussion of Impacts
a) Less -than -Significant Impact: As discussed earlier, the proposed project will provide approximately 35% open space made up of landscape areas, pools, water features, and paths. Figure 1-9a and 1-9b shows the proposed landscape plan for the Residences at Ritz Carlton and the Sky Mesa Recreational Area, respectively. A desert landscape design is proposed throughout the project site including water cascades, multiple pools, rock escarpments, and fountains. Visitors and residents would be using the proposed and existing hotel facilities provided on site.
As discussed in Section 14, Population and Housing, the proposed project would not result in substantial population growth in the City that would increase the use of existing parks and recreational facilities such that substantial physical deterioration of recreational facilities would occur or be accelerated. Therefore, substantial physical deterioration of these facilities would not occur or be accelerated with implementation of the proposed project; impacts would be less than significant. b) Less -than -Significant Impact: The proposed project would not result in substantial population growth in the City. Further, the proposed project would not promote or indirectly induce new development that would require the construction or expansion of recreational facilities. Because City of Rancho Mirage
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the proposed project would not result in substantial population growth in the City, it would not increase the demand for recreational facilities. As such, impacts would be less than significant.
16.3 Mitigation Measures
No mitigation measures required.
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17. TRANSPORTATION
TRANSPORTATION — Would the
project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Conflict with a program, plan,
ordinance, or policy addressing
the circulation system, including
transit, roadway, bicycle, and
pedestrian facilities?
❑
❑
❑
❑
b) Conflict or be inconsistent with
CEQA Guidelines section
15064.3, subdivision (b)?
❑
❑
a
❑
c) Substantially increase hazards
due to a geometric design feature
(e.g., sharp curves or dangerous
intersections) or incompatible
uses (e.g., farm equipment)?
❑
❑
a
d) Result in inadequate emergency
access?
❑
❑
❑
11 17.1 Setting
This section is based upon the Ritz -Carlton Residences Traffic Impact Analysis (traffic report) and Vehicle Miles Travelled (VMT) Analysis (VMT analysis) prepared by Urban Crossroads. The traffic report is included as Appendix F1 and F2 to this Initial Study, respectively. Additionally, a parking assessment was prepared by Urban Crossroads. The parking assessment is included as Appendix G of this Initial Study.
Background and methodologies regarding the traffic analysis and the parking assessment are found in Appendix F and G, respectively.
As discussed in the Traffic Report prepared for this Initial Study (Appendix F), consistent with County of Riverside traffic study guidelines, the study area includes any intersection of "Collector" or higher classification street, with "Collector" or higher classification streets, at which the project will add 50 or more peak hours trips. There are three main intersections analyzed in the Traffic Report. A map of the three intersections is presented in Figure 17-1.
1. Frank Sinatra Dr. and Dwy. 1
2. Frank Sinatra Dr. and Dwy. 2
3. Highway 1 1 1 and Frank Sinatra Dr.
Frank Sinatra Drive is an east -west major collector running through the City. Most of the Frank Sinatra Drive is constructed to its ultimate design standards with a 100 -foot right-of-way. However, Frank Sinatra Drive, west of Highway 1 1 1, is designated as a two-lane roadway in the General Plan. Highway 1 1 1 is the major City of Rancho Mirage
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arterial connecting most of the commercial centers of the Coachella Valley. As a major arterial, the route runs north-west to south-east diagonally within the study area. Highway 111 provides three through travel lines in each direction. Highway 11 1 is designated as a Riverside County CMP roadway.
The Traffic Report analyzed six different scenarios: Existing (2019) Conditions, E + P (Existing plus Project) Conditions, Existing plus Ambient Growth plus Project (EAP) (2023) Conditions, Existing plus Ambient Growth plus Project Plus Cumulative (EAPC) (2023) Conditions, Horizon Year (2040) Without Project, Horizon Year (2040) With Project. Each scenario are described further below:
• Existing Conditions: Existing physical conditions have been disclosed to represent the baseline traffic conditions as they existed at the time this report was prepared. Existing conditions are discussed in Section 17.1.2.
• E+P Conditions: The E+P analysis determines circulation system deficiencies that would occur on the existing roadway system in the scenario of the project being placed upon Existing conditions. The E+P scenario is analyzed in Section 17.2.2. • EAP Conditions: The EAP (2023) traffic conditions analyses determine potential traffic impacts based on a comparison of the EAP traffic conditions to Existing conditions. To account for background traffic growth, an ambient growth factor from Existing conditions of 6.12% (2 percent per year over 3 years, compounded annually) for 2023 conditions is included for EAP traffic conditions. Consistent with County of Riverside traffic study guidelines, the EAP analysis is intended to identify "Opening Year" deficiencies associated with the development of the project based on the expected background growth within the study area. The EAP (2023) traffic conditions are analyzed in Section 17.2.3.
• EAPC Conditions: The EAPC (2023) traffic conditions analyses determine the potential near -term cumulative circulation system deficiencies. Background traffic for these analysis scenarios follow the same ambient growth methodology described above for EAP traffic conditions.
However, EAPC traffic conditions also include the addition of cumulative development traffic.
The comprehensive list of cumulative development projects was compiled from information provided by the City of Rancho Mirage and Cathedral City. The EAPC (2023) traffic conditions are analyzed in Section 17.2.4.
• Horizon Year (2040) Conditions: Traffic projections for Horizon Year (2040) with project conditions were derived from the Riverside Transportation Analysis Model (RivTAM) modified to represent buildout of the City of Rancho Mirage. The Horizon Year (2040) conditions analysis will be utilized to determine if improvements funded through regional transportation mitigation fee programs, such as the City's Development Impact Fee (DIF) program, or other approved funding mechanisms can accommodate the long-range cumulative traffic at the target level of service (LOS) identified by the City of Rancho Mirage. The Horizon Year (2040) traffic conditions are analyzed in Section 17.2.5.
The Horizon Year (2040) conditions analysis will be utilized to determine if improvements funded through regional transportation mitigation fee programs, such as the Transportation Uniform Mitigation Fee (TUMF), or other approved funding mechanism (e.g., Community Facilities District, etc.) can accommodate the long-range cumulative traffic at the target Level of Service (LOS) identified in the City of Rancho Mirage General Plan. Other improvements needed beyond the "funded" improvements (such as localized improvements to non-TUMF) are identified as such. Each of these regional transportation fee programs are discussed in more detail in Appendix F.
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Methodologies
Level of Service
Traffic operations of roadway facilities are described using the term "Level of Service" (LOS). LOS is a qualitative description of traffic flow based on several factors such as speed, travel time, delay, and freedom to maneuver. Six levels are typically defined ranging from LOS A, representing completely free - flow conditions, to LOS F, representing breakdown in flow resulting in stop -and -go conditions. LOS E represents operations at or near capacity, an unstable level where vehicles are operating with the minimum spacing for maintaining uniform flow.
Intersection Capacity Analysis
The definitions of LOS for interrupted traffic flow (flow restrained by the existence of traffic signals and other traffic control devices) differ slightly depending on the type of traffic control. The LOS is typically dependent on the quality of traffic flow at the intersections along a roadway. The Highway Capacity Manual (HCM) methodology expresses the LOS at an intersection in terms of delay time for the various intersection approaches. The HCM uses different procedures depending on the type of intersection control.
Signalized Intersections
The City of Rancho Mirage require signalized intersection operations analysis based on the methodology described in the HCM 6th Edition. Intersection LOS operations are based on an intersection's average control delay. Control delay includes initial deceleration delay, queue move -up time, stopped delay, and final acceleration delay. For signalized intersections LOS is directly related to the average control delay per vehicle and is correlated to a LOS designation as described in Table 17- 1, Signalized Intersection Description of LOS.
Table 17-1. Signalized Intersection Description of LOS
Description
Average Control
Delay (Seconds),
V/C ≤ 1.0
Level of
Service,
V/C ≤ 1.0
Level of
Service,
V/C > 1.0
Operations with very low delay occurring with
favorable progression and/or short cycle length.
0 to 10.00
A
F
Operations with low delay occurring with good
progression and/or short cycle lengths.
10.01 to 20.00
B
F
Operations with average delays resulting from fair
progression and/or longer cycle lengths. Individual
cycle failures begin to appear.
20.01 to 35.00
C
F
Operations with longer delays due to a
combination of unfavorable progression, long
cycle lengths, or high V/C ratios. Many vehicles
stop and individual cycle failures are noticeable.
35.01 to 55.00
D
F
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Table 17-1. Signalized Intersection Description of LOS
Description
Average Control
Delay (Seconds),
V/C 51.0
Level of
Service,
V/C 51.0
Level of
Service,
V/C > 1.0
Operations with high delay values indicating poor
progression, long cycle lengths, and high V/C
ratios. Individual cycle failures are frequent
occurrences. This is considered to be the limit of
acceptable delay.
55.01 to 80.00
E
F
Operation with delays unacceptable to most
drivers occurring due to over saturation, poor
progression, or very long cycle lengths
80.01 and up
F
F
Source: Appendix F.
Equations are used to determine measures of effectiveness such as delay and queue length. The level of service and capacity analysis performed by Synchro takes into consideration optimization and coordination of signalized intersections within a network. All signalized study area intersections have also utilized the Synchro software.
Unsignalized Intersections
The City of Rancho Mirage require the operations of unsignalized intersections be evaluated using the methodology described in the HCM 6th Edition. The LOS rating is based on the weighted average control delay expressed in seconds per vehicle (see Table 17-2, Unsignalized Intersection Description of LOS).
Table 17-2. Unsignalized Intersection Description of LOS Description
Average Control Delay Per
Vehicle (Seconds)
Level of Service,
V/C ≤ 1.0
Level of Service,
V/C > 1.0
Little or no delays.
0 to 10.00
A
F
Short traffic delays.
10.01 to 15.00
B
F
Average traffic delays.
15.01 to 25.00
C
F
Long traffic delays.
25.01 to 35.00
D
F
Very Ion g traffic delays.
35.01 to 50.00
E
F
Extreme traffic delays
with intersection
capacity exceeded.
> 50.00
F
F
Source: Appendix F.
At two-way or side -street stop -controlled intersections, LOS is calculated for each controlled movement and for the left turn movement from the major street, as well as for the intersection as a whole. For approaches composed of a single lane, the delay is computed as the average of all movements in that lane. For all -way stop controlled intersections, LOS is computed for the intersection as a whole.
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Traffic Signal Warrant Analysis Methodology
The term "signal warrants" refers to the list of established criteria used by Caltrans and other public agencies to quantitatively justify or ascertain the potential need for installation of a traffic signal at an otherwise unsignalized intersection. This TIA uses the signal warrant criteria presented in the latest edition of the Caltrans California Manual on Uniform Traffic Control Devices (CA MUTCD), for all study area intersections.
The signal warrant criteria for existing conditions are based upon several factors, including volume of vehicular and pedestrian traffic, frequency of accidents, and location of school areas. The CAMUTCD indicates that the installation of a traffic signal should be considered if one or more of the signal warrants are met. Specifically, this TIA utilizes the Peak Hour Volume -based Warrant 3 as the appropriate representative traffic signal warrant analysis for existing study area intersections for all analysis scenarios.
Warrant 3 is appropriate to use for this TIA because it provides specialized warrant criteria for intersections with rural characteristics (e.g. located in communities with populations of less than 10,000 persons or with adjacent major streets operating above 40 miles per hour). For the purposes of this study, the speed limit was the basis for determining whether Urban or Rural warrants were used for a given intersection.
Future intersections that do not currently exist have been assessed regarding the potential need for new traffic signals based on future average daily traffic (ADT) volumes, using the Caltrans planning level ADT-based signal warrant analysis worksheets.
Traffic signal warrant analyses were performed for all of the following unsignalized study area intersections:
Frank Sinatra Drive and Driveway 1, and Frank Sinatra Drive and Driveway 2 (see Figure 17-1).
It is important to note that a signal warrant defines the minimum condition under which the installation of a traffic signal might be warranted. Meeting this condition does not require that a traffic control signal be installed at a particular location, but rather, that other traffic factors and conditions be evaluated in order to determine whether the signal is truly justified. It should also be noted that signal warrants do not necessarily correlate with LOS. An intersection may satisfy a signal warrant condition and operate at or above acceptable LOS or operate below acceptable LOS and not meet a signal warrant.
Queuing Analysis
A queuing analysis has been conducted for all intersections and project driveways. The 95th percentile queuing of vehicles has been assessed along these roadways to determine potential queuing issues at the intersections.
The traffic progression analysis tool and HCM intersection analysis program, Synchro, has been used to assess the potential impacts/needs of the intersections with traffic added from the proposed project.
The 50th percentile maximum queue is the maximum back of queue on a typical cycle during the peak hour, while the 95th percentile queue is the maximum back of queue with 95th percentile traffic volumes during the peak hour. In other words, if traffic were observed for 100 cycles, the 95th percentile queue would be the queue experienced with the 95th busiest cycle (or 5% of the time). The 50th percentile or average queue represents the typical queue length for peak hour traffic conditions, while the 95th percentile queue is derived from the average queue plus 1.65 standard deviations. The 95th percentile queue is not necessarily ever observed; it is simply based on statistical calculations.
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Minimum Level of Service (LOS)
Per Goal 1, Policy 1 of the City of Rancho Mirage General Plan (City of Rancho Mirage 2017g), the following LOS will be utilized for study area intersections located within the City: Require development to achieve a peak hour LOS D or better at intersections and roadway segments.
Deficiency Criteria
To determine whether the addition of project traffic at a study intersection would result in a deficiency, the following will be utilized:
• A deficiency occurs at study area intersections if the pre -project condition is at or better than LOS D (i.e., acceptable LOS), and the addition of project trips causes the peak hour LOS of the study area intersection to operate at unacceptable LOS (i.e., LOS E or F). Per the County of Riverside traffic study guidelines, for intersections currently operating at unacceptable LOS (LOS E or F), a deficiency would occur if the project contributes 50 or more peak hour trips to pre -project traffic conditions.
Existing Conditions
This section provides a summary of the existing circulation network, the City of Rancho Mirage General Plan Circulation Network, and a review of existing peak hour intersection operations, traffic signal warrant, and queuing analyses.
Existing Circulation Network
The study area analyzed in Appendix F includes a total of three intersections as shown in Figure 17-1.
Exhibit 3-1 in Appendix F illustrates the study area intersections and identifies the number of through traffic lanes for existing roadways and intersection traffic controls.
City of Rancho Mirage General Plan Circulation Element
A brief description of each roadway including existing and planned roadway width is provided below:
• Frank Sinatra Drive is an east -west major collector running through the City of Rancho Mirage.
Most of Frank Sinatra Drive is constructed to its ultimate design standards with a 100 -foot right- of-way. However, Frank Sinatra Drive, west of Highway 111, is designated as a two-lane roadway in the General Plan (City of Rancho Mirage 2017g). • Highway 111 is the major arterial connecting most of the commercial centers of the Coachella Valley. As a major arterial, the route runs north-west to south-east diagonally within the study area. Highway 11 1 provides three through travel lanes in each direction. Highway 11 1 is designated as a Riverside County CMP roadway.
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Truck Routes
The City of Rancho Mirage designated truck route map is shown on Exhibit 3-4 in Appendix F.
Highway 111 is identified as designated truck route.
Transit Service
The City of Rancho Mirage and is currently served by the SunLine Transit Agency (STA), a public transit agency serving various jurisdictions throughout Coachella Valley. Transit service is reviewed and updated by STA periodically to address ridership, budget and community demand needs. Changes in land use can affect these periodic adjustments which may lead to either enhanced or reduced service where appropriate. It should also be noted that SunDial service provides special services for the disabled and seniors (60+).
Bicycle and Pedestrian Facilities
Existing bicycle and pedestrian facilities within City are shown on Exhibit 3-6 in Appendix F. The General Plan identifies that Pedestrian and other non -motor circulation is encouraged in the City wherever possible (City of Rancho Mirage 2017g).
Existing (2019) Traffic Counts
The intersection LOS analysis is based on the traffic volumes observed during the peak hour conditions using traffic count data collected in December 2019. The following peak hours were selected for analysis:
• Weekday AM Peak Hour (peak hour between 7:00 AM and 9:00 AM) • Weekday PM Peak Hour (peak hour between 4:00 PM and 6:00 PM) • Saturday Mid -day Peak Hour (peak hour between 10:00 AM and 2:00 PM) The weekday AM, weekday PM, and Saturday mid -day peak hour count data is representative of typical peak hour traffic conditions in the study area. There were no observations made in the field that would indicate atypical traffic conditions on the count dates, such as construction activity or detour routes and near -by schools were in session and operating on normal schedules. The raw manual peak hour turning movement traffic count data sheets are included in Appendix F. These raw turning volumes have been flow conserved between intersections with limited access, no access and where there are currently no uses generating traffic.
Existing weekday average daily traffic (ADT) volumes on arterial highways throughout the study area are shown on Exhibit 3-7 in Appendix F. Existing ADT volumes are based upon factored intersection peak hour counts collected by Urban Crossroads, Inc.
A comparison of the PM peak hour and daily traffic volumes of various roadway segments within the study area indicated that the peak -to -daily relationship is approximately 16.06 percent. As such, the above equation utilizing a factor of 6.23 estimates the ADT volumes on the study area roadway segments assuming a peak -to -daily relationship of approximately 16.06 percent (i.e., City of Rancho Mirage
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1/0.01606 = 6.23) and was assumed to sufficiently estimate average daily traffic (ADT) volumes for planning -level analyses.
Existing Conditions Intersection Operations Analysis
Existing peak hour traffic operations have been evaluated for the study area intersections based on the analysis methodologies presented above. The intersection operations analysis results are summarized in Table 17-3, Intersection Analysis for Existing (2019) Conditions, which indicates that all existing study area intersections are currently operating at an acceptable LOS (i.e., LOS D or better) during one or more of the peak hours. The intersection operations analysis worksheets are included in Appendix F.
Existing Conditions Traffic Signal Warrants Analysis
Traffic signal warrants for Existing traffic conditions are based on existing peak hour intersection turning volumes. For Existing (2019) traffic conditions, no existing study area intersections appear to currently warrant a traffic signal based on peak hour traffic flows (see Appendix F).
Queuing Analysis
A queuing analysis was performed for study area intersection to assess vehicle queues along the roadways. Existing (2019) queuing analysis findings are presented in Table 17-4, Peak Hour Queuing Summary for Existing (2019) Conditions.
As shown on Table 17-4, Peak Hour Queuing Summary for Existing (2019) Conditions, no intersection turning movements are anticipated to experience periodic queuing issues during one or both peak hours based on the 95th percentile peak hour traffic flows. Worksheets for Existing (2019) conditions queuing analysis are provided in Appendix F.
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Table 17-3. Intersection Analysis for Existing (2019) Conditions #
Intersection
Traffic
Control
Intersection approach Lanes1
Delay2 (secs.)
Level of Service
NB
SB
EB
WB
Weekday
SAT
Weekday
SAT
I.
T
R
L
T
R
L
T
R
L
T
R
AM
PM
AM
PM
1 Frank Sinatra Dr.
and Dwy. 1
—
Future Intersection
—
—
—
—
—
2 Frank Sinatra Dr.
and Dwy. 2
CSS
1 1
0 1
1 0
0 1
0 0
1 0
9.0 9.4
9.7 A
A
A
3 Hwy. 111 and
Frank Sinatra Dr.
TS
1 3
1 2
3 1
1 1
0 2
1 1
19.9 19.2
18.1 B
B
B
Source: Appendix F.
Notes:
NB = Northbound; SB = Southbound; EB = Eastbound; WB = Westbound; CSS = Cross -street Stop; TS = Traffic Signal.
L = Left; T = Through; R = Right
1 When a right turn is designated, the lane can either be striped or unstriped. To function as a right turn lane there must be sufficient width for right turning vehicles to travel outside the through lanes.
2 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown.
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Table 17-4. Peak Hour Queuing Summary for Existing (2019) Conditions Intersection
Movement
Available
Stacking
Distance
(Feet)
90th Percentile
Queue (Feet)
Acceptable?2
AM
PM
SAT
AM
PM
SAT
Frank Sinatra Dr. and
Dwy. 1
—
Future Intersection
Frank Sinatra Dr. and
Dwy. 2
SBL
220
0 10
10 Yes
Yes
Yes
WBL/R
200
34 28
45 Yes
Yes
Yes
Hwy. 111 and Frank
Sinatra Dr.
NBL
260
66 59
82 Yes
Yes
Yes
SBR
300
0 0
0 Yes
Yes
Yes
EBL
170
35 60
43 Yes
Yes
Yes
EBT/R
270
41 74
51 Yes
Yes
Yes
Source: Appendix F.
Notes:
Minimum queue length for the approach reported.
2 Stacking Distance is acceptable if the required stacking distance is less than or equal to the stacking distance provided. An additional 15 feet of stacking which is assumed to be provided in the transition for turn pockets is reflected in the stacking distance shown on this table, where applicable.