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SP 303 The Kohl Ranch - Response to CommentsResponse to Comments Riverside County Planning Commission November 20, 1996 Prepared By: The Planning Center Mn - Iva C0075 November 26, 1996 191 — -- " - - - - -"A'L 'IX "O"�H .,HE,,,KoH ANi"�., Coachella Valley, California Response to Comments Riverside County Planning Commission November 26,1996 Prepared For: Regent Properties, Inc. 450 N. Roxbury Dr. Suite 600 Beverly Hills, CA 90210 Contact: Mr. Keenan Behrle Lead Agency: County of Riverside Mr. Richard MacHott, Contact Planner (909) 275-3299 Prepared By: The Planning Center 1300 Dove Street Suite 100 Newport Beach, CA 92660 In Association With: J. F. Davidson Associates, Inc. Robert Kahn, John Kain & Associates, Inc. David Taussig & Associates, Inc. M\1� �Icull Coachella Valley, California Response to Comments TABLE OF CONTENTS I. INTRODUCTION........................................................1 II. RESPONSES TO COMMENTS ................. . .......................... 1 III. COMMENTS RECEIVED .. ............................................. 32 IV. EXHIBITS...........................................................32 PAKOL-0I RES PONS EIRESPONSE.PC Response to Comments • November 26, 1996 The Kohl Ranch • Coachella Vallev • CA LIST OF EXHIBITS I. Thermal Airport Improvements 2. Proposed Thermal Airport Takeoff/Landing Patterns 3. Airport Zones Traffic Pattern Overlay Plan Features 6A -6C Coachella Valley Growth Patterns 7. Coachella Valley Enterprise Zone 8. Allowable Land Uses PAKOL-0 I \RES PONSE.2\RES PONS E PC The Planning Center RESPONSE TO COMMENTS I. INTRODUCTION At the Public Hearing before the Riverside County Planning Commission on November 20, 1996, a number of questions were raised and comments made, both verbally and in writing, regarding the Kohl Ranch Specific Plan and EIR. The responses to these comments are provided below. Additional clarification will be provided at the continued Planning Commission Public Hearing on the project scheduled for December 4, 1996. II. RESPONSES TO COMMENTS A. Response to Comments from John Roth, Riverside County Planning Commissioner Comment Al. Expansion Plans for Thermal Airport. Response Al. The expansion plans for Thermal Airport are described in the 1990 Thermal Airport Master Plan. These plans are summarized in the Kohl Ranch Specific Plan on pages IV -76 through IV -82 as well as in the Kohl Ranch EIR on pages V-341 through V-347. Attached to this Response to Comments document is a map excerpted from the Thermal Airport Master Response to Comments + November 26, 1996 The Kohl Ranch • Coachella Valley • CA Plan illustrating the proposed Thermal Airport improvements (please refer to Exhibit 1). Comment A2. Takeoff/Landing Patterns? Response A2. Attached is an exhibit depicting the proposed takeoff/landing patterns for Thermal Airport for the airport vicinity as well as the Kohl Ranch property (please refer to Exhibit 2) (see also Figure V-75 in the EIR). This figure and the accompanying table describe all of the airport safety zones and height limitations. These factors were considered in the design of the proposed land use plan for the Kohl Ranch, which is completely consistent with all of these airport -related constraints. Figure IV -20 in the Kohl Ranch Specific Plan, also attached as Exhibit 3, depicts the safety zones as they relate to the Kohl Ranch property, as well as the airport noise contours based on the future expansion plans. Comment A3. New Industrial Overlay Concepts (I1-15). A & F & E only or A & B & D & E. Response A3. Section IV.9. of the Kohl Ranch Specific Plan describes the Industrial Overlay Designation (IOD) concepts and implementation mechanism. At the Public Hearing continued to December 4, 1996, the project consultants will provide a detailed description of the IOD concept and will utilize graphics to illustrate how the concept would work for the Kohl Ranch. Comment A4. P. II -18 Loss of prime ag land & Significant & Unavoidable (only if project is approved). Why? Conservation Easements. Response A4. The Kohl Ranch Specific Plan is a long range plan for the area immediately adjacent to Thermal Airport. Development of the project is anticipated to occur over a twenty-five year buildout period. Prior to buildout, agriculture will be permitted to continue as an interim use on the property. At buildout, agricultural uses of the property will be replaced by urban uses such as residential, commercial and industrial uses as well as passive and active open space lands. Therefore, loss of prime agricultural land, as designated by the State of California, is a significant and unavoidable impact associated with development of the project. Although the Ranch includes land classified as prime agricultural land, the Ranch has recently either reduced or terminated the large acreage crops due to high production costs associated with increased soil salinity (please refer to page V-71 of the EIR). The loss of prime agricultural land is offset by the many benefits that the Plan will confer on the project area, including: the addition of over 13,000 job opportunities; development that will facilitate growth of Thermal 2 The Planning Center Response to Comments Airport; support for the goals of the Coachella Valley Enterprise Zone and Thermal Redevelopment Area; balanced living and working environments complete with recreational amenities; plus the flexibility to accommodate future market conditions through incorporation of the Industrial Overlay Designation (IOD). Comment A5. Proposed treatment of ag-urban interface. Buffers, etc. Response A5. Figure IV -6 (page IV -27) (also Figure IV -36) of the Specific Plan, Community Structure, illustrates the proposed landscape and buffer treatments for the project. The Design Guidelines for the project illustrate the plantings, setbacks, walls and fences proposed to minimize land use conflicts. The project drainage system provides extensive buffering along project edges, and would be in place for all of the Land Use Concepts. Proposed golf courses would provide even greater buffering of off-site land uses. Comment A6. Cumulative impact of project on adjacent lands. Conflict between ag and urban is not "less than significant." Response A6. The Potential for Land Use Conflict between Agriculture and Proposed Urban Uses is considered a less than significant impact -- after mitigation. The proposed mitigation requires all future projects within the Specific Plan area to adhere to the Planning Standards and Design Guidelines in the Specific Plan document that serve to buffer on-site urban uses from adjacent agricultural operations. These buffers include setbacks, open space, drainage facilities and landscaping , as well as peripheral roadways. Because the project drainage facilities to a large extent run along the project boundaries, these open space channels provide an extra measure of buffering. In addition, in accordance with the Riverside County right -to -farm ordinance, future residential home buyers within the Specific Plan area within 300 feet of land zoned for agricultural use will be noticed. Beyond the requirements of the right -to -farm ordinance, future home buyers within the project will be noticed regarding potential impacts associated with surrounding agricultural use. By concentrating future development within the Coachella Valley Enterprise Zone, agricultural lands outside of the zone can be expected to face reduced development pressures. This will help to mitigate the cumulative impacts on adjacent lands. Comment A7. P II -20. Where do burrowing owls go when nesting sites are fenced or plugged? Adjacent land that will soon be converted to urban uses. Response to Comments • November 26, 1996 3 The Kohl Ranch * Coachella Valley * CA Response A7. As described on page V-89 of the Kohl Ranch EIR, the burrowing owl was observed north of the project site on Thermal Airport property, and east of the project site, but not on the project site. No nest sites (abandoned squirrel dens) for this species were observed on the project site. However, due to the species' proximity to the project site, the EIR recommends that a survey for nesting pairs be conducted during the breeding season prior to construction to avoid impacts to this species. If potential nest sites are located prior to the birds' nesting season, they can be plugged or fenced to prevent birds from nesting within the construction zone. Due to the large size of the property and the projected twenty-five year buildout period, there will likely be large acreages of undeveloped and agricultural land on the Kohl Ranch property where this species potentially could nest or forage. In addition, at buildout, there will be over 400 acres of undeveloped open space on the property, including the airport clear zone adjacent to Thermal Airport which will remain in open space in perpetuity. Adjacent properties in agricultural use also could potentially serve as habitat for this species. Comment A8. P. II -21. Conduct liquefaction study early on. Where are known faults in area? Response A8. A liquefaction study for the Kohl Ranch was prepared in 1993. This study was approved by the Engineering Geologist for the Riverside County Planning Department. The report and County correspondence are contained in Technical Appendix B (Volume I). In accordance with the liquefaction study and Planning Department requirements, further site specific investigations will be conducted once the locations and nature of structures are known. Please refer to the July 18, 1996 letter from Steve Kupferman, Engineering Geologist, Riverside County Planning Department. In addition, please refer to EIR page V-93 which states that, "The Geotechnical Report (Appendix B) conducted for the project site concluded, based on soil characteristics, that the potential for liquefaction is minimal. The known faults in the area are identified on Figure V-23 (page V-92) of the Kohl Ranch EIR. Comment A9. P. II -22. What is the "recommended" flood control plan? Response A9. The recommended flood control plan for the Kohl Ranch is illustrated on Figure IV -5 (page IV -23) of the Specific Plan. The technical report upon which this plan is based is contained in Technical Appendix F (Volume I). This plan is further described on EIR pages V-99 through V-100. Comment A10. P. II -25. C6-10 Add telecommuting. Response A10. Transportation Demand Management (TDM) measures are identified in mitigation measure C6-10. This list is not intended to be exhaustive, but The Planning Center Response to Comments rather to provide examples of the types of measures that can be used to reduce vehicle trips and vehicle miles traveled. The actual measures used will depend upon the specific land uses ultimately proposed for the site, and will be selected by the affected business owners, based upon site specific conditions. Telecommuting is another excellent example of the types of measures that can be used to reduce mobile source emissions and lessen air quality impacts. Comment A11. P. II -25. C6-11 What is the J -H ratio under different concepts? Response A11. Table 2 in the Staff Report prepared for the Kohl Ranch project provides a comparative summary of the number of jobs and housing units associated with each of the Land Use Concepts. In addition, Section V.E.2 of the Kohl Ranch EIR provides data on the housing and jobs generation for each Concept. Section V.F.2 (pages V-368 through V-369) of the EIR provides the jobs/housing ratio for each of the six Concepts. The information from the EIR is summarized here as follows: Concept l: 1.92 (13,822 jobs and 7,171 du) Concept 2: 3.69 (19,028 jobs and 5,157 du) Concept 3: 6.37 (14,186 jobs and 2,227 du) Concept 4: 3.73 (18,432 jobs and 4,944 du) Concept 5: 8.32 (24,373 jobs and 2,930 due) Concept 6: N/A (19,645 jobs and 0 du) As noted on page V-368 of the EIR, the jobs/housing ratio for the proposed project (Concept 1) of 1.92 is significantly higher than the jobs/housing ratio of 0.60 projected for the Coachella Valley in the year 2015. Consequently, proposed development for the Kohl Ranch Specific Plan is consistent with regional and county jobs/housing balance policies. Comment Al2. P. II -28. C8-1 Define sensitive receptor for this project and locate on a dimensioned map. No construction on Sundays, State or Federal holidays. Response Al2. As indicated on page V-138 of the Kohl Ranch EIR, the Riverside County General Plan defines "sensitive receptors" as those uses that need protection from high noise producing uses such as roadways, airports, railroads and point sources such as manufacturing plants. Sensitive receptors may include schools, residences, hospitals, nursing homes and recreational areas where quiet is a basis of use. An exhibit depicting the sensitive receptors in close proximity to the Kohl Ranch will be provided at the continued Planning Commission Public Hearing on December 4, 1996. Mitigation measure C8-1 prohibits construction on Sundays and Federal holidays which are customary business holidays. Response to Comments • November 26, 1996 The Kohl Ranch • Coachella Vallev a CA Comment A13. P. II -30. C 11-2 All industrial generators of hazardous wastes shall prepare site processing and emergency evacuation plans as required by Response A13. At this point in time. the specific industrial users of the site are not known. If there is an industrial hazardous waste generator as part of a future development proposal, a Site Evacuation Plan would be prepared as part of the Business Emergency Plan required at the time of occupancy by the Riverside County Department of Environmental Health, Hazardous Materials Division. This Department will be responsible for reviewing future projects to ensure compliance with all applicable federal, state and local regulations. Comment A14. P. II -31. C11-6 Why just Concepts 3 and 6? Response A14. Concepts 3 and 6 differ from the other Land Use Concepts in that they are considered particularly well-suited to development by a single industrial user, due to the large areas of contiguous acreage dedicated to industrial land uses (please refer to page V-11 of the EIR). Comment A15. P. II -35. D1-1 Reason for "break" in 60th Avenue on Figure V-??? Response A15. The Master Plan for Thermal Airport calls for the extension of the primary north -south runway 17-35 to 10,000 feet, across Avenue 60 onto the Kohl Ranch property. Therefore, Avenue 60 will need to be deleted from the Riverside County Circulation Element to provide for this runway extension. The Kohl Ranch Specific Plan accomplishes this General Plan Amendment and accommodates east -west access through the site with the provision of "A" Street. Figure IV -20 (page IV -79) of the Specific Plan identifies the planned location for the end of the runway on the Kohl Ranch property. Comment A16. a. P. II -27. D1-11 Compare existing traffic pattern with anticipated 2010 traffic display. Response A16. a. The attached Exhibit 4 depicts both existing daily traffic volumes as well as future daily traffic volumes with buildout of Kohl Ranch based upon the Concept 1 development scenario. The Concept 1 development scenario for Kohl Ranch generates more traffic than the other project alternatives (Concepts 2 through 6). Comment A16. b. Has a trip ceiling been established ? If so, what is it? No project approvals if exceeded. Response A16. b. The County of Riverside Transportation Department did not recommend a specific trip ceiling in their November 6, 1996 letter which includes recommended conditions of approval for this project. Comment A16. c. . "... shall initiate ergo -t establish an areawide fee program or..." The Planning Center Response to Comments Response A16. c. The applicant has recognized the need for an areawide fee program or other financing mechanism for funding major roadway infrastructure improvements in the study area. Such financing mechanisms typically require action by a public agency to establish and collect fees from new development on an objective basis. Because the applicant is a private entity, it may not have the power to establish an areawide program which affects other developers. If such a funding mechanism is not established, the public is protected from traffic overloads by the requirement that the proposed project is responsible for the off-site improvements necessary for adequate circulation at each project phase. Comment A16. d. "... the proposed project would shall be responsible for ..." Response A16. d. Comment so noted. Comment A17. P II -39 & 42. Explain downsizing of "A" Street as project transitions from concept 1 (100') to Concept 4 (100') to Concept 6 (85'). Response A17. The proposed Concept 1 development is projected to generate a total of approximately 110,000 trip -ends per day with 9,270 vehicles per hour during the AM peak hour and 12,430 vehicles per hour during the PM peak hour. The proposed Concept 4 development is projected to generate a total of approximately 82,530 trip -ends per day with 9,075 vehicles per hour during the AM peak hour and 10,700 vehicles per hour during the PM peak hour. The proposed Concept 6 development is projected to generate a total of approximately 37,840 trip -ends per day with 6,345 vehicles per hour during the AM peak hour and 6,380 vehicles per hour during the PM peak hour. These corresponding decreases of trip generation are also reflected on the traffic volumes and roadway sizing requirements along "A" Street/62nd Avenue. Comment A18. P. II -44 D2-1 Missing Exhibit `'F" of Technical Appendix "F" Response A18. Technical Appendix F is contained in Volume I of the Technical Appendices. Copies of this volume in its entirely were provided to Mr. Richard J. MacHott of the Riverside County Planning Department. Comment A19. P II -47 D2-19 & D2-20 When does project transition from interim septic to sewer. How is sewer funded? Response A19. Septic tank systems are not proposed for this project. Response to Comments + November 26, 1996 The Kohl Ranch • Coachella Valley • CA Comment A20. P. II -54 D8-1 What solid waste facilities are available to the project? Response A20. As identified in Section V.D.8 of the Kohl Ranch EIR, the following solid waste facilities are potentially available to serve the project: Oasis Landfill; Mecca II Landfill; Edom Hill Landfill; and proposed Eagle Mountain Landfill. Comment A21. P. V-59 What employment or retraining programs are planned for the 84.7% x 3231 = 2,736 agricultural workers that are displaced by the Kohl Ranch project (Table V-12)? Response A21. Of the 2,177 acres on the site, only 1,500 are currently in agricultural use. As described on page V-69 of the Kohl Ranch EIR, the Ranch currently employs one person. The local growers leasing from the Ranch employ approximately eight to ten employees during the growing season who also work on other properties. This number can increase to between 85 to 100 persons working in crews during the harvest season. Since these employees also work on other properties, they would not necessarily be displaced by the Kohl Ranch project. Moreover, the property will transition from agriculture to urban uses over the anticipated twenty-five year buildout period. During this period, it is anticipated that workers in the area would be absorbed by the nearly 14,000 jobs created by the project, as well as by construction -related employment. During the project buildout period, agriculture would continue to be permitted as an interim use on the property. Also, because designation of the Coachella Valley Enterprise Zone is likely to channel growth to areas within the enterprise zone boundaries, development pressures outside this zone are likely to be lessened, allowing for continued farming, especially on lands currently subject to Williamson Act contracts. Comment A22. P. V-70 Complaints by owners of nearby land under Williamson Contract (Figure V-22)? Response A22. Over 100 property owners were notified of the Kohl Ranch Specific Plan & EIR. No property owners have commented negatively on the project, with the exception of Mr. Douglas Adaire, who owns five acres, at the Public Hearing held on November 20, 1996. Comment A23. P. V-96 How does continued overdrafting of the "lower confined aquifer" fit into the CVWD Urban Water Management Plan? Response A23. The District is planning to reduce over drafting of the underground basin utilizing methods described on page V-96 of the Kohl Ranch EIR. These include: • Continue to develop and employ new conservation methods. 8 The Planning Center Response to Comments Lessen demand on the groundwater basin by increasing use of Colorado River water, so that groundwater will be available as a supplement during periods of shortage on the Colorado. • Use Colorado River water for direct recharge of the groundwater basin in the western end of the valley. Comment A24. Mitigation measures tend to protect existing aquifers and reduce overdrafting, but do not adequately address how the aquifers will be recharged. Response A24. As described on page V-280 of the EIR, the following will be undertaken: • Convert current non domestic well water users to canal or reclaimed water users. • Recharge the basin with Colorado River water. Comment A25. Project is massive and appears to be well planned; However, it should be reviewed from a regional context to improve infrastructure efficiency and lower costs, efficiently buffer adjacent land uses, provide logical interconnection to regional trails, etc. It is simply a piece in a larger jigsaw puzzle. Response A25. The Kohl Ranch property is approximately 2,200 acres located immediately south of Thermal Airport. The County has approved a 20 -year Master Plan for the airport that contemplates growth to a regional facility serving cargo and passenger carriers on a 10,000 foot runway that extends onto the Kohl Ranch (please refer to Exhibit 3 attached). Over 800 acres of the Ranch are within the Thermal Redevelopment Area and all of the project is in the Enterprise Zone. All of these existing conditions are intended to promote future development and economic growth in the area, but that development and growth is expected to occur over many years. As a result of these activities, growth will occur in the region whether or not the Kohl Ranch Specific Plan is approved. If the Plan is not approved, growth will nonetheless creep into the area surrounding the expanding airport parcel by parcel, as economic and population pressures prompt spot planning. The result of this type of piecemeal process is evident in many communities where land holdings were not consolidated or multiple owners would not cooperate with areawide planning. Kohl Ranch offers the opportunity to assure that a comprehensive plan is put in place to assure coordinated growth that will provide infrastructure as needed and control growth consistent with the Plan. Response to Comments • November 26, 1996 9 The Kohl Ranch . Coachella Valley • CA Kohl Ranch is not a project intended to spring up in farm lands overnight, but rather a long term, thoughtful plan to assure that the inevitable economic and population pressures evident in the lower Coachella Valley will be molded into a planned development that is compatible with surrounding land uses. Please refer to Exhibit 5 (attached), which identifies the positive features incorporated into the project. Comment A26. Why is the IOD necessary? What makes anyone think 1,413 acres of industrial land might be needed by 2010? What triggers the transition to another overlay and who makes the decision? Response A26. The Kohl Ranch Specific Plan was prepared in response to the numerous programs adopted by the State of California and the County of Riverside encouraging business development and job creation in the eastern Coachella Valley, particularly in and around Thermal Airport, and in response to indications from the California Department of Trade and Commerce that the Kohl Ranch was a finalist in the site selection process of a major manufacturer. Recognizing that the attraction of a large industrial user to the Coachella Valley was dependent upon the efforts of state and county officials, the applicant agreed to undertake the planning process to accommodate an industrial user if the state or county attracted one, but also with an understanding that the plan for the site must anticipate land uses more familiar to the region which could be developed even if governmental efforts to attract an industrial user were unsuccessful. The Specific Plan, therefore, proposes a mixed-use plan which includes industrial, commercial, residential, recreational and open space uses, balancing business growth and job creation with residential areas. It offers a plan which allows for measured growth in coordination with the Thermal Airport's growth plans. The Specific Plan also provides the Industrial Overlay Designation (IOD) to allow larger scale industrial users to take advantage of the state and county programs established to attract business. The IOD responds directly to the Department of Trade Commerce identification of the Kohl Ranch as a possible site for one or more industrial facilities. The EIR for the project not only evaluates environmental consequences of the mixed-use project but also assesses the impacts of the IOD and associated Land Use Concepts. By evaluating the Land Use Concepts the applicant has made a great effort to remove as many obstacles as possible for a prospective use under the IOD. The IOD was created to allow flexibility in the event the state or County attracts business in need of a site larger than those provided in the mixed use plan or otherwise available in the region. The combination of Concept 1, the mixed use plan, with the IOD provides a workable plan that can meet any of the likely growth scenarios to occur in the region, but with well-defined standards and thorough analysis of the impacts. 10 The Planning Center Response to Comments Comment A27. Funding should be in place or improvements in as project moves forward, rather than trying to limp along with existing facilities. Response A27. As new development projects are proposed within the Specific Plan area, they will be reviewed for the adequacy of the infrastructure facilities proposed by all of the appropriate agencies and utilities. Adequate public facilities will be a condition of development project approval. Comment A28. Examine historical and current trends in area growth patterns. Identify open spaces, ag lands, environmentally sensitive or cultural resources that should be preserved. Response A28. Historical and current growth trends for the project area are illustrated on Exhibits 6A through 6C (attached). As part of the preparation of the EIR, the sensitive resources in the area were identified in order to assess project impacts. Baseline information was derived from the Riverside County Comprehensive General Plan. Maps from this document are included in the Kohl Ranch EIR, as follows: • Open Space & Conservation Map -- Figure V-4 (page V-14) • Composite Environmental Hazards Map -- Figure V-5 (page V-15) • Composite Environmental Resources Map -- Figure V-6 (page V-17) Based upon these maps, it was determined that the project site is located outside of the following: Alquist-Priolo Special Study Zones; blowsand hazard zones; 100 -year floodplain; species ranges for rare, endangered and threatened wildlife; and, probability areas for prehistoric resources. In addition to the review of the General Plan maps, the project area was independently evaluated as part of the analysis of agricultural, biological and cultural resources. For agricultural resources, the EIR provides data on the lands currently subject to Williamson Act contracts within a roughly 3 -mile radius of the project site (see Figure V-22 on page V-77). For biological resources, windshield surveys were conducted along with aerial photographs of the lower Coachella Valley. The archaeological records search conducted for the project also identified sensitive resources in the project vicinity. The Coachella Valley Enterprise Zone EIR also was consulted for information on the sensitive resources within this 27,000 -acre area. Please refer to the appropriate sections of the EIR and the relevant Technical Appendices for additional information on the analyses performed. Comment A29. Cumulative effects of noise, traffic, water quality/quantity, etc. resulting from Kohl Ranch and adjacent/surrounding properties should be considered in deciding whether to approve or disapprove this project. Response to Comments • November 26, 1996 11 The Kohl Ranch • Coachella Valley • CA Response A29. Section V.H of the EIR, Mandatory CEQA Topics, analyzes the cumulative impacts of the project. Comment A30. How does the project relate to the Coachella Valley Enterprise Zone? Response A30. The Kohl Ranch project is located entirely within the Coachella Valley Enterprise Zone, as indicated on Figure II -3 (page II -8) of the Specific Plan (see also Exhibit 7 attached). As indicated in the EIR on page V-18: "... the approximately 27,000 -acre Coachella Valley Enterprise Zone was created for the purpose of encouraging growth in the area, which is considered economically distressed. As described in the Coachella Valley Enterprise Zone Environmental Impact Report, enterprise zones are selected by the State Department of Commerce on a competitive basis, and remain in effect for a period of fifteen years. Enterprise Zones offer special incentives and programs both to assist an area's existing companies and to attract new businesses. The program is intended to provide the area with long term benefits such as expanded employment opportunities for local residents, increased per capita income, a larger tax base, and added stability and diversification in the local economy. State incentives include tax credits for sales and use taxes paid on machinery, tax credits for hiring qualified employees, and interest deductions for lenders on loans to firms within the area. Local jurisdictions are encouraged to `assist companies in obtaining and expediting licenses and permits, coordinating their job training efforts, and ... conducting periodic workshops to provide companies with current information on their enterprise zone benefits and incentives. "' The Kohl Ranch project helps fulfill the economic development goals of the Coachella Valley Enterprise Zone and is intended to facilitate development of the site by a major jobs -generating enterprise. Location of proposed industrial and business uses in the northern portion of the site, within Redevelopment Area No. 4, can be expected to enhance the potential for development of these planned uses. In addition, inclusion of the Industrial Overlay Designation increases the ability of the project to respond to changing market conditions that the Enterprise Zone and airport expansion can be expected to bring about. Concepts 1 through 6 provide for industrial uses ranging from 357.7 to 1,413 acres. B. Response to Comments from John Snell, Riverside County Planning Commissioner Comment B1. Cost of Financing of all infrastructure. 12 The Planning Center Response to Comments Response B1. Please refer to Exhibit 9 (attached). Comment B2. Traffic study basis. Response B2. For cumulative future conditions, the Coachella Valley Area Transportation Study Model (CVATS) has been utilized by RKJK to forecast Year 2010 traffic volumes. In general, the CVATS Model is based upon estimates of socioeconomic and land use growth for the area located in the center of Riverside County between the Little San Bernardino Mountains to the north, the Santa Rosa Mountains to the south, the San Jacinto Mountains to the west, and Joshua Tree National Monument to the east. CVATS is a collaborative effort between the Coachella Valley Association of Governments (CVAG), the Southern California Association of Governments (SCAG), and the Riverside County Transportation Commission (RCTC). Existing City and County General Plans are inputs to the model projections. Comment B3. Change in nature of storm drainage runoff. Response B3. The Specific Plan pages IV -21 through IV -24 and EIR pages V-99 through V-100, particularly mitigation measure C5-2, indicate that the project will maintain the present nature of stormwater runoff to downstream parcels. On-site detention basins and overflow weirs will maintain or reduce off-site current peak flows. C. Response to Comments from Michael L. Wells, Thermal Resident and Chairman, Thermal -Oasis Community Council Comment C1. V-385 2a2 What is the financial impact on the Thermal Redevelopment Project Area of the loss of $5.5 million per year? (i.e., jobs, incomes?) No mitigation proposed. Response C1. There is no loss of $5.5 million per year to the Thermal Redevelopment Project Area. So long as agricultural cultivation continues on the Kohl Ranch those revenues will continue to be generated. As the agricultural uses on the Ranch are replaced by business, industrial, commercial and residential uses, revenues from those new uses will replace and exceed those generated through agricultural activity. Ultimately, at buildout, over 13,000 new jobs will be created and almost 10,000,000 square feet of business, industrial and commercial development will generate revenue for the area (please refer to Table 2 in the Staff Report). Response to Comments • November 26, 1996 13 The Kohl Ranch * Coachella Vallev * CA Comment C2. V-385 & 386 The Williamson Act Contracts cannot be expected to provide all of the necessary agricultural land. Loss of agricultural land mitigation needs to be addressed in this project. Response C2. A more detailed discussion of agricultural impacts is contained in the EIR on pages V-58 to V-76. The EIR identifies four categories of agricultural impacts. Three of these are considered significant and unavoidable: Loss of Prime Agricultural Land Decline in Economic Viability of Agricultural Lands in the Project Vicinity Increased Conversion of Agricultural Land Due to the Cumulative Impacts of Development There is no mitigation available to offset these impacts. Williamson Act contracts can be expected to minimize the cumulative impacts of development by reducing development pressures on farmland. In addition, since this is a long term project with a twenty-five year buildout period, agriculture can be expected to continue as an interim use of the property for some time. Land within the Coachella Valley Enterprise Zone and the Thermal Redevelopment Area and adjacent to Thermal Airport, such as the Kohl Ranch, can be expected to develop over time in accordance with these plans, which seek to stimulate development in the project area. These County and State planning efforts will focus development within a limited area, effectively reducing development pressure on lands outside these areas. Moreover, the significant anticipated benefits of the Kohl Ranch project in terms of job creation and economic opportunities will offset the agricultural losses to the project area. Comment C3. II -13 p4 last sentence. Who and what determines when, where, how or if the I.O.D. will be applied to any area? Response C3. Section IV.9 of the Specific Plan provides a complete description of the IOD and how it would be used. As noted in this section, use of the IOD would not require a Specific Plan amendment, but would require approval of a change of zone. This change of zone would be subject to approval by the Board of Supervisors, and the agreement of all property owners within the area proposed to be designated IOD. Comment C4. II -19 NOTE: Soils and Ag. - no mitigation planned for loss of ag. land (or income loss). Response C4. See response to Comment C2 above. Comment C5. II -19 C2-2 Right to farm acknowledged. Response C5. No response required. 14 The Planning Center Response to Comments Comment C6. 1I-19 Decline in economic viability of ag. Land -- no mitigation planned Response C6. See response to Comment C2 above. Comment C7. 1I-20 No loss of wildlife habitat? Response C7. Technical Appendix D (Volume I) and Section V.C.3 of the EIR contain in- depth discussions of potential impacts to biological resources (see pages V- 76 through V-90). As described on page V-77 of the EIR, six field surveys were conducted on the site in 1994. In addition, focused surveys were conducted in 1995. The objectives of the zoological and botanical surveys were to: 1) identify sensitive plants and animals on-site, including those listed by the U.S. Fish and Wildlife Service, the California Department of Fish and Game, or any plants contained in the California Native Plant Society database; 2) identify and map natural areas in and around the site; 3) compile botanical and zoological inventories of native and introduced species found within the project boundaries and in the project vicinity; and 4) make other biological observations pertinent to the environmental review for the proposed project. The identification and distribution of sensitive biological resources was aided by the use of the Department of Fish and Game Natural Resources Natural Diversity Data Base, a computer data base which lists localities of sensitive species and habitats that currently exist or that existed at some time in the past. On page V-88 of the EIR, it is noted that "Significant impacts on biological resources would occur if the project would substantially affect a rare, threatened, endangered or candidate plant or animal species, or the habitat of any such species; substantially diminish or degrade habitats (including wetlands) of native fish, wildlife, or plants; interfere substantially with the movement of any resident or migratory fish or wildlife species; deteriorate existing fish or wildlife habitat; or adversely affect significant riparian lands, wetlands, marshes, or other wildlife habitats. It is further stated on page V-88 that the "loss of wildlife habitat and associated plant and animal species would occur within the project area." However, this is considered a less -than -significant impact because of the nature of the agricultural and ruderal habitat currently on the project site. Comment C8. II -20 No loss of regionally significant biological resources? Response C8. As noted on page V-90 of the EIR, "the project site is in agricultural use, and contains few significant biological resources ... because the project site and enterprise zone lack regionally significant biological resources, the long-term impacts of the project are considered less than significant." Comment C9. II -21 C5 Storm runoff control basins don't "recharge groundwater" in this area. Response to Comments • November 26, 1996 15 The Kohl Ranch . Coachella Valley o CA Response C9. Section V.C.5 of the EIR provides an in-depth discussion of hydrology, flooding and drainage (see pages V-94 through V-102). As noted in the impact analysis on page V-98, "The development of the proposed project would increase the impermeable surfaces on the site. As described above, water -bearing sediments of the lower confined aquifer are recharged from areas northwest of the project site. In addition, precipitation falling on the valley floor is insufficient as a major source of recharge, and the semi - perched aquifer is considered too degraded for domestic use. Consequently, the increase in impervious surfaces associated with the project would not significantly affect groundwater supplies. Moreover, proposed detention basins on the site would reduce storm volumes, allowing the filtering and percolation of runoff into the ground." Comment C10. II -21 C5-2 Airport J.P.A. is not qualified to decide stormwater runoff levels. Response C10. Statement is correct. See also page V-95 last two sentences. Comment C11. II -24 C6-6 What does "consideration will be given to..." mean?? Response C11. The Kohl Ranch Specific Plan was designed to accommodate both living and working environments within the project boundaries, and includes business, commercial and industrial uses in reasonably close proximity to project housing, thereby reducing vehicle miles traveled. However, the Specific Plan is a long range plan with an anticipated twenty-five year buildout period. At this time, the specific users of the site are unknown. As specific development projects are proposed, mitigation measure C6-6 requires that "The project shall utilize a mix of services on-site to provide amenities for employees and residents that would reduce off-site vehicle trips. Consideration shall be given to postal services, banking, a food facility (restaurant/grocery store) and a ridesharing service to local commercial areas." The Zoning Ordinance for the project was developed to allow for these uses within the Specific Plan area. Comment C12. II -24 C6-9 "Solar energy shall be evaluated" or mandated? Response C12. As stated in mitigation measure C6-9, "Low polluting and high -efficiency appliances shall be installed wherever possible. Solar energy shall be evaluated for heating any swimming pools or water heaters on-site." Comment C13. II -25 C6-10 (#6) Site fee for S.O.V.? Response C13. The Transportation Demand Management (TDM) measures identified in mitigation measure C6-10 are intended as a menu of options that can be incorporated into future development projects to reduce the number of single occupant vehicle (SOV) trips in order to reduce project -related emissions. The last option is the implementation of parking fees on-site to 16 The Planning Center to Comments discourage SOV trips, and instead encourage ridesharing or alternate transportation modes such as use of public transit, bicycling or walking, where feasible. Comment C14. I1-25 C6-11 Why is there "no additional mitigation ... to .. reduce the project's emissions? Response C14. An in-depth discussion of air quality impacts is contained in EIR Section V.C.6 on pages V-103 through V-127. As noted in this section on page V- 118, there are three tests for conformity with the Air Quality Management Plan (AQMP). The identification of an air quality impact for the Kohl Ranch project related to AQMP conformity is based on the third criterion, a long-term regional impact on air quality, because the pounds of pollutants emitted per day by the project exceed the threshold of significance established by the South Coast Air Quality Management District (see Table V-20 on page V-114). Therefore, although all feasible mitigation has been incorporated into the project, there would still be a significant and unavoidable impact associated with the project, by virtue of its size. Development of a comprehensive Specific Plan for the Kohl Ranch provides an opportunity to assess the cumulative impacts of developing the entire Kohl Ranch property and to identify the full array of appropriate mitigation measures to reduce those impacts to the extent possible. In addition, the preparation of an overall master plan for the property allows for a mix of land use types that result in reduced trips and vehicle miles traveled, by locating employment, residential and service uses in close proximity to one another. Comment C15. II -26 C6-14 This sounds like approval of this specific plan also approves 100% industrial use of the property. (BAD) Response C15. Please refer to response to Comment C3 above. Comment C16. II -27 C7-2 All construction drainage measures need to address off-site drainage during each step. Response C16. Statement is correct and required by mitigation measure C7-2. Comment C17. II -27 C7-5 Will interim ag. operations have to meet higher than usual standards for pesticides (usual being the standards for surrounding off-site farming operations)? Response C17. No. Interim agricultural operations will not be subject to higher standards than would apply under normal circumstances. Comment C18. II -28 C8-1 Are "sensitive receptors" residences? Response to Comments • November 26, 1996 17 The Kohl Ranch • Coachella Valley • CA Response C18. As indicated on page V-138 of the Kohl Ranch EIR, the Riverside County General Plan defines "sensitive receptors" as those uses that need protection from high noise producing uses such as roadways, airports, railroads and point sources such as manufacturing plants. Sensitive receptors may include schools, residences, hospitals, nursing homes and recreational areas where quiet is a basis of use. An exhibit depicting sensitive receptors in close proximity to the project site will be presented at the continued Riverside County Planning Commission Public Hearing on December 4, 1996. Comment C19. 1I-29 C9-2 What about recharging facilities in residential areas? (i.e., golf carts) Response C19. The provision for electric vehicle recharging facilities in commercial areas applies to public charging, and would be explicitly allowed under the Specific Plan Zoning Ordinance. Charging of electric vehicles, including golf carts, in residential areas would be private in nature, and would be neither required nor precluded by the Specific Plan. Comment C20. GENERAL NOTE: Why are the mitigation measures for Concepts 3 and 6 so different from those in Concepts 2, 4 and 5? The land and area being affected and developed is the same for all concepts. Response C20. Concepts 3 and 6 are considered particularly well-suited to development by a single industrial user, due to the large areas of contiguous industrial acreage dedicated to industrial land uses. The mitigation measures for Concepts 3 and 6 differ from those for Concepts 2, 4 and 5 only where the impact is related to the types of industrial uses anticipated (e.g. toxic materials, air quality, water quality, etc.). Consequently, further environmental review may be required for Concepts 3 and 6 for these types of impacts. The mitigation measures for all of the Land Use Concepts are the same where the impact is related generally to development of the site (e.g. biology, cultural resources. etc.). For these impact categories, no further environmental review would be required (please refer to page V-11 of the EIR). Comment C21. II -30 C11-2 Are "specific wastes" defined in this specific plan? Response C21. The Specific Plan for the Kohl Ranch project is a long range plan and, as such, does not identify specific industrial users for the site. Consequently, it is not possible at this time to identify specific wastes that may be generated. Instead, as part of project mitigation, future industrial uses will be reviewed to determine the specific wastes which may be generated. Such uses will be subject to applicable federal, state and local regulations governing hazardous substances. 18 The Planning Center Response to Comments Comment C22. 11-31 C11-4 Does this include land to which sludge has been applied for ag. fertilizer? Response C22. The Riverside County Health Department would be the appropriate agency to make a determination as to whether a Phase I assessment should be performed for areas where sludge has been applied to the site. Comment C23. II -32 C12-4 Who pays the paleontologist? (Potential conflict of interest) Response C23. The developer pays the paleontologist, whose work is subject to review by the Riverside County Planning Department. Comment C24. II -33 do Kohl Ranch lighting guidelines conform to current guidelines in place? Response C24. The Kohl Ranch lighting guidelines are consistent with requirements and guidelines pertaining to the Mt. Palomar Observatory contained in the Riverside County General Plan and Ordinance No. 655, which specifies lamp type and shielding requirements. These are the only County lighting guidelines currently in place. Therefore, the other Kohl Ranch lighting guidelines unrelated to the Mt. Palomar Observatory are in addition to County requirements. Comment C25. II -35 Traffic mitigation measures may drastically change from the specific plan based on how and when each tract is developed. At the end of the project, traffic measures may not even resemble this specific plan. Response C25. The long range traffic projections required for review of the proposed specific plan are used to establish the general plan "framework" (required roadway infrastructure throughout the study area). In other words, the ultimate roadway needs have been evaluated in the specific plan traffic study report. At each project phase, the required traffic mitigation measures will represent a subset or portion of the ultimate roadway needs. This analysis process ensures that both long range needs and short range improvement requirements are addressed. Comment C26. II -37 D1-1 Id "the developer(?) is responsible for the initiation of efforts to establish a fee program of funding the district" to implement roadway improvements? What about the people and landowners already in the surrounding area? Response C26. An areawide funding mechanism will be necessary to ensure that new developments which contribute to traffic increases will also contribute funds to construct necessary improvements. People and landowners in the study area will participate only if they are the sponsors of new development. Response to Comments • November 26, 1996 19 The Kohl Ranch • Coachella Valley • CA Comment C27. II -38 D1-13 This would cost the county a lot of money. Response C27. The costs for additional roadway capacity along 62nd Avenue, which are related to new development, are anticipated to be addressed by an areawide funding mechanism which charges fees to new development Comment C28. II -38 DI -12 thru 17 All of these changes are automatically approved with the approval of the specific plan (containing General Plan Amendment) without any other review as development proceeds. Response C28. The proposed changes to the general plan are necessary to accommodate long range future growth with the proposed project. Part of the growth in the study area includes the extension of the Thermal Airport runway which necessitates the deletion of 60th Avenue between Harrison Street and Polk Street as an Arterial highway classification. Actual implementation of the general plan roadway network will be reviewed as development proceeds. Comment C29. II -38 D1-18 Is the project going to pay for traffic signals? Response C29. Prior to the issuance of building permits, the project proponent shall pay traffic signal mitigation fees to the Transportation Department, pursuant to Ordinance No. 748. Comment C30. II -38 D1-22 Is the project going to pay for bike racks? Response C30. The developer will pay for bike racks at appropriate locations in the project commercial areas. Comment C31. II -45 D2-2 10 - 1600GPM wells?? = 960,000 GPH This is too much water draw from the water table without mitigation measures for the wells already in use in the surrounding area. Response C31. The wells will be sized for 1,600 gpm per CVWD Standards to provide for peak usage and fire flow needs. The maximum demand for any of the concepts is 810,000 gph. Utilization of canal water for common areas will reduce this demand. Comment C32. II -45 D2-3 At 1 well/70 acres = 31.1 wells for the project @ 960,000 GPH = 29,856,000 GPH. Again, Too much water draw without mitigation for surrounding area. Response C32. CVWD requires the dedication of one well site for each 70 acres of development within their jurisdiction to provide supply, for replacement and safety. Comment C33. 11-34 D2-4 The plot plan does not show reservoir locations. Will proposed zonings accommodate these reservoirs? 20 The Planning Center to Comments Response C33. The reservoir location is shown on Figure V-73 (page V-278 of the EIR). The Specific Plan Zoning Ordinance provides for "water wells and appurtenant facilities" in all zones. Therefore, the reservoirs would be permitted uses. Comment C34. II -45 D2-8 Dual water system? Does this mean MORE water? Response C34. A dual water system allows canal or reclaimed water to be utilized on common areas, reducing the need for well water. Comment C35. II -45 D2-12 Does this mean "watering at night"? Response C35. Mitigation measure 132-12 requires that, "consistent with Riverside County Ordinance No. 348, irrigation systems shall be used for common landscaped areas that minimize runoff and evaporation and maximize water availability to plant roots ..." Such irrigation systems could include provisions for watering at night. Comment C36. II -45 D2-14 IS possible that "subsequent ... plans" will overuse or overtax the available water capacity? Response C36. The subsequent plans will be consistent with the adopted Specific Plan. Water use will be consistent with the adopted Plan. Comment C37. II -45 D2-19 NOTE: This requires $ output on sewers by CVWD. Response C37. CVWD provides the service only on payment by the developer of the funds necessary to accomplish the listed task. Comment C38. II -48 Increase in fire suppression means increase in water usage. Response C38. If there is a fire, water will be used to fight it. Absent a fire, construction of a water delivery system with capacity capable of protecting homes and buildings will not have any impact on water usage. It will be available if a fire occurs to prevent loss of life and property (see p. V-296, Section b). Comment C39. II -49 D4-5 Does the specific plan change current standards for all of the listed items? Response C39. No. The Specific Plan does not change current standards for safety and security, but instead identifies design concepts that should be addressed during future plan approval to assure maximum crime prevention. Comment C40. II -50 D6-1 If Concepts 2 thru 5 are developed, there will be no parks? (because park development is tied to "residential" development.) Response to Comments + November 26, 1996 21 The Kohl Ranch * Coachella Valley • CA Response C40. No. As described in Table IV -3 on pages IV -30 and IV -31 of the Specific Plan, Concepts 2 through 5 would still provide parks for use by future employees of the project. Comment C41. II -50 D6-3 There will be no "trails" in Concept 6. Response C41. It is unlikely that Concept 6 would require the provision of trails, since there will be no residential population associated with the project. Comment C42. II -51 D7-1-4 Gas company should have impact review before specific plan approval. Response C42. The Gas Company did review the project during preparation of the Specific Plan and EIR. Comment C43. II -52 D7-5-10 IID should have impact review before specific plan approval. Response C43. IID did review the project during preparation of the Specific Plan and EIR. Comment C44. II -52 D7-11 and 12 G.T.E. should have impact review before specific plan approval. Response C44. GTE did review the project during preparation of the Specific Plan and EIR. Comment C45. II -53 D7-15 What are the details of the "161kV line"? What, where, how much ... Response C45. The 161 kV line is an existing facility that crosses the Kohl Ranch property just north of the Avenue 64 Evacuation Channel. This power line represents a development constraint which has been factored into the development plans for the property. Comment C46. II -54 138-1 What about SCVCSD? Response C46. In Section V.D.8 of the EIR, Solid Waste, it is noted on page V-327 that "Additionally, the proposed project site is located within the boundaries of the Southern Coachella Valley Community Services District (SCVCSD). SCVCSD may potentially provide solid waste disposal services to the project through its franchise with a private purveyor. Comment C47. II -54 D8-4 Green waste recyclers need to be considered. Response C47. Mitigation measure D8-4 (see page V-332 of the EIR) indicates that "Golf courses developed on the site shall minimize the generation of'green waste' and the amount sent to area landfills, through such measures as composting 22 The Planning Center Response to Comments on-site." The amount of green waste sent to area landfills also could be reduced through the use of green waste recyclers. Comment C48. II -55 HEALTH SERVICES: 7171 residential units must impact health services. Response C48. As stated in the impact analysis on page V-334 of the EIR, in accordance with the General Plan, the County will coordinate with health service providers to accommodate the increased demand for medical services and facilities associated with the 7,171 dwelling units in the project. In addition, it can be expected that the size of the medical community will increase commensurate with the increase in population in the area. Consequently, no adverse impacts are expected as a result of the increase in demand for health services. Comment C49. II -55 DISASTER PREPAREDNESS: Major disaster planning must be incorporated. Response C49. Impacts associated with seismic safety, slopes and erosion, and flooding are addressed in Sections V.C.F, V.C.1, and V.C.5, respectively. Comment C50. II -55 D11-1 What "recurring fiscal surplus"? Project will impact library service needs. Response C50. The project's Fiscal Impact Report (FIR) examines the recurring costs to the County of providing municipal services to the project (e.g., sheriff, fire, library, etc.) And the recurring revenues that will accrue to the County from the project (e.g., property taxes, sales taxes, fees, etc.). After the provision of all County services to the project, the project produces a recurring fiscal surplus (all costs minus all revenues) to the County General Fund. The FIR indicates that the project will have a net cost to the County Library Fund (gross library costs minus library revenues); however the net cost may be mitigated by a transfer of the project -generated surpluses from the General Fund to the Library Fund. Comment C51. II -56 D12-1 Do "elements of the Specific Plan" comply with current requirements or change them? Response C51. The Specific Plan is consistent with the 1990 Master Plan for Thermal Airport and the 1992 Thermal Airport Comprehensive Land Use Plan. The Plan is consistent with all of the airport safety zones, height limitations and noise guidelines (see Exhibit 3 attached). Comment C52. IV -3 Dwelling unit/acre is misleading because it includes open areas, common areas, streets, public facilities and residential acreage in the totals. Response to Comments 9 November 26, 1996 23 The Kohl Ranch • Coachella Valley a CA Response C52. The Kohl Ranch Specific Plan computes the residential density for the project in three different ways. Please refer to footnote 1 one page IV -3. Comment C53. III What kinds of zonings etc. are being changed by the proposed amendments to Ord. No. 348? Response C53. Under the Specific Plan Zoning Ordinance for the Kohl Ranch project, the current agricultural zoning for the project site will be changed to a variety of zoning classifications ranging from open space to residential to industrial. The Specific Plan Zoning Ordinance uses the County Ordinance No. 348 as the base zoning and then modifies the relevant zoning classifications only as they apply to the project. A table summarizing the additional allowable land uses incorporated into the Kohl Ranch Zoning Ordinance is attached to this document and will be included in the final Specific Plan document (see Exhibit 8 attached). Comment C54. IV -4(2) Another reference to Thermal Redevelopment Area? Response C54. No response required. Comment C55. IV -12 If golf courses are private, "availability to residents" and "village core" would be severely impacted. Response C55. The operational characteristics of the golf courses, if developed, is not known at this time. However, the Specific Plan indicates that the northern golf course is proposed to be a public course. Consequently, this recreational resource will be available to project residents as well as members of the surrounding community. Comment C56. IV -12(B) What "conditions must be met to" allow a major manufacturing use in all planning areas? Response C56. A detailed discussion of the IOD is provided in Section IV.9 of the Specific Plan. Comment C57. IV -12(3) How much changing of zoning ord. 348 is happening with the approval of this specific plan? Response C57. Please refer to response to Comment C53 above. Comment C58. IV -13(6) This plan, after approval, can be amended (for better or for worse). Response C58. Yes. In accordance with state law, this Specific Plan can be amended. Comment C59. IV -13(8) Is an EIR required on each tract development. 24 The Planning Center Resoonse to Comments Response C59. No. Comment C60. IV -14 (2a) What are the "other planning efforts in the area" that this plan has been coordinated with"? Response C60. This Plan has been coordinated with planning efforts related to the Thermal Redevelopment Area, Thermal Airport and the Coachella Valley Enterprise Zone. Comment C61. IV -14 (2a)(paragraph 5) The change of Avenue 62 to an "Arterial" classification affects a lot of off-site property which will be lost for its current use. These off-site owners will not be consulted about this change. Response C61. Off-site property owners will be notified of the General Plan Amendment when it is brought before the Riverside County Board of Supervisors. Right-of-way widths are established by the Riverside County Transportation Department. Comment C62. IV -14(11) What about consent of property owners in the surrounding areas? I.O.D. will impact them too. Response C62. The change of zone process needed to implement the IOD will require notification of surrounding property owners, and will provide them with an opportunity to Comment on the requested action. Consistent with the County Zoning Ordinance, the consent of surrounding property owners would not be required, because their property would not be subject to the change of zone. Comment C63. IV -15 (paragraph before b) Will "TUMF and other areawide fee programs of funding districts." pay for all of the upgrade costs for Avenue 62 between Polk Street and SR -86S? Response C63. An areawide funding mechanism will pay for all upgrade costs which are related to new development. Comment C64. IV-15(bl) If buildout is the I.O.D., there is no mandate for "design and construction of the specific plan master planned infrastructure". Additional infrastructure will still be needed under the I.O.D. Response C64. No. The Specific Plan master planned infrastructure is required for all of the Land Use Concepts under the IOD. Comment C65. Does Riverside County pay for "subsequent traffic studies"? Response to Comments + November 26, 1996 25 The Kohl Ranch • Coachella Valley • CA Response C65. No. The applicant pays for subsequent traffic studies which are related to evaluation of project phases or the initiation of an areawide funding mechanism. Comment C66. IV -21 (9) Drainage facilities maintenance will require additional costs to transportation department or C.V.W.D. Response C66. As indicated on page IV -25 of the Specific Plan, a homeowners association or County Service Area will maintain and operate the system. Comment C67. IV -21-12 Maintenance costs may fall to C.S.A. 125, or will a new C.S.A. be formed? Response C67. A new community service area (CSA) will be formed. Comment C68. IV -22-3 Does drainage plan consider runoff from the airport's new drainage system? Response C68. Yes. The drainage system accommodates all runoff patterns natural to the site. Alterations to existing runoff patterns without the approval of downstream owners is illegal. The plan for the Kohl Ranch was coordinated with the drainage system for the Airport and does accommodate the increases in flow due to upstream development. Comment C69. IV -24 (Ist paragraph) What impact will the "controlled flows from the project area" have on surrounding properties? Response C69. The controlled flows will replicate or reduce flows downstream of the project site. There will be no negative impact downstream of the project from storm or nuisance water runoff. Comment C70. IV -24-5 Riverside County will incur additional expense. Response C70. The developer is responsible for the cost of on-site facilities. Comment C71. IV -25 (1) If "development edges" need to be screened "from potential noise and visual impacts associated with surrounding arterials", then how are these impacts "screened" for the existing surrounding areas and residents? Response C71. The design guidelines for the Kohl Ranch Specific Plan only address the edge treatments for the Kohl Ranch property and are not intended to dictate edge treatments for other properties. The design standards and setbacks contained in the Riverside County Zoning Ordinance No. 348 and the right- of-way standards in the Riverside County General Plan would be applicable to other properties. 26 The Planning Center ReMonse to Comments Comment C72. IV -25 (4.a.1) There is no mitigation for the substantial reduction in open space under the I.O.D. Response C72. A minimum of 411 acres of open space is provided for all of the Land Use Concepts, including those subject to the IOD. Comment C73. IV -29 GENERAL OBSERVATION: Parks/recreation areas for residents/general public are diminished in size in favor of the golf courses. Response C73. While the acreage devoted to parks would diminish under the golf course scenarios, overall recreational opportunities would expand. Of the six parks planned for the project, four would remain with the golf courses. Comment C74. IV -31 (c) Is the trail system scrapped if the golf course scenario is implemented? Response C74. No. Comment C75. IV -33 (2c) Where would windrows be used? (Location examples) Response C75. Figure IV -6 on page IV -27 (Community Structure) identifies the locations where it is envisioned that windrows would be used on the site. As shown, windrows could be used along project edges, along trails and between planning areas. Comment C76. IV -35 1 (1 st paragraph) While "water provided within the CVWD service boundary comes from ground water which is chlorinated.", all domestic water, and a substantial amount of irrigation water, in all areas surrounding the project area comes directly from ground water. This supply for all surrounding users will be severely impacted by this project. No mitigation of this impact is addressed. Response C76. The District is planning to reduce over drafting of the underground basin utilizing methods described on V-96 of the EIR. Additionally, this project proposes to utilize canal water or reclaimed water for common area landscaping and contribute fair share costs to a recharge program, when implemented, currently under design by CVWD. Comment C77. IV -35-2 (1st paragraph) How are the "above sea level" distances (feet) attained for the reservoir? Response C77. The elevation of the reservoir was determined by adding the height necessary to achieve acceptable operating pressures for the development. With a high water level of 40 feet above sea level, the static pressure on- site will range between 69 psi (pounds per square inch) and 90 psi. Response to Comments • November 26, 1996 27 The Kohl Ranch • Coachella Vallev • CA Comment C78. IV -36 (4th paragraph) Where are the details for the "sump located near the intersection of Avenue 63 and Polk Street"? The lift pumps will cost CVWD money. Response C78. Details for the sump (see Figure IV -9), will be provided during the design process. The cost of construction will be borne by the project. Operation costs are generally paid by the parties receiving benefits with monthly billings. Comment C79. IV -36-b-2 What about "fee credits" for land owners across whose property new "facilities" must be constructed? Response C79. Financial arrangements with other landowners would be arrived at by the utility and landowner at such time as utility routes are determined. Comment C80. IV -49 (Ist paragraph) The "borrow/stockpile area" needs monitoring guidelines to avoid negative impacts. Response C80. Borrow/stockpile areas are created by grading plans and stockpile/borrow plans which require approval by Riverside County. All graded areas are required to maintain dust control and erosion control methods (see pages IV -53 through IV -57, 7b(1) through (6)). Comment C81. IV -49 (2nd paragraph) Details should be stated regarding the what, where, how, etc. on the "off-site retention facilities." Response C81. Details of the retention facilities will be provided during the design process under the review of CVWD (see page IV -24 Sec. 3b(1) through (6)). Comment C82. IV -49 (3rd paragraph) If development changes or is stopped after Scenario I, what happens to the additional sewer input at Avenue 60 if and when the additional line is not installed from the Southeast corner of the project? Response C82. The project (1st scenario) will only be allowed to sewer into existing facilities if capacity is available and only if permitted by CVWD. If the project "stops" after Phase 1 and the project was allowed to utilize the existing facilities, there will be less capacity in that line. Comment C83. IV -49 (4th paragraph) Only two wells are proposed (Fig. IV -7) for the Scenario I area. Will these handle Scenario I water needs? Where is the Scenario I reservoir? Response C83. The plan does not indicate the number of wells to be dug with any of the scenarios. Figure IV -7 (see page IV -37) indicates the proposal for well locations. The number of and final well locations will be determined in the design process for each scenario, subject to the approval of CVWD. If 28 The Planning Center Response to Comments required with any Scenario, the reservoir will be located approximately as shown in Figure IV -8 on page IV -38. Comment C84. IV -49-2 (5th paragraph) What is the off-site impact of this drainage plan? Response C84. In all cases, drainage will be accepted from the adjacent upstream properties, conveyed through the project and detained on-site to reduce off- site flows to pre -development conditions, before continuing downstream. The plan and conditions will ensure no negative impacts from storm runoff to downstream owners. Comment C85. IV -50d (2nd paragraph) Only two wells are proposed (Fig. IV -7) for the Scenario II area. Will these handle Scenario II water needs, especially considering Scenario II is mostly industrial and open space? Response C85. See Response C83. Comment C86. IV -50-3 (6th paragraph) No wells are proposed for Scenario III. Where will the water come from? Response C86. See Response C83. Comment C87. IV -51-4 (3rd paragraph) Borrow/stockpile area controls need to be specified before construction activities are started. Response C87. See Response C80. Comment C88. IV -51-4 (6th paragraph) Is the number of proposed wells sufficient to provide water to Scenario IV? Response C88. See Response C83. Comment C89. IV -53-21 "Construction development ...." should also be provisioned by the installation of sewer, water and flood control infrastructure before subdivision map approvals are granted. Response C89. The comment is correct. Each scenario includes a requirement for the provision of adequate water, sewer and drainage facilities. Comment C90. IV -57-b Community Service Area #125 is currently in place for these items. Response C90. The boundary of County Service Area (CSA) #125 generally encompasses portions of the Thermal area consisting of Tax Rate Areas ("TRAs") 058-049, 058-050, 058-649, and 058-650. However, based on information provided by the project proponent and the Auditor -Controller, the proposed project is located within TRAs 058-047 and 058-085, which are outside of Response to Comments • November 26, 1996 29 The Kohl Ranch + Coachella Vallev • CA CSA #125. Consequently, the project proponent and the County may agree to form a new CSA or another type of special district, such as landscaping and lighting district or a community services district, to finance and manage the provision of maintenance service requirements of the project. Comment C91. IV -57-c Community Service Area #125 is currently in place for these items. Response C91. See response C90 above. Comment C92. IV -59 (3rd paragraph) Surrounding land owners are not consulted regarding whether the I.O.D. is "compatible with (their) adjacent land uses." Response C92. Surrounding landowners will be noticed of a proposed change of zone to implement the IOD, and will have an opportunity to provide input during the public hearing process. Compatibility of the IOD with surrounding properties is addressed in the Kohl Ranch Specific Plan through the identification of edge and buffer treatments. Comment C93. IV -63-75 "Concepts 2-6" Each of these additional concepts moves increasingly toward job producing areas without any provision for the housing of the workers. The I.O.D. is flawed as far as being of overall benefit to the project site and surrounding areas. Response C93. Please refer to Response AI I above. Comment C94. IV -77-1 (2nd paragraph) Is the assumption that "common walls within high density units are anticipated to attenuate airport noise ..." based on research and fact or purely guesswork? No facts or research are shown in the specific plan. The noise would most certainly impact residents in these areas. Response C94. For multi -family units, standard construction in Southern California would provide between 20 to 25 dBA exterior -to -interior noise reduction. Therefore, within the 60 to 65 dBA CNEL noise contours, interior noise would fall below the State 45 dBA interior noise standard for multi -family dwellings. Comment C95. IV -82 This "easement beltway" does not exist in some of the different concepts due to the elimination of "open areas", therefore this "beltway" may not be the "buffer area" as is suggested. Response C95. The Utility Easement Beltway identified on page IV -82, as well as over 400 acres of open space, are included in all of the Land Use Concepts. Please refer to the following figures contained in the Specific Plan document: Figure IV -15, Land Use Concept 2, on page IV -66; Figure IV -16, Land Use 30 The Planning Center Response to Comments Concept 3. on page IV -69; Figure IV -17, Land Use Concept 4, on page IV - 71; Figure IV -18, Land Use Concept 5 on page IV -73; and Figure IV -19, Land Use Concept 6 on page IV -75. Each of these figures depicts the utility easement beltway as open space. D. Response to Comments from James Porras, Riverside County Planning Commissioner Comment D1. What provisions for affordable housing are included in the Plan? Response D1. As discussed at the November 20, 1996 Public Hearing by Brad Hudson, Riverside County Economic Development Agency (EDA), EDA has recently developed a significant amount of affordable housing in the project area. The EDA will work with the applicant on infrastructure agreements for Kohl Ranch property located in the Thermal Redevelopment Area and will assure that affordable housing is addressed in future development of the Ranch. E. Response to Comments from Theresa Canady, Riverside County Planning Commissioner Comment E1. What is the status of the sludge located adjacent to the Kohl Ranch site? Response E1. Representatives of the Torres -Martinez Indians will be present at the continued Planning Commission Public Hearing on December 4, 1996 and will be available to address questions regarding the status of the sludge. F. Response to Comments from Alex Bowie, Attorney for the Coachella Valley Unified School District Comment Fl. The Kohl Ranch project is not consistent with the Riverside County General Plan. Response F1. As noted in Section V.D.5 of the EIR (see pages V-303 through V-307), the Riverside County Comprehensive General Plan contains several land use standards pertaining to school facilities: Service and Facilities Adeguacv: Projects will be evaluated to determine their impact on school services and facilities. Response to Comments • November 26, 1996 31 The Kohl Ranch • Coachella Vallev • CA Impacted Schools: Projects located in school districts that are already impacted or over capacity must make arrangements with the school districts to mitigate the additional effects of the project. These arrangements may include site dedication or developer agreements. School Facilities Improvements: As determined by the school districts, large developments and self-contained planned communities which will generate sufficient students to warrant a new school shall arrange with the school district to provide adequate school facilities in accordance with the needs of the community. The Kohl Ranch Specific Plan identifies Public Facilities sites that could be utilized for school facilities, and locates these sites outside of the Thermal Airport Traffic Pattern Zone (TPZ), as required by the Thermal Airport Comprehensive Land Use Plan. At the time the Specific Plan and EIR were prepared, there was not an approved school facilities Mitigation Plan in place. In the absence of an approved plan, the applicant has been negotiating in good faith with the CVUSD to reach a mutually acceptable agreement to provide mitigation that is economically feasible for the project and would also provide for school sites within the project. Additionally, the project applicant has proposed to the District to provide mitigation in excess of the current state statutory school fee limit. Ill. COMMENTS RECEIVED Copies of written comments received are attached: John Roth, Chairman, Riverside County Planning Commission Michael L. Wells, Thermal Resident and Chairman, Thermal -Oasis Community Council IV. EXHIBITS Please see attached. P:\hOL-01\RESPONSE 2\RESPONSE PC 32 The Planning Center jw" AdrJ4_ f . ,._: '-... �asi*.rw.s :o•✓ rc��,i' _ �a�+�- ..��,¢�Ns �.e.oaL�. ? .� rr✓ Ia" 7 - ---r .1 Af C-4 ywy�rY�sriv.� _Z�, 6Vf{.PA .f„�,r�+b4�-+� �� � �iz�s�•✓ /s1' r,-/o�-.4r6S 7�N��+! �r�,�•f!+d'.►.,+�. `: ._.. ., .��rt� +brp .�..�ri+%�, ,osmics 6r`.'.A.t.� .�•��✓cr��' .�R �u.CC�d' � �Jerf,�rF�r ,�� r,,i.�T�.4c Joe4•+l 1:/r c'a,.iv.Cr�rra . vvcr ..__.. - _..� _ . �y9r' �� rer4. ,I�•C�P'*■/!'y.i!.1arS� �.�f ��'!• [�a+l�l�oL�GA+.J � -. __....... -k4 Cf _.....__ ..2� �G-a/--yR•r�!�r. t�_!t. 'X1� -- _ ... _ .,.�, - --- - - .-. ._ .... �,^,/a' �N.� .I ��.�X � .-a��a�' �+rY�� •R'� �l� ti%- pis .•.XeRys«�4.1fr`'"'� A/rJ,„�..wAef•4! 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God�l �•;i�lf!Tr ?'.r3Y_ _ . _----..____ �1f,.'%6'!�J� i��/�i✓oT�S'�E�C.sit!.fe�2,�iir%A!�/,! stJ!✓O. /!Klr+++*iw4 _i iJ!�ie r -_ E"d Air.0o'.SK+f _ �hP�� ..�f+�.►�t.�'f �I�7��E/% T1�/ f� �v..r6 .Ta �.:sr i1b••�� ��N' Cr4 r9!�r!•�E •ft �ra�f.3� � •f 'r� G- "X "V re9/26r 0� Ci 12CJ��iJ ... --,°��.�� N.T . iyi.�/ •vcf' [fir✓ Sr7« 3' Rt, .✓a'.s, ��✓.' i k 1 TNo -eyo.o ! A4• rrX�Tir�J r*.4�' #A .da f .TJ'C.11t.r✓4' la/i►l�iG! + ►.{�/e.� y+} �.. / . ,..,ef�.i`c�. Iti��x �r..'s�'• �� rh..�d�!� � �''h� .�� �I�ev�•�"'1C _. _ - .. ......? Q+ +Ei^�► !'� e ' s / epv X4 .. �''ta.�! �.�+�.K A� d" �-�r1 ,�,!� G•"'''J'46FW4 0' Om 11 MicFtmei L- Wella p_ O. Box X61 Thermal, Calif - November November is, 1996 To: Riverside Coun"ty Plt"Pin9 Commission From: ML=- I L. Wells, Thermal fiesidenc Gtsait`mart, Therm-l_Qasis Community Council Subject: Kohfic Play No- 303 and EIR No. 39B The Poltowing thou!2hTz. ideas, and canaerns that ware si_gnifica"T. as I read through TMO Kari flanaPt Specific Plan and I weruld likes the planning CoMour�sion mo examina%janiofrthe $Kohl Ranch xneiudiMg these aommehts in 1 SpeCina rimn bafok a you wake YILemsvLltetiregctir"eal mtaitigarion Und deemion. Tttrar'e ivEe many -approval. b Fare this .plan i# given sinal aPP Thank you for your consider-azion- ' Sincerelyr ' Mxchool L. Wells "x_385 pat whss is the fi,nanoiel i.mpect an %he Thermal RedRveidp- ment Project Arca of Che loco aP 55.5 millifln per y Cie. jobs, incomea?) No mi-rigation proposed. Y�3a5 6 -aG TF�e Willizmson AaT Contracts cannon be expected all of the necesnary gSro hn rel land- Loss vP to provida agricultural land mitigami.on neods zbe addressed in this project_ Who app * II -13 414 lest sentence. lied�oeanymwhen, where, area" how or if The 1.0"u- will be sPP II -16 -NnTC=• .50ils and Ag.- t'tic Mi'Glgation plsnneci far loss of mg. land {or income loss] 2I-19 C2 -Z Flight.za farm eaknowlsdged c viability of 85. land-- no mitigs-tion zI-19 tlsoline in economi psianned II -20 No Loss of wildlife habitas?? II-2CJ No loss of regianailY significant biQlQ6lcaz remources'�'? ii -E1 C5 stormrunoff control 6asIns don't "recharge grCuridlvazsr'� • in this gr"ea II -21 A. is not qualified to deoide szormwazer G5_2 Airport, J.P. ruitaf'f levels- II. -24 C6 -S What does "aonsidsration will be given to... mGen?� Ix -24 CS -9 "Solar energy shall be evaluated" or mandated? Site fee for reduce . 7*, ; -.. II -25 C6-'� 1 Why i$ there *'no additionaL' mitigation-+- - -to. . the project's emissions? f this ePM=! LC ion II -•18 CS -44 This sounds like aFP rovaL oroperty also spP�`a"ss 1aou industrial, uae of the P drairsege�•measures need to address it -29 C7-2 All eodurxcuigteach step- '•' off_,Site draina9 eratians have to meet higher II -27 C7 -`u 'W5-11 iMcaril► ag o P usual being the ezandar-ds than usual etandardg fine farPasming OP am � fat- surrounding off -size fnr�+in9 pPcratioRo7? IY-28 CS -1 Are "ZOnsizivo receptors" rs91daracee•' II-�9 C°J-Z ylitaL about rechergIn f*�ilitxes in reei.dentisl if car -cm) or Concepts areae. {tee- a�zlsures Why Apra the M,%igatiors m 4t and G? The GEMLAAL NOTE; in Conce-P Gg • for all -a and 5 ee differenTrom-hose sad developed Xs zlye same land and are" being affected concepts. to 2. wastes" defined in t'is specific II -34 G11-2 Are "Specific ' plan? TI -3I C17 -4 Does thigya�nd to yrhj cYx sludge has been applied for agertilizer - 11-32 r_12-4 Who pmts the Paleontologist? (potential conflict 1I-33 Do Kohl Rancb lighting guidelines conform to current guf delixsss in pla.Ce? 1I-35 'Traffic tgit'9"icn measures may drhen each tract ge Dior► t�+ sFacifia plata based • on hOW and when each In6asure9 is• developed- At the end' of t7kQ protect. Way not,, even reveZble this sptGific plan- ntha. d,evel.aper responsible for the 1I-37 DI -11d c+ funding initiation Of egfart9 to est a fee What about the district" to ituplement roadwaYinmtha su�caccuxtdixlQ area? the ggople and lasdOWners already _lots of iaoaay . 1-38 Ds zs 1-13 This cost the couatY are automatically II -38 D] -12 tbru 17 X1.1 of" these changug lan (containing 1 raved I tb Che ipprOV41 of the speci. f is P approved w,thout aay oieliar review as deyrelopmelRt General plan gfflendment � proceeds , .sits? sing to ,pat .for. traffic sign • ° � II=38 'DI -18 Is the project' 4 . Project going to Pay for bike racks? 11-38 D1-22 Is the Pro j ?? 950.000GFH TUTS is I1-45 D2 -Z 10 - 1600GFM Vel s-te7c table vithcut mitigation too much wetQ�li�raw from the vlay measures f r wells alzaady in use in the.surrnun ln5 . area. is est. 1 well/?0 acres 31.1 wells - Much water draw IY-45 D2-3 At- 29.$55.000�PH- Again. TOO to Q 960.000 apH 000G�uadizaq area without mitigation for lot plan does not shote esevoirs?1pGatiotss- resevoir %1-45 D2-4 The F these r Will proposed svuings acc4madate pa.eg osis nae MORE ,.fatez? 11-45 DZ -8 Dual eater syster? ��? ht ptQateriRg at nig II -45 F2-12 D"s this mean lana" will it possible that "subse4'uem't«..p II -45 p2-14 Ia the a`railable ,,Teter CagaCit<y? overuse or overtax $ewers by II -45 D2�19 WOTE: This requires 4 outp"t on CVVD . G)_ • II-4$ Inct-ease i^ fire suYP�`ests7.on macne xnereaes in mazer usage. curreC�'t •Qtarydarda TI_49 D4.-5 Oaes -Cho specific plan Gllangc far` alX of -elle ILS"' ad isems? ,ad, zF�are wL11 be Concepts Z ttrrtr 5 Bre de'"elvp nrecidantisl" bRca:sae Park deVelapmer�t is tied to XI_50 D6-i in no parks? dedeioPM*0T-- ■r Concept 6- �•�traiie in IT�SQ t7S^3 There v�1 -1 bm Ra acific -5i U7-1-4 Gas compgt'ry should 1iaYe impact .,.LOW before sP � IZvel Plan aQPro _ aeiS�iO %T-52 07-5-1Q 110 should have i,,Sr-z review bogora ap plan ePP*-v`1e1. T_E. sl,0uid have imprrCz ravi-OW 17eFOra TI-S2 a7711 and Lan aPPr-oval. ■p who-t, Specific P vg -the "�61KY line, II-53 O7-t5 Whez ore the details WrLera , "Ow much • - - Ii,-$a 05-1 Wha* about SCVCSD? dered. need to be cotiS� • TT-54 OB-4�rcan waste t-ecycj,ers n .. XI-85 � EALTl1 SERVICES: 717 raeadanssal r�nita health sary lace - lean-Ln!8 m�az � -e 5 j31sAs� . Pp�EPAREDNESS: pgajot' di,3aater• Q • be inoor'por~Bzed- ,« ' Pro jecz whac "r aaurrinti fiscal. surP�-rsa ZY-SS ❑'l1-j iaYpact 15br8r y Service rtaed5. with II12-� DO "elements of the Sp�aific P18r!" comPlY II_5B yr change tf�em? .. t r-agrlircmentie use it lnaludea 6pen currcr'r mading bac'e esidanti�a�. uRlt/sere ets��Publ-ic facilitia'a and r IV-3 IIwalIinS stirs arena , cflmman ar•aaa , , zo4als • cF�angad by the pr-aposad acreage in Zhm arc being ITT What, kinds Of zone- Gro. tv drd- �G- 348'7 prem? amendments al �ledevalglar°en't; reference co Therm dents^ . Anott4or ability tie resi zv-aCz) •avail aaur3eO ars RC`i4aL�■ eed- TV-I? If gvl one„ NQttld b- sevlr�iY acid ,,,i11ag5 c ,zo'r"allots $ m31or msnufsezur.. ,C,ndi� �aatianmoat bG mat Wt►a r ngPPet�}r'8 xts�s� "� e) iR •m 5.1 Planninfl a .• ord. 3d9 is muol� crianning of zoniOQ Kow vii tih the gPPro cf ZnlS $Pec}f is plant_ A _ IV-13Cg) This P1804 after ePPravnl. can be amended (For better or for vicrov) - IV-i3Cd) Ir• ar' EIR reg4ired on each tract deV01OPMent? iV-13C2aj What erg the "other' planning sPforts tri the area" That this plan has been "covrdineL0d with" The change of Avenue 6E to en "Arterial" eiassf- XY-14CZa) C`$5) Which Will be lost fication affects a lot he off-site property for its current "SO - this of!' -site owners will not be consulted aboet•Z 'Chis change. IV=140 1 ) what about consent of property owners in ttss surrounding areas'° I.O.G. will impmoc zham too. IV -15 Cgti}1efrot•e b) wail "TUNAF and OCher areawide ren progrems ,t for Z1, o* the upgrade costs for of funding districts. pad Avenue Ga between Polk Stream and 5R --66S? there is no mandate for IV-15Cb'1) If buildoe�b is tt�e v vP0c:iFiG plass master planned "doeign arts cCYlstr'uetion of thp . ihfraasructure will. ctiill be Headed in'FraeSruGture"Additional under the X•5-5' I der 4-- Oaea F)- - de county P2Y for "subsequent traffic ssudies'.-a •e msintansn taci3itiea OR will C`equire addi•G4ona1 IV-21C�) araind9 C;-V.W.D. costs to 'trsnspartazion department or ZV-Z1-1z Maintenances Goats may fall Lo R. 125, or will now C.S.A- be formed? IV�2Z_3 onsider runoff from D.es drainage Plan c Lha airpart'a na�ie drainage system? , What impact wx? 1 the "controlled flows from the IV-Z4(1s-t`A) av�a or, surrounding properties? prvjOct arGn h rV-24_5 Riveride GoUnzy will zr�cur additsvnal exP�'s¢` s z+ meat edges" head to be screened "Pt'om alspac¢ntiel develop ar•tari iV-.E5C1) If acts associated with surraundin9 visual imp * for the eXySting surroundic,g rrt,lga and acts "screened then how are thsae u�p areae and '[.•esidet��s? There is Ro mitigation far the 9ubscantial rGductfon IV�25EQra1) tl-ie I-�-n- in open Spaces under fa r re5idente/ parkalreGrcatior+ gTeas ed in sire in favor of the nolf courses- . Iy�29 GEffE�A1. OBSEF{VA'TZOf{ gel'leral Faublia are dimiT:ish iV-31 (c) the trail system scrapped if the golf course saene.ria i.6 iffiPieto►ented? , IV -33 (20 tilbere voald windrows be used? Clocation examples) [$water provided-Witrjrl the CVWD sQrvice IV_35 1 (13-t 1) While psltti ch 3. chlorinated. all bours.da r:Y domes f�roza gr°uaci Watez . dome;tic eater, and a substantial amount Of irrigation vatsr, all the project area comes direetlY in ail areas ,urresn grass �ratcr- 'his supply' for all su-rron.nding users everely impacted by thi,6 Project- No mitigation -will 3�e: G of this i.�'►pac't 1:5 add reseed. -35�Z (lstq) Haw are the "above sea level" distances (feat) attained e6r the reservoir? ere azo Ghe datails for the "sums located Wh xy-36 . (4thq ) 01�c street." 'Fite near the irLtersectoiOn of Avenue 63 and $ lift Pumpp wiLl cost CvVD money' ers IV -36-b-2 Wktat about "feitics" mustor land be Constructed? w, ertY nev ^ foci I. whose PrQ#� 4 4i The "borrotr/stockpile area" needs monitoring -IV-49) negative impacts- ' guideliaas to avoid nog the _49 (2adg) Deta$Is should be stated regarding where, haw• etc- on the "Of f -site ratention facilities" - es or is stopped after 9 ( 3rd'l ) If development chaag Bever inpat at ScenarioU7_9 1 , what happens to the add%ti �orxal rl�en the additional Iine x not installed }'.Ve 60 if and 5rutheasG of te project? frain the corner IV -7) for dthf) Only tiro Veils are proi�¢seS (Fir-iv-7) IV-49 area. will these handle Scenario i tun Scenario Z -• needs? where is the Scenario Yreacf�"4ir'- 5th4) VTt�at is the offsite impact of this drainage ;V-49-2 - plan: re osed (Fig- IV -7) for q Only- twoclls are p' water 3:V_50 ( 21Ld ) ia 11 area- Wilz thee` izandle Scenario "I industri al then Scenar ec 3 allyt�l�s icieriar3 Sonar z c IZ' ' i s mostlyneeds, especially �P ' and orien space'' No Vells are PraPosad for scenario 7II IV -50-3 (6thq) come from? Vhwre viLl the voter -4 (,,dl) aorrov/Stockile area aovsties atrols need• to 1�a YV S1 before struction actiare starter"' tarted". con specified h Is the n�bo of proposed weLls ,:,-51-4szlfticiQp�t V-51-4 (6thll IV? to provide water to Scenario 6- I devel0 MInnt-•-" should also be provisioned Z E V -53-2I "ConstruCtioa '�y the ingta1latiou of severe water and flood control infra- arestrueture before subdivision sp approvals grauted- re l' Iv-57Conuauaity service plrea #125 is currently in ,place for these items'- #125 is currently in glace I -V57 -c Community Service Area for these items - are "com IV -59 (Ud4) 5usroaudimg land ounoatablecvithn(their) regarding whether th6 I -o' -D- xs mp y as j aeent ; laac uses." ,E�ncepts ?-G" Each a 'these additional concepts T �,r-63 75 toward job producing areas without any moves increasingly of tha workers- The I.O.D. is provision for The housing project flawed as fat: as being of Overall benefit to the p site and the surrounding areas. 2nd1) zs the a,,swmp't on 't -hat "Common 1W l s within IV -.77-1 ( anticipated' to atteunatc a-'rport high aedsity' us�"s are ar h a Purely guesswork? ct poise- -_" based on resaareh orad n theoMpecif ir- Plan The im acs: r�.sidenfs Ine e areas 110 facts Or . noise word mast certaiulY p does not exist j.rs Some Of This "easement baltwaY" pts due to te elimination of "open areas'. IV --82 h the aif ler-eni: ccrce}a thew£ore this "bcl.twaay" may not be th"buffer a!' as e f is suggeSi ped_ Exhibit 1 Thermal Airport Improvement Plans Railroad Spur I IlAccess Road INDUSTRIAL PARK CARGO II EXPANSION I!I Cargo Building 1 q— li II Auto Parking AIR CARRIER EXPANSION -- - Cargo Apron Cargo Expansion Alr Carrier I Air Carrier I i Apron Terminal Building F. Non Precision Clear Zone I--- Fuel — Farm FB©� IIIIIIII Genera Aviation Towminel Building .� _ . `.� Auto Parking L C GENERAL •, i I ��---�'AViATION INDUSTRIAL AIRPARK �I 'EXPANSION,, (Transition from cargo or larger industrial —+iengara f%+ facilities to lighter industrial or / general aviation facilities.) 1 Vhwrl r—'� . — .— rVieuei I A Clow Zone L- _-� � ��_. �loar Zone i INDUSTRIAL AIRPARK i GENERAL AVIATION EXPANSION (Smaller general aviation with potential I complementary light industrial.) - f f ■ (Transition to larger general aviation facilities and air carrier development.) Source: 1990 Thermal Airport Master Plan FM vortac P -(Alternative area for carrier development and potential cargo and industrial facilities.) r r Property LEGEND: Land Acquisition Vortac Restricted Area "00TH 0 1300 :goo ■BILE IN FEET I I ' ln`djo Pail Gn La t 41 TP Jff .�' Airport Inlfuence Area ■ Kohl Ranch oachella El rT J RMAL AIPPORT I KOHL [ RANCH dRPORT INFLUENCE AREAS Exhibit 2 THt kUPLANNING CENTER Exhibit 3 Airport Zones and Easement Beltway I LAve 60 ETZ - Emergency Touchdown Zone ISZ - Inner Safety Zone OSZ - Outer Safety Zone ERC - Extended Runway Centerline Zone TPZ - Traffic Pattern Zone —60— CNEL Noise Contour - 2010 RL 'Residential Low RM j Residential Medium Residential High PFI Public Facilities Commercial AE'JMUj Air Park/Mixed Use Office LI Light Industrial LH1 Heavy Industrial W/D Warehouse/Distribution 2.s ! Open Space THE KOHLIRANCH, Coachella Valley, California Scale: V=2000' Figure 1V 20 IV -79 I Exhibit 4 COMPARISON OF EXISTING TRAFFIC TO YEAR 2010 STUDY AREA AVERAGE DAILY TRAFFIC (ADTI WITH PROJECT - CONCEPT 1 R, ---------- 1.6/4.1 , 1.5/13.8 0.4/7.3 z 0 V) Y U Q LEGEND: 1.6/4.1 = EXISTING/2010 VEHICLES PER DAY (1000-S) 0/54.0 1.3/42.1 1.3/12.1 10/32.7 1 Ln f1' 2.6/10.7f/f% 110/27.4 n n 1.9/10.1ii 7.9 Industrial and Commercial Areas Will Provide Almost 14,000 lobs ji J =Ave 60 Mixed Use Airpark Intended to Compliment Airport Open Space Area Intended to Protect Secondary Runway Approach Plan Provides for Realignment of Ave. 60 to Accommodate Runway Extension Town Center with Traditional Main Street High Density Clustered Near Employment Areas/Trip Lengths Reduced Broad Range of Residential Densities and Product Type Provided Medium and High Density Provides Opportunities for Affordable Housing Clustered Housing to Mitig Airport Noise Impacts Circulation System Designed to Link Project with Airport $5.6 Million Benefit Annually to • General Economy Project will Utilize about Half as Much . Water as Current Agricultural Operation Scale: V=2000' �" �N Ave Exhibit 5 Plan Features Airport Protected by Perminent Open Space _.,• Industrial Area Buffered by Airport Clear Zone P.—, Industrial Area Adjacent to Airport Cargo Area K.. Opportunity for Rail Service on East Side of Airport Polk Provides Industrial and Warehouse Access to Airport Ave. 60 Provides Access to 186 Freeway Industrial Traffic Segregated from Residential Traffic Warehousing Buffers Residential from Industry Residential Areas Buffered by Open Space Centralize 10 Acre Community Park Schools and Public Facilities Located Outside Airport Impact Areas Schools Central to Most Residential Neighborhoods Storm Runoff Detained On -Site Dual Use of Open Space for Drainage and Golf Course '°. Golf Course Designed to Buffer -° Residential Community "Edges" Theme Setting Community Retail Center Ave 66 Provides Direct Access to 168 Freeway Indio IL aLl uinta I I I I I L_ I I I -� - - r. Developed Areas Coachella Thermal Airport I I KOHL RANCH 1 Exhibit 6A ff-V REGIONAL GROWTH - 1960 �--~-G j 7 aLl uinta I I I I I L_ I I I -� - - r. Developed Areas Coachella Thermal Airport I I KOHL RANCH 1 Exhibit 6A ff-V REGIONAL GROWTH - 1960 �--~-G t 19 I radio Lau inta I C achella �' -- ' 4 , ' .ice '•'� - Developed Areas �r -� Jy �r,- t .r Airport \ I KOHL RANCH Exhibit 6B REGIONAL GROWTH - 1980 ��°"G Exhibit 6C Dese , ya ?_ = Indio Coachella f,' ,r'A Ls-Qun1a i.- r- -- r — --I--)-- Thermal 1 J-1— — Airport I K6H L rj l RANCH I - Developed Areas Proposed Projects REGIONAL GROWTH - 1995 ��"�` Pal I ;I WAR' helyhela l e Ila el l i1 1 Thermal T Airportt Enterprise Zone ■ Kohl Ranch Exhibit 7 r THE , VQPLANNING NTE R P R I S E ZONE CENTER EXHIBIT 8 ADDITIONAL SECONDARY LAND USES Land Jse Design ition Land Uses AIRPARk! • Light Agriculture • Manufacture of Handbags, Luggage, Footwear, & • Aerospace/Aeronautical Museums MIXED U ;E • Aviation Equipment Assembly Other Personal Leather Goods • Aircraft Equipment Sales, Service & Repair • Communication Equipment & Microwave Sales • Manufacture of Cutlery, Tableware, Hand Tools & • Contractor Storage Yards Installation Hardware • Hardware & Home Improvement Centers • Computer & Office Equipment Sales, Service, • Manufacture of Plumbing & Heating Items • Flight Schools Repair & Assembly • Vehicle Storage & Impoundment • Intermodal Cargo Transfer Facilities • Conference Facilities • Manufacture of Office & Computing Machines • Manufacture of Bicycles • Convenience Centers • Manufacture, Assembly, Testing & Repair of • Parcel Delivery Services • Country Clubs Components, Devices, Equipment & Systems of • Warehousing & Distribution • Manufacture of Dairy Products, Not Including an Electrical, Electronic, or Electro-Mechanical • Community Centers Dairies Nature • Schools • Emergency & Urgent Care Medical Facilities • Manufacture of Non-alcoholic Beverages • Meat & Poultry Processing not Including Slaughtering • Libraries • Manufacture of Confectionery Products or Rendering of Animals • Manufacture of Grain & Bakery Products • Manufacture & Repair of Refrigeration & Heating • Paper Shredding Facilities • Health & Exercise Centers Equipment • Research & Manufacture of Drugs & Pharmaceuticals • Hospitals • Printing of Periodicals, Books, Forms, Cards & • Manufacture of Soaps, Cleaners & Toiletries • Ice Houses Similar Items • Wrought Iron Fabrication • Jewelry Manufacture & Repair • Public Parks & Playgrounds • Machine, Welding & Blacksmith Shops • Manufacture of Wearing Apparel & Accessories • Golf Courses • Breweries • Manufacture & Repair of Measuring Devices, • Religious Institutions • Distilleries & Wineries Watches, Clocks & Related Items • Facilities for Research & Development of • Paper Storage & Recycling Within a Building • Manufacture & Repair of Optical Goods, Precision Components & Products • Recycling Processing Facilities Medical Instruments, Supplies and Equipment, • Water Wells & Appurtenant Facilities • Paper & Paperboard Mills Engineering, Survey and Drafting Instruments & • Aerial Services including Sky-Diving, Advertising, • Manufacture of Containers & Boxes Photography Equipment Photography & Tours • Natural Gas Storage Above Ground Land Jse Design ition OFFICE COMMEI iCIAL PUBLIC FACILITI =S OPEN S1 'ACE • Light Agriculture • Public Parks & Public Playgrounds • Golf Courses • Country Clubs • Insurance Brokers • Interior Decorating Shops • Contract Construction Services • Dry Cleaners • Photography Shops & Studios • Light Agriculture • Public Parks & Public Playgrounds • Golf Courses • Country Clubs • Animal Hospitals with Kennels Entirely Indoors • Light Agriculture • Government Offices • Courthouses • Police Stations • Fire Stations • Libraries • Museums • Light Agriculture EXHIBIT S ADDITIONAL SECONDARY LAND USES Land Uses • Blueprint & Duplicating Services • Bookstores & Binders • Mail Order Businesses • Printers & Publishers • Radio/Television Broadcasting Studios • Recording Studios • Restaurants & Other Eating Establishments • Water Wells & Appurtenant Facilities • Religious Institutions • Health Clubs • Computer Sales & Repair Stores • Parcel Delivery Services • Libraries • Religious Institutions • Parcel Delivery Services • Data Processing Equipment Sales & Servic • Medical Equipment Sales, Rental & Service • Office Equipment & Supplies Sales & Service • Gasoline Service Stations when Built in Conjunction with Administrative & Professional Offices • Hospitals • Community Centers • Schools • Community Centers • Schools • Water Wells & Appurtenant Facilities • Electric Vehicle Charging Stations • Water Wells & Appurtenant Facilities • Hospitals • Day Care Centers • Emergency and Urgent -Care Out -Patient Facilities • Religious Institutions • Community Centers • Schools • Communication Facilities • Public Parks • Community Centers EXHIBIT S ADDITIONAL SECONDARY LAND USES Land Use Desigr, ation Land Uses RESIDEPITIAL • Light Agriculture • Day Care Centers • Community Centers LOW • Clustered Two-Family Dwellings • Libraries • Schools • Water Wells & Appurtenant Facilities • Religious Institutions RESIDEf (TIAL • Light Agriculture • Day Care Centers • Community Centers MEDIUM • Clustered Two-Family Dwellings • Libraries • Schools • Water Wells & Appurtenant Facilities • Religious Institutions RESIDEI ITIAL • Light Agriculture • Day Care Centers • Community Centers HIGH • Clustered Two-Family Dwellings • Libraries • Schools • Water Wells & Appurtenant Facilities • Religious Institutions LIGHT • Water Wells & Appurtenant Facilities • Hospitals • Research & Development Facilities for Biomedical, INDUSTRIAL • Light Agriculture Chemical, Electronic, Mechanical and Other Scientific • Enclosed Auto Storage & Impound Yards Purposes HEAVY • Light Agriculture • Catering Services/Flight Kitchens • Research and Development Facilities (e.g. INDUSTRIAL • Water Wells & Appurtenant Facilities • Conference Facilities biomedical, chemical, electronic, mechanical and • Aerial Services including Sky-Diving, • Convenience Stores other scientific purposes) Advertising, Photography & Tours • Dry Cleaners • Paper Recycling Facilities • Aerospace/Aeronautical Museums • Flight Schools • Parcel Delivery Services • Aircraft Equipment Sales, Service & Repair • Hospitals • Rental Car Agencies Including Storage • Aircraft Hangers & Storage • Hotels & Motels • Cogeneration Plants • Aircraft Taxiways • Intermodal Cargo Transfer Terminals • Incarceration & Detention Facilities WAREHOUSE/ Light Agriculture • Plumbing Supply Yards • Solid Waste Transfer Stations Operated Totally DISTRIBUTION Water Wells & Appurtenant Facilities • Recreational Vehicle Sales Within Enclosed Buildings with No Outside Storage • Flight Schools • Rental Car Agencies Including Storage Exhibit 9 KOLL RANCH SPECIFIC PLAN PROJECT for REGENT PROPERTIES PRELI1YUNARY QUANTITY A►ND COST ESTIMATE for BACKBONE INFRASTRUCTURE ITEM DESCRIPTION QUANTITY UNITS UNIT TOTAL COST NO. COSY' ($) ($) 1 GRADING IMPROV)EM Z -NTS Mass Grading (1) 6,542,000 C.X. 1 $6,542,000.69 Import between phases 5,160,000 C.Y. 3-50 1$,06a,00100 GRADING IMPROVEMENT COSTS $2.4,602,000.00 2 STORM DRAIN IMPROVEMEIN'TS Channel Fine Grading (2) 513,000 S.F. 0.10 $51,300.00 Basin Fine Grading (2) 104,500 S.F. 0.10 $10,450.00 Bridge Crossings (3) 3 EA- 200,000 $600,000.00 Culvert Crossings (4) 12 EA. 25,000 $300,000.00 Weir Structure. (5) 450 L.F. 150 $67500.00 STORM DRAIN IM-PROVEME N -f COSTS $1,029,250.00 3 WATER IMPROVEMENTS (ON-SITE) Well Site to CVWA stds. 10 EA_ 500,000 $5,000,000.00 24" dia. Trans. Main (Min.) 32.700 L.F. 110 53,597,000.00 12" dia. Distr. Line (Min_) 43,500 L.F. 60 $2,6101000.00 WATER IMPROVEMENT COSTS $11,207,000.00 4 SEWER IMPROVEMENTS (ON-SITE) S" dia. Sewer Line 10" dia. Sewer Line 12" dia. Sewer Line 55,160 L.F. 25 $1,379,000.00 15,300 L.F. 30 $459,000.00 10,400 L.F. 30 $312,000.00 a ITEM DESCRIPTION QUAN'TYT)! UNITS UNIT TOTAL COST NO. COST ($) ($) 15" dia_ Sewer Line 1,500 L.F. 30 $45,000.00 Manholes 165 EA. 2,300 $378,855.00 SEWER IMPROVEMENT COSTS $2,573,836.00 5 STREET IMPROVEM NTS (ON-SI(6) 24,000 L.F. 130 $3,120,000.00 Lot "A",134', width, 6" A.C. 34,175 TNS. 28 $956,900.00 Lot "A", 134' width, 12" BASE 35,165 C.Y. 27 $949,455,00 Lot B,C,F,J, 110' width, 4" A.C. 52,558 TNS. 28 $1,471,624.00 Lot B,C,F,J, I10' width, 12" BASE 81,255 C.Y. 27 $2,193,885.00 Lots D,E,Cr,IY,I,K,C., 83' width, 4" A. 57,33$ TNS. 28 $1,605,380.00 Lots D.E,G.H,I,K,L, 88' width, 8" BA 55,585 C.Y. 27 $1,500.795.00 Sidewalks for above Streets 699.750 S3~. 1.50 $1,049,625.00 Street Trees 2,592 EA. 60 $155,500.00 Street Lights 1,296 EA. 1,100 $1,425,416.67 STREET EMPROVEMENT COSTS $11,308580.67 6 WATER IMPROVEMENTS (OFF-SITE) 24" dia_ Trans. Main (Main) (7) 24,000 L.F. 130 $3,120,000.00 15.0 MG Welded Steel Res. (3 Eacb) 15,000,000 GAL. 0.25 $3,750,000.00 Offsite well site (8) 20 EA. 150,000 $3,000,000.00 WATER IMPROVEMENT COSTS $9,870,000.00 7 SEWER IMPROVEMENTS (OFF-SITE) 24" dia. Sewer Line (7) 6,800 L.F. 140 $952,000.00 Manholes 17 EA. 2,800 $47.600.00 SEWER iMPROVEhIENT COSTS $999,1600.00 (1) Includes clear and grub and normal over-cxcavadon, excludes alluvial removals and sub -drain installation. (2) ExCavatign included to grading estimate and quantities_ (3) Baud on a unit cost of $312.5 Nr linear foot and as kvrrana length of 80 feet_ (4) BW -sed on a unit cost of $1,000 per linear foot and an avenge length of 200 feet. (5) 1 cubic yard concrete work per linear foot of construction. (6) Excludes medians and all landscaping, (7) Includes sneer repair eosrc (R) Includes property and block wall costs only.